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HomeMy WebLinkAboutT-5141 - Conditions of Approval - 3/10/2005 �- Gry or REPORT TO THE PLANNING COMMISSION AGENDA ITEM NO. VIII-B COMMISSION MEETING 2/04/04 February 4, 2004 PPROVEDBY FROM: STAFF, Planning Division Planning and Develop' ent ft nt ENr EcroR �O SUBJECT: CONSIDERATION OF REZONE APPLICATION NO. R-03-17, VESTING TENTATIVE TRACT MAP NO.5141/UGM AND ENVIRONMENTAL FINDING FOR ENVIRONMENTAL ASSESSMENT NO. R-03-17/T-5141 EXECUTIVE SUMMARY Rezone Application No. R-03-17 proposes to change the zone district from AE-5/UGM (Five Acre Exclusive Agricultural/Urban Growth Management) to R-1/EA/UGM (Single Family Residential/Expressway Area/Urban Growth Management)for approximately 35 acres of property located on the southeasterly side of the Grantland Avenue Diagonal(alignment), between West Sierra and North Polk Avenues. The applicant, Lennar Homes, has also filed Vesting Tentative Tract Map No. 5141/UGM proposing to subdivide the subject property into a 144-lot single family residential subdivision at an overall density of 4.1 units per acre. The applications will bring the zoning and uses for the property into conformance with the 2025 Fresno General Plan and the Bullard Community Plan. PROJECT INFORMATION PROJECT A 144-lot single-family residential subdivision on approximately 35 acres (gross)of property to be developed at an overall density of 4.1 units per acre APPLICANT Lennar Homes (Engineer: Brandon Broussard- Yamabe and Horn Engineering) LOCATION Southeasterly side of the Grantland Avenue Diagonal (alignment), between West Sierra and North Polk Avenues (Council District 2, Councilmember Calhoun) SITE SIZE 35 acres LAND USE Existing -Vacant Proposed - Single Family Residential ZONING Existing: AE-5/UGM (Five Acre Exclusive Agricultural/Urban Growth Management) Proposed: R-1/EA/UGM (Single Family ResidentiallExpressway Area/Urban Growth Management) PLAN DESIGNATION Proposed R-1/EA/UGM zone district and 144-lot single family AND CONSISTENCY residential subdivision is consistent with 2025 Fresno General Plan and Bullard Community Plan designation of the site for Medium Density Residential land use ENVIRONMENTAL FINDING Mitigated Negative Declaration issued on January 14, 2004. PLAN COMMITTEE The Bullard Citizens Advisory Committee took action at their RECOMMENDATION meeting on December 8, 2003 to unanimously recommend approval of the applications. REPORT TO THE PLANNING COMMISSION Rezone Application No. R-03-17 Vesting Tentative Tract Map No.T-5141/UGM February 4, 2004 Page 2 STAFF RECOMMENDATION Recommend approval of Rezone Application No. R-03-17 and approve Vesting Tentative Tract Map No. 5141/UGM subject to compliance with the Conditions of Approval for T-5141/UGM dated February 4, 2004. BORDERING PROPERTY INFORMATION Planned Land Use Existing Zoning Existing Use North Medium Density Residential R-1/UGM Single Family Single Family Residential/ Residences Urban Growth Management Neighborhood Commercial C-1/UGM Vacant Neighborhood Commercial/ Urban Growth Management South Medium Density Residential R-1/UGM Single Family Single Family Residential/ Residences 1 Urban Growth Management East Medium Density Residential R-1/UGM Single Family Single Family Residential/ Residences Urban Growth Management Office Commercial C-P/EA/UGM Vacant Administrative and Professional Office/Expressway Area/Urban Growth Management Medium High Density R-2/UGM Vacant g � Low Density Multi-Family Residential/ Residential Urban Growth Management West Medium High Density AE-5/UGM Vacant Residential Five Acre Exclusive Agricultural/ Urban Growth Management Medium Density Residential R-1/UGM Vacant Single Family Residential/ Urban Growth Mana ement ENVIRONMENTAL FINDING The initial study prepared for Environmental Assessment No.R-03-07/T-5078 considered potential environmental impacts associated with the subject rezone and tentative tract map request. The study indicates that the project, if approved, would conform to the land use designation and land use policies of the 2025 Fresno General Plan, however, it is not within the scope of Master Environmental Impact Report No. 10130. Therefore, staff has issued a finding of a mitigated negative declaration which incorporates mitigation measures from MEIR No. 10130 as well as project specific mitigation measures. The mitigated negative declaration was issued on January 14, 2004. This environmental finding was properly noticed with no comments filed within the 20-day review and comment period. REPORT TO THE PLANNING COMMISSION Rezone Application No. R-03-17 Vesting Tentative Tract Map No.T-5141/UGM February 4, 2004 Page 3 BACKGROUND/ANALYSIS The applicant, Lennar Homes, has filed Rezone Application No. R-03-17 and Vesting Tentative Tract Map No. 5141/UGM for 35 acres of property located on the southeasterly side of the Grantland Avenue Diagonal (alignment), between West Sierra and North Polk Avenues. The rezone application is requesting a zone change from the AE-5/UGM(Five Acre Exclusive Agricultural/Urban Growth Management)zone district to the R-1/EA/UGM (Single Family Residential/Urban Growth Management)zone district. Vesting Tentative Tract Map No. 5141/UGM is proposing to subdivide the subject property into 144 single family residential lots for a density of 4.1 dwelling units per acre. On November 19,2002,the City Council,through Resolution No.2002-379,adopted the 2025 Fresno General Plan which updated the Bullard Community Plan. The updated Community Plan designates the subject property for medium density residential land use. The applicant wishes to pursue development of the subject property with 144 single family homes. The requested R-1/EA/UGM zone district conforms to this medium density residential land use designation as indicated by the 2025 Fresno General Plan's"Planned Land Use and Zone District Consistency Matrix". Surrounding land uses are characterized by vacant and single family residential to the north, south,west and east. Access to the subject site will be from North Polk Avenue, which is designated as a collector street and North Grantland Diagonal, which is designated as a superaterial street. The traffic generated by this project can be accommodated by the planned circulation system with street improvements completed by the project as required by development standards,Urban Growth Management(UGM)Service Delivery policies and Master Environmental Impact Report No. 10130 mitigation measures. Sewer and water infrastructure availability and service demands have been verified by the Department of Public Utilities with required facilities to be located in North Polk, West Menlo, West Wathen and West Corona Avenues. Circulation Element Plan Policies and Major Street System Traffic Capacity The development of the project site with the proposed 144 single family residences, and the surrounding planned urban uses designated by the 2025 Fresno General Plan and Bullard Community Plan,will be required to complete the planned major street network in accordance with applicable development policies and standards including the Urban Growth Management program. Both plans designate North Polk Avenue as a collector street, North Grantland Diagonal as a superarterial street and West Herndon Avenue as an expressway. The city's public works development standards provide for superarterials to be developed with two to three lanes of travel in each direction separated by a median island. Superarterials also have limited access. Expressways are typically developed with six lanes of travel (three in each direction), a median island, single or dual left turn lanes at intersections, and access is limited to intersections with major streets, approximately one every half-mile. They are designed to accommodate average vehicle daily trips of 56,000. All street standards provide for a widened pavement width at major street intersections to allow for exclusive left-turn and right-turn lanes as well as bus bays or tumouts. The applicant will be required to dedicate and construct improvements, or provide security for the future improvements, for Grantland (diagonal alignment), North Polk and North Hayes Avenues. Other improvements include the construction of curb, gutter, sidewalk, and transition paving within the limits of the tract; construction of an underground street lighting system; and relinquishment of access rights to North Polk, West Herndon, West Sierra and Grantland(diagonal alignment)Avenues for all residential lots adjacent to these street frontages. These street improvements are outlined in more detail in the Vesting Tentative Tract Map No. 5141/UGM Conditions of Approval dated February 4, 2004. REPORT TO THE PLANNING COMMISSION Rezone Application No. R-03-17 Vesting Tentative Tract Map No.T-5141/UGM February 4, 2004 Page 4 A traffic model run was completed by the TPG Consulting, Inc. utilizing the Institute of Traffic Engineers(ITE)Trip Generation Manual, Sixth Edition. This analysis predicts the number of peak hour vehicle trips that will be generated from the proposed project and the direction in which these trips will travel. Based on this traffic study, development of 144 single family residential dwelling units can be expected to generate an average of approximately 1,378 vehicle trips per day(VTD). Of these vehicle trips it is projected that 108 will occur during the morning (7 to 9 a.m.) peak hour travel period and 146 will occur during the evening (4 to 6 p.m.) peak hour travel period. A modest proportion of these projected trips are expected to access the Freeway 99 and Herndon Avenue interchange during morning peak period (4 trips) and the evening peak period (6 trips). Because some of the immediately surrounding area(primarily to the west and east)is not developed,the planned major street and intersection improvements have not yet been completed as required by adopted plans, policies and development standards. However, the proposed project as well as other urban land uses developed as planned by the 2025 Fresno General Plan will be required to construct the planned major street system consistent with the public facility and service delivery requirements of the Urban Growth Management Program. In addition, the developer of this project, in accordance with the mitigation measures of Master Environmental Impact Report (No. 10130)which was certified by the Council with the adoption of the 2025 Fresno General Plan,will be required to pay impact fees specific to the traffic signalization of the major street intersections. The California Department of Transportation (Caltrans), District 6, Office of Intergovernmental Relations has asserted that new development within the Bullard Community Plan contributes a substantial number of additional vehicle trips during the peak hour traffic periods (7:00 am to 9:00 am and 4:00 pm to 6:00 pm)which will impact the State Route(SR)99 interchange at Herndon Avenue. Caltrans estimates that a development of this size could generate 52.36 vehicle trips to this interchange during peak travel times. It is noted that the model run prepared in the traffic study concluded that there would be only 10 vehicle trips to the Herndon/Freeway 99 interchange during am and pm peak periods. It is recommended by Caltrans that this project contribute its proportional share for improvements to the affected interchange. Although the proposed project will marginally contribute to the peak capacity deficiencies of the freeway system, major freeway improvements are the responsibility of Caltrans and any fee related assessments imposed by Caltrans must comply with applicable legal parameters. The City has not recommended that this state facility traffic impact fee be imposed as a condition of project approval, as it is not evident that Caltrans has accurately documented a project description and cost,a reliable estimate of funding sources,a justifiable nexus or connection between the project and the need for the state facility improvements, and the reasonable proportionality of the project's share of the improvement costs that are 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. 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. REPORT TO THE PLANNING COMMISSION Rezone Application No. R-03-17 Vesting Tentative Tract Map No.T-5141/UGM February 4, 2004 Page 5 It is also noted that the City of Fresno's staff has met with Caltrans representatives to review citywide impacts on State facilities; the CEQA process; and the legal requirements for determining the nexus (demonstration of the direct relationship between the project and the potential impact) and the proportionality (fair share contribution towards mitigating the impact)required by State law. While the Caltrans representatives have previously assured the City that Caltrans legal staff would provide evidence of compliance with State statutes, no response has been received to date by the City of Fresno. However, in response to these discussions, a partnership in planning grant was obtained through which the City of Fresno and Caltrans will participate with other jurisdictions to complete a freeway deficiency study. This study will detail the traffic impacts anticipated to occur to freeway facilities within the greater Fresno-Madera-Clovis Metropolitan Area. This study will focus upon facilities identified to be most impacted by the projected increases in traffic; identification of the sources of the vehicle traffic within the greater metropolitan area; and the improvements necessary to provide adequate vehicular capacity. Findings from this study may allow proportionate traffic impact fees to be legally implemented by the cities of Fresno and Clovis as well as the County of Fresno upon adoption by the respective jurisdictions. Streets and Access Points This subdivision is proposed to have one access point to North Polk Avenue and two access points to North Grantland Diagonal. There are also three points of connection (West Corona, West Wathen and West Menlo Avenues)to the existing subdivision to the east of the project site. The Public Works Department, Transportation Planning Section has reviewed the rezone and tentative tract map applications. Public Works staff has determined that the streets adjacent to and near the subject site will be able to accommodate the quantity and kind of traffic generated, subject to the dedication and improvement of adjacent portions of Grantland (diagonal alignment)and Polk Avenues to their ultimate planned width. Noise Impacts Given that the proposed subdivision abuts a planned expressway and a superarterial, an acoustical analysis was performed for the site. The acoustical analysis, prepared by Brown-Buntin and Associates and dated May 7,2003, used the Federal Highway Administration (FHWA) Highway Traffic Noise Prediction Model in addition to field measurements at the project site. The outdoor noise level, without a sound attenuation wall, is 70.7 d6 DNL at the approximate center of the nearest backyards along Grantland Diagonal. The City of Fresno's adopted standard for an acceptable level of outdoor noise is 60 dB. The study concludes that the construction of a twelve-foot solid wall, or approved combination of wall and berm, along the northwesterly boundary of the tract (specifically along the Grantland Diagonal Avenue alignment), is required to fully reduce the noise to acceptable levels. The solid wall barrier would reduce the exterior noise level to 59.6 dB at the first floor height. Indoor noise standards will be met with the construction of the sound walls and through building code requirements. Lot Dimensions The R-1/EA/UGM zone district requires minimum lot sizes of 6,000 square feet for lots in the subdivision. All of the lots in the subdivision exceed the minimum lot size requirement. In addition, all lots meet or exceed the minimum lot width (60 feet) and depth (100 feet) as required by the R-1 zone district. The subdivision map, based on the required findings for approval and subject to the recommended conditions of approval, and the standards and policies of the 2025 Fresno General Plan and Bullard Community Plan, complies with applicable zoning, subdivision, and UGM requirements. Therefore, staff recommends approval. ■ REPORT TO THE PLANNING COMMISSION Rezone Application No.'R-03-17 Vesting Tentative Tract Map No.T-5141/UGM February 4, 2004 Page 6 Tentative Tract Map Findings The Subdivision Map Act(California Government Code Section 66400 et.seq.)requires that a proposed subdivision not be approved unless the map, together with its design and improvements, is found to be consistent with the General Plan and any applicable specific plan (Finding No. 1 below). State law further provides that the proposed subdivision map be denied if any one of the Finding Nos. 2 -5 below is made in the negative. In addition, State law requires that a subdivision be found to provide for future passive and natural heating or cooling opportunities in the subdivision development(Finding No. 6 below). 