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Home My WebLink AboutT-5368 - Conditions of Approval - 2/22/2005 t • • l` City of r�tn�iii►��I/i _ Planning and Development Department 2600 Fresno Street • Third Floor Nick P. Yovino Fresno, California 93721-3604 Director (559)621-8277 FAX(559)488-1020 November 18, 2004 Please reply to: Arnoldo Rodriguez (559)621-8633 Precision Civil Engineering 7690 North Palm St., Ste. 104 Fresno, CA 93711 SUBJECT: Final action by the Fresno City Planning Commission and the Fresno City Council regarding Rezone Application No. R-04-52 and Vesting Tentative Tract Map No. 5368/UGM for property located on the northeast corner side of North Polk Avenue and the West Indianapolis Avenue alignment,just south of West Gettysburg Avenue The Fresno City Council conducted a duly noticed public hearing on November 9, 2004, to consider Rezone Application No. R-04-52. This application relates to the proposed development of an approximately 9.71 acre single family residential subdivision. Following a full and complete hearing, the Council adopted Ordinance No. 2004-122, relating to the above application as follows: 1. ADOPTED Ordinance Bill No.2004-122(enclosed)that rezones the 9.71 acre subject site from the AE-5/UGM (Exclusive Five Acre Agricultural/Urban Growth Management)zone district to the R-1/UGM (Single Family Residential/Urban Growth Management) zone district. The Fresno City Planning Commission previously conducted a duly noticed public hearing on October 20, 2004 to consider Rezone Application No. R-04-52 (Planning Commission Resolution No. 12099) and Vesting Tentative Tract Map No. 5368/UGM (Planning Commission Resolution No. 12100). The Commission approved the tentative tract map application and recommended that the Council approve the rezone application. The tentative tract map application was final at the Planning Commission and, therefore, no Council review was necessary. Please be advised that pursuant to Section 4 of the enclosed Ordinance Bill,the rezoning ordinance shall become effective and in full force at 12:01 a.m., thirty-one days after its passage. The Planning Commission also approved Vesting Tentative Tract Map No. 5368/UGM subject to the enclosed Conditions of Approval for Vesting Tentative Tract No. 5368/UGM dated October 20, 2004. Rezone Application No. R-04-52 Vesting Tentative Tract Map No.5368/UGM Page 2 November 18, 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 DIVISION rnoldo Rodriguez Planner III KWASTER FILES-TRACT MAPSITRACT 5368 ARNOLDO RODRIGUEZ(R-04-52)1R-04-52&T-5368-FINAL ACTION LETTER.DOC Enclosures: Ordinance Bill No. 2004-122 Planning Commission Resolution Nos. 12099 and 12100 Conditions of Approval for Tentative Tract Map No. 5368/UGM dated November 20, 2004 c: Highland Partners Inc. Recording Requested by* • City Clerk, Fresno, California No Fee-Govt. Code 6103 Return to City Clerk Fresno Space above this line reserved for Fresno County Recorder's Office ORDINANCE OF THE COUNCIL OF THE CITY OF FRESNO PROPOSED AND INITIATED BY MOVED BY Calhoun SECONDED BY Dages BILL NO. B-123 ORDINANCE NO. 2nn4-i 22 AN ORDINANCE OF THE CITY OF FRESNO, CALIFORNIA, AMENDING THE OFFICIAL ZONE MAP OF THE CITY OF FRESNO HERETOFORE ADOPTED BY ARTICLES 1 TO 4.5 INCLUSIVE, CHAPTER 12, OF THE FRESNO MUNICIPAL CODE,BEING THE ZONING ORDINANCE OF THE CITY OF FRESNO WHEREAS, Rezone Application No. R-04-52 has been filed by Highland Partners Group, Inc.,on behalf of Kelly Family Trust, property owner, with the City of Fresno to rezone property as described hereinbelow; and, WHEREAS,the West Area Community Plan Advisory Committee considered this application at its meeting of August 9, 2004, and recommended approval; and, WHEREAS,pursuant to the provisions of Article 4,Chapter 12,of the Fresno Municipal Code,the Planning Commission of the City of Fresno held a public hearing on the 20th day of October, 2004, to consider Rezone Application No. R-04-52 and related Environmental Assessment No. R-04-52fT-5368, during which the Commission recommended to the Council of the City of Fresno approval of the subject environmental assessment and rezone application amending the City's Zoning Ordinance on real property described hereinbelow from the AE-5/UGM(Exclusive Five Acre AgriculturaUUrban Growth Management) zone district to the R-1/UGM (Single Family Residential/Urban Growth Management)zone district; and, i : W, 11 'Ir A-1- /_00�- I? - Ordinance Amending Offi•Zone Map • Rezone Application No. R-04-52 Page 2 WHEREAS, the Council of the City of Fresno, on the 9th day of November, 2004, received the recommendation of the Planning Commission. NOW,THEREFORE,THE COUNCIL OF THE CITY OF FRESNO DOES ORDAIN AS FOLLOWS: SECTION 1. Based upon the testimony and information presented at the hearing and upon review and consideration of the environmental documentation provided,the adoption of the proposed rezoning is in the best interest of the City of Fresno. The Council finds in accordance with its own independent judgment that there is no substantial evidence in the record that the rezoning may have a significant effect on the environment as identified by the Finding of Conformity to the 2025 Fresno General Plan Master Environmental Impact Report (MEIR No. 10130) dated September 27, 2004, prepared for Environmental Assessment No. R-04-52lT-5368. Accordingly, Environmental Assessment No. R-04-52/T-5368 is hereby approved. SECTION 2. The Council finds the requested R-1/UGM zone district is consistent with the existing medium density residential land use designation of the 2025 Fresno General Plan and the West Area Community Plan as specified in Section 12-403-B of the Fresno Municipal Code. SECTION 3. The Council finds that the zone district of the real property described hereinbelow, located in the County of Fresno and shown on the Official Zone Map of the City of Fresno, is reclassified from the AE-5/UGM (Exclusive Five Acre AgriculturaWrban Growth Managemeno zone district to the R-1/UGM (Single Family ResidentiallUrban Growth Managemeno zone district. Ordinance Amending Offi'Zone Map • Rezone Application No. R-04-52 Page 3 From AE-5/UGM to R-1/UGM: Parcel 311-032-73s: The south half of the north half of the northwest quarter of the southeast quarter of Section 15, Township 12 South, Range 19 East, Mount Diablo Base and Meridian, according to the official plat thereof. SECTION 4. This ordinance shall become effective and in full force and effect at 12:01 a.m.on the thirty-first day after its passage and upon annexation of the subject property into the City of Fresno. CLERK'S CERTIFICATION STATE OF CALIFORNIA ) COUNTY OF FRESNO ) CITY OF FRESNO ) I, REBECCA E. KLISCH, City Clerk of the City of Fresno, certify that the foregoing ordinance was adopted by the Council of the City of Fresno, California, at a regular meeting held on the 9th day of November , 2004, by the following vote: Ayes: Calhoun, Dages, Duncan, Perea, Sterling, Castillo Noes: Boyaj ian Absent: None Abstain: None REBECCA E. KLISCH City Clerk By APPROVED AS TO FORM: HILDA CANTO MONTOY City Attorney By eputy Rezone Application No. R-04-52 Filed by Highland Partners Group, Inc., on behalf of Kelly Family Trust Assessor's Parcel No. 311-032-73s KACommonWaster Flies-2004VREZONE\R-04-052,T-5368 EsPollbetGettysbindianapo—ARW-04-52 CC Ordinance Bill 11-09-04.doc X01 ,��i, REPORT%THE CITY COUNCIL AGENDA ITEM NO. FRES COUNCIL MEETING November 9, 2004 FILE C APPROVED BY FROM: NICK P. YOVINO, Director Planning and Development Departme t DEPARTMENT DIRECT BY: GILBERT J. HARO, Plann' g nager ` CITYMANAGER Planning Division SUBJECT: CONSIDERATION OF REZONE APPLIC TION NO. R-04-52, AND ENVIRONMENTAL FINDING FOR ENVIRONMENTAL ASSESSMENT NO. R-04-52/T-5368 RECOMMENDATION Staff recommends the City Council take the following action: 1. APPROVE the environmental finding for Environmental Assessment No. R-04-52lT-5368, dated September 27, 2004, that the project proposal conforms to the provisions of the 2025 Fresno General Plan Master Environmental Impact Report (MEIR No. 10130). 2. APPROVE Rezone Application No. R-04-52 to rezone the subject property from the AE-5/UGM (Exclusive Five Acre AgriculturallUrban Growth Management) zone district to the R-1/UGM- (Single Family ResidentiaUUrban Growth Management)zone district. EXECUTIVE SUMMARY Rezone Application No. R-04-52 proposes to reclassify 9.71 acres from the AE-5/UGM (Exclusive Five Acre AgriculturallUrban Growth Management) zone district to the R-1/UGM (Single Family ResidentiaUUrban Growth Management) zone district. ,The site is located on the northeast corner of North Polk Avenue and the West Indianapolis Avenue alignment, just south of the West Gettysburg Avenue alignment. The application would bring the subject property into conformance with the West Area Community Plan and the 2025 Fresno General Plan, which designate the property for medium density residential planned land use. On October 20, 2004, the Fresno City Planning Commission recommended approval of the rezone application to the City Council. The Planning Commission also took action to approve related Vesting Tentative Tract Map No. 5368/UGM, which proposes a 39-lot single-family residential subdivision. It is noted that the Planning Commission action on the tentative map is final and, therefore, no action is required by the City Council on this application. Staff is also recommending approval of the rezone application. PROJECT INFORMATION PROJECT Request to rezone the project site from the AE-5/UGM (Exclusive Five Acre AgriculturallUrban Growth Management)zone district to the R-1/UGM (Single Family ResidentiaUUrban Growth Management)zone district, which would facilitate a 39-lot single family residential subdivision to be developed at an overall density of 4.01 units per acre APPLICANT Highland Partners Group, Inc. (Engineer: Precision Civil Engineers) LOCATION The northeast corner of North Polk Avenue and the West Indianapolis Avenue alignment,just south of the West Gettysburg Avenue alignment (Council District 2, Councilmember Calhoun) SITE SIZE 9.71 acres . 1 REPORT TO THE CITY COUNCIL Rezone Application No. R-04-52 November 9, 2004 Page 2 LAND USE Existing - Rural Residential (Home is vacant) Proposed - Single Family Residential ZONING Existing - AE-5/UGM (Exclusive Five Acre AgriculturaUUrban Growth Management) Proposed - R-1/UGM (Single Family Residential/Urban Growth Management) PLAN DESIGNATION The proposed R-1 zone district is consistent with the 2025 Fresno AND CONSISTENCY General Plan and the West Area Community Plan land use designation of the site for medium density residential planned land use (4.99-10.37 units per acre) subject to Fresno Municipal Code Section 12-403-B ENVIRONMENTAL Finding of Conformity to the 2025 Fresno General Plan Master FINDING Environmental Impact Report (MEIR No. 10103) dated September 27, 2004 PLAN COMMITTEE The West Area Community Plan Advisory Committee RECOMMENDATION recommended approval of the rezone application and tract map at its meeting on August 9, 2004 STAFF Approve Rezone Application No. R-04-52 RECOMMENDATION PLANNING COMMISSION On October 20, 2004,the Planning Commission voted to recommend RECOMMENDATION approval of the rezone application by a vote of 4 to 0. BORDERING PROPERTY INFORMATION Planned Land Use Existing Zoning Existing Land Use AE-5/UGM Exclusive Five-Acre AgriculturaUUrban North Medium Density Growth Management Rural Residential Residential (Rezone Application No. R-04-51 and Vesting Tentative Tract Map No. 5325 have been submitted proposing to subdivide the site) Medium Density R-1-C/UGM South Residential Single Family ResidentiaWrban Growth Single Family Residential Management R-2/UGM/cz Medium Density Low Density Multiple Family East Residential ResidentiaUUrban Growth Management/with Single Family Residential conditions of zoning Medium Density R-1/UGM/cz West Single Family ResidentiaWrban Growth Single Family Residential Residential Management/with conditions of zoning • I REPORT TO THE CITY COUNCIL Rezone Application No. R-04-52 November 9,2004 Page 3 ENVIRONMENTAL FINDING The initial study prepared for Environmental Assessment No. R-04-52/T-5368 considered potential environmental impacts associated with the subject rezone application. The study indicates that the project, if approved, would conform to the land use designation and land use policies of the 2025 Fresno General Plan and is within the scope of the Master Environmental Impact Report No. 10130. Therefore, staff has issued a Finding of Conformity to the 2025 Fresno General Plan Master Environmental Impact Report (MEIR No. 10130), which incorporates a MEIR Mitigation Monitoring Checklist. This environmental finding was properly published and noticed on September 29, 2004, with no comments received to date. BACKGROUND/ANALYSIS The applicant, Highland Partners Group, Inc., has filed Rezone Application No. R-04-52 and Vesting Tentative Tract Map No. 5368/UGM for 9.71 acres of property located on the northeast corner of North Polk Avenue and the West Indianapolis Avenue alignment. The rezone application is requesting to reclassify the property from the AE-5/UGM (Exclusive Five Acre AgriculturaUUrban Growth Management) zone district to the R-1/UGM (Single Family ResidentiaUUrban Growth Management) zone district. On October 20, 2004, the Planning Commission approved Vesting Tentative Tract Map No. 5368/UGM, which proposes to subdivide the subject property into 39 single family residential lots. Surrounding land uses are characterized by single family residences to the east, south, and west. Property to the north is developed with rural residential type uses, however Rezone Application No. R-04-51 and Vesting Tentative Tract Map No. 5325/UGM were recently submitted to the Planning and Development Department for review. West Area Community Plan Advisory Committee The West Area Community Plan Advisory Committee reviewed the rezone application at its meeting on August 9, 2004, and recommended approval. Fresno City Planning Commission On October 20, 2004, the Fresno City Planning Commission considered Rezone Application No. R-04-52 in conjunction with Vesting Tentative Tract Map No. 5368/UGM. The Commission voted to recommend approval of the rezone application to the City Council by a vote of 4 to 0. Land Use Plans and Policies According to the land use consistency table adopted with the 2025 Fresno General Plan (and applied within all community plans), the medium density residential land use designation allows for 4.99 to 10.37 dwelling units per acre. However, Section 12-403-B-2-b(1) of the Fresno Municipal Code allows development of a project site not less than the minimum density of the next lowest land use designation, medium-low density residential, which allows 2.19 to 4.98 dwelling units per acre. The proposed subdivision density is 4.01 units per acre. Therefore, Vesting Tentative Tract Map No. 5368/UGM and Rezone Application No. R-04-52 are consistent with the 2025 Fresno General Pian and the West Area Community Plan. Interior Streets and Required Sidewalks The developer will be required to design and construct all street-related improvements as shown in Vesting Tentative Tract Map No. 5368/UGM, dated July 19, 2004. All interior streets in the subdivision REPORT TO THE CITY COUNCIL Rezone Application No. R-04-52 November 9, 2004 Page 4 will be developed with interior local streets having a right-of-way width of 50 or 54 feet as permitted with Public Work Standards. Installation of sidewalks will be required on both sides of the streets throughout this subdivision Landscaping/Walls Given that the proposed subdivision abuts an arterial street, and in accordance with the West Area Community Plan Policy No. W-3-b, the developer will be required to install 20 feet of landscaping along North Polk Avenue. In addition, the applicant will be required to install a solid wall at the rear of the required landscape setback, which will mitigate the adverse effect of noise generated by vehicles traveling on the adjacent major streets. Lot Dimensions The R-1 zone district requires minimum lot sizes of 6,000 square feet for lots in the subdivision. Lots in the subdivision will meet or exceed the minimum lot size requirement. Circulation Element Plan Policies and Major Street System Traffic