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HomeMy WebLinkAboutT-5300 - Conditions of Approval - 4/20/2007 City of l 0" FRPlanning and Development Department 2600 Fresno Street • Third Floor Nick P. Yovino Fresno, California 93721-3604 Director (559)621-8277 FAX(559)488-1020 April 27, 2005 Please reply to: Arnoldo Rodriguez (559)621-8633 Gary Giannetta 1119 "S" Street Fresno, CA 93721 SUBJECT: FINAL ACTION BY THE FRESNO CITY PLANNING COMMISSION AND THE FRESNO CITY COUNCIL REGARDING REZONE APPLICATION NO. R-04-34 AND VESTING TENTATIVE TRACT MAP NO. 5300/UGM FOR PROPERTY LOCATED ON THE NORTHEAST CORNER OF NORTH POLK AND WEST CLINTON AVENUES The Fresno City Council conducted a duly noticed public hearing on April 12, 2005, to consider Rezone Application No. R-04-34. This application relates to the proposed development of an approximately 34 acre single family residential subdivision. Following a full and complete hearing, the Council adopted Ordinance No. 2005-31, relating to the above application as follows: 1. ADOPTED Ordinance Bill No. 2005-31 (enclosed) that rezones the 34 acre subject site from the R-R (County - Rural Residentiao zone district to the R-1/UGM (Single Family Residential District/Urban Growth Management)zone district upon annexation to the City of Fresno (see Section 4 of Ordinance Bill No. 2005-31). The Fresno City Planning Commission previously conducted a duly noticed public hearing on February 2, 2005 to consider Vesting Tentative Tract Map No. 5300/UGM (Planning Commission Resolution No. 12154) and Rezone Application No. R-04-34 (Planning Commission Resolution No. 12155). The Commission approved the tentative tract map application and recommended that the Council approve the rezone application. The tentative tract map application was final at the Planning Commission and, therefore, no Council review was necessary. Please be advised that pursuant to Section 4 of the enclosed Ordinance Bill,the rezoning ordinance shall become effective and in full force at 12:01 a.m.,thirty-one days after its passage and upon annexation of the subject property into the City of Fresno. The Planning Commission also approved Vesting Tentative Tract Map No. 5300/UGM subject to the enclosed"Conditions of Approval for Vesting Tentative Tract No. 5300/UGM"dated February 1, 2005 and the conditions/modifications to the Conditions of Approval listed Resolution No. 12154. Rezone Application No. R-04-34 Vesting Tentative Tract Map No. 5300/UGM May 2, 2005 Page 2 Please record this information for your future use. You will receive no further notice regarding these applications. Should you have any questions relating to this matter, please feel free to contact me. Sincerely, PLANNING DIVISION 0 moldo Rodriguez Planner III Enclosures: Ordinance Bill No. 2005-31 Report to the City Council Report dated April 12, 2005 (which includes the Planning Commission Resolution Nos. 12154 and 12155) Report to the Planning Commission dated February 2, 2005, which contains Conditions of Approval for Tentative Tract Map No. 5300/UGM dated February 2, 2005 c: Generation Homes, 1368 W. Herndon Ave., Ste. 103, Fresno, CA 93711 K MASTER FILES.20041 REZONUR-044)U,T-500FLLNTONPOLK-ARA-04-M.TT 9700 FNAL ACTION LETTER 542-0S.DDC 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 Recorders Office ORDINANCE OF THE COUNCIL OF THE CITY OF FRESNO PROPOSED AND INITIATED BY MOVED BY Duncan SECONDED BY Perea BILL NO. B-29 ORDINANCE NO. 2005-31 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-04-35 has been filed with the City of Fresno by Gary Giannetta Engineering,on behalf of Generation Homes, Inc.,applicant,on behalf of property owners listed below to rezone property as described hereinbelow; and, Property owners: George S. Matsubara and Lilly Matsubara; Ray K. Matsubara and Ruby H. Matsubara; Roy K. Matsubara and Mary S. Matsubara; Akira Matsubara and Shizuko Matsubara and the City of Fresno. WHEREAS, the West Area Community Plan Advisory Committee considered this application at its meeting of June 28, 2004 and September 13, 2004, and recommended approval; 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 2"d day of February, 2005, to consider Rezone Application No. R-04-34 and related Environmental Assessment No. R-04-34/T-5300, during which the Commission considered the environmental assessment and recommended to the Council of the City of Fresno approval of the rezone application which proposes to amend the City's Apd qC 5 /' c Ordinance Amending Off&Zone Map Rezone Application No. R-04-34 Page 2 Zoning Ordinance on real property described hereinbelow from the R-R (Rural Residential—County of Fresno)zone district to the R-1/UGM(Single Family Residential District/Urban Growth Management)zone district; and, WHEREAS, the Council of the City of Fresno, on the 12'h day of April, 2005, received the recommendation of the Planning Commission. 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 there is no substantial evidence in the record that the rezoning may have a significant effect on the environment as identified by the Finding of Conformity to the 2025 Fresno General Plan Master Environmental Impact Report (MSIR No. 10130) dated September 17, 2005, prepared for Environmental Assessment No. R-04-34/T-5300. Accordingly, Environmental Assessment No. R-04-34/T5300 is hereby approved. SECTION 2. The Council finds the requested R-1/UGM zone district is consistent with the low, medium and medium high density residential planned land use designations of the 2025 Fresno General Plan and the Woodward Park 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 County of Fresno and shown on the Official Zone Map of the City of Fresno, is reclassified from the R-R (Rural Residential — County of Fresno) zone district to the R-1/UGM (Single Family Residential DistrictlUrban Growth Management)zone district. Ordinance Amending Off Zone Map • Rezone Application No. R-04-34 Page 3 From RR(County of Fresno)to R-1/UGM: The Southwest Quarter of the Northeast Quarter of Section 27,Township 13 South, Range 19 East, Mount Diablo Base Meridian. EXCEPTING THEREFROM that portion thereof described as follows: BEGINNING at a point on the South line of said Southwest Quarter a distance of 477 feet from the Southeast comer of said Southwest Quarter; thence North, a distance of 186 feet; thence West, a distance of 468.38 feet; thence South, a distance of 186 feet to the intersection with the South line of said Southwest Quarter;thence East,along said South line,a distance of 468.38 feet to the Point of Beginning. ALSO EXCEPTING THEREFROM the South 186 feet to the East 234.19 feet thereof. ALSO EXCEPTING THEREFROM the North 234.19 feet of the West 186 feet thereof. 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 and upon annexation of the subject property into the City of Fresno. t• n 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 12th day of Apri 1 , 2005, by the following vote: Ayes: Calhoun, Duncan, Perea, Sterling, Westerlund, Dages Noes: Boyaj ian Absent: None Abstain: None REBECCA E. KLISCH City Clerk By "Ccatz 214L APPROVED AS TO FORM: HILDA CANTO MONTOY City Aft y By Deputy Rezone Application No. R-04-34 Filed by Gary Giannetta Engineering on behalf of Generation Homes, Inc. Assessor's Parcel No. 312-062-34, 36 and 37 KAMASTER FILES-20041'REZONE\R-04-034,T-53001R-04-34 CC ORDINANCE BILL 4.5-05.DOC Gry°' Xis, REPORT*i v THE PLANNING COMMISSION AGENDA ITEM NO. ME-e, COMMISSION MEETING Z-Z-05 February 2, 2005 FILE C 0' rh"ppartm?' APPROVED BY FROM: STAFF, Planning Division Planning and Development D DEPAR7MENTDIRE SUBJECT: CONSIDERATION OF REZONE APPLICATION NO. R-04-34, VESTING TENTATIVE TRACT MAP NO. 5300/UGM, AND ENVIRONMENTAL FINDING FOR ENVIRONMENTAL ASSESSMENT NO. R-04-34[r-5300 EXECUTIVE SUMMARY Rezone Application No. R-04-34 proposes to change the zone district from the R-R (County) zone district to the R-1/UGM (Single Family Residential/Urban Growth Management) zone district for approximately 34 acres of property located on the northeast corner of North Polk and West Clinton Avenues. The applicant, Generation Homes, Inc., has also filed Vesting Tentative Tract Map No. 5300/UGM proposing to subdivide the subject property into a 150-lot, single family residential subdivision at an overall density of 4.4 units per acre. The applications would bring the subject property into conformance with the 2025 Fresno General Plan and the West Area Community Plan, pursuant to Section 12-403-13-2 of the Fresno Municipal Code. This project also includes the detachment of the subject property from the North Central Fire Protection District and the Kings River Conservation District and annexation of the property into the City of Fresno. This rezone application and subdivision map are supported by staff and the West Area Community Plan Citizens Advisory Committee. PROJECT INFORMATION PROJECT A 150-lot single-family residential subdivision on approximately 34 acres (gross) of property to be developed at an overall density of 4.4 dwelling units per acre APPLICANT Generation Homes, Inc. (Engineer: Giannetta Engineering) LOCATION Northeast corner of North Polk and West Clinton Avenues (Council District 1, Councilmember Boyajian) SITE SIZE Approximately 34 acres LAND USE Existing - Vacant Proposed - Single Family Residential ZONING Existing - R-R (County—Rural Residential) Proposed - R-1/UGM (Single Family ResidentiaUUrban Growth Management) PLAN DESIGNATION The proposed R-1/UGM zone district and 150-lot single family AND CONSISTENCY residential subdivision is consistent with the 2025 Fresno General Plan and West Area Community Plan designation of the site for low, medium, and medium high density residential planned land uses ENVIRONMENTAL FINDING Finding of Conformity to the 2025 Fresno General Plan Master Environmental Impact Report (MEIR) No. 10130 dated September 17, 2004 REPORT TO THE PLANNING COMMISSION Rezone Application No. R-04-34 Vesting Tentative Tract Map No. 5300/UGM February 2, 2005 Page 2 PLAN COMMITTEE The West Area Community Plan Citizens Advisory Committee RECOMMENDATION recommended approval of the proposed project at its meeting on September 13, 2004. STAFF RECOMMENDATION Recommend approval of rezone application and approve vesting tentative tract map subject to compliance with the Conditions of Approval for T-5300/UGM dated February 2, 2005 BORDERING PROPERTY INFORMATION 7 Planned Land Use Existing Zoning Existing Land Use North Low Density Residential and R-R(County) Rural Residential Medium-High Density Residential Rural Residential South Low Density Residential R-R (County) Rural Residential Rural Residential East Medium Density Residential and R-R (County) Rural Residential Low Density Residential Rural Residential West Medium Density Residential and R-R(County) Rural Residential Medium-High Density Residential Rural Residential ENVIRONMENTAL FINDING The initial study prepared for Environmental Assessment No. R-04-34/T-5300 considered potential environmental impacts associated with the subject rezone application and subdivision 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 and is within the scope of Master Environmental Impact Report No. 10130. Therefore, staff has issued a finding that the project proposal is in conformance to the 2025 Fresno General Plan Master Environmental Impact Report (MEIR No. 10130) dated September 17, 2004, which incorporates a MEIR Mitigation Monitoring Checklist. This environmental finding was properly noticed with no comments filed within the 20-day review and comment period. BACKGROUND/ANALYSIS The applicant, Generation Homes, Inc., has filed Rezone Application No. R-04-34 and Vesting Tentative Tract Map No. 5300/UGM for approximately 34 acres of property located on the northeast corner of West Clinton and North Polk Avenues. The rezone application proposes to reclassify the subject property from the R-R (County) zone district to the R-1/UGM (Single Family Residential/Urban Growth Management) zone district. Vesting Tentative Tract Map No. 5300/UGM proposes to subdivide the 34-acre site into a 150-lot single family residential subdivision at an overall density of 4.4 dwelling units per acre. The subdivision map also proposes two remainder parcels. One of the remainder parcels is located at the northeast comer of North Polk and West Clinton Avenues and is proposed for future City of Fresno Fire Station No. 16. The fire station is currently planned on the West Area Community Plan and the 2025 Fresno General Pian for the east side of North Polk Avenue approximately one-eight mile north of REPORT TO THE PLANNING COMMISSION Rezone Application No. R-04-34 Vesting Tentative Tract Map No. 5300/UGM February 2, 2005 Page 3 West Clinton Avenue. This tentative map proposes to move the fire station to the intersection of North Polk and West Clinton Avenues. The Fire Department is in agreement with this proposed relocation of future Fire Station No. 16. 