1. The proposed subdivision map, together with its design and improvements, is consistent with the City's 2025 General Plan(there is not an applicable specific plan), because the Bullard Community Plan designates the site for Medium 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 improvement is not likely to cause substantial and considerable damage to the natural environment, including fish,wildlife or their habitat, because of the urbanized nature of the area in which the site is located. 4. The proposed subdivision design and improvements are not likely to cause serious public health and safety problems, because the conditions of approval have shown and will insure that the subdivision conforms with City health and safety standards. 5. The proposed subdivision design will not conflict with public easements within or through the site, because conditions of approval will assure noninterference with any existing or proposed public easements. 6. The design of the subdivision provides,to the extent feasible,for future passive and natural heating or cooling opportunities in the subdivision,because of the appropriate use and placement of landscaping plant materials and because of the orientation of the proposed lots. The subdivision map, subject to the recommended conditions of approval, complies with the design and property development standards of the Zoning Ordinance and local Subdivision Ordinance. Based upon the plans and information submitted by the applicant and the recommended conditions of project approval, staff has determined that these findings can be made. CONDITIONS OF APPROVAL 1. Development shall take place in accordance with Vesting Tentative Tract Map No. 5141/UGM dated November 25, 2003, and the Conditions of Approval for T-5141/UGM dated February 4, 2004. Action by the Planning Commission regarding the rezone application will be a recommendation to the City Council. Planning Commission action of the proposed tentative tract map, unless appealed to the Council, is final. REPORT TO THE PLANNING COMMISSION Rezone Application No. R-03-17 Vesting Tentative Tract Map No.T-5141/UGM February 4, 2004 Page 7 CONCLUSION / RECOMMENDATION It is recommended that the Planning Commission take the following actions: 1. RECOMMEND APPROVAL to the City Council of a finding of Mitigated Negative Declaration for Environmental Assessment No. R-03-17/T-5141 dated January 14, 2004. 2. RECOMMEND APPROVAL to the City Council of Rezone Application No. R-03-17 which proposes to rezone the project site from the AE-5/UGM (Five Acre Exclusive Agricultural/Urban Growth Management) zone district to the R-1/EA/UGM (Single Family Residential/ExpresswayArea/Urban Growth Management) zone district. 3. APPROVE Vesting Tentative Tract Map No.5141/UGM subject to compliance with the Conditions of Approval dated February 4, 2004. KAMaster Files-2003\'REZONE\R-03-017-T-5141-Hemdon Grantland Tract-SAC\R-03-17-T-5141-R13C.wo Attachments: Vicinity Map Vesting Tentative Tract Map No. 5141/UGM dated November 25, 2003 Conditions of Approval for T-5141 dated February 4,2004,including letters from Parks Department (01/07/04), Fresno Metropolitan Flood Control District (01/15/04) and San Joaquin Valley Air Pollution Control District (12/15/03) Letters from Caltrans dated December 5, 2003 and January 21, 2004 Environmental Assessment No. R-03-17/T-5141 (finding of a Mitigated Negative Declaration), issued on January 14, 2004 d�0 Qi LAMgppl . n C .00DC'�4 ?�?�,+aD ��`QO t�!'► cap cz=a calm Q� 0"��W�tJ��wG DQ 'Q.'aJLJIr'riV��ii� r ii Q��►'�' • OWN calm P7.1010a0 r, n A _.. .:._ o ,0 Ex Aj Ex Q o�6 { O��v' pDOQ •c� OC3timandD r� o � o ��• G . 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JIL �� �►�.,.,� �?� ► .,M Ina �r.�1�.t�_ •uc 1.� � ti►�;�Ti.:.. -vs?r_� .�.isa�-t'.�tAr � NO IA t x CITY OF FRESNO PLANNING AND DEVELOPMENT DEPARTMENT CONDITIONS OF APPROVAL February 4, 2004 VESTING TENTATIVE TRACT MAP NO. 5141/UGM Southeasterly side of the Grantland Diagonal (alignment), between West Sierra and North Polk Avenues All tentative maps are subject to the applicable provisions of the State Subdivision Map Act, Fresno Municipal Code, City policies, and City of Fresno Standard Specifications. The following specific conditions are applicable to this vesting tentative 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. Upon conditional approval of Vesting Tentative Tract Map No. 5141/UGM entitled "Exhibit A,° dated November 25, 2003, the subdivider may prepare a Final Map in accordance with the approved tentative map. 2. Submit grading plans and a soils report to the City of Fresno Planning and Development Department for verification prior to Final Map approval (Reference: Sections 12-1022 and 12-1023 of the Fresno Municipal Code). Grading plans shall indicate the location of any required walls and indicate the proposed width of required landscape easements or strips. Approval of the grading plan is required prior to Final Map approval. 3. At the time of Final Map submittal, the subdivider shall submit engineered construction plans to the City of Fresno Public Works, Public Utilities, and Planning and Development Departments for grading, public sanitary sewer system, public water system, street lighting system, public streets, and storm drainage, including other technical reports and engineered plans as necessary to construct the required public improvements and work and applicable processing fees. Engineered construction plans shall be approved by the City prior to the approval of the Final Map. If, at the time of Final Map approval, such plans have not been approved, the subdivider shall provide performance security in an amount established by the City to guarantee the completion of plans. CONDITIONS OF APPROVAL • Vesting Tentative Tract No. 5141/UGM Page 2 February 4, 2004 4. Public utilities easements, as necessary, shall be shown on the Final Map and dedicated to the City of Fresno. Public utility easements beyond the limits of the Final Map, but required as a condition of development, shall be acquired at the subdivider's cost and shall be dedicated by separate instrument at the time of Final Map approval. The relocation of existing utilities necessitated by the required public improvements shall be paid for by the subdivider. The subdivider is responsible to contact the appropriate utility company for information. 5. Comply with the conditions, policies and standards set forth in the City of Fresno, Municipal Code, Article 10, Chapter 12,"Subdivision of Real Property"; Resolution No. 68-187,"City Policy with Respect to Subdivisions"; and City of Fresno Standard Specifications, 2002 Edition, and any amendments thereto. 6. The developer/owner shall pay applicable fees for, but not limited to, plan checks for street improvements and other grading and construction;street trees,street signs,water service, sewering,and inspections in accordance with the City of Fresno Master Fee Schedule(City Resolution Nos.79-606 and No. 80-420)and any amendments, modifications,or additions thereto;and in accordance with the requirements of State law as related to vesting tentative maps. 7. 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. The subdivider shall complete all the public improvements prior to the approval of the Final Map by the City. If, at the time of Final Map approval, any public improvements have not been completed and accepted in accordance with the standards of the City, the subdivider may elect to enter into an agreement with the City to thereafter guarantee the completion of the improvements. 8. As a condition of Final Map approval, the subdivider shall furnish to the City a subdivision guarantee listing all parties having any right, title or interest and the nature of their interest per State law. 9. Relinquish access rights to North Polk, West Herndon and North Grantland (diagonal alignment) Avenues from all residential lots which abut these streets. Ref. Section 12- 1011-f-3 of the Fresno Municipal Code. LANDSCAPING AND WALLS 10. Pursuant to 2025 Fresno General Plan Exhibit 9 and Policies E-15-a,E-15-b, E-15-h, E-1 5-i and E-15-x and in accordance with Policies 3.2.1 and 3.2.2 and 3.2.3 of the 1990 Master Multi-Purpose Trails Manual, within the limits of the tract, the developer/owner shall construct appropriate improvements or provide appropriate security for a bicycle/pedestrian trail of an appropriate width along North Grantland Avenue (diagonal alignment). The location and width of the trail may be accommodated within and including the required public right-of-way and landscape easement located between the curb face and the required solid masonry wall along Grantland Avenue. 11. Provide a 12-foot landscaped easement (and irrigation system) along the side or rear property lines of lots which side-onto or back-onto North Polk Avenue. 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 CONDITIONS OF APPROVAL Vesting Tentative Tract No. 5141/UGM Page 3 February 4, 2004 of slope then the required minimum easement width shall be expanded to include the full landscaped area up to the wall location. 12. Maintenance of the required landscape easements along North Polk and North Grantland (diagonal alignment)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. 13. If the developer/subdivider elects to petition for annexation into the City's Community Facilities District No. 2, he/she shall be required to provide the City of Fresno, Department of Public Works, with copies of signed acknowledgements 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. 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 along the rear property lines of all lots which back onto North Polk Avenue (solid wall to meet the requirements of Section 12-306-H, Fresno Municipal Code). Construct a twelve-foot solid wall,or approved combination of wall and berm, along the northwesterly boundary of the tract(specifically along the Grantland Diagonal Avenue alignment), which wraps around the corner lots (2 and 71) at the intersections with Polk and Sierra Avenues. 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. BUILDING SETBACKS 16. a. Building setbacks shall be in accordance with the R-1/EA/UGM zone district and the provisions of Fresno Municipal Code Section 12-207.5-E-1-c and the provisions of the EA(Expressway Area Overlay District)standards as shown on Exhibit"A"of Tentative Tract No.5141/UGM dated November 25,2003 for those lots abutting Herndon Avenue (Ref. Section 12-244.4-E of the Fresno Municipal Code). b. Building setback lines shall be as shown on Exhibit"A" dated November 25, 2003. A 10-foot building setback is required on the northeasterly side of Key Lot 105 to help minimize the impact to neighboring lots in accordance with Fresno Municipal Code Section 12-1011. INFORMATION 17. Prior to the issuance of building permits for the subdivision, school construction fees shall be paid to the Central Unified School District in accordance with the school district's adopted schedule of fees. 18. Contact the United States Postal Service, Fresno Office, for the location and type of mailboxes to be installed in this subdivision. 19. Pursuant to Section 66456.1 of the Subdivision Map Act, which states "The right of the subdivider to file multiple Final Maps shall not limit the authority of the local agency to impose reasonable conditions relating to the filing of multiple Final Maps,"any multiple final CONDITIONS OF APPROVAL Vesting Tentative Tract No. 5141/UGM Page 4 February 4, 2004 maps filed by the subdivider on this tract shall fully and independently conform to all provisions of Fresno Municipal Code Chapter 12, Article 10, Subdivision of Real Property. 20. The developer/owner shall obtain any and all permits required for the removal or demolition of any existing building or structure located within the subdivision boundaries. The developer/owner shall also obtain any and all permits required for the proper abandonment/closure of any existing water well, septic tank/leach field or cesspool, and irrigation pipeline on the subject property. All such permits shall be obtained prior to commencement of tract grading work, in accordance with Chapter 13 of the Fresno Municipal Code. 21. 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 (business hours: 559-268-0109; after hours the contact phone number is 559-488-3111 for the Fresno County Sheriffs Department). If remains or other archaeological material is possibly Native American in origin,the Native American Heritage Commission (phone number 916-653-4082) shall be immediately contacted, and the California Archaeological Inventory/Southern San Joaquin Valley Information Center(phone number 805-644-2289) shall be contacted to obtain a referral list of recognized archaeologists. 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 measures. If animal fossils are uncovered, the Museum of Paleontology at U.C. Berkeley shall be contacted to obtain a referral list of recognized paleontologists. An assessment shall be conducted by a paleontologist; if the paleontologist determines the material to be significant, a recommendation shall be made to the City as to any further site investigation or preservation measures. 22. Apportionment of Special Assessment: If,as part of this subdivision,a division will be made of any lot or parcel of land upon which there is an unpaid special assessment levied under any State or local law, including a division into condominium interest as defined in Section 783 of the Civil Code, the developer/owner shall file a written application with the City of Fresno Director of Public Works, requesting apportionment of the unpaid portion,of the assessment or pay off such assessment in full. If the subdivider elects to apportion the assessment, the application shall contain the following information: a. A full description of each assessed lot, parcel or interest to be divided and of how such lot, parcel or interest will be divided; b. A request that the Engineer apportion the amount remaining unpaid on the assessment in accordance with applicable law; and C. Written consent of the owner(s) of each such lot, parcel, or interest to the requested apportionment. The application shall be filed prior to the approval of the Final Map(s) by the City and shall be accompanied by a fee in an amount specified in the Master Fee Resolution for each CONDITIONS OF APPROVAL Vesting Tentative Tract No. 5141/UGM Page 5 February 4, 2004 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. 23. The subdivider shall comply with Regulation VIII of the San Joaquin Valley Air Quality Pollution Control District for the control of particulate matter and fugitive dust during construction of this project. 24. 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 approval of the Solid Waste Manager. PARK SERVICE 25. The developer/owner shall comply with the requirements in the attached memorandum from the Parks Division dated January 7, 2004, for Vesting Tentative Tract No. 5141/UGM. Urban Growth Management Requirements 26. 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 of the Fresno Municipal Code. FIRE SERVICE 27. Fire service will be provided by City of Fresno Fire Station No. 14. Provide residential fire hydrants and fire flows per Public Works Standards with two sources of water. 