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Home My WebLink AboutT-5233 - Conditions of Approval - 2/24/2005 (2) City of IC'l�C'raL��■��i rnicj::-.,.iv s►ccev��: /o��i3 Planning and Development Department 2600 Fresno Street • Third Floor Nick P. Yovino Fresno, California 93721-3604 Director (559) 621-8277 FAX (559) 488-1020 February 17, 2004 Please reply to: Shelby Chamberlain Mr. John Bonadelle (559) 621-8042 Bonadelle Development, Incorporated 2109 West Bullard Avenue, #133 Fresno, California 93711 Dear Mr. Bonadelle: SUBJECT: FINAL ACTION BY THE FRESNO CITY PLANNING COMMISSION AND THE FRESNO'CITY COUNCIL REGARDING REZONE APPLICATION NO. R-03-45 AND VESTING TENTATIVE TRACT MAP NO. 5233/UGM FOR PROPERTY LOCATED ON THE SOUTH SIDE OF EAST SHIELDS AVENUE BETWEEN NORTH TEMPERANCE AND NORTH ARMSTRONG AVENUES The Fresno City Council conducted a duly noticed public hearing on January 27, 2004, to consider Rezone Application No. R-03-45. This application relates to the proposed development of a single family residential subdivision on an 80 acre site located on the south side of East Shields Avenue, between North Temperance and North Armstrong Avenues. Following a full and complete hearing, the Council adopted Ordinance No. 2004-07, relating to the above application as follows: 1. ADOPTED Ordinance Bill No. 2004-07(enclosed)that rezones the 80 acre subject site from the AE-20 (County) zone district to the R-1/EA/UGM (Single Family Residential/Expressway Area/Urban Growth Management) zone district. The Fresno City Planning Commission previously conducted a duly noticed public hearing on December 17, 2003 to consider Rezone Application No. R-03-45 and Vesting Tentative Tract Map No. 5233/UGM. The Planning Commission took action to approve the tentative tract map application and to recommend 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. Copies of the Planning Commission resolutions (Nos. 11934 and 11935) are enclosed. Please be advised that pursuant to Section 4 of the enclosed Ordinance Bill,the rezoning shall become effective and in,full force at 12:01 a.m., thirty-one days after its passage. As previously mentioned,the Fresno City Pla ning Commission approved Vesting Tentative Tract Map No. 5233/UGM subject to the conditions notcd on the tract map and the enclosed Conditions of Approval for Vesting Tentative Tract No. 5233/UGM dated December 17, 2003. EXPIRATION DATES The exercise of rights granted by this special permit must be commenced by December 17, 2007(four years from the date of Planning Commission approval). Mr. John Bonadelle Rezone Application No. R-03-45 Vesting Tentative Tract Map No. 5233/UGM Page 2 February 17, 2004 Please record this information for your future use. You will receive no further notice regarding these applications. If you have any questions relating to this matter, please feel free to contact me. Sincerely, PLANNING DI ISION ;Shelb Chamberlain PI er KWaster Files-20031 REZONEIR-03-045-T-5233-Shields&Armstrong Map-SAC\R-03-45-T-5233-Final Acton Letter.wpd Enclosures: Ordinance Bill No. 2004-07 Planning Commission Resolution Nos. 11934 and 11935 Conditions of Approval for Tentative Tract Map No.5233/UGM dated December 17,2003 Vesting Tentative Tract Map No. 5233/UGM, dated November 7, 2003 c: Jeff Callaway, Ingels-Braun Engineering Fresno County Assessor (w/o enclosures) V�v `f a 1 T �J 4 0 FRESNO CITY PLANNING COMMISSION RESOLUTION NO. 11935 The Fresno City Planning Commission at its regular meeting on December 17, 2003, adopted the following resolution pursuant to the Subdivision Map Act of the Government Code of the State of California and the Municipal Code of the City of Fresno. WHEREAS, a Vesting Tentative Map of Tract No. 5233/UGM was filed with the City of Fresno and proposes a 347-lot single-family residential subdivision on 80 acres of land located on the south side of East Shields Avenue between North Temperance and North Armstrong Avenues; and, WHEREAS, the Fresno City Planning Commission conducted a public hearing on December 17, 2003, to review the proposed subdivision and considered the staff report and invited testimony with respect to the proposed subdivision; and, WHEREAS, the Planning and Development Department staff recommended approval of the proposed project subject to all conditions of approval contained in the staff report dated December 17, 2003; and, WHEREAS, the Fresno City Planning Commission hereby finds and determines that there is no substantial evidence in the record to indicate that Vesting Tentative Tract Map No.5233/UGM may have a significant effect on the environment as identified by the Mitigated Negative Declaration issued on November 26, 2003, prepared for Environmental Assessment No. R-03-45fT-5233. NOW, THEREFORE, BE IT RESOLVED that the Fresno City Planning Commission finds that approval of Vesting Tentative Tract Map No. 5233/UGM subject to Section 12-403-B of the Fresno Municipal Code, is consistent with the adopted 2025 Fresno General Plan and McLane Community Plan and the findings required pursuant to Section 66410 et. seq. of the Government Code. BE IT FURTHER RESOLVED that the Fresno City Planning Commission hereby approves. Vesting Tentative Tract Map No. 5233/UGM subject to the Planning and Development Department Conditions of Approval dated December 17, 2003. The foregoing Resolution was adopted by the Fresno City Planning Commission upon a motion.by Commissioner Brand, seconded by Commissioner Kissler. VOTING: Ayes - Brand, Kissler, Brown, Harrington, Vang, White, DiBuduo i Noes None Not Voting - None Absent - None DATED: December 17, 2003 NIC OVINO, Secretary Fres City Planning Commission Resolution No. 11935 Vesting Tentative Tract Map No. 5233/UGM Filed by Bonadelle Development Action: Approve KAMaster Files-2003\'REZONE\R-03-045-T-5233-Shields&Armstrong Map-SACT-5233-PC Reso 11935.wpd COPY `_. I City of cMcQ+b!'��- REPORT TO THE PLANNING COMMISSION rn��::4b AGENDA ITEM NO. VIII-B COMMISSION MEETING 12/17/03 December 17, 2003 APPROVED BY FROM: . .STAFF, Planning Divisio41rtme Planning and DevelopmDEPARTMENT oiR04.0' SUBJECT: CONSIDERATION OF REZONE APPLICATION NO. R-03-45, VESTINGNTATIVE TRACT MAP N0.5233/UGM AND ENVIRONMENTAL FINDING FOR ENVIRONMEN AL ASSESSMENT NO. R-03-45/T-5233 EXECUTIVE SUMMARY Rezone Application No. R-03-45 proposes to change the zone district from AE-20(County)to R-1/EA/UGM(Single Family ResidentiallExpressway ArealUrban Growth Management)for approximately 80 acres of property located on the south side of East Shields Avenue, between North Temperance and North Armstrong Avenues. The applicant, Bonadelle Development, has also filed Vesting Tentative Tract Map No. 5233/UGM proposing to subdivide the subject property`into a 347-lot single family residential subdivision at an overall density of 4.3 units per acre. The applications will bring the zoning and uses for the property into conformance with the 2025 Fresno General Plan and the McLane Community Plan. PROJECT INFORMATION PROJECT: A 347-lot single-family residential subdivision on approximately 80 acres (gross) of property to be developed at an overall density of 4.3 units per acre APPLICANT: Bonadelle Development (Engineer: ingels-Braun & Associates) LOCATION: South side of East Shields Avenue, between North Temperance and North Armstrong Avenues (Council District 4, Councilmember Castillo) SITE SIZE: 80 acres LAND USE: Existing - Agriculture Proposed - Single Family Residential ZONING: Existing: AE-20/UGM (County) Proposed: R-1/EA/UGM (Single Family ResidentiallExpressway Area/Urban Growth Management) ;t PLAN DESIGNATION Proposed R-1/EA/UGM zone district and 347-lot single family AND CONSISTENCY: residential subdivision is consistent with 2025 Fresno General Plan and McLane Community Plan designation of the site for Medium Low Density Residential land use (2.19 to 4.98 units per acre) ENVIRONMENTAL FINDING: Mitigated Negative Declaration issued on November 26, 2003. PLAN COMMITTEE No Committee for this area. RECOMMENDATION: STAFF RECOMMENDATION: Recommend approval of rezone application and approve vesting tentative tract map subject to compliance with the Conditions of Approval for T-5233/UGM dated December 17, 2003. r . REPORT TO THE PLANNING COMMISSION Rezone Application No. R-03-45 Vesting Tentative Tract Map No. T-523311JGM December 17, 2003 Page 2 BORDERING PROPERTY INFORMATION � - Planned Land Use Existing Zoning Existing Use North Medium Density Residential R-A/UGM Agriculture Single Family Residential- Agriculture/Urban Growth Management South Low Density Residential AE-20 Agriculture Count East Open Space/Neighborhood Park AE-20 Agriculture Medium Density Residential (County) West Light Industrial AE-20 AgricultureNacant Count ENVIRONMENTAL FINDING The initial study prepared for Environmental Assessment No. R-03-45/T-5233 considered potential environmental impacts associated with the subject rezone and tentative tract map request. The study indicates that the project, if approved, would conform to the land use designation and land use policies of the 2025 Fresno General Plan, however, it is not within the scope of Master Environmental Impact Report No. 10130. Therefore, staff has issued a finding of a mitigated negative declaration which incorporates mitigation measures from MEIR No. 10130 as well as project specific mitigation measures. The mitigated negative declaration was issued on November 26, 2003. This environmental finding was properly noticed with no comments filed within the 20-day review and comment period. BACKGROUND /ANALYSIS The applicant,Bonadelle Development, has filed Rezone Application No. R-03-45 and Vesting Tentative Tract Map No. 5233/UGM for 80 acres of property located on the south side of East Shields Avenue between North Temperance and North Armstrong Avenues. The rezone application is requesting a zone change from the AE-20 (County) zone district to the R-1/EA/UGM (Single Family Residential/Expressway ArealUrban Growth Management) zone district. Vesting Tentative Tract Map No. 5233/UGM is proposing to subdivide the subject property into 347 single family residential lots for a density of 4.3 units per acre. On November 19, 2002, the City Council, through Resolution No. 2002-379, adopted the 2025 Fresno General Plan which updated the McLane Community Plan. The updated Community Plan designates the subject property for medium low density residential land use. The applicant wishes to pursue development of the subject property with 347 single family homes. The requested R-1/EA/UGM zone district conforms to this. medium density residential land use designation as indicated by the 2025 Fresno General Plan's "Planned Land Use and Zone District Consistency Matrix". -Surrounding land uses are characterized by vacant,agriculture and rural residences to the north, south,west and east. Access to the subject site will be from North Temperance, East Shields and North Armstrong Avenues, which are all major(expressway, arterial and collector, respectively)streets. The traffic generated by this project can be accommodated by the planned circulation system with street improvements completed by the project as required by development standards, Urban Growth Management (UGM) Service Delivery policies and Master REPORT TO THE PLANNING COMMISSION Rezone Application No. R-03-45 Vesting Tentative Tract Map No. T-5233/UGM December 17, 2003 Page 3 Environmental Impact Report No. 10130 mitigation measures. Sewer and water infrastructure availability and service demands have been verified by the Department of Public Utilities with required facilities to be located in North Armstrong, North Temperance and East Shields Avenues. Waiter Resources and Public Water Supply The Water Division of the Public Utilities Department estimates that the proposed residential project will have an estimated peak water demand of 736 gallons per minute. The nearest presently available water service lines are located in East Shields and North Armstrong Avenues. It has been determined that there is an adequate source of water available to serve the project with the implementation of UGM service delivery requirements and environmental impact mitigation measures. The Fresno Metropolitan Flood Control District(FMFCD)has indicated,that this project can be accommodated by the district. The developer will be required to construct FMFCD "Master Plan facilities" as determined by the district. 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. These measures include the construction of one or more water supply well sites, including wellhead treatment facilities, which will be dedicated to the City of Fresno. The applicant also must dedicate a water supply and treatment site for installation of an above-ground water storage and treatment facility that will be installed and/or constructed by the City. 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. While the proposed project may presently be accommodated by the Fowler Avenue Trunk Sewer, previous public facility and environmental analyses have projected that the Fowler Trunk Sewer does not have sufficient design capacity to accommodate the sewage flows that could be generated by full development of the McLane and Roosevelt Community Plan areas, including the Southeast Growth Area. To address this concern, the City of Fresno is pursuing several options to increase sewage collection and treatment capacity for the eastern portion of the metropolitan area. The North Avenue Trunk Sewer has been constructed to serve the easterly and southerly areas and supplement the other trunk sewers' capacity to accommodate development of the east and southeast areas. The City of Fresno has negotiated a temporary exchange of sewer capacity with the City of Clovis for its Fowler trunk sewer capacity. This temporary exchange of capacity is conditioned upon Fresno replacing capacity exchanged in the Fowler trunk sewer with capacity.in future facilities to be determined. Necessary and appropriate fees to provide for the replacement of said Fowler trunk capacity exchange have not yet been adopted by the City Council. Conditions of approval include the payment of an "interim surety fee"for the future costs to provide replacement in the Fowler trunk sewer to Clovis based on the capacity used by this project. Once the fee has been adopted by the City Council, any fees paid in excess will be refunded to the developer. REPORT TO THE PLANNING COMMISSION Rezone Application No. R-03-45 Vesting Tentative Tract Map No. T-5233/UGM December 17, 2003 Page 4 The Public Utilities Department has determined that the estimated average daily sewage flow generated by this project is 119,715 gallons per day. It has also been determined by Public Utilities Department staff 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 East Shields and North Fowler Avenues. Circulation Element Plan Policies and Major Street System Traffic Capacity The 2025 Fresno General Plan designates East Shields Avenue as an arterial street requiring 110-foot right-of- way width and designates North Armstrong Avenue as a collector street which requires a 94-foot right-of-way. Temperance Avenue is designated as an expressway street which requires a minimum of 124-foot right-of-way. The developer will be required to dedicate and construct improvements for Temperance, Shields and Armstrong 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 Temperance, North Armstrong and East Shields 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. 5233/UGM Conditions.of Approval dated December 17, 2003. As required by the mitigation measures established by the certification of MEIR No. 10130, a traffic assessment, dated September 29, 2003, was prepared by TPG Consulting to evaluate the number of vehicle trips projected to be generated by the proposed project. Utilizing the Institute of Traffic Engineers(ITE)Trip Generation Manual, Sixth Edition, and associated computer software together with the Council of Fresno County Governments'(COG) computerized traffic model, this analysis predicts the number of vehicle trips that will be generated from the proposed project and surrounding planned land uses, and the direction in which these trips will travel. Development of 347 single family residential dwelling units can be expected to generate an average of approximately 3,321 vehicle trips per day (VTD). Of these vehicle trips it is projected that 260 will occur during the morning (7 to 9 a.m.) peak hour travel period and 351 will occur during the evening (4 to 6 p.m.) peak hour travel period. A modest proportion of these projected trips are expected to access the planned 180 Freeway and Fowler Avenue interchange during morning peak period (19 trips)and the evening.peak period (28 trips)and the 168 Freeway and Ashlan Avenue interchange during morning peak period (5 trips)and the evening peak period (5 Trips). The. eastern extension .of Freeway 180 from Chestnut Avenue to the expressway transition at Temperance Avenue is expected to occur as provided by the Measure C Transportation Sales Tax Expenditure Plan by the year 2006. This extension includes the Fowler Avenue interchange which is expected to be designed with adequate capacity to accommodate a twenty-year population and employment growth period. The project traffic study further indicates that the majority of the peak hour vehicle trips are expected to utilize Armstrong Avenue to the north and south of the project site, and Shields Avenue to the west. Because much of the immediately surrounding area (eastern most portion of the McLane Community Plan Area) is not developed, the planned major street and intersection improvements have not yet been completed as required by adopted plans, policies and development standards. However, the proposed project as well as other urban land uses developed as planned by the 2025 Fresno General Plan will be required to construct the planned major street system consistent with the public facility and service delivery requirements of the Urban Growth Management Program. In addition, the developer of this project, in accordance with the mitigation measures of Master Environmental Impact Report(No. 10130)which was certified by the Council with the adoption of the 2025 Fresno General Plan, will be required to pay impact fees specific to the traffic signalization of the major street intersections. REPORT TO THE PLANNING COMMISSION Rezone Application No. R-03-45 Vesting Tentative Tract Map No. T-5233/UGM December 17, 2003 Page 5 The California Department of Transportation (Caltrans), District 6, Office of Intergovernmental Relations has asserted that new development within the McLane Community Plan contributes a substantial number of additional vehicle trips during the peak hour traffic periods (7:00 am to 9:00 am and 4:00 pm to 6:00 pm) which will impact the State Route (SR) 180 interchange at Fowler Avenue and the State Route (SR) 168 interchange at Ashlan Avenue. Caltrans estimates that a development of this size could generate approximately 347 vehicle trips during peak travel times. It is, therefore, recommended by Caltrans that this project contribute its proportional share for improvements to the affected interchanges. Although the proposed project will marginally contribute to the peak capacity deficiencies of the freeway system, major freeway improvements are the responsibility of Caltrans and any fee related assessments imposed by Caltrans must comply with applicable legal parameters. The City has not recommended that this state facility traffic impact fee be imposed as a condition of project approval,as it is not evident that Caltrans has accurately documented a project description and cost,a reliable estimate of funding sources,a justifiable nexus or connection between the project and the need for the state facility improvements, and the reasonable proportionality of the project's share of the improvement costs that are necessary to justify the imposition of a traffic impact fee for the improvement of State facilities. This conclusion is based upon Caltrans's submission of varying descriptions of the necessary freeway improvements,the imprecise estimate of costs and