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HomeMy WebLinkAboutT-5010 - Conditions of Approval - 7/25/2006 ,. FINAL MAP CH ECKLIS City of TRACT NO. 5 010/u GM FR ' 'y 4,.c�p��: y1Z,71,, _ Ply OF VESTING TENTATIVE TRACT NO. 501( 2600 Fresno Street • Third Floor NickYovino Fresno, California 93721-3604 Director (559) 621-8277 FAX (559) 498-1012 P kt. No. (o 573A--- Please reply to: Paul Bernal January 29, 2003 (559) 621-8073 Gary Giannetta 1119 "S" Street Fresno, California 93721 Dear Mr. Giannetta: SUBJECT: REVISED VESTING TENTATIVE MAP OF TRACT NO. 5010 APPROVED BY THE PLANNING AND DEVELOPMENT DEPARTMENT DIRECTOR ON JANUARY 27, 2003. Staff has completed its review of the revised tentative map of Tract No. 5010, submitted on August 26, 2002. The tentative map was originally considered and approved by the Fresno City Planning Commission on May 1,2002. The tract,as approved by the Planning Commission,provided for a 99-lot single-family residential subdivision. The revisions propose to reduce the number of residential lots from 99 to 95. The revision also proposes to relocate the local street(a 50-foot road width)connection between North Bond Avenue to North Chance Avenue approximately 210 feet to the south. The project would remain consistent with density plan designation shown for the site on the Woodward Park Community Plan. Staff has determined that he proposed revised tentative tract map meets the provisions of the Municipal Code for minor revisions to approved tentative maps. In accordance with Fresno Municipal Code Section 12 -1005.2(b)(3), the attached revised Vesting Tentative Map of Tract No. 5010 dated August 23, 2002, is approved by the Planning and Development Director and shall replace the previously approved Exhibit "A"tentative map dated July 17,2001. Be advised that the anniversary date of the Planning Commission approval of the original tentative map(May 1,2002) is not affected by this approval of the revised map. If you have any questions,please do not hesitate to contact me at the telephone number listed above. Sincerely, Paul Bernal, Planner Planning Division ;nr a AGENDA ITEM NO. COMMISSION MEETING REPORT TO THE PLANNING COMMISSION APPROVED BY DEPARTMENT DIRECTOR February 19, 2003 FROM: STAFF, Planning Division Development Department SUBJECT: PLANNING COMMISSION NOTIFICATION OF STAFF APPROVAL OF REVISIONS TO VESTING TENTATIVE MAP OF TRACT NO. 5010,APPROVED BY THE FRESNO CITY PLANNING COMMISSION ON MAY 1, 2002, BY RESOLUTION NO. 11705. In compliance with the Fresno Municipal Code, Staff is required to notify the Commission of any revision to Tentative Tract No. 5010. This report represents that notification. The Revised Vesting Tentative Map for Tract No. 5010 was submitted by Gary Giannetta on behalf of Aluisi Development, in accordance with the provisions of Section 12-1005.2 (Revisions) of the Fresno Municipal Code. The tentative map, originally considered and approved by the Fresno City Planning Commission on May 1, 2002, provided for a 99-lot single-family residential subdivision. Staff has received a request for minor revisions to Vesting Tentative Tract No. 5010/UGM submitted on August 26, 2002. The submitted revised tentative map propose to reduce the number of residential lots from 99 to 95. The revision also proposes to locate the local street (a 50-foot road width) connection between North Bond Avenue to North Chance Avenue approximately 210 feet to the south. The revision does not propose any other changes to the street pattern except as noted. This redesign is consistent with the agreed redesign and the project would remain consistent with the density plan designation shown for the site on the Woodward Park Community Plan. Staff has determined that the proposed revision meets the provisions of the Fresno Municipal Code for minor revisions to approved tentative maps. In accordance with Section 12-1005.2(b)(3) of the Municipal Code, the Revised Map of Vesting Tentative Map of Tract No. 5010, dated August 26, 2002, has been approved by the Development Department Director and shall replace the previously approved map. Be advised that the anniversary date of the Planning Commission approval of the original tentative map (May 1, 2002) is not affected by this approval of the revised map. rc1UC:bommon\perpt\RTM3T4570-RPC Attachments: Vicinity Map/Revised Subdivision Map dated August 26, 2002 i j �o©0D����vv�n�Qo�p�acco©•ado E.- INTERN ,. DEVELOP DEPARTMENT PLAN AMENDMENT NO. 00 ' 1G D- SLgN . :. .REZONING APPUCATION NO. R-01-W9 FfOm . , : comer + ZONE t46T TO 4qCALE BYIDATE: i City of �iT =\l/G FRERWra t PLANNING & DEVELOPMENT DEPARTMENT DATE: January 16, 2003 TO: NI K P. YOVINO, Director Deve pment Depart ent THROUGH RAYBUR BEAC nning Manger Current Plann' Sect' FROM: PAUL BERNAL, Planner Current Planning Section SUBJECT: REVISED VESTING TENTATIVE MAP OF TRACT NO. 5010/UGM APPROVED BY THE PLANNING COMMISSION ON MAY 1, 2002 Project Description: 95-lot single-family residential subdivision. Applicant: Gary Giannetta on behalf of Aluisi Development Zoning: R-1/UGM Site Location: Southwest corner of East Copper Avenue and the Cedar Avenue allignment. Parcel Size: 40.8 acres Environmental Assessment: Finding of Mitigated Negative Declaration issued on January 15, 2002 and adopted by the Council on February 26, 2002. STAFF ANALYSIS The tentative map, originally considered and approved by the Fresno City Planning Commission on May 1, 2002, provided for a 99-lot single-family residential subdivision located on the southeast corner of North Cedar and East Copper Avenues. Staff has received a request for minor revisions to Vesting Tentative Tract No. 5010/UGM submitted on August 26, 2002. The revisions propose to reduce the number of residential lots from 99 to 95. The revision also proposes to locate the local street (a 50-foot road width) connection between North Bond Avenue to North Chance Avenue approximately 210 feet to the south. The revision does not propose any other changes to the street pattern except as noted. This redesign is consistent with the agreed redesign and the project would remain consistent with the density plan designation shown for the site on the Woodward Park Community Plan. i NICK P. YOVINO Revised Vesting Tentative Map of Tract No. 5010 Page 2 January 16, 2003 Staff has determined that the proposed revision meets the provisions of the Fresno Municipal Code for minor revisions to approved tentative maps. In accordance with Section 12-1005.2(b)(3) of the Municipal Code, staff recommends that the Revised Map of Vesting Tentative Map of Tract No. 5010, dated August 26, 2002, be approved by the Development Department Director and shall replace the previously approved map. Be advised that the anniversary date of the Planning Commission approval of the original tentative map (May 1, 2002) is not affected by this approval of the revised map. CONDITIONS OF APPROVAL 1. Revised Vesting Tentative Map of Tract No. 5007, dated August 26, 2002, is approved to compliance with the Planning and Development Department Conditions of Approval dated April 17, 2002. STAFF RECOMMENDATION Based upon the staff analysis of this application, staff recommends the Director grant approval of the Revised Vesting Tentative Map of Tract No. 5010, dated August 26, 2002, subject to the above conditions of approval. DIRECTOR APPROVAL The Director hereby approves the Revised Map of Vesting Tentative Tract No. 5007, dated August 26, 2002, subject to the above conditions of approval. i c vino, Director D opment Department pb\J:\pbfiles\documents\RTMM5010 L . City of \\l� + FRESE Development Department 2600 Fresno Street • Third Floor Nick P. Yovino Fresno, California 93721-3604 Director (559)498-1591 FAX(559)498-1012 May 10, 2002 FILE Please Rely to: Arnoldo Rodriguez (559) 498-2711 Fran Doos P.O. Box 26233 Fresno, CA 93729-6233 SUBJECT: ACTION OF THE FRESNO CITY PLANNING COMMISSION RELATING TO VESTING TENTATIVE TRACT NO. 5010 LOCATED AT THE SOUTHEAST CORNER OF NORTH CEDAR AND EAST COPPER AVENUES The Fresno Planning Commission, at its regular scheduled meeting of May 1, 2002,took the following action regarding the above-referenced application: APPROVED Vesting Tentative Tract No. 5010/UGM subject to compliance with Development Department Conditions of Approval dated April 17, 2002. The project is a .99-lot single family residential subdivision on 40.8 gross acres of land located on the southeast corner of North Cedar and East Copper Avenues. Enclosed is a copy of Planning Commission Resolution No. 11705 approving the tentative tract map. The action of the Planning Commission on the tentative tract map,unless appealed to the City Council, is final. If you have any additional questions concerning this matter,please contact this office. Sincerely, PLANNING DIVISION Arno do Rodriguez Planner II Enclosures: Staff report Resolution No. 11705 CC: Gary Giannetta Fran Doos James Aluisi L FRESNO CITY PLANNING COMMISSION RESOLUTION NO. 11705 The Fresno City Planning Commission adopted the following resolution at its regular meeting on May 1, 2002 pursuant to the Subdivision Map Act of the Government Code of the State of California and the Municipal Code of the City.of Fresno,filed by Gary Giannetta on behalf of Aluisi Development("Applicant"). REQUEST: Vesting Tentative Tract Map No. 5010/UGM is a request to subdivide approximately 40.8 gross acres. The subdivision will consist of 99 single family residential lots. PROPERTY LOCATION: Southeast corner of North Cedar and East Copper Avenues EXISTING ZONING: R-1/UGM, Single Family Residential/Urban Growth Management WHEREAS,a Vesting Tentative Map of Tract No. 5010/UGM was filed with the City of Fresno and proposes a 99-lot single family residential subdivision on approximately 40.8 acres of land located on the southeast corner of North Cedar and East Copper Avenues; and, WHEREAS,after a fair analysis of the application materials,the Director determined that the findings of Section 12-405-A-2 of the Fresno Municipal Code could be made for the application,that all requirements of the Fresno Municipal Code property development standards were complied with; and, WHEREAS,the Planning Commission conducted a public hearing to review the proposed subdivision and considered the staff report and invited testimony with respect to the proposed subdivision; and, WHEREAS,the Development Department staffrecommended approval ofthe proposed project subject to all conditions of approval contained in the staff report dated April 17,2002 and presented at the hearing;and, WHEREAS, no persons spoke in opposition to the project. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission finds that there is no substantial evidence in the record that the proposed tract map may have a significant effect on the environment and considered the Mitigated Negative Declaration for Environmental Assessment No. A-01-007, R-01-009, and TT-5010, issued on January 15, 2002, and adopts the Mitigation Monitoring Checklist prepared for this project. BE IT FURTHER RESOLVED that the Fresno City Planning Commission finds that approval of Vesting Tentative Tract Map No. 5010/UGM is consistent with the adopted General Plan,any applicable specific plan, and the findings required pursuant to Section 66410 et. seq. of the Government Code. Copy Fresno Cite {Tanning Commissic,._ .Zesolution No. 11705 May 1, 2002 Page 2 BE IT FURTHER RESOLVED that the Fresno City Planning Commission hereby approves Vesting Tentative Tract No. 5010/UGM subject to the Development Department Conditions of Approval dated April 17, 2002. The foregoing resolution was adopted upon motion by Commissioner DiBuduo second by Commissioner Brand. Voting: Ayes - DiBuduo, Brand, Alvarez, Kissler, Sterling Noes - None Not Voting - None Absent - Harrington, Vang DATED: May 1, 2002OVINO, Secretary lFresCity Planning Commission Resolution No. 11705 Vesting Tentative Tract No. 5010JUGM Filed by: Aluisi Development Action: Approved with Conditions aAMesoiutionff-5010-Resp. 4 Of - "�� REPORT TO THE PLANNING COMMISSION AGENDA ITEM NO. V I1 l-- U COMMISSION MEETING 4-l`I-OZ April 17, 2002 .4PPROI*ED B FROM: STAFF, Planning Division DEPARTMENT DIRECTOR JL 4 Planning and Development Department SUBJECT: CONSIDERATION OF VESTING TENTATIVE TRACT MAP NO. 501 4GM EXECUTIVE SUMMARY Vesting Tentative Tract Map No. 5010, filed by Aluisi Development is a request to subdivide approximately 40.8 acres of property located on the southeast corner of North Cedar and East Copper Avenues. The subdivision will consist of 99 single family residential lots. Plan Amendment Application No. A-01-007 and Rezone Application No. R-0 1-009 were approved by the City Council on February 26, 2002. These applications approved medium-low density residential land uses and R-1/UGM (Single Family Residential/Urban Growth Management)zoning for the subject site. The tract map filed is consistent with bot applications, all city plans, and is supported by staff. PROJECT INFORMATION PROJECT: A 99-lot single-family residential subdivision on approximately 40.8 gross acres of property to be developed at a density of 2.4 units per acre APPLICANT: Gary Giannetta on behalf of Aluisi Development LOCATION: The southeast corner of East Copper Avenue and the Cedar Avenue alignment. (Council District 6, Councilmember Duncan) SITE SIZE: 35.38 net acres 40.8 gross acres LAND USE: Existing - Medium-Low Density Residential (4.98 units per acre) Proposed - Single-Family Residential PLAN DESIGNATION Woodward Park Community Plan AND CONSISTENCY: Medium-Low Density Residential ENVIRONMENTAL FINDING: Finding of Mitigated Negative Declaration issued on January 15, 2002 and adopted by the Council on February 26, 2002. PLAN COMMITTEE Northeast Plan and Implementation Committee unanimously RECOMMENDATION: recommended project approval at their meeting of March 25, 2002 STAFF RECOMMENDATION: Project approval subject to compliance with the conditions listed below F REPORT TO THE PLANNING COMMISSION TT-5010/UGM Page 2 April 17, 2002 BORDERING PROPERTY INFORMATION Planned Land Use Existing Zoning Existing Land Use rNoh Copper River Ranch Development AL-20(County) Agriculture Limited Agricultural 20 acres South Medium-Low Density Residential R-I/UGM Single Family Residential Single Family Residential/Urban Growth Management East Agriculture/Urban Reserve AL-20(County) Agriculture Limited Agricultural 20 acres West Open Space-Ponding Basin AL-20(County) Ponding Basin Public Facilities-Elementary School Limited Agricultural 20 acres Proposed Elementary School Site AL-20(County) BACKGROUND/ANALYSIS The site is located within the Woodward Park Community Plan, a refinement of the 1984 Fresno General Plan, which specifies a land use designation of Medium Low Density Residential for the subject property. Plan Amendment Application No. A-01-007 and Rezoning Application No. R-01-009 were approved by the City Council on March 26, 2002. These applications re-designated the subject site on the Woodward Park Community Plan to the medium-low density residential plan designation and rezoned the site to the R-1/UGM (Single-Family Residential/Urban Growth Management Area) zone district. The Woodward Park Community Plan designates property to the south for residential. The property to the west is designated for a ponding basin and an elementary school. The property to the north is within the jurisdiction of Fresno County and outside of the Sphere of Influence of the City of Fresno. The property to the east is in the County of Fresno and is designated for agricultural type uses. Surrounding land uses include single-family residential uses to the south, zoned R-1/UGM. The property to the north is vacant. To the east is a ponding basin and the site of a future elementary school. The proposed single- family residential subdivision is considered to be consistent with the medium-low density residential land use designation of the Woodward Park Community Plan which permits development of the property at 2.4 units per acre. Tentative Tract No. 5010/UGM The tentative tract map proposes a single-family residential