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HomeMy WebLinkAboutT-5067 - Conditions of Approval - 7/25/2006 FINAL MAP CH ECKLISI Y' TRACT NO. 5067/UCM City of OF VESTING TENTATIVE TRACT NO. 5067 FIRCOMP Acngrpr&o ' 07 o`)/bz- Development Department 2600 Fresno Street• Third Floor Nick P.Yovino Fresno, California 93721-3604 Director (559)498-1591 FAX(559)498-1012 August 8, 2002 Please Reply to: David Braun (559)621-8038 John Bonadelle Bonadelle Development Corporation 2109 West Bullard Avenue, Suite 133 Fresno, California 93711 Dear Mr. Bonadelle: SUBJECT: ACTION OF THE FRESNO CITY PLANNING COMMISSION RELATING TO VESTING TENTATIVE TRACT NO. 5067/UGM The Fresno Planning Commission, at its regular scheduled meeting of July 17, 2002,took the following action regarding the above-referenced application: APPROVED Vesting Tentative Tract No. 5067/UGM subject to compliance with Development Department Conditions of Approval dated July 17, 2002. The project is a 120-lot single family residential subdivision on 27 acres of land located on the west side of North Willow Avenue between East Alluvial and East Nees Avenues. Enclosed is a copy of Planning Commission Resolution No. 11727, approving the tentative tract map. The action of the Planning Commission on the tentative tract map is final. If you have any additional questions concerning this matter, please contact this office. Sincerely, ANNING DIVISION �6 0"J 'Ly► , David Braun Planner III �— DEB:ea\K\Common\LTR\V TM-NO.5067/UGM-Ltr Enclosures c: Dunkel Engineering r FRESNO CITY PLANNING COMMISSION RESOLUTION NO. 11727 The Fresno City Planning Commission at its regular meeting on July 17, 2002, adopted the following resolution pursuant to the Subdivision Map Act of the Government Code of the State of California and the Municipal Code of the City of Fresno. WHEREAS, a Vesting Tentative Map of Tract No. 5067/UGM was filed with the City of Fresno and proposes a 120-lot single family residential subdivision on approximately 27 acres of land located on the west side of North Willow Avenue between East Alluvial and East Nees Avenues; 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 staff recommended approval of the proposed project subject to all conditions of approval contained in the staff report dated July 17, 2002; and, WHEREAS, no person spoke in opposition to the project. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission fords that there is no substantial evidence in the record that the proposed tract map may have a significant effect on the environment and hereby adopts the Mitigated Negative Declaration and Mitigation Monitoring Checklist issued on April 19, 2002; and BE IT FURTHER RESOLVED that the Fresno City Planning Commission finds that approval of Vesting Tentative Tract Map No. 5067/UGM subject to Section 12-403-B of the Fresno Municipal Code, 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. BE IT FURTHER RESOLVED that the Fresno City Planning Commission hereby approves Vesting Tentative Tract No. 5067/UGM subject to the Development Department Conditions of Approval dated July 17, 2002. Planning Commission Resolution No. 11727 Page 2 July 17, 2002 The foregoing Resolution was adopted by the Planning Commission of the City of. Fresno upon a motion by Commissioner DiBuduo, seconded by Commissioner Alvarez. VOTING: Ayes - DiBuduo,Alvarez,.Brand, Kissler, Vang, Sterling Noes - None _ Not Voting- None Absent- Harrington NICK P. YOVINO, Secretary Fresno City Planning Commission DATED: July 17, 2002 Resolution No. 11727 Vesting Tentative Tract No. 5067/UGM Action: Approved with Conditions DEB:eAKWA w=\P011727-PCR Cqy of REPORT TO THE PLANNING COMMISSION AGENDA ITEM NO. VIII-D ■�� COMMISSION MEETING 7/17/02 July 17, 2002 BY FROM: STAFF, Planning Divisio , �at''— Planning and DevelopmenoDepaKentEP�TMICTOR SUBJECT: CONSIDERATION OF VESTING TENTATIVE TRACT MAP NO. 5067/UGM EXECUTIVE SUMMARY Vesting Tentative Tract Map No. 5067 is a request to subdivide approximately 27 acres located on the west side of North Willow Avenue between East Alluvial and East Nees Avenues. The subdivision will consist of 120 single family residential lots. Plan Amendment No.A-02-03 and Rezone No. R-02-03 were approved by the City Council on June 4, 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. PROJECT INFORMATION PROJECT: A 120-lot (plus two remainder parcels) single family residential subdivision on approximately 27 gross acres of property to be developed at an overall density of 4.4 units per acre. APPLICANT: Bonadelle Development Corporation LOCATION: West side of North Willow Avenue between East Alluvial and East Nees Avenues (Council District 6, Councilmember Duncan) SITE SIZE: 27.11 gross acres LAND USE: Existing-Vacant Proposed - Single Family Residential PLAN DESIGNATION Woodward Park Community Plan AND CONSISTENCY: Medium-Low Density Residential ENVIRONMENTAL FINDING: Finding of a Mitigated Negative Declaration issued on April 19, 2002. PLAN COMMITTEE Northeast Plan and Implementation Committee unanimously RECOMMENDATION: recommended project approval at the meeting of March 25, 2002. STAFF RECOMMENDATION: Project approval subject to compliance with the conditions listed below. T � REPORT TO THE PLANNING COMMISSION Vesting Tentative Tract Map No. TT-5067 Page 2 July 17, 2002 BORDERING PROPERTY INFORMATION Planned Land Use Existing Zoning Existing Land Use North Agriculture/Urban Reserve AL-20(County) Agriculture and Rural Agriculture Exclusive-20 Residences acres South Agriculture/Urban Reserve R-R (County) Agriculture and Rural Rural Residential Residences East Low Density Residential (Clovis) AE-20(County) Agriculture and Rural Agriculture Exclusive-20 Residences Acres West Agricultural/Urban Reserve R-R(County)and AL-20 Rural Residential (church (County) proposed) BACKGROUND I ANALYSIS Plan Amendment Application No.A-02-03 and Rezoning Application No. R-02-03 were approved by the City Council on June 4, 2002. These applications redesignated 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 zone district. The Woodward Park Community Plan designates surrounding property as planned for agriculture/urban reserve land uses. The property to the east is within the jurisdiction of Fresno County and within the Sphere of Influence of the City of Clovis. Surrounding land uses are generally rural residential development,zoned R-R or AL-20, within Fresno County. The owner of the property directly to the west of the subject site is currently in the process of obtaining permits from the county for the construction of a church. 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. Tentative Tract No. 5067/UGM The tentative tract map proposes a single-family residential subdivision consisting of 120 lots (plus two remainder parcels) on 27 acres of land located on the west side of North Willow between East Alluvial and East Nees Avenues. The lots will be developed with 50-foot and 54-foot wide public streets having sidewalks on both sides. The lots will range in size from approximately 6,300 square feet to over 11,000 square feet. It is noted that one of the lots contains an existing residence that will remain. All of the lots in the subdivision will exceed the minimum standards for lot size and area of the R-1 zone district. Tentative Tract No. 5067/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 REPORT TO THE PLANNING COMMISSION Vesting Tentative Tract Map No. TT-5067 Page 3 July 17,2002 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 41center and the Hemdon Avenue corridor were limited to primarily medium-low density residential uses and an interim agricultural/urban reserve area was established pending completion of the next Fresno General Plan update. The plan also further adjusted the conventional majorstreet grid pattem.such.as.the diagonal-North Chestnut and North MapleAvenues-- - - -T 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 Hemdon Avenue corridor. A staff member of the California Department of Transportation (Caltrans), District 6, Office of Intergovemmental Relations,submitted comments for the plan amendment and rezone which stated that the proposed project has the potential to impact the Freeway 41 interchange with Hemdon Avenue,which is already heavily congested and the Freeway 168 interchange with Shaw Avenue. The letter also stated that in order to accommodate the growth proposed by this project that the applicant of the project pay its fair share for mitigation of this impact. A spec traffic analysis of the project was prepared by TPG Consulting, 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-4l-and 168. The results of this traffic study analysis are summarized in the attached Environmental Assessment/Initial Study dated April 19, 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 stateJaw. 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, Bonadelle Development Corporation, 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. REPORT TO THE PLANNING COMMISSION Vesting Tentative Tract Map No. TT-5067 Page 4 July 17, 2002 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 the 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 the 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. Willow Avenue Improvements The developer will be required to dedicate right-of-way along the entire frontage of the property(including the remainder parcels) in accordance with the Willow Avenue plan line. The developer will be required to construct curb, gutter, sidewalk and 20-feet of permanent pavement along the entire frontage of the tract (including remainder parcels). It is noted that the City of Fresno Public Works Department,as noted in the attached memorandum dated June 3, 2002, has terminated the Willow Avenue Nexus Study and,therefore,the"Specific Major Street Impact Fee"that was previously implemented to pay for the cost of improvements to the center section of Willow Avenue will not be placed as a condition to the approval of this tentative map. The funds needed to construct the center section of Willow Avenue west of centerline,are instead being generated through the city's existing urban growth management program. Required Sidewalks The public street cross section of Vesting Tentative Tract No. 5067 is proposed to be developed with interior local streets 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. 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. } REPORT TO THE PLANNING COMMISSION Vesting Tentative Tract Map No. TT-5067 Page 5 July 17, 2002 Action by the Planning Commission on the tract map, unless appealed to the City Council, is final. Findinas The Subdivision Map Act(California Government Code Section 66400 et.seq.)requires that a proposed subdivision not be approved unless the map, together with its design and improvements, is found to be consistent with the General Plan and any applicable specific plan (Finding No. 1 below). State law further provides that the proposed subdivision map be denied if any one of the Finding Nos. 2-5 below is made in the negative. In addition,State law requires that a subdivision be found to provide for future passive and natural heating or cooling opportunities in the subdivision development(Finding No. 6 below). 