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HomeMy WebLinkAboutT-5284 - Report - 8/2/2005 (2) ciyPot, REPORT TO THE CITY ( FINAL MAP CHECKLIST TRA CT NO. 5284/uGM June 29, 2004 PHASE I OF VESTING TENTATIVE TRACT NO. 5280 ROM: NICK P. YOVINO, Director ucrnnwcrvi unc� Planning and Development Department CITYMANAGER BY: DARRELL UNRUH Planning Manage Planning Division 0 SUBJECT: CONSIDERATION OF REZONE APPLICATION NO. R-04-02AND ENVIRONMENTAL FINDING FOR ENVIRONMENTAL ASSESSMENT NO. R-04- RECOMMENDATION -04RECOMMENDATION Staff recommends the City Council take the following action: 1. APPROVE the finding of a Mitigated Negative Declaration for Environmental Assessment No. R-04-02/ T-5284 dated May 12, 2004. 2. APPROVE Rezone Application No.R-04-02 to rezone the subject property from the AE-5/UGM (Exclusive Five Acre Agriculture/Urban Growth Management) zone district to the R-1/UGM (Single Family Residential/Urban Growth Management) zone district. EXECUTIVE SUMMARY Rezone Application No. R-04-02 proposes to change the zone district from the AE-5/UGM (Exclusive Five Acre Agriculture/Urban Growth Management)zone district to the R-1/UGM (Single Family Residential/Urban Growth Management) zone district for approximately 42 acres of property located on the northeast corner of West McKinley and North Polk Avenues. The applicant, Quad Knopf,on behalf of DS Ventures, has also filed Vesting entative Tract Map No. 5284/UGM proposing to subdivide the subject property into a 179-lot single family residential subdivision at an overall density of 4.3 units per acre. The vesting tentative tract map was approved by the Planning Commission and no appeals were received;therefore, the Planning Commission's action on the tentative tract map is final. The Planning Commission also took action to recommend approval of the rezone application and environmental assessment. The applications will bring the zoning and uses forthe property into conformance with the 2025 Fresno General Plan and the West Area Community Plan. PROJECT INFORMATION PROJECT A 179-lot single-family residential subdivision on approximately 42 acres(gross)of property to be developed at an overall density of 4.3 dwelling units per acre APPLICANT DS Ventures (Engineer: Quad Knopf) LOCATION Northeast corner of West McKinley and North Polk Avenues (Council District 3, Councilmember Sterling) SITE SIZE 42 acres LAND USE Existing -Vacant Proposed - Single Family Residential ZONING Existing: AE-5/UGM (Exclusive Five Acre Agriculture/Urban Growth Management) Proposed: R-1/UGM . (Single Family Residential/Urban Growth Management) s REPORT TO THE CITY COUNCIL Rezone Application No. R-04-02 June 29, 2004 Page 3 ENVIRONMENTAL FINDING The initial study prepared for Environmental Assessment No.R-04-02/T-5284 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 May 12, 2004. This environmental finding was properly noticed with no comments filed within the 20-day review and comment period. BACKGROUND/ANALYSIS The applicant, Quad Knopf, on behalf of DS Ventures, has filed Rezone Application No. R-04-02 and Vesting Tentative Tract Map No. 5284/UGM for 42 acres of property located on the northeast comer of West McKinley and North Polk Avenues. The rezone application proposes to rezone the subject property from the AE-5/UGM (Exclusive Five Acre Agriculture/Urban Growth Management) zone district to the R-1/UGM (Single Family Residential/Urban Growth Management)zone district. Vesting Tentative Tract Map No. T-5284/UGM proposes to subdivide the entire 42 acre site into a 179-lot single family residential subdivision at a density of 4.3 dwelling units per acre. On November 19, 2002, the City Council, through Resolution No. 2002-379, adopted the 2025 Fresno General Plan which also adopted the West Area Community Plan. The West Area Community Plan designates the subject property for low (0.0-2.18 dwelling units per acre), medium (4.99-10.37 dwelling units per acre) and medium high(10.38-18.15 dwelling units per acre)density residential land uses. The applicant wishes to pursue development of the subject property with 179 single family homes. The requested R-1/UGM zone district is considered consistent with the residential planned uses contingent upon the development of the property in accordance with the Tentative Tract Map No. 5284. The proposed development with an average density of 4.3 dwelling units pre acre demonstrates that the project site will be developed within the overall range of dwelling units anticipated by the 2025 Fresno General Plan and West Area Community Plan as provided by Fresno Municipal Code Section 12-403-8-2. Surrounding land uses are characterized by vacant,agriculture and rural residences to the north,south,west and east. Access to the subject site will be from North Polk, North Cornelia and West McKinley Avenues, which are all major (arterial and collector) streets. 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, North Comelia and West McKinley Avenues. Fresno City Planning Commission Review On June 2, 2004,.the Fresno City Planning Commission reviewed the proposed project and took action to unanimously recommend approval of the rezone application. The Planning Commission also unanimously approved the vesting tentative tract map. No appeal has been received regarding the tract map; therefore, the commission's action on the tract map application is final. 0 REPORT TO THE CITY COUNCIL Rezone Application No. R-04-02 June 29, 2004 Page 5 The proposed future development of a 179-lot single family residential subdivision on the 42-acre project site can be expected to generate an average of 1,778 vehicle trips per day(VTD). Of these vehicle trips, it is projected that 135 will occur during the morning (7:00 to 9:00 a.m.) peak.hour travel period and 181 will occur during the evening (4:00 to 6:00 p.m.)period hour travel period. A modest proportion of these projected trips are expected to access State Route 99. The.information for the projected trips is from a traffic analysis prepared by Peters Engineering Group, in their report dated.April 19, 2004. The, report also identified several recommended mitigation measures for the proposed Tract 5284 which the-City of Fresno has incorporated into this analysis.' These measures include the requirement for the construction of a 300-foot southbound left-tum pocket at the intersection.of West McKinley and North Polk Avenues. In addition, upon completion of the project, traffic signal warrants shall be analyzed at the intersection of Polk and McKinley Avenues. If the intersections meets warrants for signaiization, the developer shall install the signal per city standards.- The project traffic study further indicates that the majority of the peak hour vehicle trips are expected to utilize Polk and-.Cornelia Avenues to the north and south of the project site, and McKinley Avenue to the east. Because much of the immediately surrounding area (westerly portion of the City of Fresno Sphere of Influence) 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. California Department.of Transportation (Caltrans) The.Califomia Department.of Transportation (Caltrans), District 6, Office of Intergovernmental Relations has commented that development of the proposed residences will result in additional vehicle trips during the peak hour traffic periods which will impact the State Route(SR)99 interchange at McKinley and Clinton Avenues. The Caltrans letter further indicates that improvements to the McKinley Avenue interchange, such as traffic control signalization of the ramp intersections and adding tum lanes, are:anticipated in the future. It is recommended by Caltrans that a traffic impact study be prepared."in order to assess the project-related impacts to the State Highway System and the pro-rata share towards area-wide circulation improvements." 