subdivision consisting of 99 lots on approximately 40 gross acres of land located on the southeast corner of North Cedar and East Copper Avenues. The lots will be developed with 50-foot and 54-foot wide public streets having sidewalks on both sides. The lots will vary in size, ranging from 11,9000 square feet in size to 13,160 square feet. All of the proposed lots in the subdivision will exceed the minimum standards for lot size and area of the R-1 zone district. REPORT TO THE PLANNING COMMISSION TT-5010/UGM Page 3 April 17, 2002 Urban Growth Management Tentative Tract No. 5010/UGM is located within the City's Urban Growth Management (UGM) area. Approval of the project will be in conformance with the requirements as set forth in the City's UGM Service Delivery Plan. A Service Delivery Analysis was completed with respect to police, fire, water, sewer, park and street- related services. The requirements of the UGM Service Delivery Plan are incorporated into the conditions of project approval. Circulation Element Plan Policies and Major Street System Traffic Capacity Several strategies were incorporated into the Woodward Park Community Plan update to address projected traffic congestion. Partially in consideration of this projected congestion, residential uses outside of the Blackstone Avenue and Freeway 41 corridor and the Herndon Avenue corridor were limited to primarily medium-low density residential uses with an interim agricultural/urban reserve area established pending completion, of the planned extension of public services into the northeastern portion of the plan area or completion of the next Fresno General Plan update. The plan also further adjusted the conventional major street grid pattern such as the diagonal North Chestnut and North Maple Avenues arterial street connection (North Sommerville Drive), as strategies to equalize the distribution of traffic flows and to maximize the utilization of available street capacities. In addition, the community plan's land use strategy restricted the further distribution of regionally significant traffic generating facilities outside of the identified community center and Herndon Avenue corridor. The adopted new alignment of North Millbrook Avenue is a further extension of that strategy by providing for centralized major streets serving the area north of East Behymer Avenue. In addition,the California Department of Transportation(Caltrans), District 6, Office of Intergovernmental Relations, submitted comments for the plan amendment and rezone which stated that the proposed project has the potential to impact the Freeway 41 interchanges of Friant Road and Herndon Avenues, both of which are already heavily congested. The letter also stated that in order to accommodate the growth proposed by this project, a fee of$1700 per peak a.m. and p.m. trip (between the project and these interchanges) should be charged to the applicant. A specific traffic analysis of the project was prepared by VRPA Technologies, Inc., in order to estimate the number of vehicle trips projected to use the freeway access ramps during the peak congestion periods. Utilizing the Institute of Traffic Engineers(ITE) Trip Generation Manual, Sixth Edition, and associated software together with the Fresno County Council of Governments computerized traffic model, this analysis predicts the expected number of vehicular trips to be generated by the proposed project and the desired direction of travel including access to Freeways 41 and 168. Furthermore, the technique used presents what may be considered a worst case condition in that vehicle trips to the south and southwest are allowed to utilize Freeway 41 as if there are no peak hour capacity constraints. In reality many trips to the south and southwest would be expected to utilize Freeway 168 as an alternative route to connect to Freeway 41 and Freeway 99 due REPORT TO THE PLANNING COMMISSION TT-5010/UG M Page 4 April 17, 2002 to its substantial excess capacity. The results of this traffic study analysis are summarized in the attached Environmental Assessment/Initial Study dated January 15, 2002. The City of Fresno's staff has met with Caltrans representatives to review the impacts on Freeway 41; 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, as a result of the meetings with Caltrans over the past several months, it has been mutually agreed by the City and Caltrans that a nexus study shall be performed that will detail the impacts on the Freeway 41/Friant Road/Hemdon Corridor. This study will focus on the area of impact,jurisdictional responsibilities and fair share fees, improvement costs, and funding sources. The applicant has agreed to participate in the funding of this nexus study at the previously agreed upon contribution rate of$250 an acre. Findings from this study may be implemented by the cities of Fresno and Clovis as well as the counties of Fresno and Madera upon adoption by the respective jurisdictions. Finally, it is noted that the community plan's combination of an extensive network of bicycle route facilities, easily accessible school and park sites, and the more focused distribution of neighborhood commercial facilities promotes reduced motor vehicle trips by encouraging the combination of trip purposes, and utilization of bicycling or walking to make short neighborhood trips. The proposed project provides for implementation of the major street network consistent with the Woodward Park Community Plan Update. Furthermore, development of the project area must comply with applicable development standards that require adequate street width for transit stop locations and the implementation of bike lanes along all major streets. Incorporation of these transportation features reduces traffic and land use conflicts that compromise safety and efficiency as more commonly experienced in the established portions of the metropolitan area. A full development alternative with a predominantly medium-low density residential land use pattern (including the present urban reserve area) was considered as an alternative recommended by the citizens advisory committee as a part of the 1989 Woodward Park Community Plan Update environmental analysis and public hearing process. Potential capacity deficiencies were predicted to occur on the major street segments identified above as well as Freeway 41. At that time Caltrans did not identify the necessity to impose traffic impact fees. Caltrans has been directed to prepare a project design and pursue the construction of improvements to the Freeway 41 and Friant Road interchange with transportation funds allocated by the Governor's Transportation Improvement Program(GTIP). It can reasonably be projected that the allocation of additional State transportation funds during the next two years will fund substantial capacity increasing improvements of this interchange. REPORT TO THE PLANNING COMMISSION TT-5010/UGM Page 5 April 17, 2002 East Copper Avenue Improvements The city will require usual frontage and Urban Growth Management street improvements for this street. The applicant will be required to dedicate an easement for street right-of-way along the entire frontage to provide for a superarterial street in accordance with the Woodward Park Community Plan and Public Works Standards. Therefore, this project is conditioned on the developer posting appropriate security for the improvement of the southerly half of the median island, two eastbound travel lanes including curb, gutter, streetlights, and any portion of the westbound turn lane at Cedar Avenue which is north of the centerline. North Cedar Avenue Improvements The applicant will be required to dedicate an easement for street right-of-way along the entire frontage to provide for a collector street in accordance with the Woodward Park Community Plan and Public Works Standards. In addition, the applicant will be required to construct concrete curb and gutter, sidewalk, twenty (20)feet of permanent paving along the frontage of the Fresno Metropolitan Flood Control District ponding basin, an underground street lighting system per E-I of Public Works Standards and any transition paving as necessary. Required Sidewalks The public street cross section of Vesting Tentative Tract No. 5010 is proposed to be developed with an interior local street having a right-of-way width of 50 and 54 feet as permitted under Alternate Public Works Standards API-1 and 2. Installation of sidewalks will be required on both sides of the public streets throughout this tentative map. Landscaping/Walls Given that the proposed subdivision abuts a superarterial and a collector street,the developer will be required to install the appropriate landscaping in accordance with the Woodward Park Community Plan. The applicant will be required to install ten (10) feet of landscaping along North Cedar Avenue and twenty (20) feet of landscaping along East Copper Avenue. In addition, the applicant will be required to install a minimum six (6) foot high concrete wall at the rear of the required landscape setback, which will baffle potential noise generated by vehicles traveling on either street. The subdivision map, based on the required findings for approval and subject to the recommended conditions of approval and the Woodward Park Community Plan, complies with applicable zoning, subdivision and UGM requirements. Therefore, staff recommends approval. Action by the Planning Commission on the tract map, unless appealed to the City Council, is final. Findings The Subdivision Map Act (California Government Code Section 66400 et. seq.) requires that a proposed subdivision not be approved unless the map, together with its design and improvements, is found to be consistent with the General Plan and any applicable specific plan(Finding No. I below). REPORT TO THE PLANNING COMMISSION TT-5010/UGM Page 6 April 17, 2002 State law further provides that the proposed subdivision map be denied if any one of the Finding Nos. 2 - 5 below is made in the negative. In addition, State law requires that a subdivision be found to provide for future passive and natural heating or cooling opportunities in the subdivision development(Finding No. 6 below). 1. The proposed subdivision map,together with its design and improvements is consistent with the City's General Plan and any applicable specific plan, because the Woodward Park Community Plan designates the site for medium-low density residential land uses. The project design meets the density and zoning ordinance criteria for development in this plan designation. 2. This site is physically suitable for the proposed type and density of development, because conditions of approval will ensure adequate access and drainage on and off the site. 3. The proposed subdivision design and improvements are not likely to cause substantial and considerable damage to the natural environment, including fish,wildlife or their habitat, because of the urbanized nature of the area in which the site is located. 4. The proposed subdivision design and improvements are not likely to cause serious public health and safety problems, because the conditions of approval have shown and will insure that the subdivision conforms with City health and safety standards. 5. The proposed subdivision design will not conflict with public easements within or through the site, because conditions of approval will assure noninterference with any existing or proposed public easements. 6. The design of the subdivision provides, to the extent feasible, for future passive and natural heating or cooling opportunities in the subdivision, because of the appropriate use and placement of landscaping plant materials and because of the orientation of the proposed lots. The subdivision map, subject to the recommended conditions of approval, complies with the design and property development standards of the Zoning Ordinance and local Subdivision Ordinance. Staff has reviewed the environmental assessment issued for Vesting Tentative Tract No. 5010, dated January 15, 2002, and adopted by the City Council on February 26, 2002,and found that the proposed subdivision map has been adequately assessed and that there is no substantial evidence in the record that the proposed project may have a significant effect on the environment and that project complies with the monitoring checklist adopted with the mitigated negative declaration. Based upon the plans and information submitted by the applicant and the recommended conditions of project approval, staff has determined that these findings can be made. Conditions of Approval 1. Development shall take place in accordance with Exhibit A dated April 17, 2002. REPORT TO THE PLANNING COMMISSION TT-5010/UGM Page 7 April 17, 2002 2. Development shall take place in accordance with the Conditions of Approval for Vesting Tentative Tract No. 5010/UGM dated April 17, 2002. CONCLUSION/RECOMMENDATION Based upon the information and required findings in the staff report, staff recommends that the Planning Commission consider the environmental assessment and take the following action: 1. APPROVE Vesting Tentative Tract Map No. 5010/UGM subject to compliance with the Conditions of Approval dated April 17, 2002. ARJjw-K:\Common\PC\TT 5010/UGM Attachments: Exhibit"A" Vicinity Map Exhibit"B" Subdivision Map Exhibit"C" Woodward Park Community Plan Map Conditions of Approval for VTT No. 5010/UGM dated April 17, 2002 Mitigated Negative Declaration of Environmental Assessment No. A-01-007, R-01-009, T-5010 dated January 15, 2002 FMFCD Memorandum dated April 16, 2002 ji / �o©oD4' v��vv�no�o0p�aooac�v do� *64,rdi if 1413,�, • ''��� ���QO��'�do •CCd�C��4 '� at _I .v SHY 0 : OyJ(p7 19 WFYC p°o Q S2 a.Z 4 zw v ■ '� 1. F 2O y =y� Zmm �. �FJ1W�i~1(Q{7y5 a~<'Ji`o _ <� CU �` w'a • •� O�U 1HIIII 7 < < v, V as 11 11 �NA.a Ow OPS � NOCu'� W 7W � I. � `J QW !.! c _ fla H• n2 �b 71:?.. , .i TV 7 v q� jt . y'r b w • � �• �� iPN. J.Pi/ I j ' � k - •ser I ': -":i _� _� F ` 1 rr.oz d Q ` y J "Y t WIN �r ! 3`14 �► t� fam � 1 {mow qc - -3l NaA'f HVQHD H.LIIOI1 y A � �.. » » Ilk 01 0 j - \ 14 'r �.J'l}{tih�� �••�, •i�^II1nI11v1nIHHt„ 3g TX71 a\ jar / pc / Lc.X444 haaaaea— ; MRV. C X588 p_Q4�444_4_4�_4_s i ter �► �' n M�6if1C� i / ° � UP- MO. � � L }33 jj �.l00000vo / j j exam mo®©mm®moo© k5 . oo©oomoam City of Fresno April 17, 2002 Development Department CONDITIONS OF APPROVAL VESTING TENTATIVE TRACT NO. 5010/UGM All tentative subdivision maps are subject to the applicable provisions of the State Subdivision Map Act, Fresno Municipal Code, City policies, and Standard Specifications. The following specific conditions are applicable to this subdivision map. The Urban Growth Management (UGM) Service Delivery Plan requirements are included in the following conditions of approval and are designated by the caption"Urban Growth Management Requirements". NOTICE TO PROJECT APPLICANT In accordance with the provisions of Government Code §66020(d)(1), the imposition of fees, dedications, reservations or exactions for this project are subject to protest by the project applicant at the time of approval or conditional approval of the development or within 90 days after the date of the imposition of the fees, dedications, reservations or exactions imposed on the development project. GENERAL CONDITIONS Preparation of the final map in accordance with Vesting Tentative Tract Map No. 5010 entitled Exhibit"A,"dated April 17, 2002. .AW-P vav f Fkr The site of Tentative Tract No. 5010/UGM is located within the jurisdiction of the County of Fresno. This property must be annexed to the City of Fresno prior to approval of a final map for any portion of Tentative Tract No. 5010/UGM. AND D+v. ai.t , 3. Submit grading plans and soils report to the City of Fresno,Development Department,for verification prior to final map approval. Ref. Sections 12-1022 and 12-1023,Fresno Municipal Code. Approval of grading plan is required prior to final map approval. Grading plan shall indicate the location of any required walls and indicate the proposed width of required landscape easements or strips. gR.