1. The proposed subdivision map,together with its design and improvements is consistent with the City's General Plan and any applicable specific plan, because the Woodward Park Community Plan designates the site for Medium-Low Density Residential land uses and subject to Section 12-403-B of the Fresno Municipal Code, 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 insure 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 to 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. 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. REPORT TO THE PLANNING COMMISSION Vesting Tentative Tract Map No. TT-5067 Page 6 July 17, 2002 Conditions of Approval 1. Development shall take place in accordance with Exhibit A dated July 9, 2002. 2. Development shall take place in accordance with the Conditions of Approval for Vesting Tentative Tract No. 5067/UGM dated July 17, 2002. CONCLUSION / RECOMMENDATION Based upon the information and required findings in the staff report, staff recommends that the Planning Commission take the following action: 1. APPROVE the Mitigated Negative Declaration for Environmental Assessment No. A-02-03, R-02-03, T-5067, dated April 19, 2002. 2. APPROVE Vesting Tentative Tract Map No.5067/UGM subject to compliance with the Conditions of Approval dated July 17, 2002. Attachments: Exhibit"A" Subdivision Map Exhibit"B"Vicinity Map Conditions of Approval for VTT No. 5067/UGM Mitigated Negative Declaration of Environmental Assessment No. A-02-03, R-02-03, T-5067 FMFCD Memorandum dated May 2, 2002 Fresno Irrigation District Memorandum dated April 15, 2002 Public Works Dept., Transportation Planning Memo dated June 3, 2002 DEB:Iel:\K\PC\Pcrpts\Tr-5067-RPC tiWW Nr1 r 6•i+••ri�Ma d9"2NiVLSMONLL a «.n.lwvaar r _ 6I Y C 8�1 QNY'lYxNl1(j Q Maix909*ox ?MVM�00,w4d� Jo27120VN06 i al o...a•a; [[;i • bs VIC 1 lick 9l, 1111 110,yj ' g aa Q r S^ �5k� a �5 z 4 {0.1 116 3 „ 1. 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JORDAN A • • �Iw r r iM w iw � : a • www it 1 • t _E.HOUSTON AVE, w 1 M � : • ws a • r riie wr " ' WN t N h I GWHEN AVE I wr • wwww so 1 _ ALLeRoac _ _ w a AVE w t n n w w w r a w J • I 1•t , p H 1{ w T w 7t M M w = • E EL PASO AVE » i n r •• • 4 6 noo ,e ■ oo ol • r�,Z� • AE-20/UGM oo c County .+ ...•�c. ... ift 04 E. ALLUVIA{. AVE i.�i V;(; PLANNING DEVELOPMENT - N DEPARTMENT A.P.M.: 404-072-15,16,,,12.7— -ZONE MAP: 16,033 w NOT To scA,+ BY/DATE: Sf 4-23:12 _ City of Fresno July 17, 2002 Planning and Development Department CONDITIONS OF APPROVAL VESTING TENTATIVE TRACT NO. 5067/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 1. Preparation of the final map in accordance with Tentative Tract Map No. 5067/UGM entitled "Exhibit A," dated July 9,2002. 2. The site of Tentative Tract No. 5067/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. 5067/UGM. 3. Submit grading plans and soils report to the City of Fresno, Planning and 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. � mg plan shall indicate the location of any required walls and indicate the proposed width of —/� 2 regtured landscape easements or strips. 4. 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. 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. 6. Relinquish access rights to North Willow and East Alluvial Avenues from all lots which abut these major streets. Ref. Section 12-1011-0, Fresno Municipal Code. It is also recommended that access to the remainder parcels be relocated to the proposed local streets and that access rights to the remainder parcels from Willow Avenue be relinquished. Conditions of Approval Vesting Tentative Tract Map No. 5067/UGM Page 2 July 17,2002 7. Comply with the conditions, policies and standards set forth in the City of Fresno, Municipal Code,Article 10,Chapter 12,"Subdivision of Real Property";and Resolution No.68-187,"City Policy with Respect to Subdivisions";Resolution No.70-36,"Standard Specifications 1970,"as r. amended; and Resolution No. 84-361,"Public Works Standard Drawings 1984,"as amended. 8. 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 the requirements of State law as related to vesting tentative tract maps. 9. 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 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. 5067/UGM. 10. 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. LandscaWing and Walls 11. Provide a 10-foot landscaped easement(and irrigation system)along the side property line of all lots which side onto East Alluvial Avenue and provide a 20-foot landscaped easement (and irrigation system)along the rear property line of all lots which back onto North Willow Avenue. Ref 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. 12. Maintenance ofthe required 10-and 20-foot landscape easements located along North Willow and East Alluvial Avenues, may be the responsibility of the City's Community Facilities District No. 2. Contact the 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. 13. If the developer/subdivider elects to petition for annexation into the City's Community Facilities District No.2,he shall be required to provide the City of Fresno, Department of Public Works, with 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/she is aware of the estimated amount of the assessment. Conditions of Approval Vesting Tentative Tract Map No. 5067/UGM Page 3 July 17, 2002 14. 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. 15. Construct a 6-foot high solid masonry wall or approved architecturally designed solid fence(solid wall or fence to meet requirements of Section 12-306-H,Fresno Municipal Code),at the rear of the required landscaped easements noted in Condition No. 11,above. 16. Construction plans for required walls showing architectural appearance and location of all walls shall be submitted to the Planning and Development Department for review prior to final map approval. 17. The developer shall provide two medium size trees in each front yard area of each lot located within 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 18. Building setback lines shall be in accordance with the R-1/UGM zone district. 19. Building setback lines shall be as shown on"Exhibit A"of Tentative Tract No. 5067/UGM dated July 9, 2002, which shall include a 10-foot side yard building setback on the key lot side of proposed lot 10, a 20-foot side yard building setback for all lots which side onto East Alluvial Avenue and a 30-foot rear yard building setback for all lots which back onto North Willow Avenue. Information 20. 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 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. Conditions of Approval Vesting Tentative Tract Map No. 5067/ JGM Page 4 July 17,2002 21. 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. 22. Solid waste disposal for the subdivision shall be provided by the City of Fresno. The method of collection to be utilized in this tract shall be subject to the approval of the Solid Waste Manager. 23. Contact the United States Postal Service-Fresno Office for the location and type of mailboxes to be installed in this subdivision. 24. 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,Article 10 of the Fresno Municipal Code(Subdivision of Real Property). 25. 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. 26. Apportionment of Special Assessment-If,as part of this subdivision,a division will be made of any lot or parcel of land upon which there is an unpaid special assessment levied under any State or local law,including a division into condominium interest as defined in Section 783 of the Civil Code, the 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 following information: a. A full description of each assessed lot,parcel or interest to be divided and of how such lot, parcel or interest will be divided; b. A request that the Engineer apportion the amount remaining unpaid on the assessment in accordance with applicable law;and C. Written consent of the owner(s) of each such lot, parcel, or interest to the requested apportionment. 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, 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. Conditions of Approval Vesting Tentative Tract Map No. 5067/UGM Page 5 July 17, 2002 PARK SERVICE 27. Comply with the requirements noted in the memorandum from the Parks Division for Tract No. 5067 dated May 22,2002. Urban Growth Management Requirements 28. 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. FIRE SERVICE 29. Fire service will be provided by City Fire Station No. 13. Provide residential hydrants per Public Works Standards with two sources of water. 30. There shall be two points of access during construction. Urban Growth Management Requirements 31. 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. STREETS AND RIGHTS-OF-WAY 32. The subdivider shall make provisions for the physically handicapped in accordance with the Department of Public Works standards and as required by State law. 33. 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 Nos. 68-187, 78-522, 81-219 and 88-229. 34. The subdivider shall construct a complete underground street light system as approved by the Traffic Engineer prior to final acceptance of the subdivision. Height, type, spacing, etc., of standards and luminaries shall be in accordance with Resolution Nos. 78-522 and 88-229 or any modification thereto approved by the City Council prior to installation and shall be approved by the City Traffic Engineer prior to final map approval. All lights shall be dedicated to the City upon completion. Submit engineered construction plans to the Public Works Department for approval. 35. 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. e Conditions of Approval Vesting Tentative Tract Map No. 50671UGM Page 6 July 17, 2002 36. All of the required street improvements shall be constructed and/or installed in accordance with City of Fresno standard specifications. 37. Any 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. 38. Right-of-way acquisition in the County of Fresno must be approved by the Fresno County Board of Supervisors. The road improvement plans for all new and/or reconstructed roads which are adjacent to-County-roads or-properties-under the County's jurisdiction,shall-bo reviewed-and approved by the County of Fresno. In addition,an encroachment permit shall be obtained from the County for any street work done within the County's right-of-way. 39. All interior streets shall be dedicated in accordance with the 50-foot and 54-foot standard widths as shown on Exhibit"A"and fully improved with standard curb,gutter,sidewalks on both sides of all streets, street lighting,and full width permanent street pavement. 40. Change the following street name to be consistent with existing street patterns: North Richelle Avenue to North Ann Avenue. 41. North Willow Avenue: Within the limits of the tract(including the remainder parcels),provide dedication to the superarterial street standards. Either construct or provide appropriate security for necessary street improvements which will include 20-feet of permanent pavement including transitional pavement as necessary,curb,gutter, 12-foot wide sidewalk/trail and streetlights. In addition, construct a 150-foot left turn pocket and any necessary transitional paving in Willow Avenue at East Decatur Avenue. 