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 staff has not recommended that a 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 its 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. The city's conclusion has been 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 REPORT TO THE CITY COUNCIL Rezone Application No. R-04-02 June 29, 2004 Page 7 impacts. These factors have been evaluated as described above and by the accompanying environmental assessment. Upon consideration of this evaluation, it can be concluded that the proposed Rezone Application No. R-04-02 is appropriate for the project site. KAMaster Files-2004\'REZONE\R-04-002-T-5284-McKinley-Polk-SAC\R-04-02-T-5284-RCC.wpd Attachments: Vicinity Map Vesting Tentative Tract Map No. 5284/UGM dated May 7, 2004 Letter from Caltrans dated March 18, 2004 Environmental Assessment No. R-04-02/T-5284 (finding of a Mitigated Negative Declaration), issued on May 12, 2004 Planning Commission Resolution Nos. 12029 and 12030 Ordinance Bill �s I a$ Ek a i; �y7 �y i ! g f l Tnwt In vE� `Y12'I 00 @HIXOK Lj i 11131 MY! Fuj 11 crA, cy3 f - 6 4 W. ed et E `a IZ 6 f _ 1L, .—• ■� � � `-' � 3 K9 all I I ! S I 1 �a° _a'f, 6j all z L•s o_ n mac_ �J �'� $ pe • y� Y � (-.e -sY- x -w- a1 u� � x I M lit B�a qY! ! �ila f gg g i ^p it —Yfwan�s uoKK a9 I l j !! Cg ( w I g d�ill6 1 ��3� ■C��3� �a \ s I ' f f\I I ' ��'! y! I i !g y dffl y@yCppp YYi 1 5[�. �7 @SEtlO� 3se3F e a rl 211 l 9Ad XIOJ HI III A tL I I STATE OF CALIFORNIA—BUSINESS TRANSPORTATION AND HOUSING AGENCY ARNOLD SCHWARZENEGGER Governor DEPARTMENT OF TRANSPORTATION 1352 WEST OLIVE AVENUE P.O.BOX 12616 1A FRESNO,CA 93778-2616 PHONE (559)445-6666 FAX 559 488-4088 energy Flesyourpower% ( ) Be enerefficient. TTY (559)488-4066 ou � ' March 18, 2004 2131-IGR/CEQA L:�lELOP1A�Pr'fi©EpAR i 1��q'P CiTYOFFr 6 ESNC7 -FRE-99-23.8+/- R-04-02 & T-5284 DS VENTURES Ms. Sandra Brock City of Fresno Development Department 2600 Fresno Street Fresno, CA 93721 Dear Ms. Brock: We have completed our review of the tract map.,for,the proposed 197-lot single-family residential development located on the northeast corner of West McKinley and North Polk- Avenues, olkAvenues, situated approximately.3 0 miles west of State Route'(SR) 99. Caltrans has the following comments: It is estimated that this development would likely generate approximately 197 trips during the PM peak hour. It is further estimated that a portion of the generated trips would impact the SR 99 interchanges at McKinley and Clinton Avenues. The McKinley Avenue interchange is expected to require future improvements such as signalizing the ramp intersections and adding turn lanes. It is Caltrans' understanding that the 2025 General Plan MEIR requires projects that will produce 100 or more peak-hour trips (as this project will) to evaluate the project's contribution to increased peak-hour vehicle delay at major street intersections adjacent or proximate to the project site (Mitigation Measure B-4). Will the City require a traffic study for this proposal? Caltrans recommends that the applicant conduct a Traffic Impact Study (TIS) in order to assess the project-related impacts to the State Highway System and the pro-rata fair. share towards area-wide circulation improvements. As per the City's policy (Mitigation Measure B-4), please have the preparer of the'traffic study reference the Caltrans Guide for the Preparation of Traffic Impact Studies, dated December 2002, and send the scope of the TIS to Caltrans before the traffic study is conducted. Caltrans Guide, while advisory, contains Best Practices and Dves insight into Caltransexpectations when reviewing a traffic study. If the traffic consultant has any issues-or concerns regarding the use of the Guide or its interpretation, please contact us so resolution can be reached. Caltrans is available to discuss the scope of the traffic study at the City's convenience. "Caltrans improves mobility across California" ■ ATTACHMENT NUMBER 1 CALTRANS RECOMMENDATIONS FOR TRANSPORTATION ALTERNATIVES' Ongoing development throughout the City of Fresno, including this project, will make traffic operations significantly worse by adding considerably to delay and congestion. Transit alternatives can help reduce congestion and delay and reduce overall degradation of air quality and gridlocked intersections. The City of Fresno should focus on ways to eliminate trips in addition to enhancing capacity. Transportation alternatives the City should consider include 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. 6. Exploring the potential for linking the purchase of a monthly transit pass with new residential development as partial mitigation for congestion and air quality impacts, and to ensure the long term viability of public transportation. CITY OF FRESNO MITIGATED NEGATIVE DECLARATION RECEIVED Initial Study is on file in the Planning and Environmental 200 MAY 12 Ali 11: 12 Development Department, City Hall Assessment Number: CITY CLERK, FRESNO 2600 Fresno Street, Fresno, California 93721 R-04-02/T-5284 559 621-8277 APPLICANT: Quad Knopf Assessor's 8405 North Fresno Street Parcel Numbers: Fresno, California 93720 312-280-19, 26, 30 PROJECT DESCRIPTION AND LOCATION: Rezone Application No. R-04- Filed with: 02 and Vesting Tentative Tract Map No. T-5284, filed by Quad Knopf, on REBECCA E. KLISCH, City Clerk behalf of DS Ventures, pertain to 42 acres of property located at the 2nd Floor- City Hall northeast corner of North Polk and West McKinley Avenues. The rezone 2600 Fresno Street application proposes to rezone the subject property from the AE-5/UGM Fresno, California 93721-3603 (Exclusive Five Acre Agriculture/Urban Growth Management)zone district to the R-1/UGM (Single Family Residential/Urban Growth Management) zone district. Vesting Tentative Tract Map No.T-5284/UGM proposes to subdivide the entire 42 acre site into a 179-lot single family residential subdivision at a density of 4.3 dwelling units per acre. 