HomeMy WebLinkAboutPM 2004-12 - Conditions of Approval - 4/19/2005 it i
City of
Planning & Development Department
2600 Fresno Street • Third Floor Nick P. Yovino
Fresno, California 93721-3604 Director
(559)621-8277 FAX(559)488-1020
January 3, 2005 Please reply to:
Arnoldo Rodriguez
(559)621-8633
Ingles-Braun &Associates
875 West Ashlan Avenue, Ste. 102
Clovis, CA 93612
SUBJECT: NOTICE OF APPROVAL OF VESTING TENTATIVE PARCEL MAP NO.2004-12 DATED
MAY 28,2004, PROPOSING TWO LOTS FOR PROPERTY LOCATED ON THE SOUTH
SIDE OF EAST BARSTOW AVENUE, BETWEEN STATE ROUTE 41 AND NORTH
FRESNO STREET
The City of Fresno Planning Division has completed its review of the subject parcel map dated May 28,
2004. Pursuant to Section 12-1205 of the Fresno Municipal Code, this letter is written to advise you that
the Conditions of Approval dated December 10, 2004, are as noted on the attached document.
The initial study prepared for Environmental Assessment No.A-04-14/R-04-39/C-04-112/TPM 2004-12
considered potential environmental impacts associated with the subject plan amendment, rezone,
conditional use permit, and tentative parcel map request. Staff has issued a finding of a Mitigated
Negative Declaration that incorporates mitigation measures from MEIR No. 10130 as well as project
specific mitigation measures. The Mitigated Negative Declaration was issued on August 11,2004. This
environmental finding was properly noticed with no comments filed within the 20-day review and comment
period.
If you have any questions regarding the conditions you must notify either Louis Rocha at(559)621-8074
or Arnoldo Rodriguez at (559) 621-8633 by January 18, 2005, to request a review of the conditions.
Otherwise,the stipulated conditions of approval are in effect as of that date. No further notice will be sent.
Appeal: The divider or any aggrieved person may file an appeal regarding to conditions of approval within
fifteen (15)days from the date of approval.
To protest the Director's decision regarding the conditions of approval,you must appeal by filing a written
appeal with the Director of the Development Department. Appeal must include the appellant's interest
in/or relationship to the subject property, the decision or action appealed, and specific reasons why the
appellant believes the decision or action appealed from should not be upheld.
Appeals must be submitted to the Director of the Planning and Development Department prior to 5 p.m.on
January 18, 2005. `
EXPIRATION: The approval or conditional approval of this tentative Parcel Map expires two years from
the date of approval. The expiration shall terminate all proceedings and a final Parcel Map may not be
filed without first processing a new Tentative Parcel Map.
� g
Tentative Parcel Map No. 2004-12
January 3, 2005
Page 2
Modification of a Tentative Parcel Map after approval or conditional approval does not extend the two year
time limit.
EXTENSION: The divider may request an extension of the tentative map expiration date by filing a written
application together with the fee set forth in the Master Fee Schedule at the time of the request with the
Director of the Development Department at least thirty days before the expiration date of the map. The
applicant must state the reasons for the requesting the extension. New conditions may be imposed if an
extension is granted.
An extension may not exceed an aggregate of five years.
If you wish additional information, please contact the City of Fresno, Planning and Development
Department, Planning Division, 2600 Fresno Street, Fresno, California 93721-3604; phone, (559) 621-
8277. Your inquiry should be directed to either Louis Rocha (engineering or improvements issues) or
Arnoldo Rodriguez(planning or zoning issues).
Sincerely,
PLANNING DIVISION
Arnoldo Rodriguez
Planner III
Enclosures: Vesting Tentative Parcel Map No. 2004-12 dated May 28, 2004
Conditions of Approval dated December 10, 2004
Fresno Metropolitan Flood Control District memorandum dated June 15, 2004;
Department of Public Utilities memorandum dated June 2, 2004; the Department of
Public Works memorandum dated June 23,2004;Fresno Irrigation District memorandum
dated June 18, 2004; and Caltrans memorandum dated June 17, 2004
Environmental Assessment/Initial Study Find of Conformity dated August 11, 2004
KAMaster Files-Parcel Maps\Parcel Maps 2004\TPM-2004-12-SE comer Barstow A SR 41—AR\TPM 2004-12 Amoldo's-LatestlTPM-200412-ApprovaLtr.doc
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CITY OF FRESNO
PLANNING AND DEVELOPMENT DEPARTMENT
CONDITIONS OF APPROVAL
December 10, 2004
TENTATIVE PARCEL MAP NO. 2004-12
South side of East Barstow Avenue, between State Route 41 and North Fresno Street
NOTICE TO PROJECT APPLICANT
All tentative maps are subject to the applicable provisions of the State Subdivision Map Act,
Fresno Municipal Code, City policies, and City of Fresno Standard Specifications.
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.
LEGAL STATUS OF SITE TO BE SUBDIVIDED
1. The parcel map site was legally created as Parcel A of Parcel Map No. 77-82, in the City of
Fresno, County of Fresno, State of California according to the map thereof recorded in
Book 28, at page 62 of parcel maps, Fresno County Records.
Excepting therefrom that portion of Parcel A as conveyed to the State of California acting
by and through the Department of Transportation in that final order of condemnation
recorded April 6, 1983 as document no. 83029203 of official records.
PLAN CONSISTENCY
2. The 2025 Fresno General Plan and the Hoover Community Plan designate the parcel for
medium high and high density residential land uses. Proposed Parcel A is designated for
medium high residential land uses and is zoned R-A(Single Family Residential-Agricultural
District). Proposed Parcel B is designated for high density residential land uses and is
zoned R-4/cz(High Density Multiple Residential/conditional zoning). The land use
designation and zone district for proposed Parcel B were established per Plan Amendment
Application No. A-04-14 and Rezone Application No. R-04-39, both of which were
approved by the Fresno City Council on September 28, 2004. The subject parcel map
would help facilitate the development of proposed Parcel B with a four-story, 152-unit
multiple family residential complex.
3. A covenant, to be prepared by the City, is required. The covenant shall require that at the
time of development of proposed Parcel A, the subject property shall be developed in
accordance with Table 2 of the 2025 General Plan (Planned Land Use and Zone District
Consistency Matrix)and pursuant to Section 12-403 of the Fresno Municipal Code. The
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Conditions of Approval
Tentative Parcel Map No. 2004-12
December 10, 2004
Page 2
covenant shall run with the land and shall be recorded in the Office of the County
Recorder. Submit a copy of a recorded grant deed identifying ownership and pay a fee of
$250.00 (or fee at the time of submittal of the noted documents in accordance with the
adopted Master Fee Schedule)to the Planning and Development Department. In addition,
submit a legal description for proposed Parcel A.
ZONING
4. The proposed parcels are consistent with the existing R-4/cz (High Density Multiple
ResidentiaUconditional zoning) (± 5.49 acres)zone district and the R-A (Single Family
Residential-Agricultural District) (± 3.29 acres)zone district, subject to compliance with
Condition No. 3, above.
SUBDIVISION MAP ACT REQUIREMENTS
5. Concurrent with the filing of a final map and when the provisions of Section 66436 of the
Subdivision Map Act apply, the subdivider is responsible to send, by certified mail, a sketch
of the proposed final map, together with a copy of SMA Section 66436(a)(3)(A), to any
public entity or public utility which has previously acquired a right-of-way easement.
6. Comply with the provisions of the State of California Government Code Sections 66410 -
66499.58 (the Subdivision Map Act) and the City of Fresno Municipal Code Chapter 12,
Article 10 (Subdivision of Real Property).
GENERAL CONDITIONS
7. Upon conditional approval of Vesting Tentative Parcel Map No. 2004-12 dated May 28,
2004, the subdivider may prepare a Final Map in accordance with the approved tentative
map.
8. Unless otherwise noted, all covenants or agreements will be prepared upon receipt of the
fee indicated. Covenants must be approved by the City Attorney's Office prior to issuance
of building permits.
9. All work and engineered plans for public improvements shall conform to the 2002 Edition
of the City of Fresno Standard Specifications and Drawings (City Council Resolution No.
70-36 and Resolution Nos. 84-361)and any amendments thereto, hereinafter referred to
as the "Public Works Standards."
10. The subdivider may either construct the required off-site improvements prior to the
approval of the final parcel map; or enter into an agreement with the City of Fresno
providing for the construction of the required improvements and sufficient security prior to
the approval of the final parcel map.
11. All off-site and public improvements shall be constructed in accordance with the Public
Works Department Standards, Specifications and Policies. Engineered construction plans
and estimates for all or part of the required work shall be required prior to the issuance of
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Conditions of Approval
Tentative Parcel Map No. 2004-12
December 10, 2004
Page 3
Street Work Permits unless otherwise determined by the City Engineer. The cost for such
plan preparation, review and construction inspection shall be at the subdivider's expense.
12. Any existing utilities, including but not limited to, street lights, traffic signals, fire hydrants,
poles (power, telephone, cable, etc.), fire hydrants, etc. which must be relocated or
removed in conjunction with the construction of these off-site improvement requirements,
shall be the responsibility and at the expense of the subdivider.
13. Sidewalks (including wheelchair ramp landings) and driveway approaches, for
undeveloped parcels of this parcel map, shall be required as a condition of site
development.
14. All existing overhead utilities, including but not limited to, electrical systems,
communication systems and street lighting systems shall be placed underground in
accordance with the provisions of Section 12-1011 of the Fresno Municipal Code and the
policies of the Public Works Department.