42. East Alluvial Avenue: Within the limits of the tract,provide dedication to the 94-foot collector street standards. Either construct or provide appropriate security for necessary street improvements which will include curb,gutter, sidewalk, street lights and 20 feet of permanent pavement including transitional pavement as necessary. 43. Left turns movements from East Decatur Avenue onto northbound North Willow Avenue shall not be permitted. 44. All irrigation pipeline in the public right-of-way shall be rubber gasket reinforced concrete pipe and subject to a one time$5.00 per linear foot maintenance fee. 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. Conditions of Approval Vesting Tentative Tract Map No. 5067/UGM Page 7 July 17, 2002 Urban Growth Management Requirements In accordance with the City's Urban Growth Management Policy relative to major street extensions and other street improvements necessary to provide adequate emergency and service vehicle access, the following improvements are required. 46. East Alluvial Avenue: Construct the two 17-foot center section travel lanes with permanent paving to complete the eastbound and westbound travel portions of East Alluvial Avenue from the easterly limits of this tentative map west to the intersection with North Chestnut Avenue. The - - design of Alluvial Avenue shall accommodate for a 250-foot long left turn pocket at North Chestnut Avenue per Public Works Standards P-61. Provide an additional 6 feet of permanent paving on each side of East Alluvial Avenue for a minimum of 150 feet adjacent to the left turn lane at North Chestnut Avenue plus any transition paving as necessary. Stripe a 150-foot left turn lane at North Paula Avenue and construct transition paving as necessary to provide for the uninterrupted flow of traffic east and west of said left turn lane. SEWER SERVICE A 10-inch sanitary sewer main currently exists in East Alluvial Avenue west of the tract at North Chestnut Avenue to serve the proposed subdivision. This tract is subject to the findings procedure for sewer service associated with the Woodward Park Community Plan EIR. The following conditions are required to provide sanitary sewer service to the tract: 47. A 10-inch sewer main extension in Alluvial Avenue from its current location easterly to the east boundary of the subdivision. 48. Separate sewer house branches shall be provided to each lot created. 49. All public sanitary sewer facilities shall be constructed in accordance with Public Works Department standards, specifications and policies. Urban Growth Management Requirements 50. The tract is located in the service area of the Herndon/Cornelia Trunk Sewer, therefore, the developer shall pay the appropriate trunk sewer charge in effect at the time that building permits are issued. 51. 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 impacted as a result of this project. Conditions of Approval Vesting Tentative Tract Map No. 5067/ JGM Page 8 July 17, 2002 As an alternative to the above, the City is willing to accept payment of the 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 A 14-inch water main exists in East Alluvial Avenue at North Chestnut Avenue-and north of the subdivision in Nees Avenue. 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,-water-mains can be extended to serve-this tract: Thefollowing-conditions am- required re required to provide water service to the tract: 52. A 14-inch Transmission Grid Water Main(TGM)shall be extended in East Nees Avenue easterly to North Willow Avenue then extended southerly in North Willow Avenue along the tract frontage. In addition,a 14-inch Transmission Grid Water Main(TGM)shall be extended easterly in East Alluvial Avenue along the tract frontage. 53. Two independent points of connection to the city water system are required to serve the tract or any phase of this tract. 54. Separate water services shall be provided to each lot created. 55. All public water facilities shall be constructed in accordance with Public Works standards, specifications and policies. 56. Any existing agricultural wells within the boundaries of the proposed development shalt be sealed and abandoned in compliance with California Well Standards. 57. Water facilities constructed within the public rights-of-way shall be installed in accordance with Public Works standards, specifications and policies. URBAN GROWTH MANAGEMENT REQUIREMENTS UUMBALI 58. 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 accordance with the requirements of State Law as related to vesting tentative tract maps. 59. 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. Conditions of Approval Vesting Tentative Tract Map No. 50671UGM Page 9 July 17, 2002 Right-of-Way Acguisition 60. 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 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 stafftime,attorney's fees,appraisal fees,court costs,and all related expenditures and costs necessary to effect the acquisition of such easements or rights-of-way. FLOOD CONTROL 61. The subdivider shall be required to pay any applicable storm drainage fees to comply with Chapter 13, Article 13 of the Fresno Municipal Code. 62. The subdivider shall be required to comply with the specific requirements imposed by the Fresno Metropolitan Flood Control District (FMFCD) for the subdivision or any amendments or modifications to those requirements which may be granted by the FMFCD Board of Directors, pursuant to Section 13-1307 of the Fresno Municipal Code. These requirements are identified in the District's letter to the Planning and Development Department dated May 2, 2002. 63. 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. Conditions of Approval Vesting Tentative Tract Map No. 5067/UGM Page 10 July 17,2002 IRRIGATION CANAL 64. Comply with the attached memorandum from the Fresno Irrigation District dated April 15,2002. DEVELOPMENT FEES AND CHARGES 65. This project is subject to the following development fees and charges: PARKS DEPARTMENT a. Street Tree Landscape Plan Review fee $37.00 b. Street Tree Installation fee $102.00/tree City installed tree C. Street Tree Inspection fee $28.00/tree Developer installed tree d. Maintenance District Plan Review fee $132.00 e. Maintenance District Inspection fee $293.00 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT f. Metropolitan Flood Control District Fee: $84,161.00 SEWER CONNECTION CHARGES g. Lateral Sewer Charge $0.10/square foot(to I W depth) h. Oversize Charge $0.05/square foot(to IW depth) i. Trunk Sewer Charge $419/living unite Service Area: Hemdon j. Wastewater Facilities Charge $2,119/living unit k. House Branch Sewer Charge n/a 1. Millbrook Overlay Sewer n/a WATER CONNECTION CHARGES m. 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. n. Frontage Charge $6.50/lineal foot o. Fire Hydrant Charge $0.75/100 square feet (Summation of lot areas) p. Transmission Grid Main Charge $560/gross acre Conditions of Approval Vesting Tentative Tract Map No. 5067/UGM Page 11 July 17, 2002 q. Transmission Grid Main Bond $243/gross acre Debt Service Charge r. UGM Water Supply Fee $397/living unit Service Area: 101s S. Well Head Treatment fee $0/living unit Service Area: 101s t. Recharge Fee $0/living unit Service Area: 101 U. 1994 Bond Debt Service $895/living unit Service Area: 101 DEVELOPMENT IMPACT FEE V. Northeast Fresno Policing Area $66/living unit URBAN GROWTH MANAGEMENT FEES/CHARGE* w. UGM Fire Station Capital Fee $251/adj acre Service Area: 13 X. UGM Park Fee $1,690/adj acre Service Area: 7 y. Major Street Charge $2,500/adj. acre Service Area: F Z. Major Street Bridge Charge $50/adj. acre Service Area: F aa. Traffic Signal Charge $860/adj. acre bb. UGM Grade Separation Fee n/a cc. UGM At-Grade Railroad Crossing Fee $236/adj acre Service Area: dd. Trunk Sewer Charge n/a Service Area: ee. Street Acquisition/Construction Charge n/a DEB:Ie1 AK\COA\VTT-5067-COA CITY OF FRESNO MITIGATED NEGATIVE DECLARATION RECEEIVE'D , Initial.Study is on file in the Environmental 02 APR 19 PM 4� 37 Planning&Development Department, City Hall, Assessment Number. 2600 Fresno Street, Fresno, California 93721 A-02-03, R-02-03, CITY CLERK.FRESNO CA (559)498-4441 T-5067 APPLICANT: Sonadelle Development.Corporation . Assessors 2109 WesYBullard Avenue#133 Parcel Number. Fresno, California 93711 404-072-15, 16, 19,27 PROJECT DESCRIPTION AND LOCATION: Plan Amendment Application Filed with: No.A-02-03, Rezoning Application No. R-02-03 and Tentative Tract No. REBECCA E. KLISCH, City Clerk T-5067, proposed amendment to the Woodward Park Community Plan from 2nd Floor-City Hall the agricultural/urban reserve to the medium-low density residential plan 2600 Fresno Street designation and rezoning from the AL-20(county)and R-R(county)to the R- Fresno, California 93721-3603 1/UGM zone district lo,allow for the development of a-120-bt single family _ .. residential subdivision on 27 acres ofro p party located on the west side of . North Willow Avenue between East Alluvial and East Nees Avenues. The plan amendment also proposes to amend the designation of Willow Avenue from.an expressway to a super arterial street between Nees and Alluvial Avenues. The project also includes the detachment of the subject property and various surrounding parcels of land from the Fresno County Fire Protection Dlsffld and the Kings River Conservation District and annexation Into the City of Fresno. 