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 150 single family homes. The requested R-1/UGM (Single Family ResidentiaUUrban Growth Management) zone district is considered consistent with the planned land uses contingent upon the development of the property in accordance with Vesting Tentative Tract Map No. 5300/UGM. Furthermore, the proposed development with a density of 4.4 dwelling units per acre demonstrates that the project site will be developed within the overall density of dwelling units anticipated by the 2025 Fresno General Plan and West Area Community Plan as provided by Section 12-403-B-2 of the Fresno Municipal Code (FMC). West Area Community Plan Citizens Advisory Committee The West Area Community Plan Citizens Advisory Committee recommended approval of the proposed project at its meeting on September 13, 2004. Water Resources and Public Water Supply The Water Division of the Department of Public Utilities has determined that there is an adequate source of water available to serve the project with the implementation of the UGM service delivery requirements and environmental impact mitigation measures. The nearest presently available water service lines are located in West Clinton and North Polk Avenues. The Fresno Metropolitan Flood Control District (FMFCD) has indicated that permanent flood control service is not available for this project. The developer will be required to construct temporary facilities until permanent facilities become available. Implementation of the 2025 Fresno General Plan policies, mitigation measures of Master Environmental Impact Report No. 10130, the Water Resources Management Plan, and the mitigation measures identified by the project environmental assessment/initial study will provide an adequate, reliable and sustainable water supply for the project's urban domestic and public safety consumptive purposes. 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 Department of Public Utilities 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 main to serve this project is located in North Cornelia Avenue at West Clinton Avenue. REPORT TO THE PLANNING COMMISSION Rezone Application No. R-04-34 Vesting Tentative Tract Map No. 5300/UGM February 2, 2005 Page 4 Circulation Element Plan Policies and Major Street System Traffic Capacity The 2025 Fresno General Plan designates North Polk Avenue as an arterial street, which typically requires a 110-foot right-of-way width, and designates West Clinton Avenue as a collector street, which typically requires a 94-foot right-of-way. The applicant will be required to dedicate and construct improvements on North Polk and West Clinton 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 and West Clinton 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. 5300/UGM Conditions of Approval dated February 2, 2005. A Traffic Impact Study (TIS) was prepared for the proposed project by TPG Consulting dated October 2004. The proposed development of a 150-lot single family residential subdivision on the 34-acre project site can be expected to generate an average of 1,436 vehicle trips per day (VTD), which includes 96 a.m. and 152 p.m. peak hour trips. The traffic study analyzed the intersections of West Shields and North Comelia Avenues, West Clinton and North Comelia Avenues, West Shields and North Polk Avenues and West Clinton and North Polk Avenues. In addition, the study analyzed the following street segments: North Polk Avenue between West Clinton and West Shields Avenues, North Cornelia Avenue between West Clinton and West Shields Avenues, West Shields Avenue between North Polk and North Cornelia Avenues and West Clinton Avenue between North Polk and North Cornelia Avenues. An important goal is to maintain acceptable levels of service along the highway and street network. To accomplish this, local agencies adopt minimum levels of service (LOS) in an attempt to control congestion that may result as new development occurs. Caltrans' minimum LOS is C except where prohibitive, according to information specified in Caltrans' A Guide For Traffic Impact Studies. The City of Fresno's minimum LOS design standard is LOS D. Traffic impacts are considered to occur whenever the LOS exceeds D on the City street system, or C on the State highway system The results of the study determined that all intersections and street segments that were analyzed are operating at acceptable levels of service at this time. In addition, the study projected that all intersections and street segments will continue to operate at an acceptable level of service in the year 2007, when the proposed project is expected to be completed. The study further projected that in the year 2025, the four studied intersections, (Shields/Cornelia, Clinton/Cornelia, Shields/Polk and Clinton/Polk) will operate at an unacceptable level of service without signalization. Because the immediately surrounding properties are 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) 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. REPORT TO THE PLANNING COMMISSION Rezone Application No. R-04-34 Vesting Tentative Tract Map No. 5300/UGM February 2, 2005 Page 5 State Department of Transportation (Caltrans) The California 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 interchanges at West Clinton and West Shields Avenues. Caltrans recommended 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' 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. It is also noted that the City of Fresno's staff has met with Caltrans representatives to review citywide impacts on State facilities; the California Environmental Quality Act 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. REPORT TO THE PLANNING COMMISSION Rezone Application No. R-04-34 Vesting Tentative Tract Map No. 5300/UGM February 2, 2005 Page 6 Subdivision Design/Streets and Access Points This subdivision is proposed to have one access point to North Polk Avenue and one access point to West Clinton Avenue. The subdivision also proposes one future street connection to the property to the east of the subject site. The Public Works Department, Transportation Planning Section has reviewed the rezone application and tentative tract map. 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 North Polk and West Clinton Avenues to their ultimate planned width. The subdivision map proposes that four lots (Lots 105 through 108, inclusive) have frontage onto West Clinton Avenue, which is a designated collector street. Policy E-1-p of the 2025 General Plan, and applied throughout the city, states that "new single-family residential lots shall not be allowed to front on a major street, unless it can be satisfactorily demonstrated that no feasible alternative means of access can be provided to the property. Evaluation of alternative means of access shall include the consideration of frontage roads, backup treatment, and substantial redesign of the subdivision proposal." Policy W-4-c of the West Area Community Plan echoes this policy. The goal of these policies is to ensure that future traffic, specifically on major streets, is not disrupted and that a public health and safety hazard does not result from vehicles either attempting to back-onto West Clinton Avenue or reducing their speed of travel to enter into a drive approach. It is staff's position that this portion of the subdivision should be redesigned in a manner which would allow for lots to side rather than front-onto West Clinton Avenue. This may be accomplished by moving the access point to West Clinton Avenue westerly to a point which would allow for adequate depth to front lots onto this local street. (see attached Exhibit A, Map Redesign). This design would result in the same number of lots, as currently proposed, and would be preferable to the proposed design which would front lots onto a major street and expose the residents to the related noise and traffic safety concerns. It should be noted that the recommended redesign would create key and reverse corner lots, however, staff prefers this option rather than the proposed design which would impede the flow of traffic. Based on the above, staff is recommending as a condition of approval of the subdivision that the map be redesigned in a manner as shown on attached Exhibit A (Map Redesign), thus eliminating all lots proposed to front onto West Clinton Avenue. Landscaping/Walls Given that the proposed subdivision abuts planned arterial and collector streets, in accordance with West Area Plan Policy No. W-3-b, the developer will be required to install 20 feet of landscaping along North Polk Avenue (arterial) and 15-feet of landscaping along West Clinton Avenue (collector) per West Area Plan Policy No. W-3-c. 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. It is also noted that in accordance with West Area Plan Policy No. W-6-a, proposed lots in the subdivision which are adjacent to rural residential lots between one-half and two acres in size will be required to have a rear yard building setback of 30 feet for single story and 40 feet for two story structures. In addition, a six-foot high solid wall shall be constructed along the property line between the proposed lots and the adjacent rural residential development. REPORT TO THE PLANNING COMMISSION Rezone Application No. R-04-34 Vesting Tentative Tract Map No. 5300/UGM February 2, 2005 Page 7 Lot Dimensions The R-1/UGM zone district requires minimum lot sizes of 6,000 square feet. 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 (Single Family ResidentiaQ zone district, with the exception of three lots on curved streets that do not provide the required depth of 100 feet. Section 12-1011-f-1 of the Fresno Municipal Code states that the Planning Commission may modify the requirements for lot size where appropriate, but in no case shall more than five percent of the lots be reduced in size and in no case shall the lots be reduced by more than ten percent. In this case, the three lots represent less than five percent of the lots in the subdivision (seven lots) and the reduction in lot depth represents less than a ten percent reduction (10 feet). It is also noted that all three lots will exceed the minimum lot size requirement of the R-1 (Single Family ResidentiaQ zone district (6,000 square feet). Therefore, staff would recommend that the Planning Commission approve the proposed reduced lot depth for proposed Lots 141, 145, 146. 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. 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 West Area Community Plan designates the site for low, medium and medium-high density residential land uses and subject to Section 12-403-B-2 of the Fresno Municipal Code, the project design meets the density and zoning ordinance criteria for development in these plan designations, subject to redesigning the map so that no lots would have direct access to West Clinton Avenue. 2. This site is physically suitable for the proposed type and density of development, because conditions of approval will ensure adequate access and drainage on and off the site. 3. The proposed subdivision design and 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, subject to eliminating all lots that front onto West Clinton Avenue. REPORT TO THE PLANNING COMMISSION Rezone Application No. R-04-34 Vesting Tentative Tract Map No..5300/UGM February 2, 2005 Page 8 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. 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. CONCLUSION / RECOMMENDATION It is recommended that the Planning Commission take the following actions: 1. RECOMMEND APPROVAL of the environmental finding for Environmental Assessment No. R-04-34/T-5300 dated September 17, 2004, that the project proposal conforms to the provisions of the 2025 Fresno General Plan Master Environmental Impact Report (MEIR No. 10130). 2. RECOMMEND APPROVAL to the City Council of Rezone Application No. R-04-34 which proposes to rezone the project site from the R-R (County) zone district to the R-1/UGM (Single Family ResidentiaUUrban Growth Management)zone district. 3. APPROVE Vesting Tentative Tract Map No. 5300/UGM subject to compliance with the Conditions of Approval dated February 2, 2005 and subject to redesign in accordance with attached Exhibit A (Map Redesign). 