15. When street/safety lighting installations are required, street lighting plans shall be
submitted for review and approval by the Traffic Engineer prior to the issuance of permits
for the work. Services to street lighting installations shall be separated from the electrical
service(s) serving the development. The type, location and service for street lighting
installations shall be as determined by the Traffic Engineer. Street lighting installations
shall be dedicated to the City upon completion and acceptance of the installations.
16. Public utility easements 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.
17. If P.G. & E. has an existing pole line that serves the property and the existing pole line
crosses proposed property lines and is not covered by an existing easement, it is the
property owner's responsibility to provide adequate rights-of-way to P.G. & E. If P.G.B E's.
assistance is required to determine whether an easement will be required contact Scott
Combs, Senior Land Technician, Fresno Land Rights Office, at(559) 263-7375.
18. Telephone, cable, and other public utilities which propose above-ground facilities
determined by the Public Works Director and the Planning and Development Director to be
oversized shall be located in an additional easement area outside of the landscape strips
required along major streets.
19. At the time of Final Map submittal, the subdivider shall submit engineered construction
plans to the City of Fresno Public Works, Public Utilities, and Planning and Development
Departments for grading, public sanitary sewer system, public water system, street lighting
system, public streets, and storm drainage, including other technical reports and
Conditions of Approval
Tentative Parcel Map No. 2004-12
December 10, 2004
Page 4
engineered plans as necessary to construct the required public improvements and work
and applicable processing fees. Such plans shall be prepared by a registered Civil
Engineer and approved by the City Engineer prior to the issuance of Street Work permits.
20. All on-site sewer and water systems shall be "private." In the event the subdivider
proposes to construct"public"on-site sewer and/or water systems facilities, written
approval by the Public Utilities Department shall be required and provided with the
submittal of the initial final parcel map. Such facilities shall be placed in a dedicated
easement and shall be included as public improvement requirements for the parcel map.
21. 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 grading work, in accordance with Chapter 13 of the Fresno Municipal
Code.
PUBLIC WORKS DEPARTMENT (STREET TREES)
22. Contact Nancy Morrison of the Public Works Department at(559)621-8690 for street tree
requirements.
FIRE SERVICE
23. The City of Fresno Fire Department offered no comments.
STREETS AND RIGHTS-OF-WAY
24. The subdivider shall dedicate public easements to facilitate the construction of curbs,
gutters, sidewalk, bus bays, right tum lanes, bike lanes, bike paths, multi-purpose trail,
wheelchair ramps and public utilities in accordance with City plans, ordinances, resolutions
and policies, and the Standard Specifications of the Public Works Department within the
limits of the parcel map. Additionally, a minimum 4 foot wide clear path of travel is
required along the public sidewalk on all frontages of the property as required by Title 24 of
the California Administration Code as determined by the City Engineer. An on-site
pedestrian easement and construction of a path may be required if Title 24 provisions can
not be met within the public rights-of-way. All such public easements shall be identified
and dedicated with the processing and recordation of the Parcel Map or at the time of
required Special Permit and/or building permit reviews for the proposed development of
the parcels.
25. The subdivider shall construct curb, gutters, curb returns and landings, wheelchair ramps,
sidewalks with street tree wells and irrigation systems (when applicable), permanent
pavement, street/safety lighting, bike lanes, bike paths, multi-purpose trail, walls and
fences in accordance with City plans, ordinances, resolutions, policies and the Standard
Specifications of the Public Works Department within the limits of the parcel map.
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Conditions of Approval
Tentative Parcel Map No. 2004-12
December 10, 2004
Page 5
26. Existing improvements that are not to the planned alignment shall be removed and
required improvements installed to the new street alignment and grade. Existing
improvements to remain in place shall be repaired if determined to be damaged and/or off
grade by the City Engineer. Existing driveway approaches not identified for current or
future utilization shall be removed and sidewalk (when applicable), curb and gutter shall be
installed to match existing or proposed street line and grade as determined by the City
Engineer.
27. Submittal of engineered construction plans to the Public Works Department for approval
must be made prior to final map. All required signing and striping shall be done and paid
for by the developer/owner. The signing and striping plans shall be prepared in
accordance with the current Caltrans standards and shall be submitted as a part of the
street construction plans for this tentative map to the Public Works Department for review
and approval.
28. Repair or replace any existing damaged off-site concrete improvements in accordance with
the Standard Specifications and Standard Drawings of the Public Works Department
Standards.
29. Additional off-site improvements shall be required at the time of future special permit
and/or building permit.
30. Underground all existing overhead utilities within the limits of this map in accordance with
Fresno FMC 12-1011, Section 8-801 and Resolution No. 78-522/88-229.
31. 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.
Major Streets
East Barstow Avenue (Collector):
32. Construct concrete curb and gutter, built to a 10-foot pattern, in accordance with Public
Works Standard P-5.
33. Construct 20 feet, from face of curb, of permanent asphalt concrete paving in accordance
with Public Works Standard P-50.
34. Construct an underground street lighting system in accordance with Public Works
Standard E-1 within the limits of this map. The spacing and design shall conform to Public
Works Standard E-8 for Collector Streets. Install three street lights.
SANITARY SEWER SERVICE
35. The subdivider shall connect each parcel being created to the City's sanitary sewer system
with a separate sewer house branch unless other arrangements are approved by the City
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Conditions of Approval
Tentative Parcel Map No. 2004-12
December 10, 2004
Page 6
Engineer. All sanitary sewer system improvements shall be constructed in accordance
with City plans, ordinances, resolutions, policies and the Standard Specifications of the
Public Works Department. The connection to the City's sanitary sewer system requires the
payment of all applicable sewer connection charges in accordance with the provisions of
FMC Chapter 9, Article 5 prior to the approval of the map.
36. The nearest sanitary sewer main to serve the project area is a 27-inch main located along
the west side of proposed Parcel A.
37. Separate sewer house branches shall be provided for each lot created.
38. Sewer Connection Charges are due and shall be paid for the project.
39. Public sewer facilities shall be constructed in accordance with the Department of Public
Works standards, specifications, and policies.
40. Upon connection to the City of Fresno, sewer system, the owner shall be subject to
payment of sewer facility charges per Sections 9-505.1 and 9-505.2 of the FMC. Sewer
facility charges include a wastewater facilities sewer charge and a trunk sewer charge,
where applicable.
41. Sewer Facility Charges are collected after occupancy on a bi-monthly basis over time
based on meter(water or sewer effluent) usage. Contact the Department of Public Utilities
at(559)621-8554 to receive an estimated cost of the Sewer Facility Charges applicable to
the project(based on a constant sewer discharge and loading Biochemical Oxygen
Demand [BOD] and Total Suspended Solids [TSS] levels anticipated) at the current rates
in effect, at that time, per Fresno's Master Fee Resolution. The developer shall provide
data regarding estimated sewer discharge rates [flow] and loading [BOD/TSS levels]
required for calculating the estimated charges.
WATER SERVICE
42. The subdivider shall connect each parcel being created to the City of Fresno's water
system with separate water service and meter unless other arrangements are approved by
the City Engineer. All water system improvements shall be constructed in accordance with
City plans, ordinances, resolutions, policies and the Standard Specifications of the Public
Works Department. The connection to the City's system requires the payment of all
applicable water connection charges in accordance with the provisions of FMC Chapter 14,
Article 1 prior to the approval of the map.
43. The subdivider shall provide street, sewer and water construction plans for the required
public improvements as determined by the City Engineer. Such plans shall be prepared by
a registered Civil Engineer and approved by the City Engineer prior to the issuance of
Street Work permits.
44. The nearest water main to the project area is a 12-inch main located in East Barstow
Avenue.
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Conditions of Approval
Tentative Parcel Map No. 2004-12
December 10, 2004
Page 7
45. Installation of a public fire hydrant is required. The hydrant shall be installed in accordance
with City standards.
46. Separate water services with meter boxes shall be provided to each proposed lot.
47. Water connection charges are due and shall be paid for the project.
48. Seal and abandon any existing on-site wells in compliance with the State of California Well
Standards, Bulletin 74-90 or current revisions issued by the California Department of Water
Resources and City standards.
49. Public water facilities shall be constructed in accordance with Public Works Department
standards, specifications, and policies. Engineered improvement plans prepared by a
Registered Civil Engineer are required for proposed additions to the City Water System.
FLOOD CONTROL AND DRAINAGE
50. The subdivider shall be required to pay any applicable storm drainage fees to comply
with Fresno Municipal Code Chapter 13, Article 13.
51. 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 letter to the Planning and Development
Department dated June 15, 2004, including payment of any fees.
FRESNO UNIFIED SCHOOL DISTRICT
52. Prior to issuance of a building permit, school fees must be paid. Contact the Fresno
Unified School District for their requirements.
FRESNO IRRIGATION DISTRICT
53. Comply with the Fresno Irrigation District memorandum dated June 18, 2004. Note that
all easements must be shown on the final map.
DEPARTMENT OF TRANSPORTATION (CALTRANS)
54. Consider the attached letter from Caltrans dated June 17, 2004.
T a
Conditions of Approval
Tentative Parcel Map No. 2004-12
December 10, 2004
Page 8
DEVELOPMENT FEES AND CHARGES
This project is subject to the following development fees and charges:
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT FEE
a. Metropolitan Flood Control District Fee $1,397.00
SEWER CONNECTION CHARGES FEE RATE
1. Lateral Sewer Charge $0.10/sq. ft. (to 100' depth)
2. Oversize Charge $0.05/sq. ft. (to 100' depth)
3. Trunk Sewer Charge* n/a
Service Area:
4. Wastewater Facilities Charge* S.T.E.P.
*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. Call (559) 621-5153 for
additional information.