Capacity According to the 2025 Fresno General Plan Circulation Map, North Polk Avenue is defined as an arterial street from West Shaw Avenue to West Belmont Avenue. The Public Works Department Traffic Division has reviewed the proposed development and has determined that the streets relating to the site will be able to carry the quantity and kind of traffic generated subject to several improvements. These improvements include dedicating and constructing transition paving within the limits of the tract; installing curb, gutter, sidewalk; construction of an underground street lighting system; and relinquishment of access rights to North Polk Avenue for all residential lots adjacent to this street frontage. These street improvements are outlined in more detail in the Vesting Tentative Tract Map No. 536E/UGM Conditions of Approval dated October 20, 2004. When the City of Fresno Master Environmental Impact Report (MEIR) No. 10130 was certified by the City Council for the 2025 Fresno General Plan, a determination was made to require project-specific traffic assessments for projects that would generate 100 or more vehicle trips during weekday peak hours. Given the number of lots in this project, no special traffic study is required because the potential traffic impacts of this plan-consistent development are deemed to have been adequately analyzed and mitigated within the scope of MEIR No. 10130 and standard city requirements. The Public Works Department staff has concluded that this project does not have significant adverse impacts upon the city's transportation system and that its nonsignificant impacts are mitigable through the city's standard Urban Growth Management (UGM) process and project requirements for developments that abut major streets. In concert with the other developments that are approved pursuant to the 2025 Fresno General Plan, the developer will be required to install improvements and to pay fees toward development of the major street system as outlined in the Public Facilities Element of the general plan and will be required to provide for the installation of traffic control measures (e.g., signals, stop lights, etc.) installed per UGM policies and ongoing traffic studies. State Department of Transportation (Caltrans) The California Department of Transportation (Caltrans), District 6, Office of Intergovernmental Relations has submitted the attached comments dated July 21, 2004, indicating that the proposed project in and of itself is not expected to create significant impacts to the state highway system. However, when considered with other development in the area, its potential impacts would be REPORT TO THE CITY COUNCIL Rezone Application No. R-04-52 November 9, 2004 Page 5 cumulatively significant and that.these impacts were not addressed in MSIR No. 10130. City staff notes that potential cumulative traffic impacts of full buildout of the 2025 Fresno General Plan were analyzed in MEIR No. 10130. Appendix 2 of the MEIR shows that North Polk Avenue, between the West Gettysburg Avenue alignment and West Ashlan Avenue, is expected to maintain a Level of Service C with partial or full implementation of the MEIR mitigation measures. Therefore, additional analysis of this project, which generates vehicle trips below that requiring a specific traffic impact study, is not warranted. The City of Fresno and Caltrans representatives have met separately to review citywide impacts on State highway facilities, the legal requirements for determining significant impacts under the California Environmental Quality Act (CEQA), for determining when a nexus exists between a project and highway impacts (i.e., the demonstration of a direct relationship between a project and a potential impact) and approaches for meeting the "proportionality test" for requiring mitigation (i.e., for ensuring that new development projects are assessed a fair share of the cost of mitigating impacts, as has been required by U.S. Supreme Court decisions on land use and as is required under the California Government Code §66000 et seq., the California Mitigation Fee Act enacted through Assembly Bill 1600). Along with other cities and Fresno County, the City of Fresno has partnered with the Fresno County Council of Governments and Caltrans on a regional study of state highway facility capacity and measures needed to preserve and improve capacity of those facilities. A Partnership in Planning grant has been obtained to complete a regional freeway deficiency study for the greater Fresno- Clovis-Madera Metropolitan area. This study focuses on facilities projected to be most impacted by projected increases in traffic, identification of the sources and patterns of vehicle traffic within the greater metropolitan area and the improvements that would be necessary to provide adequate vehicular capacity. Findings from this study may allow proportionate traffic impact fees to be implemented by cities and counties in the study area, upon adoption by the respective jurisdictions. CONCLUSION The appropriateness of the proposed project has been examined with respect to its consistency with goals and policies of the 2025 Fresno General Plan and the West Area Community Plan; its compatibility with surrounding existing or proposed uses; and, its avoidance or mitigation of potentially significant adverse environmental impacts. These factors have been evaluated as described above and by the accompanying environmental assessment. Upon consideration of this evaluation, it can be concluded that the proposed Rezone Application No. R-04-52 is appropriate for the project site. K:\Common\Master Files-2004VREZ0NE\R-04-052,T-5368 EsPolkbetGettysbindianapo—AR\R-04-52 Rpt to Council 11-9-04.doc Attachments: Vicinity Map 2002 Aerial Photograph of Site Vesting Tentative Tract Map No. 5368/UGM dated July 19, 2004 Letter from Caltrans dated July 21, 2004 Environmental Assessment No. R-04-52/T-5368, Finding of Conformity to 2025 Fresno General Plan Master Environmental Impact Report No. 10130 dated September 27, 2004 Planning Commission Resolution Nos. 12099 (Rezone) and 12100 (Tract Map) Ordinance Bill �,�, -r�r��1 �µ �ry s �'�*''�fit "t�• 4y �+ ks� r�k W y q1� s., �+' °". E °�' *far , ;g1'9Y Ell, • • h o�'M' v: t ��g a ,fit+ ON .R S'"�. @7afT:F ptsT., 77 as• `. i�n,..r� - :�� s mr;P n i Meq 04 1 r�,. €�. rfr srw fed rd B aux a°r woe NO d'�`T."!�'e� x '"'. /o'��.^°��" "fl'6''' y+,�•�`s"d Pr'i'g'✓: •�1 ,F':t�,�drr� �.s�I�ad+r�.r��,,e`"*�r^ f' 1Ps. 'T T. 'RF ". 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U_U \��'J July 21, 2004 J U L 2 3 2004 Planning Division 213 1-IGR/CEQA Development Department 6-FRE-99-27.3+/- CITY OF FRESNO R-04-52 & T-5368 Ms. Dawn Marple City of Fresno Development Department 2600 Fresno Street Fresno, CA 93721 Dear Ms. Marple: We have reviewed the rezone and tract map for the proposed 39-lot single-family residential subdivision located on the east side of North Polk Avenue between `Vest Gettysburg and West Ashlan Avenues. Caltrans has the following comments: The proposed project, in and of itself,is not expected to.create significant impacts to the State Highway System. However, when combined with the numerous other residential projects in the area, this project's impacts to the transportation/circulation system and to -- air quality will be cumulatively significant. As cumulative,impacts to these resources were not addressed in the General Plan Update Master EIR, the City should consider.a mechanism for evaluating and mitigating for these impacts. With the amount of new development in this region of Fresno, it is assumed there will be development-related impacts to the State Route (SR) 99/Shaw Avenue interchange. Caltrans has a project to improve this interchange. The project has three alternatives. The preferred alternative has an estimated cost of $50.6 million, with two scaled-down alternatives at $17 and $10.9 miilion. The environmental phase of the projei:-f has started, and is fully funded with $1.6 million in TCRP funds and will be completed in October 2004. The Plan, Specifications, and Estimates (PS & E) phase of the project will proceed with TCRP funds, to be completed in Fiscal Year 2005. If the remaining TCRP funds become available, we can proceed until 2009 (through the preliminary right-of-way process), at which time additional fund sources will need to be identified for right-of-way and construction. The current timeline for construction is 2010. It is possible that there could be changes or delays in the project due to funding constraints; however, none are expected at this time. Some of the project-generated trips from this project as well as others in the vicinity could also impact the SR 99 interchange at Ashlan. Caltrans has notified the City that this interchange is of special concern due to the impacts created by the significant development approved in this region of Fresno. In the past, the northbound off-ramp has "Caltrans improves mobility across California" Ms. Dawn Marple July 21, 2004 Page 2 backed up onto the mainline. To improve the queuing problem, Caltrans made adjustments to the signal timing to reduce queuing in all directions. However, traffic congestion created by this project and others in the area could cause traffic to back up onto the mainline again. We have notified the City of problems with this interchange in numerous letters on numerous projects, as well as in our comments on the General Plan Update. While Caltrans has a proposed project to widen the off-ramp, funding for these improvements is unlikely for several years. We have previously noted to the City that eastbound dual lefts are needed on Ashlan Avenue to Golden State Boulevard. However, this would also require improvements on Golden State Boulevard to allow two northbound receiving lanes. The northbound off-ramp to Ashlan will need one additional lane for the length of the off-ramp plus a two-lane exit and 400-meter auxiliary lane. Because the auxiliary lane will require the reconstruction of a structure (Dakota Avenue Overcrossing), only one additional lane is considered for the ramp terminus. The auxiliary lane could be added if and when the Dakota Avenue overcrossing is replaced. An additional 12' of right-of-way will be required on the eastside of the off-ramp, but the construction of a retaining wall is also a possibility. The City should consider a transit alternative for this project and evaluate such an alternative in the EIR. The project is small, but when combined with other residential projects in the area, there is sufficient development to support transit, and early planning could make such an alternative feasible. Caltrans recommends that this project be routed to Fresno Area Express (FAX) staff for their review and comment. Please see Attachment Number 1 for other recommended transportation alternatives. Please be advised that any future development adjacent to a State Route, whether the entitlement is deemed by the lead agency to be discretionary or ministerial should be sent to Caltrans for review. If you have any questions, please call me at (559) 44-5-6666. Sincerely, d�2p MOSES STITES Office of Transportation Planning District 6 Enclosure C: Ms. Barbara Goodwin, Council of Fresno County Governments "Caltrans improves mobility across California" ATTACHMENT NUMBER 1 CALTRANS RECOMMENDATIONS FOR TRANSPORTATION ALTERNATIVES Ongoing development throughout the City of Fresno, including this project, will make traffic operations significantly worse by adding considerably to delay and congestion. Transit alternatives can help reduce congestion and delay and reduce overall degradation of air quality and gridlocked intersections. The City of Fresno should focus on ways to eliminate trips in addition to enhancing capacity. Transportation alternatives the City should consider include standard highway solutions along with the following: 1. Park and ride facilities on site or within the proximity of this project. 2. A study of the general accommodation and provision of mass transit in this area to provide insight on ways of increasing transit usage. 3. Exploring the potential of commuter shuttles. The shuttle could be financed through an assessment district and provide a way for individuals to utilize a park-and-ride facility or commercial area parking lot and be shuttled to various commercial/office centers within the area. Commuters who need to go further could use City of Fresno transit if the City planned for convenient connections. This may help to reduce the Single Occupancy Vehicle (SOV) demand seeking to use the State Highway System. 4. Providing for continuity of non-motorized transportation. 5. Exploring the potential for employer-sponsored carpools/vanpools or monthly transit passes for employees as well as including as a condition of project approval a covered transit stop as mitigation for project-related impacts to the transportation/circulation system. 6. Exploring the potential for linking the purchase of a monthly transit pass with new residential development as partial mitigation for congestion and air quality impacts, and to ensure the long term viability of public transportation. CITY OF FRESI♦- ENVIRONMENTAL ASSESSM& / INITIAL STUDY FINDING OF CONFORMITY/MEIR NO. 10130 {{,��, ��)) DATE REG`EI�fEII Fp�RrE1Q1NG: Pursuant to Section 21157.1 of the California Public Resources Code _�. (California Environmental Quality Act) the project described below is „ z3 determined to be within the scope of the Master Environmental Impact `' ' 2 ! , 151 3: [� Report (MEIR) No. 10130 prepared for the 2025 Fresno General Plan. CITY CLERM, r PESNC, r : Initial Study is on file in the Planning and Development Department City Hall, 2600 Fresno Street, Fresno, California 93721 559 621-8277 Applicant: Highland Partners Group, Inc. Initial Study Prepared By: PO Box 1096 Arnoldo Rodriguez, Planner III Danville, CA 94526 September 27, 2004 Environmental Assessment Number: Project Location (including APN): Rezone Application No. R-04-52 & Northeast corner of North Polk and West Indianapolis Vesting Tentative Tract No. 5368 Avenues, just south of the West Gettysburg Avenue alignment. APN: 311-032-73S Project Description: Rezone Application No. R-04-52 proposes to reclassify approximately 9.71 net acres of property located on the northeast corner of North Polk and West Indianapolis Avenues, just south of the West Gettysburg Avenue alignment, from the AE-5/UGM (Exclusive Five Acre Agricultural/Urban Growth Management)zone district to the R-1/UGM (Single Family Residential/Urban Growth Management)zone district. Vesting Tentative Tract Map No. 5368/UGM is requesting to subdivide the 9.71 acre site into a 39-lot single-family residential subdivision. The property is within the jurisdictions of the West Area Community Plan and the 2025 Fresno General Plan. Both plans designate the property for medium density residential planned land use. Pursuant to Table 2"Planned Land - Use and Zone District Consistency Matrix" of the 2025 Fresno General Plan, the R-1/UGM zone district is consistent with the planned land use of medium density residential of the West Area Community Plan and the 2025 Fresno General Plan. The subject site is currently developed with a residence and several accessary structures which will be removed/demolished as part of this project. The property to the north is developed with a residence, however Tentative Tract Map No. 5325 has been submitted to the city and proposes to remove the dwelling and subdivide the site for residential land uses. Property to the east, west and south is developed with residential units. Conformance to Master Environmental Impact Report (MEIR NO. 10130): As previously indicated,the recently adopted 2025 Fresno General Plan designates the subject parcel for medium density residential planned land use. The requested rezone conforms to this medium density residential land use designation as indicated by the 2025 Fresno General Plan "Planned Land Use and Zone District Consistency Matrix" as well as the adopted West Area Community Plan. The Planning and Development Department staff has prepared an initial study and environmental checklist and evaluated the requested rezone and vesting tentative tract map in accordance with the land use and environmental policies and provisions of the 2025 