probable funding sources, and the lack of adequate information to comply with Fee Mitigation Act requirements (California Government Code §§66000 et sequentes)applicable to the City of Fresno. In the absence of this documentation it is not legally permissible for the City to impose the requested traffic impact fee. An appropriate, reasonable and legally permissible method of addressing capacity deficiencies has been presented to Caltrans for consideration. This method utilizes the master storm water drainage facility planning and fee program established by the Fresno Metropolitan Flood Control Agency as a model. Using this model, Caltrans is responsible for providing a master facilities plan, development fee. schedule and assurances of compliance with constitutional and statutory requirements (Mitigation Fee Act-AB 1600)which apply to the City of Fresno. Should Caltrans develop a master facilities plan and development impact fee program consistent with this model, it will be applied to any final tract map or other applicable development entitlement for this project. It is also noted that the City of Fresno's staff has met with.Caltrans representatives to review citywide impacts on State facilities; the CEQA process; and the legal requirements for determining the nexus (demonstration of the direct relationship between the project and the potential impact) and the proportionality (fair share contribution towards mitigating the impact)required by State law. While the Caltrans representatives have previously assured the City that Caltrans legal staff would provide evidence of compliance with State statutes, no response has been received to date by the City of Fresno. However, in response to.these discussions, a partnership in planning grant was obtained through which the City of Fresno and Caltrans will participate with other jurisdictions,to complete a freeway deficiency study. This study will detail the traffic impacts anticipated to occur to freeway facilities within the greater Fresno-Madera-Clovis Metropolitan Area. This study will focus upon facilities identified to be most impacted by the projected increases in.traffic; identification of the sources of the vehicle traffic within the greater metropolitan area; and the improvements necessary to provide adequate vehicular capacity. Findings from this study may allow proportionate traffic impact fees to be legally implemented by the cities of Fresno and Clovis as well as the County of Fresno upon adoption by the respective jurisdictions. Streets and Access Points This subdivision is proposed to have one access point to North Armstrong Avenue and three access points to East Shields Avenue. The subdivision also proposes one future connection to the parcel on the south boundary of the REPORT TO THE PLANNING COMMISSION Rezone Application No. R-03-45 Vesting Tentative Tract Map No. T-5233/UGM December 17, 2003 Page 6 property. The Public Works Department, Transportation Planning Section has reviewed the rezone and tentative tract map applications. They have also reviewed the traffic assessment, dated September 29, 2003, prepared by TPG Consulting. 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 Temperance, Armstrong and Shields Avenues to their ultimate planned width. Landscaping/Walls Given that the proposed subdivision abuts planned arterial and collector streets and a planned expressway with a multi-purpose trail, the developer will be required to install 10-26 feet of landscaping along North Temperance, North Armstrong and East Shields Avenues. In addition, the applicant will be required to install a solid wall at the rear of the required landscape setback which will mitigate the adverse effect of noise generated by vehicles traveling on the adjacent major streets, as recommended by the acoustical analysis prepared by Brown-Buntin and Associates, dated October 16, 2003. Lot Dimensions The R-1/UGM zone district requires minimum lot sizes of 6,000 square feet for lots in the subdivision. All of the lots in the subdivision exceed the minimum lot size requirement. In addition, all lots meet or exceed the minimum lot width (60 feet) and depth (100 feet) as required by the R-1 zone district. The subdivision map, based on the required findings for approval and subject to the recommended conditions of approval,and the standards and policies of the 2025 Fresno General Plan and McLane Community Plan, complies with applicable zoning, subdivision, and UGM requirements. Therefore, staff recommends approval. Tentative Tract Map Findings The Subdivision Map Act (California Government Code Section 66400 et. seq.) requires that a proposed subdivision not be approved unless the map, together with its design and improvements, is found to be consistent with the General Plan and any applicable specific plan(Finding No. 1 below). State law further provides that the proposed subdivision map be denied if any one of the Finding Nos. 2- 5 below is made in the negative. In addition, State law requires that a subdivision be found to provide for future passive and natural heating or cooling opportunities in the subdivision development (Finding No. 6 below). 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 McLane Community Plan designates the site for Medium Low Density Residential land uses and subject to Section 12-403-B of the Fresno Municipal Code, the project design meets the density and zoning ordinance criteria for development in this plan designation. 2. This site is physically suitable for the proposed type and density of development, because conditions of approval will insure adequate access and drainage on and off the site. 3. The proposed subdivision design and 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. REPORT TO THE PLANNING COMMISSION Rezone Application No. R-03-45 Vesting Tentative Tract Map No.T-5233/UGM December 17, 2003 Page 7 4. The proposed subdivision design and improvements are not likely to cause serious public health and safety problems, because the conditions of approval have shown and will insure that the subdivision conforms with City health and safety standards. 5. The proposed subdivision design will not conflict with public easements within or through the site, because conditions of approval will assure noninterference with any existing or proposed public easements. 6. The design of the subdivision provides, to the extent feasible, for future passive and natural heating or cooling opportunities in the subdivision, because of the appropriate use and placement of landscaping plant materials and because of the orientation of the proposed lots. The subdivision map, subject to the recommended conditions of approval, complies with the design and property development standards of the Zoning Ordinance and local Subdivision Ordinance. Based upon the plans and information submitted by the applicant and the recommended conditions of project approval, staff has determined that these findings can be made. CONDITIONS OF APPROVAL 1. Development shall take place in accordance with Vesting Tentative Tract Map No. 5233/UGM dated November 7, 2003, and the Conditions of Approval for T-5233/UGM dated December 17, 2003. 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 to the City Council of a finding of Mitigated Negative Declaration for Environmental Assessment No. R-03-45/T-5233 dated November 26, 2003. 2. RECOMMEND APPROVAL to the City Council of Rezone Application No. R-03-45 which proposes to rezone the project site from the AE-20 (County) zone district to the R-1/EA/UGM (Single Family Residential/ Expressway Area/Urban Growth Management) zone district. 3. APPROVE Vesting Tentative Tract Map No. 5233/UGM subject to compliance with the Conditions of Approval dated December 17, 2003. KAMaster Files-2003\R-03-045-T-5233-Shields&Armstrong Map-SA0R-03-45-T-5233-RPC.wpd Attachments: Vicinity Map Vesting Tentative Tract Map No. 5233/UGM dated November 7, 2003 Conditions of Approval for T-5233/UGM dated December 17, 2003, including letters from Public Works Dept. (12/09/03), Fresno Metropolitan Flood Control District (12/11/03), San Joaquin Valley Air Pollution Control District (11/18/03) Fresno Irrigation District (12/03/03) and Parks Department(12/03/03) Letters from Caltrans dated November 10, 2003 and December 1, 2003 Environmental Assessment No. R-03-45/T-5233 (finding of a Mitigated Negative Declaration), issued on November 26, 2003 ° - Ir VICINITY MAIP PLANNING & DEVELOPMENT REZONE APPLICATION NO. R-03-045 N DEPARTMENT From AE-20(County)to R-1/UGM A.P.N.: 310-040-03 VESTING TENTATIVE TRACT MAP NO.T5233/UGM w E to subdivide into 347 lots. ZONE MAP: 2157 Southeast comer Shields and Armstrong Aves. NOT TO SCALE BY/DATE: J.S./ 12-5-03 a I � t, rb"1• '761'C51R� t„°t � �b � I ��I! 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AaA�i Ba�i�E ;iga`¢o t� ia•1� Ig �•- 9 � ��x��g�a �� A�'�� ;� �� ;fid' A �rR�'_�# �, i:� � 1.e wU,' �>,,� Z ��a• �y¢q j + Ad ild�ggq9a � �i.d0. ad! 11111 1 R ��6jq ��P a C M CJ C L7 a+ ' W i� �s CITY OF FRESNO PLANNING AND DEVELOPMENT DEPARTMENT CONDITIONS OF APPROVAL December 17, 2003 VESTING TENTATIVE TRACT MAP NO. 5233/UGM South side of East Shields Avenue between North Temperance and North Armstrong Avenues All tentative maps are subject to the applicable provisions of the State Subdivision Map Act, Fresno Municipal Code, City policies, and City of Fresno Standard Specifications. The following specific conditions are applicable to this vesting tentative map. The Urban Growth Management (UGM) Service Delivery Plan requirements are included in the following conditions of approval and are designated by the caption "Urban Growth Management Requirements." NOTICE TO PROJECT APPLICANT In accordance with the provisions of Government Code §66020(d)(1), the imposition of fees, dedications, reservations or exactions for this project are subject to protest by the project applicant at the time of approval or conditional approval of the development or within 90 days after the date of the imposition of the fees, dedications, reservations or exactions imposed on the development project. GENERAL CONDITIONS / 1. Upon conditional approval of Vesting Tentative Tract Map No. 5233/UGM entitled ✓ "Exhibit A," dated November 7, 2003, the subdivider may prepare a Final Map in accordance with the approved tentative map. ptorvui� ��azor►�'1- "� s'' 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 wails and indicate the proposed width of required landscape easements or strips. �T - 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 oND applicable processing fees. Engineered construction plans shall be approved by the City prior to the approval of the Final Map. If, at the time of Final Map approval, such plans have not been approved, the subdivider shall provide performance security in an amount established by the City to guarantee the completion of plans. CONDITIONS OF APPROVAL Vesting Tentative Tract No. 5233/UGM Page 2 December 17, 2003 4. Public utilities easements, as necessary, shall be shown on the Final Map and dedicated to the City of Fresno. Public utility easements beyond the limits of the Final Map, but required as a condition of development, shall be acquired at the subdivider's cost and shall be dedicated by separate instrument at the time of Final Map approval. The relocation of existing utilities necessitated by the required public improvements shall be paid for by the LAP ON , g,cry subdivider. The subdivider is responsible to contact the appropriate utility company for information. 5. Complywith 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.. rajo 6. The developer/owner shall pay applicable fees for, but not limited to, plan checks for street improvements and other grading and construction; street trees, street signs,water service, sewering,and inspections in accordance with the City of Fresno Master Fee Schedule(City Resolution Nos. 79-606 and No. 80-420)and any amendments, modifications,or additions thereto;and in accordance with the requirements of State law as related to vesting tentative aD p)a dt►Vb maps. 7. The subdivider shall furnish to the City acceptable security to guarantee the construction of the off-site street improvements in accordance with all applicable provisions of the Fresno Municipal Code and the State Subdivision Map Act. The subdivider shall complete all the public improvements prior to the approval of the Final Map by the City. If, at the time of Final Map approval, any public improvements have not been completed and accepted in accordance with the standards of the City, the subdivider may elect to enter into an 4 pr✓ rN�. agreement with the City to thereafter guarantee the completion of the improvements. 8. As a condition of Final Map approval, the subdivider shall furnish to the City a subdivision guarantee listing all parties having any right, title or interest and the nature of their interest per State law. ,may . � rn_ 9. Relinquish access rights to North Temperance, North Armstr`6ng and Eastt4hields Avenues from all residential lots which abut these streets. Ref. Section 12-1011-f-3 of the Fresno ok Municipal Code. L4WU DttJ�F+i1G LANDSCAPING AND WALLS 10. Pursuantto 2025 Fresno General Plan Exhibit9 and Policies E-15-a, E-15-b,E-15-h, E-15-i and E-1 5-x and in accordance with Policies 3.2.1 and 3.2.2 and 3.2.3 of the 1990 Master Multi-Purpose Trails Manual, within the limits of the tract, the developer/owner shall construct appropriate improvements or provide appropriate securityfora bicycle/pedestrian trail with equestrian accommodation of an appropriate width along North Temperance tv '01i 10L, Avenue. The location and width of the trail may be accommodated within and including the required public right-of-way and landscape easement located between the curb face and the required solid masonry wall along Temperance Avenue. 11. Provide a 15-foot landscaped easement (and irrigation system) along the side or rear property lines of lots which side-onto or back-onto East Shields Avenue. Provide a 10-foot landscaped easement (and irrigation system) along the side or rear property lines of lots _ which side-onto or back-onto North Armstrong Avenue. L5W AAS'' 2''F,�/li CONDITIONS OF APPROVAL Vesting Tentative Tract No. 5233/UGM Page 3 December 17, 2003 When the grading plan establishes a top of slope beyond the required landscape easement noted and the construction of the required wall is to be established coincident with the top of slope then the required minimum easement width shall be expanded to include the full landscaped area up to the wall location. 12. Maintenance of the required landscape easements along North Temperance, North Armstrong and East Shields Avenues may be the responsibility of the City's Community Facilities District No. 2. Contact the Public Works Department, Engineering Services Division staff for information regarding the City's District. 13. If the developer/subdivider elects to petition for annexation into the City's Community Facilities District No. 2, he/she shall be required to provide the City of Fresno, Department of Public Works, with copies of signed acknowledgements from each purchaser of a lot within the subdivision, attesting to the purchasers understanding that the lot will have an 0�1 A 04' annual landscaping maintenance assessment and that he/she is aware of the estimated �.57 amount of the assessment. O� 14. Improvement plans for all required landscaping and irrigation systems shall be submitted to the Planning and Development Department for review prior to Final Map approval. Lp.P40 Dir `A IFA 15. Construct a 6-foot high solid masonry wall along the rear property lines of all lots which back onto North Armstrong and East Shields Avenues (solid wall to meet the requirements of Section 12-306-H,Fresno Municipal Code). Construct an 11-foot high solid masonrywall (or approved combination of solid wall and earth berm)along the rear property lines of lots which back onto North Temperance Avenue. The wall shall continue along the south boundary of the project site, along Lots 266 and 267 as shown in Exhibit "A" dated November 7, 2003. These walls are required pursuant to.the acoustical analysis prepared by Brown-Buntin Associates dated October 16,2003. Construction plans for required walls showing architectural appearance and location of all walls shall be submitted to the Planning and Development Department for review prior to Final Map approval. BUILDING SETBACKS 16. 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 and the provisions of the EA (Expressway.Area Overlay District) standards as shown on Exhibit "A" of Tentative Tract No. 5233/UGM dated November 7, 2003 for those lots abuting Temperance Avenue (Ref. Section 12-244.4-E of the Fresno Municipal Code). INFORMATION 17. Prior to the issuance of building permits for the subdivision, school construction fees shall be paid to the Clovis Unified School District in accordance with the school district's adopted schedule of fees. 18. Contact the United States Postal Service, Fresno Office, for the location and type of f t mailboxes to be installed in this subdivision. �y�Nll 19. Pursuant to Section 66456.1 of the Subdivision Map Act, which states "The right of the subdivider to file multiple Final Maps shall not limit the authority of the local agency to CONDITIONS OF APPROVAL Vesting Tentative Tract No. 5233/UGM Page 4 December 17, 2003 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. 20. The developer/owner shall obtain any and all permits required for the removal or demolition of any existing building or structure located within the subdivision boundaries. The developer/owner shall also obtain any and all permits required for the proper abandonment/closure of any existing water well, septic tank/leach field or cesspool, and irrigation pipeline on the subject property. All such permits shall be obtained prior to commencement of tract grading work, in accordance with Chapter 13 of the Fresno Municipal Code. 21. If archaeological and/or animal fossil material is encountered during project surveying, grading, excavating, or construction, work shall stop immediately. If there are suspected human remains, the Fresno County Coroner shall be immediately contacted (business hours: 559-268-0109; after hours the contact phone number is' 559-488-3111 for the Fresno County 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. If animal fossils are uncovered, the Museum of Paleontology at U.C. Berkeley shall be contacted to obtain a referral list of recognized paleontologists. An assessment shall be conducted by.a paleontologist; if the paleontologist determines the material to .be significant, a recommendation shall be made to the City as to any further site investigation or preservation measures. 22. Apportionment of Special Assessment: If,as part of this subdivision,a division will be made of any lot or parcel of land upon which there is an unpaid special assessment levied under any State or local law, including a division into condominium interest as defined in Section 783 of the Civil Code, the developer/owner shall file a written application with the City of Fresno Director of Public Works, requesting apportionment of the unpaid portion of the assessment or pay off such assessment in full. If the subdivider elects to apportion the assessment, the application shall contain the following information: a. A full description of each assessed lot, parcel or interest to be divided and of how such lot, parcel or interest will be divided; b. A request that the Engineer apportion the amount remaining unpaid on the assessment in accordance with applicable-law; and C. Written consent of the owner(s)of each such lot, parcel, or interest to the requested apportionment. CONDITIONS OF APPROVAL Vesting Tentative Tract No. 5233/UGM Page 5 December 17, 2003 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. 23. The subdivider shall comply with Regulation VIII of the San Joaquin Valley Air Quality Pollution Control District for the control of particulate matter and fugitive dust during construction of this project. 