5. House Branch Sewer Charge n/a
6. Millbrook Overlay Sewer
WATER CONNECTION CHARGES
7. 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.
8. Frontage Charge $6.50/lineal foot
10. Transmission Grid Main Charge $643/gross acre
11. Transmission Grid Main Bond Debt
Service Charge $243/gross acre
12. UGM Water Supply Fee n/a
Service Area:
13. Well Head Treatment Fee n/a
Conditions of Approval
Tentative Parcel Map No. 2004-12
December 10, 2004
Page 9
Service Area:
14. Recharge Fee n/a
Service Area:
15. 1994 Bond Debt Service n/a
Service Area:
DEVELOPMENT IMPACT FEE
16. Northeast Fresno Policing Area $373/gross acre
URBAN GROWTH MANAGEMENT
17. UGM Fire Station Capital Fee n/a
Service Area:
18. UGM Park Fee n/a
Service Area:
19. Major Street Charge n/a
Service Area:
20. Major Street Bridge Charge n/a
Service Area:
21. Traffic Signal Charge n/a
22. UGM Grade Separation Fee n/a
23. Trunk Sewer Charge n/a
Service Area:
24. "Street Acquisition/Construction Charge n/a
KAMaster Files-Parcel Maps\Parcel Maps 2004TPM-2004-27 NE comer of S.Sunnyside&E.Jensen—AR\TPM-2004-27-Coa.doc
File No.210.411
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
PUBLIC AGENCY DEVELOPER 04
Mr. Gil Haro, Planning Manager HELEN STORELLI-STORELLI LAND CO.
Planning& Development Department 365 W. BARSTO W
City of Fresno FRESNO, CA 93710
2600 Fresno Street -
Fresno, CA 93721
MAP NO. 2004-012 PRELIMINARY FEE(S) (See below)
DRAINAGE ARE (S) it L it - DRAINAGE AREA L it $1,397.00
DATE DRAINAGE AREA - -
TOTAL FEE $1,397.00
The proposed development will generate storm runoff which produces potentially significant
environmental impacts and which must be properly discharged and mitigated pursuant to the Z
California Environmental Quality Act and the National Environmental Policy Act. The O
District in cooperation with the City and County has developed and adopted the Storm
Drainage and Flood Control Master Plan. Compliance with and implementation of this
Master Plan by this development project will satisfy the drainage related CEQA/NEPA impact
of the project mitigation requirements.
The proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance
prior to approval of the final map at the rates in effect at the time of such approval. The fee O
indicated above is based on the tentative map. Contact the FMFCD project engineer prior to
approval of the final map for the fee. O
Considerations which may affect the fee obligation(s) or the timing or form of fee payment:
a) Fees related to undeveloped or phased portions of the project may be deferrable. O
b) Fees may be calculated based on the actual percentage of runoff if different than that
typical for the zone district under which the development is being undertaken and if
permanent provisions are made to assure that the site remains in that configuration.
c) Master Plan storm drainage facilities may be constructed, or required to be
constructed in lieu of paying fees.
d) The actual cost incurred in constructing Master Plan drainage system facilities is
credited against the drainage fee obligation.
2004-012 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
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FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 3 of 4
6. 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 M4
of construction projects disturbing five or more acres, and discharges associated with industrial Ma
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 Z
Board (State Board), develop and implement a storm water pollution prevention plan,
eliminate non-storm water discharges, conduct routine site inspections, train employees O
in permit compliance, and complete an annual certification of compliance.
O
b. State General Permit for Storm Water Discharges Associated with Industrial Activities, O
April, 1997 (available at the District Office.) A State General Industrial Permit is
required for specific types of industries described in the NPDES regulations or by
Standard Industrial Classification (SIC) code. The following categories of industries
are generally required to secure an industrial permit: manufacturing; trucking; O
recycling; and waste and hazardous waste management. Specific exemptions exist for
manufacturing activities which occur entirely indoors. Permittees are required to: .
submit a Notice of Intent to be covered and must pay a permit fee to the State Water
Resources Control Board, develop and implement a storm water pollution prevention
plan, eliminate non-storm water discharges, conduct routine site inspections, train
employees in permit compliance, sample storm water runoff and test it for pollutant
indicators, and annually submit a report to the State Board.
2004-012 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
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OTHER REQUIREMENTS
EXHIBIT NO. 2
The drainage system cost and fee schedule update is currently underway. The drainage system cost
and fee obligation indicated in this notice is the obligation which is valid at-the date of this notice.
Contact the District for a final drainage fee obligation prior to issuance of a building permit or
recording of the final map.
The following paragraphs only apply towards development of the individual parcels and are not
conditions for the recording of the map.
In an effort to improve storm water runoff quality, outdoor storage areas shall be
constructed and maintained such that material which generates contaminants will not
be conveyed by runoff into the storm drain system.
The District encourages, but does not require that roof drains from non-residential
development be constructed such that they are directed onto and through a
landscaped grassy swale area to filter out pollutants from roof runoff.
Runoff from areas where industrial activities, product, or merchandise come into
contact with and may contaminate storm water must be directed through landscaped
areas or otherwise treated before discharging it off-site or into a storm drain. Roofs
covering such areas are recommended. Cleaning of such areas by sweeping instead
of washing is to be required unless such wash water can be directed to the sanitary
sewer system. Storm drains receiving untreated runoff from such areas that directly
connect to the District's system will not be permitted. Loading docks, depressed
areas, and areas servicing or fueling vehicles are specifically subject to these
requirements. The District's policy governing said industrial site NPDES program
requirements are attached.
Development No. TPM 2004-012
engr\perm it\exh i b it2\c ity-tp m\2004\2004-0120 m)
City of
rnIm „
DEPARTAIENT OF PUBLIC UTILITIES
DATE: June 2, 2004
TO: Eugene Grinstead,Planner II
Planning and Development Department,Current Planning
FROM: DOUG BECKER, ENGINEER II -D►41
Department of Public Utilities,Planning and Engineering
SUBJECT. SANITARY SEWER AND WATER REQUIREMENTS FOR TENTATIVE
PARCEL MAP 2004-12
General
The subject site is located on the south side of East Barstow Avenue between North Fresno and State
Route 41.
Sanitary sewer service
A 27-inch sanitary sewer main is located in East Barstow Avenue and a 27-inch main is located along
the west side of Parcel "A"of the proposed project to serve the proposed project.The following
conditions are required to provide sanitary sewer service to the proposed project.
1. Separate sewer house branches shall be provided for each parcel created.
2. Sewer Connection Charges are due and shall be paid for the Project.
3. Upon connection of this Project to the City Sewer System the owner shall be subject to payment of
Sewer Facility charges per Fresno Municipal Code Section 9-505.1 and 9-505.2. Sewer Facility
Charges consist of two components,a Wastewater Facilities Sewer Charge and Trunk Sewer
Charge where applicable.
4. Sewer Facility Charges are collected after occupancy on a bi-monthly basis over time based on
metered(water or sewer effluent)usage.The developer may contact the Department of Public
Utilities(559)621-8554 to receive an estimated cost of the Sewer Facility Charges applicable to
the project(based on a constant sewer discharge and loading(Biochemical Oxygen Demand
[BODJ 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.
5. Public sewer facilities shall be constructed in accordance with Public Works Department
standards,specifications, and policies.
Water service
A 12-inch water main is located in East Barstow Avenue to serve the proposed project.The following
conditions are required to provide water service to the project.
1. Separate water services with meter boxes shall be provided to each lot created.
2. Installation of public fire hydrant(s) is required.
3. Water Connection Charges are due and shall be paid for the Project.
4. Public water facilities shall be constructed in accordance with Public Works Department
standards,specifications, and policies.
It
City of
rnC.iwiri �Ij��
DATE: June 23, 2004
TO: Gene Grinstead, Planner II
Development Department, Planning Division, Current Planning
THROUGH: Louise Monroe, Traffic Planning Supervisor
Public Works Department, Engineering Division
FROM: Gregory A. Jenness, Senior Engineering Technician
Public Works Department, Engineering Division
SUBJECT: Tentative Parcel Map 2004-12, South side of East Barstow- enue just west of North
Fresno Street.
PUBLIC IMPROVEMENT REQUIREMENTS
The Public Works, Transportation Planning Section, has completed its review of Tentative Parcel Map
2004-01, which was submitted by Ingels-Braun &Associates on behalf of Storelli Land Company, the
property owner. The following requirements are to be placed on this Tentative Parcel Map as a
condition of approval by the Public Works Department.
General Conditions
• 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.
• Repair or replace all existing damaged and /or off-grade offsite concrete improvements in
accordance with the Standard Specifications and Standard Drawings of the City of Fresno,
Public Works Department.
• All required signing and striping shall be installed and paid for by the developer/owner. The
signing and striping plans shall comply with the current Caltrans standards and be submitted as
a part of the street improvement plans for this Tentative Parcel Map to the Public Works
Department for review and approval.
• Underground all existing offsite overhead utilities with the limits of this map in accordance with
Fresno Municipal Code Section 12-1011, 8-801 and Resolution No. 78-522/88-229.
• Additional offsite concrete improvements will be required at the time of future site plan review.
Major Streets:
East Barstow Avenue:
1. Construct concrete curb and gutter, built to a ten-foot pattern, in accordance with Public Works
Standard P-5.
2. Install twenty feet, from face of curb, of permanent asphalt concrete paving in accordance with
Public Works Standard P-50.