►.,c (-TX) r% ^ ,�r4. The County of Fresno will need to review and approve the grading and drainage plans for this development to insure that storm water runoff from the project site will not adversely impact surrounding properties under the County's jurisdiction. T'k',Sl` 5. Public utilities easements, as necessary, shall be dedicated to the City of Fresno. Any required relocation of existing utilities necessitated by required street improvements will be paid for by the appropriate utility company or the developer of the project. Contact the appropriate utility company _ for information. .4"o Div c 6. Comply with the conditions, policies and standards set forth in the City of Fresno,Municipal Code, Article 10,Chapter 12,"Subdivision of Real Property";and Resolution No.68-187,"City Policy with Respect to Subdivisions"; Resolution No. 70-36, "Standard Specifications 1970," as amended; and Resolution No. 84-361, "Public Works Standard Drawings 1984," as amended. »vto 4 Conditions of Approval Vesting Tentative Tract No. 5010/UGM Page 2 April 17,2002 7. The subdivider shall pay applicable fees for,but not limited to, street trees, street signs,water fees, sewer fees,and inspection fees in accordance with Resolution No.79-606 and Resolution No. 80-420 _ (Master Fee Schedule),or any amendments,modifications or additions thereof and in accordance with .aND D`v E the requirements of State law as related to vesting tentative tract maps. 8. Prior to final map approval the owner of the subject property shall execute a "Right To Farm" covenant with the City of Fresno. Said covenant is to run with the land and shall acknowledge and agree that the subject property is in or near agricultural districts located in the County of Fresno and that the residents of said property should be prepared to accept the inconveniences and discomfort A#J D Pl d Q jW:. associated with normal farm activities. The"Right To Farm"covenant shall be recorded prior to or concurrent with the recording of the final map of Tentative Tract No. 5010/UGM. 9. The subdivider shall furnish to the City a subdivision guarantee of a title company listing all parties _ having any right, title or interest and the nature of their interest per State law. Atsp pt J 10. Relinquish access rights to North Cedar Avenue and East Copper Avenue from all residential lots to t- these streets. Ref. Section 12-10114--3 of the Fresno Municipal Code. A�DiiVT11. Relinquish Relinquish vehicular access rights to the northern property line from proposed lotX.. I 12. Relinquish vehicular access rights to the western property line from proposed lot k- 13. Relinquish vehicular access rights to the eastern property line from proposed lot 14. Relinquish vehicular access rights to the southern property line from proposed lot 7 17 Landscaping and Walls 15. Provide a ten (10) foot landscaped easement and irrigation system along the rear and side property lines of all lots which back-onto or side-onto North Cedar Avenue. Provide a twenty(20)foot landscaped easement and irrigation system along the rear and side property lines of all lots which back-onto or side-onto East Copper Avenue. Reference Section 12-10114--3, Fresno Municipal Code. When the grading plan establishes a top of slope beyond the required landscape easement noted and the construction of the required wall is to be established coincident with the top of slope then the required minimum easement width shall be expanded to include the full landscaped area up to the wall location. 16. Improvement plans for all required landscaping and irrigation systems shall be submitted to the Planning and Development Department for review prior to final map approval. A90 Ate . Conditions of Approval Vesting Tentative Tract No. 5010/UGM Page 3 April 17,2002 17. Maintenance oi'the required landscape easements located along North Cedar Avenue and East Copper Avenue, may be the responsibility of the City Landscaping and Lighting Maintenance District. Contact Public Works Department,Engineering Services Division staff for information regarding the City's District. The property owners shall petition the City for annexation to the City's district prior to final map approval. LAA)�D1v If the developer/subdivider elects to petition for annexation into the City's Community Facilitie District No. 2,he shall be required to provide the City of Fresno,Department of Public Works,vt i copies of signed acknowledgments from each purchaser of a lot within the subdivision, attesting to the purchasers understanding that the lot will have an annual landscaping maintenance assessment and that he is aware of the estimated amount of the assessment. Should the City Council not approve the annexation of such landscape areas then the property owner/developer shall create a homeowner's association for the maintenance of the landscape areas and proposed walls/gates. The proposed Declaration of Covenants, Conditions, and Restrictions (CC&R's) and the proposed instruments for the homeowner's association shall be submitted to the Development Department for review two(2)weeks prior to final map approval. Said documents shall be recorded with the final map or alternatively submit recorded documents or documents for recording prior to final acceptance of subdivision improvements. Said documents shall include assignment of responsibility to the owner's association for landscaping and other provisions as stated in the Development Department Guidelines for preparation of CC&R's dated January 11, 1985. 18. Improvement plans for all required landscaping and irrigation systems shall be submitted to the Development Department for review prior to final map approval. 19. Construct a 6-foot high solid masonry wall, or approved architecturally designed solid fence (solid wall or fence to meet requirements of Section 12-105-W-2, and Section 12-306-N-19, Fresno Municipal Code),at the rear of the required landscaped easement noted in Condition No. 15,above. 20. Construction plans for required walls showing architectural appearance and location of all walls shall be submitted to the Development Department for review prior to final map approval. 21. The developer shall provide two medium size trees in each front yard area of each lot located with the subdivision. The owner shall execute a covenant agreement running with the land to insure _ maintenance of the two trees to be provided in the front yard area of each home by the homeowner. Building Setbacks p22. Building setback lines shall be in accordance with the R-1/UGM zone district. Information 23. Solid waste disposal for the subdivision shall be provided by the City of Fresno. The method of collection to be utilized in this tract map shall be subject to approval of the Solid Waste Manager. • Conditions of Approval Vesting Tentative Tract No. 5010/UGM Page 4 April 17,2002 24. If archaeological and/or animal fossil material is encountered during project surveying, grading, excavating, or construction, work shall stop immediately. If there are suspected human remains, the Fresno County Coroner shall be immediately contacted. If the remains or other archaeological material is possibly Native American in origin, the Native American Heritage Commission (phone. 916-653-4082) shall be immediately contacted, and the l California Archaeological Inventory/Southern San Joaquin Valley Information Center (phone. 805-644-2289) shall be contacted to obtain a referral list of recognized archaeologists. An archaeological assessment shall be conducted for the project,the site shall be formally recorded,and recommendations made to the City as to any further site investigation or site avoidance/preservation. If animal fossils are uncovered, the Museum of Paleontology, 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. 25. Pay school construction fees to the Clovis Unified School District in accordance with the adopted schedule of fees, prior to the issuance of building permits for the subdivision. 26. Contact the United States Postal Service-Fresno Office for the location and type of mailboxes to be installed in this subdivision. 1 27. Pursuant to Section 66456.1 of the Subdivision Map Act, which states "The right of the subdivider to file multiple final maps shall not detract from the authority of the local agency to impose reasonable conditions relating to the filing of multiple final maps," any multiple final maps filed by the subdivider on this tract shall fully and independently conform to all provisions of Chapter 12, U i Article 10 of the Fresno Municipal Code(Subdivision of Real Property). j28. The subdivider shall obtain any and all permits required for the removal or demolition of any building or structure located within the subdivision boundaries. The developer shall also obtain any and all permits required for the closure of any septic tank, cesspool or water well. All permits shall be obtained prior to commencement of such work, in accordance with Chapter 13 of the Fresno Municipal Code. $9. Construction permits are subject to assurance that the City of Fresno's community water system has appropriate capacity and quality to serve this project. Contact Car Carlucci, Sate Department of Health Services,Division of Drinking Water and Environmental Management at(559)447-3300 for additional information. r--- �ionmeEht40 ' 30. ASpecial Assessment-If,as part of this subdivision,a division will be made of any lot or parcel of land upon which there is an unpaid special assessment levied under any State or local law, including a division into condominium interest as defined in Section 783 of the Civil Code,the subdivider shall file a written application with the City's Director of Public Works, requesting apportionment of the unpaid portion of the assessment. The application shall contain at least the Conditions of Approval Vesting Tentative Tract No. 5010/UGM Page 5 April 17,2002 following information: a. A full description of each assessed lot, parcel or interest to be divided and of how such lot, parcel or interest will be divided; b. A request that the Engineer apportion the amount remaining unpaid on the assessment in accordance with applicable law; and, ,1SA1P PtV C. Written consent of the owner(s) of each such lot, parcel, or interest to the requested apportionment. _ The application shall be filed prior to the approval of the final map by the City and shall be accompanied by a fee in an amount specified in the Master Fee Resolution, for each separate lot, P"4' parcel or interest into which the original assessed lot,parcel or interest is to be divided. The fee shall be in an amount sufficient to pay all costs of the City and the Engineer of Work responsible for determining the initial assessment in making the requested apportionment. PARK SERVICE 31. The applicant shall install landscaping,required trees,etcetera,in compliance with the Parks Division. Contact Michael McHatten for tree species requirements, required number of trees, etcetera at (559)621-2913 for additional information. Urban Growth Management Requirements 32. The subdivider shall be required to pay the appropriate UGM Park Capital Fee at the time of final map approval. Fee payment may be deferred until time of building permit issuance in accordance __ with the requirements of Section 12-4.509-C-3, Fresno Municipal Code. 1A^�n cnv_�f�6 FIRE SERVICE 33. Fire service will be provided by Fire Station No. 21. Provide residential hydrants per Public Works Standards. 34. Provide residential hydrants and fire flows per Public Works Standards with two sources of water. 35. Access shall be provided as shown on Exhibit A dated April 17, 2002. Urban Growth Management Requirements 36. The subdivider shall pay the appropriate Fire Station Capital Fee at the time of final map approval. If appropriate,fee payment may be deferred until the time of building permit issuance in accordance with the requirements of Section 12-4.508-D-3, Fresno Municipal Code. Conditions of Approval Vesting Tentative Tract No. 5010/JGM Page 6 April 17,2002 STREETS AND RIGHTS-OF-WAY 37. The subdivider shall make provisions for the physically handicapped in accordance with the . Department of Public Works standards and as required by State law. 56tV- Handicap access ramps are required at all corners within the limits of this tract. 38. All existing and proposed utility systems shall be installed underground in accordance with Section 12-1011(h) of the Fresno Municipal Code. The subdivider's attention is directed to the installation of street lights in accordance with Resolution No's. 68-187, 78-522, 81-219 and 88-229. 39. The subdivider shall furnish to the City acceptable security to guarantee the construction of the off-site street improvements in accordance with all applicable provisions of the Fresno Municipal Code and the State Subdivision Map Act. 40. All dead-end streets created by this subdivision shall be properly barricaded in accordance with City standards within seven(7)days from the time the streets are surfaced or as directed by the Engineer. W 5U 41 All of the required street improvements shall be constructed and/or installed in accordance with City of Fresno standard specifications,unless modified by the Director of the Public Works Department. W X13 42. All interior streets shall be dedicated as shown on Exhibit "A" dated April 17, 2002 and fully improved with standard curb, gutter, street lighting, and full width permanent street pavement. ?'�5 43. Construct all curb, gutter sidewalk (both sides),permanent paving, and underground street lighting system on all interior local streets. Sidewalk patterns shall comply with Public Works API standards for 50-ft and 54-ft wide streets. Handicap access ramps are required at all corners within the limits of this tract. I� _ 44. Wherever street furniture is proposed or existing within the proposed sidewalks a minimum of 4 feet unobstructed sidewalk path should be maintained to comply with ADA requirements. If necessary _ dedicate a pedestrian easement to accommodate for the 4 feet minimum unobstructed path to.V'ta-'fa requirement. 45. The developer shall comply with Rule 8060 of the San Joaquin Valley Air Quality Pollution Control District for the control of fugitive dust requirements from paved and unpaved roads. Rw• Srn�tr� 46. North Cedar Avenue(Collector): Relinquish direct vehicular access to North Cedar Avenue from all lots of this subdivision. Dedicate right of way for public street purposes to accommodate for the Collector to Arterial Approach as shown on Exhibit A dated March 21, 2002 for both the east and west sides of North Conditions of Approval Vesting Tentative Tract No. 5010/UGM Page 7 April 17,2002 Cedar Avenue. In addition to the required right-of-way dedication the Public Works Department is requiring that an easement be reserved for a future dual left turn pocket at Copper Avenue and labeled as "RIGHT-OF-WAY RESERVE," as depicted Exhibit A dated March 21, 2002. 47. Construct concrete curb&gutter,sidewalk,twenty(20)feet of permanent paving.along the frontage of this tract, and any transition paving as necessary. The sidewalk shall be constructed to a ten(10) foot wide residential pattern. 48. Construct an underground street lighting system per E-1 of Public Works standards within the limits of this tract. Spacing and design shall conform to Public Works standards for Collector streets. 49. Construct concrete curb and gutter,sidewalk,twenty(20)feet of permanent paving along the frontage of the Fresno Metropolitan Flood Control District ponding basin, an underground street lighting system per E-1 of Public Works Standards and any transition paving as necessary. The sidewalk shall be constructed to a ten(10)foot wide solid pattern adjacent to the ponding basin. Spacing and design shall conform to Public Works Standards for Collector Streets. The developer and/or owner should P•�• seek credit(s) for the Fresno Metropolitan Flood Control District for these frontage improvements. 50. East Copper Avenue (Collectorl—Relinquish direct vehicular access to East Copper Avenue from _ all lots of this subdivision. 