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 by this project toward such a cumulative effect is not considered substantial in itself. The proposed project is not expected to result in any significant adverse effects in terms of the factors considered on the environmental checklist, including any such factors for which minor effects have been identified. Cumulative effects of a significant nature are also not expected. The proposed project will not result in any adverse effects which fall within the "Mandatory Findings of Significance"contained in Section 15065 of the State CEQA Guidelines. The finding is therefore made that the proposed projectwill 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: May 12, 2004 DARRELL UNRUH, Planning Manager PLANNING AND DEVELOPMENT DEPARTMENT ENVIRONMENTAL ASSESSMENT (EA) CHECKLIST ' POTENTIAL ENVIRONMENTAL EFFECTS EA No. R-04-Wir--5284 1.0 TOPOGRAPHIC, SOIL, GEOLOGIC 11.0 URBAN SERVICES CONSIDERATIONS 1 11.1 Availability of fire protection 1.1 Geologic hazards, unstable soil conditions 1 11.2 Lack of emergency vehicle access 1.2 Adverse change in topography or ground surface relief 1 11.3 Adequacy of design for crime prevention 1 1.3 Destruction of unique geologic or physical features 1 11.4 Overcrowding of school facilities 1 1.4 Increased water erosion 1 11.5 Availability of water mains of adequate size 1 11.6 Availability of sewer lines of adequate capacity 2_0 AIR QUALITY 1 11.7 Availability of storm water drainage facilities(on or off 2 2.1 Substantial indirect source of pollution site) 1 2.2 Direct on-site pollution generation 1 11.8 Availability of adequate park and recreation areas 1 2.3 Generation of objectionable odors 1 11.9 Unusually high solid waste generation 1 2.4 Generation of dust except during construction 1 2.5 Adverse local climatic changes 12.0 HAZARDS 1 12.1 Risk of explosion or release of hazardous substances 3.0 WATER 1 12.2 Site subject to flooding 1 3.1 Insufficient ground water available for long-term project 1 12.3 Adverse change in course of flow of flood waters use 1 12.4 Potential hazards from aircraft accidents 1 3.2 Use of large quantities of ground water 1 12.5 Potential hazards from landfill and/or toxic waste sites 1 3.3 Wasteful use of ground water 1 3.4 Pollution of surface or ground water supplies 13.0 AESTHETICS 1 3.5 Reduction in ground water recharge 1 13.1 Obstruction to public or scenic vista or view 1 13.2 Creation of aesthetically offensive conditions 4_0 PLANT LIFE 1 13.3 Removal of street trees or other valuable vegetation 1 4.1 Reduction of the numbers of any unique, rare or 1 13.4 Architectural incompatibility with surrounding area endangered species 1 4.2 Reduction in acreage of agricultural crop 14.0 HISTORICAL/ARCHAEOLOGICAL 1 4.3 Premature or unnecessary conversion of prime 1 14.1 Removal of historic building, disruption of agricultural land archaeological site 1 14.2 Construction or activity incompatible with adjacent 5.0 ANIMAL LIFE historic site 1 5.1 Reduction in the numbers of any rare, unique or endangered species 15.0 ENERGY 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 1 7.1 Increases in existing noise levels EXPLANATION OF RATINGS 1 7.2 Exposure to high noise levels "0" Insufficient Information 8_0 LIGHT AND GLARE Insufficient information is available to determine the potential 1 8.1 Production of glare which will adversely affect residential environmental effects which may result from the proposed areas project in this category. 1 8.2 Exposure of residences to high levels of glare "1" No Significant Environmental Effect The proposed project will not have an adverse environmental 9_0 LAND USE effect in this category, or any such effect is not substantially 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. INITIAL STUDY Environmental Assessment No. R-04-02/T-5284 PROJECT DESCRIPTION Rezone Application No. R-04-02 and Vesting Tentative Tract Map No. T-5284, filed by Quad Knopf, on behalf of DS Ventures, pertain to 42 acres of property located at the northeast corner of North Polk and West McKinley Avenues. The rezone application proposes to rezone the subject property from the AE-5/UGM (Exclusive Five Acre Agriculture/Urban Growth Management) zone district to the R-1/UGM (Single Family Residential/Urban Growth Management) zone district. Vesting Tentative Tract Map No. T-5284/UGM proposes to subdivide the entire 42 acre site into a 179-lot single family residential subdivision at a density of 4.3 dwelling units per acre. Bordering Prooerty Information NK Planned Land Use Existing Zoning Existing Use North Low Density Residential R-R Rural Residential Rural Residential (Fresno County) South Neighborhood Commercial C-11UGM/cz Vacant Neighborhood Commercial/ Urban Growth Management conditions of zoning Public Facility-Middle School R-1/UGM/cz Rural Residential Single Family ResidentiaU Urban Growth Management/ conditions of zoning AE-5/UGM Exclusive Five Acre Agriculture/ Urban Growth Management Open Space-Ponding Basin AE-5/UGM Vacant Exclusive Five Acre Agriculture/ Urban Growth Management East Medium Density Residential R-1/UGM Single Family Residential Single Family Residential/ Urban Growth Management Low Density Residential R-R Rural Residential Rural Residential (Fresno County) West Medium Density Residential R-R Rural Residential Rural Residential (Fresno County) Public Facility-Middle School R-R Rural Residential Rural Residential Fresno Count The project area is located within the westernmost portion of the City of Fresno's adopted Sphere of Influence and Urban Boundary area, and is currently planned for low(0.0-2.18 dwelling units per acre), medium (4.99- 10.37 dwelling units per acre) and medium high (10.38-18.15 dwelling units per acre) density residential land uses by the West Area Community Plan, adopted in 2002, and the 2025 Fresno General Plan, also 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 ` INITIAL STUDY Environmental Assessment No. R-04-02/T-5284 Page 3 May 12, 2004 In addition, Resolution No. 2002-378, also identifies the following unavoidable significant impacts and statement of overriding considerations for these impacts: 1. Transportation and Circulation-The vehicular traffic level of service (LOS) of E and F projected for segments of the Herndon Avenue Expressway and other identified major street segments are considered a significant and unavoidable adverse impact which can not be completely mitigated. Furthermore, there are no reasonable mitigation measures available to only the City of Fresno which would reduce this impact to a less than significant level while allowing for the implementation of other appropriate alternative transportation facilities. 2. Air Quality-The adverse air quality impacts associated with the myriad of activities associated with the long range general plan for the Fresno Metropolitan area can be expected to be significant and unavoidable, and can not be completely mitigated. Furthermore, there are no reasonable mitigation measures available only to the City of Fresno which would assure the reduction of air quality impacts to a less than significant level. In order to provide a suitable living environment within the metropolitan area, the plan strives to facilitate expanded economic growth that will support increased employment opportunities. 3. Preservation of Agricultural Land-The conversion of agricultural land to urban uses within the planned boundary to accommodate the projected population and employment growth of the 2025 Fresno General Plan is a significant and unavoidable adverse impact, which can not be completely mitigated. Furthermore, there are no reasonable mitigation measures available only to the City of Fresno which would assure the reduction of impacts upon agricultural land within the planned urban area to a less than significant level,while also allowing for prudently planned development to accommodate projected population and employment growth. 