3. Construct an underground street lighting system in accordance with Public Works Standard E-1
within the limits of this map. Spacing and design shall conform to Public Works Standard E-8 for
Collector Streets. Install Three (3) street lights.
- 1 —
LATraffic Planning Section\Parcel Maps\TentPM200412.doc
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PHONE(559)233.7161
s,
FAX(559)233-8227
2907 SOUTH MAPLE AVENUE
FRESNO,CALIFORNIA 93725-2218
Your Most Valuable Resource-Water
June 18, 2004
Mr. Gene Grinstead
City of Fresno
Planning & Development Department
2600 Fresno Street, Third Floor
Fresno, CA 93721-3604
RE: Review of Proposed Tentative Parcel Map No. 2004-12 — FID's Enterprise-Holland Colony
No. 122
Dear Mr. Grinstead,
FID's comments and requests are as follows:
1. FID's Enterprise-Holland Colony No. 122 pipeline traverses the subject property in an
exclusive easement recorded on August 9, 1989, as Document No. 89084526, Official
Records of Fresno County.
2. FID requests that its easement be shown on the map with proper recording information,
and that FID be made a party to signing all plans which affect its easement and
canal/pipeline facility and also be made party to signing the final map.
Thank you for submitting this for our review. Please feel free to contact me with any questions
or concerns at 233-7161 extension 317 or bjohnson(�Dfresnoirrigation.com.
Sincerely,
FRESNO IRRIGA ISTRICT
Bret Johnson
Engineering Technician I
Agencies\City\TPM 2004-12
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s STATE OF CALIFORNIA—BUSINESS,TRANSPORTP AND HOUSING AGENCY ARNOLD SCHWARZENEGGER.Govemor
DEPARTMENT OF TRANSPORTATION
1352 WEST OLIVE AVENUE w
P.O.BOX 12616
FRESNO,CA 93778-2616
PHONE (559)445-6666 Flex your power!
FAX (559)488-4088 Be energy efficient!
TTY (559)488-4066
June 17, 2004
2131-IGR/CEQA
6-FRE-41-28.96
TPM 2004-12
Mr. Eugene Grinstead
City of Fresno Development Department
1600 rresno Street
Fresno, CA 93721
Dear Mr. Grinstead:
We have completed our review of the proposed tentative parcel map for the property
located on the south site of East Barstow Avenue between North Fresno Street and State
Route (SR; 41. Caltrans has the following comments:
The project application contains insufficient information to evaluate the project's impacts
to the State Highway System. Caltrans requests the opportunity to review-any specific
development proposals at the time they become available.
Site run-off is not allowed into the State right-of-way.
An encroachment permit must be obtained for all proposed activities for placement of
encroachments within, under or over the State highway rights- of-way. Activity and work
planned in the State right-of-way shall be performed to State standards and specifications,
at no cost to the State. Engineering pians, caicuiations, specifications, and Yepu is
(documents) shall be stamped and signed by a licensed Engineer or Architect.
Engineering documents for activity and work in the State right-of-way shall be submitted
using Metric Units. However, dual units may be used for activity and work in the right-
of-way costing $1,000,000 or less, or by an exception approved by the Director. The
preferred method of delineating dual units is by showing the English unit first then the
Metric unit next to it in parenthesis. The Permit Department and the Environmental
Planning Branch will review and approve the activity and work in the State right-of-way
before an encroachment permit is issued. Encroachment permits will be issued in
accordance with Streets and Highway Codes, Section 671.5, "Time Limitations."
Should the City determine that a traffic analysis will be necessary for this project, please
have the preparer of the traffic study reference the Caltrans Guide for the Preparation of
Traffic Impact Studies, dated December 2002, and send the scope of the TIS to Caltrans
"Caltrans improves mobility across California"
z
Mr. Eugene Grinstead
June 17, 2004
Page 2
before the traffic study is conducted. Caltrans Guide, while advisory, contains Best
Practices and gives insight into Caltrans' expectations when reviewing a traffic study. If
the traffic consultant has any issues or concerns regarding the use of the Guide or its
interpretation, please contact us so resolution can be reached.
With additional development, cumulatively significant impacts to both transportation and
air quality are likely. As cumulative impacts to these resources were not addressed in the
General Plan Update Master EIR, the City should consider a mechanism for evaluating
and mitigating for these impacts.
We request that this letter be made a part of the permanent record for this project and that
a copy of our letter be included in the staff reports for both the City Council and the
Planning Commission. This will provide the decision-making body and the general
public with a complete and accurate environmental evaluation for the project.
Please send a copy of the staff report(s) to Caltrans prior to any scheduled hearings for
this item. If you have any questions, please call me at (559) 445-6666.
Sincerely,
O
cR 'MOSES STITES
Office of Transportation Planning
District 6
C: Ms. Barbara Goodwin, executive Director, Council'of Fresno County Governments
"Caltrans improves mobility across California"
s +
CITY OF FRESNO MITIGATED NEGATIVE DECLARATION
RECEIVED
Initial Study is on file in the Planning and Environmental ZOflG Ir AM �(: 4 8
Development Department, City Hall Assessment Number:
2600 Fresno Street, Fresno, California 93721 A-04-14, R-04-39, C- CITY CLERK, FRESNO C."
(559) 621-8277 04-112
APPLICANT: JPI Development Assessor's
600 East Las Colinas Blvd Parcel Number:
Irving, Texas 75039 418-060-30 (portion)
PROJECT DESCRIPTION AND LOCATION: JPI, on behalf of Helen Storelli, Filed with:
has filed Plan Amendment Application No.A-04-14,Rezone Application No.R-04- REBECCA E. KLISCH, City Clerk
39, Conditional Use Permit Application No. C-04-112 and Tentative Parcel Map 2nd Floor- City Hall
No. 2004-12 which proposes to amend the 2025 Fresno General Plan and the 2600 Fresno Street
Hoover Community Plan for a 5.49 acre parcel located on the south side of East Fresno, California 93721-3603
Barstow Avenue between Freeway 41 and North Fresno Street. The plan
amendment is requesting a change in the planned land use from the medium high
density residential designation to the high density residential designation with a
related rezone application from the R-A(Single Family Residential-Agricultural)
zone district to the R-4/cz (Hlgh Density Multiple Family Residential/conditional
zoning)zone district. The conditional use permitwould authorize the development
of a four-story; 152 dwelling unit student housing complex that is expected to
house 480 students. Tentative Parcel Map No. 2004-12 is proposing to split the
subject property into two parcels of 3.29 acres(Parcel A)and 5.49 acres(Parcel
B). Only Parcel B will be subject to the entitlement applications listed above.
The proposed project has been evaluated with respect to each item on the attached environmental checklist. This completed
checklist reflects comments of any applicable responsible agencies and research and analysis conducted to examine the
interrelationship between the proposed project and the physical environment. The information contained in the Environmental
Assessment Application,the checklist,and any attachments to the checklist,combine to form a record indicating that an initial
study has been completed in compliance with the State CEQA Guidelines and the California Environmental Quality Act.
Any rating of"2"on the checklist indicates that a specific adverse environmental effect has been identified in a categorywhich
is of sufficient magnitude to be of concern. Such an effect may be inherent in the nature and magnitude of the project or may
be related to the design and characteristics of the individual project. Effects rated in this manner are not sufficient in
themselves to require the preparation of an Environmental Impact Report and/or have been mitigated to the extent feasible.
All new development activity and many non-physical projects contribute directly or indirectly toward a cumulative impact on
the physical environment. The incremental effect contributed bythis project toward such a cumulative effect is not considered
substantial in itself.
The proposed project is not expected to result in any significant adverse effects in terms of the factors considered on the
environmental checklist, including any such factors for which minor effects have been identified. Cumulative effects of a
significant nature are also not expected. The proposed project will not result in any adverse effects which fall within the
"Mandatory Findings of Significance" contained in Section 15065 of the State CEQA Guidelines. The finding is therefore
made that the proposed project will clearly not have a significant adverse effect on the environment.
This Mitigated Negative Declaration will be deemed final and effective if no appeal is filed in the manner specified by
Section 12-505 of the Fresno Municipal Code.