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 dory 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 of the individual project. Effects rated in this manner are not sufficient In themselves to require the preparation of an Environmental Impact Report and/or have been mitigated to'ttre extent feasible. All new development activity and many non-physical projects contribute directly or Indirectly toward a cumulative impact on.the physical environment. The incremental effect contributed 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.of the State CEQA Guidelines. The findk*-Is therefore made that the proposed project will dearly not have a significant adverse effect on the environment. This Mitigated Negative Declaration wiil be deemed final and effective If no appeal Is filed in the manner specified.by Section•1.2-505 of the Fresno Mun'idpal Code. INITIAL STUDY PREPARED BY: David Braun ;GILBE UBM D BY: Planner Ili • r DATE: April 19,2002 RO,Planni ger PLANNING AND DEVELO ENT DEPARTMENT ,5087 B0nade%2-MND ENVIRONMENTAL CHEC►.LIST DEBJjw WMSCIA-02-03,R-02-03.TT-5067 Bonadelle Potential Environmental Effects EA NO. A-02-03,R-02-03,TT-5067 1.0 TOPOGRAPHIC SOIL GEOLOGIC 1 11.7 Availability of storm water drainage facilities SIDERA rJONS (on or off-site) 1 1.1 Goo ogic azar s,unstable soil conditions 1 11.8 Availability of adequate park and recreation 1 1.2 Adverse change in topography or ground surface relief areas 1 1.3 Destruction of unique geologic or physical features l 11.9 Unusually high solid waste generation 1 1.4 Increased water erosion 12.0 HAZARDS 2.0 AIR QUALITY 1 12.1 Risk of or release of hazardous 2 2.1 Substantial indirect source of pollution(large vehicle substances generator) 1 12.2 Site subject to flooding 1 2.2 Direct on-site pollution generation 1 12.3 Adverse change in course of flow of flood 1 2.3 Generation of objectionable odors waters 1 2.4 Generation of dust except during construction 1 12.4 Potential.hazards from aircraft accidents 1 2.5 Adverse local climatic changes 1 12.5 Potential hazards from landfill and/or toxic waste sites 3.0 WATER 2 3.1 Insu orient ground water available for long-term project 13.0 AESTHETICS use 1 13.1 Obstruction to public or scenic vista or view 3.2 Use of large quantities of ground water 1 13.2 Creation of aesthetically offensive conditions 3.3 Wasteful use of ground water 1 13.3 Removal of street trees or other valuable F 3.4 Pollution of surface or ground water supplies vegetation 3.5 Reduction in ground water recharge 1 13.4 Architectural incompatibility with surrounding area 4.0 PLANT LIFE 1 4.1 Reduction.o the numbers of any unique,rare,or 14.0 HISTORICAUARCHAEOLOGICAL endangered species 1 14.1 Removal of historic building,disruption of 4.2 Reduction in acreage of agricultural crop archaeological site 4.3 Premature or unnecessary conversion of prime 1 14.2 Construction or activity incompatible with agricultural land adjacent historic site 5.0 ANIMAL LIFE 15.0 ENERGY 1 5.1 Reduction in a numbers of any rare,unique,or 1 15.1 Use o?`substantial amounts of fuel or energy endangered species 1 15.2 Substantial increase in demand upon existing 1 5.2 Deterioration or.displacement of valuable wildlife sources of energy habitat 1 15.3 Wasteful use of energy 1 6.0 HUMAN HEALTH 7.0 NOISE Explanation of Ratings 7.1 Increasesinin existing noise levels 110" Insufficient Information 7.2 Exposure to high noise levels 8.0 LIGHT AND GLARE Insufficient information is available to determine 1 8.1 Production o glare,which will adversely affect the potential environmental effects which may residential areas result from the proposed project in this category. 8.2 Exposure of residences to high levels of glare ��1" No Significant Environmental Effect 9.0 LAND USE Thproposed project will not have an adverse 9.1 Incompatibility with adopted pe'plans and policies p po p ro�! 9.2 Acceleration of growth rate environmental effect in this category,or any such 9.3 Induces unplanned growth effect is not substantially unusual or of undesirable . 9.4 - Adverse change in existing or planned area magnitude. This rating is also utilized in cases characteristics where the category is not applicable to the particular project under consideration. 10.0 TRANSPORTATION AND CIRCULATION L 10.1 Generation of vehicle traffic sufficient to cause capacity 11211 Moderate Environmental Effect deficiencies on existing street system 2 10.2- Cumulative increase in traffic on a major street for which The proposed project will have an adverse capacity deficiencies are projected environmental effect in this category,which is 1 10.3 Specific traffic hazard to motorists,bicyclists,or of sufficient magnitude to be of specific concern. pedestrians However,this effect is not substantial enough in 10.4 Routing of non-residential traffic through residential area itself to require the preparation of an Environmental 10.5 insufficient or poorly located parking Impact Report. 10.6 Substantial increase in rail and/or air traffic 113" Significant Adverse Environmental.Effect 11.0 URBAN SERVICES 11.1 Availability of fire protection The environmental effect identified in this category 11.2 Lack of emergency vehicle access substantiates in itself or contributed toward a 11.3 Adequacy of design for crime prevention finding that the proposed project has a potentially 11.4 Overcrowding of school facilities significant adverse effect on the environment 11.5 Availability of water mains of adequate site sufficieot to require the preparation of an 11.6-* Availability of sewer lines of adequate capacity Environmental Impact Report. INITLAL STUDY Environmental Assessment No. A-02-03, R42-03,TT-5067 PROJECT DESCRIPTION Plan Amendment Application No. A-02-03;Rezoning Application No.R-02-03,and Tentative Tract No. 5067, filed by Bonadelle Development Corporation,relates to approximately 27 acres of real property located on the west side of North Willow Avenue between East Alluvial and East Nees Avenues. The plan amendment application proposes to amend the Woodward Park Community Plan to change the planned use of the subject property from agriculture-urban reserve to medium-low density residential planned uses. The rezone application proposes to_rezone the subject property from the R-R(County)and AL-20 (County)zone districts to the R 1/UGM(Single-Family Residential/Urban Growth Management)zone district. Tentative Tract No. 5067 proposes to divide the 27 acre site into a 120 lot single family residential subdivision(4.5 dwelling units per acre). The plan amendment also proposes to amend the adopted plan circulation element to change the designation of North Willow Avenue from an expressway classification to a superarterial classification between Nees and Alluvial Avenues. Approval of the superarterial major street designation will also -include a bike path/multi-purpose trail designation and add a'bike lane designation along the west side of North Willow Avenue. North Willow Avenue,between East Hemdon and East Shepherd Avenues, was planned to be an expressway major street with the adoption of the Woodward Park Community Plan Update in December 1989. Approval of Plan Amendment No.A-90-43 in April 1991 changed the planned classification of the one-half mile long segment of North Willow Avenue,between East Herndon and East Alluvial Avenues,to a superarterial designation. This amendment also provided for the definition of the superarterial street 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." The project also includes the detachment of the subject property and surrounding properties from the Fresno County Fire Protection District and the 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. Since the subject property is not adjacent to the existing City of Fresno boundary, in order to annex the. subject property it will be necessary to annex adjacent property to the west. The parcel that would most clearly need to.be included within the reorganization is located at 2720-East Alluvial Avenue. This parcel is currently being developed with a church and.therefore annexation of this property is a logical progression to allow this project.to*utilize city services:Other properties may also be included within the reorganization to allow for more logical jurisdictional and servii'e delivery boundaries. INITIAL STUDY Environmental Assessment No. A-02-03, R-02-03, TT-5057 Page 2 April 19, 2002 Bordering Property Information Planned Land Use Existing Zoning Existing Uses North: Agricultural-urban reserve AL-20 (County) Agriculture and-Rural Residences South: Agricultural-urban reserve R-R(County) Agriculture and Rural Residences East: Low Density Residential (Clovis) AE-20 (County) Agriculture West: Agricultural-urban reserve AL-20 (County) Agriculture and Rural Residences 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 Influence and Urban Boundary area, which was planned for urban reserve by the Woodward Park Community Plan update adopted in 1989. The community plan's agricultural/urban reserve planned use together with supporting policies and implementation actions pertaining to the urban reserve area were to be reconsidered with the scheduled Fresno General Plan update in 1994. While a draft General Plan Update was prepared, it was not initiated by the City Council until February 1999 for preparation of an environmental impact report and formal public review. In the interim period, several community plan amendments were approved, including Plan Amendment Application No. A-95-11,which allow for 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. 100.117 (Woodward Park Community Plan Urban Reserve Amendments)and Environmental Assessment Mitigated Negative Declaration No. A-95-1 1, A-95-06, A-95-08, A-95-13 (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 above-noted plan amendment applications with the accompanying environmental mitigation measures provided the opportunity to consider urban development within the urban reserve I INITIAL STUDY Environmental Assessment No. A-02-03, R-02-03, TT-5067 Page 3 April 19, 2002 area. To the extent that the preceding environmental impact analyses.conclusions.findings and m�'tigation measures are applicable to the subject.p Wect.pumWM to Section 15150 of the CEO& GuideluM.da. ere incoroong2d herein by reference. Specifically the a mitigation measures established by mitigakd negative 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 pig to the urban reserve area ado2tted by City Council Resolutiono�T 96-11 (Winh-gd):the mitigation measuML4Md findings of Final EIR No. 10117 certified b the a adoption of City Council Resolution No. 94=108 (attached): and,the mitigation measures and findings of Final EIR No. 10100 certified by the adoption 4f City Council Resolution No. 89-463 (attached. Certification or approval of these environmental documents identified potentially significant adverse environmental impacts,appropriate mitigationmeasures,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 -Increased 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. 5. Geologic, Seismic, Soils, and Agricultural Land Loss of agricultural land. 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 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. INITIAL STUDY Environmental Assessment No. A-02-03, R-02-03, TT-5067 Page 4 April 19, 2002 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 ollutioncaused-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. The existing topography is relatively flat with no apparent unique or significant land forms such as vernal pools. Development of the property requires compliance with grading and drainage standards of the City of Fresno and Fresno Metropolitan Flood Control District Standards. Grade differentials at property lines must be limited to one foot or less,or a cross-drainage covenant must be executed with affected adjoining property owners. 2.0—AIR QUALITY: 2.1—Substantial Indirect Source of Pollution Fresno County is within the eight-county San Joaquin Valley Air Basin for which the San Joaquin Valley Air Pollution Control District(SJVAPCD)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 Air Pollution Control District (SJVAPCD) 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 PM 10(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 SJVAPCD staffhas indicated that the Fresno-Clovis area has recently been designated as an attainment area for carbon monoxide pollutants per state ambient air quality standards. j INITIAL STUDY Environmental Assessment No. A-02-03, R-02-03,TT-5067 Page 5 April 19, 2002 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 3.6 tons/year of ROG(Reactive Organic Gasses), 6 tons/year NOX(Nitrogen Oxides), 27.38 tons/year CO.