24. Solid waste disposal for the subdivision shall be provided by the City of Fresno. The method of collection to be utilized in this tract shall be subject to approval of the Solid Waste Manager. r1RurE8- soup��sr� PARK SERVICE 25. The developer/owner shall comply with the requirements in the attached memorandum from the Parks Division dated December 3, 2003, for Vesting Tentative Tract No. 5233/UGM. Urban Growth Management Requirements 26. The subdivider shall be required to pay the appropriate UGM Park Capital Fee at the time of final map approval. Fee payment may be deferred until time of building permit issuance in accordance with the requirements of Section 12-4.509-C-3 of the Fresno Municipal Code. .¢tom FIRE SERVICE II 27. Fire service.will be provided by City of Fresno Fire Station No. 10. Provide residential fire Ohydrants and fire flows per Public Works Standards with two sources of water. 28. Access is acceptable as shown. There shall be at least two points of access to the l` subdivision during construction. Urban Growth Management Requirements 29. 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 30. 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. 31. The subdivider shall make provisions for disabled persons in accordance with the Department of Public Works standards and as required by State law. Handicap access ramps are required to be constructed in sidewalks at all corners within the limits of the tract. v�iu� CONDITIONS OF APPROVAL Vesting Tentative Tract No. 5233/UGM Page 6 December 17, 2003 Where street furniture is located within the sidewalk area (fire hydrants, streetlights, etc.), a minimum of 48 inches of unobstructed path shall be maintained to satisfy the American Disabilities Act requirements. If necessary, dedicate a pedestrian easement to accommodate for the 4-foot minimum unobstructed path requirement. 32. All of the required street improvements shall be constructed and/or installed in accordance with the City of Fresno Standard Specifications (2002 Edition). 3. The subdivider shall install all existing and proposed utility systems underground in accordance with Fresno Municipal Code Section 12-1011(H). 34. The subdivider shall construct an underground street lighting system per Public Works Standards E-1 and E-2 within the limits of the tract. Spacing and design shall conform to Public Works Standards for local streets. Height, type, spacing, etc., of standards and luminaires shall be in accordance with Resolutions Nos. 68-187, 78-522, 81-219 and ,,W. 9ruWOg 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. 35. All dead-end streets created by this subdivision shall be properly barricaded in accordance with City standards within seven (7) days from the time the streets are surfaced or as ✓' directed by the Engineer. 6. 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. p. J Major streets North Temperance Avenue (Expressway) 37. Dedicate Temperance to the dimensions shown on Exhibit"C"(attached to Public Works Department letter dated December 9, 2003)for public street purposes within the limits of this development to meet the City of Fresno's Expressway Standards. 38. Construct concrete curb, gutter, 10' bicycle/pedestrian trail, 20-feet of permanent paving I� along the frontage of the tract, and transition paving as necessary within the limits of this ,y tract. 39. Construct a four(4)foot Expressway Barrier Fence per Public Works Standard P-74 and P-75. 40. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this tract. Spacing and design shall conform to Public Works Standard for arterial streets. 41. Relinquish direct vehicular access rights to North Temperance Avenue from all lots within this tract. CONDITIONS OF APPROVAL Vesting Tentative Tract No. 5233/UGM Page 7 December 17, 2003 North Armstrong Avenue (Collector) 42. Dedicate property within the limits of this tract to meet the current City of Fresno Collector / Standards, P-69; the street right-of-way for a collector is 94'-110'. ,43. Construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The sidewalk pattern shall be constructed to a 10-foot residential pattern. 44. Construct 20 feet of permanent paving (measured from face of curb) along the frontage within the limits of this development and transition as necessary north of the intersection ✓J of Shields and south of the project limit, based on a 55 mph design speed. 45. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this tract. Spacing and design shall conform to Public Works Standard E-8 for collector streets. 46. Relinquish direct vehicular access rights to North Armstrong Avenue from all lots within this tract. East Shields Avenue (Arterial) 47. Dedicate property within the limits of this tract to meet the current City of Fresno arterial with dual left turns standards (see Exhibit B attached to letter from Public Works Department dated December 9, 2003); the street right-of-way for an arterial is 110'-124'. 48. Construct concrete curb, gutter, and sidewalk to Public Works Standard P-5. The sidewalk c/ pattern shall be constructed to a 10400t residential pattern. 49. Construct an 80-foot bus bay curb and gutter with a 10-foot monolithic sidewalk at the southeast corner of Shields and Armstrong. 50. Construct 20 feet of permanent paving (measured from face of curb) along the frontage within the limits of this development and transition as necessary east of Temperance and west of Armstrong, based on.a 55.mph design speed. 51. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this tract. Spacing and design shall conform to Public Works Standard E-7 for divided arterial streets. 52. Relinquish direct vehicular access rights to Shields Avenue from all lots within this tract. Interior streets 53. Design and construct concrete curb, gutter, sidewalk(both sides), permanent paving, cul- de-sacs, and underground street lighting systems on all interior local streets. Sidewalk patterns to comply with Public Works Standards for fifty (50) foot and fifty-four (54) foot local streets. 54. Any dead-end streets created by this subdivision shall be properly barricaded in accordance with Pubic Works Standard P-44. CONDITIONS OF APPROVAL Vesting Tentative Tract No. 5233/UGM Page 8 December 17, 2003 Specific Requirements 55. The tract generates more than 100 peak hour vehicle trips and, therefore, in accordance with the mitigation measures of the 2025 Fresno General Plan Master Environmental Impact Report No. 10130, a Traffic Impact Study (TIS) must be prepared. In lieu of a Traffic Impact Study, the developer has the option of voluntarily paying an impact fee specific to Major Street Intersection Traffic Signalization. 56. The developer shall enter into an agreement with the Fresno Irrigation District (FID) providing for piping the canal (Gow No. 99)and submit an executed copy of the agreement or commitment letter from FID to the City of Fresno. All piping shall be located outside of the proposed street right-of-way. Any piping across city streets shall be rubber gasketed reinforced concrete pipe (RGRCP) constructed perpendicular to the street. Submit PLO engineered plans to Public Works Department, Engineering Division for review and approval. 57. The intersection of Shields/Pearwood shall be limited to left-in and no left-out turns. 58. The intersection of Shields/Dee Ann shall be limited to right-in, right-out turns only. 59. Relinquish direct vehicular access rights to: a. East Michigan Avenue from the south property line of lot 19 and the north property line dAi1�,v of lot 20. b. North Pearwood Avenue from the east property line of lot 1 and the west property line uWp t w d E+��. of lot 67. c. North McKelvey Avenue from the west property line of lot 224. d. North Dee Ann Avenue from the east property line of lot 231 and the west property line of lot 232. 60. The cross section for the proposed street entries shall have a minimum of twenty(20)feet of paving on each side of the proposed median with a seven (7) foot sidewalk pattern. 61. 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. Urban Growth Management Requirements V62. This map is in UGM major street zone D-1/E-2; therefore pay UGM Major Street fees at the time of Final Map approval. North Temperance Avenue T 2- 63. 63. Dedicate and construct three 17-foot center section travel lanes within the limits fo this development. Details of said street shall be depicted on the approved tentative tract map. Dedication shall be sufficient to accommodate dual left turns at Temperance and Shields and any other grading or transitions as necessary based on a 55 mph design speed. 64. Construct an 8'" raised concrete median island within the limits of this development. CONDITIONS OF APPROVAL Vesting Tentative Tract No. 5233/UGM Page 9 December 17, 2003 65. Install a signal pole with a 200-watt safety light to Public Works Standards at the intersection of Temperance and Shields. North Armstrong Avenue 66. Construct two 17-foot center section travel lanes within the limits of this development. Details of said street shall be depicted on the approved tentative tract map. Dedication shall be sufficient to accommodate collector standard and any other grading or transitions as necessary based on a 55 mph design speed. East Shields Avenue 67. Dedicate and construct two 17-foot center section travel lanes from the easterly limits of this development west to the intersection of Fowler and Shields. Additional dedication and AC paving at the intersection of Shields and Temperance is required to accommodate eastbound cars requiring "u-turn" movements. Details of said street shall be depicted on the approved tentative tract map. Dedication shall be sufficient to accommodate dual left turns at Temperance and Shields and any other grading or transitions as necessary based on a 55 mph design speed. �8. Install a signal pole with a 150-watt safety light to Public Works Standards at the intersection of Shields and Armstrong. 1�A9. Construct an 8" raised concrete median island within the limits of this development. East Shields and North Fowler Intersection 70. Signalize the intersection.of Fowler and Shields at its ultimate geometric configuration per Public Works Standard. P-69,.complete with left turn phasing, actuation and signal pre- vJ emption per the City of Fresno Standards. The above noted conditions will be required as part of the first phase of construction for this tentative map. Transitional paving shall be required. Design speed shall be 55 mph. East Shields and North Temperance Intersection 71. Construct additional paving at the intersection of East Shields and North Temperance to commod ate "u-turn" movements of eastbound to westbound traffic. SANITARY SEWER SERVICE The nearest existing sewer main is a 36-inch sewer main in North Fowler Avenue, approximately one-half mile to the west of the subject property. The following conditions are required to provide sanitary sewer service to the tract. 72. A 24-inch public sewer main shall be extended in East Shields Avenue from North Fowler �� Avenue to a quarter-mile east of North Armstrong Avenue. CONDITIONS OF APPROVAL Vesting Tentative Tract No. 5233/UGM Page 10 December 17, 2003 73. Construct an 18-inch sewer main in East Shields Avenue from a quarter-mile east of North Armstrong Avenue to North Temperance Avenue. 74. Construct an 8-inch sewer main in North Armstrong Avenue south from East Shields Avenue along the subdivision frontage. 75. Construct an 8-inch sewer main in North Temperance Avenue south from East Shields Avenue along the subdivision frontage. 76. Sewer discharge from the subdivision shall be directed to East Shields Avenue. 77. Separate sewer house branch 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. Urban Growth Management Requirements �0. Sewer connection charges are due and shall be paid for the project. 81. The developer shall pay appropriate and reasonable costs as established hereinafter by City Council for Fowler trunk sewer capacity allocated to this project. The developer shall, �_Q.„4,cw=rfor the interim period, pay a fee of$1,000 per living unit or living unit equivalent. Once the fee has been determined, the developer will receive a refund for any fees paid in excess �WD.P�u- d of the adopted fee. Or, the proposed project shall not be permitted service to the existing Fowler trunk sewer and must, therefore, construct a separate sewer pipeline from the project to an approved discharge location with adequate reserve capacity as determined by the City. WATER SERVICE There is an existing 16-inch water main in East Shields Avenue at North Armstrong Avenue to serve the proposed tract. The following conditions are required to provide water service to the tract. 82. Construct a 16-inch transmission grid water main(including installation of City fire hydrants) in East Shields Avenue between North Armstrong and North Temperance Avenues. 83. Construct a 14-inch transmission grid water main(including installation of City fire hydrants) in North Armstrong Avenue south from East Shields Avenue along the tract frontage. 84. Construct a 14-inch transmission grid water main(including installation of City fire hydrants) in North Temperance Avenue south from East Shields Avenue along the tract frontage. 85. Separate water services with meter boxes shall be provided to each lot created. L R 4� CONDITIONS OF APPROVAL Lr. L ��83 rr� i� � Vesting Tentative Tract No. 5233/UGM yie, ki y k 5320 Page 11 December 17, 2003 86. Construct a water supply well(s) on a site(s) dedicated to the City of Fresno. The well(s) shall be capable of producing a flow amount to meet a total demand of 1,500 gallons per minute, sufficient to serve peak water demand for the project and for fire suppression °,u. waw- purposes,or an alternative flow amount that is acceptable to the Public Utilities Director and Fire Department Chief(or their designees). Well sites shall be of a size and at a location acceptable to the Water Systems Manager. The cost of acquiring the well site and construction of the well shall be reimbursed from UGM Water Supply Well Service Area Fund 501 s, in accordance with established UGM policies. 87. Water well construction shall include wellhead treatment facilities, if required. The cost of constructing wellhead treatment facilities shall be reimbursed from UGM Wellhead U. Treatment Service Area Fund 501s, in accordance with established UGM policies. 88. Dedicate a water supply and treatment site for installation of an above-ground water storage and treatment facility that will be installed and/or constructed by the City. The site shall be of size and at a location acceptable to the Water Systems Manager for such purposes. The cost of acquiring the site shall be reimbursed from UGM Water Supply Well Service Area 501s, in accordance with established UGM policies. 89. 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. 90. All public water facilities shall be constructed in accordance with City of Fresno standards, specifications, and policies. 91. Existing agricultural wells within the boundaries of the proposed development shall be sealed and.abandoned in compliance with the California Well Standards, Bulletin 74-90 or current revisions, issued by California Department of Water Resources, and City of Fresno standards. Urban Growth Management Requirements i _,/92. Payment of appropriate water connection charges at the time of final map approval subject to deferral to building permit issuance as appropriate. URBAN GROWTH MANAGEMENT REQUIREMENTS (GENERAL) 93. 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 •/,%o tentative tract maps. 94. The developer will be responsible for the relocation or reconstruction of any existing improvements or facilities necessary to construct any of the required UGM improvements. CONDITIONS OF APPROVAL Vesting Tentative Tract No. 5233/UGM Page 12 December 17, 2003 Right-of-Way Acquisition 95. The developer will be responsible for the acquisition of any necessary right-of-way to construct any of the required improvements. Rights-of-way acquisition shall include any rights-of-way necessary for proper drainage, signing, pole relocation, and shoulder grading. In general, this will require right-of-way to be provided approximately 10 feet outside the travel lane. The exact requirement must be P� S determined at the project design stage based on the existing conditions and detailed design information. In the event an acquisition of any easement or right-of-way is necessitated by the subject development, said acquisition will be accomplished prior to Final Map approval. The developer/owner should contact the Real Estate Section of the Public Works Department to receive procedural guidance in such acquisitions. Should such acquisition not be accomplished by the subdivider prior to Final Map approval, the subdivider must request and grant to the City the full authority to attempt acquisition either through negotiation or through its power of eminent domain. The subdivider shall furnish to the City Public Works Department, Engineering Division/Real Estate Section,an appraisal report or a request for an estimated appraisal amount (to be determined by the City of Fresno Real Estate Section) prior to preparation of a Subdivision Agreement. The subdivider shall submit adequate security in the form of a cash deposit to guarantee payment of all costs associated with the acquisition, including staff time, attorney's fees, appraisal fees, court costs, and all related expenditures and costs necessary to effect the acquisition of such easements or rights-of-way. FLOOD CONTROL AND DRAINAGE 96. The subdivider shall be required to pay any applicable storm drainage fees to comply with . Fresno Municipal Code Chapter 13, Article 13. 4� 97. The subdivider shall be required to comply with the specific requirements imposed by the Fresno Metropolitan Flood Control District(.FMFCD)forthe subdivision orany amendments i 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 err December 11, 2003. 98. Any temporary ponding basins constructed or enlarged to provide service to the subdivision shall be fenced.in accordance with City standards within seven (7) days from the time the basin becomes operational oras 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. FRESNO IRRIGATION DISTRICT 99. The developer/owner shall comply with the requirements in the letter from the Fresno Irrigation District dated December 3, 2003, for Vesting Tentative Map No. 5233/UGM. ��o06� , CONDITIONS OF APPROVAL Vesting Tentative Tract No. 5233/UGM Page 13 December 17, 2003 SAN JOAQUIN VALLEY AIR POLLUTION CONTROL DISTRICT 100. The developer/owner shall comply with the requirements in the letter from the San Joaquin Valley Air Pollution Control District dated November 18, 2003, for Vesting Tentative Map No. 5233/UGM. DEVELOPMENT FEES AND CHARGES 101. 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/Hour FRESNO METROPOLITAN FLOOD CONTROL DISTRICT FEE / RATE g. Metropolitan Flood Control District Fee ' Contact FMFCD for new fees. Rates increased as of March 1, 2003 SEWER CONNECTION CHARGES FEE RATE h. Lateral Sewer Charge $0.10/sq. ft. (to 100' depth) i. Oversize Charge $0.05/sq. ft. (to 100' depth) j. Trunk Sewer Charge $344/living unit Service Area: Fowler k. Wastewater Facilities Charge $2,119/living unit I. House Branch Sewer Charge n/a m. Millbrook Overlay Sewer n/a WATER CONNECTION CHARGES FEE RATE n. Service Connection Charge Fee based on service(s) and meter(s) sizes specified by owner; fee for service(s) and CONDITIONS OF APPROVAL Vesting Tentative Tract No. 5233/UGM Page 14 December 17, 2003 Meter(s) established by the Master Fee Schedule. o. Frontage Charge $6.50/lineal foot p. Transmission Grid Main Charge $560/gross acre q. Transmission Grid Main Bond Debt Service Charge $243/gross acre r. UGM Water Supply Fee $507/living unit Service Area: 501s s. Well Head Treatment Fee $207/living unit Service Area: 501.s t. Recharge Fee $61/living unit Service Area: 501s u. 1994 Bond Debt Service $244/living unit Service Area: 501s DEVELOPMENT IMPACT FEE v. Northeast Fresno Policing Area n/a URBAN GROWTH MANAGEMENT FEE RATE/CHARGE* w. UGM Fire Station Capital Fee $800/gross acre Service Area: Undesignated x. UGM Park Fee $1650/gross acre Service Area: 2 y. Major Street Charge $2180/adj. acre Service Area: D-11E-2 z. Major Street Bridge Charge $210/adj. acre Service Area: D-1/E-2 aa. Traffic Signal Charge $860/adj. acre bb. UGM Grade Separation Fee n/a cc. Trunk Sewer Charge n/a Service Area: dd. *Street Acquisition/Construction Charge n/a KAMaster Files-2003\R-03-045-T-5233-Shields&Armstrong Map-SACT-5233-COAmpd File No.210.45 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS PUBLIC AGENCY DEVELOPER Mr. Alan Kawakami, Chief Engineering Tech.BONADELLE DEVELOPMENT, INC. Development Services Department 2109 W. BULLARD, STE. 133 City of Fresno FRESNO, CA 93711 2600 Fresno Street - Fresno, CA 93721 0 MAP NO. - 5233 PRELIMINARY FEE(S) (See below) M4 DRAINAGE AREA(S) " BS - DRAINAGE AREA BS $377,334.00 DATE /Z_ //- O 3 DRAINAGE AREA - - TOTAL FEE $377,334.00 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 approval of the final map for the fee. Considerations which may affect the fee obligation(s) or the timing or form of fee payment: w 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. 