51. Dedicate right of way for public streets purposes along Copper Avenue as shown on attached Exhibit A dated March 21, 2002. In addition to the required right-of-way dedication the Public Works Department is requiring that an easement be reserved for a future six (6) lane Copper Avenue as _ shown on Exhibit A dated March 21, 2002 and labeled as"RIGHT-OF-WAY RESERVE." Rw •7f1�e6�,p 52. Construct concrete curb, gutter, sidewalk,twenty(20) feet of permanent paving, and any transition paving as necessary. The sidewalk pattern shall be constructed to a ten(10) foot residential pattern. 53. Construct an underground street lighting system per E-1 of Public Works standards within the limits of this tract. Spacing and design shall conform to Public Works standards for Collector streets. I.�r►•�r�s� 54. Access to Copper Avenue: The access street onto Copper Avenue as shown on this tentative map dated April 17,2002,will not be accepted by the Public Works Department. Only street connections at the quarter mile points along Copper Avenue are permitted. The Public Works Department is requiring that the most northerly east-west street be extended to the eastern boundary of this subdivision and then northerly to Copper Avenue. Said connection to Copper Avenue shall be designed for a minimum of 54-ft in width per Public Works Standard AP-1. The location and point P.w-51T7a5f�5 of access to Copper Avenue shall be reviewed and accepted by the Public Works Department prior to final map recordation. 55. Construct transition paving along East Copper Avenue west of North Cedar Avenue as necessary to complete the protected left turn pocket and the new eastbound and westbound travel portions of Copper Avenue to be constructed as part of the UGM and frontage improvement requirements along Conditions of Approval Vesting Tentative Tract No. 5010/UGM Page 8 April 17,2002 Copper Avenue. 56. Construct transition paving along East Copper Avenue east of the easterly limits of said tract as necessary to provide for a safe transition for the new eastbound and westbound travel portions of Copper Avenue to be constructed as part of the UGM.and frontage improvement requirements along _ Copper Avenue. 57. Construct a designated right-turn lane (100 ft. in length) onto said access point and dedicate an additional 2-feet along Copper Avenue to accommodate for this right turn lane. Urban Growth Management Requirements 58. This project falls within the UGM Major Street Zone F. UGM street fees shall be due. A3r>Pv.. North Cedar Avenue 59. Construct the two center section travel lanes with permanent paving as shown on attached Exhibit A dated March 21, 2002,to complete the northbound and southbound travel portions of North Cedar _ Avenue from the southerly limits of this tract to the intersection with East Copper Avenue. 60. Install a 150-watt safety light at the southeast and southwest corners of Copper and Cedar Avenues. a 5t>zk'C-tSEast Copper Avenue 61. Construct the two 17-ft center section travel lanes with permanent paving to complete the eastbound and westbound travel portions of East Copper Avenue within the limits of this tract. The design of Copper Avenue shall accommodate for a 250 ft long left turn pocket per Public Works Standards P- Special UGM Fee Due for Willow and Copper Avenue Construction The City of Fresno is undertaking a Nexus Study to determine an "Enhanced Major Street Zone" for both Willow and Copper Avenues in this area. This study will be used to determine fees due from remaining undeveloped parcels within the UGM zones that currently use these facilities, generally described as Zone A,Zone E-1,Zone F,and Future Copper River. In addition,it may be found that parcels outside the City of Fresno are identified in this Nexus Study. This may reduce the cost to development in this area, based on these findings and the agreement with those governmental jurisdictions as to the collection of these fees. To those developments in the City of Fresno, this fee will be above the current UGM fees collected for other facilities in these zones. Based on preliminary staff estimates for the construction associated with these streets and to complete a fu114 lane facility along Copper,from Friant to Willow,with curbs,gutters,2 travel lanes in each direction, and a raised/landscaped median island, and traffic signals, and to complete construction of the west side of Willow Avenue, from Copper to Herndon(which is in the City of Fresno Conditions of Approval Vesting Tentative Tract No. 5010/UGM Page 9 April 17, 2002 sphere of influence) with curb and gutter, the #3 southbound travel lane (outside travel lane) the #2 southbound travel lane (middle lane of a 6 lane facility)and Y2 the cost of traffic signals at all major streets, the total cost of construction is$16,104,833. There area a total of 2,358 acres of residential,commercial,and institutional uses remaining in the UGM zones east of Blackstone Avenue and north of Herndon Avenue which is estimated to produce approximately 430,841 vehicles trip per day into this area. All other-necessary construction to these facilities would be proposed as candidates for grant projects since both of these roadways are considered transportation corridors on the County of Fresno Regional Transportation Plan. With the total cost to construct these facilities estimated at $16,104,833 and the number of vehicle trips estimated at 430,841, the cost per trip is$16,104,833/430,841 = $37.38 per trip. Therefore, based on this preliminary cost, this Tract Map of 99 proposed residential lots (I unit per lot) equates to a total of 990 vehicle trips per day(at 10 vehicle trips per day). For 990 vehicle trips per day at $37.38 per trip, the total would be $37,006.00 in fees for this tract may, assuming the estimated cost at this time. The Nexus Study will be the legally binding document that will ultimately determine the cost to benefit ration, zone of influence, and cost analysis to each development and may alter this per trip amount. Should this study fail to find that there is no legal nexus for improvements, all voluntary fees paid by this development shall be reimbursed in the amount equal to the payment amount of this development. In an effort to better serve the interest of the community and to provide the necessary financing to construct the travel facilities along these roadways,it is proposed that an accelerated rate of two(2)times the standard trip rate of$37.38 per trip be collected per occupancy of any units built whether residential, commercial or institutional,for all development in the first 5 years of this process. The accelerated rate fee would then be multiplied by two (2 times its normal per trip rate) for a total cost of $74,012.00($37,006.00 x 2 = $74,012.00). This accelerated rate collected during the first 5 years will be used to build these roadways and to reimburse projects that construct actual facilities along these roadways when their construction is above and beyond their accelerated rate fee due. After the 5 year period, continuing development will be charged fees at the standard rates and final road improvements will be constructed and reimbursements will begin back to those persons who have paid over the standard rate to reduce their fees back to the standard rate, based on the findings of the Nexus Study. Since it is anticipated that the remaining acreage in the northeast area will be built out within 10 to 15 years, there should be no remaining reimbursements after 15 years, and all reimbursements over the standard rates required will be paid, using funds collected from development ongoing after the construction of these road facilities are complete. SEWER AND WATER REQUIREMENTS 62. The developer shall be required to construct any sewer and water mains necessary to serve adjacent properties prior to placement of any permanent street surfacing. Sanitary Sewer Service +YK-6Y'Wr`A MinlfPVC sanitary sewer main is existing in East International Avenue south of the tract to serve the proposed subdivision. The tract is subject to the findings procedures for sewer service associated rw,- Jnc.tTYJpFAIOA� Conditions of Approval Vesting Tentative Tract No. 5010/UGM Page 10 April 17,2002 with the Woodward Park Community Plan. The following conditions are required to provide sanitary sewer service to the tract. 64. Master planning for sewage collection and treatment facilities in the project vicinity has not been completed at this time. Master planning is necessary in order to avoid replication of multiple small- scale public facilities to serve individual projects nearby adjacent locations. Prior to submittal of the final map package with improvement plans, the subdivider shall participate with other subdividers in the property vicinity under city oversight to develop a comprehensive plan for sewer facilities ' u• `Uincluding sanitary sewer pipelines,sewer lift stations,and wastewater treatment facilities. The master plan may also address potential beneficial re-use of treated effluent. 65. The developer's engineer shall provide a preliminary sewer layout for city review prior to submitting plans and profile drawings for plan check. w.cJnuc� Dc��Cw 66. The developer shall construct a sewer lift station and force main facilities as approved by the City of Fresno. CU•(`[1t c.tr� VESA 4) 67. Public sewer main extension within North Cedar and East Copper Avenues shall be required, but _ cannot be precisely determined until the sewer system planning issues noted above are resolved. '.1,J•UTII.�C`l AGN 68. Separate sewer house branches shall be provided for each lot created. `mutL169 All public sewer facilities shall be constructed in accordance with Public Works Department standards, specifications, and policies. Ail public sanitary sewer facilities shall be constructed in accordance with Public Works standards, specifications, and policies. Urban Growth Management Requirements In compliance with the Woodward Park Community Plan Verification and Monitoring Procedures for Sanitary Sewer Service, it has been demonstrated and determined that sanitary sewer service is available to this project in the Herndon/Cornelia Trunk Sewer subject to mitigation measures described below. The average daily sanitary sewer flow contribution resulting from this project has been estimated at 29,106 gallons per day. The property is located in an area of the Woodward Park Community Plan formerly designated as "Urban Reserve." This area was designated as such by the City Council due to the uncertain availability of urban services. It has been determined that the 42-inch segment between North Fresno Street and North Howard Avenue and the 21-inch segments in North Cedar Avenue between East Fir and East Herndon Avenues of the Herndon Trunk Sewer will be impacted as a result of this project;therefore,the developer shall construct the following improvements prior to issuance of occupancy permits unless otherwise stated: Conditions of Approval Vesting Tentative Tract No. 5010/UGM Page 1 1 April 17,2002 71. The developer shall be required to enhance (by pipe lining) the 42-inch segment of the Herndon Trunk Sewer between North Fresno Street and North Howard Avenue as a result of this project. 72. The developer shall replace or enhance the existing 21-inch section of the sewer main to the capacity of the 42-inch sewer main immediately upstream. Match the upstream of the 42-inch sewer main located in North Cedar between East Herndon and East Fir Avenues. A credit shall be given for the required construction of the enhancement and the developer shall be eligible for reimbursements as ?W.UnLTtt pgi(,designated in the Master Fee Schedule. 73. The developer shall construct a sewer lift station and force main facilities as approved or directed by the City of Fresno. As an alternative to the above: 74. The City is willing to accept payment ofthe established sewer enhancement connection fee at the time of development. The City of Fresno would then assume responsibility to make the enhancements to mitigate this project's impacts on the sewer system. WATER SERVICE 75. A 14-inch water main is existing in East International Avenue south of the tract to serve the proposed subdivision. Upon demonstration through the findings process that an adequate source of potable water exists to meet state and federal contaminate levels and sufficient supply is available to meet fire _ flow requirements, the water main can be extended to serve this tract. 76. A 14-inch Transmission Grid water main(TGM) shall be installed in North Cedar and East Copper _ Avenues along the tract frontage. 77. Two independent points of connection to the City water system are required to serve proposed tracts or any phase thereof. C.4,5,Ulcus D w 78. Separate water services shall be provided to each lot created. All public water facilities shall be constructed in accordance with Public Works standards, specifications and policies. Urban Growth Management Requirements In compliance with the Woodward Park Community Plan Verification and Monitoring Procedures for Water Service, it has been determined that an adequate source of potable water is available subject to mitigation measures as described below, to meet City, State, and Federal standards during periods of peak flow in the city water system serving the Woodward Park Community Plan area for this project, including existing demand and all other approved development. The projected peak water demand resulting from this project has been estimated at 210 gallons per minute. Conditions of Approval Vesting Tentative Tract No. 5010/JGM Page 12 April 17,2002 80. Construct a 14-inch Transmission Grid Main(TGM) along the tract frontages on North Cedar and East Copper Avenues and extending to a second point of connection. '•�• QT1 u«-1 �c�v 1. Any existing agricultural wells within the boundaries of the proposed development shall be sealed and abandoned in compliance with California Well Standards, Bulletin 74-90 or current revisions, issued by California Department of Water Resources and City of Fresno standards. .yJ.Onu.T��pa�W _ 82. Payment of water connection fees in effect at the time of entitlement. Iwo 83. A minimum of two sources of water is required for this project. w6 URBAN GROWTH MANAGEMENT REQUIREMENTS (GENERAL) '66184. The developer of property located within the UGM boundaries shall comply with all sewer,water and street requirements and pay all applicable UGM fees imposed under the Urban Growth Management _ process (with appropriate credit given for the installation of required UGM improvements) in .A0 Au �, C-,J6 accordance with the requirements of State Law as related to vesting tentative tract maps. 85. The developer will be responsible for the relocation or reconstruction of any existing improvements or facilities necessary to construct any of the required UGM improvements. �.c�.t)Ttu,cti( �✓���Right-of--Way Acquisition 86. The developer will be responsible for the acquisition of any necessary right-of-way to construct any of the required improvements. Rights-of-Way acquisition shall include any rights-of-way necessary for proper drainage,signing,pole _ —relocation, and shoulder grading. In general, this will require right-of-way to be provided p, k approximately 10 feet outside the traveled lane. The exact requirement must be determined at the project design stage based on the existing conditions and detailed design information. In the event an acquisition of any easement or right-of-way is necessitated by the subject development, said acquisition will be accomplished prior to final map approval. The developer should contact the Real Estate Section of the Public Works Department to receive procedural guidance in such acquisitions. Should such acquisition not be accomplished prior to final map approval,the developer must request and grant to the City the full authority to attempt acquisition either through negotiation or through its power of eminent domain. The developer shall furnish to the City Public Works Department, Real Estate Section,an appraisal report or a request for an estimated appraisal amount(to be determined by the Real Estate Section)prior to preparation of a Subdivision Agreement. The developer/owner shall submit adequate security in the form of a cash deposit to guarantee payment of all costs associated with the acquisition, including staff time, attorney's fees, appraisal ca` fir; . Conditions of Approval Vesting Tentative Tract No. 5010/JGM Page 13 April 17,2002 fees, court casts, and all related expenditures and costs necessary to effect the acquisition of such easements or rights-of-way. FLOOD CONTROL, 87. The subdivider shall be required to pay any applicable storm drainage fees to comply with Chapter 13, Article 13 of the Fresno Municipal Code. 88. 