(Carbon Monoxide),and 0.25 tons/year PM10(Particulates). The SJVAPCD 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 Air Pollution Control District(SJVAPCD)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. In-ddition,the District encourages innovations in measures to reduce air quality impacts such as energy efficient building materials and household appliances as well as site design features including landscaping, pedestrian and transit access features. The Air District has recommended the application of the following 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): 1. Trees should be.carefully selected and located to shade the structures during the hot summer months. This measure should be implemented on southern and western exposures. Deciduous trees should be considered since they provide shade in the summer and allow the sun to reach the residences during the cold winter months. 2. As many energy conserving features as possible should be included in the design/construction of the new buildings. Examples include increased wall and ceiling insulation(beyond building code requirements),energy efficient lighting,high efficiency appliances and solar-assisted water heating. 3. Electric or low nitrogen oxide(NoJ emitting gas-fired water heaters should-be installed. 4. If fireplaces are proposed,only natural gas fireplaces or EPA-certified wood burning fireplaces/stoves should be installed. Conventional open-hearth fire places should not be permitted. 5. Natural gas lines and electrical outlets should be.installed in patio areas to encourage the use of gas and/or electric barbecues. INITIAL STUDY Environmental Assessment No. A-02-03, R-02-03,TT-5067 Page 6 April 19, 2002 6. Electrical outlets should be installed around the exterior of the units to encourage use of electric landscape maintenance equipment. 7. Sidewalks.should be provided throughout the development to encourage people to walk to nearby destinations such as schools, parks, and shopping areas. 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. 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 INITIAL STUDY Environmental Assessment No. A-02-03, R-02-03, TT-5067 Page 7 April 19, 2002 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 estimated that the.proposed single-family residential subdivision will have an estimated peak water demand of 255 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. On March 13i 2002,the Department of Public Utilities made a finding of water supply .adequacy. Since that time,a City of Fresno water supply well in the vicinity has been closed due to nitrate contamination. Nevertheless,the department is able to support the finding of adequate water supply, contingent on the timely execution of expedited water projects the building industry has committed to complete. In the un-anticipated event that the water supply projects should falter,it may become necessary to place a hold on residential occupancies to avoid adverse water supply impacts. As provided for in the Woodward Park Plan Area Verification and Monitoring Procedure,a review of water supply adequacy will be made at building permit and occupancy checks. 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 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. Mir ',gation Measures Thetentative tract project area is 27 gross acres.- The peak estimated water demand for the tentative tract is 255 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: . INITIAL S'T'UDY Environmental Assessment No. A-02-03, R-02-03, TT-5067 Page 8 April 19, 2002 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. Extension of the existing 14" transmission grid water main in East Alluvial Avenue from the intersection of East Alluvial and North Chestnut Avenues to the easterly boundary of the project. 3. Provide a minimum of two points of connection to the city water system. If phased development is proposed,this requirement shall apply to each phase and would preclude the use of double parallel mains to satisfy that requirement. 4. 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 the California Department of Water Resources,and City of Fresno standards. 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 animals suited for an urban environment. 4.2—Reduction in Acreage of Agricultural Crop The subject site has been historicallyutilized for agricultural purposes. The proposed urban development of the project area will result in the elimination of agricultural opportunities in the future. However,.the site is located within the City of Fresno's 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 Cgumunity Plan as modified by Amendment Application No. A-95-11. Previous environmental 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 e t INITIAL STUDY Environmental Assessment No. A-02-03,R-02-03,TT-5067 Page 9 April 19, 2002 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. 6.0—HUMAN HEALTH Fresno County Department of Community Health identified the following mitigation measures as related to the proposed project: r 1. Prior to destruction of any existing agricultural well(s),a sample of the upper-most fluid in the well column should be analyzed for lubricating oil.*-The presence of oil staining around the well indicates 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 licensure. 2. Appropriate measures should be incorporated into the.project:to minimize potentially significant short-term localized noise impacts to noise-sensitive receivers caused by the operation of construction equipment. Construction specifications for the project should require that all construction equipment be maintained according to the manufacturers' specifications,and that noise generatmg.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.a planned super arterial(Willow Avenue)and collector(Alluvial Avcnue)'street. Super arterial streets are typically developed with*six travel Imes.(three in each direction)and a cel median island with dual left turn lanes at intoe qns. Super arterial streets may have dee.capacity, to accommodate average daily vehicle trips'of 45,000,although.projegted daily traffic volumes are substantially less.than these . maximum capacities. Collector streets ane typically developed with four travel lanes and have the capacity to accommodate approximately 24,000 vehicle trips per day. INITIAL STUDY Environmental Assessment No. A-02-03, R-02-03, TT-5067 Page 10 April 19, 2002 Implementation of applicable development policies of the Woodward Park Community Planprovide 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 twenty-foot deep landscaped area from the edge of property line along Willow Avenue and a 10-foot deep landscaped area from the edge of property line along Alluvial Avenue to a block wall barrier(not less than six feet in height). Confumation 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. 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 for approximately 27 acres. The subject property is proposed for development as an R-1/UGM zoned, single-family residential subdivision with 120 lots at a density of 4.5 dwelling 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 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 Teferenced environmental documents, it is concluded that consideration of the proposed land use relationship, recommended unifying design principles,and overall density limitation,that.the proposed plan amendment will further promote the achievement of the planned urban form and land use objectives of the Woodward Park Community Plan. 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. X0.0—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 INITIAL STUDY Environmental Assessment No. A-02-03,R-02-03,TT-5067 Page 11 April 19, 2002 Development of the proposed 120-lot single family residential project can be expected to generate approximately 1,200 vehicle trips per day(VTD). The full development of the project site and surrounding community,including the Copper River development project approved by Fresno County to the north,will be required to complete the planned major street network in accordance with applicable development policies and standards including the Urban Growth Management program. North Willow Avenue between East Alluvial and East Nees Avenues is proposed to be redesignated from an expressway to 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 classificationrequiresadequate width to accomtnodate bicycle lanes(minrmum 5-foot width)together with right-turn lanes and bus turnouts at major street intersections. A full development alternative(including the present urban reserve area)with a predominantly medium-low density residential land use pattern was considered as a part of the 1989 Woodward Park Community Plan Update environmental analysis and public hearing process. Traffic model predictions indicated future daily vehicle trips on major streets within the immediate project vicinity,including East Nees,East Alluvial,North Chestnut and North Willow Avenues. Previously referenced planning and environmental analyses have also 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. North Willow Avenue,immediately north of East Herndon Avenue, is projected to exceed capacity with the development of urban and semi-urban uses approved by the County of Fresno and the City of Clovis. .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 have 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 offhe 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 approved beyond the Fresno Metropolitan Area are poorly suited for alternative forms of-public transportation and have not been required to equitably contribute to the construction of additional major street capacity. In addition,the Califbrnia Department of Transportation.(Caltrans), District 6,Office of Intergovernmental Relations has asserted that new development within the Woodward Park Community Plan area contributes a substantial number of additional vehicle trips during the peak hour . INITIAL STUDY Environmental Assessment No. A-02-03, R-02-03, TT-5067 Page 12 April 19, 2002 traffic periods (7:00 am to 9:00 am and 4:00 pm to 6:00 pm)which will impact State Route(SR) 41 interchanges at North Friant Road and East Herndon Avenue and State Route 168 at the Shaw and Bullard Avenue interchanges. Caltrans has previously requested that the projects be required to pay a traffic impact fee of$1,700 per projected peak hour vehicle trips. 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 Caltrans's submission of varying descriptions of the necessary freeway improvements,the imprecise estimate of costs and probable funding sources, and the lack of adequate information to comply with Fee Mitigation Act requirements (California Government Code §§ 66000 et sequentes)applicable to the City of Fresno. In the absence of this documentation it is not legally permissible for the City to impose the requested traffic impact fee. A traffic analysis of the project was prepared by TPG Consulting Inc., 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 is consistent with previous urban reserve project traffic evaluations affirmed by the City of Fresno and Caltrans staff. 