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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.5300/UGM entitled"Exhibit A,"dated June 7, 2004,the subdivider may prepare a Final Map in accordance with the approved tentative map. Related Rezone Application No. R-04-34 shall be approved by the City Council to become effective prior to Final Map approval. 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. 4. 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 Map No. 5300/UGM February 2, 2005 Page 2 5. 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. 6. Comply with the conditions, policies and standards set forth in the City of Fresno, Municipal Code, Article 10, Chapter 12, "Subdivision of Real Property;" Resolution No. 68-187,° City Policy with Respect to Subdivisions;" and City of Fresno Standard Specifications, 2002 Edition, and any amendments thereto. 7. 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 No. 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. 8. 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. 9. 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. 10. Relinquish access rights to North Polk and West Clinton Avenues from all residential lots which abut these streets. Ref. Section 12-10114-3 of the Fresno Municipal Code. 11. Prior to final map approval, the owner of the subject property shall execute a "Right to Farm" covenant with the City of Fresno. Said covenant is to run with the land and shall acknowledge and agree that the subject property is in or near agricultural districts located in the County of Fresno and that the residents of said property should be prepared to accept the inconveniences and discomfort associated with normal farm activities. The "Right to Farm"covenant shall be recorded prior to or concurrent with the recording of the Final Map of Tentative Tract No. 5300/UGM. Landscaping and Walls 12. Pursuant to Policy W-3-c of the West Area Community Plan, provide a 15-foot landscaped easement (and irrigation system) along the side or rear property lines of all lots which side-onto or back-onto West Clinton Avenue and a 20-foot landscaped easement(and irrigation system)along the side or rear property line of all lots which side-onto or back-onto North Polk Avenue per Policy W-3-b of the West Area Community Plan. Ref. Section 12-10114-3 of the Fresno Municipal Code. Conditions of Approval Vesting Tentative Tract Map No.5300/UGM . . February 2, 2005 Page 3 13. When the grading plan establishes a top of slope beyond the required landscape easement noted and the construction of the required wall is to be established coincident with the top of slope then the required minimum easement width shall be expanded to include the full landscaped area up to the wall location. 14. Maintenance of the required landscape easements along North Polk and West Clinton Avenues may be the responsibility of the City's Community Facilities District No.2. Contact the Public Works Department, Engineering Services Division,for information regarding the city's District and comply with the requirements noted in the memorandum from the Public Works Department, Engineering Services Division, dated June 9, 2004. The property owner shall petition the City for annexation to the City's District prior to Final Map approval. 15. 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 a petition consisting of the following items: a. A letter (petition) from the landowner or the owner's representative requesting the Final Tract be placed into the District. The name, address, phone number and fax number of the developer/landowner must be included in this letter. b. A District Tentative Pian for the entire tentative map, signed by the landowner/developer, showing landscaping locations and total areas by type to be added to the District. The plan will also show locations, areas by type and quantities of any other features to be added to the District. c. Complete plans for the current final tract map showing all features to be added to the District. 16. Should the City Council not approve the annexation of such landscape areas into Community Facilities District No. 2, the property owner/developer shall create a homeowner's association for the maintenance of the landscape areas. The proposed Declaration of Covenants,Conditions,and Restrictions (CC&Rs) and the proposed instruments for the homeowners association shall be submitted to the Planning and Development Department for review two weeks prior to Final Map approval. Said documents shall be recorded with the Final Map or alternatively submit recorded documents or documents for recording prior to final acceptance of subdivision improvements. Said documents shall include assignment of responsibility to the owner's association for landscaping and other provisions as stated in the Development Department Guidelines for preparation of CC&Rs dated January 11, 1985. 17. 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. 18. Construct a 6-foot high solid masonry wall along the rear or side property lines of all lots which back onto or side onto North Polk and West Clinton Avenues (solid wall to meet the requirements of Section 12-306-H, Fresno Municipal Code). 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. Conditions of Approval Vesting Tentative Tract Map No. 5300/UGM February 2, 2005 Page 4 19. Construct a 6-foot high solid wall or approved architecturally designed solid fence along the rear property line of proposed lots 3, 31 through 49, inclusive, 103, 105 through 109 (as may be redesigned) inclusive, and 112 through 118 inclusive, pursuant to West Area Community Plan Policy No. W-6-a. Building Setbacks 20. Building setbacks shall be in accordance with the R-1/UGM zone district and the provisions of Fresno Municipal Code Section 12-207.5-E-1-c as shown on Exhibit"A"of Tentative Tract Map No. 5300/UGM dated June 7,2004,for those lots abutting North Polk and West Clinton Avenues,there shall be a 30-foot rear yard building setback for single story structures and a 40-foot rear yard setback for two story structures on lots 3,31 through 49 inclusive, 103, 105 through 109(as maybe redesigned) inclusive, and 112 through 118 inclusive pursuant, to West Area Community Plan Policy No. W-6-a. Information 21. 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. 22. Contact the United States Postal Service, Fresno Office,for the location and type of mailboxes to be installed in this subdivision. 23. 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 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. 24. 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. 25. If archaeological and/or animal fossil material is encountered during project surveying, grading, excavating, or construction, work shall stop immediately. 26. 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 Sheriff's 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. Conditions of Approval Vesting Tentative Tract Map No. 5300/UGM February 2, 2005 Page 5 27. 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. 28. 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 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. 29. 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. 30. The subject property shall be annexed into the City of Fresno priorto or concurrent with the approval of any final map(s) of Vesting Tentative Tract No. 5300/UGM. 31. The subdivider shall obtain any and all permits required for the removal or demolition of any building or structure located within the subdivision boundaries. The developer shall also obtain any and all permits required for the closure of any septic tank, cesspool, or water well. All permits shall be obtained prior to commencement of such work in accordance with Chapter 13 of the Fresno Municipal Code. 32. 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 (see below-noted conditions). Conditions of Approval Vesting Tentative Tract Map No. 5300/UGM February 2, 2005 Page 6 PARK SERVICE 33. The developer/owner shall comply with the requirements in the attached memoranda from the Parks Division dated June 25, 2004, for Vesting Tentative Tract No. 5300/UGM. Urban Growth Management Requirements 34. 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 35. Fire service will be provided by City of Fresno Temporary Fire Station No. 16. Provide residential fire hydrants and fire flows per Public Works Standards with two sources of water. 36. Access is acceptable as shown. There shall be at least two points of access to the subdivision during construction. 37. The lot at the northeast comer of West Clinton and North Polk Avenues, which is proposed for a future city fire station shall be designated as an "outlot" rather than a "remainder" parcel. This parcel shall be improved with curb and gutter, two water services (two inch for domestic and two inch for irrigation), a fire service line (six inch), sewer connection and gas connection. Urban Growth Management Requirements 38. 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 39. The subdivider shall furnish to the city acceptable security to guarantee the construction of the off-site street improvements in accordance with all applicable provisions of the Fresno Municipal Code and the State Subdivision Map Act. 40. 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 comers within the limits of the tract. Where street furniture is located within the sidewalk area(i.e.,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. 41. All of the required street improvements shall be constructed and/or installed in accordance with the City of Fresno Standard Specifications (2002 Edition). 42. The subdivider shall install all existing and proposed utility systems underground in accordance with Fresno Municipal Code Section 12-1011, 8-801 and Resolution No. 78-522/88-229. Conditions of Approval Vesting Tentative Tract Map No. 5300/UGM February 2,2005 Page 7 43. 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 luminaries shall be in accordance with Resolutions No. 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. 44. All dead-end streets created by this subdivision shall be properly barricaded in accordance with City standards within seven days from the time the streets are surfaced or as directed by the Engineer. 45. 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. 46. 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. MAJOR STREETS West Clinton Avenue (Collector): 47. Dedicate 47-55 feet of property from section line for public street purposes,within the limits of this development to meet the current City of Fresno Collector Standards. Reference Public Works Standard P-69. 48. Construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The sidewalk pattern shall be constructed to a 10-foot residential pattern. 49. Construct 20 feet of permanent paving (measured from face of curb) within the limits of this subdivision. 50 Construct an underground street lighting system to Public Works Standard E-1 within the limits of this subdivision. Spacing and design shall conform to Public Works Standard E-8 for collector streets. 51. Relinquish direct vehicular access rights to West Clinton Avenue from all lots (Excluding Outlot for Fire Station) within this subdivision. North Polk Avenue (Arterial): 52. Dedicate 55-57 feet of property from section line for public street purposes,within the limits of this development to meet the current City of Fresno Arterial Standards. 53. Construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The sidewalk pattern shall be constructed to a 10-foot residential pattern. Conditions of Approval Vesting Tentative Tract Map No. )300/UGM February 2, 2005 Page 8 54. Construct 20 feet of permanent paving (measured from face of curb) within the limits of this subdivision. 55. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this subdivision. Spacing and design shall conform to Public Works Standard E-7 for arterial streets. 56. Relinquish direct vehicular access rights to North Polk Avenue from all lots(Excluding Outlot for Fire Station) within this subdivision. INTERIOR STREETS 57. 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 50-foot streets. 58. Any temporary dead-end streets created by this subdivision shall be properly barricaded in accordance with Public Works Standard P-44. Specific Requirements 59. 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. 60. Relinquish direct vehicular access rights to the south side of proposed Lot 1 and the north side of Lot 127 61. The intersection of North Polk and West Harvard Avenues shall be limited to right-in and right-out turns. 