5233 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. I. a. Drainage from the site shall be directed to X b. Grading and drainage patterns shall be as identified on Exhibit No. 1 4�-* 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. Temporary service is available through d. See Exhibit No. 2. 5. The proposed development: Appears to be located within a _500 year 100 year flood prone area as designated on the latest Flood Insurance Rate Maps available to the District, necessitating appropriate floodplain management action. See attached Floodplain Policy X Does not appear to be located within a flood prone area. 5233 5469 E.OLNE - 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 W4 . 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, w April, 1997 (available at the District Office.) A State General Industrial Permit is required for specific types of industries described in the NPDES regulations or by Standard Industrial Classification (SIC) code. The following categories of industries are generally required to secure an industrial permit: manufacturing; trucking; recycling; and waste and hazardous waste management. Specific exemptions exist for manufacturing activities which occur entirely indoors. Permittees are required to: submit a Notice of Intent to be covered and must pay a permit fee to the State Water Resources Control Board, develop and implement a storm water pollution prevention plan, eliminate non-storm water discharges, conduct routine site inspections, train employees in permit compliance, sample storm water runoff and test it for pollutant indicators, and annually submit a report to the State Board. 5233 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. 8. The District reserves the right to modify,reduce or add to these requirements, or revise fees, as necessary to accommodate changes made in the proposed development by the developer or requirements made by other agencies. 9. X See Exhibit No. 2 for additional comments, recommendations and requirements. Gerald E. Lak an, Project Engineer: Robert Villalobos District Engineer, Assistant General Manager y C: INGELS BRAUN & ASSOCIATES 875 W. ASHLAN, STE. 102 CLOVIS, CA 93612 5233 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document s1`' ORRIG.. OR r, 1 441 Am PHONE(559)233-7161 — `- -- FAX(559)233-8227 µ-w< --- 2907 SOUTH MAPLE AVENUE ' . .+� " � - FRESNO,CALIFORNIA 93725-2218 Your Most Valuable Resource-Water December 3, 2003 RECEWED Ms. Sara Gerster DEC 0 5 2��3 City of Fresno -�pMFM DEPARTMENT Planning Division DEV 2600 Fresno Street, Room 3043 C(n(OF FRESNO Fresno, CA 93 72 1-3 604 a RE: VTTM No. 5233/UGM RA No. 03-45 —FID's Gow No. 99 Canal Dear Ms. Gerster, FID's comments and-requests are as follows: 1. FID's Gow No. 99 canal traverses the subject property as shown on the enclosed map. 2. FID requests that the applicant grant an exclusive pipeline easement to FID and pipe the Gow No. 99 Canal across the proposed development in accordance with FID standards,and that the applicant enters into an agreement with FID for that purpose. The applicant will need to meet with FID to determine the pipeline alignment and required pipeline diameter. 3. FID requests that the applicant be required to submit a grading and drainage plan for FID approval that shows the proposed development will not endanger the structural integrity of the pipeline, or result in drainage patterns that will adversely affFID or the applicant. 4. FID requests that its easement be shown on the map with proper recording information, and that FID be made a party to signing all plans which affect its easement and pipeline facility and also be made party to signing the final map. 5. For informational purposes an active private pipeline known as Temperance Br. No. 482 traverses the subject property as shown on the enclosed map. 6. FID requests to be informed of any future improvements,which may affect the private canal, known as Armstrong No. 424 as shown on the enclosed map. Thank you for submitting this item for our review. Please feel free to contact me with any questions or concerns at 233-7161 extension 341 or sadams@,fresnoinigation.com. Sincerely, FRESNO IRRIGATION DISTRICT ti`s , Selina Adams Engineering Assistant File:Agencies/City/VTTM No.5233/UGM RA No.03-45–FID's Gow No.99 Pipeline BOARD OF President JACOB ANDRESEN. Vice-President EDDIE NIEDERFRANK DIRECTORS JEFF NEELY,JEFF BOSWELL.RON DANGARAN,Ed.D. General Manager GARY SERRATO San Joaquin Valley Air Pollution Control District November 18, 2003 RE 649DEV2003 NOV 2 0 2003 Sara Gerster ®EV&OPMENTDEPARTMENT Planning Division, Development Dept. CITY OF FRESNO 2600 Fresno ST Fresno, CA 93721-3604 Subject: R 03-45, T-5233. (APN 310-040-03) Dear Ms. Gerster: The San Joaquin Valley Unified Air Pollution Control District (District) has reviewed the project referenced above and offers the following comments: The entire San Joaquin Valley is non-attainment for ozone and fine particulate matter (PM10). This project would contribute to the overall decline in air quality due to increased traffic and ongoing operational emissions. Although this project alone would not generate significant air emissions, the increase in emissions from this project, and others like it, cumulatively reduce the air quality in the San Joaquin Valley. A concerted effort should be made to reduce project-related emissions as outlined below: The following items are rules that have been adopted by the District to reduce emissions throughout the San Joaquin Valley, and are required. Current District rules can be found at http://www.valleyair.org/rules/1 ruleslist.htm. District Rules 4901 and 4902 regulate the sale,installation and transfer of both wood burning devices and natural gas-fired water heaters to limit the emissions of PM10 and NOx in residential developments. Please note that on July 17, 2003 amendments to Rule 4901 where adopted by the District's Governing. Board. Amendments to the rule may affect future construction plans for residential' developments. Specifically: §5.3 Limitations on Wood Burning Fireplaces or Wood Burning Heaters in New Residential Developments: Beginning January 1, 2004, 5.3.1 No person shall install a wood burning fireplace in a new residential development with a density greater than two (2) dwelling units per acre. 5.3.2 No person shall install more than two (2) EPA Phase II Certified wood burning heaters per acre in any new residential development with a density equal to or greater than three (3) dwelling units per acre. 5.3.3 No person shall install more than one (1) wood burning fireplace or wood burning heater per dwelling unit in any new residential development with a density equal to or less .than two (2) dwelling units per acre. District Regulation VIII - Fugitive Dust Rules is a series of rules designed to reduce PM10 emissions generated by human activity, including construction, road construction, bulk materials storage, landfill ■ Ms. Gerster November 18, 2003 R 03-45, T-52332 Paget operations, etc. A Dust Control Plan must be submitted for the District's approval at least 30 days before. construction activities begin if the project cumulatively encompasses 40 acres or more or will move more than 2,500 cubic yards per day of material on at least three days of the project. An assistance bulletin has, been enclosed for the applicant. District Rule 4103 regulates the burning of agricultural material. Agricultural material shall not be burned when the land use is converting from agriculture to nonagricultural purposes. In the event that the project burned or burns agricultural material, it would be in violation of Rule 4103 and be subject to District enforcement action. There are a number of mitigation measures that should be incorporated into the design of this project to reduce the overall level of emissions. (Note: Some of the mitigation measures may already exist as City development standards. All other measures should be implemented to the fullest extent possible). This list should not be considered all-inclusive. The District encourages innovation in measures to reduce air quality impacts. • Trees should be carefully selected and located to protect the building(s) from energy sapping environmental conditions. A brochure has been included for the applicant. See http://www.coolcommunities.or-q http://www.energy.ca.gov/coolcommunity/strategies.htmi http://wiww.l-c.erq/bookstore/energy/downloads/siv treeguidelines.pdf http://www.urbantree.org • If transit service is available to the project site, improvements should be made to encourage its use. If transit service is not currently available, but is planned for the area in the future, appropriate easements should be reserved to provide for future improvements such as bus turnouts, loading areas, route signs and shelters. Appropriations made to facilitate public or mass transit will help mitigate trips generated by the project. • Sidewalks and bikeways should be installed throughout as much of the project as possible and should be connected to any nearby existing and planned open space areas, parks, schools, residential areas, commercial. areas, etc., to encourage walking and bicycling. Pedestrian and bike-oriented design reduces motor vehicle usage and their effects on air quality. Sidewalks and bikeways should be designed to separate pedestrian and bicycle pathways from vehicle paths. Sidewalks and bikeways should be designed to be accommodating and appropriately sized for anticipated future pedestrian and bicycle use. Such pathways should be easy to navigate, designed to facilitate pedestrian movement through the project, and create a safe environment for all potential users (pedestrian, bicycle and disabled) from obstacles and automobiles. Sidewalks should be designed for high visibility (brightly painted, different color of concrete, etc.) when crossing parking lots, streets and similar vehicle paths. Clearly marked -and -highly visible pedestrian- accesses create, a safer environment for both pedestrians and vehicles. Pathways through the project should be.built or appropriated in anticipation of future growth. Specifically: Mid-block paths should be installed to facilitate pedestrian and bike movement . through the project and improve access to the nearby trail. Possible locations for pedestrian, and bike paths include: Between lots: 246 and 247 Between lots: 247 and 248 Between lots: 255 and 256 Between lots: 256 and 257 • As many energy conserving and well-designed features as possible should be included in the design/construction of the project. Examples include(but are not limited to): - Increased wall and ceiling insulation (beyond building code requirements) - Energy efficient widows (double pane and/or coated) - High-albedo (reflecting) roofing material - "Cool Paving" - Energy efficient lighting and high efficiency appliance - Instantaneous water heaters Ms. Gerster 1 November 18, 2003 R 03-45, T-52332 Page3 - Radiant heating system - Awnings or other shading mechanism for windows - Ceiling fans, whole house fans - Orient the unit(s) to maximize passive solar cooling and heating when practicable - Install electrical outlets around the exterior of the unit(s) to encourage use of electric landscape maintenance equipment - Install natural gas fireplaces (instead of traditional open-hearth fireplaces) Install natural gas lines (if available to this area) and electrical outlets in backyard or patio areas to encourage the use of gas and/or electric barbecues - Low or non-polluting incentives items should be provided with each residential unit (suchitems could include electric lawn mowers, reel mowers, gas or electric barbecues, etc.) - Exits to adjoining streets should be designed to reduce time to re-enter traffic from the project site, etc. More information can be found at: http://www.lgc.orq http://www.energy.ca.gov/coolcommunity/strategies.html http://eetd.lb1.gov/coolroof/ http://www.consumerenerqvicenter.org/index.htmI http://www.sustainable.doe.gov/ The project should include as many clean alternative energy features as possible to promote energy self- sufficiency. Examples include (but are not limited to): photovoltaic cells, solar thermal electricity systems, small wind turbines, etc. There are rebate and incentive programs for alternative energy equipment. More information can found at http://www.dsireusa.org/ http://rredc.nrel.gov/ hftp://www.energy.ca.gov/renewables/ • Construction activity mitigation measures include: - Require construction equipment used at the site be equipped with catalysts/particulate traps to reduce particulate and NOx emissions. These catalysts/traps require the use of ultra-low sulfur diesel fuel (15 ppm). Currently, California Air Resources Board (ARB) has verified a limited number of these devices for installation in several diesel engine families to reduce particulate emissions. At the time bids are made,have the contractors show that the construction equipment used is equipped with particulate filters and/or catalysts or prove why it is infeasible. Use alternative fuel construction equipment. Replace fossil-fueled equipment with electrically driven equivalents (provided they are not run via portable generator set). Install wind breaks on windward sides of construction areas. Curtail construction during periods of high ambient pollutant concentrations. This may include ceasing construction activity during peak-hour vehicular traffic on adjacent roadways,and "Spare the Air Days"declared by the District. Require that all diesel engines be shut off while on the premises (when not in use) to reduce emissions from idling. District staff is available to meet with you and/or the applicant to further discuss the regulatory requirements that are associated with this project. If you have any questions or require further information, please call me at 230-5800. S.incaely, ynthia Echavarria Air Quality Specialist Central Region Enclosures ■ Fresno iYalarllo Wr City of in"In�lk1�\I�, zoo . 1n� _ ,..- City Hall 559-621-8800 Public Works Department 2600 Fresno Street, Rm 4064 Jon.Ruiz, Director Fresno,CA.93721-3623 www.fresno.gov December 9, 2003 TO: Shelby Chamberlain, Planner 11 Planning and Development Department, Planning Division THROUGH: Luis Benavides, P.E., Interim Transportation Manager Public Works Department, Engineering Division FROMLouise Monroe, Traffic Planning Supervisor Public Works Department, Engineering Division SUBJECT: TT 5233, Public Works Conditions of Approval The Public Works Department, Traffic Planning Section, has completed its review of Tentative Tract Map 5233, which was submitted by Bonnadelle Development, Inc. The following requirements are.to be placed on this tentative tract map as a condition of approval by the Public Works Department. General Conditions: Handicap access ramps are required at all corners within the limits of this tract. All required signing and striping shall be done and paid for by the developer/owner. The signing and' striping plans shall be done per the current Caltrans standards and shall be submitted along with the street construction plans for this tentative map to the Public Works Department. Frontage Improvement Requirements: Major Streets: North Temperance Avenue: Expressway, 6-lane 1. Dedicate Temperance to the dimensions shown on Exhibit"C" for public street purposes within the limits of this development to meet the City of Fresno's Expressway Standards. 2. Construct concrete curb and gutter to Public Works Standard P-5. Construct a ten (10) foot bicycle/ pedestrian trail per Public Works Standards P-59, P-60, P-74 and P-75. 3. Construct an 80 foot long Bus Bay curb and gutter with a 10 foot monolithic sidewalk at the southwest corner of Temperance and Shields. 4. Construct a four(4) foot Expressway Barrier Fence per Public Works Standard P-74 and P-75.. 5. Construct twenty (20) feet of permanent paving along the frontage within the limits of this development and transition as necessary north of Shields Avenue and south of the project limit, based on a 55 mph design speed. 12/9/2003 - - C:\Louise\SUBDIVISION\T-5233.doc 6. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this development. Spacing and design shall conform to Public Works Standard E-10 for Expressway Streets. 7. Relinquish direct vehicular access rights to North Temperance Avenue from all lots within this development. North Armstronq Avenue: Collector, 4-lane 1. Dedicate 94'-110' of property for street right-of-way purposes, within the limits of this development to meet the current City of Fresno Collector Standards, P-69. 2. Construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The sidewalk pattern shall be constructed to a 10-foot residential pattern. 3. Construct twenty (20)feet of permanent paving (measured from face of curb) along the frontage within the limits of this development and transition as necessary north of the intersection of Shields and south of the project limit, based on a 55 mph design speed. 4. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this tract. Spacing and design shall conform to Public Works Standard E-8 for Collector Streets. 5. Relinquish direct vehicular access rights to Armstrong Avenue from all lots within this development. East Shields Avenue: Arterial, 4-lane 1. Dedicate 110'-124' of property for street right-of-way purposes, within the limits of this development to meet the current City of Fresno Arterial with dual left Standards. (See attached Exhibit "B") The dedication at Shields and Temperance shall be sufficient to provide for dual left turn lanes. 2. Construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The sidewalk pattern shall be constructed to a 10-foot residential pattern. 3. Construct an 80 foot long Bus Bay curb and gutter with a 10 foot monolithic sidewalk at the southeast corner of Shields and Armstrong. 4. Construct twenty (20) feet of permanent paving (measured from face of curb) along the frontage within the limits of this development and transition as necessary east of Temperance and west of Armstrong, based on a 55 mph design speed.: 5. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this development. Spacing and'design shall conform to Public Works Standard E-7 for Divided Arterial Streets. 6. Relinquish direct vehicular access rights to ShieldsAvenue from all lots within this development. Interior Streets: Design and construct all curb, gutter, sidewalk (both sides), permanent paving, cul-de-sacs, and underground street lighting systems on all interior local streets to Public Works Standards. Sidewalk patterns shall comply with Public Works API Standards for fifty (50) foot and fifty-four (54) foot streets. Any dead-end streets created by this subdivision shall be properly barricaded in accordance with the Pubic Works Standard P-44. Specific Conditions Requirements: 1. This tract will generate 260 a.m. /351 p.m. peak hour trips, therefore, a Traffic Impact Study (TIS) is required to comply with the mitigation measure requirements of the 2025 General Plan circulation element. A project trip generation and trip trace study shall be prepared and submitted 12/9/2003 - 2 - C:\Louise\SUB D IV I S I ON\T-5233.doc 'I to Traffic Planning prior to a TIS "scope" meeting being set In lieu of a Traffic Impact Study the developer has the option of voluntarily paying an additional Intersection and Traffic Signal Mitigation Fee in accordance with the attached application. Contact the Planning and Development Department for additional information on this option. 