Fresno General Plan and the related Master Environmental Impact Report (MEIR) No. 10130. The subject property is proposed to be developed with residential uses at an intensity and scale that is permitted by the planned land use and proposed zoning designations for the site. Thus, the rezone and tentative tract map will not facilitate an additional intensification of uses beyond that which already exists or would be allowed by the above-noted planned land use designation. Moreover, it is not expected that the existing and future development, per the requested rezone and vesting tentative tract map, will adversely impact existing city service systems or the traffic circulation system that serves the subject parcels. These infrastructure findings have been verified by the Public Works and Public Utilities Departments. It has been further determined that all applicable mitigation measures of MEIR No. 10130 have been applied to the project necessary to assure that the project will not cause significant adverse cumulative impacts, growth inducing impacts, and irreversible significant effects beyond those identified by MEIR No. 10130 as provided by CEQA Section 15178(a). Finding of Conformity Under MEIR dhl0130 Environmental Assessment No. R-02 &T-5368 Page 2 September 27, 2004 Per Section 21157.1 of the California Public Resources Code (California Environmental Quality Act), it may be determined that a subsequent project falls within the scope of a MEIR, provided that the project does not cause significant impacts on the environment that were not previously examined by the MEIR. Relative to this specific project proposal, the environmental impacts noted in the MEIR, per the 2025 Fresno General Plan land use designations, include impacts associated with the medium density residential land use designation specified for the subject parcel. Based on this initial study, the project does not change the land use indicated for the subject parcels and will not generate additional significant effects not previously identified by the MEIR and no new additional mitigation measures are required. Therefore, the project proposal is within the scope of the MEIR as defined by Section 15177 of the CEQA Guidelines. Moreover, as lead agency for this project, the Planning and Development Department, per Section 15177 (d) of the CEQA Guidelines, has determined that all feasible mitigation measures from MEIR No. 10130 shall apply to the project proposal as noted in the attached mitigation monitoring checklist. Public notice has been provided regarding staff's finding in a manner prescribed by this section of the Guidelines and by Section 21092 of the California Public Resources Code (CEQA provisions). ilbert J. Haro Date Planning Manager, COFresno KAMaster Files-Tract Maps\Tract 5368 Arnoldo Rodriguez(R-04-52)\MEIR-finding of cwnforrnity.wpd Attachments: Environmental ChecklisUlnitial Study for Envftnrpental Assessment No. R-04-52 &T.-5368 Mitigatign Mon itoring:,Checklist(MEIR go 1 TTwq)for Environmental Assessment No. R-04-52 & T-5368 ENVIF&MENTAL ASSESSMENT (EA) (OCKLIST POTENTIAL ENVIRONMENTAL EFFECTS EA NO. R-04-52 & T-5368 1.0 TOPOGRAPHIC, SOIL, GEOLOGIC 11.0 URBAN SERVICES CONSIDERATIONS 1 11.1 Availability of fire protection 1 1.1 Geologic hazards, unstable soil conditions 1 11.2 Lack of emergency vehicle access 1 1.2 Adverse change in topography or ground surface relief 1 11.3 Adequacy of design for crime prevention 1 1.3 Destruction of unique geologic or physical features 1 11.4 Overcrowding of school facilities 1 1.4 Increased water erosion 1 11.5 Availability of water mains of adequate size 1 11.6 Availability of sewer lines of adequate capacity 2_0 AIR QUALITY 1 11.7 Availability of storm water drainage facilities(on or off site 1 2.1 Substantial indirect source of pollution 1 11.8 Availability of adequate park and recreation areas 1 2.2 Direct on-site pollution generation 1 11.9 Unusually high solid waste generation 1 2.3 Generation of objectionable odors 1 2.4 Generation of dust except during construction 12.0 HAZARDS 1 2.5 Adverse local climatic changes 1 12.1 Risk of explosion or release of hazardous substances 1 12.2 Site subject to flooding 3.0 WATER 1 12.3 Adverse change in course of flow of flood waters 1 3.1 Insufficient ground water available for long-term project 1 12.4 Potential hazards from aircraft accidents use 1 12.5 Potential hazards from landfill and/or toxic waste sites 1 3.2 Use of large quantities of ground water 1 3.3 Wasteful use of ground water 13.0 AESTHETICS 1 3.4 Pollution of surface or ground water supplies 1 13.1 Obstruction to public or scenic vista or view 1 3.5 Reduction in ground water recharge 1 13.2 Creation of aesthetically offensive conditions 1 13.3 Removal of street trees or other valuable vegetation 4_0 PLANT LIFE 1 13.4 Architectural incompatibility with surrounding area 1 4.1 Reduction of the numbers of any unique, rare or endangered species 14.0 HISTORICAL/ARCHAEOLOGICAL 1 4.2 Reduction in acreage of agricultural crop 1 14.1 Removal of historic building, disruption of archaeological 1 4.3 Premature or unnecessary conversion of prime site agricultural land 1 14.2 Construction or activity incompatible with adjacent historic site 5_0 ANIMAL LIFE 1 5.1 Reduction in the numbers of any rare, unique or 15.0 ENERGY endangered species 1 15.1 Use of substantial amounts of energy or fuel 1 5.2 Deterioration or displacement of valuable wildlife habitat 1 15.2 Substantial increase in demand upon existing sources of -- energy 1 6_0 HUMAN HEALTH 1 15.3 Wasteful use of energy 7.0 NOISE EXPLANATION OF RATINGS 1 7.1 Increases in existing noise levels 1 7.2 Exposure to high noise levels "0" Insufficient Information Insufficient information is available to determine the potentie I 8.0 LIGHT AND GLARE environmental effects which may result from the propose 1 8.1 Production of glare which will adversely affect residential project in this category. areas 1 8.2 Exposure of residences to high levels of glare "1" No Significant Environmental Effect The proposed project will not have an adverse environmenta I 9.0 LAND USE effect in this category, or any such effect is not 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 characteristics "2" Moderate Environmental Effect The proposed project will have an adverse environmental 10.0 TRANSPORTATION AND CIRCULATION effect in this category,which is of sufficient magnitude to be of 1 10.1 Generation of vehicle traffic sufficient to cause capacity specific concern. However, this effect is not substantial . deficiencies on existing street system enough in itself to require the preparation of an EnvironmentF I 1 10.2 Cumulative increase in traffic on a major street for which Impact Report, and is mitigable through project changes an capacity deficiencies are projected conditions. 1 10.3 Specific traffic hazard to motorists, bicyclists, pedestrians 1 10.4 Routing of non-residential traffic through residential area "3" Significant Adverse Environmental Effect 1 10.5 Insufficient or poorly located parking The environmental effect identified in this catego 1 10.6 Substantial increase in rail and/or air traffic substantiates in itself or contributes towards a finding that the proposed project has a potentially significant adverse effect o the environment sufficient to require the preparation of aii Environmental Impact Report. 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'X .0 LU a; o a> E E W_ Qct U L aM -C LL 4) ~ m o a, r a`) c m m zcz aci C'1 E c > z v FRESNO CITY PLANNING COMMISSION RESOLUTION NO. 12099 The Fresno City Planning Commission, at its regular meeting on October 20, 2004, adopted the following resolution relating to Rezone Application No. R-04-52. WHEREAS, Rezone Application No. R-04-52 has been filed with the City of Fresno to rezone the property as described below: REQUESTED ZONING: R-1/UGM(Single Family ResidentiaUUrban Growth Management)zone district EXISTING ZONING: AE-5/UGM (Exclusive Five Acre Agricultural District/Urban Growth Management) zone district APPLICANT: Precision Civil Engineers on behalf of Highland Partners Group, Inc. LOCATION: Northeast corner of North Polk Avenue and the West Indianapolis Avenue alignment,just south of the West Gettysburg Avenue alignment APN: 311-032-73s LEGAL DESCRIPTION: From AE-5/UGM to R-1/UGM: The south half of the north half of the northwest quarter of the southeast quarter of Section 15, Township 12 South, Range 19 East, Mount Diablo Base and Meridian, according to the official plat thereof. WHEREAS,the above-named applicant is requesting a zoning change on the above property in order to allow for a proposed 39-lot single family residential subdivision; and, WHEREAS,the West Area Community Plan Advisory Committee reviewed the application on August 9,2004, and recommended approval; and, WHEREAS, the Fresno City Planning Commission on October 20, 2004, reviewed the subject rezone application in accordance with the policies of the West Area Community Plan and the 2025 Fresno General Plan; and, WHEREAS, during the October 20, 2004, hearing, the Commission received a staff report and related information, environmental documents and considered testimony regarding the requested zoning change; and, WHEREAS, no neighbors spoke in opposition to the project. NOW, THEREFORE, BE IT RESOLVED that the Fresno City Planning Commission hereby finds and determines that there is no substantial evidence in the record to indicate that Rezone Application No. R-04-52 may have a significant effect on the environment as identified by the Finding of Conformity to the 2025 Fresno General Plan Master Environmental Impact Report(MEIR No. 10130)dated September 27,2004, prepared for Environmental Assessment No. R-04-52/T-5368. Planning Commission Resolution No. 12099 Rezone Application No. R-04-52 October 20, 2004 Page 2 BE IT FURTHER RESOLVED that the Fresno City Planning Commission hereby recommends to the City Council that the requested R-1/UGM(Single Family ResidentiaUUrban Growth Management)zone district be approved. The foregoing Resolution was adopted by the Fresno City Planning Commission upon a motion by Commissioner DiBuduo, seconded by Commissioner Vang. VOTING: Ayes - DiBuduo, Vang, Kissler, Brand Noes - None Not Voting - None Absent - None 4 DATED: October 20, 2004 NICK . OVINO, Secretary Fresn ity Planning Commission Resolution No. 12099 Rezone Application No. R-04-52 Filed by Precision Civil Engineers on behalf of Highland Partners Group, Inc. Action: Recommend Approval K:WIASTER FILES-TRACT MAPS\TRACT 5368 ARNOLDO RODRIGUEZ(R-04-52)\R-04-52-PC RESO.DOC • • FRESNO CITY PLANNING COMMISSION RESOLUTION NO. 12100 The Fresno City Planning Commission at its regular meeting on October 20,2004,adopted the following resolution pursuant to the Subdivision Map Act of the Government Code of the State of California and the Municipal Code of the City of Fresno. WHEREAS,Vesting Tentative Tract Map No.5368/UGM was filed with the City of Fresno and proposes to subdivide the subject property into a 39-lot single family residential subdivision on approximately 9.71 acres of land located on the northeast corner of North Polk Avenue and the West Indianapolis Avenue alignment,just south of the West Gettysburg Avenue alignment; and, WHEREAS,the West Area Community Plan Advisory Committee reviewed the application on August 9, 2004, and recommended approval of the tentative tract map; 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 October 20, 2004; and, WHEREAS, the Fresno City Planning Commission conducted a public hearing on October 20, 2004,to review the proposed subdivision and considered the staff report and invited testimony with respect to the proposed subdivision. NOW, THEREFORE, BE IT RESOLVED, that the Fresno City Planning Commission hereby finds and determines that there is no substantial evidence in the record to indicate that Vesting Tentative Tract Map No.5368/UGM may have a significant effect on the environment as identified by the Finding of Conformity to the 2025 Fresno General Plan Master Environmental Impact Report (MEIR No. 10130) dated September 27, 2004, prepared for Environmental Assessment No. R-04-52/T-5368. BE IT FURTHER RESOLVED that the Fresno City Planning Commission finds that approval of the tentative tract map subject to Section 12-403-B of the Fresno Municipal Code, is consistent with the adopted 2025 Fresno General Plan and the West Area Community Plan and the findings required pursuant to Section 66410 et. seq. of the Government Code. BE IT FURTHER RESOLVED that the Fresno City Planning Commission hereby approves Vesting Tentative Tract Map No.5368/UGM subject to the Planning and Development Department Conditions of Approval dated October 20, 2004. The foregoing Resolution was adopted by the Fresno City Planning Commission upon a motion by Commissioner DiBuduo, seconded by Commissioner Vang. VOTING: Ayes - DiBuduo, Vang, Kissler, Brand Noes - None Not Voting - None Absent - None DATED: October 20, 2004 NICK . OVINO, Secretary Fresno ity Planning Commission Resolution No. 12100 Vesting Tentative Tract Map No. 5368/UGM Filed by Precision Civil Engineers on behalf of Highland Partners Group, Inc. Action: Approve with conditions KAMASTER FILES-TRACT MAPS\TRACT 5368 ARNOLDO RODRIGUEZ(R-04-52)\T-5368-PC RESO 12100.DOC Recording Requested by. City Clerk, Fresno, California No Fee-Govt. Code 6103 Return to City Clerk, Fresno Space above this line reserved for Fresno County Recorder's Office ORDINANCE OF THE COUNCIL OF THE CITY OF FRESNO PROPOSED AND INITIATED BY MOVED BY SECONDED BY BILL NO. ORDINANCE NO. AN ORDINANCE OF THE CITY OF FRESNO, CALIFORNIA, AMENDING THE OFFICIAL ZONE MAP OF THE CITY OF FRESNO HERETOFORE ADOPTED BY ARTICLES 1 TO 4.5 INCLUSIVE, CHAPTER 12, OF THE FRESNO MUNICIPAL CODE, BEING THE ZONING ORDINANCE OF THE CITY OF FRESNO WHEREAS, Rezone Application No. R-04-52 has been filed by Highland Partners Group, Inc., on behalf of Kelly Family Trust, property owner, with the City of Fresno to rezone property as described hereinbelow; and, WHEREAS,the West Area Community Plan Advisory Committee considered this application at its meeting of August 9, 2004, and recommended approval; and, WHEREAS, pursuant to the provisions of Article 4,Chapter 12,of the Fresno Municipal Code,the Planning Commission of the City of Fresno held a public hearing on the 20th day of October, 2004, to consider Rezone Application No. R-04-52 and related Environmental Assessment No. R-04-52/T-5368, during which the Commission recommended to the Council of the City of Fresno approval of the subject environmental assessment and rezone application amending the City's Zoning Ordinance on real property described hereinbelow from the AE-5/UGM(Exclusive Five Acre AgriculturaUUrban Growth Managemeno zone district to the R-1/UGM (Single Family Residential/Urban Growth Management)zone district; and, • • Ordinance Amending Official Zone Map Rezone Application No. R-04-52 Page 2 WHEREAS, the Council of the City of Fresno, on the 9th day of November, 2004, received the recommendation of the Planning Commission. NOW,THEREFORE,THE COUNCIL OF THE CITY OF FRESNO DOES ORDAIN AS FOLLOWS: SECTION 1. Based upon the testimony and information presented at the hearing and upon review and consideration of the environmental documentation provided,the adoption of the proposed rezoning is in the best interest of the City of Fresno. The Council finds in accordance with its own independent judgment that there is no substantial evidence in the record that the rezoning may have a significant effect on the environment as identified by the Finding of Conformity to the 2025 Fresno General Plan Master Environmental Impact Report (MEIR No. 10130) dated September 27, 2004, prepared for Environmental Assessment No. R-04-52/T-5368. Accordingly, Environmental Assessment No. R-04-52/T-5368 is hereby approved. SECTION 2. The Council finds the requested R-1/UGM zone district is consistent with the existing medium density residential land use designation of the 2025 Fresno General Plan and the West Area Community Plan as specified in Section 12-403-B of the Fresno Municipal Code. SECTION 3. The Council finds that the zone district of the real property described hereinbelow, located in the County of Fresno and shown on the Official Zone Map of the