62. Parking shall not be permitted on West Harvard Avenue adjacent to lots 1 and 127. 63. The construction of full offsite improvements adjacent to the "Remainder" parcels of this subdivision shall be required for public health and safety and the orderly development of the surrounding area. (Reference Subdivision Map Act, Chapter 1, Section 66424.6). 64. Pursuant to West Area Community Plan Policy No. W-4-c, the southeasterly portion of the subdivision shall be redesigned by relocating North Constance Avenue westerly to the location of proposed lots 106 and 109 and then fronting four lots (Lots 106-109 as redesigned) onto North Constance Avenue. This design will eliminate any lots from fronting onto West Clinton Avenue, which is a designated collector street. See attached Exhibit A/Map Redesign. 65. Section A-A shall be revised to provide a twenty foot minimum distance measured from curb to curb. 66. Since the redesign required pursuant to attached Exhibit A/Map Redesign will result in lots fronting onto North Constance Avenue, Section A-A shall not be used on North Constance Avenue. North Constance Avenue shall be designed as a 54-foot wide street with no median island. Conditions of Approval Vesting Tentative Tract Map No. 5300/UGM February 2, 2005 Page 9 Urban Growth Management Requirements 67. This Map is in UGM major street zone E-4; therefore pay all applicable UGM Fees. North Polk Avenue (Arterial): 68. Dedicate and construct two 17-foot center section travel lanes and a raised concrete median island from the northerly limits of this subdivision to West Clinton Avenue. Details of said street shall be depicted on the tentative tract map, prior to approval. Dedication shall be sufficient to accommodate arterial street standards and any other grading or transitions as necessary based on a 55 MPH design speed. 69. Dedicate and construct 12 additional feet of paving for a 250 foot left tum pocket complete with median island curb for southbound traffic at Clinton Avenue. 70. Dedicate sufficient right of way and construct additional paving for southbound to northbound U- turns at West Clinton Avenue. West Clinton Avenue (Collector): 71. Dedicate and construct two 17-foot center section travel lanes from North Polk to North Comelia Avenues. An additional 12 feet of paving and any necessary transitions are required adjacent to the 250-foot left-tum pocket at the intersections of Polk/Clinton and Clinton/Comelia Avenues. 72. Construct a second westbound UGM lane in front of the two "not a part" lots. Reference F.M.C. Section 11-226 (f)(6) and 2025 Fresno General Plan Policy Nos. E-1-c, E-1-j, E-1-n and E-3-e. SANITARY SEWER SERVICE 73. The nearest existing sewer main is a 45-inch sewer main in North Cornelia Avenue at West Clinton Avenue, approximately one-half mile to the east of the subject property. The following conditions are required to provide sanitary sewer service to the tract. 74. Construct a 12-inch sanitary sewer main in West Clinton Avenue from North Comelia Avenue west across the project frontage to North Polk Avenue. 75. Construct an 8-inch sewer main in North Polk Avenue north across the project frontage. 76. Sanitary sewer mains shall be extended within the proposed tract to provide sewer service to each lot created. 77. Separate sewer house branches shall be provided to each lot created within the subdivision. 78. All public sewer facilities shall be constructed in accordance with Public Works Department standards, specifications, and policies. 79. The developer's engineer shall provide a preliminary sewer layout for City review prior to submitting plan and profile drawings for plan check. Conditions of Approval Vesting Tentative Tract Map No.,;300/UGM February 2, 2005 Page 10 80. Engineered improvement plans prepared by Registered Civil Engineer are required for proposed additions to the sanitary sewer system. 81. Abandon all existing on-site private sanitary sewer systems. Urban Growth Management Requirements 82. Sewer connection charges are due and shall be paid for the project. 83. Sewer Oversize Reimbursement for Service Area No. 22 and 23. WATER SERVICE 84. There is an existing 14-inch water main in North Polk and West Clinton Avenues. The following conditions are required to provide water service to the tract. Water mains shall be installed before street improvements and paving. 85. Extend the 14-inch water main (including installation of City fire hydrants) in North Polk Avenue from West Clinton Avenue north across the project frontage. 86. Water mains (including installation of City fire hydrants) shall be extended within the proposed tract to provide water service to each lot created. 87. Separate water services with meter boxes shall be provided to each lot created. 88. Two independent sources of water,meeting Federal and State Drinking Water Act Standards,are required to serve the tract including any subsequent phases 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. 89. All public water facilities shall be constructed in accordance with City of Fresno standards, specifications, and policies. 90. Existing on-site 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. 91. Engineered improvement plans prepared by a Registered Civil Engineer are required for proposed additions to the City Water System. 92. Installation of public fire hydrant(s) is required in accordance with City Standards. Urban Growth Management Requirements 93. Payment of appropriate water connection charges at the time of final map approval subject to deferral to building permit issuance as appropriate. 94. Payment for installation of water service(s) and/or meter(s) is required 95. Pay UGM water fees for Water Service Area No. 301 S. Conditions of Approval Vesting Tentative Tract Map No.5300/UGM February 2, 2005 :I Page 11 URBAN GROWTH MANAGEMENT REQUIREMENTS(GENERAL) 96. 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. 97. 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 98. The developer will be responsible for the acquisition of any necessary right-of-way to construct any of the required improvements. 99. 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. 100. 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. 101. 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. 102. 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 103. The subdivider shall be required to pay any applicable storm drainage fees to comply with Fresno Municipal Code Chapter 13, Article 13. 104. 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 July 21, 2004. Conditions of Approval Vesting Tentative Tract Map No. -300/UGM February 2, 2005 Page 12 105. Any temporary ponding basins constructed or enlarged to provide service to the subdivision shall be fenced in accordance with City standards within seven 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 106. The developer/owner shall comply with the requirements in the letter from the San Joaquin Valley Air Pollution Control District dated June 16, 2004, for Vesting Tentative Tract Map No. 5300/UGM. DEVELOPMENT FEES AND CHARGES 107. This project is subject to the following development fees and charges: PARKS DEPARTMENT FEE/RATE a. Street Tree Landscape Plan Review fee $56.00 b. Street Tree Installation fee $129.00/tree City-installed tree c. Street Tree Inspection fee $30.00/tree Developer-installed tree d. Maintenance District Plan Review fee $176.00 e. Maintenance District Inspection fee $305.00 f. Reinspection fee $29.00 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT FEE/RATE g. Metropolitan Flood Control District fee ' Contact FMFCD for new fees. Rates increased March 1, 2004. SEWER CONNECTION CHARGES FEE RATE h. Lateral Sewer Charge $0.10/sq. ft. (to 100-foot depth) i. Oversize Charge $0.05/sq. ft. (to 100-foot depth) j. Trunk Sewer Charge $419/living unit Service Area: Comelia k. Wastewater Facilities Charge $2,119/living unit I. Copper Avenue Sewer Lift Station Charge n/a Conditions of Approval Vesting Tentative Tract Map No.,;5300/UGM. February 2, 2005 Page 13 m. Fowler Trunk Sewer Interim Fee Surety n/a n. House Branch Sewer Charge n/a o. Millbrook Overlay Sewer n/a WATER CONNECTION CHARGES FEE RATE p. 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. q. Frontage Charge $6.50/lineal foot r. Transmission Grid Main Charge $643/gross acre s. Transmission Grid Main Bond Debt Service Charge $243/gross acre t. UGM Water Supply Fee $508/living unit Service Area: 301 u. Well Head Treatment Fee $221/living unit Service Area: 301 v. Recharge Fee $0/living unit Service Area: 301 w. 1994 Bond Debt Service $60/living unit Service Area: 301 DEVELOPMENT IMPACT FEE x. Northeast Fresno Policing Area n/a y. Traffic Signal Charge $414.69/living unit URBAN GROWTH MANAGEMENT FEE RATE/CHARGE* z. UGM Fire Station Capital Fee $1242/gross acre Service Area: 16 aa. UGM Park Fee $1783/gross acre Service Area: 4 Conditions of Approval Vesting Tentative Tract Map No. 5300/UGM February 2, 2005 Page 14 bb. Major Street Charge $3531/adj. acre Service Area: E-4 cc. Major Street Bridge Charge $196/adj. acre Service Area: E-4 dd. UGM Grade Separation Fee n/a ee. Trunk Sewer Charge n/a Service Area: Cornelia ff.` Street Acquisition/Construction Charge n/a KAMASTER FILES-2004\'REZONE\R-04-034,T-5300\T-5300-UGM-COA 2-5-05.DOC PARKS, RECREATION & COMMUNITY SERVICES DEPARTMENT TO: Dave Braun Planner III Planning Division FROM: HILARY KIMBER, Parks Supervisor 11(621-2924) DATE: June 25,2004 Subject: Tentative Subdivision Map T-5300 (Located on the north east comer of North Polk and West Clinton Avenues) The Parks Department has reviewed the Vesting Tentative Subdivision Map Tract No. 5300 drawn by Gary Gianetta Civil Engineering, &Land Surveying for Generation Homes Inc.dated 5/6/04. Parks offers the following comments regarding the street tree,and buffer/parkway strip conditions . . . STREET TREE REQUIREMENTS A. Street trees are required on all internal streets. Tree planting shall be within a 10' Planting and Public Utility Easement. The Developer shall plant street trees. Tree species to be planted on those streets are as follows: W. Princeton Ave. Platanus 'Columbia'(Columbia Sycamore) W.Brown Ave. Sapium sehiferum(Chinese Tallow) W. Harvard Ave. Celtis australis(European Hackberry) W. Terrace Ave. Fraxinus `Autumn Applause' (Autumn Applause Ash) W. Clinton Ave. Ginkgo hiloha`Autumn Gold' or`Fairmont' (Maidenhair Tree) N. Polk Ave. Pistacia chinensis(Chinese Pistache) N.Ellendale Ave. Nyssa sylvatica(Black Tupelo) N. Delbert Ave. Nyssa sylvatica(Black Tupelo) N. State Ave. Quercus virginiana(Southern Live Oak) N. Constance Ave. Brachychiton populneum(Bottle Tree) N. Western Brachychiton populneum(Bottle Tree) B.. Street Tree Planting by Develope'r: For those lots having internal street tree frontage available for street tree planting,the developer shall plant one tree for each 60'of street frontage,or one tree per lot having street frontage,whichever is greater. a. Street tree inspection fees shall be collected for each 60'of public or one tree per lot whichever is greater. b. Trees shall be planted in accordance with "Specifications for Developer Street Tree Planting." The developer shall contact Parks to determine tree species required on each street. c. Landscape plans shall indicate street tree planting locations and species. Landscape plans shall be reviewed and approved by the Parks,Recreation and Community Services Department. A street tree planting permit shall be required for all residential street tree planting. d. Performance and payment securities, paid with final map,will be released when all landscaping installed on public and/or city controlled property is in conformance with Parks Division's planting specifications and meets the specifications of the city. pwk. Re,.firm R rnm m arks,Recreation&Community Servicas June 25,2004 T-5300 Page 2 e. Upon acceptance of the required work,warranty security shall be furnished to or retained by the city for guaranty and warranty of the work for a period of ninety days following acceptance. DEVELOPER PLANTING FOR COMMUNITY FACILITIES DISTRICT C. The developer may landscape for inclusion into the Community Facilities District(CFD2), the landscape strip and right-of-way on the west side of N. Polk Ave. (and possibly West Clinton Ave.). 1. Landscape and irrigation plans shall be submitted to the Parks Division for review and approval prior to Council approval. Landscaping plans shall be reviewed and approved by the Parks, Recreation and Community Services Department. Landscaping shall comply with Landscape Buffer Development Standards approved by the City Council on October 2, 1990. 