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 modificatior..s 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 M' District's letter to the Development Department dated April 16, 2002. 9. Any temporary ponding basins constructed or enlarged to provide service to the subdivision shall be fenced in accordance with City standards within seven (7) days from the time the basin becomes operational or as directed by the City Engineer. Temporary ponding basins will be created through a covenant between the City and the Developer prior to final map approval. Maintenance of the temporary ponding basin shall be by the Developer until permanent service for the entire subdivision is provided. GOVERNMENT CODE §66020(d)(1) A protest filed pursuant to subdivision(a)shall be filed at the time of approval or conditional approval of the development or within 90 days after the date of the imposition of the fees,dedications,reservations,or other exactions to be imposed on a development project. Each local agency shall provide to the project applicant a notice in writing at the time of the approval of the project or at the time of the imposition of the fees, dedications, reservations, or other exactions, a statement of the amount of the fees or a description of the dedications, reservations, or other exactions, and notification that the 90-day approval period in which the applicant may protest has begun. SEWER CONNECTION CHARGES FEE RATE 1. Lateral Sewer Cliarge $0.10/sq. ft. (to 100' depth) 2. Oversize Charge $0.05/sq. ft. (to 100' depth) 3. Trunk Sewer Charge $496/living unit Service Area: Hemdon 4. Wastewater Facilities Charge $2,119/living unit 5. House Branch Sewer Charge n/a 6. Millbrook Overlay Sewer n/a Conditions of Approval Vesting Tentative Tract No. 5010/JGM Page 14 April 17,2002 WATER CONNECTION CHARGES FEE RATE 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 9. Fire Hydrant Charge $0.75/100 square feet 10. Transmission Grid Main Charge $560/gross acre 11. Transmission Grid Main Bond Debt Service Charge $243/gross acre 12. UGM Water Supply Fee $397/living unit Service Area: 101 s 13. Well Head Treatment Fee $0/living unit Service Area: 101 14. Recharge Fee $0/living unit Service Area: 101 15. 1994 Bond Debt Service $895/living unit Service Area: 101 DEVELOPMENT IMPACT FEE 16. Northeast Fresno Policing Area $66/living unit URBAN GROWTH MANAGEMENT FEE RATE/CHARGE* 17. UGM Fire Station Capital Fee $1,388/gross acre Service Area: 21 18. UGM Park Fee $1,690/gross acre Service Area: 7 19. Major Street Charge $2,500/adjusted acre Service Area: F 20. Major Street Bridge Charge $50/adjusted acre Service Area: F r Conditions of Approval Vesting Tentative Tract No. 5010/UGM Page 15 April 17,2002 21. Traffic Signal Charge $860/adjusted acre 22. UGM Grade Separation Fee n/a 23. UGM At-Grade: Railroad Crossing Fee n/a Service Area: 24. Trunk Sewer Charge n/a Service Area: 25. *Street Acquisition/Construction Charge n/a arWCOA\TTM-5000-CCA . CITY OF FRESNO MITIGATED NEGATIVE DECLARATION Initial Study is on file in the Planning and Development Environmental Department City Hall,2600 Fresno Street,Fresno, Assessment Number: California 93721 A-0 1-07,R-01-09,TT-5010 (559)498-4441 APPLICANT: Fran boos(James Aluisi) Assessor's P.O.Box 26233 Parcel Number: Fresno,Ca 93729-6233 301-081-07s PROJECT DESCRIPTION AND LOCATION:Plan Amendment Application No.A-01-07, Filed with: Rezoning Application No.R-01-09,and Tentative Tract Map No.5010 filed by Aluisi Development REBECCA E. KLISCH,City Clerk pertaining to 35.38 net acres of real property located on the southeast corner of East Copper Avenue 2nd Floor-City Hall and the North Cedar Avenue alignment. The plan amendment proposes to amend the 1984 Fresno 2600 Fresno Street General Plan and the 1989 Woodward Park Community Plan from agriculture/urban reserve to medium-low density residential.The rezone application proposes to change the zone district Fresno,California 93721-3603 classification of the subject property from AL-20(County)to the R-1/IJGM(City of Fresno)zone district. Tentative Tract Map No.5010 proposes to subdivide the subject property into 99 single family residential lots. The plan amendment request would also change the designation of Copper Avenue from an arterial to a superarterial major street from the Cedar Avenue alignment extending one quarter mile east The project also includes the detachment of the subject property from the Fresno County Fire Protection District and Kings River Conservation District and annexation to the City of Fresno for which the Fresno County Local Agency Formation Commission(LAFCO)is the responsible agency, 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 category which 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 ofthe 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 marry non-physical projects contribute directly or indirectly toward a cumulative impact on the physical environment. The incremental effect contributed by this 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 ofthe 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: Michael Sanchez SUBMITTED BY: Planner III , ;1. MATE: Janugy 14,2002 'GILBER J.H O,Pl g Manager PLANNING AND DEVELOPMENT DEPARTMENT ENVIRONMENTAL CHECKLIST EA No. A-01-07, R-01-09, TT 5010 Potential Environmental Effects 1.0 TOPOGRAPHIC. IL GEOLOGIC 1 11.7 Availability of storm water drainage facilities CONSIDERATIONS (on or off-site) 1 1.1 Geologic hazmls,unstable soil conditions 1 11.8 Availability of adequate park and recreation 11.2 Adverse change in topography or ground surface relief areas T1.3 Destruction of unique geologic or physical features 1 11.9 Unusually high solid waste generation _ 1.4 Increased water erosion 12.0 HAZARDS 2.0 ArR QUALM 1 12.1 s plosion or release of hazardous subst 2 2.1 Substantial m iW source of pollution 1 12.2 Site subject to flooding 2.2 Direct on-site pallution generation 1 12.3 Adverse change in course of flow of flood wate 2.3 Generation of objectionable odors 1 12.4 Potential hazards from aircraft accidents 1 2.4 Generation of dust except during construction F 12.5 Potential hazards from landfill and/or 1 2.5 Adverse local climatic changes toxic waste sites 3.0 WATER 13.0 AESTHETICS 3.1 UYU Felent groimd water available for long-term project use 1 13.1 Obstruction to public or scenic vista or view 3.2 Use of large quimtities of ground water 1 13.2 Creation of aesthetically offensive conditions 1 3.3 Wasteful use ofground water 1 13.3 Removal of street trees or other valuable vegeta 1 3.4 Pollution of surface or ground water supplies 1 13.4 Architectural incompatibility with surrounding 1 3.5 Reduction in gn)und water recharge 14.0 HISTORICAL!ARCHAEOLOGICAL 4.0 PLANT LIFE 1 14.1 Removal of historic building,disruption of 1 4.1 Muction of the numbers of any unique,rare,or endangered archaeological site species 1 14.2 Construction or activity incompatible with adja 1 4.2 Reduction in aa-eage of agricultural crop historic site 1 4.3 Premature or unnecessary conversion of prime agricultural land 15.0 ENERGY 1 15.1 Use o su stantial amounts of fuel or energy 5.0 ANIMAL LIFE 1 15.2 Substantial increase in demand upon existing sources of energy 1 5.1 Reduction in the;numbers of any rare,unique,or endangered 1 15.3 Wasteful use of energy species 1 5.2 Deterioration or displacement of valuable;wildlife habitat Explanation of Ratings 1 6.0 HUMAN HEAI:TH-Potential for causing illnesses 110" Insufficient Information 7.0 NOISEInsufficient information is available for this category 7.1 Increases in exiMng noise levels and project to determine the potential euvironmeutal 7.2 Exposure to high noise levels effects which may result from the proposed project. 8 AND 1 8 0 I Production o gw0.which will adversely affect residenfial 11111 No Significant Environmental Effect areas In this o the proposed project will not have 1 8.2 Exposure of residences to high levels of glare category, p pow p an adverse environmental effect,or any such effect 9.0 E is not substantially unusual or of undesuable 9.1 �ty with adopted plans and policies magnitude. This rating>s also utilized in cases where 9.2 Acceleration of growth rate the category is no=t to the particular 9.3 Induces unplanned growth - project under consideration. 9.4 Adverse change in existing or planned area characteristics 11211 Moderate Environmental Effect 10.0 �T�N��S (jN AND CIRCULATION could have 2 10.1 aeration o vehicle traffic suincient to cause capacity category, a proposed project deficiencies on wdsting street system an adverse environmental effect which is of sufficient 10.2 Cumulative inp+ease in.traffic on a mayor street for which magnitude to be of some concern. However, capacity deficiencies aro projected this effect is not substantial enough in itself to rewire 103 Specific traffic;hazard to motorists bicyclistsr or pedestrians preparation of an Environmental Impact Reports and 10.4 Routing of non-residential traffic tl'u ough residential area is mitigable through project changes and conditions. 10.5 Insufficient or rKwly locatedparking 1 10.6 Substantial increase m rail and/or air traffic 113" Significantly Adverse Environmental Effect 11.0 URBAN SERVICES The environmental effect identified in this category 11.1vat a t ib'tity of fire protection substantiates in itself,or contributes toward,a Binding t 11,2 Lack of emiergeacy vehicle access the proposed project has a potentially significant adver 113 Adequacy of design for crime prevention effect on the environment sufficient to require the 11.4 Ovettixowding of school facilities preparation of an Environmental Impact Report- -11.5 eport• li 1.5 Availability of i mains of adequate size 11.6 Availability of:;ewer line and sewage treatment capacity INITIAL STUDY Environmental Assessment No. A-01-07, R-01-09, TT-5010 PROJECT DESCRIPTION Plan Amendment Application No. A-01-07,Rezoning Application No. R-0 1-09 and Tentative Tract No. 5010 filed by Alui;;i Residential Development, pertaining to 35.38 net acres of real property located on the southeast comer of East Copper Avenue and the North Cedar Avenue alignment. The plan amendment application proposes to amend the 1984 Fresno General Plan and 1989 Woodward Park Community Plan to change the planned uses of the subject property from agriculture/urban reserve to medium low density residential land uses. The rezoning application proposes to rezone the subject property from the AE-20 (County)zone district to the R-1/UGM(single family residential/urban growth management)zone district. Tentative Tract No. 50:10 proposes to subdivide the subject property.into a 99 lot single family subdivision. This plan amendment also proposes to amend the circulation element to change the designation on East Copper Avenue from an arterial to a superarterial classification between Cedar Avenue extending east one quarter-mile to the Barton Avenue alignment. Copper Avenue is a proposed super arterial in the 2025 General Plan Update be:tween Friant Road and Willow Avenue. Approval of Plan Amendment No. A-90-43 in April, 1991 established the definition of a superarterial as follows: "Six-lane divided roadway with one full median break permitted at the quarter-mile point,being characterized by limited access from abutting properties,whose primary purpose is to move traffic in and out of the;plan area." Ile project also includes the removal of the project properties from Fresno County Fire Protection District and Kings River Conservation District and annexation to the City of Fresno for which the Fresno Local Agency Formation Commission is the responsible agency. Bordering ProR y Information Planned Land Use Existing Zoning Existing Uses North: Copper River Development AL-20(County) Agriculture South: Medium-Low:Density Residential R-1/UGM Single Family Residential East: Agriculture/Urban Reserve AL-20(County) Agriculture. West: Open Space-Ponding Basin AL-20/(County) Ponding Basin Public Facilities-Elementary School AL-20(County) Proposed Elementary School Site Staff has reviewed the above-referenced project proposal and consulted with affected agencies and interest groups. Approval of 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. The project area is located within the northeastern most portion of the City of Fresno's adopted Sphere of Muence and Urban Boundary area,which was planned for urban reserve by the Woodward Park C6mmunity Plan update adopted in 1989. Me community plan's agriculture/urban reserve planned use together with supporting policies and implementation actions pertaining to the urban reserve area were to be . INITIAL STUDY EA No. A-01-07, R-0 l-09, TT-5010 Page 2 January 14, 2002 reconsidered with the scheduled Fresno General Plan update in 1994. While a draft General Plan Update was prepared,it was not irntiated by the City Council until February 1999"for preparation of an environmental impact report and formal public review. Several community plan amendments have subsequently been approved, including Plan Amendment Application No. A-95-11, which allow consideration of proposals for urban land use and development within the urban reserve area. Environmental documents for previous plan actions include Final EIR No. 10085 (Fresno General Plan), Final EIR No. 10100(Woodward Park Community Plan update), Final EIR No. 10117(Woodward Park Community Plan Urb;m Reserve Amendments)and Environmental Assessment Mitigated Negative Declaration No. A-95••11,A-95-06,A-95-08,A-94-13 (urban reserve policy and land use plan amendments). Additional 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 Resource Management Plan). These environmental impact analyses and conclusions,together with supporting technical studies,address the impacts of population growth and the necessary public facility capacity expansion associated with the urban development that will accommodate this growth within the City of Fresno's 1984 General Plan Urban Area Boundary and Sphere of Influence. The approval of the al*ve-noted plan amendment applications with the accompanying environmental mitigation measures provided the opportunity to consider urban development within the urban reserve area. To the extent that the preceding environmental impact analyses.conclusions. findings and mitigation measures are applicable to the subject project.pursuant to Section 15150 of the CEOA Guidelines.they are incorporated herein by reference Specifically the mitigation measures established by the mitigated ne ag tive declaration for Environmental Assessment No. A-95-11.A-94-13,A-95-06.A-95-08 amending the Woodward Park Community Plan policies and measures pertaining to the urban reserve area adopted by City Council Resolution No. 96-11 (attached),:the mitigation measures and findings of Final EIR No. 10117 certified by adoption of City Council Resolution No 94108 (attached)• and.the mitigation measures and findings of Final EIR:No 10100 certified by the adoption of City Council Resolution No 89-463 (attached). Certification or approval of these environmental documents identified potentially significant adverse environmental impact:;,appropriate mitigation measures,and findings of overriding considerations with respect to unavoidable,significant impacts. The following impacts were identified by City Council Resolution No. 89-463 certifying Final EIR No. 10100(Woodward Park Community Plan Update). 1. Water-Groundwater overdraft, groundwater contamination and reduced service levels. 