City of Fresno, is reclassified from the AE-5/UGM (Exclusive Five Acre AgriculturaUUrban Growth Management) zone district to the R-1/UGM (Single Family ResidentiaUUrban Growth Managemeno zone district. ■ Ordinance Amending Official Zone Map Rezone Application No. R-04-52 Page 3 From AE-5/UGM to R-1/UGM: Parcel 311-032-73s: The south half of the north half of the northwest quarter of the southeast quarter of Section 15, Township 12 South, Range 19 East, Mount Diablo Base and Meridian, according to the official plat thereof. SECTION 4. This ordinance shall become effective and in full force and effect at 12:01 a.m. on the thirty-first day after its passage and upon annexation of the subject property into the City of Fresno. CLERK'S CERTIFICATION STATE OF CALIFORNIA ) COUNTY OF FRESNO ) CITY OF FRESNO ) I, REBECCA E. KLISCH, City Clerk of the City of Fresno, certify that the foregoing ordinance was adopted by the Council of the City of Fresno, California, at a regular meeting held on the day of , 2004, by the following vote: Ayes: Noes: Absent: Abstain: REBECCA E. KLISCH City Clerk By APPROVED AS TO FORM: HILDA CANTO MONTOY City Attorney By Deputy Rezone Application No. R-04-52 Filed by Highland Partners Group, Inc., on behalf of Kelly Family Trust Assessor's Parcel No. 311-032-73s KACommonWaster Files-2004VREZONEW-04-052,T-5368 EsPolibetGettysbindianapo--ARW-04-52 CC Ordinance Bill 11-09-04.doc city of REPORT TAHE PLANNING COMMISSION AGENDA ITEM NO. VIII-E COMMISSION MEETING 10-20-04 October 20, 2004 APPROVED BY FROM: STAFF, Planning Division Planning and Developm art nt DEPARTMENT DIRECTO SUBJECT: CONSIDERATION OF REZONE APPLICATION NO. R-04-52, VESTING TENTATIVE TRACT MAP NO. 5368/UGM, AND ENVIRONMENTAL FINDING FOR ENVIRONMENTAL ASSESSMENT NO. R-04-52/T-5368 7 EXECUTIVE SUMMARY FILE COPY Rezone Application No. R-04-52 proposes to reclassify 9.71 acres from the AE-5/UGM (Exclusive Five Acre AgriculturaUUrban Growth Managemenll zone district to the R-1/UGM (Single Family ResidentiaUUrban Growth Management)zone district. Vesting Tentative Tract No. 5368/UGM proposes to subdivide the subject property into a 39-lot, single family residential subdivision. The site is located on the northeast comer of North Polk Avenue and the West Indianapolis Avenue alignment,just south of the West Gettysburg Avenue alignment. The applications would bring the subject property into conformance with the West Area Community Plan and the 2025 Fresno General Plan, which designate the property for medium density residential planned land use. This map is supported by staff and the West Area Community Plan Advisory Committee. PROJECT INFORMATION PROJECT Request to rezone the project site from the AE-5/UGM (Exclusive Five Acre AgriculturaUUrban Growth Management) zone district to the R-/UGM (Single Family ResidentiaUUrban Growth Management) zone district, which would facilitate a 39-lot single family residential subdivision to be developed at an overall density of 4.01 units per acre APPLICANT Highland Partners Group, Inc. (Engineer: Precision Civil Engineers Inc.) LOCATION Northeast corner of North Polk Avenue and the West Indianapolis Avenue alignment,just south of the West Gettysburg Avenue alignment(Council District 2, Councilmember Calhoun) SITE SIZE 9.71 acres LAND USE Existing - Rural Residential Proposed - Single Family Residential ZONING Existing - AE-5 (Exclusive Five Acre AgriculturaUUrban Growth Management) Proposed - R-1/UGM (Single Family ResidentiaUUrban Growth Management) PLAN DESIGNATION The proposed R-1 zone district and the 39-lot single family residential AND CONSISTENCY subdivision are consistent with the 2025 Fresno General Plan and the West Area Community Plan designation of the site for medium density residential land use (4.99 to 10.37 units per acre) ENVIRONMENTAL Finding of Conformity to the 2025 Fresno General Plan Master FINDING Environmental Impact Report (MEIR No. 10130) issued on September 27, 2004 4 REPORT TO THE CITY COUN Rezone Application No. R-04-52 Vesting Tentative Tract Map No. 5368/UGM October 20, 2004 Page 2 PLAN COMMITTEE The West Area Community Plan Advisory Committee RECOMMENDATION recommended approval of the rezone and tract map at its meeting on August 9, 2004 STAFF Recommend approval of rezone application and approve the vesting RECOMMENDATION tentative tract map subject to compliance with the Conditions of Approval for T-5368/UGM dated October 20, 2004 BORDERING PROPERTY INFORMATION Planned Land Use Existing Zoning Existing Land Use North Medium Density Residential AE-5/UGM Ponding Basin Exclusive Five Acre AgnculturaYUrban Growth Management (Rezone Application No. R-04-51 and Vesting Tentative Tract Map No.532SAJGM have been submitted proposing to subdivide the site) South Medium Density Residential R-1-C/UGM Single Family Residential Single Family ResidentiabUrban Growth Management East Medium Density Residential R-2/UGM/cz Single Family Residential Low Density Multiple Family ResidentiaUUrban Growth ManagemenNconditions of zoning West Medium Density Residential R-1/UGM/cz Single Family Residential Single Family ResidentiabUrban Growth ManagemenNconditions of zoning ENVIRONMENTAL FINDING The initial study prepared for Environmental Assessment No. R-04-52/T-5368 considered potential environmental impacts associated with the subject rezone and vesting 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 and is within the scope of Master Environmental Impact Report No. 10130. Therefore, staff has issued a finding that the project proposal is in conformance to the 2025 Fresno General Plan Master Environmental Impact Report (MEIR No. 10130) dated June 10, 2004, which incorporates a MEIR Mitigation Monitoring Checklist. This environmental finding was properly published and noticed on September 27, 2004, with no comments received to date. BACKGROUND/ANALYSIS The applicant, Highland Partners Group, Inc., has filed Rezone Application No. R-0452 and Vesting Tentative Tract Map No. 5368/UGM for 9.71 acres of property located on the northeast corner of North Polk Avenue and the West Indianapolis Avenue alignment. The rezone application is requesting to reclassify the property from the AE-5/UGM (Exclusive Five Acre AgriculturaUUrban Growth Management) zone district to the R-1/UGM (Single Family ResidentiaWrban Growth Management) zone district. The applicant is proposing to subdivide the subject property into 39 single family residential lots. REPORT TO THE CITY COUNP • Rezone Application No. R-04-52 Vesting Tentative Tract Map No. 5368/UGM October 20, 2004 Page 3 According to the land use consistency table adopted with the 2025 Fresno General Plan (and applied within all community plans), the medium density residential land use designation allows for 4.99 to 10.37 dwelling units per acre. However, Section 12-403-B-2-b(1) of the Fresno Municipal Code allows development of a project site not less than the minimum density of the next lowest land use designation, medium-low density residential, which allows 2.19 to 4.98 dwelling units per acre. The proposed subdivision density is 4.01 units per acre. Therefore, Vesting Tentative Tract Map No. 5368/UGM is consistent with the 2025 Fresno General Plan and the West Area Community Plan. Surrounding land uses are characterized by single family residences to the east, south, and west. Property to the north is developed with rural residential type uses, however Rezone Application No. R-04-51 and Vesting Tentative Tract Map No. 5325/UGM were recently submitted to the Planning and Development Department for review. West Area Community Plan Advisory Committee The West Area Community Plan Advisory Committee reviewed the rezone and vesting tentative tract map applications at its meeting on August 9, 2004, and recommended approval. Circulation Element Plan Policies and Major Street System Traffic Capacity According to the 2025 Fresno General Plan Circulation Map, North Polk Avenue is defined as an arterial street from West Shaw Avenue to West Belmont Avenue. The Public Works Department Traffic Division has reviewed the proposed development and has determined that the streets relating to the site will be able to carry the quantity and kind of traffic generated subject to several improvements. These improvements include dedicating and constructing transition paving within the limits of the tract; installing curb, gutter, sidewalk; construction of an underground street lighting system; and relinquishment of access rights to North Polk Avenue for all residential lots adjacent to this street frontage. These street improvements are outlined in more detail in the Vesting Tentative Tract Map No. 5368/UGM Conditions of Approval dated October 20, 2004. When the City of Fresno Master Environmental Impact Report (MEIR) No. 10130 was certified by the City Council for the 2025 Fresno General Plan, a determination was made to require project-specific traffic assessments for projects which would generate 100 or more vehicle trips during weekday peak hours. Given the number of lots in this project, no special traffic study is required because the potential traffic impacts of this plan-consistent development are deemed to have been adequately analyzed and mitigated within the scope of MEIR No. 10130 and standard city requirements. The Public Works Department staff has concluded that this project does not have significant adverse impacts upon the city's transportation system and that its nonsignificant impacts are mitigable through the city's standard Urban Growth Management (UGM) process and project requirements for developments that abut major streets. In concert with the other developments that are approved pursuant to the 2025 Fresno General Plan, the developer will be required to install improvements and to pay fees toward development of the major street system as outlined in the Public Facilities Element of the general plan and will be required to provide for the installation of traffic control measures (e.g., signals, stop lights, etc.) installed per UGM policies and ongoing traffic studies. • REPORT TO THE CITY COON Rezone Application No. R-04-52 Vesting Tentative Tract Map No. 5368/UGM October 20, 2004 Page 4 Interior Streets and Required Sidewalks The developer will be required to design and construct all street-related improvements as shown in Vesting Tentative Tract Map No. 5368/UGM, dated July 19, 2004. All interior streets in the subdivision will be developed with interior local streets having a right-of-way width of 50 or 54 feet as permitted with Public Work Standards. Installation of sidewalks will be required on both sides of the streets throughout this subdivision. Landscaping/Walls Given that the proposed subdivision abuts an arterial street, and in accordance with the West Area Community Plan Policy No. W-3-b, the developer will be required to install 20 feet of landscaping along North Polk Avenue. In addition, the applicant will be required to install a solid wall at the rear of the required landscape setback, which will mitigate the adverse effect of noise generated by vehicles traveling on the adjacent major streets. Lot Dimensions The R-1 zone district requires minimum lot sizes of 6,000 square feet for lots in the subdivision. Lots in the subdivision will meet or exceed the minimum lot size requirement. Tentative Tract Map Findings The Subdivision Map Act (California Government Code Section 66400 et. seq.) requires that a proposed subdivision not be approved unless the map, together with its design and improvements, is found to be consistent with the General Plan and any applicable specific plan (Finding No. 1 below). State law further provides that the proposed subdivision map be denied if any one of the Finding Nos. 2 - 5 below is made in the negative. In addition, State law requires that a subdivision be found to provide for future passive and natural heating or cooling opportunities in the subdivision development (Finding No. 6 below). 1. The proposed subdivision map, together with its design and improvements, is consistent with the City's 2025 General Plan (there is not an applicable specific plan), because the West Area Community Plan designates the site for 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 ensure adequate access and drainage on and off the site. 3. The proposed subdivision design and improvement is not likely to cause substantial and considerable damage to the natural environment, including fish, wildlife or their habitat, because of the urbanized nature of the area in which the site is located. 4. The proposed subdivision design and improvements are not likely to cause serious public health and safety problems because the conditions of approval have shown and will ensure that the subdivision conforms with City health and safety standards. REPORT TO THE CITY COUNP • Rezone Application No. R-04-52 Vesting Tentative Tract Map No. 5368/UGM October 20,2004 Page 5 5. The proposed subdivision design will not conflict with public easements within or through the site because conditions of approval will assure noninterference with any existing or proposed public easements. 6. The design of the subdivision provides, to the extent feasible, for future passive and natural heating or cooling opportunities in the subdivision because of the appropriate use and placement of landscaping plant materials and because of the orientation of the proposed lots. The subdivision map, subject to the recommended conditions of approval, complies with the design and property development standards of the Zoning Ordinance and local Subdivision Ordinance. Based upon the plans and information submitted by the applicant and the recommended conditions of project approval, staff has determined that these findings can be made. Action by the Planning Commission regarding the rezone application will be a recommendation to the City Council. Planning Commission action on the proposed vesting tentative tract map, unless appealed to the Council, is final. State Department of Transportation (Caltrans) The California Department of Transportation (Caltrans), District 6, Office of Intergovernmental Relations has submitted the attached comments dated July 21, 2004, indicating that the proposed project in and of itself is not expected to create significant impacts to the state highway system. However, when considered with other development in the area, its potential impacts would be cumulatively significant and that these impacts were not addressed in MEIR No. 10130. City staff notes that potential cumulative traffic impacts of full buildout of the 2025 Fresno General Plan were analyzed in MEIR No. 10130. Appendix 2 of the MEIR shows that North Polk Avenue, between the West Gettysburg Avenue alignment and West Ashlan Avenue is expected to maintain a Level of Service C with partial or full implementation of the MEIR mitigation measures. Therefore, additional analysis of this project, which generates vehicle trips below that requiring a specific traffic impact study, is not warranted. The City of Fresno and Caltrans representatives have met separately to review citywide impacts on State highway facilities, the legal requirements for determining significant impacts under the California Environmental Quality Act (CEQA), for determining when a nexus exists between a project and highway impacts (i.e., the demonstration of a direct relationship between a project and a potential impact) and approaches for meeting the "proportionality test" for requiring mitigation (i.e., for ensuring that new development projects are assessed a fair share of the cost of mitigating impacts, as has been required by U.S. Supreme Court decisions on land use and as is required under the California Government Code §66000 et seq., the California Mitigation Fee Act enacted through Assembly Bill 1600). Along with other cities and Fresno County, the City of Fresno has partnered with the Fresno County Council of Governments and Caltrans on a regional study of state highway facility capacity and measures needed to preserve and improve capacity of those facilities. A Partnership in Planning grant has been obtained to complete a regional freeway deficiency study for the greater Fresno-Clovis- Madera Metropolitan area. This study focuses on facilities projected to be most impacted by projected increases in traffic, identification of the sources and patterns of vehicle traffic within the greater metropolitan area and the improvements that would be necessary to provide adequate vehicular capacity. Findings from this study may allow proportionate traffic impact fees to be implemented by cities and counties in the study area, upon adoption by the respective jurisdictions. REPORT TO THE CITY COUNP • Rezone Application No. R-04-52 Vesting Tentative Tract Map No. 53681UGM October 20, 2004 Page 6 CONCLUSION/RECOMMENDATION The appropriateness of the proposed project has been examined with respect to its consistency with goals and policies of the 2025 Fresno General Plan and the West Area Community Plan; its compatibility with surrounding existing or proposed uses; and its avoidance or mitigation of potentially significant adverse environmental impacts. These factors have been evaluated as described above and by the accompanying environmental assessment. Upon consideration of this evaluation, it can be concluded that Rezone Application No. R-04-52 and Vesting Tentative Tract Map No. 5368/UGM are appropriate for the project site. Therefore, staff recommends that the Planning Commission: 1. RECOMMEND APPROVAL to the City Council of the environmental finding of Environmental Assessment No. R-04-52/T-5368 dated September 27, 2004, that the project proposal conforms to the provisions of the 2025 Fresno General Plan Master Environmental Impact Report (MEIR No. 10130). 