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 passed by Council on September 20, 1994. 2. Should the proposed landscape buffers and/or parkway strips be located next to an existing buffer and/or parkways strip,the planting concept shall simulate the adjacent landscape design to present a more uniform appearance on the street. 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 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. 7. Street trees designated for this project shall be: N. Polk Ave. Pistacia chinensis(Chinese Pistache) W. Clinton Ave. Ginkgo biloba `Autumn Gold' or`Fairmont' (Maidenhair Tree) UGM REQUIREMENTS F. The project is in UGM Zone#4. Please assure that all Parks UG fees are collected as allowed by FMC. The nearest regional park to the site is Roeding Park. The nearest neighborhood park is located at W. Clinton and N. Brawley Avenues. The nearest neighborhood park scheduled to be constructed is at N. Bryan and W. Dakota Avenues. This is consistent with the Parks Master Plan. Parks,Recreation and Community Services Department June 25 2004 T-5300 Page 3 FEES G. As a reminder, please verify that the following administrative/plan check fees are collected: 1. Collect the CFD Plan Review fee of$176.00(FY2002 rates)(Acct#34599 Fund#10 10 1 Org#17050) 2. Collect the CFD Field Inspection fee of$305.00 FY2002 rates)(Acct.(Acct#34599 Fund#10 10 1 Org #17050) 3. Collect the UGM fee for neighborhood parks. File No.210.45 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS PUBLIC AGENCY DEVELOPER Mr. Gil Haro, Planning Manager GENERATION HOMES Planning & Development Department 1368 W. HERNDON, STE. 103 City of Fresno FRESNO, CA 93711 2600 Fresno Street - Fresno, CA 93721 MAP NO. 5300 PRELIMINARY FEE(S) (See below) DRAINAGE (S) " CI - DRAINAGE AREA CI $237,733.00 DATE I/ 21 p _ DRAINAGE AREA TOTAL FEE $237,733.00 The proposed development will generate storm runoff which produces potentially significant environmental impacts and which must be properly discharged and mitigated pursuant to the Z California Environmental Quality Act and the National Environmental Policy Act. The O District in cooperation with the City and County has developed and adopted the Storm Drainage and Flood Control Master Plan. Compliance with and implementation of this Master Plan by this development project will satisfy the drainage related CEQA/NEPA impact of the project mitigation requirements. The proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance prior to approval of the final map at the rates in effect at the time of such approval. The fee indicated above is based on the tentative map. Contact the FMFCD project engineer prior to w approval of the final map for the fee. O Considerations which may affect the fee obligation(s) or the timing or form of fee payment: a) Fees related to undeveloped or phased portions of the project may be deferrable. 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. 5300 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 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. X c. Permanent drainage service will not be available. The District recommends temporary facilities until permanent service is available. b 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 manaaement•action. See attached Floodplain Policy X Does not appear to be located within a flood prone area. 5300 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 for Storm Water Discharges Associated with Construction and Industrial Activities (State General Permits) require developers of construction projects disturbing five or more acres, and discharges associated with industrial activity not otherwise exempt from National Pollutant Discharge Elimination System (NPDES) permitting, to implement controls to reduce pollutants, prohibit the discharge of waters other than storm water to the municipal storm drain system, and meet water quality standards. These requirements apply both to pollutants generated during construction, and to those which may be generated by operations at the development after construction. a. State General Permit for Storm Water Discharges Associated with Construction Activities, approved August 1999, (modified December 2002.) A State General Construction Permit is required for all clearing, grading, and disturbances to the ground that result in soil disturbance of at least one acre (or less than one acre if part of a larger common plan of development or sale). Permittees are required to: submit a Notice of Intent to be covered and must pay a permit fee to the State Water Resources Control Z Board (State Board), develop and implement a storm water pollution prevention plan, eliminate non-storm water discharges, conduct routine site inspections, train employees O in permit compliance, and complete an annual certification of compliance. ■ b. State General Permit for Storm Water Discharges Associated with Industrial Activities, O April, 1997 (available at the District Office.) A State General Industrial Permit is O 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. 5300 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 equirements. erald E. Lakeman, Project Engineer: c District Engineer, Assistant General Manager C: GARY GIANNETTA 1119 "S" STREET FRESNO, CA 93721 5300 5469 E.OLIVE - FRESNO,CA 93727 - (559).456-3292 - FAX(559)456-3194 Two sided document NOTE: THIS DRAWING IS SCHEMATIC, DISTANCES ARE APPROXIMATE. i APN: ! APN: I I 312-062-10 312-062-11 I I C-4 aoll I I I I 24° OT O30" 1 24" cif I I \ 1 45146 11 I I \ I I I I I I 1 OI j M Q I I I I � I I I I I I SC' 1"=300' I I I I w I I I 18" I 24" 1 1 1 I I I I I I I I I I I I Y I I I I N I � ri I I l f I — I � I 1 1 1 OUT LOT 1 I I I I I 1 I 1 I I I A 1 I I I 1 REMAINDER I i� I ------ --1 I i °° CLINTON AVE. �I LEGEND MASTER PLAN FACILITIES TO BE CONSTRUCTED BY DEVELOPER - PIPELINE (SIZE SHOWN) & INLET. FUTURE MASTER PLAN FACILITIES �-- DIRECTION OF DRAINAGE ------ INLET BOUNDARY TRACT 5300 DRAINAGE AREA: "CI" EXHIBIT N0. i FRESNO METROPOLITAN FLOOD CONTROL DISTRICT rni.OR 06-50-0+ K:\AUTOCAD\OWLS\OEXHISiT\TAACTS\S]OO.DWG Rev'07-1-04 OTHER REQUIREMENTS EXHIBIT NO. 2 The drainage system cost and fee schedule update is currently underway. The drainage system cost and fee obligation indicated in this notice is the obligation which is valid at the date of this notice. Contact the District for a final drainage fee obligation prior to recording of the final map. 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. A minimum fifteen-foot (15') wide storm drain easement will be required whenever storm drain facilities are located on private property. No encroachments into the easement will be permitted including, but not limited to, foundations, roof overhangs, swimming pools, and trees. The easement may be slightly realigned to accommodate future development,provided the property owner accepts the responsibility to grade the property such that the drainage from the property will reach inlets on the alternate pipeline alignment,and accepts any additional costs for the construction of additional storm drain facilities that may be required. Any proposed storm drain alignments must be reviewed and approved by the District. The District requires that the adjoining property lines of either Lots 45 and 46,or Lots 46 and 47 be aligned with the north/south property line of the adjacent parcels to the north between parcels APN 312-062-10 and APN 312-062-11 to accommodate the easement requirements as required in this exhibit, and as shown on Exhibit No. 1. The District recognizes that the developer's proposed street patterns for Tract 5300 is not consistent with the alignment of the Master Plan facilities, as identified on Exhibit No. 1. The storm drain facilities may be slightly realigned to be compatible with the proposed street layout for Tract 5300. However,drainage fee credit will only be granted for the Master Plan storm drain facilities identified on Exhibit No. 1. Development No. Tract 5300 engr\permit\exhibit2\tractsV 300(rl) San .Joaquin Valley Air Pollution Control District June 16, 2004 Reference No. 400EV2004 Dave Braun IRCEC�CEVED City of Fresno �/ Planning & Development 2600 Fresno St., Third Floor ,JUN 17 2004 Fresno, CA 93721-3604 Planning Division Development Department Subject: T-5300, R-04-34 (APN 312-062-30, 34, 36, 37) CITY OF FRESNO Dear Mr. Braun: 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 Air Basin is classified non-attainment for ozone and fine particulate matter (PM10). This project will contribute to the overall decline in air quality due to increased traffic and ongoing operational emissions. This project may generate significant air emissions and it will reduce the air quality in the San Joaquin Valley. The project will make it more difficult to meet mandated emission reductions and air quality standards. A concerted effort should be made to reduce project-related emissions as outlined below: Preliminary analysis indicated that the potential emissions from this project exceed the District's Thresholds of Significance for adverse air quality impacts. These thresholds are 10 tons per year for either of the following two ozone precursor emissions: reactive organic gases (ROG) or oxides of nitrogen (NOx). The District recommends the preparation of an Air Quality Impact Assessment (AQIA) and a Traffic Impact Study to determine impacts when projects are of this size, unless an analysis has been accomplished for a recent previous approval such as a general plan amendment or zone change. Please indicate to the District if the project has been analyzed and what the results were from any previous study. A copy of the URBEMIS output, using 150 single family residences, has been included for your review. The District recommends using the URBEMIS 2002 program to calculate project area source and mobile source emissions and to identify mitigation measures that reduce impacts. URBEMIS can be downloaded from the South Coast Air Quality Management District's website at: http://www.agmd.gov/cega/urbemis.htmi. If the analysis reveals that the emissions generated by this project will exceed the District's thresholds, this project may significantly impact the ambient air quality if not sufficiently mitigated. The project applicant or consultant is encouraged to consult with District staff for assistance in determining appropriate methodology and model inputs. Questions regarding URBEMIS 2002 should be directed to Jennifer Barba or Hector Guerra at (559) 230-5800. Based on the information provided, the proposed project will be subject to the following District rules. 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/ruies/1 ruleslist.htm. District Rules 4901 (Wood Burning Fireplaces and Wood Burning Heaters) and District Rule 4902 (Residential Water Heaters)to limit the emissions of PM10 and NOx in residential developments. Please note that on July 17, 2003, amendments to Rule 4901 were adopted by the District's Mr. Braun June 16,2004 T-5300, R-04-34 Page 2 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 11 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. As a development with a density greater than two dwelling units per acre, this subdivision may not install any open-hearth fireplaces or other wood burning fireplace as defined in Rule 4901. Only 2 EPA Phase II Certified wood burning heaters may be installed per acre of development, or a total of 66 wood burning heaters. There are no restrictions on gaseous-fueled fireplaces. More information about Rule 4901 can be found at our website-www.valleyair.org. District Regulation VIII (Fugitive PM10 Prohibitions)- Regulation VIII (Rules 8011-8081) is a series of rules designed to reduce PM10 emissions (predominantly dust/dirt) generated by human activity, including construction, road construction, bulk materials storage, landfill 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. A construction assistance bulletin has been enclosed for the applicant. Please be advised that the District is currently amending Regulation VIII and anticipates implementing revised requirements on or about October 1, 2004. If construction were to commence on or after October 1, 2004, the applicant should contact the District to determine where requirements may have changed and how rule changes may affect the project. District Rule 4641 (Cutback, Slow Cure, and Emulsified Asphalt, Paving and Maintenance Operations). If asphalt paving will be used, then paving operations of this project will be subject to Rule 4641. This rule applies to the manufacture and use of cutback