INITIAL STUDY PREPARED BY: Mike Sanchez SUBMITTED BY:
Planner illi' f�
DATE: August 11, 2004 DARRELL UNRUH, Planning Manager
PLANNING AND DEVELOPMENT DEPARTMENT
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VICINITY PLANNING & DEVELOPMENT
CONDITIONAL USE PERMIT NO. C-04-112 N DEPARTMENT
PLAN AMENDMENT NO.A-04-014 a, - A.P.N.:
From Medium High Density Res.to High Density Res. w - E
REZONE APPLICATION NO. R-04-039 ZONE MAP:.1950
From R-A to R-1 g
South of Barstow, East of Freeway 41 NOT TO SCALE BYIDATE: 1 �
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ENVIR ..MENTAL ASSESSMENT (EA) C. _.:KLIST
POTENTIAL ENVIRONMENTAL EFFECTS
EA No. A-04-14/R-04-39/C-04-112
1_0 TOPOGRAPHIC, SOIL, GEOLOGIC 11.0 URBAN SERVICES
CONSIDERATIONS 1 11.1 Availability of fire protection
1 1.1 Geologic hazards, unstable soil conditions 1 11.2 Lack of emergency vehicle access
1 1.2 Adverse change in topography or ground surface relief 1 11.3 Adequacy of design for crime prevention
1 1.3 Destruction of unique geologic or physical features 1 11.4 Overcrowding of school facilities
1 1.4 Increased water erosion 1 11.5 Availability of water mains of adequate size
1 11.6 Availability of sewer lines of adequate capacity
2_0 AIR QUALITY 1 11.7 Availability of storm water drainage facilities(on or off
2 2.1 Substantial indirect source of pollution site)
1 2.2 Direct on-site pollution generation 1 11.8 Availability of adequate park and recreation areas
1 2.3 Generation of objectionable odors 1 11.9 Unusually high solid waste generation
1 2.4 Generation of dust except during construction
1 2.5 Adverse local climatic changes 12.0 HAZARDS
1 12.1 Risk of explosion or release of hazardous substances
3_0 WATER 1 12.2 Site subject to flooding
1 3.1 Insufficient ground water available for long-term project 1 12.3 Adverse change in course of flow of flood waters
use 1 12.4 Potential hazards from aircraft accidents
1 3.2 Use of large quantities of ground water 1 12.5 Potential hazards from landfill and/or toxic waste sites
1 3.3 Wasteful use of ground water
1 3.4 Pollution of surface or ground water supplies 13.0 AESTHETICS
1 3.5 Reduction in ground water recharge 1 13.1 Obstruction to public or scenic vista or view
1 13.2 Creation of aesthetically offensive conditions
4_0 PLANT LIFE 1 13.3 Removal of street trees or other valuable vegetation
1 4.1 Reduction of the numbers of any unique, rare or 1 13.4 Architectural incompatibility with surrounding area
endangered species
1 4.2 Reduction in acreage of agricultural crop 14.0 HISTORICAL/ARCHAEOLOGICAL
1 4.3 Premature or unnecessary conversion of prime 1 14.1 Removal of historic building, disruption of
agricultural land archaeological site
1 14.2 Construction or activity incompatible with adjacent
5.0 ANIMAL LIFE historic site
1 5.1 Reduction in the numbers of any rare, unique or
endangered species 15.0 ENERGY
1 5.2 Deterioration or displacement of valuable wildlife habitat 1 15.1 Use of substantial amounts of energy or fuel
1 15.2 Substantial increase in demand upon existing sources
1 6_0 HUMAN HEALTH of energy
1 15.3 Wasteful use of energy
7_0 NOISE
2 7.1 Increases in existing noise levels EXPLANATION OF RATINGS
1 7.2 Exposure to high noise levels
"0" .Insufficient Information
8.0 LIGHT AND GLARE Insufficient information is available to determine the potential
1 8.1 Production of glare which will adversely affect residential environmental effects which may result from the proposed
areas project in this category.
1 8.2 Exposure of residences to high levels of glare "1" No Significant Environmental Effect
The proposed project will not have an adverse environmental
9.0 LAND USE effect in this category, or any such effect is not substantially
2 9.1 Incompatibility with adopted plans and policies unusual or of undesirable magnitude. This rating is also
1 9.2 Acceleration of growth rate utilized in cases where the category is not applicable to the
1 9.3 Induces unplanned growth particular project under consideration.
1 9.4 Adverse change in existing or planned area "2 Moderate Environmental Effect
characteristics The proposed project will have an adverse environmental
effect in this category,which is of sufficient magnitude to be of
10.0 TRANSPORTATION AND CIRCULATION specific concern. However, this effect is not substantial
2 10.1 Generation of vehicle traffic sufficient to cause capacity enough in itself to require the preparation of an Environmental
deficiencies on existing street system Impact Report, and is mitigable through project changes and
1 10.2 Cumulative increase in traffic on a major street for which conditions.
capacity deficiencies are projected "3" Significant Adverse Environmental Effect
1 10.3 Specific traffic hazard to motorists, bicyclists, pedestrians The environmental effect identified in this category
1 10.4 Routing of non-residential traffic through residential area substantiates in itself or contributes towards a finding that the
1 10.5 Insufficient or poorly located parking proposed project has a potentially significant adverse effect on
1 10.6 Substantial increase in rail and/or air traffic the environment sufficient to require the preparation of an
Environmental Impact Report.
CITY OF FRESNO
PLANNING AND DEVELOPMENT DEPARTMENT
ENVIRONMENTAL ASSESSMENT - INITIAL STUDY
Application No. A-04-14, R-04-39, C-04-112, PM 2004-12
PROJECT DESCRIPTION
Plan Amendment Application No. A-0414, Rezoning Application No. R-0439, Conditional Use Permit
Application No.C-04-112,and Tentative Parcel Map No.2004-12 filed by JPI Development Company relate
to 8.79 acres of property located on the south side of East Barstow Avenue between North Fresno Street
and Freeway 41. The plan amendment proposes to amend 5.49 acres of the 2025 Fresno General Plan,
Hoover Community Plan and Fresno Yosemite International Airport Specific Plan to change the planned
land use of the subject property from the medium high density residential plan designation to the high
density residential land use designation.
Rezoning Application No. R-04-39 proposes to rezone the subject property from the R-A (Single Family
Residential-Agricultural) to the R-4/cz(High Density Multiple-Family Residential/conditions of zoning)for
:5.49 acres of the subject property.
Conditional Use Permit No. C-04-112 proposes to develop the subject property with a 152-unit four-story
multiple-family residential development designed specifically for student housing on 5.49 acres of the.
subject property. Tentative Parcel Map No. 2004-12 is proposing to split of the subject property into two
.parcels of 3.29 acres (Parcel A)and 5.49 acres(Parcel B). Only Parcel B will be subject to the entitlement
applications listed above as filed by JPI Development Company. Parcel A will remain under the original
ownership of Helen Storelli..
BORDERING PROPERTY INFORMATION
wa Planned Land Use Existing Zoning Existing Use
North Medium-High Density Residential R-1 and R-2/cz Retirement Complex
South Medium High Density Residential R-3 Apartments
East Office Commercial R-P Office Complex
West Freeway 41/Office Commercial C-P Freeway 41/Offices
2025 FRESNO GENERAL PLAN MASTER ENVIRONMENTAL IMPACT REPORT (MEIR) NO. 10130
Staff has reviewed the above-referenced project proposal and consulted with affected agencies and interest
groups. The proposed project has been evaluated with respect to the provisions of the adopted 2025
Fresno General Plan (City Council Resolution No. .2002-379) and the corresponding potential adverse
environmental impacts,adopted environmental impact mitigation measures and determinations of overriding
considerations established by the certification of the related.Master Environmental Impact Report(MEIR)
No. 10130 (City Council Resolution No. 2002-378). The proposed project, which includes an amendment
of the adopted 2025 Fresno General Plan, has been determined to not be fully within the scope of MEIR
.INITIAL STUDY
Environmental Assessment No. A-04-14, R-04-39, C-04-112, PM-2004-12
August 11, 2004
Page 2
No. 10130 as provided by the California Environmental Quality Act (CEQA), as codified in the Public
Resources Code(PRC) Section 21157.1 (d) and the CEQA Guidelines Section 15177(c).
Based upon an analysis of the project, as summarized in the following environmental assessment initial
study, it has been determined that the project may contribute to the creation of certain moderate
environmental effects or the project may be adversely impacted by existing conditions as addressed below.
However, these potential impacts have been determined to be equivalent to or less than those adverse
impacts identified by MEIR No. 10130. It has been further determined that all applicable mitigation
measures of MEIR No. 10130 have been applied to the project, together with project specific mitigation
measures necessaryto assure that the project will not cause significant adverse cumulative impacts,growth
inducing impacts and irreversible significant effects beyond those identified by MEIR No. 10130 as provided
by CEQA Section 15178(a). Therefore, it has been determined that the filing of a mitigated negative
declaration is appropriate in accordance with the provisions of CEQA Section 21157.5(a)(2) and CEQA
Guidelines Section 15178(b)(1) and (2)
MEIR No. 10130 examined the potential adverse environmental impacts of implementation of the 2025
Fresno General Plan; which provides plans and policies to .accommodate projected population and
employment growth through the year 2025. The City of Fresno has determined that specific economic,
legal, social, technological and other considerations related to the implementation of the 2025 Fresno
General Plan outweigh the unavoidable adverse environmental effects identified in the Final MEIR,including
any effects not mitigated because of the infeasibility of mitigation measures and that the identified adverse
environmental effects are considered acceptable.
The fol lowing impacts were identified by City Council Resolution No. 2002-378.certifying Final MEIR No.
10130 (2025 Fresno General Plan Update) as significant but mitigable effects:
1. Impact on Water Supply, Quality and Hydrology.
2-. Increased Demand for Utilities and Service Systems.
3. increased Demand for Public Services.
4. Increased Demand for Recreational Services.
5. Loss of Biological Resources.
6. Potential Disturbance of Cultural Resources.
7. Geology and Soils Impact.
8. Increased Demand for Energy.
9. Potential Aesthetic Concerns.
In addition, Resolution .No. 2002-378, also identifies the following unavoidable significant impacts and
statement of overriding considerations for these impacts:
1. Transportation and Circulation - The vehicular traffic level of service (LOS) of E and F.projected
for Shaw Avenue and identified major streets and highway network is considered a significant and
unavoidable adverse impact which can not be completely mitigated. Furthermore, there are no
reasonable mitigation measures available only to the City of Fresno which would reduce this impact
to a less than significant level while allowing for the implementation of other appropriate alternative
transportation facilities.
2. Air Quality-The adverse air quality impacts associated with the myriad of activities associated with
the long range general plan for the Fresno Metropolitan area can be expected to be significant and
unavoidable,and cannot be completely mitigated. Furthermore,there are no reasonable mitigation
measures available only to the City of Fresno which would assure the reduction of air quality
a
INITIAL STUDY
Environmental Assessment No. A-04-14, R-04-39, C-04-112, PM-2004-12
August 11, 2004
Page 3
impacts to a less than significant level. In order to provide a suitable living environment within the
metropolitan area, the plan strives to facilitate expanded economic growth that will support
increased employment opportunities.