2. RECOMMEND APPROVAL to the City Council of Rezone Application No. R-04-52 which proposes to rezone the project site from the AE-5/UGM (Exclusive Five Acre AgriculturaUUrban Growth Management) zone district to the R-1/UGM (Single Family ResidentiaUUrban Growth Management) zone district. 3. APPROVE Vesting Tentative Tract Map No. 5368/UGM subject to compliance with the Conditions of Approval dated October 20, 2004. K:\Common\Master Files-20WREZONE\R-04-052,T-5368 EsPolkbetGenpbindianapo—A"-04-52,T-5368 PC Report 10-20-04.dw Attachments: Vicinity Map 2002 Aerial Photograph of Site Vesting Tentative Tract Map No. 5368/UGM dated July 19, 2004 Conditions of Approval for T-5368/UGM dated October 20, 2004, including letters from Fresno Metropolitan Flood Control District (August 3, 2004), San Joaquin Valley Air Pollution Control District (August 5, 2004), and Fresno Irrigation District (July 28, 2004) Letter from the California Department of Transportation (Caltrans) dated July 21, 2004 Environmental Assessment No. R-04-52/T-5368, Finding of Conformity to 2025 Fresno General Plan Master Environmental Impact Report (MEIR No. 10130) dated September 27, 2004 AE-5 RIALTO RIALTO W F m J tl7 PICO N GETTYSBURG ORWICH W DONNER Y J -1 d m DONNER N UINAPOLI3 W ~ mINDIANAPOLIS LU J ASH RDFT c y colm x M H LAND O ND c7 RICHE T IC ER RI HERT A m o m WIFT —moi c SVAFT LEGEND ® Subject Property U.GM.Area VICINITY 31" PLANNING & DEVELOPMENT N DEPARTMENT VESTING TENTATIVE TRACT MAP NO.T-5368 REZONE APPLICATION NO.R-04-073 W A.P.N.: 311-Q32-73 _ From AE-&UGM to R-1/UGM ZONE MAP: 2045 S East of Polk Ave.,south of Gettsburg Ave. NOT TOSCALE BY/DATE: J.S.1 9-17-04 E F b 4 ` 171� 11-4 z t' k'R g ;e CL a o 14 Dov ZU,2 � N7NM7PC 4 �W� fi Rt �' 2 tj WVMAd AMUS N L. .-------ate--� "us tn O Q 7� ^ AMMAN AAfimrzw W ~� aI R� � \� •I P M b � s s RW RW C bL'h t riif if if qa f I 4 n � I .Nbhi. r Io r W HlNlAd H70d H1dON — — I n— — — YId O Y -7Nf 711I{�,j 'S 7'7d!O 65 /170 7�6 a/710 b ^ F$ KW.7GlG.7S-71AVVJ 277N �IS OdN ryh " ^ u�C CITY OF FRESNO PLANNING AND DEVELOPMENT DEPARTMENT CONDITIONS OF APPROVAL October 20, 2004 VESTING TENTATIVE TRACT MAP NO. 53681UGM Northeast corner of North Polk and West Indianapolis Avenues just south of the West Gettysburg Avenue alignment 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. 5368/UGM entitled "Exhibit A,"dated July 19,2004,the subdivider may prepare a Final Map in accordance with the approved tentative map. 2. Submit grading plans and a soils report to the City of Fresno Planning and Development Department for verification prior to Final Map approval (Reference: Sections 12-1022 and 12-1023 of the Fresno Municipal Code). Grading plans shall indicate the location of any required walls and indicate the proposed width of required landscape easements or strips. Approval of the grading plan is required prior to Final Map approval. 3. At the time of Final Map submittal, the subdivider shall submit engineered construction plans to the City of Fresno Public Works, Public Utilities, and Planning and Development Departments for grading, public sanitary sewer system,public water system,street lighting system, public streets, and storm drainage, including other technical reports and engineered plans as necessaryto construct the required public improvements and work and applicable processing fees. 4. Engineered construction plans shall be approved by the City prior to the approval of the Final Map. If, at the time of Final Map approval, such plans have not been approved, the subdivider shall provide performance security in an amount established by the City to guarantee the completion of plans. CONDITIONS OF APPRORL • Vesting Tentative Tract Map No. 5368/UGM October 20, 2004 Page 2 5. Public utilities easements, as necessary, shall be shown on the Final Map and dedicated to the City of Fresno. Public utility easements beyond the limits of the Final Map, but required as a condition of development,shall be acquired at the subdivider's cost and shall be dedicated by separate instrument at the time of Final Map approval. The relocation of existing utilities necessitated by the required public improvements shall be paid for by the subdivider. The subdivider is responsible to contact the appropriate utility company for information. 6. Comply with the conditions,policies and standards set forth in the City of Fresno, Municipal Code,Article 10,Chapter 12,"Subdivision of Real Property"; Resolution No. 68-187,"City Policy with Respect to Subdivisions"; and City of Fresno Standard Specifications, 2002 Edition, and any amendments thereto. 7. The developer/owner shall pay applicable fees for,but not limited to,plan checks for street improvements and other grading and construction;street trees,street signs,water service, sewering,and inspections in accordance with the City of Fresno Master Fee Schedule(City Resolution Nos.79-606 and No.80-420)and any amendments,modifications,or additions thereto;and in accordance with the requirements of State law as related to vesting tentative maps. 8. The subdivider shall furnish to the City acceptable security to guarantee the construction of the off-site street improvements in accordance with all applicable provisions of the Fresno Municipal Code and the State Subdivision Map Act. The subdivider shall complete all the public improvements prior to the approval of the Final Map by the City. If,at the time of Final Map approval, any public improvements have not been completed and accepted in accordance with the standards of the City, the subdivider may elect to enter into an agreement with the City to thereafter guarantee the completion of the improvements. 9. As a condition of Final Map approval, the subdivider shall furnish to the City a subdivision guarantee listing all parties having any right,title or interest and the nature of their interest per State law. Landscaging and Walls 10. Pursuant to West Area Community Plan Policy No. W-3-b, the developer/owner shall provide a 20-foot landscape easement(and irrigation system)along the west property lines of lots which back-onto or side-onto North Polk Avenue. 11. 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, streets, curbs and gutters, sidewalks, medians, and street furniture may be the responsibility of the City's Community Facilities District. Contact the Public Works Department, Engineering Services Division, staff for information regarding the City's District. The property owners may petition the City for annexation to the City's District prior to final map approval. If approved by City Council,the following features may be maintained by the Community Facilities District: CONDITIONS OF APPROOL • Vesting Tentative Tract Map No. 5368/UGM October 20, 2004 Page 3 a. Landscaping and irrigation systems as approved by the Parks Department at the following locations: • Within the street easements(including median to centerline)and the 20-foot wide landscape easement along the property lines that side or back-onto North Polk Avenue. b. All local streets, curbs and gutters, sidewalks, medians and street furniture as approved by the Public Works Department within the boundary of the map. In addition: • One-half of West Indianapolis Avenue and one-half of North Barcus Avenue along the map frontage. C. All curbs and gutters, sidewalks, medians, street furniture and street (to centerline) within North Polk Avenue as approved by the Public Works Department along the map frontage. d. All street lights as approved by the Public Works Department within the boundary of the map. 13. If the developer/subdivider elects to petition for annexation into the City's Community Facilities District, he/she shall be required to provide the City of Fresno, Department of Public Works, with copies of signed acknowledgments from each purchaser of a lot within the subdivision, attesting to the purchasers understanding that the lot will have an annual maintenance assessment and that he/she is aware of the estimated amount of the assessment. 14. Should the City Council not approve the annexation of any or all of the maintenance items listed in condition No. 12, above, then the property owner/developer shall create a homeowner's association for the maintenance of these items and proposed private streets, utilities, and walls/gates. The proposed Declaration of Covenants, Conditions, and Restrictions(CC&Rs)and the proposed instruments for the homeowners association shall be submitted to the Planning and Development Department for review two weeks prior to final map approval. Said documents shall be recorded with the final map or alternatively submit recorded documents or documents for recording prior to final acceptance of subdivision improvements. Said documents shall include assignment of responsibility to the homeowners association for landscaping and other provisions as stated in the Planning and Development Department Guidelines for preparation of CC&Rs dated January 11, 1985. 15. 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. 16. Construct a 6-foot high solid masonry wall(at finished grade of proposed site) pursuant to the solid wall requirements of Section 12-306-H of the Fresno Municipal Code at the rear of the required 20-foot landscape easement along North Polk Avenue. Construction plans for required walls showing architectural appearance and location of all walls shall be submitted to the Planning and Development Department for review prior to Final Map approval. CONDITIONS OF APPROW • Vesting Tentative Tract Map No. 5368/UGM October 20, 2004 Page 4 Building Setbacks 17. Building setbacks shall be in accordance with the R-1 zone district as shown on Exhibit"A" of Vesting Tentative Map Tract No. 5368/UGM dated July 19, 2004, and the provisions of Section 12-211.5-E of the Fresno Municipal Code, unless otherwise noted in these conditions. 18. Lot 1 on Vesting Tentative Tract Map No. 5368/UGM dated July 19, 2004, is a reversed comer lot. Provide a side yard (along West Donner Avenue), of not less than 15 feet and a side yard of not less than 10 feet along the north property line. (Depict on Final Map.) 19. Lot 2 on Vesting Tentative Tract Map No.5368/UGM dated July 19, 2004, is considered a key lot. Provide a 10-foot side yard along the western property line of this lot. (Depict on Final Map.) Information 20. Prior to the issuance of building permits for the subdivision, school construction fees shall be paid to the Central Unified School District in accordance with the school district's adopted schedule of fees. 21. Contact the United States Postal Service, Fresno Office, for the location and type of mailboxes to be installed in this subdivision. 22. Pursuant to Section 66456.1 of the Subdivision Map Act, which states "The right of the subdivider to file multiple Final Maps shall not limit the authority of the local agency to impose reasonable conditions relating to the filing of multiple Final Maps,"any multiple final maps filed by the subdivider on this tract shall fully and independently conform to all provisions of Fresno Municipal Code Chapter 12,Article 10, Subdivision of Real Property. 23. 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. 24. 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/Southem San Joaquin Valley Information Center(phone number 805-644-2289) shall be contacted to obtain a referral list of recognized archaeologists. CONDITIONS OF APPROOL • Vesting Tentative Tract Map No. 5368/UGM October 20, 2004 Page 5 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. 25. Apportionment of Special Assessment: If,as part of this subdivision,a division will be made of any lot or parcel of land upon which there is an unpaid special assessment levied under any State or local law, including a division into condominium interest as defined in Section 783 of the Civil Code, the developer/owner shall file a written application with the City of Fresno Director of Public Works, requesting apportionment of the unpaid portion of the assessment or pay off such assessment in full. If the subdivider elects to apportion the assessment, the application shall contain the following information: a. A full description of each assessed lot, parcel or interest to be divided and of how such lot, parcel or interest will be divided; b. A request that the Engineer apportion the amount remaining unpaid on the assessment in accordance with applicable law; and C. Written consent of the owner(s)of each such lot, parcel, or interest to the requested apportionment. The application shall be filed prior to the approval of the Final Map(s) by the City and shall be accompanied by a fee in an amount specified in the Master Fee Resolution for each separate lot, parcel, or interest into which the original assessed lot, parcel or interest is to be divided. The fee shall be in an amount sufficient to pay all costs of the City and the Engineer of Work responsible for determining the initial assessment in making the requested apportionment. 26. 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. 27. Solid waste disposal for the subdivision shall be provided by the City of Fresno. The method of collection to be utilized in this tract shall be subject to approval of the Solid Waste Manager (see below-noted conditions). PARK SERVICE 28. Contact Nancy Morrison of the Public Works Department at 559-621-8690 for street tree requirements. CONDITIONS OF APPROOL • Vesting Tentative Tract Map No. 5368/UGM October 20, 2004 Page 6 Urban Growth Management Requirements 29. The subdivider shall be required to pay the appropriate UGM Park Capital Fee at the time of Final Map approval. Fee payment may be deferred until time of building permit issuance in accordance with the requirements of Section 12-4.509-C-3 of the Fresno Municipal Code. FIRE SERVICE 30. This project is within three miles from Fire Station No. 16 (temporary and permanent). 31. Provide residential hydrants and fire flows per Public Works Standards with two sources of water. Urban Growth Management Requirements 32. 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. SOLID WASTE SERVICE 33. The owners, lessees or other tenants of the residential dwellings on service day, before 6:00 a.m.,shall place their solid waste containers at the edge of the curb approximately four feet apart and shall not block any vehicle accesses in accordance with the City of Fresno's Solid Waste Management Division Standards. 34. As per the Fresno Municipal Code, Section 9-404 Solid Waste Disposal Regulations, Section C-10, no solid waste container nor residential rubbish shall be allowed to remain at the curb line after 8:00 p.m. on the collection day. 35. Property owners will receive three containers to be used as follows: one gray container for solid waste, one green container for green waste, and one blue container for recyclable material. STREETS AND RIGHTS-OF-WAY 36. 