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 and a specific evaluation of employee trips 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. Present Freeway 41 operation and commuting habits results in greatest congestion occurring at the southbound on-ramps during the morning peak hour traffic period,and at the northbound exit ramps during the late afternoon peak periods. The traffic analysis predicted that 67 vehicle trips would be generated by the proposed project during the morning(am)peak hour periods. It is predicted that I trip (1.1 percent) would use the southbound Freeway 41/Hemdon loop'access ramp. During the evening (pm)peak hour period the analysis predicted 77 trips would be generated by the project,with 2 trips (1.7 percent) desiring to use the northbound exit ramp at Freeway 41/Herndon. The traffic study further indicated that there would.be no project generated trips which would utilize the Freeway 41/Friant interchange. The traffic study also assessed the project generated trips that would utilize the Freeway l68/Hemdon and Freeway 168/Bullard interchanges. Present conditions on Freeway 168 results in the greatest congestion occurring at the southbound on-ramps in the morning peak hour traffic period and at the northbound exit ramps during the late aftertioon peak periods.. The traffic-study predicted-that in the morning peak hour period there would be 1 project generated trip(L I percent) utilizing the southbound loop access ramp at the Freeway-168/Herndon interchange and-6 project generated trips (6.7 percent)utilizing the southbound on-ramp at the Freeway 168/Bullard interchange. The traffic study predicted that in the afternoon peak periods there would be I project generated trip(.8 percent) INITIAL STUDY Environmental Assessment No.A-02-03,R-02-03,TT-5067 Page 13 April 19,2002 utilizing the northbound off-ramp at the Freeway 168/Hermdon interchange and 6 project generated trips(5 percent)utilizing the northbound off-ramp at the Freeway 168/Bullard interchange. This information indicates that there is a modest predicted use of Freeway 168 and a very limited 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 40 years. State highway facilities appear to have failed to meet 20-year capacity design criteria during a period of time when the area's pace of population growth decreased to a rate well below previous state projections. This highway facility"under-design"and consequently the capacity deficiencies,which may now be prematurely occurring,are at least partially the result of resource allocation decisions made by the State of California rather than land use decisions made by the City of Fresno. An appropriate,reasonable and legally permissible method of addressing capacity deficiencies has been presented to Caltrans for consideration. This method utilizes the master storm water drainage facility planning and fee program established by the Fresno Metropolitan Flood Control Agency as a model. Using this model,Caltrans is responsible for providing a master facilities plan,development fee schedule and.assurances of compliance with constitutional and statutory requirements(Mitigation Fee Act-AB 1600)which apply to the City of Fresno. Should Caltrans develop a master facilities plan and development impact fee program consistent with this model it will be applied to any 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 firads 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 Fiesno's street system and to provide for a smooth flow of traffic to and from the project,the property owner/developer 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 Plum,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 INITIAL STUDY Environmental Assessment No. A-02-03, R-02-03, TT-5067 Page 14 April 19, 2002 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. In compliance with the Woodward Park Community Plan Verification and Monitoring Procedure for Traffic Circulation,the Public Works Department has conducted a separate traffic review and has incorporated all recommended mitigation measures that are economically feasible into the above- described project. Mitigation Measures The following dedications and improvements will be evaluated and applied to the project development entitlements or'special permits as determined by the Public Works Director. 1. North Willow Avenue: Within the limits of the subject property, including remainder parcels of Tentative Tract No. 5067,dedication of 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. Either construct or provide appropriate security for necessary street improvements which will include the westerly half of the median island,two southbound travel lanes including curb, gutter, streetlights, sidewalk. Pursuant to the urban growth management process,the City of Fresno will establish a"Specific 'Major Street Impact Fee"to pay for the costs of improvements on Willow and Copper Avenues. 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. East Alluvial Avenue dedicate additional right-of-way as necessary to accommodate the collector to super arterial intersection approach. 1 The required dedications,as-well as the determination of access points,-are deferred until the time of development. In addition,the mitigation measures of EIR No. IOf 17 and Environmental Assessment No. A-95-11 are incorporated herein by reference. INITIAL STUDY Environmental Assessment No. A-02-03, R-02-03,TT-5067 Page 15 April 19, 2002 11.0-URBAN 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 fire protection facilities and services appropriate for urban uses. The proposed project is located approximately 2.8 miles from City of Fresno Fire Station No. 13,which is located at Nees and Bond Avenues. Development of the proposed 1204ot residential subdivision willoccur.in compliance with Section 12-4.508. 11.4—Overcrowding of School Facilities The project site is served by the Clovis Unified School District and is presently within the attendance boundaries of Mountain View Elementary School,Alta Sierra Middle School and BuchgLnm High School(Minnewawa and Nees Avenues). The district has begun construction of an additional elementary school site(Riverview Elementary)which is expected to open for the 2002-2003 school year and a middle school/high school site(Willow and International-Avenues) is expected to begin construction within approximately five years. Students from this project may attend these new schools. Because of the sustained growth occurring within the district boundaries,the school district has advised of the following conditions. 1. Future adjustments of school attendance areas could occur such that students residing in the proposed project will attend an elementary school other than Mountain View: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 furrher.then 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$2.26 per square for residential development and$.33 for commercial/industrial development. Development of the project site will be subject to the fees in place.at the time fee certificates are obtained. In addition,the district has requested that the owner/subdivider provide the above information to all prospective purchasers of property within the proposed project. IIJITIAL STUDY Environmental Assessment No. A-02-03, R-02-03, TT-5067 Page 16 April 19, 2002 11.6—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. To address this concern,the Grantland Trunk Sewer has been designed and constructed 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 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 35,280 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 42-inch segment of the Herndon Trunk Sewer between Fresno Street and Howard Avenue will be impacted as a result of this project;therefore,the developer shall construct the following improvements prior to issuance of occupancy permits: • 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 impacted as a result of this project. INITIAL STUDY Environmental Assessment No. A-02-03, R-02-03,TT-5067 Page 17 April 19, 2002 • As an alternative to the above;the City may accept payment of the 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. . 11.7 Availability of Storm Water Draina¢e 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 five 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. 13.0—AESTHETICS r No public or scenic vista will be obstructed by the development and no valuable vegetation will be removed. The developer proposes to use an architectural design which is compatible with surrounding developments. 14.0—HISTORICAUARCHAEOLOGICAL 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 fiuther site investigation or site avoidance/preservation. 3. If animal fossils are uncovered,the Museum of Paleontology at U.C. Barkeley shall'be contacted to obtain it refaoral 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. INITIAL STUDY Environmental Assessment No. A-02-03, R-02-03,TT-5067 Page 18 April 19, 2002 DETERMINATION Based upon these previous actions and the applicability of adopted development standards, plan policies/implementation.measures, and applicable mitigation measures of the above-referenced environmental documents,it is concluded that the proposed land uses will not result in a significant indirect adverse environmental effect. On the basis of this initial evaluation, it is determined that the proposed project is consistent with all applicable city plans and policies and conforms to all applicable zoning standards and mquirements. 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 project approval which are referenced by this environmental assessment and are conditions upon which a mitigated negative declaration can be recommended. A MITIGATED NEGATIVE DECLARATION WILL BE PREPARED. DEB:Iel:\K\ISW-02-03,R-02-03,TT-5067-IS INITIAL STUDY EA No. A-02-03, R-02-03,TT-5067 2.0—Air Quality Page 19 3.0—Water mice April 19, 2002 7,0—No 9.0—Land Use 10.0—Transportation and Circulation CITY OF FRESNO 11.0—Urban services MITIGATED NEGATIVE DECLARATION MONITORING CHECKLIST ENVIRONMENTAL ASSESSMENT NO.A-02-03, R-02-03, TT-5067 MITIGATION MEASURE IMPLEMENTED BY WHEN IMPLEMENTED VERIFIED BY 2.1 Approval of the proposed project Planning'and Prior to occupancy of any Planning and shall be conditioned upon Development Dept., building within the project. Development Dept, compliance with the San Joaquin Building Section Building Section and Valley Air Pollution Control District and,Public Works Public Works Dept., - (SJVAPCD)Regulation VIII,Rule Dept.,Construction Construction 8020,as related to fine particulate Management Div. Management Div. matter and dust and mitigation measures noted in correspondence dated March 15,2002. 3.1 Developer shall provide adequate Dept.of Public Prior to occupancy of any Ddpt,of Public 3.2 water service and groundwater Utilities building within the project. Utilities,Public 3.5 recharge-for the project per Works Dept.,and- Department of Public Utilities Planning and requirements. Development Dept. 6.0 Applicant shall mitigate health Fresno County Health At the time of Planning and related impacts resulting from Department development Development Dept development. 