2. The developer shall enter into an agreement with the Fresno Irrigation District providing for piping the canal(s) and submit an executed copy of the agreement or commitment letter from FID to the City of Fresno. All piping shall be located outside of the proposed street right of way. Any piping across city streets shall be rubber gasketed reinforced concrete pipe (RGRCP) constructed perpendicular to the street. Submit engineered plans to Pubic Works Department, Engineering Division for review and approval. 3. The intersection of : a. Shields Avenue and Pearwood Avenue shall be limited to left-in and no left-out turns. b. Shields Avenue and Dee Ann Avenue shall be limited to right-in and right -out turns only. 4. Relinquish direct vehicular access rights to: a. East Michigan Avenue from the south property line of lot 19 and the north property line of lot 20. b. North Pearwood Avenue from the east property line of lot 1 and the west property line of lot 67. c. North McKelvey Avenue from the west property line of lot 224. d. North Dee Ann Avenue from the east property line of lot 231 and the west property line of lot 232. 5. The cross section for the proposed street entries shall have a minimum of twenty (20) feet of paving on each side of the proposed median with a seven (7) foot sidewalk pattern. 6. 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. UGM Requirements: This Map is in UGM major street zone D-1/E-2; therefore pay all applicable UGM Fees. North Temperance Avenue: 1. Dedicate and construct three (3) seventeen (17) foot center section travel lanes within the limits of this development. Details of said street shall be depicted on the approved tentative tract map. Dedication shall be sufficient to accommodate dual left turns at Temperance and Shields and any other grading or transitions as necessary based on a 55 MPH design speed. 2. Construct an 8" raised concrete median island within the limits of this development. 3. Install a signal pole with a 200-watt safety light to Public Works Standards at the intersection of Temperance and Shields. North Armstrong Avenue: 1. Construct two (2) seventeen (17) foot center section travel lanes within the limits of this development. Details of said street shall be depicted on the approved tentative tract map. Dedication shall be sufficient to accommodate collector standard and any other grading or transitions as necessary based on a 55 mph design speed. 12/9/2003 - 3 - C:\Louise\SUB DI VISI ON\T-5233.doc 1 East Shields Avenue: 1. Dedicate and construct two (2) seventeen (17) foot center section travel lanes from the easterly limits of this development, west, to the intersection of Fowler and Shields. Additional dedication and AC paving at the intersection of Shields and Temperance is required to accommodate east bound cars requiring U-turn movements. Details of said street shall be depicted on the approved tentative tract map. Dedication shall be sufficient to accommodate dual left turns at Temperance and Shields and any other grading or transitions as necessary based on a 55 MPH design speed. 2. Install a signal pole with a 150-watt safety light to Public Works Standards at the intersection of Armstrong and Temperance. 3. Construct an 8" raised concrete median island within the limits of this development. East Shields and North Fowler Intersection: 1. Signalize the intersection of Fowler and Shields at its ultimate geometric configuration per Public Works Standard P-69,;complete with left turn phasing, actuation and signal pre-emption per the City of Fresno Standards. The above mitigation measures will be required as part of the first phase of construction for this tentative map. Transitional paving shall be required. Design speed shall be 55 mph. East Shields and North Temperance Intersection: 1. Construct additional paving at the intersection of East Shields and North Temperance to accommodate U-Turn movements of east bound to west bound traffic. Attachment CC:Transportation Reading File 12/9/2003 - 4 - C:\Louise\S U B D I V I S I O N\T-5233.doc �NPRESSWAY 62' 62 C/) I� 4 10' 10 5 12' 12' 11C 1 11' 12' 12' 5 12' 8' 250' I 62' 62 I ' r 60 10' T TAPER PER PW STD P-73 TYPICAL. I ' I 170' I ARTERIAL I I 645' APPROACH I I 60' 13' 13', 60' 10' 7' i 7' 10' 18'1 12 12'1 18' I � I I d I 225' I I i I 10' 7' I I 7' 8' 8' I 18' 12' 12'118' EXHIBIT "B " ARTERIAL APPROACH TO REF. &REV. CITY OF FRESNO EXPRESSWAY EAST SHI L DS AVENUE - - - - -� " `• 2z' 4111162r 3 I 0 I� 1022'1 11221 I f1 I I I a u7 TJ W ! ii SII ' Q I ' X012 2 1' 1 ' 1 20' ' " I I r Li ! 0 0'1 41H 1 ' 2220' n ' C I ' OTHER REQUIREMENTS EXHIBIT NO. 2 The cost of construction of Master Plan facilities, excluding dedication of storm drainage easements, is eligible for credit against the drainage fee of the drainage area served by the facilities. A Development Agreement shall be executed with the District to effect such credit. Reimbursement provisions, in accordance with the Drainage Fee Ordinance, will be included to the extent that Developer's Master Plan costs for an individual drainage area exceed the fee of said area. Should the facilities cost for such individual area total less than the fee of said area,the difference shall be paid upon demand to the City or District. The Developer shall dedicate a minimum twenty-foot(20`)wide storm drain easement as shown on Exhibit No.l as a condition of the final map. No encroachments into the easement will be permitted including, but not limited to, foundations, roof overhangs, swimming pools, and trees. The site shall be graded so that major storm flows from the tract are conveyed to Armstrong Avenue. Development No. Clovis Tract 5233 engr\permit\exhibit2\tracts\01-02-034\cl tract 5233(rv) NOTE: THIS DRAWING IS SCHEMATIC, DISTANCES ARE APPROXIMATE. 36" SHIELDS "BY" AVE. 30" —i=----------------------------------- i -- - - --- --- - - - - - - -- - - I ... ... ... ... GOW DITCH No. 99 �� I "BS" W I r i I i W > I IF-------� I -------� Q Q I I I � I I I I e cv 00 r o- I I I Z I I I z V O � I �� I �� o Q I � N �� w` I i� W CL 24° I m a ------------------------------------------------ W o I• I LEGEND MASTER PLAN FACILITIES TO BE CONSTRUCTED BY DEVELOPER - PIPELINE (SIZE SHOWN) & INLET. FUTURE MASTER PLAN FACILITIES - DIRECTION OF DRAINAGE 40 ------ INLET BOUNDARY SCALE 1"=400' DRAINAGE AREA BOUNDARY Iq TRACT 5233 EXHIBIT N0. 1 DRAINAGE AREA: "BS" FRESNO METROPOLITAN FLOOD CONTROL DISTRICT noo a Aon J:\ENQNEERING\AUTOCAO\OWCS\OEXNIBIT\TRACTS\5233.DYIC Rcv. 1 " t# N w Z w z.. 310-040-03 2 w E L Q -Temperance Br. No. 482 650 I R R I G4 ArCView Quick Map 248 O 248 496 Feet 4a z VTTM 5233 1:5948 b�STRIG� fiv CITY OF FRESNO �cra�r �Mv+e,r__ . ., n-6,"144-4 ...... — Man nnn�o.i�v+ni�nn� N PARRS, RECREATION & CONMILTNITY SERVICES DEPARTMENT TO: Shelby Chamberlain,Planner H Planning Division FROM: Nancy Morrison,PARKS PLANNING COORDINATOR, (559.621.2927) DATE: December 3, 2003 Subject: Tentative Subdivision Map T-5233/UGM The Parks,Recreation and Community Services Department has reviewed the Tentative Subdivision Map proposed by Bonadelle Development, Inc. on plans prepared by Ingels-Braun& Associates. Parks offers the following comments regarding the street tree,buffer/parkway strip, and trail conditions ... 1. STREET TREE REQUIREMENTS i A. Street trees shall be planted at the rate of one tree for each 60'of street frontage. The subdivider is required to provide street trees on all public street frontages and the dedication of applicable planting and buffer landscaping easements. The subdivider is required to provide automatic irrigation for all street trees. The irrigation system shall comply with FMC 12-306-N-23. B. The street tree species are designated for the following rights of way: East Michigan Nyssa sylvatica, (Tupelo) East Simpson Ave. Pistacia chinensis, (Pistache) East.Cornell Ave. Nyssa sylvatica, (Tupelo) East Amherst Ave. Pistacia chinensis, (Pistache) East Princeton Ave. Pistacia chinensis, (Pistache) North Shelly Ave. Cinnamomum camphora, (Camphora) North McKelvy Ave. Cirinamomum camphora, (Camphors) North Dee Ann Nyssa sylvatica, (Tupelo) North Arroyo Celtic australis, (European Hackberry) North Joshua Celtis australis, (European Hackberry) North Armstrong Sapium sebiferum East Shields Fraxinus a.`Autumn Purple' N.Temperance Nyssa sylvatica, (Tupelo) 2. BUFFER LANDSCAPING&MAINTENANCE REQUIREMENTS A. The.subdivider is required to provide long term maintenance for the landscape in the landscape easements, trail easements and public rights-of-way on North Armstrong, East Shields and North Temperance Avenues. Landscaping and long term maintenance is also required for the interior median islands. The subdivider may do this by petitioning to annex into the maintenance district,(CFD2). B. Buffer Maintenance Through Annexation to the Community Facilities District. Landscape and Irrigation plans are required and shall be submitted to the Parks Division for review and approval prior to a Council approval of the final map. THE LANDSCAPE BUFFER PLANS WILL ALSO BE INCLUDED WITH THE TRAIL PLANS. Plans shall be numbered to conform to and be included in the Public Works Department's street construction plan set for the final map. These fees are applicable when the subdivider elects to maintain the buffer landscaping by annexing to the.city's Community Facilities District. 1. Landscaping shall comply with Landscape Buffer Development Standards approved by the City Porks Deportment comments T•5233 Tentative Map December 3,2003 pogo 2 Council on October 2, 1990. Landscape and irrigation plans shall comply with Sections 12-306-N- 23 & 24 and 14-121 of the Fresno Municipal Code regarding Water Efficient Landscaping and Buffer landscaping. 2. Should the proposed landscape buffers and/or parkway strips be located next to an existing buffer and/or parkway strip, the planting concept shall simulate the adjacent landscape design to present a more uniform appearance on the street. Variances in the landscape concept will be acceptable,but the design of the new landscape buffer and/or parkway strip shall strive to mimic the existing as much as possible. 3. Landscape plans shall indicate grades and show fencing or wall details. All fencing shall be placed outside the landscape easement. Maximum slopes shall not exceed 4:1 with 1'of level ground between the slope and the back of the sidewalk and/or face of fence. Erosion control measures shall be implemented on all slopes of 4:1, including the use of synthetic erosion control netting in combination with ground cover species approved by the Parks Division. 4. The water meter(s) serving the buffer landscaping shall be sized for the anticipated service flows. 5. No private flags, signs or identification of any kind shall be permitted in the right of way, within the city-controlled easement or on the fence or wall facing the street. 6. Landscaping in the right of way and landscape setback adjacent to waterwell sites shall be the responsibility of the City of Fresno Water Division and may not be included in the CFD. C. As an alternative to the CFD2,the subdivider may form a Home Owners Association for the long term provision of maintenance of the landscape buffers and rights-of-way. 3. TRAIL REQUIREMENTS A. The trail shall be constructed in accordance with the Master Trails Manual." The subdivider is responsible for the trail construction. The subdivider is responsible for all landscape and irrigation improvements for and within the trail.Construction plans shall be submitted and shall include landscaping and drip irrigation design. These plan shall be approved by Parks,Recreation and Community Services Department. Landscaping within the multipurpose trail shall include large,medium and low-growing shrubs planted from 3'to 6'apart depending on variety,and trees spaced approximately 25'-to 45'.apart to provide 50% shade coverage onto the planting area and pathway. Landscaping adjacent to walls or fences shall comply with"Landscaped Buffer Development Standards." All planting shall be irrigated with an automatic drip system. 4. OUTLOT A A. Parks,Recreation and Community Services Department assumes no responsibility for the maintenance of Outlot A. — S _ ,STA'_ OF CATT.iFORNLA—BUSIIJ�$„fRANSEQU& Q Add unUSING AGENCY _ �r,nr urvvi�.�uverwr DEPARTMENT OF TRAlNSPO,. .'ATION 1352 WEST OLIVE AVENUE P. O.BOX 12616 FRESNO, CA 93778-2616 PHONE (559) 445-6666 Res your power! FAX (559)488-4088 Be energy efficient! WY (559)488-4066 D pEC � 2 2U�3 November 10, 2003 DEVELoPME9T DEP�p ARTMENT 2131-IGFJCEQA CIN 6-FRE-180-64.4+/- T-5233 & R-03-45 BONADELLE Ms. Sara Gerster City of Fresno Development Department 2600 Fresno Street Fresno, CA 93721 Dear Ms. Gerster: Caltrans has reviewed the vesting tentative map and rezone application proposing to change the zoning of 80 acres from AE-20 to R-1/UGM and develop a 347-lot subdivision. The subject parcel is located on the southeast corner of North Armstrong and East Shields Avenues, approximately 2.0 miles north of the new State Route (SR) 180. interchange at Fowler Avenue and 4.5 miles east of the SR 168 interchange at Ashlan Avenue. Caltrans has the following comments; It is estimated that this development could generate approximately 347 trips during peak PM travel times. It is further estimated that 40% of these trips (139 trips) would impact the new SR 180/Fowler Avenue interchange and 5% (17 trips) would impact the SR 168/Ashlan Avenue interchange. However, the project application contains insufficient information to make a conclusive determination on the impacts of this project to the transportation/circulation system. A Traffic Impact Study (TIS) is needed to assess the project-related impacts on the State highway system and the pro-rata share towards area-wide circulation improvements. Please reference the Caltrans Guide for the Preparation of Traffic Impact Studies, dated December 2002, and send the scope of the TIS to Caltrans before the traffic study is conducted. 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 is concerned about the contribution this project will have on cumulatively significant traffic impacts. Caltrans was not provided an opportunity to review the Village at Granite Park and the impacts from this project remain unknown. We also do not know long term how significant the traffic impacts will be from the new Save "Caltrans improves mobility across California” Ms. Sara Gerster November 10, 2003 Page 2 Mart Center. In addition, another subdivision consisting of 302 homes has been proposed at Fowler and Shields. All four of these projects will impact State facilities. Without additional information, Caltrans cannot make a determination on the severity of these impacts. The new General Plan did not provide any analysis of cumulative impacts, while numerous projects have since been approved without the City requiring either individual project-specific or cumulative analyses. It is the City's responsibility under CEQA, as lead agency, to mitigate for projects creating impacts to resources, including cumulative impacts. Caltrans requests a scoping meeting for this project. The following CEQA Section supports our request: 21083,9: Lead Agency shall call scoping meeting, if Caltrans requests one. (a)Notwithstanding Section 21080.4, 21104, or 21153, a lead agency shall call at least one scoping meeting for either of the following: (1) .A proposed project that may affect highways or other facilities under the jurisdiction of the Department of Transportation if the meeting is requested by the department. The lead agency shall call the scoping meeting as soon as possible, but not later than 30 days after receiving the request from the Department of Transportation. Please let us know as soon as possible as to when the City of Fresno would like to hold this scoping meeting. The City should consider a transit alternative for this project. The project is of sufficient size to support transit, and early planning could make such an alternative feasible. 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 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. "Ca/trans improves mobility across California" Ms. Sara Gerster November 10, 2003 Page 3 Caltrans recommends that.this project be routed to Fresno Area Express (FAX) staff for their review and comment. A transit alternative to reduce traffic impacts may be an option. The City should also consider adding a member of FAX to the Task Force team currently meeting Monday mornings in the Planning Department. 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. We also request answers to the following questions: r 1. What actual timeframe does the new General Plan cover? Caltrans has been asking the City for clarification on this issue due to comments made by Mr. Nick Yovino at the General Plan Update hearing, November 19, 2002, and subsequent comments made by various City staff members. Mr. Yovino has stated that not all of the General Plan will be implemented, hence the need to create the implementation plan and the need to set priorities. Our question is what timeframe is involved in implementing the entire General Plan as written, not just portions of it. 2. Is it anticipated that full build-out of the General Plan will occur within this timeframe? See explanation for Number 1 above. 3. What is the estimated timeframe to achieve the population estimate as included in the General Plan? Caltrans has been asking the City for clarification on the population estimate as it is unclear whether or not the City can achieve the estimate without implementing all of the General Plan policies. Does this impact the timeframe needed to achieve the population estimate? 4. Will the Mid-Rise/High-Rise Corridor exist within the estimated timeframe to reach the above population estimate? Caltrans has been asking the City for clarification on this issue due to comments made by Mr. Nick Yovino and various City staff members that the Mid-Rise/High-Rise Corridor could take as long as one hundred years to implement. As this component of the General Plan appears to be essential to accommodate the predicted City population and to make transit a viable "Caltrans improves mobility across California" Ms. Sara Gerster ' November 10, 2003 Page 4 alternative, it is essential to reviewing agencies such as Caltrans to understand the City's position on implementation. 