2. Traffic-Increase traffic volumes and increased traffic congestion with reduced service levels. 3. Air-Increased mobile and stationary source air pollution. 4. Noise - Increased noise generated by vehicular traffic and commercial/industrial activities. o „ 5. Geologic, Seismic, Soils, and Agricultural Land-Loss of agricultural land. RQTIAL STUDY EA No. A-01-07, R-O 1-09, TT-5010 Page 3 January 14, 2002 6. Increased energy consumption. Resolution No. 89-463 also contains a statement of overriding considerations for the above unavoidable significant effects. The benefits of implementing the Woodward Park Community Plan outweigh unavoidable significant effects for the following reasons. 1. Without the plan, urban growth may continue to occur on the urban fringe without the benefit of policies which promote the community's well-being. 2. The Woodward Park area was identified as one of several appropriate urban growth areas by the 1984 Fresno General Plan for managed urban growth. 3. While the plan provides for a population of 65,000 it reduces the community's ultimate population holding capacity to a level substantially less than that anticipated by the 1984 General Plan to avoid excessive demands on limited sewer, streets and groundwater facilities and resources. 4. The plan will provide for the managed use of public facilities to the extent economically appropriate. 5. It is economically,socially and technologically infeasible,at this time,to reduce the generation of air pollution created by increased population and urban activities in the Woodward Park Community to a greater extent than that achieved in the metropolitan area as a whole. 6. The management and maintenance of groundwater quantity and quality must be pursued on a comprehensive region-wide basis in cooperation with other responsible public agencies. 7. The"no project"alternative would not substantially reduce or avoid environmental impacts as incremental urban growth would continue to occur at a higher intensity and with less comprehensive mitigation measures. 8. If no further development was to take place in the Woodward Park Community Plan area, long-term - impacts on groundwater resources,increased traffic and generation of air pollution caused by urban growth would still occur as a result of expanded development elsewhere in the metropolitan area. 1.0—TOPOGRAPHIC. SOIL, GEOLOGIC CONSIDERATIONS There are no geologic hazards or unstable soil conditions known to exist on the project site. However,there are grade differentials on the southern portion of the property which will necessitate extensive grading. Unique or significant land forms such as vernal pools are not found on the subject property. 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. 0. IMTIAL STUDY EA No. A-01-07, R-01-09, TT-5010 Page 4 January 14, 2002 2.0—AIR QUALITY: 2.1—Substantial Indirect Source of Pollution Fresno County is within the eight-county San Joaquin Valley Air Basin for which the San Joaquin Valley Unified Air Pollution Control District has been created as the governmental agency responsible for the monitoring and regulation of air pollutant emissions from stationary, indirect and mobile sources within the air basin. The San Joaquin Valley Unified Air Pollution Control District(SJVUAPCD)has commented that intensified urban development of the project site will contribute to the creation of additional air quality contaminant constituents. These include ozone(photo-chemical smog)precursors and PM10(dust). In the past air quality conditions were also found to exceed the carbon monoxide standards at sites(hot spots) within the Fresno-Clovis Metropolitan Area. It should be noted that the SJVUAPCD staff has indicated that the Fresno-Clovis area has recently been designated as an attainment area for carbon monoxide pollutants per state ambient air quality standards. The Air District has suggested that the URBEMIS 7G 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 indicated that vehicular trips generated by the proposed uses might generate emissions approximating 3.66 tons/year of ROG(Reactive Organic Gasses), 5.33 tons/year NOx(Nitrogen Oxides), 30.71 tons/year CO(Carbon Monoxide), and 0.21 tons/year PM 10 (Particulates). The SJVUAPCD has developed the San Joaquin Valley 1991 California Clean Air Act Air Quality Attainment Plan(AQAP),which continues to project nonattainment for the above-noted pollutants in the future. This project will be subject to applicable Air District rules,regulations and strategies. In addition, the construction phase of the project will be subject to the San Joaquin Valley Unified Air Pollution Control District(SJVUAPCD)Regulation VIII,Fugitive Dust Rules,related to the control of dust and fine particulate matter. This rule mandates the implementation of dust control measures to reduce the potential for dust to the lowest possible level. The plan includes a number of strategies to improve air quality including a transportation control strategy and a vehicle inspection program. The Air District has recommended the application of numerous mitigation measures to the proposed project which may reduce the generation of air pollutants. These measures have also been included in the previous Environmental Assessment Mitigated Negative Declaration No. A-95-11 (Woodward Park Community Plan Urban Reserve Policy Amendment) and are hereby cited and incorporated herein by reference. It is also noted that the Woodward Park Community Plan major street design standards and bikeway plans provide for the most thorough distribution of alternative transportation improvements of any portion of the metropolitan area.. These facilities assure convenient accessibility to neighborhood uses including schools, parks, and commercial centers using alternative nonvehicular means of transportation. Neighborhood parks are acquired and developed with urban growth management fees, frequently located in conjunction with an 'elementary school site that facilitate related academic, athletic,recreational, and other community activities that promote combined trip-making and encourage the use of nonvehicular modes of transportation. 1 INITIAL STUDY EA No. A-01-07, R-O 1-09, TT-5010 Page 5 January 14, 2002 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. 3.0-WATER; 3.1-Insufficient Groundwater Available for Long-Term Project Use The adverse groundwater conditions of limited supply and compromised quality have been well documented by planning,environmental impact report,and technical studies over the past 20 years including the Northeast Groundwater Study, Final EIR No.10100,Final EIR No.10117,Final EIR No. SCH 95022029 (Fresno Metropolitan Water Resource Management Plan),and EA No. A-95-11 et al. These conditions include water quality degradation due to DBCP,arsenic,iron, and manganese concentrations; low water well yields; limited aquifer storage capacity and recharge capacity; and,intensive urban or semi-urban development occurring upgradient from the Woodward Park Community Plan Area. The proposed project places additional demand upon peak water use capacity which is one of the limitations of the groundwater supply aquifer underlying the Woodward Park Community Plan area. The proposed project must contribute to short-term and long-range water supply and distribution remediation projects in order to adequately address this deficiency. Since adoption of the urban reserve policy amendment,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 benefitting the urban reserve area. The Water Division of the Public Utilities Department estimates that the proposed single-family residential subdivision will have an estimated peak water demand of 210 gallons per minute. In accordance with the Woodward Park Community Plan verification and monitoring procedure for water service,an adequate source of water is available to serve the project with the implementation of the mitigation measures noted below. The mitigation measures of EIR No. 10117 and Environmental Assessment No. A-95-11 are incorporated herein 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 INITIAL STUDY EA No. A-01-07, R-01-09, TT-5010 Page 6 January 14, 2002 facilities directly by the project, or participation in augmentation/enhancement/enlargement 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 urban reserve area may necessitate utilization of treated surface water due to inadequate groundwater aquifer recharge capabilities. Implementation of the Woodward Park Community 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. Mitigation Measures The tentative tract project area is 35.38 net acres. The peak estimated water demand for the tentative tract is 210 gallons per minute for this project. Based upon the estimated demand,the following measures are required prior to occupancy for a specific development entitlement for this property: 1. Unless the award of a construction contract for the northeast surface water treatment plant has been made,the developer shall construct a water supply project(s)(i.e.,a new recharge facility or enhancement of planned or existing recharge facilities)at a location and of design satisfactory to the Water Systems Manager. Such a project shall be sufficient to mitigate direct and cumulative impacts of the project on the area's water supply. Recharge facility requirements will calculated at 0.055 wetted acres of recharge capacity for each developed acre. 2. Construction of a 14" Transmission Grid Main(TGM)along the tract frontages on North Cedar and East Copper Avenues and extending to a second point of connection to City mains at either North Millbrook or North Maple Avenues. 3. Dedication of a standard city well site(s)acceptable to the Water Systems Manager. Dependent upon the availability of UGM funds and project timing,the developer may be required to construct a standard city well(s). The well(s) shall be capable of producing a minimum supply of twice the demand of this project. 4. A minimum of two sources of water is required for this project. 5. Payment of water connection fees in effect at the time of entitlement. 4.0—PLANT LIFE: and 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 INITIAL STUDY EA No. A-01-07, R-01-09, TT-5010 Page 7 January 14, 2002 animals suited for an urban environment. 4.2—Reduction in Acrea e� of Agricultural Cron The subject site has historically been utilized for agricultural purposes. The proposed urban development of the project area will result in the cessation of agricultural activities. The site is located within the Fresno Urban Limit Boundary and has been considered appropriate for urban development by a succession of long- range general plans for the metropolitan area over the past 45 years. The 1989 Woodward Park Community Plan update identified the project site as being within the urban reserve area,which was anticipated to be reconsidered for urban development by the projected 1994 General Plan Update. Urban development of the site is now appropriate for consideration under the provisions of the Woodward Park Community Plan as modified by Amendment Application No. A-95-11. Previous environ- mental studies have examined the effects of the loss of agricultural lands and concluded that agricultural lands within the immediate urban area as a whole may be considered to be less valuable for continued long-term agricultural use than alternative areas outside of the metropolitan area. While urban development of the existing agricultural land within the City of Fresno's planned urban boundary is considered to be irreversible, it allows the implementation of more effective water resource and air quality mitigation measures that reduce impacts*upon agricultural activities. This consideration is particularly important when contiguous urban development is compared with the alternative of the inefficient and discontinuous patterns of rural and low density residential development that have occurred within urban fringe areas. In addition,the mitigation measures of EIR No. 10117 and Environmental Assessment No. A-95-11 are incorporated herein by reference. These measures include the requirement that a"right-to-farm"notice shall be recorded with the final tract map and included with the individual property conveyance deed to notify new residents that agricultural operations occur in the area. 6,Q=UIWM HEALTH In order to mitigate any'health-related impacts resulting from the proposed project,the following requirements will be imposed as conditions to the development of the subject site. 1. Construction permits for the 99-lot residential subdivision should be subject to assurance of sewer capacity at the Regional Wastewater Treatment Facility. Concurrence should be obtained from the California Regional Water Quality Control Board(RWQCB). 2. Construction permits for the 99-lot residential subdivision should be subject to assurance that the City of Fresno's community water system has the capacity and quality to serve this project. Concurrence should be obtained from the State Department of Health Services, Division.of Drinking Water and Environmental Management(DDWEM). 3. Prior to destruction of any existing agricultural well(s),a sample of the upper most fluid in the well column should be sampled for lubricating oil..The presence of oil staining around the well may indicate INITIAL STUDY EA No. A-01-07, R-01-09, TT-5010 Page 8 January 14, 2002 the use of lubricating oil to maintain the well pump. Should lubricating oil be found in the well, the oil should be removed from the well prior to placement of fill material for destruction. The"oily water" removed from the well must be handled in accordance with federal, state, and local government requirements. Transportation of these materials on public roadways may require special permits and license. 4. Appropriate measures should be incorporated into the project to minimize potentially significant short- term localized noise impacts to noise sensitive receivers caused by the operation of construction equipment. Construction specifications for the project should require that all construction equipment be maintained according to the manufactures' specifications,and that noise generating construction equipment be equipped with mufflers. In addition,consideration should be given to limiting noise- generating construction activities to daytime hours as specified in your municipal code. 7.0—NOISE The project site will be exposed to.vehicle traffic noise due to its location adjacent to planned arterial street along the north boundary,East Copper Avenue. Arterial streets are typically.developed with four travel lanes (two in each direction)and a center median island for channelized left-turn lanes. However, Plan Amendment Application Nos.A-00-21,A-01-20, and the pending draft 2025 Fresno General Plan update propose to redesignate East Copper Avenue as a super arterial,which would provide for upp to six travel lanes (three in each direction)with dual left turn lanes at intersections. Both plan amendment applications have been.recently approved,while the General Plan Update is targeted for a May 2002 approval. Arterial and super arterial streets may have the capacity to accommodate average daily vehicle trips of 32,000 and 45,000 respectively. Although projected daily traffic volumes would be substantially less than these maximum capacities. Implementation of applicable development policies of the Woodward Park Community Plan provide for the substantial reduction of traffic generated noise. Where single-family residential lots are proposed to back .onto the major streets,these policies require a 30-foot deep landscaped area from the edge of the street pavement to a block wall barrier(not less than 6 feet in height). Confirmation of compliance with the city's noise element standards for residential environments will be assured with the final project design and a noise calculation analysis. 