28. There shall be at least two points of access to the subdivision during construction. 29. There shall be a clear space, with no obstructions over six feet in height, 60 feet from the center of the traffic circle/round-about(located at the intersection of Millbrae and Corona) in all directions to provide a clear path of travel for ladder truck vehicles. There shall be no items in this area, such as plants, trees, street signs, street lights, etc. An easement will be shown on the map to guarantee this space is kept clear for the vehicles. Urban Growth Management Requirements 30. The subdivider shall be required to pay the appropriate Fire Station 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 of the Fresno Municipal Code. STREETS AND RIGHTS-OF-WAY 31. 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. CONDITIONS OF APPROVAL Vesting Tentative Tract No. 5141/UGM Page 6 February 4, 2004 32. The subdivider shall make provisions for disabled persons in accordance with the Department of Public Works standards and as required by State law. Handicap access ramps are required to be constructed in sidewalks at all corners within the limits of the tract. Where street furniture is located within the sidewalk area (fire hydrants, streetlights, etc.), a minimum of 48 inches of unobstructed path shall be maintained to satisfy the American Disabilities Act requirements. If necessary, dedicate a pedestrian easement to accommodate for the 4-foot minimum unobstructed path requirement. 33. All of the required street improvements shall be constructed and/or installed in accordance with the City of Fresno Standard Specifications (2002 Edition). 34. The subdivider shall install all existing and proposed utility systems underground in accordance with Fresno Municipal Code Section 12-1011(H). 35. The subdivider shall construct an underground street lighting system per Public Works Standards E-1 and E-2 within the limits of the tract. Spacing and design shall conform to Public Works Standards for local streets. Height, type, spacing, etc., of standards and luminaires shall be .in accordance with Resolutions Nos. 68-187, 78-522, 81-219 and 88-229 or any modification thereto approved by the City Traffic Engineer prior to Final Map approval. Upon completion of the work by the subdivider and acceptance of the work by the City, the street lighting system shall be dedicated to the City. Submit engineered construction plans to the Public Works Department for approval. 36. All dead-end streets created by this subdivision shall be properly barricaded in accordance with City standards within seven (7) days from the time the streets are surfaced or as directed by the Engineer. 37. The developer shall comply with Rule 8060 of the San Joaquin Valley Air Pollution Control District for the control of fugitive dust requirements from paved and unpaved roads. 38. Handicap access ramps are required at all corners within the limits of this tract. 39. All required signing and striping shall be done and paid for by the developer/owner. The signing and striping plans shall be done per the current Caltrans standards and shall be submitted along with the street construction plans for this tentative map to the Public Works Department. Frontage Improvement Requirements: Major Streets: North Grantland Avenue Avenue: Super Arterial. 6-lane w/dual left turns 40. Dedicate 67'of right of way for public street purposes, within the limits of this development to meet the current City of Fresno Standards for Super Arterial Streets with dual left turns. Reference the Grantland Avenue Official Plan Line. 41. Construct full frontage improvements which include: concrete curb, gutter and sidewalk; twenty(20) feet of permanent paving and an underground street lighting system to Public Works Standards from Lot 71 to the intersection of Grantland and the Hayes Diagonal. The CONDITIONS OF APPROVAL Vesting Tentative Tract No. 51411UGM Page 7 February 4, 2004 sidewalk shall be constructed to a 10-foot residential pattern. Reference Public Works Standards P-5, P-50, P-52, E-1, E-7. 42. Pay a cash in lieu fee in the amount of$ 375,910.00 payable to the City of Fresno, Public Works Department, for frontage improvements which include: concrete curb, gutter and sidewalk,required landscaping,twenty(20)feet of permanent paving and an underground street lighting system from the intersection of Grantland and the Hayes Diagonal to the intersection of Grantland/Herndon and Polk Avenues. 43. Submit engineered plans for the construction and landscaping of the bicycle/pedestrian trail, along the Grantland frontage, to the Planning and Development Department and the Parks Department for approval and conformance with the City of Fresno's General Plan and the 'Master Multi-Purpose Trails Manual". Reference the Public Works Standards P- 59, P-60, P-74 and P-75. 44. Relinquish direct vehicular access rights to North Grantland Avenue from all lots within this development. North Polk Avenue: Collector. 4-lane w/dual left turns 45. Dedicate 12'-27'of property for public street purposes,within the limits of this development to meet the current City of Fresno Collector Standards with dual left turns. Reference Exhibit "B-1" attached to the letter dated January 30, 2004 from the Public Works Department. 46. Construct full frontage improvements which include: concrete curb, gutter and sidewalk; twenty(20)feet of permanent paving and an underground street lighting system to Public Works Standards within the limits of this development. The sidewalk pattern shall be constructed to a 10-foot residential pattern. Reference Public Works Standard P-5, P-50, P-52, E-1 and E-8. 47. Construct an 80 foot Bus Bay at the southwest corner of Polk and Grantland. Concrete curb and gutter shall be constructed to the City of Fresno's Standard Drawing P-73, complete with a 10 foot monolithic sidewalk. 48. Relinquish direct vehicular access rights to Polk Avenue from all lots within this development. Interior Streets: 49. Design and construct all curb,gutter,sidewalk(both sides),permanent paving,cul-de-sacs, and underground street lighting systems on all interior local streets to Public Works Standards. Sidewalk patterns shall comply with Public Works API Standards for fifty(50) foot and fifty-four(54) foot streets. 50. Any dead-end streets created by this subdivision shall be properly barricaded in accordance with the Pubic Works Standard P-44. Specific Requirements: 51. This tract will generate 108 a.m. / 145 p.m. peak hour trips, therefore, a Traffic Impact Study (TIS) is required to comply with the mitigation measure requirements of the 2025 CONDITIONS OF APPROVAL Vesting Tentative Tract No. 5141/UGM Page 8 February 4, 2004 General Plan circulation element. A project trip generation and trip trace study shall be prepared and submitted to Traffic Planning prior to a TIS"scope"meeting being set. In lieu of a Traffic Impact Study the developer has the option of voluntarily paying an additional Intersection and Traffic Signal Mitigation Fee in accordance with the attached application. Contactthe Planning and Development Department for additional information on this option. 52. The intersection of Street A(Millbrae)and Polk Avenues shall be limited to right-in and right -out turns only. 53. Relinquish direct vehicular access rights to: a. the south property line of lot 64. b. the north property line of lot 66. c. the south property line of lot 143. 54. The first order of work shall include a minimum of two points of vehicular access to the major streets for any phase of this development. 55. Vacate within the limits of this development: a. 30' of street right of way along the West Sierra Avenue frontage b. 60' of street right of way along the North Hayes Avenue frontage c.. 70' of street right of way along the West Palo Alto Avenue frontage 56. Provide a detail for the proposed roundabout to the Traffic Planning Section for review and approval. UGM Requirements: This map is in UGM major street zone C/D-2; therefore, pay all applicable UGM Fees. North Grantland Avenue: Super Arterial 57. Dedicate and construct three (3) seventeen (17)foot center section travel lanes from the southerly limits of this map to the intersection of Grantland and the Hayes Diagonal. Details of said street shall be depicted on the approved tentative tract map. Dedication shall be sufficient to accommodate dual left turns at the south leg of Grantland. Reference Exhibit "B-1" as attached to the letter from Public Works Department dated January 30, 2004. 58. Construct an 8"raised concrete median island within the limits of this development. Provide a 120 foot south-bound left turn lane with a full opening,at the intersection of Grantland and Lot 65. North Polk Avenue: Collector w/dual left turns 59. Construct two (2) seventeen (17) foot center section travel lanes within the limits of this development. Details of said street shall be depicted on the approved tentative tract map. Dedication and construction shall be sufficient to accommodate dual left turns at the intersection of Polk and Herndon. 60. Terminate the median island at the end of the 225 foot transition. Reference Exhibit"13-1" as attached to the letter from the Public Works Department dated January 30, 2004. CONDITIONS OF APPROVAL Vesting Tentative Tract No. 5141/UGM Page 9 February 4, 2004 North Hayes Avenue: Collector(114' at intersection 61. Dedicate and construct two (2) seventeen (17) foot center section travel lanes from the intersection of Grantland and Hayes northwesterly to the match intersection of Palo Alto and Hayes and construct concrete median nose at the intersection of Grantland and Hayes. Details of said street shall be depicted on the approved tentative tract map. Grantland and Hayes Intersection: 62. Construct additional paving at the intersection of Grantland and Hayes to accommodate U- Turn movements of southeast-bound to northwest-bound traffic. 63. Construct additional paving at the intersection of Grantland and Hayes to accommodate U- Turn movements of northeast-bound to southwest-bound traffic. 64. Install a 200-watt safety light to Public Works Standards at the intersection of Grantland and Hayes. SANITARY SEWER SERVICE The nearest existing sewer mains are both 8-inch sewer mains and are located in West Menlo and West Wathen Avenues. The following conditions are required to provide sanitary sewer service to the tract. 65. Construct an 8-inch sewer main in North Polk Avenue south from North Herndon Avenue along the subdivision frontage. 66. The developer's engineer shall provide a preliminary sewer layout for City review prior to submitting plan and profile drawings for plan check. 67. Separate sewer house branch shall be provided to each lot created within the subdivision. 68. All public sewer facilities shall be constructed in accordance with Public Works Department standards, specifications and policies. Urban Growth Management Requirements 69. Sewer connection charges are due and shall be paid for the project. WATER SERVICE There is an existing 14-inch water main in North Polk Avenue and 8-inch water mains located in West Menlo, West Wathen and West Corona Avenues to serve the proposed tract. The following conditions are required to provide water service to the tract. 70. Dedicate a 30-foot public utility easement for the 8-inch water main located in the West Corona Avenue alignment between lots 43 and 44 for the proposed tract. 71. Dedicate a 20-foot public utility easement for the 8-inch water main located in West Hayes Avenue between West Sierra and West Menlo Avenues. CONDITIONS OF APPROVAL Vesting Tentative Tract No. 5141/UGM Page 10 February 4, 2004 72. Construct a 16-inch transmission grid water main(including installation of City fire hydrants) in the North Grantland Avenue alignment southwesterly to West Sierra Avenue. 73. Construct a 16-inch transmission grid water main(including installation of Cityfire hydrants) in the North Grantland Avenue alignment from the existing main in the North Grantland alignment to the intersection of West Herndon Avenue and North Polk Avenue. 74. Separate water services with meter boxes shall be provided to each lot created. 75. At least two independent sources of water, meeting Federal and State Drinking Water Act Standards, are required to serve the tract and each phase thereof. The two-source requirement may be accomplished through any combination of water main extensions, construction of supply wells, or other acceptable sources of water supply approved by the Water Systems Manager. 76. All public water facilities shall be constructed in accordance with City of Fresno standards, specifications, and policies. 77. Existing agricultural wells within the boundaries of the proposed development shall be sealed and abandoned in compliance with the California Well Standards, Bulletin 74-90 or current revisions, issued by California Department of Water Resources, and City of Fresno standards. Urban Growth Management Requirements 78. Payment of appropriate water connection charges at the time of final map approval subject to deferral to building permit issuance as appropriate. URBAN GROWTH MANAGEMENT REQUIREMENTS (GENERAL) 79. 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. 80. 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. Right-of-Way Acquisition 81. 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 travel lane. The exact requirement must be determined at the project design stage based on the existing conditions and detailed design information. CONDITIONS OF APPROVAL Vesting Tentative Tract No. 5141/UGM Page 11 February 4, 2004 In the event an acquisition of any easement or right-of-way is necessitated by the subject development, said acquisition will be accomplished prior to Final Map approval. The developer/owner should contact the Real Estate Section of the Public Works Department to receive procedural guidance in such acquisitions. Should such acquisition not be accomplished by the subdivider prior to Final Map approval, the subdivider must request and grant to the City the full authority to attempt acquisition either through negotiation or through its power of eminent domain. The subdivider shall furnish to the City Public Works Department, Engineering Division/Real Estate Section, an appraisal report or a request for an estimated appraisal amount(to be determined by the City of Fresno Real Estate Section) prior to preparation of a Subdivision Agreement. The subdivider shall submit adequate security in the form of a cash deposit to guarantee payment of all costs associated with the acquisition, including staff time, attorney's fees, appraisal fees, court costs, and all related expenditures and costs necessary to effect the acquisition of such easements or rights-of-way. FLOOD CONTROL AND DRAINAGE 82. The subdivider shall be required to pay any applicable storm drainage fees to comply with Fresno Municipal Code Chapter 13, Article 13. 83. 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 January 15, 2004. 84. Anytemporary 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. SAN JOAQUIN VALLEY AIR POLLUTION CONTROL DISTRICT 85. The developer/owner shall comply with the requirements in the letter from the San Joaquin Valley Air Pollution Control District dated December 15, 2003, for Vesting Tentative Map No. 5141/UGM. DEVELOPMENT FEES AND CHARGES 86. This project is subject to the following development fees and charges: SEWER CONNECTION CHARGES FEE RATE 1. Lateral Sewer Charge $0.10/sq. ft. (to 100' depth) 2. Oversize Charge $0.05/sq. ft. (to 100' depth) CONDITIONS OF APPROVAL Vesting Tentative Tract No. 5141/UGM Page 12 February 4, 2004 3. Trunk Sewer Charge $419/living unit Service Area: Grantiand 4. Wastewater Facilities Charge $2,119/living unit 5. House Branch Sewer Charge n/a 6. Millbrook Overlay Sewer n/a WATER CONNECTION CHARGES FEE RATE 7. Service Connection Charge Fee based on service(s) and meter(s) sizes specified by owner; fee for service(s) and Meter(s) established by the Master Fee Schedule. 