asphalt, slow cure asphalt and emulsified asphalt for paving and maintenance operations. District Rule 4103 (Open Burning) 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. District Rule 4102 (Nuisance) applies to any source operation that emits or may emit air contaminants or other materials. In the event that the project creates a public nuisance, it could be in violation and be subject to District enforcement action. The District encourages innovation in measures to reduce air quality impacts. There are a number of measures that could be incorporated into the design/operation of this project to provide additional reductions of the overall level of emissions. (Note: Some of the measures may already exist as City development standards. Any measure selected should be implemented to the extent possible.) The measures listed below should not be considered all-inclusive and remain options that the project proponent should consider: • Trees should be carefully selected and located to protect the buildings from energy consuming environmental conditions, and to shade paved areas. Structural soil should be used under paved areas to improve tree growth. A brochure has been included for the applicant. For Structural Soil see http://www.hort.cornell.edu/uhi/outreach/csc/ Mr. Braun June 16,2004 T-5300, R-04-34 Page 3 For Tree Selection see http://www.ufei.org For Urban Forestry see http://www.coolcommunities.org http://wcufre.ucdavis.edu http://www.fgc.org/bookstore/energv/downloads/siv tree quidelines.pdf • 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, 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 paths. Clearly marked and highly visible pedestrian accesses create a safer environment for both pedestrians and vehicles. Specifically: Mid-block paths should be installed to facilitate pedestrian movement through long blocks (over 500' in length) and cul-de-sacs. Possible locations for mid-block paths include: Between lots 24/11 and 23/12 Between lots 59/80 and 58/81 • As many energy-conserving features as possible should be included in the design/construction of the project. Energy conservation measures include both energy conservation through design and operational energy conservation. Examples include (but are not limited to): - Increased energy efficiency(above California Title 24 Requirements) See http://www.energy.ca.gov/title24/. - Increased wall and ceiling insulation (beyond building code requirements) - Energy efficient widows (double pane and/or Low-E) - High-albedo (reflecting) roofing material. See http://eetd.lbl.gov/coolroof/ - Cool Paving. See httr)://www.harc.edu/harc/Prooects/CoolHouston/, httr):Heande.lbi.gov/heatisland/ - Radiant heat barrier. See http://www.eere.energv.gov/consumerinfo/refbriefs/bc7.htmi - Energy efficient lighting, appliances, heating and cooling systems. See http://www.energystar.gov/ - Install solar water-heating system(s) - Install photovoltaic cells - Install geothermal heat pump system(s) - Programmable thermostats for all heating and cooling systems - Awnings or other shading mechanism for windows - Porch/Patio overhangs - Ceiling fans, whole house fans - Orient the units to maximize passive solar cooling and heating when practicable - Utilize passive solar cooling and heating designs. (e.g. natural convection, thermal flywheels) See htti)://www.eere.energy.gov/RE/solar--Dassive.html - Utilize daylighting (natural lighting) systems such as skylights, light, shelves, interior transom windows etc. See http://www.advancedbuildings.org - Electrical outlets around the exterior of the units to encourage use of electric landscape maintenance equipment - Pre-wire the units with high speed modem connections/DSL and extra phone lines - Natural gas fireplaces (instead of traditional open-hearth fireplaces) - 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 Mr. Braun June 16,2004 T-5300, R-04-34 Page 4 , - Low or non-polluting incentives items should be provided with each residential unit (such items could include electric lawn mowers, reel mowers, leaf vacuums, 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.Igc.org, http://www.sustainable.doe.gov/, http://www.consumerenergvicenter.org/index.htmI http://www.ciwmb.ca.gov/GreenBuilding/ • 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. Rebate and incentive programs are offered for alternative energy equipment. More information can found at- http://www.dsireusa.org/, http://rredc.nrel.ciov/, http://www.energy.ca.gov/renewables/ • Construction activity mitigation measures include: - Require construction equipment used at the site to 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 when not in use on the premises 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 230-5835 or Mr. Hector R. Guerra, Senior Air Quality Planner, 230-5820 and provide the reference number at the top of this letter. Sincerely, Chrystal Meiler CEQA Commenter Central Region Hector R. G rra Senior Air Quality Planner Enclosures c:file San Joaquin Valley----- Air alley_---Air Pollution Control District COMPLIANCE ASSISTANCE BULLETIN September 2002 (Update from June 2002) Fugitive Dust Control at Construction Sites Regulation Vill, 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 size¢ 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 any time. 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 an object 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 PM 1 0-efficient street sweeper is prohibited. Northern Region Office Central Region Office Southern Region Office 4230 Kiernan Avenue,Suite 130 1990 East Gettysburg Avenue 2700 "M'Street,Suite 275 Modesto, CA 95356-9321 Fresno,CA 93726=0244 Bakersfield, CA 93301-2370 (209) 557-6400 ♦ FAX(209) 557-6475 (559)230-6000 ♦ FAX(559)230-6062 (661) 326-6900 ♦ FAX(661) 326-6985 r1 . d 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 802.1 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 Y2 acre. Nuisance. Whether or not the construction activity is exempt from the Regulation Vill 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 Vlll as it applies to the construction industry. 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Mf' n ,,�,�`�"•j•t`j7,';ti3'pb-S`ab a a"lm-# s ':: *'":'- '.'"*` ���•��1. � is a�y''p�1�y �F �v�fi5���a,?II 4 ry v� •� �� ® l��P tl+ "tf J Y STATE OF CAL IFORNIA—BUSINESS TRANSPORTATION AND HOUSING AGENCY ARNni.n RC NW R7 GORR rnvr-- DEPARTMENT OF TRANSPORTATION 1352 WEST OLIVE AVENUE P.O.BOX 12616 FRESNO,CA 93778-2616 PHONE (559)445-6666 Flet your power! FAX (559)488-4088 Be energy efficient! TTY (559)488-4066 June S, 2004 213 1-IGR/CEQA ' 6-FRE-99-24.1+/- R-04-34 & T-5300 GENERATION HOMES, INC. Mr. David Braun City of Fresno Development Department Planning Division 2600 Fresno Street Fresno, CA 93721 Dear Mr. Braun: We have completed our review of the rezone and tract map for the proposed .150-lot single-family residential development on the northeast comer of North Polk and West. Clinton Avenues. Caltrans has the following comments: It is estimated that this development could generate approximately 150 trips during peak PM travel times. Some of these generated trips would impact the State Route (SR) 99 interchange at Clinton Avenue and the SR 99 interchange at Shields Avenue. However, the project application contains insufficient information to make a conclusive determination on the impacts of this project to the transportation/circulation system. 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 do) 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). Has such an analysis been done? 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, 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 gives insight into Caltrans' expectations when reviewing a traffic study. If the traffic consultant has any issues or concerns regarding the use of the Guide or its interpretation, please contact us so resolution can be reached. The City should be aware that continued land use changes have the potential to create cumulatively significant impacts to both transportation and air quality. As these "Caltrans improves mobility across California" ■ Mr. David Braun June 8, 2004 Page 2 cumulative impacts were not addressed in the General Plan Update Master EIR, the City should consider a mechanism for evaluating these impacts. The City should consider a transit alternative for this project. The project itself is small, but when combined with the extensive development recently approved in this area of Fresno, there is sufficient residential development support transit. Early planning could make such an alternative feasible. Caltrans recommends that this project be routed to Fresno Area Express (FAX) staff for their review and comment. Please see Attachment Number 1 for other recommended transportation alternatives. We request that this letter be made part of the permanent record for this project and that a copy of our letter be included in the staff reports for both the City Council and the Planning Commission. This will provide the decision-making body and the general public with a complete and accurate environmental evaluation for the project. Please send a copy of the staff report(s) to Caltrans prior to any scheduled hearings for this item. If you have any questions, please call me at(559) 445-6666. Sincerely, MOSES STITES Office of Transportation Planning District 6 Enclosure C: Ms. Barbara Goodwin, Council of Fresno County Governments "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. STATE OF CALIFORNIA—BUSINESS,TRANSPORT NAND HOUSING AGENCY ARNOLD SCHWARZENEGGER Govemor DEPARTMENT OF TRANSPORTATION 1352 WEST OLIVE AVENUE P.O. BOX 12616 FRESNO,CA 93778-2616 PHONE (559)445-6666 '' J't �-' ---� �. Flex your power! LL.=FAX (559)488-4088 Be energy efficient! TTY (559)488-4066 .soy+ 1 2 204 November 9, 2004 F-i: ' -,g D' 213 1-IGR/CEQA 6-FRE-99-24.1+/- R-04-34 & T-5300 GENERATION HOMES, INC. Mr. David Braun City of Fresno Development Department 2600 Fresno Street Fresno, CA 93 721 Dear Mr. Braun: Caltrans has reviewed the traffic impact study for the proposed 150-lot single-family residential development on the northeast corner of North Polk and West Clinton .Avenues. We have the following comments: Our comments of June 8, 2004 (copy enclosed) still apply. The applicant's traffic impact study included peak hour project trip traces to the State Route (SR) 99 interchanges at Shields and Clinton Avenues. The left-turn movement from westbound Clinton Avenue to Vassar Avenue and the left-turn movement from eastbound Clinton Avenue to Weber Avenue experience queues that extend into the northbound SR 99 on/off ramps intersections during the peak hour. This reduces the capacity of an intersection where high traffic volumes currently exist. Clinton Avenue improvements such as dual lefts at Weber Avenue and signalization at Vassar Avenue should be investigated. Developments such as this one that impact these intersections should provide the funding to mitigate their traffic impacts. Several years ago a PSR was prepared to construct an overcrossing over SR 99 at Shields Avenue. The geometrics proposed in the PSR will need to be updated to reflect current standards. If the overcrossing is not constructed, the existing intersection of Shields Avenue and Marks Avenue will need to be upgraded. The City should be informed of the State's intention to close the partial interchange on southbound SR 99 at Princeton Avenue in the future. "Caltrans improves mobility across California" Mr. David Braun November 9, 2004 Page 2 - We request that this letter be made part of the permanent record for this project and that a copy of our letter be included in the staff reports for both the City Council and the Planning Commission. This will provide the decision-making body and the general public with a complete and accurate environmental evaluation for the project. Please send a copy of the staff report(s) to Caltrans prior to any scheduled hearings for this item. If you have any questions, please call me at (559) 445-6666. Sincerely, ~- r MOSES STITES Office of Transportation Planning District 6 Enclosure ' C: Ms. Barbara Goodwin, Council of Fresno County Governments "Caltrans improves mobility across California" CITY OF FRESK - ENVIRONMENTAL ASSESSME. / INITIAL STUDY FINDING OF CONFORMITY/MEIR NO. 10130 Pursuant to Section 21157.1 of the California Public Resources Code DAT 1LING: (California Environmental Quality Act),the project described below is � determined to be within the scope 'of the Master Environmental Impact 2004 SEP 17 PM 4: 09 Report (MEIR) No. 10130 prepared for the 2025 Fresno