3. Preservation of Agricultural Land The conversion of agricultural land to urban uses within the
planned boundary to accommodate the projected population and employment growth of the 2025
Fresno General Plan is a significant and unavoidable adverse impact,which can not be completely
mitigated._ Furthermore, there are no reasonable mitigation measures available only to the City of
Fresno which would assure the reduction of impacts upon agricultural land within the planned
urban area to a less than significant level, while also allowing for prudently planned development
to accommodate project population and employment growth.
4. Noise - The innumerable activities associated with urban living environments typically generate
noise that contributes to the ambient noise levels that occur within the community. The MEIR
identifies numerous mitigation measures intended to reduce the impacts of increased noise upon
sensitive land uses. The 2025 Fresno General Plan, as the project, also specifies numerous
general plan goals and implementing objectives and policies directed to reducing exposure to
excessive noise levels. However, sufficient mitigation measures are not reasonably available only
to the City of Fresno, which would assure the reduction of noise impacts to less than a significant
level.
In addition to MEIR No. 10130,other environmental documents have been certified for major public.facilities
to accommodate population growth and urban development.including Final EIR No. 10118 (Fresno/Clovis
Regional Wastewater.Treatment and Reclamation Facility Capacity Expansion)and Final EIR No. SCH
95022029 (Fresno Metropolitan Water Resources Management Plan). These environmental impact
analyses and conclusions, together with supporting technical studies, further address the impacts of
population growth and the necessary public_ facility capacity expansion associated with the...urban
development that will accommodate the growth projected by the 2025 Fresno General Plan. To the.extent
that these referenced environmental impact analyses, conclusions,.findings and mitigation measures.are
applicable to the subject project.they are incorporated herein by reference, pursuant to CEQA Guidelines
Section 15150.
1.0 — TOPOGRAPHIC, SOIL: GEOLOGIC CONSIDERATIONS
There are no geologic hazards or unstable soil conditions known.to exist on the project site. There are..no
apparent unique or significant land forms such as vernal pools. Development of the property requires
compliance with grading and drainage standards of.the City of Fresno and Fresno Metropolitan Flood
Control District Standards. Grade differentials at property lines must be limited to one foot or less, or a
cross-drainage covenant must be executed with affected adjoining property owners.
2.0 —AIR QUALITY
2.1 — Substantial Indirect Source of Pollution
As a result of the San Joaquin Valley's climate and topography, the San Joaquin Valley Air Basin (SJVAB)
is predisposed to poor air quality. High mountain ranges surrounding the Valley frequently create air layer
inversions that prevent mixing of air masses. The large number of sunny days. per .year and high
temperatures in the summer favor the formation of ozone. In the winter, inversions form that often.trap
particulate matter.
INITIAL STUDY
Environmental Assessment No. A-04-14, R-04-39, C-04-112, PM-2004-12
August 11, 2004
Page 4
With respect to the Fresno area, the SJVAB has been classified as follows:
• Ozone. Recently reclassified from "serious nonattainment" to "severe nonattainment" by the U.S.
EPA. Classified as "severe nonattainment" by the State.
• Particulate Matter(less than 10 microns(PM 10). Classified as"serious nonattainment"at the federal
level. Classified as "nonattainment" by the State.
• Carbon Monoxide(CO). Recently reclassified from"nonattainment"to"attainment"by the U.S. EPA.
• Nitrogen Oxide (NO2). Unclassified/Attainment at the federal level. Classified "attainment" at the
State level.
• Sulfur Dioxide (SO2). Unclassified at the federal level. Classified "attainment" at the State level.
Sulfates. (No federal standard.) Classified "attainment"at the State level.
Lead. (No federal designation.) Classified "attainment" at the State level.
• Hydrogen Sulfides (H2S). (No federal standard.) Unclassified by the State.
Visibility. .(No federal.standard.) Unclassified by the State.
In response to the SJVAB's nonattainment status for Ozone (03) and particulate matter (PM,,), the San
Joaquin Valley Air Pollution Control District(SJVAPCD)has adopted air quality attainment plans as required
by State and federal regulations. Table VC-1 of MEIR No. 10130 lists the air quality attainment plans that
have been adopted by the SJVAPCD.
On April 16, 2004, the EPA issued a final rule classifying the SJVAB as extreme non-attainment, effective
May 17, 2004(69 FR 20550). Under;this rulemaking;the SJVAB's attainment date is November 15, 2010.
An Extreme Ozone Attainment Demonstration Plan (OADP) must be prepared which is a roadmap that
identifies emission reductions needed to attain the air quality standard by this date. According to the final
rule reclassifying the SJVAB as extreme nonattainment for the federal 1-hour ozone standard the Extreme
OADP is due to the EPA on November 15, 2004. A Draft Extreme Ozone Attainment Demonstration Plan
is currently under review.
The principal components of an OADP consist of a baseline emissions inventory,data describing measured
ozone levels in the atmosphere for the area in question, descriptions of emissions controls that will reduce
future emissions, a future emissions inventory that reflects decreases due to implementation of emissions
controls as well as increases due to increased population, and a description of the results from a
photochemical model relating emissions to ambient ozone levels and demonstrating attainment of the
appropriate standard at a future date.
In addition, this plan fulfills requirements of the California Clean Air Act regarding the development of a
triennial update and California Air Quality Attainment Plan revision that examines air pollutant exposure
data,control measure implementation,and other air quality information with emphasis on meeting California
ambient air quality standards.
As stated in the current Air Quality Attainment Plan, it is SJVAPCD's strategy to implement multiple tactics
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rules, regulations, and permitting requirements established by the SJVAPCD.
The Air District has suggested that the URBEMIS 2001 computer model be used to project future air
pollutant emissions that can be expected to be generated from vehicular traffic generated from the urban
uses developed on the project site. The computer model evaluated the following emissions: ROG
(Reactive Organic Gasses), NOX(Nitrogen Oxides),CO(Carbon Monoxide), PM10(Particulates),and SOX
.(Sulfur Oxides) which are summarized below.
URBEMIS 2001 AIR QUALITY IMPACTS
All data in tons/year ROG NOx CO PM10 Sox
Area Source Emissions 1.37 0.21 0.15 0 0
Operational Emissions 2.81 3.12 30.93 0.10 .0.02
Totals 4.18 3.33 31.08 0.10 0.02
Level.of Significance 10 10 100 14.6 27.375
The URBEMIS 2001 model projections indicate that the proposed project will not exceed the threshold limits
for the emissions listed. This particular analysis included the prohibition of wood burning devices.
Although the proposed 152 unit apartment project is not a mixed use development,the surrounding existing
land uses (retail commercial, restaurants)will allow for a variety of uses in close proximity.tothe proposed
project and the project proposes convenient pedestrian access to these services. The project is expected
to incorporate many trees and shrubs as part of its landscape design. Trees will.assist in the absorption
of air pollutants, reduce.ozone levels, and curtail storm water runoff.
In addition, the City of Fresno continues to plan and implement the expansion of its fixed-route bus public
transportation system in order to serve developing urban areas... Adopted standards and conditions of
development require the provision of adequate bus stop facilities at appropriate major.street locations to
facilitate future public transportation services.
In summary, the project as mitigated will not in of itself significantly impact local air quality. This project's
mitigation measures, together with the implementation of the "Reasonably Available Control Measures"
(RACM), as listed in table VC-3 of MEIR No. 10130, on all other applicable projects is,expected to help the
city improve its overall air quality. A larger regional implementation of these measures is needed to
significantly help the air basin reach its air quality goals.
Mitigation Measures:
1. The proposed project shall implement and incorporate, as appropriate, the air quality related
mitigation measures as noted in the attached Project Specific Monitoring Checklist dated August 11,
2004.
2. The proposed project shall implement and incorporate, as appropriate, the air quality related
mitigation measures as identified.in the attached Master Environmental Impact Report No.. 10130-
2025 Fresno General Plan Mitigation Monitoring Checklist dated August 11, 2004.
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3.0 —WATER
3.1 — Insufficient Groundwater Available for Long-Term Proiect Use
Fresno is one of the largest cities in the United States still relying entirely on groundwater for its public water
supply. While the.aquifer exceeds a depth of 300 feet and is large enough to provide adequate quantities
of safe drinking water to the metropolitan area well into the twenty-first century,.groundwater degradation,
increasingly stringent water quality regulations, as well as high consumptive use of water on a per capita
basis (267 gallons per day per capita), have resulted in a decline in the total usable potable water supply.
The City has indicated that groundwater wells, pump stations, recharge facilities, water treatment and
distribution systems shall be expanded incrementally to mitigate increased water demands.
The Fresno Metropolitan Water Resource Management Plan has been adopted and the accompanying
Final EIR(SCH#95022029) certified. The purpose of the management plan is to provide safe, adequate,
and dependable water supplies to meet the future needs of the metropolitan area in an economical manner;
protect groundwater quality from further degradation and overdraft;.and,. provide a plan of reasonably
implementable measures and facilities. In addition, the proposed project must contribute to the completion
of the Fresno Metropolitan Flood Control District's master planned storm drainage facilities. Stormwater
ponding basins provide significant opportunity to recharge groundwater with collected storm water run-off
and surface water obtained from the Fresno Irrigation District and United States Bureau of Reclamation on
the northern edge of the current urban limit boundary_.