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. Mitigation Measures 1. Development of the subject property shall comply with applicable policies and development standards, verified.in accordance with the acoustical calculations prepared for the subject property by a qualified acoustical consultant. INITIAL STUDY EA No. A-01-07, R-01-09, TT-5010 Page 9 January 14, 2002 9.0—LAND USE The proposed plan amendment provides for the change of planned land uses from agriculture/urban reserve to medium-low density residential(35.38 acres). The subject property is proposed for development as an R-1/UGM zoned, 99-lot single-family residential subdivision(2.8 units per acre). The proposed single-family residential uses may be considered within the urban reserve area as provided by the Woodward Park Community Plan amended by Plan Amendment Application No. A-95-11. The proposed uses are compatible with the applicable community 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 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 indirect adverse environmental effect. 10.0—TRANSPORTATION AND CIRCULATION; 10.1 & 10.2 Generation of Vehicular Traffic Sufficient to Cause Capacity Deficiencies and Cumulative Increase in Traffic on a Major Street for which Capacity Deficiencies are Projected The proposed medium-low density residential development can be expected to generate approximately 990 vehicle trips per day(VTD). The full development.of the project site and surrounding community will be required to complete the planned major street network in accordance with applicable development policies and standards including the Urban Growth Management program. East Copper Avenue is being proposed to be redesignated from an arterial to a superarterial from Cedar Avenue extending east a distance one-quarter mile. Previous plan amendments and the Draft 2025 general Plan will designate the balance of Copper Avenue between Friant Road and Willow Avenue as a superarterial. A superarterial would be designed to provide three travel lanes in each direction with a median island divider to accommodate approximately 45,000 vehicle trips per day. The superarterial classification requires adequate width to accommodate bicycle lanes(minimum 5-foot width)together with right-turn lanes and bus turnouts at major street intersections. The proposed site also abuts North Cedar Avenue, a designated collector street. These designated collector streets can accommodate a traffic volume of 24,000 VTD are also required to be designed to provide bicycle lanes(94-foot right-of-way). This designation is compatible with the City of Fresno's proposed 2025 Fresno General Plan update and the supporting transportation planning analyses conducted during the past seven years. INITIAL STUDY EA No. A-01-07, R-01-09, TT-5010 Page 10 January 14, 2002 The City of Fresno's present practice is to strive to limit superanerial left-turn movements to ore.-half mile major street intersections with right-turn only access at the one-quarter mile location b:tv.eor, intersections. The County of Fresno,however,has proposed the designation of East Coppe, as expressway which would prohibit all vehicular, bicycle and pedestrian access to the street r except at the one-half mile major street intersections. In additi •:-,, the City of Clovis, has is Copper Avenue alignment east of North Willow Avenue as a hdiv:ay suitable for impleme is expressway standards. While Copper Avenue will serve as a siQr_ifi.cant east-west traffic cat; r,d a potential future San Joaquin River crossing into Madera County is being studied,the supera Lerial designation will provide appropriate traffic carrying capacity acid speeds appropriate for its location and functions Determination of the precise right-of-way width and alignment of East Copper Avenue is dependent upon multi-agency cooperative planning and the participation of affected adjacent property owners. Substantial factors include a variable terrain and the presence of the high voltage electrical transmission lige located immediately adjacent to the north side of the present right-of-N ay. In addition, the City of eS Io's Woodward Park Community Plan and Master Trails Manual, as Nvell as the County of Fresno's Piar,, designate a bikepath/multi-purpose recreation trail along the Copper Avenue alignment. The p.cease wid'dh and alignment of both the trail and the street right-of--way will be determined through a multi-agency review and approval of precise development plans for this proposed project as well as the Copper River project. While the major street system is projected to have adequate capacity to serve the proposed project,the 1989 Woodward Park Community Plan and EIR together with other previously referenced planning and environmental analyses examined the potential traffic and circulation consequences of full development of the Woodward Park Community Plan area, including the urban reserve area together with development outside of the City of Fresno's Sphere of Influence. Projected traffic volumes(year 2020)on major streets in the project vicinity(approximately one-mile) include a range of 5,700 tol4,700 VTD on East Copper Avenue and 1,000 to 5,050 on North Cedar Avenue. These traffic volunnes are well within the design capacity planned for these streets. However,these studies,based upon a computer traffic model maintained by the Council of Fresno County Governments(COG),have also identified several major street and highway segments with projected capacity deficiencies primarily within or adjacent to the designated Freeway 41 Activity Center and Herndon Avenue Corridor. The most substantial traffic capacity deficiencies are predicted to occur within the Woodward Park Community Plan Area along Friant Road,Herndon Avenue and Freeway 41. These projected street capacity deficiencies are primarily the result of previous planning and development decisions that h;ve occurred throughout the region. These decisions include the concentration of intensive nonresidential urban uses along North Friant Road and East Herndon Avenue,which attract trips from throughout the region and thus might facilitate the use of public transportation or other alternatives to the use of the private vehicle. It is also apparent that a substantial portion of the predicted vehicle trips impacting the plan area's major street system would be generated from land uses that are not equitably contributing to the cost of constructing adequate street capacity: Widely dispersed semi-urban or rural residential developments which have been INITIAL STUDY EA No. A-01-07, R-01-09, TT-5010 Page 11 Januar 14, 2002 appro,,ed beyond the Fresno Metropolitan Area are Poorly suited for alternative forms of public transp,,,-iatior, P.nd have not been required to equit::': lv contribute to the construction of additio„ a major street c iTacit"'. (t...!tans), Disirict 6, Office of Inter! �•-crnliic . ].clat::: :. l :_ �brnitted comments the+t ;;; n�cnt v Jun the Woodward Park Commis Pian contribul.cs a substantial number of addition-1 vei,icle trips during the peak hour traffic periods (7 a.m. v. a.m. and 4 p.m. to 6 p.m.) NNrill impact the State Route.(SR)41 interchanges at North Friant Road and Herndon.Avenue. Caltrans has previously requested that these projects be required to pay a traffic impac. f.: of$1,700 per projected peak hour vehicle tri_,::. The city has not recommended that this impact fee be imposed as a condition of project approval, as it is not evident that Caltrans has documented a nexus and reasonable proportionality necessary to justify the imposition of a traffic impact fee for the improvement of state facilities. This conclusion is based upon CaItrans's submission of varying descriptions of the neces­-a freeway n-riprovements,the imprecise estimate c"costs and probable funding sources, and the lack of aaequ:,te information to comply with Fee IVlitn,anon Act requirements (California Governme:-,,. Code t,6 66000 et sequentes) applicable to -&Ie City of Fresno. Li the absence of this documentation. is not permissible for the city to impose bie requesized traffic impact fee. A traffic analysis of the project was prepared by VRPA Technologies, in order to estimate the number of vehicle trips projected to use the freeway access ramps during the peak congestion periods. The scope of this analysis was affirmed by the City of Fresno and Caltrans staff at a meeting on January 17,2001. Utilizing the Institute of Traffic Engineers(ITE)Trip Generation Manual, Sixth Edition,and associated software together with the Fresno County Council of Governments computerized traffic model,this analysis predicts the expected number of vehicular trips to be generated by the proposed project and the desired direction of travel including access to Freeways 41 and 168. Furthermore,.the technique used presents what may be considered a worst case condition in that vehicle trips to the south and southwest are allowed to utilize Freeway 41 as if there are no peak hour capacity constraints. In reality many trips to the south and southwes would be expected to utilize Freeway 168 as an alternative route to connect to Freeway 41 and Freeway 99 due to its substantial excess capacity. 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 durir the late afternoon peak periods. The traffic analysis predicted that 63 vehicle trips would be generated by proposed project during the morning(a.m.) peak hour periods. It is predicted that 6 trips(10 percent)wo! use the south bound Freeway 41/Friant loop access ramp. During the evening(pm)peak hour pt�riod the analysis predicted 74 trips would be generated by the project, with 8 trips(10 percent)desiring to use the north bound exist ramp at Freeway 4l/Friarit. This information primarily indicates that there is a modest predicted use of Freeway 41 capacity by vehicle trips traveling between the project site to places of employment,business, and education that have existed or been planned for these activities for well over 4 0 years. • INITIAL STUDY EA No. A-01-07, R-01-09, TT-5010 Page 12 January 14, 2002 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 C::?ifomia rather than land use decisions made by the City of Fresno. An appropriate, reasonable, and legally permissable 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 final tract map or other applicable development entitlement for this project. A full development alternative with a predominantly medium-low density residential land use pattern (including the present urban reserve area)was considered as an alternative recommended by the citizens advisory committee as a part of the 1989 Woodward Park Community Plan Update environmental analysis and public hearing process. Potential capacity deficiencies were predicted to occur on the major street segments identified above as well as Freeway 41. At that time Caltrans did not identify the necessity to impose traffic impact fees. Caltrans has been directed to prepare a project design and pursue the construction of improvements to the Freeway 41 and Friant Road interchange with transportation funds allocated by the Governor's Transportation Improvement Program(GTIP). It can reasonably be projected that the allocation of additional State transportation funds during the next two years will fund substantial capacity increasing improvements of this interchange. 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 owners/developers will 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. Each development must also construct a portion of the.planned major street system,including off-site extensions as required by Urban Growth Management Policies. In addition,the residents of 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. INITIAL STUDY EA No. A-01-07, R-01-0% TT-5010 Page 13 January 14, 2002 In compliance with the \Voodward Fi::t, Community Plan \'er,L,_�aion and Monitoring Procedure for Traffic Circulation, the Public \Vorl:s Depai int has conducted a. se: .:.ae traffic review and has incorporated all recommended mitieation n-.rasurc' r: :_: economically abc;vc -described pro The folloNving.dedications and irnr)ro• ernents will be ev:a ,at: " : ­1 ani h'ed to ih.-project development entitlements or special permits as det-rmined by the Public \k od.-s Dirccror. 1. Fast Copper Avenue: Withiii the iii-nits of the subject prol,%r;, dedication of an easement for street right- of-way along the entire frontage to provide for a superartenal street in accordance with the Woodward Park Community Plan and Public Works standards. Either construct or provide appropriate security for .necessary street improvements which will include the southerly half of the median island, two eastbound travel lanes including curb, gutter, streetlights,sidewalk, aid any porion of the westbound turn lane at Cedar Avenue which is noi-di of ecrterline. Pursuant to the urban growth management process,the Cite of Fresno will establish a"Specific Major Street Impact Fee"to pay for the costs of improvements on Copper Avenue. If any developer of property constructs improvements in lieu of payment of this fee and the improvements exceed the proportionate share for the subject property,the-developer would be eligible for reimbursement for any improvements that exceed the required fee obligation for the property. 2. North Cedar Avenue: Within the limits of the subject property, dedication of an easement for street right- of-way along the entire frontage to provide for a collector street in accordance with the Woodward park Community Plan and Public Works standards. This collector segment is required to utilize the collector to super arterial street standard design for connection to Copper Avenue. This design will require 122 feet width and a raised median island design. The portion south of this island will be required'for construction to.the standard 94 feet collector street standard. 3. The required dedications, as well as the determination of-access points, are deferred until tl-,-,-time of development. In addition,the mitigation measures of EIR No. 10117 and Environmental Assessment No. A-95-11 are incorporated herein by reference. 11,04R.13AN SERVICES 11.1 Availability of Fire Protection The project site is located within the City's Urban Growth Management Area and must comply with the applicable service delivery requirements necessary to-provide not less than the minimum acceptable level of f m protection facilities and services appropriate for urban uses. The project is located within the primary one-mile service radius of temporary City of Fresno Fire Station No.21, which is in the viciiiity of Copper INITIAL STUDY EA No. A-01-07, R-01-09, TT-5010 Page 14 January 14, 2002 and Millbrook Avenues. A permanent fire station location is being sought by the City of Fresno near the intersection of North Maple and East International Avenues, which upon development would provide service within a two-mile service area. 11.4-0vercrowding of School Facilities The subject site is within the enrollment area of the Clovis Unified School District. The district has acquired an elementary school site at the northwest corner of North Cedar Avenue and East Olympic Drive located directly across from the subject site. Students from this project may attend this new school upon completion of construction. Because of the sustained growth occurring within the district boundaries,the school district has advised that the following conditions may exist when development occurs. 1. Future adjustments of school attendance areas could occur such that students residing in the proposed project will attend an elementary school other than Copper Hills and that students may attend more than one elementary school during their elementary school years. 2. Bus transportation is presently provided for grades K-6 students residing further than one mile from school and for grades 7-12 students residing further than two and one-half miles from school. 3. The district has adopted development fees in accordance with current state law and currently levies a development fee of$2.78 per square foot for residential development and$.33 for commerciaUmdustrial development. Development of the project site will be subject to the fees in place at the time fee certificates are obtained. The district wishes to review the proposed subdivision design as it relates to the school site. In addition,the district has requested that the owner/subdivider provide the above information to all prospective purchasers of property within the proposed project. 