General Plan. Initial study is on file in the Planning and Development Department, CITY CLERK. FRESNO rl- City Hall, 2600 Fresno Street, Fresno, California 93721 (559)621-8277 Applicant: Initial Study Prepared By: Generation Homes, Inc. David Braun, Planner III 1368 West Herndon Avenue, Suite 103 September 17, 2004 Fresno, California 93711 Environmental Assessment Number: Project Location (including APN): Rezone Application No. R-04-34 Northeast comer of North Polk and West Clinton Tentative Tract Map No. 5300/UGM Avenues (APN: 312-062-30, 34, 36, 37) Project Description: Rezone Application No. R-04-34 proposes to rezone approximately 34 (gross) acres of property located on the northeast corner of North Polk and West Clinton Avenues, from the R-R (County) zone district to the R-1/UGM (Single Family ResidentiaYtJrban Growth Managemeno zone district. Vesting Tentative Tract Map No.5300/UGM proposes to subdivide the subject property into a 150-lot single family residential subdivision to be developed at a density of 4.4 dwelling units per acre. The property is within the jurisdictions of the West Area Community Plan and the 2025 Fresno General Plan. Both plans designate the property for low density residential(0-2.18 dwelling units per acre), medium density residential (4.99 to 10.37 dwelling units per acre) and medium high density residential (10.38 to 18.15 dwelling units per acre) land uses. The subject site is currently vacant and is predominantly surrounded by rural residential development. The project also includes the detachment of the subject property from the North Central Fire Protection District and the Kings River Conservation District and annexation of the property into the City of Fresno. Conformance to Master Environmental Impact Report (MEIR No. 10130): As previously indicated, the recently adopted 2025 Fresno General Plan designates the subject parcel for low density residential, medium density residential and medium high density residential planned land uses. The requested R-1/UGM zone district conforms to the land use designations as indicated by the 2025 Fresno General Plan, pursuant to Section 12-403-B-2-a-(1) of the Fresno Municipal Code. The Planning and Development Department staff has prepared an initial study and environmental checklist and evaluated the requested rezoning in accordance with the land use and environmental policies and provisions of the 2025 Fresno General Plan and the related Master Environmental Impact Report (MEIR) No. 10130. The subject property is proposed to be developed with single family residential uses at an intensity and scale that is permitted by the planned land use and proposed zoning designations for the site. Thus, the rezoning will not facilitate an additional intensification of uses beyond that which already exists or would be allowed by the above- noted planned land use designation. Moreover, it is not expected that the existing and future development, per the requested rezoning, will adversely impact existing city service systems or the traffic circulation system that serves the subject parcels. These infrastructure findings have been verified by the Public Works and Public Utilities Departments. It has been further determined that all applicable mitigation measures of MEIR No. 10130 have been applied to the project necessary to assure that the project will not cause significant adverse cumulative impacts, growth inducing impacts,and irreversible significant effects beyond those identified by MEIR No. 10130 as provided by CEQA Section 15178(a). Finding of Conformity Under MEIR 10130 Environmental Assessment No. R-04-34/T-5300 Page 2 September 17, 2004 Per Section 21157.1 of the California Public Resources Code (California Environmental Quality Act), it may be determined that a subsequent project falls within the scope of a MEIR, provided that the project does not cause significant impacts on the environment that were not previously examined by the MEIR. Relative to this specific project proposal, the environmental impacts noted in the MEIR, per the 2025 Fresno General Plan land use designations,include impacts associated with the low density residential,medium density residential and medium high density residential land use designations specified for the subject parcel. Based on this initial study, the project does not change the land use indicated for the subject parcels and will not generate additional significant effects not previously identified by the MEIR and no new additional mitigation measures are required. Therefore, the project proposal is within the scope of the MEIR as defined by Section 15177 of the CEQA Guidelines. Moreover, as lead agency for this project, the Planning and Development Department, per Section 15177(d)of the CEQA Guidelines, has determined that all feasible mitigation measures from MEIR No. 10130 shall apply to the project proposal as noted in the attached mitigation monitoring checklist. Public notice has been provided regarding staff's finding in a manner prescribed by this section of the Guidelines and by Section 21092 of the California Public Resources Code (CEQA provisions). �n �- CL� Gifbert J. Karo Date Planning Manager, City Fresno KAMaster Files-2004VREZONEIR-04-034,T-53001R-0434—T-5300-MEIR Finding of Conformitympd Attachments: Environmental Checklist/Initial Study for Environmental Assessment No. R-04-34/T-5300 Mitigation Monitoring Checklist (MEIR No. 10130)for Environmental Assessment No. R-04-34/T-5300 ENVIR_ -AMENTAL ASSESSMENT (EA) CL.-CKLIST POTENTIAL ENVIRONMENTAL EFFECTS EA NO. R-04-34, T-5300 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 site; 1 2.1 Substantial indirect source of pollution 1 11.8 Availability of adequate park and recreation areas 1 2.2 Direct on-site pollution generation 1 11.9 Unusually high solid waste generation 1 2.3 Generation of objectionable odors 1 2.4 Generation of dust except during construction 12.0 HAZARDS 1 2.5 Adverse local climatic changes 1 12.1 Risk of explosion or release of hazardous substances 1 12.2 Site subject to flooding 3_0 WATER 1 12.3 Adverse change in course of flow of flood waters 1 3.1 Insufficient ground water available for long-term project 1 12.4 Potential hazards from aircraft accidents use 1 12.5 Potential hazards from landfill and/or toxic waste sites 1 3.2 Use of large quantities of ground water 1 3.3 Wasteful use of ground water 13.0 AESTHETICS 1 3.4 Pollution of surface or ground water supplies 1 13.1 Obstruction to public or scenic vista or view 1 3.5 Reduction in ground water recharge 1 13.2 Creation of aesthetically offensive conditions 1 13.3 Removal of street trees or other valuable vegetation 4_0 PLANT LIFE 1 13.4 Architectural incompatibility with surrounding area 1 4.1 Reduction of the numbers of any unique, rare or endangered species 14.0 HISTORICAL/ARCHAEOLOGICAL 1 4.2 Reduction in acreage of agricultural crop 1 14.1 Removal of historic building,disruption of archaeological 1 4.3 Premature or unnecessary conversion of prime site agricultural land 1 14.2 Construction or activity incompatible with adjacent historic site 5_0 ANIMAL LIFE 1 5.1 Reduction in the numbers of any rare,unique or 15.0 ENERGY endangered species 1 15.1 Use of substantial amounts of energy or fuel 1 5.2 Deterioration or displacement of valuable wildlife habitat 1 15.2 Substantial increase in demand upon existing sources of energy 1 6_0 HUMAN HEALTH 1 15.3 Wasteful use of energy 7.0 NOISE EXPLANATION OF RATINGS 1 7.1 Increases in existing noise levels 1 7.2 Exposure to high noise levels "0" Insufficient Information Insufficient information is available to determine the potential 8_0 LIGHT AND GLARE environmental effects which may result from the propose 1 8.1 Production of glare which will adversely affect residential project in this category. areas 1 8.2 Exposure of residences to high levels of glare "1" No Significant Environmental Effect The proposed project will not have an adverse environmenta I 9_0 LAND USE effect in this category, or any such effect is not substantial) 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 characteristics "2" Moderate Environmental Effect The proposed project will have an adverse environment I 10.0 TRANSPORTATION AND CIRCULATION effect in this category,which is of sufficient magnitude to be 1 10.1 Generation of vehicle traffic sufficient to cause capacity specific concern. However, this effect is not substanti deficiencies on existing street system enough in itself to require the preparation of an Environment 1 10.2 Cumulative increase in traffic on a major street for which Impact Report,and is mitigable through project changes an capacity deficiencies are projected conditions. 1 10.3 Specific traffic hazard to motorists, bicyclists, pedestrians 1 10.4 Routing of non-residential traffic through residential area "3" Significant Adverse Environmental Effect 1 10.5 Insufficient or poorly located parking The environmental effect identified in this catego 1 10.6 Substantial increase in rail and/or air traffic substantiates in itself or contributes towards a finding that thfh proposed project has a potentially significant adverse effect o the environment sufficient to require the preparation of aii Environmental Impact Report. m LL 14tx' x O t N o vi > p W atea` rz ° cn o vM 0) 0 i aQ :2w G) cw3a :? a w C V o d 2 .2 2Lm6 ,0 '0 m d S M 2 of W 0 V Ca m c c ya c C y c c ID Z n c c E a c c E _� cc E Q w p m a w 0 m a w ° m a O 'r o O oma o ma oma d o a> > 3 o CD > 3 o a> > r' UCL 0 00) cD — a'c — 0 c0 (0LU c j > > �° f—c° cm S �919 caai � c2C0 aa m0 CL CL m0 aa m0 r D o c o c o c W m EEi m iJ Z > — > > — Z W Or Ow 2Z Z W C Ca.c ac ac �Q .N W mwo moo mw0 J Y >S W o y •m o y m o y m (� "'� ` O U ` 7 U ` O U CL O d o � a O � a 0 'a "a V ...I = Cl) a m a m a m m V o _ W _C c c E Lo c o0 c •° 00 0' yr m 0 Z .L otic a Z It Z O N E � 3 o -t v � m E Lv }� W a m.2 u — V Q L 3 m' V Q Nr- CD ° m C ayi ' O O �° ma c myoma $ 0 w > 2 a0MC,4 m > yo Z m � � 'u� c yr Cu e yj m m � am ._ J wcri c —>' cw m `° E Er m m E ° m 0) m = W = 0CSCD a o' m ap ' c m 't (~ � 5 � a Ep c -30 ++ Nu°ci U m 3m � m ° oay `o ° oam 01myW to _ � � w ., wyE mr N _� CL ti ° N m ca y w m u� o v 3 ' yNO L y m Cu- N cca- E . O L - w Uw cm mm `N D 3: muw cy -5CNm U mm m mCai wEM w m m > pU UW Eycmm _ _ `o w ° CL o acro a: ° m m ° >, m ,r a ` L a U w • C w U of C Zm � m Q CU (D c mWuwi � D cc $—0m i O ow a) c m E c E y � ° .. y � .+ > �° m .. J e�C wV � °� awcn m cn m c c aw m m c c mr � pwmm a� 5caZE af0c°� c0 � `Ow d Evw o Z L � w La c U m 'a Law a m mr- � O o Tom_ �_ 3n 0 c m � 3 �° w m e m 3 � c o aw c m c cco w '`' mccow ammmm C7 A m � m Q W m o o mcn m m y m 0) c w mm m .0 .0 ma Se g m w L7 in w m 3p 0C9 rn*a'>- w �9 - @ c of G tmN N ~ oamoamC OwE - �U O 'Lw' mC EUz 'nm ° •- = r M 010 w «. cmc ` oC ` m ° ° = wmmmw3 ti r E m 0 M m a am c mOmm � o� o Ec 0 > a � y w � m w w � a CO W O c y E m m � ° � m m w y 3 w 0 N of m mo � \ Q o c � E ' ac m a�io € U ° o = a cvc c�:° Z ao >,- � I >> CD aE cN m 3 aE m _ ° C� 'c�i `m Z E m o ap aci mpw cn � a m ao a� Lm. aci umi a 3 E ma cm O c m ay. ac mw dam am a w am � " O c >• 0 Q O a N o o rn c O O $ c O m U m m C L m 0 LL! N .� vo > m E m a? > y 3w m > N c c ° � m 20 V .O(y m J w o > w U 'C O m O N Q O w O C > ° m m m c Q Qcmon Q �oJw > 0 � a� aa > omo W � c2 ° � cmc ° o ca a m m � c m aw a c c.,i E c a -i E = E O m Ui5 3 my m oW :E m oti S H w mrs CL LLaw z W IV x O N W x � V N Q x x x W n rn«- n a) - D Vm m � c m cc m cc °' cc W id Cc CLY - T "ALL ° cad ° 15 ate ° lTaa� ° yam cEo d _ rn rn rn 0 0) a. c c c m c rn p o o o > > T U y'Cc .-. U y'cc U y'C 13 U y'CQ w: O O V > m (`CO (_CO c ani 7 � � c ani 7 m (_CO c m 7 � � c ani - 4) Z dHa m0 M a. m � aHd m � CL CL m0 m W oc `o , 0 ° - U n W _ Z Z o o o c n c ° Q Z N 2 LU C m o m w m o CL C T c a z v 1 .2 ° o c E ° ° S �' O ww Oa a `O ' om = Q o` 00 uj � 2m aomc dnE p� = y " >, - m cOm vc X—Zm morn' w O w m ° aci o cry, ° c m m w y � > = c m 0 H W C_ tm 3 c y c m O .0 cc w V Z •� co > o m m m m c yt .0 .0 –mc CL CL E m Q W ° v'i -0 viv m 4) Loccc 44") '3 "0 cm « � L n °' N a c� OC c E c U m r_ t= ani y 3 cmi E y �a .X R U O > . rn Z ' v - o Ea y o c c m m a y >, m m w 'm mn ,p-j m L 4) 4" E e y .