4. Noise-The innumerable activities associated with urban living environments typically generate noise that contribute to the ambient noise levels that occur within the community. The MEIR identifies numerous mitigation measures intended to reduce the impact of increased noise upon sensitive land uses. The 2025 Fresno General Plan, as the project, also specifies numerous general plan goals and implementing objectives and policies directed to reducing exposure to excessive noise levels. However, sufficient mitigation measures are not reasonably available only to the City of Fresno,which would assure the reduction of noise impacts to less than a significant level. In addition to MEIR No. 10130, other environmental documents have been certified for major public facilities to accommodate population growth and urban development including Final EIR No. 10118 (Fresno/Clovis Regional Wastewater Treatment and Reclamation Facility Capacity Expansion) and Final EIR No. SCH 95022029(Fresno Metropolitan Water Resources Management Plan). There environmental impact analyses and conclusions, together with supporting technical studies, further address the impacts of population growth and the necessary public facility capacity expansion associated with the urban development that will accommodate the growth projected by the 2025 Fresno General Plan. To the extent that these referenced environmental impact analyses, conclusions, findings and mitigation measures are applicable to the subject project they are incorporated herein by reference, pursuant to CEQA Guidelines Section 15150. 1.0—TOPOGRAPHIC SOIL GEOLOGIC CONSIDERATIONS There are no geologic hazards or unstable soil conditions known to exist on the project site. 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. INITIAL STUDY Environmental Assessment No. R-04-02/T-5284 Page 5 May 12, 2004 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 2002 computer model be used to project future air pollutant emissions that can be expected to be generated from vehicular traffic generated from the urban uses developed on the project site. The computer model evaluated the following emissions: ROG(Reactive Organic Gasses),NOX(Nitrogen Oxides), CO(Carbon Monoxide), PM,o(Particulates)and SOX(Sulfur Oxides)which are summarized below. URBEMIS 2002 AIR QUALITY IMPACTS** All data in tons/year ROG NOX CO PM10 SOX Area Source Emissions 2.28 0.51 5.36 0.82 0.02 Operational Emissions 4.54 6.24 56.79 4.02 0.04 Totals 6.82 6.75 62.15 4.90 0.06 Level of Significance or 10 10 100 14.6 27.375 Requirements for Offset "Based on 179 single family dwelling units The URBEMIS 2002 model projections indicate that the proposed project will not exceed the threshold limits for the emissions listed. This particular analysis included the prohibition of wood burning devices. It also included the mitigation measures which are listed below. 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. To provide continuous travel, bike lanes are also required on North Polk and West McKinley Avenues. Other mitigation measures in addition to the required bike lanes are required sidewalks and pedestrian paths, pedestrian connections, lighting and other safety features for. pedestrians and cyclists, street lighting and appropriate signage and signalization that will promote pedestrian and other modes of transportation. These will be implemented through the conditions of approval for any future subdivision map for single family residential development. The 2025 Fresno General Plan and the West Area 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 management fees,frequently located in conjunction with an elementary school site that facilitate related ' INITIAL STUDY Environmental Assessment No. R-04-02/T-5284 Page 7 May 12, 2004 7.0-NOISE The project site will be exposed to vehicle traffic noise due to its location adjacent to two planned arterial major streets (West McKinley and North Polk Avenues) and a planned collector major street (North Cornelia Avenue). Arterial streets are typically developed with four to six travel lanes (two or three in each direction) and a center median island with single or dual left turn lanes at intersections. Arterial streets have the capacity to accommodate average daily vehicle trips of 36,000,and collector streets can accommodate average vehicle daily trips of 24,000, although projected daily traffic volumes are substantially less than these maximum capacities. Implementation of applicable development policies and zone district standards provide for the substantial reduction of traffic generated noise. Where single family residential lots are proposed to back onto arterial streets, a twenty-foot landscaped area from the edge of the street pavement to a block wall barrier (not less than six feet in height) is required. Where single family residential lots are proposed to back onto collector streets,a ten-foot landscaped area from the edge of the street pavement to a block wall barrier(not less than six feet in height) is required. Confirmation of compliance with the City's noise element standards for residential environments will be assured with the final project design and a noise calculation analysis. Typically the implementation of these design measures assure compliance with the City's noise element standards of 45 dBA Ldn, or less, interior noise and 60 dBA Ldn, or less, exterior noise exposure. 9.0—LAND USE The proposed rezone is consistent with the planned land use of both the 2025 Fresno General Plan and the West Area Community Plan. Both plans designate the site for low(0.0-2.18 dwelling units per acre), medium (4.99-10.37 dwelling units per acre)and medium high(10.38-18.15 dwelling units per acre)density residential land uses. The applicant wishes to pursue development of the subject property with 179 single family homes. The requested R-1/UGM zone district is considered consistent with the residential planned uses contingent upon the development of the property in accordance with the Tentative Tract Map No. 5284. The proposed development with an average density of 4.3 dwelling units pre acre demonstrates that the project site will be developed within the overall range of dwelling units anticipated by the 2025 Fresno General Plan and West Area Community Plan as provided by Fresno Municipal Code Section 12-403-B-2. 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 The development of the project site with 179 single family residences,and the surrounding planned urban uses designated by the 2025 Fresno General Plan and West Area 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. West McKinley and North Polk Avenues are designated arterial streets and North Cornelia Avenue is a designated collector street by the general plan. The city's public works development standards provide for the arterial streets to be development with two to three travel lanes in each direction separated by a median island to control left-turn and crossing vehicular movements. Collector streets are typically developed with a total of two to four lanes without a median island although in some locations with a continuous left-turn lane. Both collector and arterial 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. s i INITIAL STUDY Environmental Assessment No. R-04-02/T-5284 Page 9 May 12, 2004 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. 