7.0 Development shall be in compliance Planning and Prior to occupancy of any Planning and with acoustical analysis prepared for Development Dept. building within the project. Development Dept. project. 9.1 Approval is subject to an amendment Planning and By City Council action on Planning and 9.4 to the Woodward Park Community Development Dept. Plan Amendment Development Dept. Plan maps and policies. application. 10.1 Project development is subject to Public Works Dept. By City Council action on -Public Works Dept. 10.2 street improvements standards and and Planning Plan Amendment and Planning Urban Growth Management Service and Development Dept. application. and Development Delivery requirements. Dept. 11.1 Pay appropriate UGM Fire Station Planning and At time of building permit Phuming'and 11.4 Capital Fee and School Development. Development Dept. issuance. Development Dept. .Fee 11.5 Developer shall provide adequate Dept of Public Prior to occupancy of any Dept of-Public 11.6 sewer and water service for the Utilities building within the project. Utilities,Public project per Public Utilities Dept Works Dept,and requirements/findings. Planning and Development Dept .DEB jjw:NN6\A-02-03,R-02-03,TT-5067 Bonaddle-l5 File No.210.45 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS PUBLIC AGENCY DEVELOPER Mr. Alan Kawakami, Chief Engineering Tech.BONADELLE DEVELOPMENT CORPORATION Development Services Department 2109 W. BULLARD #133_ City of Fresno FRESNO,CA 93711 2600 Fresno Street - Fresno, CA 93721 0 MAP NO. 5067 PRELIMINARY FEE(S)(See below) DRAINAGE AREA(S) " CZ it " - DRAINAGE AREA " CZ " $849161.00 DATE Z— O Z DRAINAGE AREA - - TOTAL FEE $84,161.00 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 prior to approval of the final map at the rates in effect at the time of such approval. The fee Z indicated above is based on the tentative map. Contact the FMFCD project engineer prior to O approval of the final map for the fee. ■ Considerations which may affect the fee obligation(s)or the timing or form of fee payment: a) Fees related to undeveloped or phased portions of the project may be deferrable. b) Fees may be calculated based on the actual percentage of runoff if different than that O typical for the zone district under which the development is being undertaken and if permanent provisions are made to assure that the site remains in that configuration. c) Master Plan storm drainage facilities may be constructed,or required to be constructed in lieu of paying fees. d) The actual cost incurred in constructing Master Plan drainage system facilities is credited against the drainage fee obligation. 5%7 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document 9RESNO METROPOLITAN FLOOD CONTROL DISTRICT •''�. NOTICE OF REQUIREMENTS Page 2 of 4 e) When the actual costs incurred in constructing Master Plan facilities exceeds the drainage fee obligation,reimbursement will be made for the excess costs from future fees collected by the District from other development. Approval of this development shall be conditioned upon compliance with these District Requirements. 1. a. Drainage from the site shall be directed to X b. Grading and drainage patterns shall be as identified on Exhibit No. 1 // 2 C. The grading and drainagepatterns shown on the slte plan conform to the _ . _ _ ._ _ _.. adopted Storm Drainage and Flood Control Master Plan. 2. The proposed development is required to construct and/or dedicate Storm Drainage and Flood Control Master Plan facilities located within the development or necessitated by any off-site improvements required by the approving agency,as shown on Exhibit No. 1 as "Master Plan Facilities to be constructed by Developer": X See Exhibit No. 1,see Paragraph No. 7. None required. 3. The following final improvement plans shall be submitted to the District for review prior to final development approval: X Grading Plan X Storm Drain Plan X Final Map X Street Plan X Water& Sewer Plan Other 4. Availability of drainage facilities: a. Permanent drainage service is available provided the developer can verify to the satisfaction of the City of Fresno that runoff can be safely conveyed to the Master Plan inlet(s). b. The construction of facilities required by Paragraph No. 2 hereof will provide permanent drainage service. C. Permanent drainage service will not be available. The District recommends temporary facilities until permanent service is available. Temporary service is available through X d. See Exhibit No. 2. 5. The proposed development: X Appears to be located within a X 500 year 100 year flood prone area as designated on the latest Flood Insurance Rate Maps available to the District, necessitating appropriate floodplain management action. See attached Floodplain Policy. Does not appear to be located within a flood prone area. SN7 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Tlvo skid document $RESNO 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 Slate 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 Z management. Specific exemptions exist for manufacturing activities which occur entirely indoors. Permittees are required to: submit a Notice of Intent to be covered and must pay a permit fee to the State Water Resources Control Board,develop and implement a storm water pollution prevention plan, eliminate non-storm water discharges, conduct routine site inspections,train employees in permit compliance,sample storm water runoff and test it for pollutant indicators, and annually submit a report to the State Board. W7 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document y FRESNO MEL ROPOLITAN FLOOD CONTROL DISTRICT ' r NOTICE OF REQUIREMENTS Page 4 of 4 C. The proposed development is encouraged to select and implement storm water quality controls recommended in the Fresno-Clovis Storm Water Quality Management Construction and Post-Construction Guidelines(available at the District Office)to meet the requirements of the State General Permits,eliminate the potential for non-storm water to enter the municipal storm drain system,and where possible minimize contact with materials which may contaminate storm water runoff. 7. A requirement of the District may be appealed by filing a written notice of appeal with the Secretary of the District within ten days of the date of this Notice of kequirements. 8. The District reserves the right to modify,reduce or add to these requirements,or revise fees,as necessary to accommodate changes made in the proposed development by the developer or requirements made by other agencies. 9. X See Exhibit No. 2 for additional comments,recommendations and requirements. Genild E. a istnct ngineer Project Engineer: Robert Villalobos C: DUNKEL ASSOCIATES 011e)I 875 W.ASHLAN #102 CLOVIS,CA 93612 wa7 SW E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document NOTE: THIS DRAWING IS SCHEMATIC, DISTANCES ARE APPROXIMATE. E. NEES AVE. ---------------------- j I o o o M �� 1 I o 0 0 I p c" c" I o� o� 11 �1 404-072-011 I o o I 404-072-012 404-072-013 1 I I ko 404-072-014 j Is L..-..-..-.. 11 24- ------------ k--- I W < SCALE 1"=500' I � KI I 3 48' I �-'�- I ; 0 OOIi I I N II I I =r4 Z I I I � I _ 48 42"I-' I LEGEND E. ALLUVIAL AVE. MASTER PLAN FACILITIES TO BE CONSTRUCTED BY DEVELOPER - INLET & LATERAL �,,.- ...,...MASTER PLAN FACILITIES TO BE CONSTRUCTED BY DEVELOPER OF CLOVIS CUP 2001-012 O PIPELINE (SIZE SHOWN). _ —— EXISTING MASTER PLAN FACILITIES FUTURE MASTER PLAN FACILITIES - - - - EXISTING FRESNO IRRIGATION DISTRICT PIPELINE DIRECTION OF DRAINAGE ------ INLET BOUNDARY --— EXISTING NON-MASTER PLAN FACILITIES TRACT 5067 DRAINAGE AREA: "CZ" EXHIBIT N0. 1 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT J:\ENGINEERING\AU TOCAD\DWCS\OEX HIO ITS\TRAC T\506 7.DWC Ra. OTHER REQUIREMENTS EXHIBIT NO. 2 The cost of construction of Master Plan facilities,excluding dedication of storm drainage easements, is eligible for credit against the drainage fee of the drainage area served by the facilities. A Development Agreement shall be executed with the District to effect such credit. Reimbursement provisions, in accordance with the Drainage Fee Ordinance, will be included to the extent that Developer's Master Plan costs for an individual drainage area exceed the fee of said area. Should the facilities cost for such individual area total less than the fee of said area,the difference shall be paid upon demand to the City or District. 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 recording of the final map. The District recommends a stub street from Tract 5067 to the southeasterly portion of Assessor's Parcel Number 404-072-14. This is necessary to allow surface drainage from Assessor's Parcel Numbers 404-072-14, 06s, 09s through 13s, and 33s, and the easterly half of Assessor's Parcel Number 404-072-40s,including the Willow Avenue street fiontage within these parcels,to reach the Master Plan inlet to be constructed within the northwest comer of Tract 5067. The stub street is also necessary to convey major storm flows from areas north of Tract 5067. If the stub street is not constructed,the Developer ofTract 5067 will be responsible for the non-fee creditable cost ofa pipe extension to the southeasterly portion of Assessor's Parcel Number 404-072-14. Additionally,the Developer will also be responsible for constructing a major storm flow drainage channel at the north end of the Tract to allow for the passage of major storm flows from the north to Tract 5067. An Overland Flow Easement shall be dedicated to the Fresno Metropolitan Flood Control District for the major storm flow passage area. Major storm flows from Tract 5067 and from areas north of Tract 5067 have historically had the ability to flow across the westerly property line of Tract 5067.The Developer will be responsible for constructing a major storm flow drainage channel across the westerly property line of the Tract in order to convey major storm flows westerly. An Overland Flow Easement shall be dedicated to the Fresno Metropolitan Flood Control District for the major storm flow passage area. The Developer shall required to enter into an encroachment agreement with the Fresno Irrigation District to construct storm drainage facilities across the existing Fresno Irrigation District Easement located along the westerly property line of Tract 5067. Development No. Tract 5067 Page 1 of 2 engr\permit\exhibits2\tract\5067(rv) M 1 9,1 OTHER REQUIREMENTS EXHIBIT NO.2 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 construction of the facilities, along the westerly portion of Tract 5067,required by Paragraph No. 2 of this Notice will provide permanent drainage service to that portion of the Tract draining westerly, as shown on Exhibit No. 1. The construction of the Master Plan facilities, in Willow Avenue,required by Paragraph No.2 of this Notice,and the construction of the Master Plan facilities to be constructed by the Developer of Clovis CUP 2002-002,as shown on Exhibit No.1,will provide permanent drainage service to that portion of Tract 5067 draining to Willow Avenue. If these facilities are not completed prior to the Development of Tract 5067, the District recommends temporary facilities until permanent service is available, for that portion of the Tract draining to Willow Avenue. Development.No. -T t MO . Page 2 of 2 eng\pertnitlexhibits2\bvzt\5067(rv) FLOOD PLAIN POLICY Primary Flood Plains Because of the relatively high velocities and volumes of flood flow associated with primary flood plains, and because the primary flood plain is responsible for passing the greatest percentage of the flood event, development located in such flood plains is subject to substantial risk, both to itself and to others as a result of the potential for blockage and diversion of flood waters. In view of these factors, the following policy statement is proposed: oU 1) All proposed development activity shall be the subject of a detailed hydrological flood hazard investigation to determine the relationship of the proposed development to the secondary flood plain and the primary flood plain; and, further, to identify the estimated high water elevation of the 100-year flood event. 