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. 37. The subdivider shall make provisions for disabled persons in accordance with the Department of Public Works standards and as required by State law. Handicap access ramps are required to be constructed in sidewalks at all corners within the limits of the tract. Where street furniture is located within the sidewalk area (fire hydrants, streetlights, etc.), a minimum of 48 inches of unobstructed path shall be maintained to satisfy the American Disabilities Act requirements. If necessary, dedicate a pedestrian easement to accommodate for the 4-foot minimum unobstructed path requirement. CONDITIONS OF APPRAL • Vesting Tentative Tract Map No. 5368/UGM October 20, 2004 Page 7 38. All of the required street improvements shall be constructed and/or installed in accordance with the City of Fresno Standard Specifications (2002 Edition). The following shall be submitted as a single package to the Pubic Works Department for review and approval: a. Signing and striping plans (per current California Department of Transportation standards). b. Street Construction Plans. C. Landscape and irrigation plans (median island and street trees within all parkways). 39. The subdivider shall underground all existing off-site overhead utilities and proposed utility systems in accordance with Fresno Municipal Code Sections 12-1011, 8-801, and Resolution Nos. 78-522, 88-229. 40. The subdivider shall construct an underground street lighting system per Public Works Standards E-1 within the limits of the tract. Spacing and design shall conform to Public Works Standards for local streets. Height,type,spacing,etc.,of standards and luminaries shall be in accordance with Resolution Nos. 68-187, 78-522, 81-219, and 88-229 or any modification thereto approved by the City Traffic Engineer prior to Final Map approval. Upon completion of the work by the subdivider and acceptance of the work by the City,the street lighting system shall be dedicated to the City. Submit engineered construction plans to the Public Works Department for approval. 41. All dead-end streets created by this subdivision shall be properly barricaded in accordance with City standards within seven days from the time the streets are surfaced or as directed by the Engineer. 42. 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. Major Streets North Polk Avenue (Arterial) 43. Provide median island landscaping on all arterial streets and street trees within all parkways (60-foot spacing) within the limits of this tract. 44. Dedicate 55 feet of property from section line for public street purposes within the limits of this subdivision to meet the City of Fresno Arterial Standards. 45. Construct concrete curb,gutter,and sidewalk to Public Works Standard P-5. The sidewalk pattern shall be constructed to a 10-foot residential pattern within the limits of this tract and transition paving as necessary. 46. Construct 20 feet of permanent paving within the limits of this tract. 47. 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 Arterial Streets. CONDITIONS OF APPROOL • Vesting Tentative Tract Map No. 5368/UGM October 20, 2004 Page 8 48. Relinquish direct access rights to North Polk Avenue from all lots within this tract. (Reference Section 12-1011 of the Fresno Municipal Code.) Interior Streets 49. Design and construct all curb,gutter,sidewalk(both sides),permanent paving,cul-de-sacs, and underground street lighting systems on all interior streets to Public Works Standards. Sidewalk patterns shall comply with Public Works API Standards for 50-foot and 54-foot streets. 50. Street trees shall be planted approximately at 60 feet spacing or a minimum of one tree per lot. Corner lots and lots with street frontage on more than one side,are required to provide additional trees. 51. Any temporary dead-end streets created by this subdivision shall be properly barricaded in accordance with the Public Works Standard P-44. Specific Requirements 52. 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. 53. West Indianapolis Avenue: Dedicate 27 feet and construct full off-site improvements on the north side and dedicate and construct 17 feet on the south side. 54. Construct a temporary asphalt concrete turn-around north of Lots 1 and 39. This temporary tum-around shall be constructed to Public Works Standards. Street Names 55. Change the following street names to reflect their proper spelling: a. Gettysburg Avenue Alignment to West Gettysburg Avenue b. No street name (blank) add North Ellendale Avenue C. N. Delbert Avenue to North Delbert Avenue d. N. State Avenue to North State Street e. Constance Avenue to North Constance Avenue Urban Growth Management Requirements 56. This map is in UGM major street zone E-4; therefore, pay all applicable UGM fees. CONDITIONS OF APPROW • Vesting Tentative Tract Map No. 5368/UGM October 20, 2004 Page 9 SANITARY SEWER SERVICE The nearest sanitary sewer main capable of serving the project is an 8-inch sanitary sewer main located in North Barcus Avenue, and an 8-inch main in North Ellendale and West Indianapolis Avenues. Sanitary sewer service through the city's sewer system would require the following prior to connection. 57. Extension of an 8-inch sewer main in West Indianapolis Avenue. 58. Sanitary sewer mains shall be extended within the proposed tract to provide sewer service to each lot created. 59. Separate sewer house branches shall be provided for each lot created. 60. A preliminary sewer design layout shall be submitted for review and subject to the Department of Public Utilities approval prior to submitting engineering improvement plans for city approval. 61. Public sewer facilities shall be constructed in accordance with the Department of Public Works standards, specifications, and policies. 62. Engineered improvement plans prepared by a Registered Civil Engineer are required for proposed additions to the sanitary sewer system. 63. Abandon all existing on-site private sanitary sewer systems in accordance with City standards. Urban Growth Management Requirements 64. Payment of appropriate sewer connection charges at the time of Final Map approval subject to deferral to building permit issuance as appropriate. WATER SERVICE The nearest City of Fresno water main capable of serving the project is a 14-inch water main located in North Polk Avenue and an 8-inch main located in West Indianapolis Avenue. The following conditions are required to provide water service to the tract. 65. Construct an 8-inch water main in West Indianapolis Avenue west to North Polk Avenue. 66. Separate water services with meter boxes shall be provided to each lot created. 67. Seal and abandon existing on-site wells in compliance with the State of California Well Standards,Bulletin 74-90 or current revisions issued by the California Department of Water Resources and City of Fresno standards. CONDITIONS OF APPRAL • Vesting Tentative Tract Map No. 5368/UGM October 20, 2004 Page 10 68. 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. 69. All public water facilities shall be constructed in accordance with the Department of Public Works standards, specifications, and policies. 70. Engineered improvement plans prepared by a Registered Civil Engineer are required for proposed additions to the city water system. 71. Water mains (including installation of City fire hydrants) shall be extended within the proposed tract to provide water service to each lot created. 72. Installation of public fire hydrant(s) is required in accordance with City Standards. 73. Payment for installation of water service(s) and/or meter(s) is required. 74. Payment for installation of public fire hydrant(s) is required. 75. 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 76. 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) 77. The developer of property located within the UGM boundaries shall comply with all sewer, water and street requirements and pay all applicable UGM fees imposed under the Urban Growth Management process (with appropriate credit given for the installation of required UGM improvements)in accordance with the requirements of State Law as related to vesting tentative tract maps. 78. The developer will be responsible for the relocation or reconstruction of any existing improvements or facilities necessary to construct any of the required UGM improvements. Right-of-Way Acquisition 79. The developer will be responsible for the acquisition of any necessary right-of-way to construct any of the required improvements. CONDITIONS OF APPROW • Vesting Tentative Tract Map No. 5368/UGM October 20, 2004 Page 11 Rights-of-way acquisition shall include any rights-of-way necessary for proper drainage, signing, pole relocation, and shoulder grading. In general, this will require right-of-way to be provided approximately 10 feet outside the travel lane. The exact requirement must be determined at the project design stage based on the existing conditions and detailed design information. 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 80. The subdivider shall be required to pay any applicable storm drainage fees to comply with Fresno Municipal Code Chapter 13, Article 13. 81. The subdivider shall be required to comply with the specific requirements imposed by the Fresno Metropolitan Flood Control District(FMFCD)for the subdivision or any amendments or modifications to those requirements which may be granted by the FMFCD Board of Directors,pursuant to Section 13-1307 of the Fresno Municipal Code. These requirements are identified in the District's letter to the Planning and Development Department dated August 3, 2004. 82. Any temporary ponding basins constructed or enlarged to provide service to the subdivision shall be fenced in accordance with City standards within seven days from the time the basin becomes operational or as directed by the City Engineer. Temporary ponding basins will be created through a covenant between the City and the Developer prior to Final Map approval. Maintenance of the temporary ponding basin shall be by the Developer until permanent service for the entire subdivision is provided. FRESNO IRRIGATION DISTRICT 83. According to a letter dated July 28, 2004, from the Fresno Irrigation District, they do not operate or maintain any facilities on the site, therefore, they have no requirements. CONDITIONS OF APPROVAL Vesting Tentative Tract Map No. 5368/UGM October 20, 2004 Page 12 SAN JOAQUIN VALLEY AIR POLLUTION CONTROL DISTRICT 84. The developer/owner shall comply with the requirements in the letter from the San Joaquin Valley Air Pollution Control District dated August 5, 2004, for Vesting Tentative Tract Map No. 5368/UGM. CENTRAL UNIFIED SCHOOL DISTRICT 85. Contact the Central Unified School District for their requirements and/or fees. DEVELOPMENT FEES AND CHARGES This project is subject to the following fees and charges: PARKS DEPARTMENT FEES FEE RATE a. Street Tree Landscape Plan Review Fee $56.10 b. Street Tree Installation Fee/City Installed Tree $129.00/tree C. Street Tree Inspection Fee/Developer Installed Tree $30.00/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 FEE RATE g. Metropolitan Flood Control District Fee *Contact FMFCD for new fee. Rates increased as of March 1, 2004. SEWER CONNECTION CHARGES FEE RATE h. Lateral Sewer Charge $0.10/sq. ft. (to 100-foot depth) I. Oversize Charge $0.051sq. ft. (to 100-foot depth) j. Trunk Sewer Charge $419/living unit Service Area: Cornelia k. Wastewater Facilities Charge $2,119/living unit I. Copper Avenue Sewer Lift Station Charge n/a CONDITIONS OF APPRC�L S Vesting Tentative Tract Map No. 5368/UGM October 20, 2004 Page 13 m. Fowler Trunk Sewer Interim Fee Surety n/a n. House Branch Sewer Charge n/a o. Millbrook Overlay Sewer n/a WATER CONNECTION CHARGES FEE RATE p. Service Connection Charge Fee based on service(s)and meter(s) sizes specified by owner; fee for service(s)and Meter(s) established by the Master Fee Schedule. q. Frontage Charge $6.50/lineal foot r. Transmission Grid Main Charge $560/gross acre S. Transmission Grid Main Bond Debt Service Charge $243/gross acre t. UGM Water Supply Fee $442/living unit Service Area: 301 u. Well Head Treatment Fee $192/living unit Service Area: 301 V. Recharge Fee $0/living unit Service Area: 301 w. 1994 Bond Debt Service $60/living unit Service Area: 301 DEVELOPMENT IMPACT FEE X. Northeast Fresno Policing Area n/a URBAN GROWTH MANAGEMENT FEES FEE RATE/CHARGE* y. UGM Fire Station Capital Fee $1,242/gross acre Service Area: 16 Z. UGM Park Fee $1,230/gross acre Service Area: 4 CONDITIONS OF APPRd9L • Vesting Tentative Tract Map No. 5368/UGM October 20, 2004 Page 14 aa. Major Street Charge $2,435/adj. acre Service Area: E-4 bb. Major Street Bridge Charge $135/adj. acre Service Area: E-4 cc. Traffic Signal Charge $860/adj. acre dd. UGM Grade Separation Fee n/a ee. Trunk Sewer Charge n/a Service Area: ff. *Street Acquisition/Construction Charge $4,198.60 K:\Common\Master Files-Tract Maps\Tract 5368 Amoldo Rodriguez(R-04-52)\Tract 5368 COA 10-20-04.wpd • • File No.210.45 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS PUBLIC AGENCY DEVELOPER Mr. Gil Haro, Planning Manager HIGHLAND PARTNERS GROUP, INC. Planning & Development Department PO BOX 1096 City of Fresno DANVILLE, CA 94526 2600 Fresno Street - Fresno, CA 93721 MAP NO. 5368 PRELIMINARY FEE(S) (See below) DRAINAGE AREA(S) " AJ it - DRAINAGE AREA AJ $37,117.00 DATE DRAINAGE AREA - - TOTAL FEE $37,117.00 The proposed development will generate storm runoff which produces potentially significant environmental impacts and which must be properly discharged and mitigated pursuant to the California Environmental Quality Act and the National Environmental Policy Act. The O District in cooperation with the City and County has developed and adopted the Storm Drainage and Flood Control Master Plan. Compliance with and implementation of this Master Plan by this development project will satisfy the drainage related CEQA/NEPA impact of the project mitigation requirements. The proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance On prior to approval of the final map at the rates in effect at the time of such approval. The fee indicated above is based on the tentative map. Contact the FMFCD project engineer prior to w approval of the final map for the fee. Considerations which may affect the fee obligation(s) or the timing or form of fee payment: a) Fees related to undeveloped or phased portions of the project may be deferrable. b) Fees may be calculated based on the actual percentage of runoff if different than that typical for the zone district under which the development is being undertaken and if permanent provisions are made to assure that the site remains in that configuration. c) Master Plan storm drainage facilities may be constructed, or required to be constructed in lieu of paying fees. d) The actual cost incurred in constructing Master Plan drainage system facilities is credited asainst the drainage fee obligation. 3,o8 5469 E.OLIVE - FRESNO. CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 2 of 4 e) When the actual costs incurred in constructing Master Plan facilities exceeds the drainage fee obligation, reimbursement will be made for the excess costs from future fees collected by the District from other development. Approval of this development shall be conditioned upon compliance with these District Requirements. 1. X a. Drainage from the site shall be directed to N. Ellendale Avenue. b. Grading and drainage patterns shall be as identified on Exhibit No. 1 // 2 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: Developer shall construct facilities as shown on Exhibit No. 1 as "Master Plan Facilities to be constructed by Developer". X None required. 3. The following final improvement plans shall be submitted to the District for review prior to final development approval: X Grading Plan Storm Drain Plan X Final Map X Street Plan Water& Sewer Plan Other 4. Availability of drainage facilities: X a. Permanent drainage service is available provided the developer can verify to the satisfaction of the City of Fresno that runoff can be safely conveyed to the Master Plan inlet(s). b. The construction of facilities required by Paragraph No. 2 hereof will provide permanent drainage service. C. Permanent drainage service will not be available. The District recommends temporary facilities until permanent service is available. Temporary service is available through 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. 