8. Frontage Charge $6.50/lineal foot 9. Transmission Grid Main Charge $560/gross acre 10. Transmission Grid Main Bond Debt Service Charge $243/gross acre 11. UGM Water Supply Fee $354/living unit Service Area: 201-S 12. Well Head Treatment Fee $0/living unit Service Area: 201 13. Recharge Fee $0/living unit Service Area: 201 14. 1994 Bond Debt Service $0/living.unit Service Area: 201 DEVELOPMENT IMPACT FEE 15. Northeast Fresno Policing Area n/a URBAN GROWTH MANAGEMENT FEE RATE/CHARGE* 16. UGM Fire Station Capital Fee $547/gross acre Service Area: 14 17. UGM Park Fee $1695/gross acre Service Area: 5 18. Major Street Charge $1930/adj. acre Service Area: C/D-2 CONDITIONS OF APPROVAL Vesting Tentative Tract No. 5141/UGM Page 13 February 4, 2004 19. Major Street Bridge Charge $65/adj. acre Service Area: C/D-2 20. Traffic Signal Charge $860/adj. acre 21. UGM Grade Separation Fee n/a 22. Trunk Sewer Charge n/a Service Area: 23. `Street Acquisition/Construction Charge n/a PARKS DEPARTMENT FEE/ RATE 24. Street Tree Landscape Plan Review fee $56.00 25. Street Tree Installation fee $129.00/tree City installed tree 26. Street Tree Inspection fee $30.00/tree Developer installed tree 27. Maintenance District Plan Review fee $176.00 28. Maintenance District Inspection fee $305.00 29. Reinspection Fee $29/Hour FRESNO METROPOLITAN FLOOD CONTROL DISTRICT FEE/ RATE 30. Metropolitan Flood Control District Fee * Contact FMFCD for new fees. Rates increased as of March 1, 2003 KAMaster Files-2003\'REZONE\R-03-017-T-5141-Herndon Grantland Tract-SACT-5141-COAmpd PARKS, RECREATION & COMMUNITY SERVICES DEPARTMENT TO: Shelby Chamberlain,Planner H Planning Division FROM: Nancy Morrison,PARKS PLANNING COORDINATOR, (559.621.2927) DATE: January 7, 2004 Subject: Tentative Subdivision Map T-5141 The Parks, Recreation and Community Services Department has reviewed the Tentative Subdivision Map proposed by Lennar Homes,Inc. on plans prepared by Yambe and Horn Engineering, Inc. Parks offers the following comments regarding the street tree,buffer/parkway strip, and trail conditions ... 1. STREET TREE REQUIREMENTS A. Street trees shall be planted at the rate of one tree for each 60'of street frontage. The subdivider is required to provide street trees on all public street frontages and buffer landscaping easements. The subdivider is required to provide automatic irrigation for all street trees. The irrigation system shall comply with FMC 12-306-N-23. B. The street tree species are designated for the following rights of way: North Polk Avenue Pistacia chinensis, (Chinese Pistache) West Corona Avenue Pistacia chinensis, (Chinese Pistache) West Wathan Ave. Celtis australis, (European Hackberry) West Warner Ave. Celtis australis,(European Hackberry West Millbrae Avenue Celtis australis,(European Hackberry North Grantland Ave. Cedrus deodora, (Deodar Cedar) 2. BUFFER LANDSCAPING&MAINTENANCE REQUIREMENTS A. The subdivider is required to provide long term maintenance for the landscape in the landscape easements and rights-of-way on North Grantland and North Polk Avenues B. Buffer Maintenance Through Annexation to the Community Facilities District. Landscape and Irrigation plans are required and shall be submitted to the Parks Division for review and approval prior to a Council approval of the final map. Plans shall be numbered to conform to and be included in the Public Works Department's street construction plan set for the final map. These fees are applicable when the subdivider elects to maintain the buffer landscaping by annexing to the city's Community Facilities District. 1. Landscaping shall comply with Landscape Buffer Development Standards approved by the City Council on October 2, 1990. Landscape and irrigation plans shall comply with Sections 12-306-N- 23 & 24 and 14-121 of the Fresno Municipal Code regarding Water Efficient Landscaping and Buffer landscaping. 2. Should the proposed landscape buffers and/or parkway strips be located next to an existing buffer and/or parkway strip,the planting concept shall simulate the adjacent landscape design to present a more uniform appearance on the street. Variances in the landscape concept will be acceptable,but the design of the new landscape buffer and/or parkway strip shall strive to mimic the existing as much as possible. 3. Landscape plans shall indicate grades and show fencing or wall details. All fencing shall be Parks Department comments T-5220 Tentative Map August 14,2003 page 2 placed outside the landscape easement. Maximum slopes shall not exceed 4:1 with P of level ground between the slope and the back of the sidewalk and/or face of fence. 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. 4. The water meter(s)serving the buffer landscaping shall be sized for the anticipated service flows. 5. 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. 6. Landscaping in the right of way and landscape setback adjacent to waterwell sites shall be the responsibility of the City of Fresno Water Division and may not be included in the CFD. C. As an alternative to the CFD2, the subdivider may form a Home Owners Association for the long term provision of maintenance of the landscape buffers and rights-of-way. 3. TRAIL REQUIREMENTS ON NORTH GRANTLAND AVENUE A. The trail shall be constructed in accordance with the Master Trails Manual." The subdivider is responsible for the trail construction. The subdivider is responsible for all landscape and irrigation improvements for and within the trail. Construction plans shall be submitted and shall include landscaping and drip irrigation design. These plan shall be approved by Parks, Recreation and Community Services Department. Landscaping within the multipurpose trail shall include large, medium and low-growing shrubs planted from Y to 6'apart depending on variety,and trees spaced approximately 25'to 45'apart to provide 50% shade coverage onto the planting area and pathway. Landscaping adjacent to walls or fences shall comply with"Landscaped Buffer Development Standards." All planting shall be irrigated with an automatic system. File No.210.45 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS PUBLIC AGENCY DEVELOPER Mr. Alan Kawakami, Chief Engineering Tech.LENNAR HOMES, INC. Development Services Department 7485 N. PALM, STE. 101 City of Fresno FRESNO, CA 93711 2600 Fresno Street - Fresno, CA 93721 MAP NO. 5141 PRELIMINARY FEE(S) (See below) DRAINAGE AREA(S) " EG EH DRAINAGE AREA EG $156,907.00 DATE -I S-OH DRAINAGE AREA EH $40,211.00 TOTAL FEE $197,118.00 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 O District in cooperation with the City and County has developed and adopted the Storm Drainage and Flood Control Master Plan. Compliance with and implementation of this Master Plan by this development project will satisfy the drainage related CEQA/NEPA impact of the project mitigation requirements. The proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance prior to approval of the final map at the rates in effect at the time of such approval. The fee indicated above is based on the tentative map. Contact the FMFCD project engineer prior to approval of the final map for the fee. Considerations which may affect the fee obligation(s) or the timing or form of fee payment: 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 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. 5141 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document FRESNO 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 AL4 C. The grading and drainage patterns shown on the site plan conform to the adopted Storm Drainage and Flood Control Master Plan. 2. The proposed development shall construct and/or dedicate Storm Drainage and Flood Control Master Plan facilities located within the development or necessitated by any off-site improvements required by the approving agency: X Developer shall construct facilities as shown on Exhibit No. 1 as "Master Plan Facilities to be constructed by Developer". None required. 3. The following final improvement plans shall be submitted to the District for review prior to final development approval: X Grading Plan X 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: Appears to be located within a _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 X Does not appear to be located within a flood prone area. 514) 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 3 of 4 6. The Federal Clean Water Act and the State General Permits forStorm 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 A generated by operations at the development after construction. a. State General Permit for Storm Water Discharges Associated with Construction Activities, approved August 1999, (modified December 2002.) A State General Construction Permit is required for all clearing, grading, and disturbances to the ground that result in soil disturbance of at least one acre (or less than one acre if part of a larger common plan of development or sale). Permittees are required to: submit a Notice of Intent to be covered and must pay a permit fee to the State Water Resources Control Board (State Board), develop and implement a storm water pollution prevention plan, eliminate non-storm water discharges, conduct routine site inspections, train employees O in permit compliance, and complete an annual certification of compliance. b. State General Permit for Storm Water Discharges Associated with Industrial Activities, April, 1997 (available at the District Office.) A State General Industrial Permit is required for specific types of industries described in the NPDES regulations or by Standard Industrial Classification (SIC) code. The following categories of industries are generally required to secure an industrial permit: manufacturing; trucking; recycling; and waste and hazardous waste management. Specific exemptions exist for manufacturing activities which occur entirely indoors. Permittees are required to: submit a Notice of Intent to be covered and must pay a permit fee to the State Water Resources Control Board, develop and implement a storm water pollution prevention plan, eliminate non-storm water discharges, conduct routine 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. 3141 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document FRESNO METROPOLITAN FLOOD CONTROL DISTRICT 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 Requirements. g, 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. Gerald E. L eman, Proj ct Engineer: Jamie Miller District Engineer, Assistant General Manager C: YAMABE & HORN ENGINEERING 1300 E. SHAW, STE. 176 FRESNO, CA 93710 5141 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document I W - 30" NOTE: I > S SCHEMATIC, H E R N DO N LL DISTANCES ARE THIS TANCES DRAWING I APPROXIMATE. LLJ LLI Ld 11--- o w m a f W Q Fy• PALO ALTO TRACT 5078 r Q Q� 40 ' r ��0 SCAM 1"=500 ell a" F \ 1 � L 24" \Q �RYq 24 0 I N N 24"" SIERRA AVE. ALIGN. LEGEND ® 15' EASEMENT TO BE DEDICATED TO —————— INLET BOUNDARY DISTRICT BY DEVELOPER .— DRAINAGE AREA BOUNDARY 1116— MASTER PLAN FACILITIES TO BE CONSTRUCTED BY ® TEMPORARY TYPE "E" INLET TO BE DEVELOPER — PIPELINE (SIZE SHOWN) & INLET. CONSTRUCTED BY DEVELOPER _____ MASTER PLAN FACILITIES TO BE CONSTRUCTED BY DIRECTION OF DRAINAGE DEVELOPER (ALSO REQUIRED OF TRACT 5078) —— EXISTING MASTER PLAN FACILITIES FUTURE MASTER PLAN FACILITIES TRACT 5141 EXHIBIT N0. 1 DRAINAGE AREA: "EG" & "EH" FRESNO METROPOLITAN FLOOD CONTROL DISTRICT N—RAD. 01.0641 J:\ENGINEERING\AUTOCAD\DWGS\OEXHIBIT\TRACTS\5141.DWG Rev 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 north portion of Tract 5141 located within Drainage Area"EG",as shown on Exhibit No. 1 will receive permanent drainage service through construction of Master Plan Facilities as identified on Exhibit No. 1. The south portion of Tract 5141 located within Drainage Area "EH" will not have permanent drainage service available and temporary service is recommended to be required until permanent service is available. The District recognizes that the alignment of the Master Plan facilities,as identified on Exhibit No. 1, may not be consistent with the Developer's proposed street patterns for Tract 5141. The alignment may be slightly realigned to be compatible with the proposed street layout for Tract 5 14 1. However, drainage fee credit will only be granted for the Master Plan storm drain facilities identified on Exhibit No.1. The required 24" storm drain line in Grantland Ave., as shown on Exhibit No. 1 has also been required of the Developer of Tract 5078. If those facilities are completed prior to the development of this site, the construction requirement will be dropped. A fifteen-foot (15') wide storm drain easement will be required within Tract 5141 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. Development No. Tract 5141 engr\perm its\exh ibits2\tract\5141 6m) San Joaquin Valley Air Pollution Control District December 15, 2003 684DEV2003 Shelby Chamberlain Planning Division, Development Dept. 2600 Fresno ST Fresno, CA 93721-3604 Subject: T-5141,R-03-17. (APN 506-010-09 &15) Dear Ms. Chamberlain: The San Joaquin Valley Unified Air Pollution Control District (District) has reviewed the project referenced above and offers the following comments: The entire San Joaquin Valley is non-attainment for ozone and fine particulate matter (PM10). This project would contribute to the overall decline in air quality due to increased traffic and ongoing operational emissions. Although this project alone would not generate significant air emissions, the increase in emissions from this project, and others like it, cumulatively reducethe air quality in the San Joaquin Valley. A concerted effort should be made to reduce project-related emissions as outlined below: The following items are rules that have been adopted by the District to reduce emissions throughout the San Joaquin Valley, and are required. Current District rules can be found at http://www.vallevair.org/rules/lruleslist.htm. . District Rules 4901 and 4902 regulate the sale, installation and transfer of both wood burning devices and natural gas-fired water heaters to limit the emissions of PM10 and NOx in residential developments. Please note that on July 17, 2003 amendments to Rule 4901 where adopted by the District's Governing Board. Amendments to the rule may affect future construction plans for residential developments. Specifically: §5.3 Limitations on Wood Burning Fireplaces or Wood Burning Heaters in New Residential Developments: Beginning January 1, 2004, 5.3.1 No person shall install a wood burning fireplace in a new residential development with a density greater than two (2)dwelling units per acre. 5.3.2 No person shall install more than two (2) EPA Phase II Certified wood burning heaters per acre in any new residential development with a density equal to or greater than three (3)dwelling units per acre. 5.3.3 No person shall install more than one (1) wood burning fireplace or wood burning heater per dwelling unit in any new residential development with a density equal to or less than two (2)dwelling units per acre. District Regulation VIII - Fugitive Dust Rules is a series of rules designed to reduce PM10 emissions generated by human activity, including construction, road construction, bulk materials storage, landfill Ms. Chamberlain December 15, 2003 T-5141, R-03-17 Paget operations, etc. A Dust Control Plan must be submitted for the District's approval at least 30 days before construction activities begin if the project cumulatively encompasses 40 acres or more or will move more than 2,500 cubic yards per day of material on at least three days of the project. An assistance bulletin has been enclosed for the applicant. District Rule 4103 regulates the burning of agricultural material. Agricultural material shall not be burned when the land use is converting from agriculture to nonagricultural purposes. In the event that the project burned or burns agricultural material, it would be in violation of Rule 4103 and be subject to District enforcement action. There are a number of mitigation