5. Is the Mid-Rise/High-Rise Corridor necessary to accommodate the estimated population? In evaluating the General Plan, it appears that the Mid-Rise/High Rise Corridor is essential to accommodate the predicted City population; however, based on staff comments, Caltrans is uncertain of the City's intent. Please respond in writing to our request at your earliest possible convenience. P Please send a response to our comments prior to staffs recommendations to the Planning Commission and the City Council. If you have any questions, please call me at (559) 445.6666. Sincerely, MOSES STITES Office of Transportation Planning District 06 C: Ms. Barbara Goodwin, Council of Fresno County Governments "Caltrans improves mobility across California" IA-C. 1.emj 11:55PM CAL TRANS PLANNING Nu.bc� MATE 01;CAT IP0r. m eerwieee rif�NCPf1 A i Ahmlipusmur A iQ[CY ARN01.0 CC'f(LVA 7_FNFC QYR.On�rtfo[ DEPARTMENT OF TRANSPORTATION 1352 WEST OLIVE AVENUE P. 0.BOX 12616 FRESNO,CA 93778-2616 PHONE (559)445-6666 Rcr yo„r power! FAX (559)488-4088 Be ertemy EV('60"1 TTY (559)488-4066 1 December 1, 2003 � Zdd3 DEC ® 2131-IGRICEQA WS9V iENf DEPARTMENT 6-FRE-180-64.4+/- OrrY OF FRESNO T-5233 &R-03-45 BONADELLE Ms. Sara Gerster City of Fresno Development Department 2600 Fresno Street i Fresno, CA 93721 Dear Ms. Gerster: Caltrans notes that the City has published a public notice (11/28/03) for the Notice of Environmental Finding for rezone R-03-45 and tract map T-5233. The project is located on the southeast comer of North Armstrong and East Shields Avenues, approximately 2.0 miles north of the new State Route (SR) 180 interchange at Fowler Avenue•and 4.5 miles east of the SR 168 inteTchange at Ashlan Avenue. Caltrans made comments on this project in a letter dated November 10, 2003 (copy enclosed). It is our understanding that this project is scheduled to go before the Planning Commission.on December 17, 2003. Please ensure that our November 10, 2003 letter, as well as this letter, is included in the staff report. Caltrans requested a scoping meeting for this ,project due to the number of trips it will generate. The City has yet to contact us regarding this meeting. We are, once again, asking the City for a scoping meeting, based on the following CEQA Section: 21083,9: Lead Agency shall call scoping meeting; if Caltrans requests one. (a)Notwithstanding Section 21080.4, 21104, or 21153, a lead agency shall call at least one scoping meeting for either of the following: (1) A proposed project that may affect highways or other facilities under the jurisdiction of the Department of Transportation if the meeting is requested by the department. The lead agency shall call the Scoping meeting as soon as possible, but not later than 30 days after receiving the request from, the Department. of Transportation. Please let us know as soon as possible when the City of Fresno would like to hold this scoping meeting. "Cairrom improver mobiliry across California" P,E-C. 1.2003 11:55At- CAL TRANS PLHNNING NO.027 P.212 i Ms. Sara Gerster December 1, 2003 Page 2 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 06 C: Ms_ Barbara Goodwin, Council of Fresno County Governments "Calrraw imp rocs mobl4ry aerovf Colifomio CITY OF FRESNO MITIGATED NEGATIVE DECLARATION RECEIVED Initial Study is on file in the Planning and Environmental Development Department, City Hall Assessment Number: ��3 �� 2 Q $' 4 6 2600 Fresno Street, Fresno, Califomia 93721 R-03-45/T-5233 ITY CLERK, FRESNO C 559 621-8277 APPLICANT: Bonadelle Development . Assessor's 2109 West Bullard Avenue #133 Parcel Number. Fresno, California 93711 310-040-03 PROJECT DESCRIPTION AND LOCATION: Rezone Application No. R-03-45 Filed with: and Vesting Tentative Tract Map No. 5233/UGM pertain to approximately 80 REBECCA E. KLISCH, City Clerk acres of property located on the south side of East Shields Avenue, between 2nd Floor-City Hall North Temperance and North Armstrong Avenues. The rezone application 2600 Fresno Street proposes to rezone the property from the AE-20 (County) zone district to the Fresno, California 93721-3603 R-1/EA/UGM(Single Family Residential District/ExpresswayArea/Urban Growth Management) zone district for the entire site. Vesting Tentative Tract No. 5233/UGM proposes to subdivide the subject property at a density of approximately 4.3 units per acre totaling 347 single family residential lots. The project also includes the detachment,of the subject property from the Kings River Conservation District and the Fresno County Fire Protection District and annexation to the City of Fresno for which the Fresno County Local Agency Formation Commission LAFCO is the responsible agency. The proposed project has been evaluated with respect to each item on the attached environmental checklist. This completed checklist reflects comments of any applicable responsible agencies and research and analysis conducted to examine the interrelationship between the proposed project and the physical environment. The information contained in the Environmental Assessment Application,the checklist,and any attachments to the checklist,combine to form a record indicating that an initial study has been completed in compliance with the State CEQA Guidelines and the California Environmental Quality Act. Any rating of "2" on the checklist indicates that a specific adverse environmental effect has been identified in a category which is of sufficient magnitude to be of.concem. Such an effect may be inherent in the nature and magnitude of the project or may be related to the design and characteristics of the individual project. Effects rated in this manner are not sufficient in themselves to require the preparation of an Environmental Impact Report and/or have been mitigated to the extent feasible. All new development activity and many non-physical projects contribute directly or indirectly toward a cumulative impact on the physical environment. The incremental effect contributed by this project toward such a cumulative effect is not considered substantial in itself. The.proposed project is not expected to result in any significant adverse effects in terms of the factors considered on the environmental checklist, including any such factors for which minor effects have been identified. Cumulative effects of a significant nature are also not expected. The proposed project will not result in any adverse effects which fall within the "Mandatory Findings of Significance"contained in Section 15065 of the State CEQA Guidelines. The finding is therefore made that the proposed project will clearly not have a significant adverse effect on the environment. This Mitigated Negative Declaration will be deemed final and effective if no appeal is filed in the manner specified by Section 12-505 of the Fresno Municipal Code. INITIAL STUDY PREPARED BY: Shelby ChamberlainUB Y: Planner DATE: Noyember 26, 2003 - ILBERT J. HARD, Planng Manager PLANNING AND DEVELOPMENT DEPARTMENT ENVIRONMENTAL ASSESSMENT (EA) CHECKLIST POTENTIAL ENVIRONMENTAL EFFECTS EA No. R-03-45IT--5233 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 2 11.5 Availability of water mains of adequate size. 2 11.6 Availability of sewer lines of adequate capacity 2_0 AIR QUALITY 1 11.7 Availability of storm water drainage facilities(on or off 2 2.1 Substantial indirect source of pollution site) 1 2.2 Direct on-site pollution generation 1' 11.8 Availability of adequate park and recreation areas 1 2.3 Generation of objectionable odors 1 11.9 Unusually high solid waste generation 1 2.4 Generation of dust except during construction 1 2.5 Adverse local climatic changes 12.0 HAZARDS 1 12.1 Risk of explosion or release of hazardous substances 3_0 WATER 1 12.2 Site subject to flooding 2 3.1 Insufficient ground water available for long-term project 1 12.3 Adverse change in course of flow of flood waters use 1 12.4 Potential hazards from aircraft accidents 1 3.2 Use of large quantities of ground water 1 12.5 Potential hazards from landfill and/or toxic waste sites 1 3.3 Wasteful use of ground water 1 3.4 Pollution of surface or ground water supplies 13.0 AESTHETICS 2 3.5 Reduction in ground water recharge 1 13.1 Obstruction to public or scenic vista or view 1 13.2 Creation of aesthetically offensive conditions 4_0 PLANT LIFE 1 13.3 Removal of street trees or other valuable vegetation 1 4.1 Reduction of the numbers of any unique, rare or 1 13.4 Architectural incompatibility with surrounding area endangered species 1 4.2 Reduction in acreage of agricultural crop 14.0 HISTORICAL/ARCHAEOLOGICAL 1 4.3 Premature or unnecessary conversion of prime 1 14.1 Removal of historic building, disruption of agricultural land archaeological site 1 14.2 Construction or activity incompatible with adjacent 5.0 ANIMAL LIFE historic site 1 5.1 Reduction in the numbers.of any rare, unique or endangered species 15.0 ENERGY 1 5.2 Deterioration or displacement of valuable wildlife habitat 1 15.1 Use of substantial amounts of energy or fuel 1 15.2 Substantial increase in demand upon existing sources 1 6.0 HUMAN HEALTH of energy 1 15.3 Wasteful use of energy 7_0 NOISE 1 7.1 Increases in existing noise levels EXPLANATION OF RATINGS 2 7.2 Exposure to high noise levels "0" Insufficient Information 8_0 LIGHT AND GLARE Insufficient information is available to determine the potential 1 8.1 Production of glare,which will adversely affect residential environmental effects which may result from the proposed areas project in this category. 1 8.2 Exposure of residences to high levels of glare 111" No Significant Environmental Effect The proposed project will not have an adverse environmental 9_0 LAND USE effect in this category, or any such effect is not substantially 1 9.1 Incompatibility with adopted plans and policies unusual or of undesirable magnitude. This rating is also 1 9.2 Acceleration of growth rate utilized in cases where the category is not applicable to the 1 9.3 Induces unplanned growth particular project under consideration. 1 9.4 Adverse change in existing or planned area "2" Moderate Environmental Effect characteristics The proposed project will have an adverse environmental effect in this category,which is of sufficient magnitude to be of 10.0 TRANSPORTATION AND CIRCULATION specific concern. However, this effect is not substantial 2 10.1 Generation of vehicle traffic sufficient to cause capacity enough in itself to require the preparation of an Environmental deficiencies on existing street system Impact Report,and is mitigable through project changes and 1 .10.2 Cumulative increase in traffic on a major street for which conditions. capacity deficiencies are projected "3" Significant Adverse Environmental Effect 1 10.3 Specific traffic hazard to motorists,bicyclists,pedestrians The environmental effect identified in this category 1 10.4 Routing of non-residential traffic through residential area substantiates in itself or.contributes towards a finding that the 1 10.5 Insufficient or poorly located parking proposed project has a potentially significant adverse effect on 1 10.6 Substantial increase in rail and/or air traffic the environment sufficient to require the preparation of an Environmental Impact Report. CITY OF FRESNO PLANNING AND DEVELOPMENT DEPARTMENT ENVIRONMENTAL ASSESSMENT - INITIAL STUDY Application No. R-03-45/T-5233 PROJECT DESCRIPTION Rezone Application No. R-03-45 and Vesting Tentative Tract Map No. 5233/UGM, filed by Bonadelle Development, pertain to approximately 80 acres of property located on the south side of East Shields Avenue between North Temperance and North Armstrong Avenues. The rezone application proposes to rezone the subject property from the AE-20 (County) zone district to the R-1/EAIUGM (Single-Family ResidentiallExpressway ArealUrban Growth Management) zone district. Vesting Tentative Tract No. 5233/UGM proposes to subdivide the 80-acre site into 347 lots for the development of single family residences (approximately.4.3 dwelling units per acre). The project also includes the detachment of the subject property from the Kings River Conservation District and the Fresno County Fire Protection District and annexation to the City of Fresno for which the Fresno County Local Agency Formation Commission (LA-FCO) is the responsible agency. Bordering Property Information Planned Land Use Existing Zoning Existing Use North Medium Density Residential R-A/UGM Agriculture Single Family Residential- AgriculturallUrban Growth Management South, Low Density Residential AE-20 Agriculture (County) East Open Space/Neighborhood Park AE-20 Agriculture Medium Density Residential (County) West Light Industrial AE-20 Agri culture/Vacant Count Staff has reviewed the above-referenced project proposal and consulted with affected agencies and interest groups. Approval of the project may contribute to the creation of certain moderate environmental effects or the project may be adversely impacted by existing conditions as addressed below. The project area is located within the easternmost portion of the City of Fresno's adopted Sphere of Influence and Urban Boundary area,which is planned for medium density residential uses by the McLane Community Plan, updated in 2002, and the 2025 Fresno General Plan, adopted in 2002. Environmental documents for previous plan actions include Final EIR No. 10130 (2025 Fresno General Plan). Additional environmental documents have been certified for major public facilities to accommodate population growth and urban development including Final EIR No. 10118 (Fresno/Clovis Regional b INITIAL STUDY Environmental Assessment No. R-03-45/T-5233 Page 2 November 26, 2003 Wastewater Treatment and Reclamation Facility Capacity Expansion)and Final EIR No. SCH 95022029 (Fresno Metropolitan Water Resource Management Plan). These environmental impact analyses and- conclusions,together with supporting technical studies, address the impacts of population growth and the necessary public facility capacity expansion associated with the urban development that will accommodate this growth within the City of Fresno's 2025 General Plan Urban Area Boundary and Sphere of Influence. Certification or approval of these.environmental documents identified potentially significant adverse environmental impacts, appropriate mitigation measures, and findings of overriding considerations with respect to unavoidable significant impacts. The following impacts were identified by City Council Resolution No. 2002-378 certifying Final EIR No. 10130 (2025 Fresno General Plan). 1. Transportation and Circulation 2. Air Quality 3. Preservation of Agricultural Land 4. Noise .Resolution No.2002-378 also contains a statement of overriding considerations for the above unavoidable significant effects. The benefits of implementing the 2025 Fresno General Plan outweigh unavoidable significant effects. 1.0—TOPOGRAPHIC, SOIL, GEOLOGIC CONSIDERATIONS There are no geologic hazards or unstable soil conditions known to exist on the project site. The existing .topography is. relatively flat with no apparent unique or significant land forms such as vernal pools. Development of the property requires compliance with grading and drainage standards of the. City of Fresno and Fresno.Metropolitan Flood Control District Standards. Grade differentials at property lines must be limited to one foot or less, or a cross-drainage covenant must be executed with affected adjoining property owners. 2.0—AIR QUALITY: 2.1-Substantial Indirect Source of Pollution As a result of the San Joaquin Valley's climate and topography, the San Joaquin Valley Air Basin(SJVAB) is predisposed to poor air quality. High mountain ranges surrounding the Valley frequently create air layer inversions that prevent mixing of air masses. The large number of sunny days per year and high temperatures in the summer favor the formation of ozone. In the winter, inversions form that often trap particulate matter. With respect to the Fresno area, the SJVAB has been classified as follows: • Ozone. Recently reclassified from"serious nonattainment"to"severe nonattainment"by the U.S. E.P.A. Classified as "severe nonattainment by the State. • PM,,. Classified as"serious nonattainment"at the federal level. Classified as"nonattainment" by the State. INITIAL STUDY Environmental Assessment No. R-03-45/T-5233 Page 3 November 26, 2003 • CO. Recently reclassified from "nonattainment" to "attainment" by th U.S. E.P.A. • NO2. Unclassified/Attainment at the federal level. Classified "attainment" at the State level. • SO2. Unclassified at the federal level. Classified "attainment" at the State level. • Sulfates. (No federal standard.) Classified "attainment" at the State level. Lead. (No federal standard.) Classified "attainment" at the State level. • H2S. (No federal standard.) Unclassified by the State. • Visibility. (No federal standard.) Unclassified by the State. In response to the SJVAB's nonattainment status for Ozone and PM,,the San Joaquin Valley Air Pollution Control District (SJVAPCD) has adopted air quality attainment plans as required by State and federal regulations. Table VC-1 of MEIR No. 10130 lists the air quality attainment plans that have been adopted by the SJVAPCD. The SJVAB reclassification from "serious nonattainment" to "severe nonattainment" at the federal level requires the SJVAPCD to prepare a new attainment plan, due to the U.S. E.P.A. in mid-year of 2003, that demonstrates attainment by 2006. The new attainment plan will include more stringent permitting requirements and a greater level of control on stationary source emissions within the.District. Failure to implement control measures may result in a loss of federal funding for highways and may require sanctions on stationary sources. As a result of the SJVAB's classification of "severe nonattainment" for ozone by the State, the valley is subject to the most stringent requirements in the California Clean Air Act. These include providing for a 5%.per year reduction in nonattainment emissions,or including"every feasible measure"in the Air Quality Attainment Plan; establishing a permitting'program that achieves a no-net-increase in stationary source emissions; developing strategies to reduce vehicle trips and miles traveled; increasing average vehicle ridership to 1.5 persons during commute hours; reducing population exposure to non-attainment pollutants by 25%; establishing best available retrofit control technology requirements for permitted sources, and developing indirect and area source programs. As stated in the current Air Quality Attainment Plan, it is SJVAPCD's strategy to implement multiple tactics or control measures. These measures are,in turn, implemented through the extensive collection of District rules, regulations and permitting requirements established by the SJVAPCD. The Air District has suggested that the URBEMIS 2001 computer model be used to project future air pollutant emissions that can be expected to be generated from vehicular traffic generated from the urban uses developed on the project site. The computer model evaluated the following emissions: ROG (Reactive Organic Gasses), NOX(Nitrogen Oxides), CO(Carbon Monoxide), PM,,(Particulates)and SOX (Sulfur Oxides) which are summarized below. h INITIAL STUDY Environmental Assessment No. R-03-45/T-5233 Page 4 November 26, 2003 URBEMIS 2001 AIR QUALITY IMPACTS** All data in tons✓year ROG NOX CO PM10 SOX Area Source Emissions 2.01 0.61 0.59 0.00 0.01 Operational Emissions 7.16 6.03 76.56 0.25 0.03 Totals 9.17 6.64 77.15 0.25 0.04 Level of Significance or 10 10 100 14.6 27.375 Requirements for Offset **Based on 347 single family residential units The URBEMIS 2001 model projections indicate that the proposed project will not exceed the threshold limits for the emissions listed. This particular analysis included the prohibition of wood burning devices. It also included the mitigation measures which are listed below. A pedestrian/bicycle/equestrian trail is required along North Temperance Avenue as a mitigation measure to provide a means of alternative transportation. Other mitigation measures in addition to the trail are required sidewalks and pedestrian paths, pedestrian connections, lighting and other safety features for pedestrians and cyclists, street lighting and appropriate signage and signalization that will promote pedestrian and other modes of transportation. To provide continuous travel, bike lanes are also required on East Shields and North Armstrong Avenues. The SJVAPCD has developed the San Joaquin Valley 1991 California Clean Air Act Air Quality Attainment Plan (AQAP), which continues to project nonattainmenf for the above-noted pollutants in the future. This project will be subject to applicable Air District rules, regulations, and strategies. In addition, the construction phase of the project will be subject to the San Joaquin Valley Unified Air Pollution Control District(SJVAPCD)Regulation VIII, Fugitive Dust Rules, related to the control of dust and fine particulate matter. This.rule mandates the implementation of dust control measures to reduce the potential for dust to the lowest possible level. The plan includes a number of strategies to improve air quality including a transportation control strategy and a vehicle inspection program. In addition, the District encourages innovations in measures to reduce air quality impacts such as energy efficient building materials and household appliances as well as site design features including landscaping, pedestrian and transit access features. The 2025 Fresno General Plan and the McLane Community Plan major street design standards and bikeway plans provide for thorough distribution of alternative transportation improvements..These facilities assure convenient accessibility to neighborhood uses including schools, parks, and commercial centers using alternative nonvehicular means of transportation. Neighborhood parks are acquired and developed with urban growth management fees,frequently located in conjunction with an elementary school site that facilitate related academic, athletic, recreational,.and other community activities that promote combined trip-making and encourage the use of nonvehicular modes of transportation. In addition, the City of Fresno continues to plan and implement the expansion of its fixed-route bus public transportation system in order to serve developing urban areas. Adopted standards and conditions of development require the provision of adequate bus stop facilities at appropriate major street locations to facilitate future public transportation services. INITIAL STUDY Environmental Assessment No. R-03-45(T-5233 Page 5 November 26, 2003 Mitigation Measures 1. The proposed project shall implement and incorporate,as applicable,the air quality related mitigation measures as noted in the attached Project Specific Monitoring Checklist dated November 26, 2003. 