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, upon submittal and approval of a development plan, a portion of the subject site 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. Every development must also construct a portion of the planned major street system, including off-site extensions as required by Urban Growth Management Policies. In addition, the residents of the proposed project will contribute to the construction of state highway facilities and regionally significant streets through the Measure "C" local transportation sales tax program. These and other street plans are the product of careful planning that projects traffic capacity needs based on the densities and irltensities of.planned land uses anticipated at build-out of the planned area. These streets will provide adequate access to and recognize the traffic generating characteristics of individual properties and, at the same time, afford the community an adequate and efficient circulation system. 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 May 12, 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 May 12,' 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 approximately two miles from City of Fresno Fire Station No. 16. 11.6—Availability of Sewer Lines of Adequate Capacity The Public Utilities Department has determined that adequate sanitary sewer service is available to serve the project. 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Q Z � ++ 0 'J �o � € a�i � yov O '`c� � o CC 'a cm LL o m c-�o a o m t c m a� a� U y m cn ° aCi c m Wc � tm yL i • FRESNO CITY PLANNING COMMISSION RESOLUTION NO. 12029 The Fresno City Planning Commission, at its regular meeting on June 2, 2004, adopted the following resolution relating to Rezone Application No. R-04-02. WHEREAS, Rezone Application No. R-04-02 has been filed with the City of Fresno to rezone the property as described below: REQUESTED ZONING: R-1/UGM (Single Family Residential/Urban Growth Management)zone district EXISTING ZONING: AE-5/UGM(Exclusive Five Acre AgriculturallUrban Growth Management) zone district APPLICANT: Quad Knopf, on behalf of DS Ventures LOCATION: Northeast corner of West McKinley and North Polk Avenues APN: 312-280-19, 26, 30 (42 acres) LEGAL DESCRIPTION: From AE-5/UGM to R-1/UGM: Parcel 1: The southwest quarter of the southeast quarter of Section 27, Township 13 South, Range 19 East, Mount Diablo Base and Meridian, in the City of Fresno, County of Fresno, State of California, according to the Official Plats thereof. EXCEPTING THEREFROM that portion therefrom of that portion thereof, described as follows: Beginning at the southwest corner of the southwest quarter of the southeast 1/4 of said Section 17; thence, (1) North 89°56'17" East along the south boundary of said southwest quarter, 675.72 feet to the southeast corner of the west one-half of the southwest quarter of the southeast quarter; thence, (2) North 00001'52" East along the east boundary of the said west one-half 30.00 feet; thence, (3) South 89056'17" West along a line which is parallel with and 30.00 feet North of the said south boundary to a point which is 50.00 feet east of the west boundary of the said southwest quarter; thence, (4) North 45000'55" West, 28.26 feet; thence, (5) North 00001'52" East, 80.00 feet; thence, (6) South 89°56'17" West, 50.55 feet; thence, (7) South 00001'52" West along the said west boundary, 130.00 feet to the point of beginning, Planning Commission Resolution No. 12029 Rezone Application No. R-04-02 Page 3 June 2, 2004 NOW, THEREFORE, BE IT RESOLVED that the Fresno City Planning Commission hereby finds and determines that there is no substantial evidence in the record to indicate that Rezone Application No. R-04- 02 may have a significant effect on the environment as identified by the Mitigated Negative Declaration dated May 12, 2004, prepared for Environmental Assessment No. R-04-02/T-5284, and determines that the requested R-1/UGM zone district is consistent with the 2025 Fresno General Plan and the West Area Community Plan in accordance with the provisions of Section 12-403-B-2. BE IT FURTHER RESOLVED that the Fresno City Planning Commission hereby recommends to the City Council that the requested R-1/UGM zone district be approved. The foregoing Resolution was adopted by the Fresno City Planning Commission .upon a motion by Commissioner Vang, seconded by Commissioner White. VOTING: Ayes - Brown, Brand, Vang, DiBuduo Noes - None Not Voting - None Absent - Kissler, White DATED: June 2, 2004 K YOVINO, Secretary Fresn City Planning Commission Resolution No. 12029 Rezone Application No. R-04-02 Filed by Quad Knopf, on behalf.of DS Ventures Action: Recommend Approval KAMaster Files-2004\'REZONE\R-04-002-T-5284-McKinley-Polk-SAC\R-04-02-PC Reso 12029.wpd FRESNO CITY PLANNING COMMISSION RESOLUTION NO. 12030 The Fresno City Planning Commission at its regular meeting on June 2, 2004, adopted the following resolution pursuant to the Subdivision Map Act of the Government Code of the State of California and the Municipal Code of the City of Fresno. WHEREAS, a Vesting Tentative Map of Tract No. 5284/UGM was filed with the City of Fresno and proposes a 179-lot single family residential subdivision on 42 acres of land located at the northeast corner of West McKinley and North Polk Avenues; and, WHEREAS,the Fresno City Planning Commission conducted a public hearing on June 2,2004,to review the proposed subdivision and considered the staff report and invited testimony with respect to the proposed subdivision; and, WHEREAS, the Planning and Development Department staff recommended approval of the proposed project subject to all conditions of approval contained in the staff report dated June 2, 2004; and, WHEREAS, the Fresno City Planning Commission hereby finds and determines that there is no substantial evidence in the record to indicate that Vesting Tentative Tract Map No. 5284/UGM may have a significant effect on the environment as identified by the Mitigated Negative Declaration issued on May 12, 2004, prepared for Environmental Assessment No. R-04-02/T-5284. NOW, THEREFORE, BE IT RESOLVED that the Fresno City Planning Commission finds that approval of Vesting Tentative Tract Map No. 5284/UGM subject to Section 12-403-B of the Fresno Municipal Code, is consistent with the adopted 2025 Fresno General Plan and West Area Community Plan and the findings required pursuant to Section 66410 et. seq. of the Government Code. BE IT FURTHER RESOLVED that the Fresno City Planning Commission hereby approves Vesting Tentative Tract Map No. 5284/UGM subject to the Planning and Development Department Conditions of Approval dated June 2, 2004. The foregoing Resolution was adopted by the Fresno City Planning Commission upon a motion by Commissioner Brown, seconded by Commissioner Brand. VOTING: Ayes - Brown, Brand, Vang, DiBuduo Noes - None Not Voting - None Absent - Kissler, White DATED: June 2, 2004 NICK YOVINO, Secretary Fresno ity Planning Commission Resolution No. 12030 Vesting Tentative Tract Map No. 5284/UGM Filed by Quad Knopf, on behalf of DS Ventures Action: Approve KAMaster Files-20041'REZONEIR-04-002-T-5284-McKinley-Polk-SAC1T-5284-PC Reso 12030.wpd Recording Requested by: City Clerk, Fresno, California No Fee-Govt. Code 6103 Return to City Clerk, Fresno Space above this line reserved for Fresno