measures that should be incorporated into the design of this project to reduce the overall level of emissions. (Note: Some of the mitigation measures may already exist as City development standards. All other measures should be implemented to the fullest extent possible). This list should not be considered all-inclusive. The District encourages innovation in measures to reduce air quality in-,pacts. • Trees should be carefully selected and located to protect the building(s) from energy sapping environmental conditions. A brochure has been included for the applicant. See http://www.coolcommunities.org http://www.energy.ca.aov/coolcommunity/strategies.html http://www.lgc.org/bookstore/energv/downloads/siv treeguidelines.pdf http://www.urbantree.org • If transit service is available to the project site, improvements should be made to encourage its use. If transit service is not currently available, but is planned for the area in the future, appropriate easements should be reserved to provide for future improvements such as bus turnouts, loading areas, route signs and shelters. Appropriations made to facilitate public or mass transit will help mitigate trips generated by the project. • Sidewalks and bikeways should be installed throughout as much of the project as possible and should be connected to any nearby existing and planned open space areas, parks, schools, residential areas, commercial areas, etc., to encourage walking and bicycling. Pedestrian and bike-oriented design reduces motor vehicle usage and their effects on air quality. Sidewalks and bikeways should be designed to separate pedestrian and bicycle pathways from vehicle paths. Sidewalks and bikeways should be designed to be accommodating and appropriately sized for anticipated future pedestrian and bicycle use. Such pathways should be easy to navigate, designed to facilitate pedestrian movement through the project, and create a safe environment for all potential users (pedestrian, bicycle and disabled) from obstacles and automobiles. Sidewalks should be designed for high visibility (brightly painted, different color of concrete, etc.) when crossing parking lots, streets and similar vehicle Maths. ' Clearly marked 'and highly visible pedestrian accesses create a safer environment for both pedestrians and vehicles. Pathways through the project should be built or appropriated in anticipation of future growth. • As many energy conserving and well-designed features as possible should be included in the design/construction of the project. Examples include (but are not limited to): Increased wall and ceiling insulation (beyond building code requirements) Energy efficient widows (double pane and/or coated) High-albedo (reflecting)roofing material "Cool Paving" Energy efficient lighting and high efficiency appliance Instantaneous water heaters Radiant heating system Awnings or other shading mechanism for windows Ceiling fans, whole house fans Orient the unit(s)to maximize passive solar cooling and heating when practicable Install electrical outlets around the exterior of the unit(s) to encourage use of electric landscape maintenance equipment Install natural gas fireplaces (instead of traditional open-hearth fireplaces) Ms. Chamberlain December 15, 2003 T-5141, R-03-17 Page3 Install natural gas lines (if available to this area) and electrical outlets in backyard or patio areas to encourage the use of gas and/or electric barbecues - Low or non-polluting incentives items should be provided with each residential unit(such items could include electric lawn mowers, reel mowers, gas or electric barbecues, etc.) - Exits to adjoining streets should be designed to reduce time to re-enter traffic from the project site, etc. More information can be found at: http://www.lgc.org htto://www.energy.ca.gov/coolcommunity/strategies.htmi http://eetd.lbi.gov/coolroof/ http://www.consumerenergvicenter.org/index.html http://www.sustainable.doe.gov/ The project should include as many clean alternative energy features as possible to promote energy self- sufficiency. Examples include (but are not limited to): photovoltaic cells, solar thermal electricity systems, small wind turbines, etc. There are rebate and incentive programs for alternative energy equipment. More information can found at http://www.dsireusa.org! http://rredc.nrel.gov/ http://www.energy.ca.gov/renewables/ • Construction activity mitigation measures include: Require construction equipment used at the site be equipped with catalysts/particulate traps to reduce particulate and NOx emissions. These catalysts/traps require the use of ultra-low sulfur diesel fuel (15 ppm). Currently, California Air Resources Board (ARB) has verified a limited number of these devices for installation in several diesel engine families to reduce particulate emissions. At the time bids are made, have the contractors show that the construction equipment used is equipped with particulate filters and/or catalysts or prove why it is infeasible. Use alternative fuel construction equipment. Replace fossil-fueled equipment with electrically driven equivalents (provided they are not run via portable generator set). Install wind breaks on windward sides of construction areas. Curtail construction during periods of high ambient pollutant concentrations. 'This may include ceasing construction activity during peak-hour vehicular traffic on adjacent roadways, and "Spare the Air Days"declared by the District. Require that all diesel engines be shut off while on the premises (when not in use) to reduce emissions from idling. District staff is available to meet with you and/or the applicant to further discuss the regulatory requirements that are associated with this project. If you have any questions or require further information, please call me at 230-5800. SiPferely, 4yyntYhiaEchavarria Air Quality Specialist Central Region Enclosures Page 2 of 2 THE INITIAL STUDY EVALUATING THE PROJECT SHOULD RESULT IN: ❑ AN ENVIRONMENTAL IMPACT REPORT: The project has the potential to result in significant adverse environmental impacts. A NEGATIVE DECLARATION: The project may have adverse impacts but impacts can be mitigated without further study or are not serious enough to warrant an Environmental Impact Report. ❑ NEITHER OF THE ABOVE, THERE IS INSUFFICIENT INFORMATION TO DRAW ANY CONCLUSIONS: The following additional information should be provided: REVIEWED BY: UPPI LAPYAA SlkiLN'- :r (Print Name, Title) (S' nature) (Phone) ❑ Check if you need a copy of the initial study Use this space for additional information if needed. -- .---:PROJ/2 E.A. Request for Comment/Information REQCOMM.FORM San Joaquin Valley Air Pollution Control District COMPLIANCE ASSISTANCE BULLETIN September 2002 (Update from June 2002) Fugitive Dust Control at Construction Sites Regulation Vlll, Fugitive PM10 Prohibitions, of the District's Rules and Regulations regulates activities that generate fugitive dust. .Fugitive dust is emitted to the air from open ground or caused by activities such as excavation,. transporting bulk materials, or travel on unpaved surfaces. "PM10" is a term applied to small sized particulate matter- microscopic dust particles - in the air. The San Joaquin Valley currently exceeds the air quality standards for particulate matter. It is for this reason that the District adopted Regulation VIII in 1993. Significant amendments to Regulation VIII were adopted in 2001 and became effective May 15, 2002. The following dust control and administrative requirements are applicable at construction sites: Visible Dust Emissions (VDE). Visible dust emissions may not exceed 20% opacity during periods when soil is being disturbed by equipment or wind at anytime. Dust control may be achieved by means of applying water before and during earth work and on traffic areas, phasing work to limit dust, and setting up wind fences to limit wind blown dust. VDE opacity of 20% means the amount of dust that would obstruct the view of anobject by 20%. Soil stabilization. Soil stabilization is required at any construction site after normal working hours and on weekends and holidays. This requirement also applies to inactive construction areas such as phased projects where disturbed land is left unattended. Applying water to form a visible crust on the soil is an effective method for stabilizing a disturbed surface area. Long-term methods include applying dust suppressants or establishing vegetative cover. Restricting vehicle access from the area will help to maintain a stabilized surface. Information regarding stabilization standards and test methods are in Rule 8011 — General Requirements. Carryout and Trackout. These requirements are found in Rule 8041 —Carryout and Trackout. Carryout and trackout are materials adhered to vehicle tires and transport vehicles carried from a construction site and deposited onto a paved public road. Should carryout and trackout occur, it must be cleaned up at least daily, and immediately if it extends more than 50 feet from the exit point onto a paved road. The recommended clean- up methods include manually sweeping, sufficiently wetting the area prior to mechanical sweeping to limit VDE or using a PM10-efficient street sweeper. A blower device, or dry sweeping with any mechanical device other than a PM10-efficient street sweeper is prohibited. Northern Region Oflice Central Region Office Southern Region Office 4230 Kieman Avenue, Saila 130 1990 East Get(y hwg Avenue 2700"M" Street, Suite 2P) Modesto,CA 95356-9321 Fresno,CA 93726-0244 Bakersfield, CA 93301-2370 (209) 557-6400 a FAX (2091 557-6475 (559) 230-6000 4 FAX (559) 23()-6062 (661) 326-6900 o FAX (661) 326-6985 Access and Haul Roads. Dust control is required on all unpaved access and haul roads, and unpaved vehicle and equipment traffic areas at construction sites, per Rule 8021 — Construction, Demolition, Excavation, Extraction, and Other Earthmoving Activities. Storage Piles and Bulk Materials. The handling, storage, and transportation requirements for bulk materials are found in Rule 8031 — Bulk Materials. These requirements include: applying water as materials are handled, stabilizing or covering stored materials, and installing wind barriers to limit VDE. Limiting vehicle speed, loading haul trucks with a freeboard six inches or greater, covering haul trucks, or applying water to the top of the load are options for reducing VDE from vehicle transportation of bulk materials. Demolition. Wetting of the exterior of a building to be demolished is required. Demolition debris and the area around the demolition must also be controlled to limit VDE. Cleaning up carryout and trackout must be completed according to Rule 8041. Demolition activities are also subject to the District's asbestos rule, Rule 4002—National Emission Standards for Hazardous Air Pollutants. Dust Control Plans.. For large construction projects, Rule 8021 requires the owner or contractor to submit a Dust Control Plan to the District for approval at least 30 days prior to commencing construction activities. This requirement applies to projects that include 40 or more acres of disturbed surface area or will involve moving more than 2,500 cubic yards per day of material on at least three days during the project. Record keeping. All sites subject to the regulation that employ dust control measures must keep records for each day any dust controls are used. The District has developed record keeping forms for water application,street sweeping, and for"permanent" controls such as applying long-term dust palliatives, vegetation, ground cover materials, paving, or other durable materials. Pursuant to Rule 8011, records must be kept for one year after the.end of dust generating activities. Exemptions. Activities in areas above 3,000 feet elevation are exempt from all Regulation VIII requirements. The following exemptions in Rule 8021 apply to construction activities: • Blasting activities • Maintenance and remodeling of existing buildings if the addition is less than 50% of the size of the existing building or 10,000 square feet. These activities, however, are subject to the District's asbestos rule, Rule 4002. • Additions to single family dwellings • Mowing, disking or other weed control on sites less than '/Z acre. Nuisance. Whether or not the construction activity is exempt from the Regulation VIII requirements, any activity that creates fugitive dust must not cause a nuisance, per Rule 4102 - Nuisance. Therefore, it is important to monitor the dust generating activities and, if necessary, plan for and implement the appropriate dust control measures to limit the public's exposure to fugitive dust. This is a basic summary of Regulation VIII as it applies to the construction industry. For more information contact the Compliance Division of the District office nearest to you. JAN.21.2004 10:43AM CAL TRANS PLANNING N0.437 P.2i7 51&U QE CALIF0RN1A ffi=E55.7RANSPMp=aNDFinllSiM ACiFziCY ARNOW K WARMMOM Guy DEPARTMENT OF TRANSPORTATION I352 WEST OLIVE AVENUE P.O.BOX 12616 FRESNO,CA 93778-2616 PHONE (559)445-6666 FAX 559 488-4068 F7�Yo+l Dvtircr! M (559)488-4066 Bs sarrgy e,Qcient! December 5,2003 2131-IGR/CEQA 6-FRE -99-30.5+/- T-5141 &R-03-17 LENNAR HOMES Ms. Shelby Chamberlain City of Fresno Development Department 2600 Fresno Street, Room 3043 Fresno, CA 93721 Dear Ms. Chamberlain: We have completed our review of the Vesting Tentative Tract Map and Rezone proposing to development 144 single-family residential units. The project is located on the southwest corner of North Polk and West Herndon Avenue, approximately one mile east of the State Route (SR) 99/Herndon Avenue Interchange. Caltrans has the following comments: This project will have a significant impact on the environment and will negatively impact SR 99. Under CEQA this necessitates an Environmental Impact Report (EIR) unless impacts are mitigated to a level of insignificance. The project needs to provide appropriate project-specific as well as cumulative analysis and mitigation of these impacts to the transportation/circulation system as per CEQA., otherwise significant unmitigated project- related impacts will remain, The specific impact to the State facility is: 1. The project will add additional trips to an already congested interchange. The City of Fresno has approved numerous, large projects in this region of Fresno, and the impacts to the transportation/circulation system of unmitigated development have become cumulatively significant We note that a mitigated negative declaration could be an option for a project such as this. However, if the project's direct as well as cumulative impacts (including impacts to the State Highway System) cannot be reduced to a level of insignificance, a mitigated negative declaration is an inappropriate environmental document. If impacts cannot(or will not)be mitigated, the City needs to require an Environmental Impact Report and then make a finding of overriding consideration in order to be in compliance with CEQA. The environmental assessment included with this project application fails to provide: 1. An analysis of this project's impacts to the transportation/circulation system; and 2. Appropriate mitigation for those impacts. -Caltrans iMwom rnobiliry across Cal(jornia- JAN.21.2004 10:43AM CAL TRANS PLANNING N0.437 P.3/7 Ms. Shelby Chamberlain December 5,2003 Page 2 Partial analysis, like that included with this application, does not provide sufficient information of the environmental impacts of implementing the project. It is the City's responsibility, as lead agency, to disclose all project-related environmental impacts. Without full disclosure, the decision-making body and the general public cannot make an informed determination as to a project's impacts. Full disclosure includes impacts to State Highways, not just impacts to local roads. Due to the traffic generated by the extensive development approved by the City of Fresno in this region of the City, Caltrans design of the SR 99/Hemdon Avenue interchange will require improvements. These consists of 1. Traffic Signal at the SR 99 southbound off ramp to Herndon, estimated cost = $150,000; and 2. Traffic Signal at the SR 99 northbound off-ramp to Herndon, estimated cost = $740,000, for a total project cost of$890,000 In the absence of the City of Fresno including State facilities in the City's Urban Growth Management ('UGM) Fee Program, it has been the consistent practice of this office to recommend that the applicant contribute the project's proportionate fair share for improvements to the interchange. While we are under the understanding that it is the City's responsibility under CEQA to conduct any necessary nexus study via the environmental process, we acknowledge that this has not been the City's practice. Caltrans has therefore been preparing a nexus study for each project that we review. The following calculation demonstrates both nexus and proportionality (Nollan/Dolan) of the project's impacts to State Facilities. NEXUS STUDY Caltrans estimates that a development of this size could generate 144 trips (ITE Trip Generation Handbook, a Edition) during peak travel times. We further estimate that 52.36 trips (36.36%) generated from this development would impact the SR 99/Hemdon Avenue interchange (75% northbound off-ramp or 39.27 trips, 25% southbound off-ramp or 13.09 trips, based on past traffic studies). It is therefore recommended that this project contribute its proportional fair share for improvements (northbound and southbound off- ramp) at the Herndon Avenue interchange. Trip Distribution: (percentage of trips impacting the State Route interchange) 99/Herndon Avenue= 36.36%, 52.36 trips "Caltrans improves mvOiKry attars Calffornla JAN-21-2004 10:43AM CAL TRANS PLANNING N0.437! - P.4i7 Ms. Shelby Chamberlain December 5, 2003 Page 3 Taps Impacting State facilities SR 99/Herndon Avenue (NB off ramp) =(144 trips)(.3636)(.75)=39.27 trips SR 99/Herndon Avenue (SB off-ramp) =(144 trips)(.3636)(.25) = 13.09 trips Avera eg; Cost per Trip per Interchange Northbound off-ramp to Herndon Average Cost for Signal Improvement and Lane Widening (CT) = $740,000 (based on past Caltrans projects) Peak-hour volume (TE) = 1,052 (from VRPA's TIS for another project in the area) Forecasted volume(TB)= 1,911 (year 2020, from planning) Percent for 1 trip (P) T = 1 =.001164 TB - TE 1,911-1,052 Cost for I trip (C) =P(CT)=(0.001164)($740,000) _ $861 Southbound off-ramp to Herndon Average Cost for Signal Improvement(CT)=$150,000 (based on past Caltrans projects) Peak-hour volume (TE) = 856 (from VRPA's TIS for another project in the area) Forecasted volume (TB) = 1,557 (year 2020, from planning) ' Percent for 1 trip(P) = T = 1 =.001427 TB-T8 1,557-856 Cost for 1 trip (C)=P(CT) = (0.001427)($150,000) = SZ14 Miti ag tion SR 99/Herndon Avenue (NB off-ramp)= (39.27 Trips)($861/Trip)= $33,811.47 SR 99/Hemdon Avenue (SB off-ramp) =(13.09 Trips)($214/Trip)w 2$ ,801.26 TOTAL=$36,612.73 The total proportional fair share to mitigate cumulatively significant project-related impacts is therefore $36,612.73. If the applicant disputes this amount, the applicant may conduct a Traffic Impact Study (TIS) to assess the project-related impacts to the State Highway System and the pro-rata fair share towards area-wide circulation improvements. Please reference the Caltrans Guide for the Preparation of Traffic Impact Studies, dated December 2002, and send the scope of the TIS to Caltrans before the traffic study is conducted. "Cahrams lmprowu mobility across California" JAN.21.2004 10:43AM CAL TRANS PLANNING N0.437 P.5i7 Ms. Shelby Chamberlain December 5, 2003 Page 4 Caltrans requests a scoping meeting for this project, per the following CEQA Section: 21083,9: Lead Agency shall call scoping meeting, if Caltrans requests one. (a)Notwithstanding Section 21080,4, 21104, or 21153, a lead agency shall call at least one scoping meeting for either of the following: (1) A proposed project that may affect highways or other facilities under the jurisdiction of the Department of Transportation if the meeting is requested by the department. The lead agency shall call the scoping meeting as soon as possible, but not later than 30 days after receiving the request from the Department of Transportation. Please let us know as soon as possible when the City of Fresno would like to hold this scoping meeting. Ongoing development throughout the City of Fresno, including this project, will make traffic operations significantly worse by adding considerably to delay and congestion. Demand will eventually exceed capacity even with improvements to the existing system. We recommend that the City of Fresno focus on ways to eliminate trips in addition to enhancing capacity. Transit alternatives can help reduce congestion and delay and reduce overall degradation of air quality and gridlocked intersections, We recommend the City consider including standard highway solutions along with the following: 1. Park and ride facilities on site or within the proximity of this project 2. A study of the general accommodation and provision of mass transit in this area to provide insight on ways of increasing transit usage. 3. Exploring the potential of commuter shuttles. The shuttle could be financed through an assessment district and provide a way for individuals to utilize a park-and-ride facility or commercial area parking lot and be shuttled to various commercial/office centers within the area_ Commuters who need to go further could use City of Fresno transit if the City planned for convenient connections. This may help to reduce the Single Occupancy Vehicle (SOV) demand seeking to use the State Highway System. 4. Providing for continuity of non-motorized transportation. 5. Exploring the potential for employer-sponsored carpools/vanpools or monthly transit passes for employees as well as including as a condition of project approval a covered transit stop as mitigation for project-related impacts to the transportation/circulation system. "Caltrans tmyroves mobdiry across CalVarnin" , JAN.21.2004 10:43AM CAL TRANS PLANNING N0.437 P.6i7 -'-� Ms. Shelby Chamberlain December 5, 2003 Page 5 6. Exploring the potential for linking the purchase of a monthly transit pass with new residential development as a condition of project approval. This could be accomplished through a number of different avenues. This type of condition could potentially increase ridership, decrease the number of single occupancy vehicles utilizing•the transportation/circulation system, and serve as mitigation for air quality impacts. We also request answers to the following questions: 1. What actual timeframe does the new General Plan cover? Caltrans has been aslang the City for clarification on this issue due to comments made by Mr. Nick Yovino at the General Plan Update heaving, November 19, 2002, and subsequent comments made by various City staff members. Mr. Yovino has stated that not all of the General Plan will be implemented,- hence the need to create the implementation plan and the need to set priorities. Our.question is what timeframe is involved in implementing the entire General Plan as written,not just portions of it. 2. Is it anticipated that full build-out of the General Plan will occur within this timeframe? See explanation for Number 1 above. 3. What is the estimated timeframe to achieve the population estimate as included in the General Plan? Caltrans has been asking the City for clarification on the population estimate as it is unclear whether or not the City can achieve the estimate without implementing all of the General Plan policies. Does this impact the timeframe needed to achieve the population estimate? 4. Will the Mid-Rise/High-Rise Corridor exist within the estimated timeframe to reach the above population estimate? Caltrans has been asking the City for clarification on this issue due to comments made by Mr. Nick Yovino and various City staff members that the Mid-Rise/High-Rise Corridor could take as long as one hundred years to implement. As this component of the General Plan appears to be essential to accommodate the predicted City population and to make transit a viable alternative, it is essential to reviewing agencies such as Caltrans to understand the City's position on implementation. -Caltrans lraprwer mobility a"rs Coliforroa' JAN.21.2004 10'43AM CAL TRANS PLANNING NO.437'­P.7/7'"- Ms. Shelby Chamberlain December 5, 2003 Page 6 5. Is the Mid-Rise/High-Rise Corridor necessary to accommodate- the estimated population? In evaluating the General Plan, it appears that the Mid-Rise/High Rise Corridor is essential to accommodate the predicted City population; however, based on staff comments, Caltrans is uncertain of the City's intent Please respond in writing to our request at your earliest possible convenience. We request that this letter be made part of the permanent public record for this project and that a copy of our letter be included in the staff reports for both the City Council and the Planning Commission. This will provide the decision-making body and the general public with a complete and accurate environmental evaluation for the project. Please send a copy of the staff report(s) to Caltrans prior to any scheduled hearings for this item. If-you have any questions,please call me at (559) 445-6666. Sincerely, MOSES STITES Office of Transportation Planning District 6 C: Ms Barbara Goodwin, Council of Fresno County Governments i "Caltrans Improves mobility aemss calubmia' JAN.21.2004 10:43AM CAL TRANS PLANNING N0.437 P.1/7 sTevrr+Or.CeiTFORNIA itu%N6.S TRANSPO TATlO �NT,HOU 1N A RN ARNOLDRCHWAR7FNFkQrTP. Govcmnr DEPARTMENT OF TRANSPORTATION 1352 WEST OLIVE AVENUE P.O.80X 12616 FRESNO,CA 93778-2616 PHONE (559)445-6666 FAX (559)488-4088 Be end c_iand TTY (559)488-4066 January 21,2004 2131-IGR/CEQA 6-FRE-99-30.5+/- T-5141 &R-03-17 LENNAR HOMES Ms. Shelby Chamberlain City of Fresno Development Department 2600 Fresno Street, Room 3043 Fresno, CA 93721 Dear Ms. Chamberlain: Caltrans notes that the City has published a public notice (01/17/04) for the Notice of Environmental Finding for the proposal to development 144 single-family residential units. The project is located on the southwest corner of North Polk and West Herndon Avenue, approximately one mile east of the State Route (SR.) 99/Hemdon Avenue Interchange. Caltrans made comments on this project in a letter dated December 5, 2003 (copy enclosed)_ It is our understanding that this project is scheduled to go before the Planning Commission on February 4, 2004. Please ensure that our December 5, 2003 letter, as well as this letter, is included in the staff report. Please send a copy of the staff report(s) to Caltrans prior to any scheduled hearings for this item. If you have any questions,please call me at(559) 445-6666. Sincerely, MOSES STITES Office of Transportation Planning District 6 Enclosure C. Ms. Barbara Goodwin, Council of Fresno County Governments "Caltrans improves moblUry across California" CITY OF FRESNO MITIGATED NEGATIVE DECLARATION R F D E I V E D Initial Study is on file in the Planning and Environmental Development Department, City Hall Assessment Number: 2004 JAN 14 PM (' 2 1 2600 Fresno Street, Fresno, California 93721 R-03-17/T-5141 CITY CLERK, FRESNO Cl 559 621-8277 APPLICANT: Lennar Homes Assessor's 7485 North Palm Avenue, #101 Parcel Number: Fresno, California 93711 504-090-76, 78, 80, 81 506-010-25, 28, 29 PROJECT DESCRIPTION AND LOCATION: Rezone Application No. R-03-17 Filed with: and Vesting Tentative Tract Map No.5141/UGM,filed by Lennar Homes,pertain REBECCA E. KLISCH, City Clerk to approximately 35 acres of property located on the southeasterly side of 2nd Floor- City Hall Grantland Diagonal (alignment)between West Sierra and North Polk Avenues. 2600 Fresno Street The rezone application proposes to rezone the subject property from the AE- Fresno, California 93721-3603 5/UGM, Five Acre Exclusive Agricu/turallUrban Growth Management, zone district to the R-1/EA/UGM, Single-Family ResidentiallExpresswayArea/Urban Growth Management, zone district and the R-1/UGM, Single Family ResidentiallUrban Growth Management,zone district. Vesting Tentative Tract No. 5141/UGM proposes to subdivide the 35-acre site into 144 lots for the development of a single family residential subdivision. The proposed project has been evaluated with respect to each item on the attached environmental checklist. This completed checklist reflects comments of any applicable responsible agencies and research and analysis conducted to examine the interrelationship between the proposed project and the physical environment. The information contained in the Environmental Assessment Application,the checklist,and any attachments to the checklist,combine to form a record indicating that an initial study has been completed in compliance with the State CEQA Guidelines and the California Environmental Quality Act. Any rating of "2" on the checklist indicates that a specific adverse environmental effect has been identified in a category which is of sufficient magnitude to be of concern. Such an effect may be inherent in the nature and magnitude of the project or may be related to the design and characteristics of the individual project. Effects rated in this manner are not sufficient in themselves to require the preparation of an Environmental Impact Report and/or have been mitigated to the extent feasible. All new development activity and many non-physical projects contribute directly or indirectly toward a cumulative impact on the physical environment. The incremental effect contributed bythis project toward such a cumulative effect is not considered substantial in itself. The proposed project is not expected to result in any significant adverse effects in terms of the factors considered on the environmental checklist, including any such factors for which minor effects have been identified. Cumulative effects of a significant nature are also not expected. The proposed project will not result in any adverse effects which fall within the"Mandatory Findings of Significance" contained in Section 15065 of the State CEQA Guidelines. The finding is therefore made that the proposed project will clearly not have a significant adverse effect on the environment. This Mitigated Negative Declaration will be deemed final and effective if no appeal is filed in the manner specified by Section 12-505 of the Fresno Municipal Code. INITIAL STUDY PREPARED BY: Shelby Chamberlain SUBMITTED BY: Planner DATE: January 14, 2004 DARRELL UNRUH, Planning Manager PLANNING AND DEVELOPMENT DEPARTMENT ENVIRONMENTAL ASSESSMENT (EA) CHECKLIST POTENTIAL ENVIRONMENTAL EFFECTS EA NO. R-03-171T-5141 1_0 TOPOGRAPHIC, SOIL, GEOLOGIC 11.0 URBAN SERVICES CONSIDERATIONS 1 11.1 Availability of fire protection 1 1.1 Geologic hazards, unstable soil conditions 1 11.2 Lack of emergency vehicle access 1 1.2 Adverse change in topography or ground surface relief 1 11.3 Adequacy of design for crime prevention 1 1.3 Destruction of unique geologic or physical features 1 11.4 Overcrowding of school facilities 1 1.4 Increased water erosion 1 11.5 Availability of water mains of adequate size 1 11.6 Availability of sewer lines of adequate capacity 2_0 AIR QUALITY 1 11.7 Availability of storm water drainage facilities (on or off 1 2.1 Substantial indirect source of pollution site) 1 2.2 Direct on-site pollution generation 1 11.8 Availability of adequate park and recreation areas 1 2.3 Generation of objectionable odors 1 11.9 Unusually high solid waste generation 1 2.4 Generation of dust except during construction 1 2.5 Adverse local climatic changes 12.0 HAZARDS 1 12.1 Risk of explosion or release of hazardous substances 3_0 WATER 1 12.2 Site subject to flooding 1 3.1 Insufficient ground water available for long-term project 1 12.3 Adverse change in course of flow of flood waters use 1 12.4 Potential hazards from aircraft accidents 1 3.2 Use of large quantities of ground water 1 12.5 Potential hazards from landfill and/or toxic waste sites 1 3.3 Wasteful use of ground water 1 3.4 Pollution of surface or ground water supplies 13.0 AESTHETICS 1 3.5 Reduction in ground water recharge 1 13.1 Obstruction to public or scenic vista or view 1 13.2 Creation of aesthetically offensive conditions 4_0 PLANT LIFE 1 13.3 Removal of street trees or other valuable vegetation 1 4.1 Reduction of the numbers of any unique, rare or 1 13.4 Architectural incompatibility with surrounding area endangered species 1 4.2 Reduction in acreage of agricultural crop 14.0 HISTORICAL/ARCHAEOLOGICAL 1 4.3 Premature or unnecessary conversion of prime 1 14.1 Removal of historic building, disruption of agricultural land archaeological site 1 14.2 Construction or activity incompatible with adjacent 5.0 ANIMAL LIFE historic site 1 5.1 Reduction in the numbers of any rare, unique or endangered species 15.0 ENERGY 1 5.2 Deterioration or displacement of valuable wildlife habitat 1 15.1 Use of substantial amounts of energy or fuel 1 15.2 Substantial increase in demand upon existing sources 1 6;0 HUMAN HEALTH of energy 1 15.3 Wasteful use of energy 7_0 NOISE 2 7.1 Increases in existing noise levels EXPLANATION OF RATINGS 2 7.2 Exposure to high noise levels "0" Insufficient Information 8.0 LIGHT AND GLARE Insufficient information is available to determine the potential 1 8.1 Production of glare which will adversely affect residential environmental effects which may result from the proposed areas project in this category. 