The mitigation measures of EIR.No. 10.130 are incorporated.Therein by reference and are required to be
implemented by the attached mitigation monitoring checklist. In summary, these mitigation.measures
require participation.,in the development of. groundwater recharge in an amount equal to the project's
estimated water.consumption.. Alternative measures to .satisfy this requirement include, paying fees
established by the.city for construction of recharge facilities, the construction of recharge.facilities directly
by the project, or participation in augmentation%enhancement/eniargement of the recharge capability of
Fresno'Metropolitan Flood Control District storm water ponding basins. While the proposed project may
be served by conventional groundwater pumping and distribution systems, full development of the 2025
Fresno General Plan boundaries may necessitate utilization of treated surface water due to inadequate
groundwater aquifer recharge capabilities.
Implementation of the 2025 Fresno General Plan.policies, the Water Resources Management Plan, and
the applicable mitigation measures of approved environmental review documents will address the issues
of providing an adequate, reliable., and sustainable water supply for the project's urban domestic and public
safety consumptive purposes.
The Water Division of the Public Utilities Department estimated that the proposed 152 unit multiple family
development will.have an adequate source of water available to serve the project,with the implementation
of the mitigation measures noted below. A 14-inch water mains currently exist in East Barstow Avenue.to
serve the project.
Mitigation Measures:
1.. The proposed project shall implement and incorporate, as appropriate, the water related mitigation
measures as noted in the attached Project Specific Monitoring Checklist dated August 1.1, 2004..
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2. The proposed project shall implement and incorporate, as appropriate, the water related mitigation
measures as identified in the attached Master Environmental Impact Report No. 1 01 30-2025 Fresno
General Plan Mitigation Monitoring Checklist dated August 11, 2004.
4.0 — PLANT LIFE
5.0 — ANIMAL LIFE
There are no native plants or significant wildlife populations known to exist on the project site. The
extensive landscaping proposed on the site will provide habitat for certain species of birds and small
animals suited for an urban environment.
6.0 — HUMAN HEALTH
In order to mitigate any health impacts resulting from the proposed project, the following requirements will
be imposed as conditions to the development of the subject site:
1. Prior to issuance of building permits,.the tenant shall submit complete pool facility plans and
specifications to the Fresno County Department of Community Health,Environmental Health System,
for review and approval.
2. Due to the proximity of the proposed project to Freeway 41, consideration should be given to
conformance with the Noise Element of.the City of. Fresno General Plan. A noise study should be
conducted in order to identify the potential noise.impacts and offer mitigation alternatives.
7.0 — NOISE
The project site will be exposed to vehicle traffic noise due to its location adjacent to Freeway 41 and
Barstow Avenue (collector street).
Implementation of applicable.development policies of the 2025 Fresno General .Plan provide for.the
substantial reduction of traffic generated noise. These include the use of barriers, site design, unit design,
building design, noise reduction by building facades, use of vegetation, and the use of sound absorbing
materials. ,Confirmation of compliance with the City's noise element standards will be assured with the final
project design. Typically the implementation of these design measures assure compliance with the City's
noise element standards of 45 dBA Ldn, or less, interior noise and 60.dBA.Ldn, or less, exterior noise
exposure.
The MEIR for the 2025 Fresno General Plan. indicates that a portion of the.subject property would:be
located within the 60 dBA noise level contour, which is projected to extend 405 feet from the centerline of
Barstow. Avenue and 8,145 feet from the centerline of Freeway 41 by the year 2025. The subject property
is also located within the 65 dBA.noise level contour, which,is proposed to extend 130 feet from the
centerline.of Barstow Avenue and 2,575 feet.from the centerline.of Freeway 41 by the Year 2025.
It is expected that with landscaping and building setbacks and the use of sound.absorbent materials, the
projected on-site noise levels should fall within the City's Noise Element Standards noted above. This will
be required to be verified by an acoustical analysis prepared by a licenced acoustical engineer.
It is also noted that the subject property is located within the 60 - 65 dBA Noise Contour of.the Fresno
Yosemite International Airport.. The Fresno Yosemite International Airport Specific Plan indicates that
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residential uses are permitted within the 60-65 dBA noise contour,subject to the submittal of an acoustical
analysis verifying that indoor noise levels will meet the minimum noise standard requirements of the 2025
Fresno General Plan (45 dBA CNEL) and that outdoor activities will be minimal.
Mitigation Measures:
1: The applicant shall file an acoustical analysis prepared by a licensed acoustical engineer, prior to the
approval of construction drawings for the proposed project, verifying that the project(with mitigation
measures)will meet the minimum noise standard requirements of the 2025 Fresno General Plan(60
dBA CNEL-outdoor noise and 45 dBA CNEL-indoor noise). The acoustical analysis shall assess the
vehicular traffic noise generated .from Barstow Avenue and Freeway.41 in combination with the
aircraft related noise resulting from the projects proximity to the Fresno Yosemite International
Airport.
2. The proposed project shall implement and incorporate, as appropriate, the noise related mitigation
measures as identified in the attached Master Environmental Impact ReportNo. 10130--2025 Fresno
General Plan Mitigation Monitoring Checklist dated August 11, 2004.
9.0 — LAND USE
The proposed plan amendment provides for a change of planned land use on the Fresno Yosemite
International Airport Specific Plan, Hoover Community Plan and the 2025 Fresno General Plan from the
medium high density residential land use designation to the high density residential land use designation.
The amendment is proposed in order to allow for the development of the subject property with a 152 unit
four-story multiple family residential project dedicated to student housing.
The proposed project, although not a true a mixed use development, does meet a number of the objectives
and policies for multiple family residential development in the 20.25 Fresno General Plan. The general plan
encourages multiple family residential,development to be located in a manner that provides housing
opportunities with convenient access to employment; shopping, services and transportation(Policy C-9-k).
The subject property is located in close proximity to an.area that has a variety of shopping centers and
places of employment along Barstow and.Blackstone Avenues. .
Another general plan policy(C-11-a)prefers multi-family housing to be developed along intensity corridors.
The subject property is located within the Freeway 41 Mid-Rise/High-Rise Corridor which is an intensity
corridor. This Mid-Rise/High Rise Corridor does permit buildings in excess of 60 feet. .
General Plan Policy No.C-.11-b encourages the integration of multi-story residential projects in various parts
of the community to increase the efficiency of transportation. The subject development being conveniently
located near a variety of commercial and office uses as well as California State University Fresno, should
encourage a reduction in travel distances to places of employment; shopping, entertainment, etc. The
proposed project will be dedicated to student housing. The subject property is within reasonable proximity
to California State University, Fresno, Heald Business College, San Joaquin Valley School of Law and
Fresno City College. The site will benefit from its close accessability to Freeway 41 and public transit to
each of these destinations.
The 2025 Fresno General Plan requires that there is assurance that public facilities and services will be
provided to accommodate demand increases or characteristics(peak factors,disruptive traffic movements,
fire suppression water demands, et al.) in a manner that will maintain an acceptable level of service to the
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proposed use and surrounding community in accordance with adopted plans and policies,and development
standards. The Department of Public Utilities and Public Works Department have made the necessary
sewer, water, and circulation findings for this project.
The proposed uses are compatible with the applicable specific, community and general plan goals, policies
and implementation measures intended to provide for the efficient use of natural resources and public
facilities; the construction of adequate public improvements by the development which generates the
demand,for these facilities; and, the implementation of a functional land use pattern consistent,with the
population and economic growth projections of the Fresno General Plan's growth projections.
Based upon previous actions and the applicability of adopted development .standards, plan
policies/implementation measures, and applicable mitigation measures of the above-referenced
environmental documents, it is concluded that consideration of the proposed land use relationship, will
further promote the achievement of the planned urban form and land use objectives of the 2025 Fresno
General Plan.
10.0 —TRANSPORTATION AND CIRCULATION
10.1 — Generation of Vehicular Traffic Sufficient to Cause Capacity Deficiencies
10.2—Cumulative Increase in Traffic on a Maior Street for which Capacity Deficiencies are Projected
The project site is located at the south side of East Barstow between Freeway 41 and North Fresno Street.
East Barstow Avenue is designated as a collector street on the City of Fresno General Plan and is
developed as a four-lane street with no median islands. East Barstow Avenue in this location hada 2002
traffic count of 21,150 vehicle trips per day (VTD) and has a projected year 2025 traffic count of 28,960
VTD.
The Master Environmental Impact Report (MEIR) No. 10130 prepared for the 2025 Fresno General Plan
(incorporated herein by reference)utilized macro-level traffic analysis techniques to examine the traffic flow
level of service (LOS) for major street segments that would occur in the year 2025. This analysis utilized
the unadjusted COG.traffic model projected traffic volumes and the Florida Tables,which are an accepted
national tabular standard of the Highway Capacity Manual(HCM) methodology. LOS is a characterization
of a street's traffic flow operations that range from an LOS of A(reflecting a very low traffic volume with.no
travel delay) to an LOS of F.(reflecting a very high. traffic volume with substantial congestion and travel
delay).
The segment of Barstow Avenue between Fresno Street and Freeway 41 has a current level of service
(LOS) D, according to Appendix 2 of Master Environmental Impact Report (MEIR) No. 10130. MEIR No.
10130 also.states that Barstow Avenue between Blackstone Avenue and North Fresno Street operates at
a LOS C. Also, the segment of.North Fresno Street between Shaw and Bullard Avenues operates at a LOS
C.