County Recorder's Office ORDINANCE OF THE COUNCIL OF THE CITY OF FRESNO PROPOSED AND INITIATED BY MOVED BY Sterling SECONDED BY Mages BILL NO. . -A-bt, ORDINANCE NO. ?nncj-j;4 AN ORDINANCE OF THE CITY OF FRESNO,CALIFORNIA,AMENDING THE OFFICIAL ZONE MAP OF THE CITY OF FRESNO HERETOFORE ADOPTED BY ARTICLES 1 TO 4.5 INCLUSIVE, CHAPTER 12, OF THE FRESNO MUNICIPAL CODE, BEING THE ZONING ORDINANCE OF THE CITY OF FRESNO WHEREAS, Rezone Application No. R-04-02 has been filed with the City of Fresno to rezone property as described hereinbelow; and, WHEREAS, pursuant to the provisions of Article 4, Chapter 12, of the Fresno Municipal Code, the Planning Commission of the City of Fresno held a public hearing on the 2nd day of June, 2004, to consider Rezone Application No. R-04-02 and related Environmental Assessment No. R-04-02/T-5284, during which the Commission recommended to the Council of the City of Fresno approval of the subject environmental assessment and rezone application amending the City's Zoning Ordinance on real property described hereinbelow from the AE-5/UGM (Exclusive Five Acre Agricultural/Urban Growth Management) to the R-1/UGM (Single Family Residential/Urban Growth Management) zone district; and, WHEREAS, the Council of the City of Fresno, on the 29th day of June, 2004, received the recommendation of the Planning Commission and concurs therewith. �4doPrcd �-cV-N d xe- r� o?004- &-4 • Ordinance Amending Official Zone Map Rezone Application No. R-04-02 Page 2 June 29, 2004 NOW, THEREFORE, THE COUNCIL OF THE CITY OF FRESNO DOES ORDAIN AS FOLLOWS: SECTION 1. Based upon the testimony and information presented at the hearing and upon review and consideration of the environmental documentation provided, the adoption of the proposed rezoning is in the best interest of the City of Fresno. The Council finds in accordance with its own independent judgment that with the recommended mitigation measures for Environmental Assessment No. R-04-02/T-5284, dated May 12, 2004, there is no substantial evidence in the record that the rezoning may have a significant effect on the environment and the mitigated negative declaration prepared for this project is hereby approved. SECTION 2. The Council finds the requested R-1/UGM zone district is consistent with the existing low, medium and medium high density residential land use designations of the 2025 Fresno General Plan and West Area Community Plan as specified in Section 12-403-B of the Fresno Municipal Code. SECTION 3. The Council finds that the zone district of the real property described hereinbelow, located in the City of Fresno and shown on the Official Zone Map of the City of Fresno, is reclassified from the AE-5/UGM (Exclusive Five Acre Agricultural/Urban Growth Management) to the R-1/UGM (Single Family Residential/Urban Growth Management) zone district: Parcel 1: The southwest quarter of the southeast quarter of Section 27, Township 13 South, Range 19 East, Mount Diablo Base and Meridian, in the City of Fresno, County of Fresno, State of California, according to the Official Plats thereof. EXCEPTING THEREFROM that portion therefrom of that portion thereof, described as follows: Beginning at the southwest corner of the southwest quarter of the southeast 1/4 of said Section 17; thence, (1) North 89056'17" East along the south boundary of said southwest quarter, 675.72 feet to the southeast corner of the west one-half of the southwest quarter of the southeast quarter; thence, Ordinance Amending Official Zone Map Rezone Application No. R-04-02 Page 3 June 29, 2004 (2) North 00°01'52" East along the east boundary of the said west one- half 30.00 feet; thence, (3) South 89°56'17" West along a line which is parallel with and 30.00 feet North of the said south boundary to a point which is 50.00 feet east of the west boundary of the said southwest quarter; thence, (4) North 45000'55" West, 28.26 feet; thence, (5) North 00001'52" East, 80.00 feet; thence, (6) South 89056'17" West, 50.55 feet; thence, (7) South 00°01'52" West along the said west boundary, 130.00 feet to the point of beginning, ALSO EXCEPTING THEREFROM the south 30 feet of the east one-half of the southwest quarter of the southeast quarter of said Section 27. ALSO EXCEPTING THEREFROM that portion of said land described as follows: Commencing at the southeast quarter of the east half of the southwest 1/4 of said southeast 1/4; thence northerly along the east line of said east half a distance of 30.00 feet to the northerly right-of-way line of West McKinley Avenue; thence westerly along said right-of-way line a distance of 105.00 feet to the true point of beginning; thence continuing along said right-of-way line a distance of 545.00 feet to a point on a line which is parallel with the east line of said east half; thence northerly along said parallel line a distance of 752.00 feet to a point on a line which is parallel with the south line of said east half; thence easterly along said parallel line a distance of 650.00 feet to the east line of said east half; thence southerly along said east line a distance of 370.00 feet to a point on a line which is parallel with the south line of said east half; thence westerly along said parallel line a distance of 80.00 feet; thence southwesterly a distance of 35.36 feet, more or less, to a point on a line which lies 105.00 feet westerly of said parallel with the east line of said east half; thence southerly along said parallel line a distance of 357.00 feet to the true point of beginning. Parcel 2: Parcel 4 of Parcel Map No. 3346, in the City of Fresno, County of Fresno, State of California, according to the map thereof recorded November 12, 1976 in Book 22, Page 40 of Parcel Maps, Fresno County Records. EXCEPTING THEREFROM an undivided one-half interest in all oil, gas and other hydrocarbon substances and minerals, as reserved in the deed dated January 20, 1942 from Mayme S. Juett and J.G. Juett, wife and husband, to Ordinance Amending Official Zone Map Rezone Application No. R-04-02 Page 4 June 29, 2004 Arthur C. Nelson and Jeanette D. Nelson, husband and wife, as joint tenants recorded January 23, 1942 in Book 2008, Page 112 of Official Records. Surface rights of access to the first 500 feet measuring vertically downward from the surface of the hereinabove described land have been surrendered by quitclaim deed recorded July 22, 1983, as Document No. 83065523, Official Records, between Martha Johann Hoover, as grantor, and Jerome DeYoung and Paula DeYoung as grantee. SECTION 4. This ordinance shall become effective and in full force and effect at 12:01 a.m. on the thirty-first day after its passage. a CLERK'S CERTIFICATION STATE OF CALIFORNIA ) COUNTY OF FRESNO ) CITY OF FRESNO ) I, REBECCA E. KLISCH, City Clerk of the City of Fresno, certify that the foregoing ordinance was adopted by the Council of the City of Fresno, California, at a regular meeting held on the 29th day of June , 2004, by the following vote: Ayes: Calhoun, Dages, Duncan, Perea, Sterling, Castillo Noes: Boya j ian Absent: None Abstain: None REBECCA E. KLISCH City Clerk By APPROVED AS TO FORM: HILDA CANTO MONTOY City A orney B --- � De Rezone Application No. R-04-02 Filed by Quad Knopf, on behalf of DS Ventures Assessors Parcel No. 312-280-19, 26, 30 KAMaster