536;, X469 E.OLIVE - FRESNO.CA 93^2^ - (559)456-3292 - FAX(559)456-3194 Two sided document FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 3 of 4 6. The Federal Clean Water Act and the State General Permits for Storm Water Discharges Associated with Construction and Industrial Activities (State General Permits) require developers of construction projects disturbing five or more acres, and discharges associated with industrial activity not otherwise exempt from National Pollutant Discharge Elimination System (NPDES) permitting, to implement controls to reduce pollutants, prohibit the discharge of waters other than storm water to the municipal storm drain system, and meet water quality standards. These requirements apply both to pollutants generated during construction, and to those which may be generated by operations at the development after construction. a. State General Permit for Storm Water Discharges Associated with Construction Activities, approved August 1999, (modified December 2002.) A State General Construction Permit is required for all clearing, grading, and disturbances to the ground that result in soil disturbance of at least one acre (or less than one acre if part of a larger common plan of development or sale). Permittees are required to: submit a Notice of Intent to be covered and must pay a permit fee to the State Water Resources Control Z Board (State Board), develop and implement a storm water pollution prevention plan, eliminate non-storm water discharges, conduct routine site inspections,train employees O in permit compliance, and complete an annual certification of compliance. b. State General Permit for Storm Water Discharges Associated with Industrial Activities, 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 co 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. 536,% 5469 E.OLIVE - FRESNO.CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 4 of 4 C. The proposed development is encouraged to select and implement storm water quality controls recommended in the Fresno-Clovis Storm Water Quality Management Construction and Post-Construction Guidelines (available at the District Office) to meet the requirements of the State General Permits, eliminate the potential for non- storm water to enter the municipal storm drain system, and where possible minimize contact with materials which may contaminate storm water runoff. 7. A requirement of the District may be appealed by filing a written notice of appeal with the Secretary of the District within ten days of the date of this Notice of Requirements. g, The District reserves the right to modify,reduce or add to these requirements, or revise fees, as necessary to accommodate changes made in the proposed development by the developer or requirements made by other agencies. 9. X See Exhibit No. 2 for additional comments, recommendations and requirements. Gerald E. Lakeman, Proje Engineer: Jamie Miller District Engineer, Assistant General Manager C: PRECISION CIVIL ENGINEERING, INC 7690 N. PALM AVE., STE. 104 FRESNO, CA 93711 5368 5469 E.OLIVE - FRESNO,CA 9377 - (559)456-3292 - FAX(559)456-3194 Two sided document OTHER REQUIREMENTS EXHIBIT NO. 2 The drainage system cost and fee schedule update is currently underway. The drainage system cost and fee obligation indicated in this notice is the obligation which is valid at the date of this notice. Contact the District for a final drainage fee obligation prior to issuance of a building permit/recording of the final map. Development No. Tract 5368 ener\permit\exhibits2\tract\5358Qm) 1 • • San Joaquin Valley Air Pollution Control District August 5, 2004 Reference#494DEV2004 Dawn Marple IF C r�� D Planning Division, Development Dept. 11 2600 Fresno ST Fresno, CA 93721-3604 AUG 10 2004 Subject: T-5368, R-04-52 �Manning Division Dear Ms. Marple: 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 District recommends the preparation of an Air Quality Impact Assessment (AQIA) and a Traffic Impact Study to determine impacts when projects are of this size, unless an analysis has been accomplished for a recent previous approval such as a general plan amendment or zone change. Please indicate to the District if the project has been analyzed in a previous study. The District recommends using the URBEMIS 2002 program to calculate project area source and mobile source emissions and to identify mitigation measures that reduce impacts. If the analysis reveals that the emissions generated by this project will exceed the District's thresholds, this project may significantly impact the ambient air quality if not sufficiently mitigated. The project applicant or consultant is encouraged to consult with District staff for assistance in determining appropriate methodology and model inputs. Questions regarding URBEMIS 2002 should be directed to Thomas Jordan at(559)230-5802. 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, Ms. Marple • • August 5, 2004 T-5368,R-04-52 Paget 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 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. ❖ Rule 4641 - Paving operations of this project will be subject to Rule 4641 (Cutback, Slow Cure, and Emulsified Asphalt, Paving and Maintenance Operations). This rule applies to the manufacture and use of cutback asphalt, slow cure asphalt and emulsified asphalt for paving and maintenance operations. ❖ District Rule 4103 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.org http://www.energy.ca.gov/coolcommunity/strategies.htmi http://www.lgc.org/bookstore/energy/downloads/siv tree puidelines.odf httr)://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 Ms. Marple • • August 5, 2004 T-5368,R-04-52 Page3 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. • As many energy conserving and well-designed features as possible should be included in the design/construction of the project. Examples include (but are not limited to): Increased wall and ceiling insulation (beyond building code requirements) Energy efficient widows (double pane and/or coated) High-albedo (reflecting)roofing material "Cool Paving" Energy efficient lighting and high efficiency appliance Instantaneous water heaters Radiant heating system Awnings or other shading mechanism for windows Ceiling fans, whole house fans Orient the unit(s)to maximize passive solar cooling and heating when practicable Install electrical outlets around the exterior of the unit(s) to encourage use of electric landscape maintenance equipment Install natural gas fireplaces (instead of traditional open-hearth fireplaces) Install natural gas lines (if available to this area) and electrical outlets in backyard or patio areas to encourage the use of gas and/or electric barbecues Low or non-polluting incentives items should be provided with each residential unit(such items could include electric lawn mowers, reel mowers, gas or electric barbecues, etc.) Exits to adjoining streets should be designed to reduce time to re-enter traffic from the project site, etc. More information can be found at: http://www.lgc.org http://www.energy.ca.gov/coolcommunity/strategies.html http://eetd.lbl.gov/coolroof/ http://www.consumerenerQvicenter.orQ/index.html http://www.sustainable.doe.gov/ The project should include as many clean alternative energy features as possible to promote energy self- sufficiency. Examples include (but are not limited to): photovoltaic cells, solar thermal electricity systems, small wind turbines, etc. There are rebate and incentive programs for alternative energy equipment. More information can found at http://www.dsireusa.org/ http://rredc.nrel.gov/ hftp://www.enerciy.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. Ms. Marple • • August 5, 2004 T-5368,R-04-52 Page4 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 or Mr. Hector R. Guerra at 230-5820 and please provide the reference number at the top of this letter. Sir rely, hia Echavarria Air Quality Specialist Central Region Enclosures c: file Page 2 of 2 THE INITIAL STUDY EVALUATING THE PROJECT SHOULD RESULT IN: ❑ AN NVIRONMENTAL IMPACT REPORT: The project has the potential result in significant adverse environmental impacts. A NEGATIVE DECLARATION: The project may have adverse impacts but impacts can be mitigated without further study or are not serious enough to warrant an Environmental Impact Report. ❑ NEITHER OF THE ABOVE, THERE IS INSUFFICIENT INFORMATION TO DRAW ANY CONCLUSIONS: The following additional information should be provided: REVIEWED BY: (Print Name, Title) (Signature) (Phone) (A ❑ Check if you need a copy of the initial study Use this space for additional information if needed. ---.---:PROJ/2 E.A. Request for Comment/Information REQCOMM.FORM San JoaquinV*ey Air PoRution Control District COMPLIANCE ASSISTANCE BULLETIN September 2002 (Update from June 2002) Fugitive Dust Control at Construction Sites Regulation Vlll,Fugitive PM10 Prohibitions, of the District's Rules and Regulations regulates activities that generate fugitive dust. .Fugitive dust is emitted to the air from open ground or caused by activities such as excavation,-transporting bulk materials, or travel on unpaved surfaces. "PM10" is a term applied to small sized particulate matter-microscopic dust particles-in the air. The San Joaquin Valley currently exceeds the air quality standards for particulate matter. It is for this reason that the District adopted Regulation Vlll in 1993. Significant amendments to Regulation VIII were adopted in 2001 and became effective May 15, 2002. The following dust control and administrative requirements are applicable at construction sites: Visible Dust Emissions (VDE). Visible dust emissions may not exceed 20% opacity during periods when soil is being disturbed by equipment or wind at any time. Dust control may be achieved by means of applying water before and during earth work and on traffic areas, phasing work to limit dust, and setting up wind fences to limit wind blown dust. VDE opacity of 20%means the amount of dust that would obstruct the view of an-object by 20%. Soil stabilization. Soil stabilization is required at any construction site after normal working hours and on weekends and holidays. Tfaas rpGuiremen't also applies to inactive - construction areas such as phased projects where disturbed land is left unattended. Applying water to form a visible crust on the soil is an effective method for stabilizing a disturbed surface area. Long-term methods include applying dust suppressants or establishing vegetative cover. Restricting vehicle access from the area will help to maintain a stabilized surface. Information regarding stabilization standards and test methods are in Rule 6011 —General Requirements. Carryout and Trackout. These requirements are found in Rule 6041 —Carryout and Trackout. Carryout and trackout are materials adhered to vehicle tires and transport vehicles carried from a construction site and deposited onto a paved public road. Should z carryout and trackout occur, it must be cleaned up at least daily, and immediately if it ' extends more than 50 feet from the exit point onto a paved road. The recommended clean- up leanup methods include manually sweeping, sufficiently wetting the area prior to mechanicaly sweeping to limit VDE or using a PM 10-efficient street sweeper. A blower device, or dry .J sweeping with any mechanical device other than a PM10-efficient street sweeper is prohibited. =pr Noldlern R(•gion OM(c Central Region Office Southern Region Office 4)10 Kwman Avenu(% Suite 1 10 194()1atit( (th•cluin. A.......... Access and Haul Roads. Dust control is required on all unpaved access and haul roads, and unpaved vehicle and equipment traffic areas at construction sites,per Rule 8021 — Construction, Demolition, Excavation, Extraction, and Other Earthmoving Activities. Storage Piles and Bulk Materials. The handling, storage,and transportation requirements for bulk materials are found in Rule 8031 —Bulk Materials. These requirements include: applying water as materials are handled, stabilizing or covering stored materials, and installing wind barriers to limit VDE. Limiting vehicle speed,loading haul trucks with a freeboard six inches or greater,covering haul trucks,or applying water to the top of the load are options for reducing VDE from vehicle transportation of bulk materials. Demolition. Wetting of the exterior of a building to be demolished is required. Demolition debris and the area around the demolition must also be conh4ed to limit VDE. Cleaning up carryout and trackout must be completed according to Rule 6041. Demolition activities are also subject to the District's asbestos rule, Rule 4002—National Emission Standards for Hazardous Air Pollutants. Dust Control Plans.. For large construction projects, Rule 8021 requires the owner or contractor to submit a Dust Control Plan to the District for approval at least 30 days prior to commencing construction activities. This requirement applies to projects that include 40 or more acres of disturbed surface area or will involve moving more than 2,500 cubic yards per day of material on at least three days during the project. Record keeping. All sites subject to the regulation that employ dust control measures must keep records for each day any dust controls are used. The District has developed record keeping forms for water application, street sweeping, and for"permanent controls such as applying long term dust palliatives,vegetation,ground cover materials, paving,or other durable materials. Pursuant to Rule 8011,records must be kept for one year after the end of dust generating activities. Exemptions. Activities in areas above 3,000,feet eAevation are exempt from all Regulation Vlll requirements.-The hollowing exemptions in Rule 8021 apply to construction activities: 9 Blasting activities " a Maintenance and remodeling of existing.buildinga if the addition is less than 50%of the size of the existing building or 10,000 square feet. These activities, however, are subject to the District's asbestos rule, Rule 4002. O Additions to single family dwellings o Mowing, disking or other weed control on sites less than Yz acre. Nuisance. Whether or not the construction activity is exempt from the Regulation Vill requirements, any activity that creates fugitive dust must not cause a nuisance, per Rule 4102 -Nuisance. Therefore, it is important to monitor the dust generating activities and, if necessary, plan for and implement the appropriate dust control measures to limit the public's exposure to fugitive dust. This is a basic summanj of Regulation Vlli as it appiies to the construction industry. For irtore information contact the Compliance Division of the District office nearest to you. OFFI !S OF L o , ` Nil MWil PHONE(559)233-7161 FAX(559)233-8227 --� � 2907 SOUTH MAPLE AVENUE -'" - FRESNO,CALIFORNIA 93725-2218 Your Most Valuable Resource-Water July 28, 2004 Ms. Dawn Marple J U L .10 2004 City of Fresno Planning Division Planning and Development Dept. Development Department 2600 Fresno St. 3`d Floor CIT`'OF FRi-ESNO Fresno, CA 93721-3604 RE: VTTM No. 5368/UGM, RA No. 04-52 Dear Ms. Marple, FID's Comments and requests are as follows: 1. FID does not own, operate, or maintain any facilities located on the applicant's property. 2. FID expects no adverse impacts from the approval of the subject proposal. Thank you for submitting this for our review. Please feel free to contact me with any questions or concerns at 233-7161 extension 317 or biohnsonafresnoirrigation.com. Sincerely, FRESNO IRRIGATION DISTRICT Bret Johnso Engineering Technician I Agencies\City\VTTM5368 RA 04-52 STATE OF CALIFORNIA—BUSINESS.TRANSPORT la AND HOUSING AGENCY ARNOLD SCHWARZENEGGER,Govemor DEPARTMENT OF TRANSPORTATION 1352 WEST OLIVE AVENUE P.O.BOX 12616 FRESNO,CA 93778-2616 PHONE (559)445-6666 FAX 559 488-4088 Flex your power% ( ) Be energy efficient. TTY (559)488-4066 IFID UEEC( VI July 21, 2004 1 U L 2 1 2004 Planning Division 2131-IGR/CEQA Development Department. 