1 8.2 Exposure of residences to high levels of glare "1" No Significant Environmental Effect The proposed project will not have an adverse environmental 9_0 LAND USE effect in this category, or any such effect is not substantially 1 9.1 Incompatibility with adopted plans and policies unusual or of undesirable magnitude. This rating is also 1 9.2 Acceleration of growth rate utilized in cases where the category is not applicable to the 1 9.3 Induces unplanned growth - particular project under consideration. 1 9.4 Adverse change in existing or planned area "2" Moderate Environmental Effect characteristics The proposed project will have an adverse environmental effect in this category,which is of sufficient magnitude to be of 10.0 TRANSPORTATION AND CIRCULATION specific concern. However, this effect is not substantial 2 10.1 Generation of vehicle traffic sufficient to cause capacity enough in itself to require the preparation of an Environmental deficiencies on existing street system Impact Report,and is mitigable through project changes and 1 10.2 Cumulative increase in traffic on a major street for which conditions. capacity deficiencies are projected "3" Significant Adverse Environmental Effect 1 10.3 Specific traffic hazard to motorists, bicyclists, pedestrians The environmental ' effect identified in this category 1 10.4 Routing of non-residential traffic through residential area substantiates in itself or contributes towards a finding that the 1 10.5 Insufficient or poorly located parking proposed project has a potentially significant adverse effect on 1 10.6 Substantial increase in rail and/or air traffic the environment sufficient to require the preparation of an Environmental Impact Report. CITY OF FRESNO PLANNING AND DEVELOPMENT DEPARTMENT ENVIRONMENTAL ASSESSMENT - INITIAL STUDY Application No. R-03-17/T-5141 PROJECT DESCRIPTION Rezone Application No. R-03-17 and Vesting Tentative Tract Map No. 5141/UGM, filed by Lennar Homes, pertain to approximately 35 acres of property located on the southeasterly side of the Grantland Avenue Diagonal (alignment) between North Polk and West Sierra Avenues. The rezone application proposes to rezone the subject property from the AE-5/UGM, FiveAcre Exclusive Agricultural/Urban Growth Management, zone district to the R-1/UGM, Single Family Residential/Urban Growth Management, zone district and the R- 1/EA/UGM, Single Family Residential/Expressway Area/Urban Growth Management, zone district. Vesting Tentative Tract No. 5141/UGM proposes to subdivide the 35 acre site into 144 lots for the development of a single family residential subdivision (approximately 4.1 dwelling units per acre). Bordering Property Information Planned Land Use Existing Zoning Existing Use North Medium Density Residential R-1/UGM Single Family Single Family Residential/ Residences Urban Growth Management Neighborhood Commercial C-1/UGM Vacant Neighborhood Commercial/ Urban Growth Management South Medium Density Residential R-1/UGM Single Family Single Family Residential/ Residences Urban Growth Management East Medium Density Residential R-1/UGM Single Family Single Family Residential/ Residences Urban Growth Management Office Commercial C-P/EA/UGM Vacant Administrative and Professional Office/Expressway Area/Urban Growth Management Medium High Density Low Density R-2/UGM Multi-Family Residential/ Vacant Residential Urban Growth Management West Medium High Density AE-5/UGM Vacant Residential Five Acre Exclusive Agricultural/ Urban Growth Management Medium Density Residential R-1/UGM Vacant Single Family Residential/ Urban Growth Management INITIAL STUDY Environmental Assessment No. R-03-17/T-5141 Page 2 January 14, 2004 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 northwestern portion of the City of Fresno's adopted Sphere of Influence and Urban Boundary area and is planned for medium density residential uses by the Bullard Community Plan, updated in 2002, and the 2025 Fresno General Plan, adopted in 2002. Environmental documents for previous plan actions include Final EIR No. 10130(2025 Fresno General Plan). 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 2025 General Plan Urban Area Boundary and Sphere of Influence. Certification or approval of these environmental documents identified potentially significant adverse environmental impacts,appropriate mitigation measures,and findings of overriding considerations with respect to unavoidable significant impacts. The following impacts were identified by City Council Resolution No. 2002- 378 certifying Final EIR No. 10130 (2025 Fresno General Plan). 1. Transportation and Circulation 2. Air Quality 3. Preservation of Agricultural Land 4. Noise Resolution No. 2002-378 also contains a statement of overriding considerations for the above unavoidable significant effects. The benefits of implementing the 2025 Fresno General Plan outweigh unavoidable significant effects. 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 As a result of the San Joaquin Valley's climate and topography, the San Joaquin Valley Air Basin (SJVAB) is predisposed to poor air quality. High mountain ranges surrounding the Valley frequently create air layer inversions that prevent mixing of air masses. The large number of sunny days per year and high temperatures in the summer favor the formation of ozone. In the winter, inversions form that often trap particulate matter. INITIAL STUDY Environmental Assessment No. R-03-17TT-5141 Page 3 January 14, 2004 With respect to the Fresno area, the SJVAB has been classified as follows: • Ozone. Recently reclassified from "serious nonattainment" to "severe nonattainment" by the U.S. E.P.A. Classified as "severe nonattainment" by the State. • PM,o. Classified as"serious nonattainment"at the federal level. Classified as"nonattainment"by the State. • CO. Recently reclassified from "nonattainment"to "attainment" by th U.S. E.P.A. • NOz. Unclassified/Attainment at the federal level. Classified "attainment" at the State level. • SOz. Unclassified at the federal level. Classified "attainment" at the State level. • Sulfates. (No federal standard.) Classified "attainment" at the State level. • Lead. (No federal standard.) Classified "attainment" at the State level. • HzS. (No federal standard.) Unclassified by the State. • Visibility. (No federal standard.) Unclassified by the State. In response to the SJVAB's nonattainment status for Ozone and PM,o the San Joaquin Valley Air Pollution Control District (SJVAPCD) has adopted air quality attainment plans as required by State and federal regulations. Table VC-1 of MEIR No. 10130 lists the air quality attainment plans that have been adopted by the SJVAPCD. The SJVAB reclassification from "serious nonattainment" to "severe nonattainment" at the federal level requires the SJVAPCD to prepare a new attainment plan, due to the U.S. E.P.A. in mid-year of 2003, that demonstrates attainment by 2006. The new attainment plan will include more stringent permitting requirements and a greater level of control on stationary source emissions within the District. Failure to implement control measures may result in a loss of federal funding for highways and may require sanctions on stationary sources. As a result of the SJVAB's classification of"severe nonattainment"for ozone by the State, the valley is subject to the most stringent requirements in the California Clean Air Act. These include providing for a 5% per year reduction in nonattainment emissions,or including"every feasible measure"in the Air Quality Attainment Plan; establishing a permitting program that achieves a no-net-increase in stationary source emissions; developing strategies to reduce vehicle trips and miles traveled;increasing average vehicle ridership to 1.5 persons during commute hours;reducing population exposure to non-attainment pollutants by 25%;establishing best available retrofit control technology requirements for permitted sources; and developing indirect and area source programs. As stated in the current Air Quality Attainment Plan, it is SJVAPCD's strategy to implement multiple tactics or control measures. These measures are,in turn, implemented through the extensive collection of District rules, regulations and permitting requirements established by the SJVAPCD. The Air District has suggested that the URBEMIS 2001 computer model be used to project future air pollutant emissions that can be expected to be generated from vehicular traffic generated from the urban uses INITIAL STUDY Environmental Assessment No. R-03-17/T-5141 Page 4 January 14, 2004 developed on the project site. The computer model evaluated the following emissions: ROG(Reactive Organic Gasses), NOX(Nitrogen Oxides), CO(Carbon Monoxide), PM,()(Particulates)and SOX(Sulfur Oxides)which are summarized below. URBEMIS 2001 AIR QUALITY IMPACTS"" A#data in tons/year ROG NOX CO PM10 SOX Area Source Emissions 1.33 0.33 0.33 0.00 0.01 Operational Emissions 4.97 5.87 58.20 0.21 0.04 Totals 6.30 6.20 58.53 0.21 0.05 Level of Significance or 10 10 100 14.6 27.375 Requirements for Offset "Based on 144 single family residential units The URBEMIS 2001 model projections indicate that the proposed project will not exceed the threshold limits for the emissions listed. 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 Unified 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 addition, 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 2025 Fresno General Plan and the Bullard Community Plan major street design standards and bikeway plans provide for thorough distribution of alternative transportation improvements. 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 managementfees,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. Mit gation Measures 1. The proposed project shall implement and incorporate, as applicable, the air quality related mitigation measures as noted in the attached Project Specific Monitoring Checklist dated January 14, 2004. INITIAL STUDY Environmental Assessment No. R-03-17/T-5141 Page 5 January 14, 2004 2. The proposed project shall implement and incorporate, as applicable, the air quality related mitigation measures as identified in the attached Master Environmental Impact Report No. 10130-2025 Fresno General Plan Mitigation Monitoring Checklist dated January 14, 2004. 3.0—WATER Fresno is one of the largest cities in the United States still relying entirely on groundwater for its public water supply. While the aquifer exceeds a depth of 300 feet and is large enough to provide adequate quantities of safe drinking water to the metropolitan area well into the twenty-first century, groundwater degradation, increasingly stringent water quality regulations, as well as high consumptive use of water on a per capita basis (267 gallons per day per capita), have resulted in a decline in the total usable potable water supply. The City has indicated that groundwater wells, pump stations, recharge facilities, water treatment and distribution systems shall be expanded incrementally to mitigate increased water demands. The Fresno Metropolitan Water Resource Management Plan has been adopted and the accompanying Final EIR (SCH #95022029) certified. The purpose of the management plan is to provide safe, adequate, and dependable water supplies to meet the future needs of the metropolitan area in an economical manner;protect groundwater quality from further degradation and overdraft; and, provide a plan of reasonably implementable measures and facilities. In addition, the proposed project must contribute to the completion of the Fresno Metropolitan Flood Control District's master planned storm drainage facilities. Stormwater ponding basins provide significant opportunity to recharge groundwater with collected storm water run-off and surface water obtained from the Fresno Irrigation District and United States Bureau of Reclamation on the northern edge of the current urban limit boundary. The mitigation measures of MEIR No. 10130 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 2025 Fresno General Plan boundaries may necessitate utilization of treated surface water due to inadequate groundwater aquifer recharge capabilities. Implementation of the 2025 Fresno General Plan policies, the Water Resources Management Plan, and the applicable mitigation measures of approved environmental review documents will address the issues of providing an adequate, reliable, and sustainable water supply for the project's urban domestic and public safety consumptive purposes. The Water Division of the Public Utilities Department estimated that the proposed 144-lot single family subdivision will have an estimated peak water demand of 306 gallons per minute. An adequate source of water is available to serve the project with the implementation of the mitigation measures noted below. Mitigation Measures: 1. The proposed project shall implement and incorporate, as appropriate, the water related mitigation measures as identified in the attached Master Environmental Impact Report No. 10130- 2025 Fresno General Plan Mitigation Monitoring Checklist dated January 14, 2004. INITIAL STUDY Environmental Assessment No. R-03-17/T-5141 Page 6 January 14, 2004 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. 6.0—HUMAN HEALTH Aside from temporary dust generation during construction, the project is not expected to have any other impacts on human health. 7.0—NOISE The project site will be exposed to vehicle traffic noise due to its location adjacent to a planned expressway (West Herndon Avenue) along a portion of the northerly boundary of the tract and a planned superarterial (Grantland Diagonal) along the northerly and westerly boundaries of the tract. Expressways are typically developed with six lanes of travel (three in each direction), a median island, single or dual left turn lanes at intersections,and access is limited to intersections with major streets,approximately one every half-mile. They are designed to accommodate average vehicle daily trips of 56,000. Superarterials are typically developed with four to six lanes of travel (two to three in each direction), a median island, single or dual left turn lanes at intersections, and access is limited. They are designed to accommodate average vehicle daily trips of 45,000. The City of Fresno Noise Element of the General Plan identifies the maximum appropriate noise level exposure for outdoor activity areas to be 60 dB DNL, and for interior living areas a noise level exposure of not more than 45 dB DNL. Portions of the site are within a 65 decibel contour according to the Master Environmental Impact Report for the 2025 Fresno General Plan. This condition requires that an acoustical analysis for the project be submitted, evaluated,and accepted by the Planning and Development Department. The acoustical analysis performed by Brown-Buntin and Associates for the project found the noise levels to be substantial in a report dated May 7, 2003. The acoustical analysis.used the Federal Highway Administration (FHWA) Highway Traffic Noise Prediction Model in addition to field measurements at the project site. The outdoor noise level, without a sound attenuation wall, is expected to be 70.7 dB DNL at the approximate center of the nearest backyards along Grantland Diagonal. The study concludes that the construction of a twelve-foot solid wall, or approved combination of wall and berm, along the northwesterly boundary of the tract(specifically along the Grantland Diagonal Avenue alignment), is required to fully reduce the noise to acceptable levels. The solid wall barrier would reduce the exterior noise level to 59.6 dB at the first floor height. Indoor noise standards will be met with the construction of the sound walls and through building code requirements. Mitigation Measures 1. The proposed project shall implement and incorporate, as applicable, the noise related mitigation measures as noted in the attached Project Specific Monitoring Checklist dated January 14, 2004. 