The proposed 152-unit.four-story multiple-family residential development is expected to generate 1608
vehicle trips per day (VTD). The existing plan designation would permit a maximum of 98 multiple family
units on-site which would generate approximately 686 vehicle trips per day.. This project will generate. 136
AM and 192 PM peak hour trips which requires the preparation of a traffic impact study (TIS). A Traffic
Impact Study(TIS)was performed by Peters Engineering. Although, the TIS concluded that the proposed
project does not create impacts requiring mitigation, Public Works-Traffic has indicated that a mitigation
measure that requires the construction of a 60-foot deceleration lane at the project entrance. This measure
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will minimize the level of. service on Barstow.Avenue and increase safety by moving traffic out of the
eastbound through lane.
Based upon the best information,which is available for review in the Planning and Development Department
at the City of Fresno, it can be reasonably concluded that the proposed use is consistent with the planned
capacity of the major street system. Implementation of established development standards and policies
will require this project to participate in the completion of adequate.on-site circulation and off-.site street
improvements to accommodate the traffic demands of this development. .
The California Department of Transportation (Caltrans), District 6, Office of Intergovernmental Relations
has asserted that traffic generated from this proposed development will impact the northbound off-ramp and
northbound on-ramp onto Freeway 41 at Shaw Avenue as well as the intersection of Shaw Avenue and
Fresno Street during the peak evening hour traffic periods (4:00 pm to 6:00 pm). Caltrans has requested
that the project be required to pay its proportionate share of mitigation costs for improvements to provide
a second exit lane to the northbound off-ramp and a second lane for the northbound on-ramp to Shaw
Avenue at Freeway 41. CALTRANS also requests that an irrevocable offer of right-of-way dedication be
required of the applicant to accommodate the future widening of the northbound Shaw Avenue on-ramp to
Freeway 41.
The City has not recommended that this impact fee and dedication requirement be imposed as a condition
of project approval, as it is not evident that Caltrans has documented a nexus and reasonable
proportionality necessary to justifythe imposition of a traffic impact fee for the improvement of state
facilities. This conclusion is based upon Caltrans's submission of varying descriptions of the necessary
freeway improvements, the imprecise estimate of costs and probable funding sources, and the lack of
adequate information to comply with Fee Mitigation Act requirements (California Government Code §§
66000 et sequentes) applicable to the City of Fresno. In the absence of this documentation it is not legally
permissible for the City to,impose the requested;traffic impact fee.
Present Freeway 41 operation and commuting habits-results.in greatest congestion occurring at the
southbound on ramps during the morning peak hour traffic period, and at the northbound exit ramps during
the late aftemoon.peak periods.
State highway facilities appear to have failed to meet 20-year capacity design criteria during a period of time
when the area's pace of population growth decreased to a rate well below previous state.projections. This
highway facility"under-design"and consequently the capacity deficiencies,which may now be prematurely
occurring, are at least partially the result of resource allocation decisions made by the State of California
rather than land use decisions made by the City of Fresno.
An appropriate, reasonable, and legally permissible method of addressing capacity deficiencies has been
presented to Caltrans for consideration. This method utilizes the master storm water drainage facility
planning and fee program established by the Fresno Metropolitan Flood Control Agency as a model. Using
this model, Caltrans is responsible for providing a master facilities plan, development fee schedule.and
assurances of compliance with .constitutional and statutory requirements (Mitigation Fee Act - AB 1600)
which apply to the City of Fresno. Should Caltrans develop a master facilities plan and development impact
fee program consistent with this model it will be applied.to any applicable development entitlement for this
project.
It is also noted that the City of Fresno's staff has met with Caltrans representatives to review citywide
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impacts on State facilities; the CEQA process; and the legal requirements for determining the nexus
(demonstration of the direct relationship . between the project and the potential impact) and the
proportionality (fair share contribution towards mitigating the impact) required by State law. While the
Caltrans representatives have previously assured the City that Caltrans legal staff would provide evidence
of compliance with State statutes, no response has been received to date by.the.City of Fresno.
However, in response to these discussions, a partnership in planning grant was obtained through which the
City of Fresno and Caltrans will participate with other jurisdictions to complete a freeway deficiency study.
This study will detail the traffic impacts anticipated to occur to freeway facilities within the greater Fresno-
Madera-Clovis Metropolitan Area. This study will focus upon facilities identified to be most impacted by the
projected increases in traffic; identification of the sources of the vehicle traffic within the greater
metropolitan area; and the improvements necessary to provide adequate vehicular capacity..Findings from
this study may allow proportionate traffic impact fees to be legally implemented by the cities of Fresno and
Clovis as weil as the County of Fresno upon adoption by the respective jurisdictions.
In order to alleviate the impact of this project upon the City of Fresno's street system and to provide for a
smooth flow of traffic to and from the project, the property owner./developer may be required to dedicate
a portion of the subject sites for street purposes in accordance with adopted plans and policies such as the
Major Street and Highway Plan, the Circulation Element of the General Plan, an Official Plan Line, a
Director's Determination, or a local street public improvement standard as determined by the Director. In
addition, the proposed project will contribute to the construction of state highway facilities and regionally
significant streets through the Measure "C" local transportation sales tax program.
These and other 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.
The Public Works Department has conducted a separate traffic review and has incorporated all
recommended mitigation measures that are economically feasible into the above-described project.
Mitigation Measures:
1. The proposed project shall implement and incorporate, as applicable, the traffic related mitigation
measures as noted in the attached Project Specific Monitoring Checklist dated August 11, 2004.
.2. The proposed project shall implement and incorporate,as applicable, the traffic related mitigation
measures as identified in the attached Master.Environmental Impact Report No. 10130-2025
Fresno General.Plan Mitigation Monitoring Checklist dated August.11, 2004.
11.0 — URBAN SERVICES
1.1.1 —Availability of Fire Protection
The project site must comply with the applicable service delivery requirements necessaryto provide not less
than the minimum acceptable level of fire protection facilities and services appropriateforurban uses. The
proposed project is located less than 1 mile from City of Fresno Fire Station No. 11, which is located at
Fresno Street and Wrenwood Avenue. Developmentof the proposed 136-unitmultiple-familydeveiopment
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will occur in compliance with Section 12-4.508.
Mitigation Measures:
1. The proposed project shall implement and incorporate, as applicable, the fire related mitigation
measures as noted in the attached Project Specific Monitoring Checklist dated August 11, 2004.
2. The proposed'proj.ect shall implement and incorporate, as applicable, the Fire related mitigation
measures as identified in the attached Master Environmental Impact Report No. 10130- 2025
Fresno General Plan Mitigation Monitoring Checklist dated August 11, 2004.
11.6—Availability of Sewer Lines of Adequate Capacity
The Public Utilities Department has determined that the estimated average daily sanitary sewer flow
contribution from this project is 47,000 gallons per day. The nearest available sewer main is located in
Barstow Avenue. Adequate sanitary sewer service is available to serve the project.
11.7 —Availability of Storm Water Drainage Facilities On or Off Site
In order to avoid or reduce the discharge.of pollutants into the storm water sewer system, the U.S.
Environmental Protection Agency requires that a Notice of Intent for a general National Pollutant Discharge
Elimination System (NPDES) permit be filed for a variety of industrial uses and for any construction site of
one or more acres of land. The property owner of this development site has been informed of that
requirement and of his, and any business owner's, responsibility to ensure that the Notice of Intent is.filed
in accordancewith the regulations published in Volume 55, No. 222, of the Federal Register.
Mitigation Measures:
1. The proposed project shall implement and incorporate,-as applicable, the storm water related
mitigation measures as identified in the attached Master Environmental Impact Report No. 10130-
.2025 Fresno General Plan Mitigation Monitoring. Checklist dated August 11, 2004.
13.0 —AESTHETICS
No public or scenic vista will be obstructed by the development and no valuable vegetation will be removed.
The developer proposes to use an architectural design which is compatible with surrounding developments.
14.0 — HISTORICAL/ARCHAEOLOGICAL
There are no adjacent historical or archaeological sites. To ensure that any possible sites will be protected,
the following conditions have been added to this special permit approval:
1. if archaeological and/or animal fossil material is encountered during project surveying, grading,
excavating, or construction, work shall stop immediately.
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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 shall be immediately contacted, and the California Archaeological
Inventory/Southern San Joaquin Valley Information Center 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 avoidance/preservation.
3. If animal fossils are uncovered, the Museum of Paleontology at U.C. Berkeley shall be contacted
to obtain a referral list of recognized paleontologists. An assessment shall be conducted by a
paleontologist and, if the paleontologist determines the material to be significant, it shall be
preserved.
Mitigation Measures:
1. The proposed project shall implement and incorporate,as applicable,the historical/archaeological
mitigation measures as identified in the attached Master Environmental Impact Report No. 10130-
2025 Fresno General Plan Mitigation Monitoring Checklist dated August 11, 2004.
DETERMINATION
Based upon these previous actions and the applicability of adopted development standards, plan
policies/implementation measures, and applicable mitigation measures of the above-referenced
environmental documents, it is concluded that the proposed land uses.will not result in a significant adverse
environmental effect.
On the basis of this initial evaluation, it is determined that the proposed project is consistent with all
applicable city plans and policies and conforms to all applicable zoning standards and requirements.
Pursuant to Section 15070 of the California Environmental Quality Act (CEQA) Guidelines, it is further
determined that.there is no substantial evidence in the.record that the proposed project may have a
significant effect on the environment. This is based upon the mitigation measures required as
conditions of prosect approval which are referenced by this environmental assessment and as
identified by the Master Environmental Impact Report No. 10130 prepared for the 2025 Fresno
General Plan and are conditions upon which a mitigated negative declaration can be recommended.
A MITIGATED NEGATIVE DECLARATION WILL BE PREPARED.
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