1.1.6—Availability of Sewer Lines of Adequate Capacity Several major facility improvement projects have been implemented at the City of Fresno's Regional Wastewater Treatment and Reclamation Facility in order to accommodate the 1984 Fresno General Plan's projected population holding capacity of 588,000 people. These improvements have-been completed to provide an expanded wastewater treatment and reclamation capacity of 80 million gallons per day(MGD) which is sufficient to accommodate continued planned urban development including the proposed project. While the proposed project may presently be accommodated by the Cornelia and Herndon Trunk Sewers, previous public facility and environmental analyses have projected that the Cornelia and Herndon Trunk Sewers do not have sufficient design capacity to accommodate the Sewage flows that could be generated by full development-of the Woodward Park Community Plan area, including the urban reserve area. INITIAL STUDY EA No. A-01-07, R-O 1-09, TT-5010 Page 15 January 14, 2002 To address this concern,the Grantland Trunk Sewer has been designed and construction initiated to serve the west and northwest areas and supplement the Cornelia Trunk Sewer's capacity to accommodate development of the north and northeast areas. In addition,based upon previous environmental and engineering studies, capacity enhancement measures have been identified as remediation measures to address those segments of the Herndon Trunk Sewer that are insufficiently designed to accommodate full development of the Woodward Park Community Plan area. The mitigation measures of EIR No. 10117 and Environmental Assessment No. A-95-11 are incorporated herein by reference which generally provide for participation in the City'.s UGM process to construct necessary sewer mains to serve the project;participation in the funding of the regional wastewater treatment and reclamation plant expansion; installation of low flow water fixtures;participation in the funding of the Herndon Trunk Sewer capacity enhancement measures;and,verification of the availability of urban services by the City of Fresno. The Public Utilities Department has determined that the estimated average daily sanitary sewer flow contribution from this project is 29,106 gallons per day. In accordance with the Woodward Park Community Plan Verification and Monitoring procedure,adequate sanitary sewer service is available to serve the project, subject to the mitigation measures noted below. Mitigation Measures It has been.determined that the 21-inch segment of the Herndon Trunk Sewer in North Cedar Avenue between East Fir and East Herndon Avenues will be impacted as a result of this project;therefore,the developer shall construct the following improvements prior to issuance of occupancy permits unless otherwise stated: The developer shall replace or enhance the existing 21-inch section of sewer main to the capacity of the 42-inch sewer main immediately upstream. Match the upstream of the 42-inch sewer main located in North Cedar Avenue between East Herndon and East Fir Avenues. A credit shall be given for the required construction of the enhancement and the developer shall be eligible for reimbursements as designated in the Master Fee Resolution. 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 permit be filed for a variety of industrial uses and for any construction site of 5 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 accordance with the regulations published in Volume 55,No. 222,of the Federal Register. ,�g INITIAL STUDY EA No. A-01-07,.R-01-09, TT-5010 Page 16 January 14, 2002 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. The proposed project will incorporate landscape treatment along all abutting major streets. 14.0—HISTORICALIARCHAEOLOGICAL 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. 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 fii Cher site investigation or site 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. DETERMINATION 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 nroiect approval which are referenced by this environmental assessment and are conditions upon which a mitigated negative declaration can be recommended. A MMGATED NEGATIVE DECLARATION WILL BE PREPARED. KRSAJAEA RWrtsW-01-07;R-01-09&T5010-IS 1 • INITIAL STUDY 2.0—Air Quality EA No. A-01-07, R-01-09,TT-5010 3.0—Water Service Page 17 9.0-1-and Use January 14, 2002 10.0—Transportation and - Circulation 11.0—Urban Services CITY OF FRESNO MITIGATED NEGATIVE DECLARATION MONITORING CHECKLIST ENVIRONMENTAL ASSESSMENT NO.A-01-07,R-01-09,TT-5010 MITIGATION MEASURE IMPLEMENTED BY WHEN IMPLEMENTED VERIFIED BY 2.1 Approval of the proposed Development Dept., Prior to occupancy of Development project shall be conditioned Building Section any building within the Dept.,Building upon compliance with the San and Public Works project. Section and Public Joaquin Valley Unified Air Dept.,Construction Works Dept., Pollution Control District Management Div. Construction (SJVUAPCD)Regulation VIII, Management Div. Rule 8020,as related to fine particulate matter and dust. 3.1 Developer shall provide Dept.of Public Prior to occupancy of Dept.of Public 3.2 adequate water service and Utilities ' any building within the Utilities,Public 3.5 groundwater recharge for the project. i Works Dept.,and project per Department of Development Dept. Public Utilities memoranda dated November 13,2001. 9.1 Approval is subject to an Development Dept. By City Council action Development Dept. 9.4 amendment to the Woodward on Plan Amendment Park Community Plan maps and application. policies. 10.1 Project development is subject Public Works Dept. By City Council action Public Works Dept. 10.2 to street improvements and Development on Plan Amendment and Development standards and Urban Growth Dept. application. Dept. Management Service.Delivery requirements. 11.1 Pay appropriate UGM Fire Development Dept. At time of building Development Dept. 11.4 Station Capital Fee and School permit issuance. Development Fee 11.5 Developer shall provide Dept.of Public Prior to occupancy of Dept. of Public 11.6 adequate sewer and water Utilities any building within the Utilities, Public service for the project per project. Works Dept., and Public Utilities Dept. Development Dept. memoranda dated November 13, 2001. File No.210.45 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS PUBLIC AGENCY DEVELOPER FILE COPA M4 Mr. Alan Kawakami, Chief Engineering Tech.JAMES ALUISI Development Services Department 1509 E. COPPER City of Fresno FRESNO, CA 93720 2600 Fresno Street - Fresno, CA 93721 MAP NO. 5010 PRELIMINARY FEE(S) (See below) A DRAINAGE AREA(S) " DE BZ " DRAINAGE AREA DE " $201,140.00 DATE DRAINAGE AREA BZ " $32,594.00 TOTAL FEE $233,734.00 The proposed development will generate storm runoff which produces potentially significant environmental impacts and which must be properly discharged and mitigated pursuant to the California Environmental Quality Act and the National Environmental Policy Act. The 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 Z prior to approval of the final map at the rates in effect at the time of such approval. The fee O indicated above is based on the tentative map. Contact the FMFCD project engineer prior to approval of the final map for the fee. ■ Considerations which may affect the fee obligation(s)or the timing or form of fee payment: L" 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 Z 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. 5010A. 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document r 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 of construction projects disturbing five or more acres, and discharges associated with industrial activity not otherwise exempt from National Pollutant Discharge Elimination System (NPDES) permitting,to implement controls to reduce pollutants, prohibit the discharge of waters other than storm water to the municipal storm drain system, and meet water quality standards. These requirements apply both to pollutants generated during construction, and to those which may be generated by operations at the development after construction. a. State General Permit for Storm Water Discharges Associated with Construction Activities,August 1999(available at the District Office.) A State General Construction Permit is required for all clearing, grading, and disturbances to the ground that result in soil disturbance of at least five acres(or less than five acres if part of a larger common plan of development or sale). Permittees are required to: submit a Notice of Intent to be covered and must pay a permit fee to the State Water Resources Control Board(State Board), develop and implement a storm water pollution prevention plan, eliminate non-storm water discharges, conduct routine site inspections,train employees in permit compliance, and complete an annual certification of compliance. Under the Phase II federal storm water quality regulations a State General Construction Storm Water Permit will be required for all activities that disturb one acre no later than November, 2003. z b. State General Permit for Storm Water Discharges Associated with Industrial O Activities,April, 1997 (available at the District Office.) A State General ■ Industrial Permit is required for specific types of industries described in the NPDES regulations or by Standard Industrial Classification(SIC) code. The following categories of industries are generally required to secure an industrial Ul permit: manufacturing; trucking; recycling; and waste and hazardous waste O management. Specific exemptions exist for manufacturing activities which occur entirely indoors. Permittees are required to: submit a Notice of Intent to j be covered and must pay a permit fee to the State Water Resources Control O 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. 5010.ids 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document NOTE: THIS DRAWING IS SCHEMATIC, DISTANCES ARE APPROXIMATE. ry 84511V VE- COPPER >, -18 30" 36" 42" --------------- 24 24"RE(/EF L/NE � I I I 845IN BZ" 18' I I I I I TRA 5plp ma CT I ry I I \ I I ft , \ 23 24 E. RIDGE AVE. U �....:...... --TR---- ------------------- IJO' 24" Scale 1"=400' 4898 EXHIBIT NO. 1 TRACT 5010 SHEET i OF 2 Drainage Areas 'PE" & 'BZ" FRESNO METROPOLITAN FLOOD CONTROL DISTRICT G�Gepl.c O1-29-'7J J;\ENOINEERINO\AUTOCOID\DWOS\OEXHIBFrS\TRACTS\5010,DWC _ Rev.MT 04-1702 a , NOTE: THIS DRAWING IS SCHEMAT, 1 DISTANCES ARE APPROXIMAI, LE'GE'ND Master Plan Facilities to be Constructed by Developer - Pipeline (Size Shown, Inlets, Laten*bl & Outfall —— Existing Master Ron Facilities Future Master Plon Facilities Direction of Drainage ------- Inlet Boundary Drainage Area Boundary 0---- Existing Non-Master Plan Focilities �........ Pipe to be Abandoned ® 4,9" Discharge Stand Pipe Non-Master Plan Focilities to be ------- Constructed by Developer - Not Eligible for Fee Credit Area of Excavation Required by Developer (32000 CY� I Basin Expansion Areo - Clearing to be Some by Developer 18' of Pavement, Curb, Gutter, Sidewalk, Street Lights ® & Mowstrip to be Constructed by Developer - Eligible for Fee Credit EXHIBIT NO. 1 TRACT 5010 IF SHEET 2 OF 2 Drainage Areas ,OV & Iff FRESNO METROPOLITAN FLOOD CONTROL DISTRICT DiGegLc Oh29fJ9 J:\EKIMWERING\AUTOCAD\DWGS\OEXHIBITS\TRACTS\5010.DWC V (1704-YJ-02 i OTHER REQUIREMENTS EXHIBIT NO. 2 The Cost of construction of Master Plan facilities and basin street improvements in Cedar Avenue, excluding dedication of storm drainage easements, is eligible for credit against the drainage fee of the drainage area served by the facilities. A Development Agreement shall be executed with the District to affect such credit. Reimbursement provisions, in accordance with the Drainage Fee Ordinance,will be included to the extend that Developer's Master Plan and basin street improvement costs for an individual drainage area exceed the fee of said area. Should the facilities cost for such individual area total less than the fee of said area, the difference shall be paid upon demand to the City or District. 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. Basin"DE"is not yet developed and is not enclosed with a fence. The District has funding available for installation of the fence and may have other parties available to excavate the basin. However,in the event excavation by others does not materialize in time to provide service to the Drainage Area "DE" portion of Tract 5010, the Developer is required to provide storage in Basin "DE" by excavating 32,000 cubic yards as directed by the District in an excavation permit obtained from the District. If stockpiled within Basin"DE", the Developer will be eligible for $1.40 per cubic yard credit. The District reserves the right to delete this work prior to the Developer initiating work. Prior to any work being initiated in the basin, the Developer or his Contractor shall obtain an excavation permit from the District. If the work consists solely of stockpiling material excavated from the basin within the basin,there is not a permit fee. However,if any material is removed from the basin(off-site),a permit fee shall be paid prior to receiving the permit. No importing of material is permitted. The District's Basin"DE"may be subject to relocation by development proposals north of Copper Avenue. If Basin"DE"is relocated westerly from its current location,then requirements in Exhibit No. 1 will be revised accordingly. The District will not have Basin "DE" available prior to September of 2002 and the District may delay the availability of Basin"DE"further. The Developer must provide 90 days notice of the need for drainage service in Basin"DE"and of the intent to complete the storm drain facilities required,as identified on Exhibit No. 1, in order for the District to arrange the availability of Basin "DE" and make any necessary revisions to the Master Plan. Development No. Tract 5010 Page 1 of 2 engr\permit\exhibi ts2\tract\5010(ns) OTHER REQUIREMENTS EXHIBIT NO. 2 The District recognizes that the Developer's proposed street patterns for Tract 5010 are not consistent with the alignment of the Master Plan facilities,as identified on Exhibit No.1. The storm drain facilities may be slightly realigned to be compatible with the proposed street layout for Tract 5010. However,the drainage fee credit will only be granted for the Master Plan storm drain facilities identified on Exhibit No.1. The Developer shall construct eighteen feet(18')ofpermanent street improvements on the south side of Copper Avenue and the west side of Cedar Avenue along Basin `BZ" as identified on Exhibit No. 1. Basin`BZ"street improvements along Cedar Avenue are eligible for fee credit if dedicated to District in fee title. The storm drain facilities in Copper Avenue as identified on Exhibit No.l are tentative only,and may change pending the relocation of Basin "DE" and Master Plan finalization for this drainage area. Please contact the District prior to commencement of the storm drain design. There is an existing twenty-four inch(24")storm drain pipeline within Lots 23 and 24 of Tract 4898, along the southerly property line of Tract 5010. The Developer shall extend a non-master plan pipe and connect to the twenty-four inch (24") storm drain pipeline. It is also necessary that the Developer of Tract 5010 properly abandon the temporary thirty-inch(30") storm drain pipeline on East Ridge Avenue. A fifteen-foot(15')storm drain easement will be required whenever storm drain facilities are located on private property. No encroachments into the easement will be permitted including, but not limited to, foundations, roof overhangs, swimming pools, and trees. The developer shall construct a water line service stub to Basin"DE"along Copper for future basin landscape purposes. Development No. Tract 5010 Page 2 of 2 englperrritlexhibi ts2ltract\5010(ns)