6-FRE-99-27.3+/- CITY of Fr-IFcN^ R-04-52 & T-5368 Ms. Dawn Marple City of Fresno Development Department 2600 Fresno Street Fresno, CA 93721 Dear Ms. Marple: We have reviewed the rezone and tract map for the proposed 39-lot single-family residential subdivision located on the east side of North Polk Avenue between West Gettysburg and West Ashlan Avenues. Caltrans has the following comments: The proposed project, in and of itself, is not expected to create significant impacts to the State Highway System. However, when combined with the numerous other residential projects in the area, this project's impacts to the transportation/circulation system and to air quality will be cumulatively significant. As cumulative impacts to these resources were not addressed in the General Plan Update Master EIR, the City should consider a mechanism for evaluating and mitigating for these impacts. With the amount of new development in this region of Fresno, it is assumed there will be development-related impacts to the State Route (SR) 99/Shaw Avenue interchange. Caltrans has a project to improve this interchange. The project has three alternatives. The preferred alternative has an estimated cost of $50.6 million, with two scaled-down alternatives at $17 and $10.9 miilion. The environmental phase of the project has started, and is fully funded with $1.6 million in TCRP funds and will be completed in October 2004. The Plan, Specifications, and Estimates (PS & E) phase of the project will proceed with TCRP funds, to be completed in Fiscal Year 2005. If the remaining TCRP funds become available, we can proceed until 2009 (through the preliminary right-of-way process), at which time additional fund sources will need to be identified for right-of-way and construction. The current timeline for construction is 2010. It is possible that there could be changes or delays in the project due to funding constraints; however, none are expected at this time. Some of the project-generated trips from this project as well as others in the vicinity could also impact the SR 99 interchange at Ashlan. Caltrans has notified the City that this interchange is of special concern due to the impacts created by the significant development approved in this region of Fresno. In the past, the northbound off-ramp has "Caltrans improves mobility across California" Ms. Dawn Marple July 21, 2004 Page 2 backed up onto the mainline. To improve the queuing problem, Caltrans made adjustments to the signal timing to reduce queuing in all directions. However, traffic congestion created by this project and others in the area could cause traffic to back up onto the mainline again. We have notified the City of problems with this interchange in numerous letters on numerous projects, as well as in our comments on the General Plan Update. While Caltrans has a proposed project to widen the off-ramp, funding for these improvements is unlikely for several years. We have previously noted to the City that eastbound dual lefts are needed on Ashlan Avenue to Golden State Boulevard. However, this would also require improvements on Golden State Boulevard to allow two northbound receiving lanes. The northbound off-ramp to Ashlan will need one additional lane for the length of the off-ramp plus a two-lane exit and 400-meter auxiliary lane. Because the auxiliary lane will require the reconstruction of a structure (Dakota Avenue Overcrossing), only one additional lane is considered for the ramp terminus. The auxiliary lane could be added if and when the Dakota Avenue overcrossing is replaced. An additional 12of right-of-way will be required on the eastside of the off-ramp, but the construction of a retaining wall is also a possibility. The City should consider a transit alternative for this project and evaluate such an alternative in the EIR. The project is small, but when combined with other residential projects in the area, there is sufficient development to support transit, and early planning could make such an alternative feasible. Caltrans recommends that this project be routed to Fresno Area Express (FAX) staff for their review and comment. Please see Attachment Number 1 for other recommended transportation alternatives. Please be advised that any future development adjacent to a State Route, whether the entitlement is deemed by the lead agency to be discretionary or ministerial should be sent to Caltrans for review. If you have any questions, please call me at(559) 445-6666. Sincerely, MOSES STITES Office of Transportation Planning District 6 Enclosure C: Ms. Barbara Goodwin, Council of Fresno County Governments "Caltrans improves mobility across California" ATTACHMENT NUMBER 1 CALTRANS RECOMMENDATIONS FOR TRANSPORTATION ALTERNATIVES Ongoing development throughout the City of Fresno, including this project, will make traffic operations significantly worse by adding considerably to delay and congestion. Transit alternatives can help reduce congestion and delay and reduce overall degradation of air quality and gridlocked intersections. The City of Fresno should focus on ways to eliminate trips in addition to enhancing capacity. Transportation alternatives the City should consider include standard highway solutions along with the following: 1. Park and ride facilities on site or within the proximity of this project. 2. A study of the general accommodation and provision of mass transit in this area to provide insight on ways of increasing transit usage. 3. Exploring the potential of commuter shuttles. The shuttle could be financed through an assessment district and provide a way for individuals to utilize a park-and-ride facility or commercial area parking lot and be shuttled to various commercial/office centers within the area. Commuters who need to go further could use City of Fresno transit if the City planned for convenient connections. This may help to reduce the Single Occupancy Vehicle (SOV) demand seeking to use the State Highway System. 4. Providing for continuity of non-motorized transportation. 5. Exploring the potential for employer-sponsored carpools/vanpools or monthly transit passes for employees as well as including as a condition of , project approval a covered transit stop as mitigation for project-related impacts to the transportation/circulation system. 6. Exploring the potential for linking the purchase of a monthly transit pass with new residential development as partial mitigation for congestion and air quality impacts, and to ensure the long term viability of public transportation. CITY OF FRESNOENVIRONMENTAL ASSESSMEI& INITIAL STUDY FINDING OF CONFORMITY/MEIR NO. 10130 pp��-- Pursuant to Section 21157.1 of the California Public Resources Code DATE RKI 4f37 1NG: (California Environmental Quality Act) the project described below is 200" ��in n determined to be within the scope of the Master Environmental Impact 2 7 P11 3: 7 Report (MEIR) No. 10130 prepared for the 2025 Fresno General Plan. CfTY rLERK, t RESNr r, Initial Study is on file in the Planning and Development Department City Hall, 2600 Fresno Street, Fresno, California 93721 559 621-8277 Applicant: Highland Partners Group, Inc. Initial Study Prepared By: PO Box 1096 Arnoldo Rodriguez, Planner III Danville, CA 94526 September 27, 2004 Environmental Assessment Number: Project Location (including APN): Rezone Application No. R-04-52 & Northeast corner of North Polk and West Indianapolis Vesting Tentative Tract No. 5368 Avenues, just south of the West Gettysburg Avenue alignment. APN: 311-032-73S Project Description: Rezone Application No. R-04-52 proposes to reclassify approximately 9.71 net acres of property located on the northeast corner of North Polk and West Indianapolis Avenues, just south of the West Gettysburg Avenue alignment, from the AE-5/UGM (Exclusive Five Acre Agricultural/Urban Growth Management)zone district to the R-1/UGM(Single Family Residential/Urban Growth Management)zone district. Vesting Tentative Tract Map No. 5368/UGM is requesting to subdivide the 9.71 acre site into a 39-lot single-family residential subdivision. The property is within the jurisdictions of the West Area Community Plan and the 2025 Fresno General Plan. Both plans designate the property for medium density residential planned land use. Pursuant to Table 2"Planned Land Use and Zone District Consistency Matrix" of the 2025 Fresno General Plan, the R-1/UGM zone district is consistent with the planned land use of medium density residential of the West Area Community Plan and the 2025 Fresno General Plan. The subject site is currently developed with a residence and several accessary structures which will be removed/demolished as part of this project. The property to the north is developed with a residence, however Tentative Tract Map No. 5325 has been submitted to the city and proposes to remove the dwelling and subdivide the site for residential land uses. Property to the east, west and south is developed with residential units. Conformance to Master Environmental Impact Report (MEIR NO. 10130): As previously indicated,the recently adopted 2025 Fresno General Plan designates the subject parcel for medium density residential planned land use. The requested rezone conforms to this medium density residential land use designation as indicated by the 2025 Fresno General Plan Planned Land Use and Zone District Consistency Matrix" as well as the adopted West Area Community Plan. The Planning and Development Department staff has prepared an initial study and environmental checklist and evaluated the requested rezone and vesting tentative tract map in accordance with the land use and environmental policies and provisions of the 2025 Fresno General Plan and the related Master Environmental Impact Report (MEIR) No. 10130. The subject property is proposed to be developed with residential uses at an intensity and scale that is permitted by the planned land use and proposed zoning designations for the site. Thus, the rezone and tentative tract map will not facilitate an additional intensification of uses beyond that which already exists or would be allowed by the above-noted planned land use designation. Moreover, it is not expected that the existing and future development, per the requested rezone and vesting tentative tract map, will adversely impact existing city service systems or the traffic circulation system that serves the subject parcels. These infrastructure findings have been verified by the Public Works and Public Utilities Departments. It has been further determined that all applicable mitigation measures of MEIR No. 10130 have been applied to the project necessary to assure that the project will not cause significant adverse cumulative impacts, growth inducing impacts, and irreversible significant effects beyond those identified by MEIR No. 10130 as provided by CEQA Section 15178(a). Finding ai uonfa+mitt' Under MEIR N' 30 - - • Environmental Assessment No. R-04T-5368 Page 2 September 27, 2004 Per Section 21157.1 of the California Public Resources Code (California Environmental Quality Act), it may be determined that a subsequent project falls within the scope of a MEIR, provided that the project does not cause significant impacts on the environment that were not previously examined by the MEIR. Relative to this specific project proposal, the environmental impacts noted in the MEIR, per the 2025 Fresno General Plan land use designations, include impacts associated with the medium density residential land use designation specified for the subject parcel. Based on this initial study, the project does not change the land use indicated for the subject parcels and will not generate additional significant effects not previously identified by the MEIR and no new additional mitigation measures are required. Therefore, the project proposal is within the scope of the MEIR as defined by Section 15177 of the CEQA Guidelines. Moreover, as lead agency for this project, the Planning and Development Department, per Section 15177 (d)of the CEQA Guidelines, has determined that all feasible mitigation measures from MEIR No. 10130 shall apply to the project proposal as noted in the attached mitigation monitoring checklist. Public notice has been provided regarding staff's finding in a manner prescribed by this section of the Guidelines and by Section 21092 of the California Public Resources Code (CEQA provisions). i 0 Z 7 , O (74 ilbert J. Haro Date Planning Manager. Gitt4resno KAMaster Files-Tf9c, '.4:,ps\Tract 5368 Arnoldo Rodriguez;.,i-!4-52)\MEIR-finding of conformitympd Attachments: Environmental Checklist/initial Study for Envfrc4vnental Assessment No. R-04-52&T-5368 Mitigation Monitoring Checklist(MEIR No. 16130)for Environmental Assessment No. R-04-52& T-5368 ENVIROWENTAL ASSESSMENT (EA) CHOKLIST POTENTIAL ENVIRONMENTAL EFFECTS EA NO. R-04-52 & T-5368 1_0 TOPOGRAPHIC, SOIL,GEOLOGIC 11.0 URBAN SERVICES CONSIDERATIONS 1 11.1 Availability of fire protection 1 1.1 Geologic hazards, unstable soil conditions 1 11.2 Lack of emergency vehicle access 1 1.2 Adverse change in topography or ground surface relief 1 11.3 Adequacy of design for crime prevention 1 1.3 Destruction of unique geologic or physical features 1 11.4 Overcrowding of school facilities 1 1.4 Increased water erosion 1 11.5 Availability of water mains of adequate size 1 11.6 Availability of sewer lines of adequate capacity 2_0 AIR QUALITY 1 11.7 Availability of storm water drainage facilities(on or off site; 1 2.1 Substantial indirect source of pollution 1 11.8 Availability of adequate park and recreation areas 1 2.2 Direct on-site pollution generation 1 11.9 Unusually high solid waste generation 1 2.3 Generation of objectionable odors 1 2.4 Generation of dust except during construction 12.0 HAZARDS 1 2.5 Adverse local climatic changes 1 12.1 Risk of explosion or release of hazardous substances 1 12.2 Site subject to flooding 3_0 WATER 1 12.3 Adverse change in course of flow of flood waters 1 3.1 Insufficient ground water available for long-term project 1 12.4 Potential hazards from aircraft accidents use 1 12.5 Potential hazards from landfill and/or toxic waste sites 1 3.2 Use of large quantities of ground water 1 3.3 Wasteful use of ground water 13.0 AESTHETICS 1 3.4 Pollution of surface or ground water supplies 1 13.1 Obstruction to public or scenic vista or view 1 3.5 Reduction in ground water recharge 1 13.2 Creation of aesthetically offensive conditions 1 13.3 Removal of street trees or other valuable vegetation 4_0 PLANT LIFE 1 13.4 Architectural incompatibility with surrounding area 1 4.1 Reduction of the numbers of any unique, rare or endangered species 14.0 HISTORICAL/ARCHAEOLOGICAL 1 4.2 Reduction in acreage of agricultural crop 1 14.1 Removal of historic building, disruption of archaeological 1 4.3 Premature or unnecessary conversion of prime site agricultural land 1 14.2 Construction or activity incompatible with adjacent historic site 5_0 ANIMAL LIFE 1 5.1 Reduction in the numbers of any rare, unique or 15.0 ENERGY endangered species 1 15.1 Use of substantial amounts of energy or fuel 1 5.2 Deterioration or displacement of valuable wildlife habitat 1 15.2 Substantial increase in demand upon existing sources of energy 1 6_0 HUMAN HEALTH 1 15.3 Wasteful use of energy 7.0 NOISE EXPLANATION OF RATINGS 1 7.1 Increases in existing noise levels 1 7.2 Exposure to high noise levels "0" Insufficient Information Insufficient information is available to determine the potential 8_0 LIGHT AND GLARE environmental effects which may result from the propose 1 8.1 Production of glare which will adversely affect residential project in this category. areas 1 8.2 Exposure of residences to high levels of glare "1" No Significant Environmental Effect The proposed project will not have an adverse environmenta I 9_0 LAND USE effect in this category, or any such effect is not substantial) 1 9.1 Incompatibility with adopted plans and policies unusual or of undesirable magnitude. This rating is also 1 9.2 Acceleration of growth rate utilized in cases where the category is not applicable to the 1 9.3 Induces unplanned growth particular project under consideration. 1 9.4 Adverse change in existing or planned area characteristics "2" Moderate Environmental Effect The proposed project will have an adverse environmentz I 10.0 TRANSPORTATION AND CIRCULATION effect in this category,which is of sufficient magnitude to be 1 10.1 Generation of vehicle traffic sufficient to cause capacity specific concern. 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