2. The proposed project shall implement and incorporate,as applicable,the air quality related mitigation measures as identified in the attached Master Environmental Impact Report No. 10130-2025 Fresno General Plan Mitigation Monitoring Checklist dated November 26, 2003. 3.0—WATER; 3.1—Insufficient Groundwater Available for Long-Term Proiect Use The adverse groundwater conditions of limited supply .and compromised quality have been well- documented by planning, environmental impact report, and technical studies over the past 20 years including the Master Environmental Impact Report No. 10130 for the 2025 Fresno General Plan, Final EIR No.10100, Final EIR No.10117, Final EIR No. SCH 95022029 (Fresno Metropolitan Water Resource Management Plan)et al. These conditions include water quality degradation due to DBCP, arsenic, iron, and manganese concentrations; low water well yields; limited aquifer storage capacity and recharge capacity; and, intensive urban or semi-urban development occurring upgradient from the Fresno Metropolitan Area. The proposed project places additional demand upon peak water use capacity which is'one of the limitations of the groundwater supply aquifer underlying the eastern portion of the McLane Community Plan area. The proposed project must contribute to short-term and long-range water supply and distribution remediation projects in order to adequately address this deficiency. In response to the need for a comprehensive long-range water supply and distribution strategy the Fresno Metropolitan Water Resource Management Plan has been adopted and the accompanying Final EIR(SCH #95022029)certified. The purpose of the management plan is to provide safe,adequate,and dependable water supplies.to meet the future needs of the metropolitan area in an economical manner; protect. groundwater quality; from- further degradation and overdraft; and., provide a plan .of reasonably implementable measures and facilities. In addition,the proposed project must contribute to the completion of the Fresno Metropolitan Flood Control District's master planned storm drainage facilities. Stormwater ponding basins provide significant opportunity to recharge groundwater with collected storm water run-off and'suri`ace water obtained from the Fresno Irrigation-District and United States Bureau of Reclamation on the northern edge of the current urban limit boundary benefitting the.urban reserve area. The Water Division of the Public Utilities Department estimated that the proposed single-family residential subdivision will have an estimated peak water demand of 736 gallons per minute. In accordance with the provisions of the 2025 Fresno General Plan and Master EIR No. 10130 mitigation measures, project specific water supply and distribution requirements must assure that an adequate source of water is available to serve the project with the implementation of the mitigation measures noted below and are required to be implemented by the attached mitigation monitoring checklist. In summary, these mitigation measures require participation in the development of a water supply and distribution system equal to the project's estimated water consumption. Implementation of the Fresno General Plan policies, the Water Resources Management Plan, and the applicable mitigation measures of approved environmental review documents will.address the issues of providing an adequate, reliable, and sustainable water supply for the'project's urban domestic and public safety consumptive purposes. INITIAL STUDY Environmental Assessment No. R-03-45/T-5233 Page 6 November 26, 2003 Mitigation Measures 1. The proposed project shall implement and incorporate, as applicable, the water related mitigation measures as noted in the attached Project Specific Monitoring Checklist dated November 26, 2003. 2. The proposed project shall implement and incorporate, as applicable, the water related mitigation measures as identified in the attached Master Environmental Impact Report No. 10130-2025 Fresno General Plan Mitigation Monitoring Checklist dated November 26, 2003. 4.0—PLANT LIFE; and 5.0—ANIMAL LIFE There are no native plants or significant wildlife populations known to exist on the project site. The extensive landscaping proposed on the site will provide habitat for certain species of birds and small animals suited for an urban environment. 4.2—Reduction in Acreage of Agricultural Crop The subject site currently has crops on it and has been historically utilized for agricultural purposes. The proposed urban development of the project area will result in the elimination of agricultural opportunities- in.the future. However, the site is located within the City of Fresno's Sphere of Influence and has been considered appropriate for urban development by a succession of long-range general plans for the. metropolitan area over the past 39 years. The 2025 Fresno General Plan and updated McLane Community Plan identified the project site as being appropriate for urban uses, particularly for medium density residential uses. Urban development of the site is now appropriate for consideration although development of the subject site will result in the loss of existing agricultural uses. Previous environmental studies have examined the effects of the loss of agricultural lands and concluded.that agricultural lands within the immediate urban area as a whole may be considered to be less valuable for continued long-term agricultural use than alternative areas outside of the metropolitan area. While urban development of the existing agricultural land within the City of Fresno's planned urban boundaryis considered to be irreversible, it allows the implementation of more effective water resource and air quality mitigation measures that reduce impacts upon agricultural activities. This consideration is particularly important when contiguous urban development is compared with the alternative of the inefficient and discontinuous patterns of rural and low-density residential development that have occurred within urban fringe areas. In addition, the mitigation measures will include.the requirement that a "right-to-farm" notice shall be recorded with the final tract map and included with the individual property conveyance deed to notify new residents that agricultural operations occur in the area. 6.0-HUMAN HEALTH Aside from temporary dust generation during construction, the project is not expected to have any other impacts on human health. 7.0—NOISE Theprojectsite will be exposed to vehicle traffic noise due to its location adjacent to a planned arterial major street(East Shields.Avenue)along the north boundary of the tract and a planned expressway(North Temperance Avenue) along the east boundary of the tract. Arterial streets are typically developed with four to six travel lanes (two or three in each direction) and a center median island with single or dual left (_ INITIAL STUDY Environmental Assessment No. R-03-45/T-5233 Page 7 November 26, 2003 turn lanes at intersections. Arterial streets have the capacity to accommodate average daily vehicle trips of 36,000 and collector streets (Armstrong Avenue) can accommodate average vehicle daily trips of. 24,000, although projected daily traffic volumes are substantially less than these maximum capacities. Expressways are typically developed with six lanes of travel (three in each direction), a median island, single or dual left turn lanes at intersections, and access is limited to intersections with major streets, approximately one every half-mile. They are designed to accommodate average vehicle daily trips of 56,000. The City of Fresno Noise Element of the General Plan identifies the maximum appropriate noise level exposure for outdoor activity areas to be 60 dB DNL, and for interior living areas a noise level exposure of not more than 45 dB DNL. Portions of the site are within a 65 or 70 decibel contour according to the Master Environmental Impact Report for the 2025 Fresno General Plan. This condition requires that an acoustical analysis for the project be submitted, evaluated, and accepted by the Planning and Development Department., The acoustical analysis performed by Brown-Buntin and Associates for the project found the noise levels to be substantial in a report dated October 16, 2003. The acoustical analysis used the Federal Highway Administration (FHWA) Highway Traffic Noise Prediction Model in addition to field. measurements at the project site. The outdoor noise level, without a sound attenuation wall, is 70.5 dB Ldn for buildings located at the closest proposed building setbacks along Temperance Avenue and 66.0 dB Ldn for buildings located at the closest proposed building setbacks along Shields Avenue. The study concludes that an 11-foot high wall is required along Temperance and a 6-foot high wall is required along Shields to fully reduce the noise to acceptable levels. The solid wall barrier would reduce the exterior noise level to 59.6 dB.at the first floor height. Indoor noise standards will be met with the construction of the sound walls and through building code requirements. Mitigation Measures 1. The proposed project shall implement and incorporate, as applicable, the noise related mitigation measures as noted in the attached Project Specific Monitoring Checklist dated November 26, 2003. 2. The proposed project shall implement and incorporate, as applicable, the noise related mitigation measures as identified in the attached Master Environmental Impact Report No. 10430-2025.Fresno General Plan Mitigation Monitoring Checklist dated November 26, 2003. 9.0—LAND USE The proposed rezone is consistent with the planned land use of both the 2025 Fresno General Plan and the McLane Community Plan. Both plans designate the site for medium low density residential land uses. Table 2 of the 2025 Fresno General Plan states that the R-1 zone district is consistent with the medium low density residential land uses. It is also important to note that the planned use and proposed zone district are compatible with the applicable community plan.goals, policies and implementation measures intended to provide for the efficient use of natural resources and public facilities; the construction of adequate public improvements by the development which generates the demand for these facilities; and, the implementation of a functional land use pattern consistent with the population and economic growth projections of the Fresno General Plan's growth projections. INITIAL STUDY Environmental Assessment No. R-03-45/T-5233 Page 8 November 26, 2003 10.0—TRANSPORTATION AND CIRCULATION; 10.1810.2 Generation of Vehicular Traffic Sufficient to Cause Capacity Deficiencies and Cumulative Increase in Traffic on a Maior Street for which Capacity Deficiencies are Proiected The development of the project site with the proposed 347 single-family residences, and the surrounding planned urban uses designated by the 2025 Fresno General Plan and McLane Community Plan, will be required to complete the planned major street network in accordance with applicable development policies and standards including the Urban Growth Management program. Both plans designate North Temperance as an expressway, East Shields Avenue as an arterial street, and North Armstrong as a collector street. The city's public works development standards provide for expressways to be developed with three lanes of travel in each direction separated by a median island. Expressways also have very limited access. .Arterial streets are required to be development with two travel lanes in each direction separated by a median island to control left-tum and crossing vehicular movements. The general plan designates North Armstrong Avenue as a collector street, which would typically be developed with two travel lanes in each direction but without a median island. All street standards provide for a widened pavement width at major street intersections to allow for exclusive left-tum and right-turn lanes as well as bus bays or turnouts. The Master Environmental Impact Report(MEIR) No. 10130 prepared for the 2025 Fresno General Plan (incorporated herein by reference)utilized macro-level traffic analysis techniques to examine the traffic flow level of service (LOS)for major street segments that would occur in the year 2025. This analysis utilized the unadjusted COG traffic model projected traffic volumes and the Florida Tables,which are an accepted national tabular standard of the Highway Capacity Manual(HCM)methodology. LOS is a characterization of a.street's traffic flow operations that range from an LOS of A (reflecting a very low traffic volume with no travel delay)to an LOS of F(reflecting a very high traffic volume with substantial congestion and travel delay). The most substantial traffic capacity deficiencies are. predicted to occur within the eastern portion of the Fresno Metropolitan Area along Clovis Avenue and.on Shields Avenue immediately east of Clovis Avenue. A substantial proportion of these street deficiencies are the result of land.use decisions, development practices and public perceptions that have affected land use distribution throughout the region.. These factors alsoinclude state planning mandates such as the need to accommodate projected population growth consistent with State planning law including the housing element mandates(Califomia Government Code Sections 65583 through 65895.5). These decisions include the practice of segregating residential, commercial and industrial land uses so that industrial and other employment intensive uses were located. in the southern portion of the metropolitan area, while predominantly residential uses were located in the middle and northern sectors. Large employment intensive uses attract trips from throughout the region and thus might facilitate the use of public transportation or other alternatives to the use of the private vehicle. However, It is apparent that a substantial portion of the predicted.vehicle trips impacting the.plan area's major street system would be generated from land uses that are not equitably contributing to the cost of constructing adequate street capacity or other transportation systems. Widely dispersed semi-urban or rural residential developments occurring beyond the Fresno Metropolitan Area are poorly suited for alternative forms of public transportation and typically would not contribute to the construction of additional major street capacity. The traffic analysis prepared for the 2025 Fresno General Plan and the associated Master Environmental Impact Report (MEIR) No. 10130 utilized the Fresno County Peak Hour Travel Model of the Council of Fresno County Council of Governments (COG) to project average daily vehicle trip (ADT) volumes on major streets. With development of the project site and surrounding planned urban uses designated by INITIAL STUDY Environmental Assessment No. R-03-45/T-5233 Page 9 November 26, 2003 the general plan through the year 2025, projected ADT volumes of 33,000± on Shields Avenue, 10,000± on Armstrong Avenue and 44,000± on Temperance Avenue can be anticipated. .With anticipated- improvements completed by the development of planned land uses as required by city standards and policies, these streets are expected to ultimately function with a level of service (LOS) of D and E on Shields Avenue, LOS C on Armstrong Avenue, and LOS C on Temperance. While an LOS of D is endorsed by general plan policy as the preferable standard, it acknowledged that certain identified segments and corresponding major street intersections will function at a less desirable level of service (E or F) during the peak travel periods of the day. This condition occurs along Clovis Avenue, which is presently congested and is expected to continue to function with an LOS of E and F through the year 2025. As required by the mitigation measures established by the certification of MEIR 10130, a traffic assessment was prepared by TPG Consulting to evaluate the number of vehicle trips projected to be generated by the proposed project. Utilizing the Institute of Traffic Engineers (ITE) Trip Generation Manual, Sixth Edition, and,associated computer software together with the Council of Fresno County Governments'(COG)computerized traffic model, this analysis predicts the number of vehicle trips that will be generated from the proposed project and surrounding planned land uses, and the direction in which these trips will travel. Development of 347 single family residential dwelling units can be expected to generate an average of approximately 3,321 vehicle trips per day (VTD). Of these vehicle trips it is projected that 260 will occur during the morning (7 to 9 a.m.) peak hour travel period and 351 will occur during the evening (4 to 6 p.m.) period hour travel period. A modest proportion of these projected trips are expected to access the planned 180 Freeway and Fowler Avenue interchange during moming peak period(19 trips)and the evening peak period(28 trips)and the 168 Freeway and Ashlan Avenue interchange during morning peak period(5 trips) and the evening peak period (5 Trips). The eastern extension of Freeway 180 from Chestnut Avenue to. the expressway transition at Temperance Avenue is expected to occur as provided by the Measure C Transportation Sales Tax Expenditure.Plan by the year 2006. This extension includes the Fowler Avenue interchange which is expected to be designed with adequate capacity to.accommodate a twenty-year. population and employment growth period. The project traffic study further indicates that the majority of the peak hour vehicle trips are expected to utilize Armstrong Avenue.to.the north and south of the project site, and Shields Avenue to the west. Because much of the immediately surrounding area(eastern most portion of the McLane Community Plan Area) is not developed, the planned major street and intersection improvements have not yet been completed as required by adopted plans, policies and development standards. However, the proposed project as well as other urban land uses developed as planned by the 2025 Fresno General Plan will be required to construct the planned majorstreet system consistent with the public facility and service delivery requirements of the Urban Growth Management Program. In addition, the developer of this project, in accordance with the mitigation measures of Master Environmental Impact Report(No. 10130)which was certified by the Council with the adoption of the 2025 Fresno General Plan, will be required to pay impact fees specific to the traffic signalization of the major street intersections. The California Department of Transportation (Caltrans), District 6, Office of Intergovernmental Relations has asserted that new development within the McLane Community Plan contributes a substantial number of additional vehicle trips during the peak hour traffic periods(7:00 am to 9-.00 am and 4:00 