Files-2004\'REZONE\R-04-002-T-5284-McKinley-Polk-SAC\R-04-02-CC OrdBill.wpd cnr of FRIM�/� REPORT TO THE PLANNING COMMISSION AGENDA ITEM NO. VIII-D • COMMISSION MEETING 6/2/04 June 2, 2004 APPROVED BY FROM: STAFF, Planning Division 9� Planning and Development Department DEPARTMENT D/RECTOt&A—_ SUBJECT: CONSIDERATION OF REZONE APPLICATION NO. R-04-02, VESTING TEN ATIVE TRACT MAP NO. T-5284/UGM AND ENVIRONMENTAL FINDING FOR ENVIRONMENTAL ASSESSMENT NO. R-04-02/T-5284 EXECUTIVE SUMMARY Rezone Application No. R-04-02 proposes to change the zone district from the AE-5/UGM (Exclusive Five Acre Agriculture/Urban Growth Management) zone district to the R-1/UGM (Single Family Residential/Urban Growth Management) zone district for approximately 42 acres of property located on the northeast corner of West McKinley and North Polk Avenues. The applicant, Quad Knopf, on behalf of DS Ventures, has also filed Vesting Tentative Tract Map No. 5284/UGM proposing to subdivide the subject property into a 179-lot single family residential subdivision at an overall density of 4.3 units per acre. The applications will bring the zoning and uses for the property into conformance with the 2025 Fresno General Plan and the West Area Community Plan. PROJECT INFORMATION PROJECT A 179-lot single-family residential subdivision on approximately 42 acres (gross)of property to be developed at an overall density of 4.3 dwelling units per acre APPLICANT DS Ventures (Engineer: Quad Knopf) LOCATION Northeast corner of West McKinley and North Polk Avenues (Council District 3, Councilmember Sterling) SITE SIZE 42 acres LAND USE Existing - Vacant Proposed - Single Family Residential ZONING Existing: AE-5/UGM(Exclusive Five Acre Agriculture/Urban Growth Management) Proposed: R-1/UGM (Single Family Residential/Urban Growth Management) PLAN DESIGNATION Proposed R-1/UGM zone district and 179-lot single family residential AND CONSISTENCY subdivision is consistent with 2025 Fresno General Plan and West Area Community Plan designation of the site for Low, Medium and Medium High Density Residential land uses ENVIRONMENTAL FINDING Mitigated Negative Declaration issued on May 12, 2004. PLAN COMMITTEE The West Area Citizens Advisory Committee recommended RECOMMENDATION approval of the proposed project at their meeting on March 8, 2004. STAFF RECOMMENDATION Recommend approval of rezone application and approve vesting tentative tract map subject to compliance with the Conditions of Approval for T-5284/UGM dated June 2, 2004. REPORT TO THE PLANNING COMMISSION Rezone Application No. R-04-02 Vesting Tentative Tract Map No.T-5284/UGM June 2, 2004 Page 2 BORDERING PROPERTY INFORMATION r'Y f;:-" Planned Land Use Existing Zoning Existing Use North Low Density Residential R-R Rural Residential Rural Residential (Fresno County) South Neighborhood Commercial C-1/UGM/cz Vacant Neighborhood Commercial/ Urban Growth Managementtl conditions of zoning Public Facility-Middle School R-1/UGM/cz Rural Residential Single Family Residential/Urban Growth Management conditions of zoning AE-5/UGM Exclusive Five Acre Agriculture/ Open Space-Ponding Basin Urban Growth Management Vacant AE-5/UGM Exclusive Five Acre Agriculture/ Urban Growth Management East Medium Density Residential R-1/UGM Single Family Residential Single Family Residential/Urban .. Growth Management Low Density Residential R-R Rural Residential Rural Residential (Fresno County) West Medium Density Residential R-R Rural Residential Rural Residential (Fresno County) Public Facility-Middle School R-R Rural Residential Rural Residential Fresno Count ENVIRONMENTAL FINDING The initial study prepared for Environmental Assessment No. R-04-02/T-5284 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 MSIR No. 10130 as well as project specific mitigation measures. The mitigated negative declaration was issued on May 12, 2004. This environmental finding was properly noticed with no comments filed within the 20-day review and comment period. f a REPORT TO THE PLANNING COMMISSION Rezone Application No. R-04-02 Vesting Tentative Tract Map No.T-5284/UGM June 2, 2004 Page 4 Sewage Collection System Capacity Several major facility improvement projects have been implemented at the City of Fresno's.Regional Wastewater Treatment and Reclamation Facility in order to accommodate the projected rates of population and employment growth up to a projected population holding capacity of 590,000 people. These improvements have been completed to provide an expanded wastewater treatment and reclamation capacity of 80 million gallons per day (MGD)which is sufficient to accommodate continued planned urban development including the proposed project. The Public Utilities Department has determined that adequate sanitary sewer service is available to serve the project, subject to the mitigation measures imposed with the environmental assessment. The nearest public sanitary sewer mains to serve this project are located in North Polk, North Cornelia and West McKinley Avenues. Circulation Element Plan Policies and Major Street System Traffic Capacity The 2025 Fresno General Plan designates West McKinley and North Polk Avenues as arterial streets, which typically require 110-foot right-of-way width, and designates North Cornelia Avenue as a collector street, which typically requires a 94-foot right-of-way. The developer will be required to dedicate and construct improvements for McKinley, Polk and Cornelia 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, North Cornelia and West McKinley Avenues for all residential lots adjacent to the major street frontages. These street improvements are outlined in more detail in the Vesting Tentative Tract Map No. 5284/UGM Conditions of Approval dated June 2, 2004. As required by the mitigation measures established by the certification of MEIR No. 10130, a traffic assessment, dated April 19,2004,was prepared by Peters Engineering Group to evaluate the number of vehicle trips projected to be generated by the proposed project. Utilizing the Institute of Traffic Engineers,(ITE)Trip Generation Manual, Seventh Edition, and associated computer software together with the Council of Fresno County Governments' (COG) computerized traffic model, this analysis predicts the number of vehicle trips that will be generated from the proposed project and surrounding planned land uses, and the direction in which these trips will travel. The proposed future development of a 179-lot single family residential subdivision on the 42-acre project site.can be expected to generate an average of 1,778 vehicle trips per day (VTD). Of these vehicle trips, it is projected that 135 will occur during the morning (7:00 to 9:00 a.m.) peak hour travel period and 181 will occur during the evening (4:00 to 6:00 p.m.)period hour travel period. A modest proportion of these projected trips are expected to access State Route 99. The information for the projected trips is from a traffic analysis prepared by Peters Engineering Group, in their report dated April 1.9,2004. The report also identified several recommended mitigation measures for the proposed Tract 5284 which the City of Fresno has incorporated into this analysis. These measures include the requirement for the construction of a 300-foot southbound left-turn pocket at the intersection of West McKinley and