2. The proposed project shall implement and incorporate, as applicable, the noise related mitigation measures as identified in the attached Master Environmental Impact Report No. 10130-2025 Fresno General Plan Mitigation Monitoring Checklist dated January 14, 2004. INITIAL STUDY Environmental Assessment No. R-03-17/T-5141 Page 7 January 14, 2004 9.0—LAND USE The proposed rezone is consistent with the planned land use of both the 2025 Fresno General Plan and the Bullard Community Plan. Both plans designate the site for medium density residential land uses. Table 2 of the 2025 Fresno General Plan states that the R-1 zone district is consistent with the medium density residential land uses. It is also important to note that the planned use and proposed zone district 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. 10.0—TRANSPORTATION AND CIRCULATION; 10.1 Generation of Vehicular Traffic Sufficient to Cause Capacity Deficiencies The development of the project site with the proposed 144 single family residences, and the surrounding planned urban uses designated by the 2025 Fresno General Plan and Bullard Community Plan, will be required to complete the planned major street network in accordance with applicable development policies and standards including the Urban Growth Management program. Both plans designate North Polk Avenue as a collector street, North Grantland Diagonal as a superarterial street and West Herndon Avenue as an expressway. The city's public works development standards provide for superarterials to be developed with two to three lanes of travel in each direction separated by a median island. Superarterials also have limited access. Expressways are typically developed with six lanes of travel(three in each direction),a median island, single or dual left turn lanes at intersections, and access is limited to intersections with major streets, approximately one every half-mile. They are designed to accommodate average vehicle daily trips of 56,000. All street standards provide for a widened pavement width at major street intersections to allow for exclusive left-turn and right-turn lanes as well as bus bays or turnouts. The Master Environmental Impact Report (MEIR) No. 10130 prepared for the 2025 Fresno General Plan (incorporated herein by reference) utilized macro-level traffic analysis techniques to examine the traffic flow level of service (LOS)for major street segments that would occur in the year 2025. This analysis utilized the unadjusted COG traffic model projected traffic volumes and the Florida Tables,which are an accepted national tabular standard of the Highway Capacity Manual(HCM)methodology. LOS is a characterization of a street's traffic flow operations that range from an LOS of A (reflecting a very low traffic volume with no travel delay) to an LOS of F (reflecting a very high traffic volume with substantial congestion and travel delay). Traffic capacity deficiencies are predicted to occur within the extended area surrounding the project site, particularly along Herndon Avenue. A substantial proportion of these street deficiencies are the result of land use decisions, development practices and public perceptions that have affected land use distribution throughout the region. These factors also include state planning mandates such as the need to accommodate projected population growth consistent with State planning law including the housing element mandates (California Government Code Sections 65583 through 65895.5). These decisions include the practice of segregating residential, commercial and industrial land uses so that industrial and other employment intensive uses were located in the southern portion of the metropolitan area,while predominantly residential uses were located in the middle and northern sectors. Large employment intensive uses attract trips from throughout the region and thus might facilitate the use of public transportation or other alternatives to the use of the private vehicle. However, It is 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 INITIAL STUDY Environmental Assessment No. R-03-17[T-5141 Page 8 January 14, 2004 capacity or other transportation systems. Widely dispersed semi-urban or rural residential developments occurring beyond the Fresno Metropolitan Area are poorly suited for alternative forms of public transportation and typically would not contribute to the construction of additional major street capacity. The traffic analysis prepared for the 2025 Fresno General Plan and the associated Master Environmental Impact Report(MEIR)No. 10130 utilized the Fresno County Peak Hour Travel Model of the Council of Fresno County Council of Governments (COG)to project average daily vehicle trip (ADT)volumes on major streets. With development of the project site and surrounding planned urban uses designated by the general plan through the year 2025, projected ADT volumes of 31,840± on Grantland Diagonal, 65,000± on Herndon Avenue and 5,450±on North Polk Avenue can be anticipated. With anticipated improvements completed by the development of planned land uses as required by city standards and policies,these streets are expected to ultimately function with a level of service (LOS) of C on both Polk Avenue and Grantland Diagonal in this area. West Herndon Avenue between the planned Grantland Diagonal and Milburn Avenue will function at a LOS C and D with construction of ultimate mitigation measures. The City of Fresno has endorsed, by general plan policy, a LOS of D as the preferable standard. Because some of the immediately surrounding area (primarily to the east and west) is not developed, the planned major street and intersection improvements have not yet been completed as required by adopted plans, policies and development standards. However, the proposed project as well as other urban land uses developed as planned by the 2025 Fresno General Plan will be required to construct the planned major street system consistent with the public facility and service delivery requirements of the Urban Growth Management Program. In addition, the developer of this project, in accordance with the mitigation measures of Master Environmental Impact Report (No. 10130) which was certified by the Council with the adoption of the 2025 Fresno General Plan, will be required to pay impact fees specific to the traffic signalization of the major street intersections. The California Department of Transportation (Caltrans), District 6, Office of Intergovernmental Relations has asserted that new development within the Bullard Community Plan contributes a substantial number of additional vehicle trips during the peak hour traffic periods(7:00 am to 9:00 am and 4:00 pm to 6:00 pm)which will impact the State Route (SR)99 interchange at Herndon Avenue. Caltrans estimates that a development of this size could generate 52.36 vehicle trips to this interchange during peak travel times. It is recommended by Caltrans that this project contribute its proportional share for improvements to the affected interchange. Although the proposed project will marginally contribute to the peak capacity deficiencies of the freeway system, major freeway improvements are the responsibility of Caltrans and any fee related assessments imposed by Caltrans must comply with applicable legal parameters. The City has not recommended that this state facility traffic impact fee be imposed as a condition of project approval, as it is not evident that Caltrans has accurately documented a project description and cost, a reliable estimate of funding sources, a justifiable nexus or connection between the project and the need for the state facility improvements, and the reasonable proportionality of the project's share of the improvement costs that are 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. 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 INITIAL STUDY Environmental Assessment No. R-03-17/T-5141 Page 9 January 14, 2004 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. It is also noted that the City of Fresno's staff has met with Caltrans representatives to review citywide impacts on State facilities; the CEQA process; and the legal requirements for determining the nexus (demonstration of the direct relationship between the project and the potential impact) and the proportionality (fair share contribution towards mitigating the impact) required by State law. While the Caltrans representatives have previously assured the City that Caltrans legal staff would provide evidence of compliance with State statutes, no response has been received to date by the City of Fresno. However, in response to these discussions, a partnership in planning grant was obtained through which the City of Fresno and Caltrans will participate with other jurisdictions to complete a freeway deficiency study. This study will detail the traffic impacts anticipated to occur to freeway facilities within the greater Fresno-Madera- Clovis Metropolitan Area. This study will focus upon facilities identified to be most impacted by the projected increases in traffic; identification of the sources of the vehicle traffic within the greater metropolitan area; and the improvements necessary to provide adequate vehicular capacity. Findings from this study may allow proportionate traffic impact fees to be legally implemented by the cities of Fresno and Clovis as well as the County of Fresno upon adoption by the respective jurisdictions. In order to alleviate the impact of this project upon the City of Fresno's street system and to provide for a smooth flow of traffic to and from the project, the property owner/developer will be required to dedicate a portion of the subject sites for street purposes in accordance with adopted plans and policies such as the Major Street and Highway Plan, the Circulation Element of the General Plan, an Official Plan Line, a Director's Determination, or a local street public improvement standard as determined by the Director. Each development must also construct a portion of the planned major street system, including off-site extensions as required by Urban Growth Management Policies. In addition, the residents of the proposed project will contribute to the construction of state highway facilities and regionally significant streets through the Measure "C" local transportation sales tax program. Mitigation Measures 1. The proposed project shall implement and incorporate,as applicable,the traffic and circulation related mitigation measures as noted in the attached Project Specific Monitoring Checklist dated January 14, 2004. 2. The proposed project shall implement and incorporate,as applicable,the traffic and circulation related mitigation measures as identified in the attached Master Environmental Impact Report No. 10130- 2025 Fresno General Plan Mitigation Monitoring Checklist dated January 14, 2004. INITIAL STUDY Environmental Assessment No. R-03-17/T-5141 Page 10 January 14, 2004 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 within three miles of City of Fresno Fire Station No. 14. 11.4–Overcrowding of School Facilities The project site is served by the Central Unified School District and is presently within the attendance boundaries of River Bluff Elementary School, Rio Vista Middle School and Central High School, East and West campuses. 11.6-Availability of Sewer Lines of Adequate Capacity The Public Utilities Department has determined that the nearest available sewer mains are located in West Menlo and West Wathen Avenues. No service from the sewer main in North Grantland Avenue (diagonal alignment)is allowed. Adequate sanitary sewer service is available to serve the project,subject to the Vesting Tentative Tract Map No. 5141/UGM Conditions of Approval dated February 4, 2004. Mitigation Measures 1. The proposed project shall implement and incorporate, as applicable; the sewer related mitigation measures as identified in the attached Master Environmental Impact Report No. 10130-2025 Fresno General Plan Mitigation Monitoring Checklist dated January 14, 2004. 11.7–Availability of Storm Water Drainage Facilities On or Off Site In order to avoid or reduce the discharge of pollutants into the storm water sewer system, the U.S. Environmental Protection Agency requires that a Notice of Intent for a general National Pollutant Discharge Elimination System permit be filed for a variety of industrial uses and for any construction site of 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. 14.0-HISTORICAL/ARCHAEOLOGICAL There are no adjacent historical or archaeological sites. To ensure that any possible sites will be protected, the following conditions have been added to this special permit approval: 1. If archaeological and/or animal fossil material is encountered during project surveying, grading, excavating, or construction, work shall stop immediately. 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 INITIAL STUDY Environmental Assessment No. R-03-17/T-5141 Page 11 January 14, 2004 site shall be formally recorded, and recommendations made to the City as to any further site investigation or site avoidance/preservation. 3. If animal fossils are uncovered, the Museum of Paleontology at U.C. Berkeley shall be contacted to obtain a referral list of recognized paleontologists. An assessment shall be conducted by a paleontologist and,if the paleontologist determines the material to be significant, it shall be preserved. DETERMINATION 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 requirements. Pursuant to Section 15070 of the California Environmental Quality Act(CEQA) Guidelines, it is further determined that there is no substantial evidence in the record that the proposed project may have a significant effect on the environment. This is based upon the mitigation measures required as conditions of 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. SAC:K:\Master Files-2003\'REZONE\R-03-017-T-5141-Herndon Grantland Tract-SAC\R-03-17-T-5141-InitialStudy.wpd O c N m ° a a a a ° _Z 0 0 0 0 3 cu CL V o > > > > cCo CD .2t 0 c ° .r d 2 >, W 'oco0 c c c c c c c c c m E cu o E m a) ca 0 c6 0 0 0 c CL 4) c �r cu c c C c N > a0i N c cCC O_ C °- C a cu cu as > 0U) 0 � a0 a0 a0 a00 �? c � . cOC� U V C U C U C ° ° m ° °CL CL o > E 7 a� 0 O O N p al E a CLO 0 O L o L E a 0 _0 .1--•" N C C C C C C L c a L OcC L C O cu L ON L +. 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J W c m e > > > r aLL � Ea) amaEa) a a a I. 0 w c o-t c w o w 0 0 rn LD 0 O W > a a= m > ma a= a= a= a Z a. UU 0 CL00 0D UD a 3 ; _� cl W V _� Wf- .r Z `Z LJ m 0 � Q .N 2W c 0) (M 0) 0) CL2 O O O O O wu pCL a IL .j s 2 Id. Li y c N N 'a N O O 7+ C N N O - W a) c m m Zw. c c Z E = c a) � �' z U Z -C � ' ami ai y mem mini � a� ° E m = ami U W Q o c y as oS a c � m 0 o o`a m d w m c � ac � 2- o 0 cL m c � p ` Cc m Z 0 c E m "M U c m y a E m C m 0 3 N d a H U a m Q Lu o Cc y y oar � •a � o f a3 E o O c 2a �... W G v � � 2c�to maaQ � a> 'a m � N3:aU (D cm ZLL :� a: � my � � c Eom � � ; m v = mmL � � 11! 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