pm to 6:00 pm) which will impact the State Route (SR) 180 interchange at Fowler Avenue and the State Route (SR) 168 interchange at Ashlan Avenue. Caltrans estimates that a development of this size could generate approximately 347 vehicle trips during peak travel times. It is, therefore, recommended by Caltrans that this project contribute its proportional share for improvements to the affected interchanges. t INITIAL STUDY Environmental Assessment No. R-03-45/T-5233 Page 10 November 26, 2003 Although the proposed project will marginally contribute to the peak capacity deficiencies of the freeway system, major freeway improvements are the responsibility of Caltrans and any fee related assessments imposed by Caltrans must comply with applicable legal parameters. The City has not recommended that this state facility traffic impact fee be imposed as a condition of project approval, as it is not evident that Caltrans has accurately documented a project description and cost, a reliable estimate of funding sources, a justifiable nexus or connection between the project and the need for the state facility improvements,and the reasonable proportionality of the project's share of the improvement costs that are necessary to justify the imposition of a traffic impact fee for the improvement of State facilities. This conclusion is based upon Caltrans's submission of varying descriptions of the necessary freeway improvements, the imprecise estimate of costs and probable funding sources, and the lack of adequate information to comply with Fee Mitigation Act requirements (California Government Code §§ 66000 et sequentes) applicable to the City of Fresno. In the absence of this documentation it is not legally permissible for the City to impose the requested traffic impact fee. r; State highway facilities appear to have failed to meet 20-year capacity design criteria during a period of time when the area's pace of population growth decreased to a rate well below previous state projections. This highway facility "under-design" and consequently the capacity deficiencies, which may now be prematurely occurring, are at least partially the result of resource allocation decisions made by the State of California rather than land use decisions made by the City of Fresno. An appropriate, reasonable and legally permissible method of addressing capacity deficiencies has been presented to Caltrans for consideration. This method utilizes the master storm water drainage facility planning and fee program established by the Fresno Metropolitan Flood Control Agency as a model. Using this model, Caltrans is responsible for providing a master facilities plan, development fee schedule and assurances of compliance with constitutional and statutory requirements (Mitigation Fee Act-AB 1600) which apply to the City of Fresno. Should Caltrans develop a master facilities plan and development impact fee programconsistent 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 Caitrans.representatives to review citywide impacts on State facilities; the CEQA process; and the legal requirements for determining the nexus (demonstration of the direct relationship between the project and the potential impact) and the proportionality (fair share contribution towards mitigating the impact) required by State law.. While the Caltrans representatives have previously assured the City that Caltrans legal.staff would provide evidence of compliance with State statutes, no response has been received to date by the City of Fresno. However, in response to these discussions, a partnership in planning grant was obtained through which the City of Fresno and Caltrans will participate with other jurisdictions to complete a freeway deficiency study. This study will detail the traffic impacts anticipated to occur to freewayfacilities within the greater Fresno-Madera-Clovis Metropolitan Area. This study will focus upon facilities identified to be most impacted by the projected increases in traffic; identification of the sources of the vehicle traffic within the greater metropolitan area; and the improvements necessary to provide adequate vehicular capacity. Findings from this study may allow proportionate traffic impact fees to be legally implemented by the cities of Fresno and Clovis as well as the County of Fresno upon adoption by the respective jurisdictions. In'order to.alleviate the impact of this project upon the City of Fresno's street system and to provide for a smooth flow of traffic to and from the project, the property owner/developer will be required to dedicate a portion of the subject sites for street purposes in accordance with adopted plans and policies such as the Major Street and Highway Plan, the Circulation Element of the General Plan, an Official Plan Line, a Director's Determination, or a local street public improvement standard as determined by the Director. INITIAL STUDY Environmental Assessment No. R-03-45/T-5233 Page 11 November 26, 2003 Each development must also construct a portion of the planned major street system, including off-site extensions as required by Urban Growth Management Policies. In addition,the residents of the proposed project will contribute to the construction of state highway facilities and regionally significant streets through the Measure "C" local transportation sales tax program. The project street improvement requirements include the center two travel lanes of Shields and Armstrong Avenues adjacent to the project site as well as the construction of three travel lanes for Temperance Avenue and the improvement of the Fowler and Shields Avenue intersection with traffic control signalization. These and other street plans are the product of careful planning that projects traffic capacity needs based on the densities and intensities of planned land uses anticipated at build-out of the planned area. These streets will provide adequate access to and recognize the traffic generating characteristics of individual properties and, at the same time, afford the community an adequate and efficient circulation system. Mitigation Measures 1. The proposed project shall implement and incorporate, as applicable, the traffic and circulation related mitigation measures as noted in the attached Project Specific Monitoring Checklist dated November 26, 2003. 2. The proposed project shall implement and incorporate, as applicable, the traffic and circulation related mitigation measures as identified in the attached Master Environmental Impact Report No. 10130-2025 Fresno General Plan Mitigation Monitoring Checklist dated November 26, 2003. 11.0—URBAN SERVICES 11.1—Availability of Fire Protection The project site is located within the city's Urban Growth Management Area and must comply with the applicable service delivery requirements necessary to provide not less than the minimum acceptable level of fire protection facilities and services appropriate for urban uses—The proposed project is located within two miles of.City of Fresno Fire Station No. 10 and City of Clovis Fire Station No. 34. 11.4-Overcrowding of School Facilities The project site is served by the Clovis Unified School District and is presently within the attendance boundaries of Temperance-Kutner Elementary School (Armstrong and Olive Avenues), Reyburn Intermediate School and Clovis East High School. Reyburn Intermediate School and Clovis East High School are both located in the Reagan Educational Complex which is bound by Ashlan, Gettysburg, Locan and DeWolf Avenues. Because of the sustained growth occurring within the district boundaries, the school district has advised of the following conditions. 1. Future adjustments of school attendance areas could occur such that students residing in the proposed project will attend an elementary school other than Temperance-Kutner and that students may attend more than one elementary school during their elementary school years. INITIAL STUDY Environmental Assessment No. R-03-45/T-5233 Page 12 November 26, 2003 2. Bus transportation is presently provided for grades K-6 students residing further than one mile from school and for grades 7-12 students residing further than two and one-half miles from school. . 3. The district has adopted development fees in accordance'with current state law and currently levies a development fee of$2.53 per square foot for residential development. Development of the project site will be subject to the fees in place at the time fee certificates are obtained. In addition, the district has requested that the owner/subdivider provide the above information to all prospective purchasers of property within the proposed project. 11.6—Availability of Sewer tines of Adequate Capacity Several major facility improvement projects have been implemented at the City of Fresno's Regional Wastewater Treatment and Reclamation Facility in order to accommodate the 1984 Fresno General Plan's projected population holding capacity of 588,000 people. These improvements have been completed to provide an expanded wastewater treatment and reclamation capacity of 80 million gallons per day(MGD) which is sufficient to accommodate continued planned urban development including the proposed project. While the proposed project may presently be accommodated by the FowlerAvenue Trunk Sewer, previous public facility and environmental analyses have projected that the Fowler Avenue Trunk Sewer does not have sufficient design capacity to accommodate the sewage flows that could be generated by full development of the McLane Community Plan area and the Southeast Growth Area. To address this concern, the City of Fresno is pursuing several options to increase sewage collection and treatment capacity for the eastern portion of the metropolitan area. The North Avenue Trunk Sewer has been constructed .to serve the easterly and southerly areas and supplement the other trunk .sewers' capacity to accommodate development of the east and southeast areas. The City of Fresno has negotiated a temporary exchange of sewer capacity with the City of Clovis for its Fowler trunk sewer capacity. This temporary exchange of capacity is conditioned upon Fresno replacing capacity exchanged in the Fowler trunk sewer with capacity in future facilities to be determined. Necessary and appropriate fees to provide for the replacement said Fowler trunk capacity exchange have not yet been adopted by the City. Council. Mitigation measures and tract map conditions of approval include a requirement that the developer pay an "Interim Fee Surety". .Any amount paid above and beyond the required fee surety shall be refunded once the fee has been adopted. The Public Utilities Department has determined that the estimated average daily sewage flow generated by this project is 119,715 gallons per day. It has also been determined by Public Utilities Department staff 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 East Shields and North Fowler Avenues. Mitigation Measures 1. The proposed project shall implement and incorporate,as applicable,the sewer related mitigation measures as noted in the attached Project Specific Monitoring Checklist dated November 26, 2003. 2. The proposed project shall implement and incorporate,as applicable,the sewer related mitigation measures as identified in the attached Master Environmental Impact Report No. 10130-2025 Fresno General Plan Mitigation Monitoring Checklist dated November 26, 2003. INITIAL STUDY Environmental Assessment No. R-03-45/T-5233 Page 13 November 26, 2003 11.7—Availability of Storm Water Drainage Facilities On or Off Site In order to avoid or reduce the discharge of pollutants into the storm water sewer system, the U.S. Environmental Protection Agency requires that a Notice of Intent for a general National Pollutant Discharge Elimination System permit be filed for a variety of industrial uses and for any construction site of five or more acres of land. The property owner of this development site has been informed of that requirement and of his, and any business owner's, responsibility to ensure that the Notice of Intent is filed in accordance with the regulations published in Volume 55, No. 222, of the Federal Register. 14.0—HISTORICAL/ARCHAEOLOGICAL There are no adjacent historical or archaeological sites. To ensure that any possible sites will be. protected, the following conditions have been added to this special permit approval: 1 r . 1. If archaeological and/or animal fossil material is encountered during project surveying, grading, excavating, or construction, work shall stop immediately. 2. If there are suspected human remains, the Fresno County Coroner shall be immediately contacted. If the remains or other archaeological material is possibly Native American in origin, the Native American Heritage Commission shall be immediately contacted, and the California Archaeological Inventory/Southern San Joaquin Valley Information Center shall be contacted to obtain a referral list of recognized archaeologists. An archaeological assessment shall be conducted for the project, the site shall be formally recorded, and recommendations made to the City as to any further site investigation or site avoidance/preservation. 3. If animal fossils are uncovered, the Museum of Paleontology at U.C..Berkeley shall be contacted to obtain a referral list of recognized paleontologists. An assessment shall be conducted by a paleontologist and, if the paleontologist determines the material to be significant, it shall be preserved: DETERMINATION Based upon these previous actions and the applicability of adopted development,standards, plan policies/ implementation measures, and applicable mitigation measures of the above-referenced environmental documents, it is concluded that the proposed land uses will not result in a significant indirect adverse environmental effect. On the basis of this initial evaluation, it is determined that the proposed project is consistent with all applicable city plans and policies and conforms to all applicable zoning standards and requirements. Pursuant to Section 15070 of the California Environmental Quality Act (CEQA) Guidelines; it is further determined that there is no substantial evidence in the record that the proposed project may have a significant effect on the environment. This is based upon the mitigation measures required as conditions of proieet approval which are referenced by this environmental assessment and are conditions upon which a mitigated negative declaration can be recommended. A MITIGATED NEGATIVE DECLARATION WILL BE PREPARED. SACAAMaster Files-20031R-03-045-T-5233-Shields&Armstrong Map-SAC\R-03-45-T-5233-InitialStudy.wpd N C: ° h a) Y v Y a) a) Y a) Y of N Eo � o E EO EO crow momoc 2 a0a0Q. > — a_ O > > • > = m Q ° p ° ° p p o = po 0 L CL a a 2 >, � c c m � � m c cu c c cu c c m ° o EmoE ° ma) mm c)) E E a .. 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Wc� E a - O m �' m c � 0N � mmo 0 (D 0 . —Zt cocwchLU uir- c�i � mmN M m a) Lu U M m m m = V U.o C m 0 U V w E 0 oa > aa � oyo n�.co .o) neo � comC W ° ° "o M m m mo cFL- h c � ° rn� cm c o 1Dm ° Z c W w Q h a) .m m m W w mCO 5 a) •� m w p `p c ca v m W wV � m � c7U) rn° m my 5 'v mm °) O g � m w CL (D m m m no ° m ,c m am c m cLi � � � ~ EUS o Z L � m La °c ° 0 E Lam nmm 0 Q o � Co m O 3 � cmit m - 31° m m y m 3 E c o a° c m c G vl m Q d U a�i o o CO m m y m 0 c aci a) m m m L7 a M 0 ° 0 a) (7 � m w cn � 0 m C9 2 cm m in 0 70 � m •c h tM !") a) Q C a) O C h J O) a) a) - :h 47 > C O a) N mei n F- ° am ° nm ow E °) a0 0 - � °' E (D Lo c Ln m m U > w E U >. a) C. a) m U x v C a1 T a) m m m a) C.cCo a > E - CD r- C E m (D - 0 - Im mm ° 0 o mmmm v3wom Lo o a) °) c EF ° e n aa? cr m OC et EE g w �pmc (WDm m2E5o ° m � mn °� co >, W a) a) ¢ .h v E � � ' O n� X10 h m • M E m � _a) �' m o m ° v. m m mL n$ N E .0 c mwd T- t ,= n d m e a ° m a� c e w E m m :G a enb 3 0 � .w Nb ° d m 0o oW (DQ > E Q m e n °) o cv04 c om my m E a) c-4 ° Z c ny >,= m U' c am mo ' 3 air a > cmc Za) o m m m0 a)Co CM :Em w-c° c mr aci a°1i a�i :E 3 nm mt CD m EE AoV E CL � -0 Emrnm cE .� g) E o Q C C a) ( a c dw Ga m nmL m w n'a) 0 C >. UL W ° a. ° OcomEm ° cm �5 W .0 � Ommm mOa - o W m J m p > m o C 7 m ` Le fn v E m ` 16, .0 m = 2 :E O O N m cD O c it c p � ¢ 0 m o c p 6 _j W > p �� n m On a > T O o a) m c m nt nc r E c m a ai E E m e 0 » CL c° at Z m vm E 3 m c°) m ow � .0 E mow v FL- � ms $ Cf) LL O y N W COV L- a)a) m O ZI Q ILX— cc p U m m c c m cc aai cc m cC ZD JQ co ❑ -E 0ma ❑ ccEE ccc W .2 CU CL o o n m a ° oa ° ° Eo a LL 3: c °i > c C5 > o 05 > o rn > 0 c m n C m n c m n C m 05 U y C-❑ �. U y .0 ❑ V y.0 ❑ U N C*.Q O Q W p C C n � C c . a � c c d C C n d (� , 7 m fa, C m - O C13 m C N, ]. R m C m. O f`0 m C m m a. a. - � m i D p c `o -? oW cc m , E e (D U a ZZ o . o ocn c ¢ �Z N 2 ac c n0 c C nC m m O - Q ' ca o mU) mo mwm C aZ o..� ° � m o o..` wL a ) J d a- o � 'a � E = a' � c aim comm an.E W a y 0 ca m C O m •� C m .o ° m O aci. O.a ° c m in > c m c C L U y 3 c m c p m aL 3 0 c a� m m Z •L � o m > ocmmmcc n m 00 moo. > E v � W � E m � vi o E m ca LL m � � 'v �.�.� CD -a nm N :° m = ca — m m min. m 3 m. 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'm 0cc � mE � m H m m > m c L w m n ° O c y o p m m m.E cacavL " LV m o m Lv p (D 3 3 ami ti m E c°� . c ( - m CL J _L m cU rmL „cm O5a of m 5 a ° ° �.�s Z 3 � m m: m E c �' m m m p m E m � c m (D :t O C.Y E E E C +p 'm L_ m O` y m Q— C x m - �• y O m m m L j V cn 'V s .3 y G p .0 05 G E U Q y C in d r •L-• CYO la >•U m y m f0 n C m O 0 w y _ M O C U O m m y C m m 12 m r m_a y m E OL j 7 'C uo > CO o ' ° a m v� n tN ~ ma 3 m 0 .oE (D m cLi c m on= m o.m � m � E 3t CD c f mE ° m o a.. m mLL d E m o y c c m m >,y m a c y m 3 .� y U O Y > C O:L L O C a. 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N W X X X X �D X X - j O o Zm o ¢ o � JW � � mm OC 0Z a mmc ccamc E a) cm E o �' co = 0co� � = co E cow co `D OW aa� � > Cc (1) maa c > mm c > CL mm c > ®a a. - (� m �. m m m m m m 7 N m:'m N m m m m m - m Z 0na0 0da00 04_ a00 EL00 d00 CD W . r cc = _ c c CLZ W c c c c 0 aW o W LU � Z LLI LL a- a L J s � � U c "0 a >. m o mymy w "0v W � m o � Em � eco = a) w ° 0 'a me � c m m m °? � W '�. cama: a�.. a� � m.2 cm w w ° O W �.wEmo ° c ° u.C. m € m E v � . 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CD cc* o � y o m m m o E N = z N � D M m is Z C.m :LL C ° m -0 E -� m m _V sm omz � � c > 3 cEmmT `mom w Z m.v 6mmy > CC CD mxE ; » C ° v mC E 2c7 -0am ohm � Ec w � 0 m -2 rn mm o _ o m �v m w a m t a ca c in m 3 H c N c o ° o m m.- L) > m ';-Z m Q c rn ° o m m - w w v' ` w c ca 0-4-- 0 vm _� E fO m U N C fn — m ° -o m ° m m m > f�0 w � mm occ g ° ccc m '0 a) � � �cm m m N H o � cc Ec� wa m w v 0. m c Ccn 3 :3 Ew c o c ` am c 3 E � C ° vcc c m my m cco c ' E ° .� o m m m C m a in C Co a m o o Q_ - C my vi C C w Lm .7 >, m mtn w Cm ° c m m 3 m � C m o t m m Cl) z - s m m m m c7 c �- E vi m = o m o CD Co � � Z .m -0 `� E qi m m c c 'a m CL CD cc E �' 3 3 • a m.> > a c co m 2 Em > o � mm Gym ° oas mm3 y � M � � m E2 -0 m m - m N m � E w 7 3 w aas - m m ° °� O � m - m 0s m L)c m cca 3 m ea s m E c - 0) a m Z m t c 2) 2? '� -- t m o s m �' s m 3 w m 0. mai m wca .mc `om m. Crn w £.� a y � .w m .. ° �. m c o c � 2' o 'w E 2_1 c m 2 vm t W mom° U � mmom Uma. U ° � v Ucam m. ° m m � u Qm a s m m m - m c - m o 3 m m a E s m c m N d CD ~ c ~ v o - 2 am m e `�° o ~ w U � s a T- r m E c ° C? w m w ° v Wr c a co cc IL O E G m ° c°i m 0 ccc O m `v� m G rn E 0 ai a ci CV) LL N W X X X N X X CD m U X X X E CD O m Z a x x a W � o � m O Q � � c oayi O � c o � c JW cc c = c - c - cu ccoNc mNc E r lL EN N m = N EN EN EN m CD d aE E � E � E � aE o. E aE 0) 2 O � r V r V i' C1 OV OJe O � O r 0W Ca) m m _ m • m • Emco � mm � mm 0 m > a a n a� a� m Q) m m m m m m ani d V aoo oa' oa' oa' aao aoo aoo Z 0 � L) W L) v 'n W 0Z ¢ W cc c ZN W - 2 m c, � m a z JY � O O O O O O O w � Oa a Lu 1Y. LU r C 0 - = m N y � m C 0 @ N O C Z ' ai U = U C N a E O C C Q. U QW 0 sow cco33 N � am CY) 03 cu -0m a. 0 y � � a 0 CU CD @ ac otic o c ny c m m Q Q �. m m � y o c U O p > m � NmQ Nw ., z EmC0 0 L) aye' Ua a yv J Z � w cc ? ccccm aEi c0 - y 00 0 ., N o c N aci Q N C r io t` cco 'c o � m y 'o. 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