�e C > Cc 4)y w mO W Q cm m C °) c E ° of m cEca Z n? Co m c° Cy U w c io O y W occ m Qnm oE mm ' ° NN Co�e O m cm y m n m f0W O C O _ ,w 75 O CL Z O n E �' m > > - y Cl y CL m ° m mp c. am cm .E = m m c m ywm yd E ea c � c o m> a o0 CL Ecm ° ' ° oyto c cF c � nm nO y m � � c cm - m _ a f r- LM :0 MB -� a o > w� ~ ' yamc0 �W G � V a) w7E O C ' m m O O � 'C nm W 0 E G 3 ( m U m md c7 C Ojm yc V . L 5Q` O�IC"A� Q,,VFe^-� y`m amO o • U U -21Emc CL �n=aid Z 4) ° = co ° � o ymC � � n mQC E mYcoC CD oE ocm� �mo co 0 -0 – O o d— — Ida ymOC d wY0 33 Cts •'vavm`m) UOC my C m mw m E ` jC mo V -" nm n w > O mcoV � c Co U � "0 CL ' er ( m n.0 ° mmaE C m O_m, m V L m y CLE O C 4" O _ ca m m o m a? r m E m o w e m C > w m o O vl c n U V1 > — N C V Q m V (`0 U Q y d COm _� m C C O) 7 c rnE - m m mo OQ O o:° 3 E 'C � o m o CO Y o m o - o f c vi m E m e am m c .- m e 75 0 2arn O O C > t O n m n c .- m m C E U C E y C �p O y m n f�0 V m U m > j m p j 'n U O C (`0 m m — y m m U c o m `mC 'O " . Y ° tL a' uom E c°� ' mm .0m o4" m c> > ? � O 7 ° y > c N m := t O_•- c a ._ Q y Co O E m w 4" ° C c m m nE m m ° .0 m o - � 2) O_Y '� O L y L O .) y m y m E m c m C O a n (4"0 O U ' Z -m° Oc o > LocayEEa o $ .SE ° mm cc m 'm S w Q > 3 Qo c . nw- 'X > �° co m o vi m o � E W m ° ° v m m o o m m � >, � c 3 '� c >.o Co o Qm VO 7 O y •C L C ° •� n n m +� ` m m y C z 4" > p m p E C CD w Q4" D o m E n0 9C9 'mH U E m _m. P :. E m nm = vi •O .� y 0 U c 0 .2 0 c .a m m �Lf n'U m C m .+ 1 O m ` a m -0 o m -d m ": E a� 6 U 4) CO m Eb c Oin LL a O N W X X r � cn i d V � m X X UJ m Z Co JW @mC m C E dLL nE Qy 0m m 5c orn mE O W c � Q y m c@ ? m m n c n a V d00 LL LU > •o C 3ca uui ZZ c c c pa N W r- w Z = � rn rn rn az C � Y � ui j O O O wt- a 4) o- u < V C Tm 3 �+ m m m m V a m C m W m M m C m ,o N C Lg 0) Ul w m 'O W �0 m Q m r o m x m m m y w-__ � M m (7 c c c io v E m cm n -o En E aim n c aci c�i m c : 0 C rnm c owma`�i ° Eo m cr o Z � $ '� U O Co fa y m O 0 "' c m m H N C 04 a y U � Z � � y m EEE m cm > w mm 0 c me W >.w n cm 510 yE wy o CD � E v ° �.a �° Q O m '3 c Qc c s m c m .� c w w In ya m L m m n o CO E a, m m13 O y ic m m m E m e ca j u' (Q C U m C n' O m M •f c umi m o w Q m C m > O C y C w m m nm E y c m ' g o c o N _ C a' CL ° (n (DC3 mm m n ca me fon O c E c m E m m m m .. ai m o mm 0N � W me o CL Ccm Oom 0Ta r- ca ? m Uw �m C � � O "' •� m O C m m m C W m O C j CD _ c m w m E w ° m 't tnn U E m ° w m ° O . J C c E y y � .0 •° m ao c m m e c m m m2 r O Q rn ° c c E o w c mm m = o rn ow " m W me C mCO m ° mm a� ° y m tm yww J !a C m U a O 0 o y umi O L E E o N c CA; >.w O • d Z m m c y m n > U C 7 '� U - v1 n m C 'U >% d o cLi cmc m m E m U m c E m ° m cu e CD c ° > c f- c m c n U m m m a� a. > C O •Z m oy m m Q m ° m m aci d o c> o c m ° c y m m m c a O c m E nw '5 Em m � � c m m c c Y c c • c ° stn y ° p m `O F- Co .fE - n ° Im N� Sai aciaEi ° ccay —CL (D wiz C L � m m '> E t Z' E ? o %w aci m o C ° o x vm ° a m m m m ° N ani o � m m m > ° v ° y Qw > > x o mo '° d m ccccam we rn— �"� t m ° m � y E mea € 3 m c °aE c Ea o m ni mew c r4/ C C •O O •o CD m 0 C O) C O C m V m E y O m Z •p CD Lm. ca LL 3 C cc O c m 'y" U U mIn " U U m E c C m r ° �.m V E �° C C CO 4) c •Nv c m E W aa) ° m o o n — � ° v m E m o w aLi — ° m �m O ° o Q. >. n E m cc —r mm n > > mom o0 Z m ov c m c c°» a E vi o a• my m m 3 0 � o ai m � m m a v Q CLcm .0 m n c d m C CD o t o _�' w C U C o 7 "p '� °�O m c g W OO y N m C .0 7 -0 O '� .m ':C. O U a7 •U m p) m C p C Y N U O m Q m vY �` > m •� y �' n`" 'mC •o Cl m c m 'U C != C p n�_ V ti mQ m Ci cpm pm om mU m-6 L-: w H � to 065 CUs m � a CL H •- 47 = m a m L V m m co a •d V o 6 -6 d v vw E IL !f LL X X O N W X X X X r � L V X X X d m � IFIm LU O V >. n c m m Qco o ('D � C M JW occcam c = CC, mc c ccamc ccamc ccamc O d a m na E � Cm Cm E � naE naE naE c`a O s c o r o t o r- r O = O r- c O r- W c m m _ c m m m _ c m m c 0 m c m m O n= c > nm c > n n..0 C > n C > n C > n a p C> > o � ao oaaoo oa. CC (D aoo aoo m Z _ c W HCL U .Q Z LLJ W c c c c c cQ � Q ZQ N = � n n rn rn rn rn az J �C � J O O O O O O w� pa a W W V LLIo cE t m � c � c c ~ Z 10 C m �0 � � " w o m m c c m m ca QWL ca on � mm n� mm2 cm w w o O w w E � '2 ° C � mC mE m E m m dc ° � m C= cc :3Z n m o ♦v�/ O n CCL mmE _ C c " > 20 ca CL C cc w d wT2? m _ m mC m jZa w C w U UtO M C m C > U 'C •O U C o �D cm mem s m (D on Ce O n � E � m :3 t5 3o c m a m Z i+ m O X ° m 0 n �Cm w >. c C D C W � V dam cc o c m ° o T 3 3 m c rn C o 'a m ° o m m N = c 0 > o 2m *C °off � o f (D � n Z N m •C t m V w m w V > C 2 ° 'a -° m o 2 m m m w y m o O io O E W y � E0 .0 a w o w , O c ci ° y E - c°A m .Q C n� o o � - y ° U � mw '- � >, c m m w O C o C) E � c - c Z = > > = C w Ot > > U m C r n3 m E W O Q rn � @a o > c m 0 o mm C 0 0 C c w O W C � c mo mm2; ° EcLnc w w ° m W tm om � ,� � 3 > 3 cEc Lin 0 a) mE T y .LC ~ d Z a) 'a 0 0 in 'm > w o -x E 3 » c o ° 2? c E N O w e 2c7 '° nm _ m m - c waw m £ m m m o Q d O ' o incn 'a w w nm 't CL o ca C m m m 3 •- t C w C7 ~ c rn oo m2? w ° `� c> m ° m °' E a� cm m Q m c� 04 w mwo m m mQ� c m > m w O F- oo cCa E wn cc cc° m ° wwW n3Q c cy 3 � m � � aic�ca � mem m � � -ma > m � m0 .0 Qm m s c m m 0 CL Ez 3mm � m mai mCL w cwm nm c ° o rn a w ° w w cn m E m ° m (D (n 4)M r m m m two c o ° � E m = o mon ca m � rnw 2 � m ca 4 vi - 2 0 0 Z O 'O �` ( O N m •U •� E `� �' 3 3 a m V 7 C C m m m �+ E n w m = 3 `� c m m 7 Z mw ° '� w w w m •� m = W 0 0 m �m y -0 E uw Q 3 nL n QL m C C C w (A O � ca w ca — m m O y2? N 'O c amiw '.�7 m U o m m �. m cat s C is w o_0 Z m L C C L m 0 y M 7 d y d 3 w C CO y fa V 3 �' mL O m w c C o QE m `� _ m o w t � � ca W U C � w ami m o � L w ° U (D V V c c � ` Qm s = L m ui Mts m C _ m m m nE m ` C m N d CL m ca O � c 0 -0 H nm ~ y c w E- (1) o CL OE G = V5- o Gym Gmnm Gni GC co �d 0 IV O K .'. a O N W r X X L �t, a A V) LU O 0 Z m w y w y w y r! Q W J carat c - c _ c cmc cmc � m E Li Em (D m = mw Em Em Em ca CL -a, car r = = r = ar c cucL r- c0E c W c —aoi co co co co c 5 co c 5 co c m m O c > n n� a� n� c > a c > n c > a a C) > CC (D mo m ° mo 0) 4) 4) 4) 4) (3) m a 0 0 D a D a D a a 0 0 a. 0 0 d 0 0 ' m ` w U CL Wz It W C c c 0o 0 o O o O o co= 2 rn rn rn rn rn (3) (3) a z J O O O O O O O wU- CL ✓L -J ` Ix 0) 6 0 - (o N m y C w O m m O C W C cw E � � � � m cnFU Z .L �a ami y cr '3 ° m c'44 a. m c Co nw v = W O y ° c ca 3CL Ca CL w_ sm. � O °� (m a. ° co ' W «9 y c L0 C may 4) co $ Q u3 —2 co " CDo comy > c as o 0 O > cc m Co cr m m m e E co c 5 m Vs •c c°> �6 a y >, E o n J Z °� m � 4Ei co 0 o OU too c o c � E E c ' O y m U = W O L c c (06 C O U m .y. •O p C 0 cOo O U j co L 2 p) 0 "' co co C w O m (CO O W w L" y ° 3 Q P. � �,, c 3 o E a ° m o co E -- c � � C n = � c c m LL m cOt0° E m m 0 n o ra m m � au c - c�i c� rn° C y t[! CA V ° � :? � � o >. E 'S E c 'n co c y O c N O N > O(m 0 O a m a 0 a co w N m y a, o O C io O N N c m 4) ` -o yca mE- rnCmV Uc0 co m ca W W y �° 0 COcm N bio ccc 0 �� m m o m � O W oc •y ca > 3 -e 3o L ' .tCCoo w � -> 0 UO U U m y co _ � mm 3 � mo m � y �° cEmE cco � mm J C N c cc c c"ma Co c � � ma ` m -0 n � � tm. c o J l�C myoo � 3 'mC 0 � mm 0m5 � c�ic � c > O w a O O y a o y > co p 0 C t Cn O y y C '� �.�.. C T V 7 U cc C Z C (D.j O U C O d a O j aaw U 'a CL y m ,� O ca x . cr U .L... •� O C to y C C O L O .L... U ? •C Co V O t6 C f/1 O m y co .- _ () Q _ C 3 c m -x O m E � ° c o cot m O c ° � � t6S '� m �m m ° cCD x3m o_ w " m ° c`o O H c6cia E o � m c 3 y E c cyic 3 aCi E am M mcn � mco Ecy , wm mC 4) CD > Cn co ioEo c o o � 3 0 m ° 3 E m E a ccoo n o E ° .1 'a ° o C o m o m w E m � o c c m o v a > o m m a .rS C C C co d p p .O y ` > C •p a w cOo O M mw m o S c ° v 4 n m co m m > ao c = 0 Cocway ° OE E 'c ° c : 'a c3mC cay � c cC.) cr E ca " o c m ca (D c cz 0a y y co 4) m O � OC 0 E c .0 E •y co mC cC 'e 7 O C « o o c E caB m ca o m 5 cc E- o ° m 12 ca c0 (D t6 V y d� 0tea c .0 V co C - Cr m y p m t _n« L CL O O co m C m t O w = y p — 3 w L m 0 m O G co 7 O 0 Z y C (o > y a-0 > d'G 3 C 'G y 7 N y C L U_ � U vrn•o aat6 w � � �` ° C w � a � ccicc yCm c � 'Q Cm U ` ° > Umc) UEm >_ Ec coca o qm W V c c c ° �`m m m m m �E U •m p o U Co CD E C m o E y t m (D ° E and mo m V L m L I--• m U •E ,,., m H" c y L m = m O �a L C O y U U 'p •G O m .0 •p y �' U C O �' y I"' m y (o O C It - O (o c 3 co •O r O m .63 'O O W c0 to �- O trail .- Z c p N m m ai y m m 7 .� ' M U L L U y m p 2 C IL G .0 y y D nam GU y 6 .s ca W y 0 a W E (D W m co 3 LL O W X X X r G - L V w m � d R W � Z Q U U V V M aW c (D r IL � E ( CL IL CL a a'. 0 V oo od° G dC ° aO d aG d OW C0 > a . a 0. aO noo on oD oD � m Z � m cc LU L1J V a CL _ Z W c c c c c' -t Q w . � Q y 2 � c c rnc nz c � JY � J O O O O O LULL O a a. LuL uj C m m m T -0 a m O m >.— m m 0 W m 0 y y Z m C Ccc V Z �` � .�.. U m y y C. 0) 0)y N C U .�� L .L.+ m U a W 7 C Y O C ° ao.0 ` 0) j CM y 5 ° n d C V = j V O m_ O Cc c0 O . >" V t�i1 L U O 0 U °• 'C t0 m V '<') y m n .O m m L m f�0 y U m a y >. z � � E 0) cc cmEC rn yC (D 2m CDic LLLJ = `mo y w ov -0 1)-0 3 c yca L c c oQ _ o u, 3 E o d °1 D � ° 2° mc-cc ccCL m � c �'� 3c " d cm Z � �+ m cca www E o m y d y cco � - m m me a ca � m eco E c C Ln V C 7 W C w U ai v°i m m C C m C C a 0 O m ° 0 C N ++ w U C m 0) n y m '0 y O C y 0 L C 2 c0 °1 m 10 O m n Z t0 m rn m 2 m o ° 0) ca m m ' w m m c 2 > o _o) y O d v m yca y o n2 0 y � m m m m Ea = � y � U w v . C w m CL (DC m C X m U > O O m ° — C i � _0 O m e m m L � M rn 3 m e � � c � M m o mL � UD w 3 y 0)Y 'C c •C m C m ( m w m m cm c f�0 O y rLn Z N C y n O 705 m m m 7 m m y m m m '16 � y W = < U V O w O n f0 y U t n' y w 0) m Z' m m 7 m C I W c0 c nc rnn'3 = c � m o E ' ° c y = L � > m°O '' W R coo 0 m e m o am 2 .r� � v � m m '� " m m - m m _cIj ca m Z c o .4 � � i :? E m - ma 'a °ca � L 2 > N = 0 m m m m 'o m n3 y ._ c m c m o Sin m o m Q N 3 m M ° r a° c '> v m > c0 _m m o EU o C ' L y o x m m m o m E m c c ° c _ m @ m` � ts X m O y m m y U m O m m O m m m ` "' y Q v CL-0 3 m m 3 m C C `� c m w C C U GL C 7 C ca O m (q "' m M j m w U ° O c0 > O m O O m Cy M ~ �w C m C � >+ C m C E 0 >, D m y W m T 0 0 E U c—Cc U U '� N C U y O m U m m C U O` :? L >. U m C m m 3 m m O m y '> 0 — m L .�.. m e °• m m �. m C O <`o ma ui ,� ° � € ° m = y o o m 3 3 E y v m d N cr; O 7 ° c y m y E O ° Q m . 0 o .- .o m E o m (D = S rnw vv m m � @ � o c c st c� W y c y m °•c c 3 3 .0 c m -> m - � C _ rn ° ° v .0) m N m w U t 7 m y m y U � E O m y m _m °? m W '> m LL . W y m E y m c 'C C U C _m O ca. n m C°c ca C'C C m m OOME _ ._ n o c E °) w y C ° m 7 = L > L m a W m 0` - C m e- m E m v, >. c (U c no m y a m y m L m x E CL o _rn Z m O) m °) ` m � O L (c0 m O w �' y �' m (0 n m C C Q CL c rn.S �,� 0.o y2 mo 'erc C > y - dm � o) m EU � � LW ¢ mo ` r- cjw Ear> o y0r rm m cid cz � � mz cm2 ~ cd c H6zmEm °) cmi U °. c co m m 7 ^ w y C C E C > y y y a- 7 L w . X O m 0 N ° m CV V? d m m T m U L- W y 0 c0 � V -6 m LL m o w U LL U n LL n LL LL w 3 y Q' m LL »y X X X O W V- L V � m aE"" �? "e�P�' i�-t•'y'°Y Pv' •�k .Y 'i'. xC�'�Ei�":7�` Y"� '�«.: d Wca ca a a m Z U U U OI 0 .0 C ., .0 O •- C C C C -, W a. C M c m a a c (Dc E 'o c c E N E cC O D 2 � 00cm COt co CA cca0aa ca ca L° p y C W 0 m y .�: C m C a= c > n = m Cl.a > � U a > > > a. 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U. x x x x o w N LU r L � V d O C) m m m m m Z D 0 � r J LU m m m m W m N m E o dV- ca cm- ca ca rn e- o o o o 0 W m a m c m cs V din d0 d0 d0 Z 3m 0 tmA C troll C tmA C tmA C -2:- V W 7 O 7 O 7 O � O U = W F.. 0 � U OU — OU — OU V ,. O. Z U Q. U U U W+ W 0 fC0 (CO - 0 (CO m 0 (CO (CO 2 O N (CO 2 Q Z W •C w 0 'C w H •C w — to •C v-. 0 m O namoo ao � oo no � oo no � oo az � JY � J c > Ei5O c > Em0 c > Em0 c > Em0 LU U- 0 �' d n' cmaw •n•c cnn2 lm 2 " nc cnnr. nc CDn� n-r- a � tIL caCO. = c0.c0. = cac0. � ce.ca5 W U O m a) mio O m a) m -0 O m m m 'a O w m m -0 t O -' C 0 W 'O m O >. H W C o m cmc m ma -- cm C) Z '� >� � oEm > mm mr m Q W O (�O C ti M C C U O ((a c 00 :° (7 �, mc ' CL rm amo E3 m c 0 C m mom 3 m 0 0 .0 U ca a, Q. 0 Z - > o m w u; CL y � Z 2 Er X :. m m '- m m m e V/ B > E .2 m V M (meq (m/1 .0 -' m •� ` CD Q C . •O m L cm 2 E (a m C W ` O. O F- W O t aEU o �_ w a mw m m 46 (a d m Z w m C U m ul O (D " L ca C w m C � m `U. 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L 'O O m 'cc m N m O m w �j 6 m m C cc n 0 O O] y n n"' w G m U m � -5= > cc O y ` ` ' m O <0 O 1� ��pp y .0 cA C C CD (A O p m N U C ° N G y y m O m U cc _ O m C m Cw CD � m ° tEn ca -0 O C O O O •� ` m o 2 G Q V) w m L n'"' m mCD > > E w r C 'O E m 'M m vi n C) rn w O M n p w o O O m- C) 2 O (0 y 0 0 > t V N ti ` L m C C6 ul C c cmi — � oCY) CL o o � E E o am CL 0 O C o w C y 0 (V/_1 C N j m m w? cam° E c0 O U ti W 2 y ° w m m o 2 ui •c o m m m � . o m ocn o G m rn m c ° o ;m �owmo M 'y (D CC mac°) , CL- m caLi � GE m2 0m 0 O n m p o m V rn O � p o o m o o m y t - - m V G Co o O rn o 'O C 'O 7 0 Co .L... o G ,� m Z .m. ° ami E m cm y 2 `p m n" m m �' O m ° +� 7 c0 .O O "' Q' m y G C y m m m � C cc C � � � �� m � • Q cn m O o E c o � •E Q w >% v rn c o c m m N C (A m o c m G c W Lm810 = .0 C C ) 'O, a y '� .Um.. 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