North Polk Avenues. In addition, upon completion of the project,traffic signal warrants shall be analyzed at the intersection of-Polk and McKinley Avenues. If the intersections meets warrants for signalization, the developer shall install the signal per city standards. .The project traffic studyfurther indicates that the majority of the peak hour vehicle trips are expected to utilize Polk and Cornelia Avenues to the north and south of the project site, and McKinley Avenue to the east. Because much of the immediately surrounding area(westerly portion of the City of Fresno Sphere of Influence)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 Q REPORT TO THE PLANNING COMMISSION Rezone Application No. R-04-02 Vesting Tentative Tract Map No. T-5284/UGM June 2, 2004 Page 6 Although Caltrans representatives have not endorsed a state transportation facilities impact agreement, a partnership in planning grant was obtained by the Council of Fresno County Governments through which the City of Fresno and Caltrans. are participating, along with other local 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 Cornelia Avenue, two access points to North Polk Avenue and one access point to West McKinley Avenue. The subdivision also proposes one future connection to the parcel on the north boundary of the property. The Public Works Department, Transportation Planning Section has reviewed the rezone and tentative tract map applications. They have also reviewed the traffic assessment, dated April 19, 2004, prepared by Peters Engineering Group. 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 Polk, Cornelia and McKinley Avenues to their ultimate planned width. Landscaping/Walls Given that the proposed subdivision abuts planned arterial and collector streets, the developer will be required to install 10-20 feet of landscaping along North Polk, North Cornelia and West McKinley Avenues. In addition,the applicant will be required to install a solid wall at the rear of the required landscape setback which will mitigate the adverse effect of noise generated by vehicles traveling on the adjacent major streets. Lot Dimensions The R-1/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 West Area Community Plan, complies with applicable zoning, subdivision, and UGM requirements. Therefore, staff recommends approval. 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). • REPORT TO THE PLANNING COMMISSION Rezone Application No. R-04-02 Vesting Tentative Tract Map No. T-5284/UGM June 2, 2004 Page 8 3. APPROVE Vesting Tentative Tract Map No. 5284/UGM subject to compliance with the Conditions of Approval dated June 2, 2004. KAMaster Files-2004\'REZONE\R-04-002-T-5284-McKinley-Polk-SAC\R-04-02-T-5284-RPC.wpd Attachments: Vicinity Map Vesting Tentative Tract Map No. 5284/UGM dated May 7, 2004 Conditions of Approval for T-5284/UGM dated June 2, 2004, including letters from Public Works Dept. (05/13/04), Fresno Metropolitan Flood Control District(03/30/04), San Joaquin Valley Air Pollution Control District(03/15/04) Fresno Irrigation District(03/16/04) and Parks Department (03/18/04) Letter from Caltrans dated March 18, 2004 Environmental Assessment No. R-04-02/T-5284 (finding of a Mitigated Negative Declaration), issued on May 12, 2004 w- CLINTON .. AVE. ----- AE-5/ I UGM C J • w a w a.F. w w M. YALE AVE. • w ■ • w { w �'G x • County / �` c►ry AE-5-UGM W. NORMAL • r w• �� //J/ // r r r• rr 1A~ af• A O u W. WKINLEY AVE W. MCKINLEY JO rs C-VUGM/C2 I i A� • I i AE-5/UW R-VUGMft ' °~ I Y.[CINIWV 31AIP PLANNING a. DEVELOPMENT REZONE APPLICATION NO. R-04-002 N DEPARTMENT From AE-5/UGM to R-1/UGM � 1 A.P.N.:_3-2-2.86-19.S,26,30__._-- VESTING TENTATIVE TRACT MAP NO. T-5284 w }�, E ZONE MAP:2245_ To subdivide the 42 acre site into a 172 lot single family subdivision North of McKinley Av. btwn Polk& Cornelia Aves. NOT T S SCALE BY/DATE: _J..S,1_.5-20-04 oma, ~~4Q pp all ~d IE ZZ Y P� Y o 'aw !1 � V11a"OD HI ON ———— - - -- -------- - - - - ------ _-=-- 3 i d o a 6 17 ! •, B� k F R-14 k. @ ill f RS a I 9e tissao3 aa+ E5 k n„� t■{{■ f E Q o _ ° oil g lit, seg+ i 3 f i ; Ee al �p '69 �d � gg kw € p f YG d Yr 441w, pp gggi g ill WIN."Vk wj - �� I '8 r R! fi qs �i i It y .UR3 sN1 yylk HIM �m i6 $AV 'IOd HZ II f I'. RESOLUTION NO. 2005-186 RESOLUTION OF THE COUNCIL OF THE CITY OF FRESNO, CALIFORNIA,APPROVING THE FINAL MAP OF TRACT NO. 5284 AND ACCEPTING DEDICATED PUBLIC USES THEREIN. WHEREAS, KB HOME SOUTH BAY INC., a California Corporation, has offered for approval a Final Map designated as Tract No. 5284 ("map"), pursuant to approved Vesting Tentative Map No. 5284 ("tentative map"); and, WHEREAS, all the certificates which appear on the map(except the approval certificate of the Council of the City of Fresno and the recording certificate of the Recorder of the County of Fresno)have been signed and acknowledged and said map has been filed for approval; and, WHEREAS, the subdivision lies within the boundaries of the City of Fresno; and, WHEREAS, the map conforms to all of the requirements of the Subdivision Map Act of the State of California,and.City ordinances,resolutions and standards,except that Section 66492 and 66493 of the Subdivision Map Act may not be fully complied with at the time of passage of this resolution and owner having previously filed with the Clerk of the Board of Supervisors of Fresno County a Tax Compliance Certificate Request along with copies of the map considered herewith by the Council; and, WHEREAS, the Council finds that the proposed subdivision, together with the provisions for its design and improvement; is consistent with all applicable general and specific plans of the City; and, WHEREAS,the Subdivider and the Owners,whose signatures appear on the map,and others have offered for dedication certain streets, public utility easements, access rights and other public properties and uses as shown and delineated upon said map and have provided funds for the acquisition of property not otherwise offered for dedication on such map; and, WHEREAS, the Planning Commission of the City of Fresno, by formal resolution, approved said tentative map. �PPtD'�d 7 Resolution Approving the Final Map of Tract No. 5284 Page 2 NOW, THEREFORE, BE IT RESOLVED by the Council of the City of Fresno as follows: 1. That the map is hereby approved and all of the streets, public utility easements, access rights and other public properties and uses offered for dedication on.the map are hereby accepted, subject to complete compliance with Sections 66492 and 66493 of the Subdivision Map Act prior to release of the map for recordation. 2. The Council finds that the map is in substantial compliance with said tentative map, any deviations therefrom being deemed to be approved by the Council. 8' Resolution Approving the Final Map of Tract No. 5284 Page 3 CLERK'S CERTIFICATE STATE OF CALIFORNIA ) COUNTY OF FRESNO ) CITY OF FRESNO ) I, REBECCA E. KLISCH, City Clerk of the City of Fresno, certify that the foregoing Resolution was adopted by the Council of the City of Fresno, California,at a regular meeting held on the 7th day of .Tune ' 2005. AYES: Boyajian, Calhoun, Duncan, Perea, Sterling, Westerlund, Dages NOES: None ABSENT: None ABSTAIN: None REBECCA E. KLISCH, CMC City Clerk By: eEE'8 / APPROVED AS TO FORM: HILDA CANTO MONTOY B Y: Deputy