2) All development and/or permanent improvement.activity which, if located within the primary floodway, may unduly impede, retard, or change the direction of flow of water either,by itself;or by the catching or collecting of other debris or is placed where the flow of water would carry such obstruction downstream to the damage or detriment of either life or property, should not be permitted. Secondary Flood Plains Because development within secondary flood plains is subject to inundation,but without the threat of increased velocities of flood waters, and because the excessive development of the secondary flood plain can result in increased water surface elevations through displacement of flood waters, the following policy statement is.suggested: Policy 1) Development in secondary flood plains is generally acceptable when a detailed hydrological flood hazard investigation report had been prepared indicating that the area proposed for development is located within a secondary as opposed to a primary flood plain. 2) The development must be properly flood proofed below the estimated high water elevation of the 100-year flood event. 3) The development is accomplished is such a way as to prohibit the displacement of any and all flood waters from that portion of the flood plain to be developed. sandyWuicky.hVnichelle.d\floodplain policy-form OFFICES OF t �:. � '� •4 k `tom I PHONE(559)233-7161 FAX(559)233-8227 , -- - 2907 SOUTH MAPLE AVENUE rrw FRESNO,CALIFORNIA 93725-2218 Your Most Valuable Resource-Water April 15, 2002 Mr. David Braun City of Fresno Development Department Planning Division 2600 Fresno St., Room 3043 Fresno,CA 93721-3064 RE: R-02-03, and T-5067/UGM-FID's Maupin No. 118 and Maupin W. Br. No. 374 Canals ar Mr. Braun, FID's co ents d requests are as follows: 1. FID's Maupin No. 118 pipeline traverses the east side of the subject property in an exclusive easement recorded on Dec. 11, 1980,as Document No. 120276, in Book 7637 Page 601,Official Records of Fresno County. 2. For informational purposes,FID's Maupin W. Br.No. 374 pipeline traverses the west side of the subject property in an exclusive easement recorded on April 15, 1991,as Document No.9104544, Official Records of Fresno County as shown on the enclosed maps. 3. For informational purposes,a privately owned ditch traverses the property of the project site. 4. FID requests the applicant replace the existing pipe with new pipe of the same diameter in accordance with FID standards and that the applicant enter into an agreement with FID for that ` purpose. 5. FID requests that its easement be shown on the map with proper recording information, and that FID be made a party to signing all plans which affect its easement and canal/pipeline facility and also be made party to signing the final map. 6. FID requests that the applicant be required to submit a grading and drainage plan for FID approval which shows that the proposed development will not endanger the structural integrity of the pipeline,or result in drainage patterns that will adversely affect FID or the applicant. Thank you for submitting this for our review.Please feel free to contact me with any questions or concerns at 233-7161 extension 321. Sincerely, FRESNO GAT N DISTRICT Jesse A. Zapien Drafting Technician BJ: vm File:Agencies/City/R-0203&T-5067UGM BOARD OF PrtfkNnt EDGAR WALDRON,YlC�EDDIE NIEDERFRANICJEFF NEELY DIRECTORS JEFF BOSWELL JACOB C.ANDRESEN.Gemmel Wn"w,GARY SERRATO David ra4n-TW7.WFS PARKS,RECREATION& COMMUNITY SERVICES DEPARTMENT TO: David Braun,Planner III Development Department FROM: NANCY MORRISON, PARKS PLANNING COORDINATOR(621.2927) DATE: May 22,2002 Subject: Vesting Tentative Subdivision Map T-5067,(Located on the northwest corner of East Alluvial and North Willow),Rezoning Application No.R-02-003. The Parks Department has reviewed the Vesting Tentative Subdivision Map drawn by Edward D.Dunkel and Associates and prepared for Bonadelle Development Corporation January 15,2002. Parks offers the following comments regarding the street tree,and buffer/parkway strip conditions... STREET TREE PLANTING 1. Streets within this subdivision that are to be constructed at 50'in width require that adjacent sidewalks be constructed. Per Council Resolution#98-129,the developer is exempt from the street tree requirements as normally required in subdivisions. Should there be an approved sidewalk deviation that creates a park strip through out the internal streets of this subdivision the applicant shall select one of the two following options: A. Street Tree planting by the Parks Division: The developer shall notify Parks to mark tree locations and to drill through hardpan upon completion of curb and gutter construction. Street tree fees shall be paid in accordance with the most current version of the Master Fee Schedule. B. Street Tree Planting by Developer:For those lots having street tree frontage available for street tree planting,the developer may plant one tree for each 60'of street frontage,or one tree per lot having street frontage,whichever is greater. Street tree inspection fees shall be collected for each 60' of public street frontage 60'in width. i. Trees shall be planted in accordance with"Specifications for Developer Street Tree Planting". The developer shall contact Parks to determine tree species required on each street. ii. Landscape plans shall indicate street tree planting locations and species. Landscape plans shall be reviewed and approved by the Parks,Recreation and Community Services Department. A street tree planting permit shall be required for all residential street tree planting. iii. Performance and payment securities,paid with final map,will be released when all landscaping installed on public and/or city controlled property is in conformance with Parks Division's planting specifications and meets the specifications of the city. iv. Upon acceptance of the required work,warranty security shall be furnished to or retained by the city for guaranty and warranty of the work for a period of ninety days following acceptance. v. Contact the Parks Division for species designation for trees to be used throughout the internal streets. r .Wpd `i age79 Parks Department comments T-4723 tentative map March 2,2001 page 3 BUFFER PLANTING ADJACENT TO NORTH WILLOW AVENUE AND EAST ALLUVIAL AVENUE: 2. The developer is required to provide installation and long term provision for maintenance of landscaping in the easement and right-of-way adjacent to W.Alluvial Avenue and North Willow Avenue. As an alternative the developer may petition to annex buffers to the Community Facilities District#2, (CFD2). DEVELOPER PLANTING FOR COMMUNITY FACILITIES DISTRICT: 3. The developer may landscape for inclusion into the Community Facilities District#2,(CFD2),the buffer landscape and median island landscaping. A. Landscape and irrigation plans shall be submitted to the Parks Division for review and approval prior to Council approval. Landscaping plans shall be reviewed and approved by the Parks, Recreation and Community Services Department. Landscaping shall comply with Landscape Buffer Development Standards approved by the City Council on October 2, 1990 as well as with Sections 12- 306-N-23&24 and 14-121 of the Fresno Municipal Code regarding Water Efficient Landscaping and Buffer landscaping passed by Council on September 20, 1994. B. Should the proposed landscape buffers and/or parkway strips be located next to an existing buffer and/or parkways strip,the planting concept shall simulate the adjacent landscape design to present a more uniform appearance on the street. The street tree species for N.Willow Avenue shall be Quercus wizlizenii(Interior Live Oak). The street tree species for E.Alluvial Avenue shall be Lagerstroemia indica(Crape Myrtle). C. Landscape plans shall indicate grades and show fencing or wall details. All fencing shall be placed outside the landscape easement. Maximum slopes shall not exceed 4:1 with l'of level ground between the slope and the back of the sidewalk and/or face of fende'.--Erosion control measures shall be implemented on all slopes of 4:1,including the use of synthetic-erosion control netting in combination with ground cover species approved by the Parks Division. D. The use of turf does not fall within design standards for the CFD2. If the use of turf is important to the applicant,please contact the Parks Division for further discussion. There will be a modified fee structure for any buffers that include turf. E. The water meter(s)serving the buffer landscaping shall be sized for the anticipated service flows. G. No private flags,signs or identification of any kind shall be permitted in the right of way,within the city-controlled easement or on the fence or wall facing the street. NORTH WILLOW MEDL4N ISLAND LANDSCAPE INSTALLATION: 4. The applicant shall construct and install the proposed median,to include landscaping and irrigation in N.Willow Avenue from E.Alluvial to the north boundary of the tract. Landscaping and irrigation plans shall be submitted to Public Works for approval. Plans shall indicate the location and configuration of the proposed median,existing utilities,including,but not limited to city water lines/service points,sanitary aYi ratln-T5?%7.wod P940 Parrs Dapafbwt cowwrts T-4723 tentative map March 2,2001 paps 3 sewer,stone drains,and electrical lines. Landscape and drip irrigation plans shall be submitted for this median island to include a full range of ornamental vegetation,including trees,shrubs and ground covers. The project proponent shall consult with the office of the Parks Planning Coordinator,(621-2927),before submitting plans to coordinate design and construction activities. UGM PARK SERVICE AREA: 5. The nearest regional park to the site is Woodward Park.The nearest Neighborhood Park site is Bob Belcher Neighborhood Park at 2158 E.Alluvial. ENVIRONMENTAL ASSESSMENT: 6. This project is consistent with the Parks Master Plan.