Loading...
HomeMy WebLinkAboutT-5606 - Conditions of Approval - 8/21/2006 City REPORT O THE PLANNING COMMISSION AGENDA ITEM NO. IX-C' COMMISSION MEETING 06-07-06 June 7, 2006 APPROVED BY FROM: STAFF, Planning Division " " U"g Planning and Development Department WDEPARTMENT DIRECTOR SUBJECT: CONSIDERATION OF CONDITIONAL USE PERMIT APPLICATION NO. C-05-196, TENTATIVE TRACT MAP NO. 5606/UGM AND ENVIRONMENTAL FINDING FOR ENVIRONMENTAL ASSESSMENT NO. A-05-09/R-05-69/C-05-196/T-5606 EXECUTIVE SUMMARY Conditional Use Permit Application No. C-05-196 and Tentative Tract Map No. T-5606/UGM, filed by Alluvial Development, LLC, relate to approximately 2.79 net acres (3.05 gross acres) of property located on the north side of East Alluvial Avenue between North Chestnut and North Willow Avenues. Conditional Use Permit Application No C-05-196 proposes the development with a 28-dwelling unit co- housing condominium community with related common facilities that include a clubhouse, exercise building, pool and storage areas. Tentative Tract Map No. 5606/UGM proposes an eight-lot subdivision of the subject property for condominium purposes and includes one outlot (common area) which has been proposed to be constructed with facilities to be used in common including garages, storage areas, clubhouses, pool, driveways, parking, paved and landscaped surfaces, drainage, and water and sewer systems. Plan Amendment Application No. A-05-09 and Rezone Application No. R-05-69 were also filed for the subject property and were approved by the Council of the City Fresno on April 25, 2006. Plan Amendment Application No. A-05-09 amended the 2025 Fresno General Plan and the Woodward Park Community Plan for the entirety of the subject property from the low density residential planned land use designation to the medium density residential planned land use designation. Rezone Application No. R-05-69 proposes to rezone the entire 3.05 gross acre site from the RR (Rural Residential, Fresno County) zone district to the R-1/UGM (Single Family Residential/Urban Growth Management) zone district. The project site is also proposed to be detached from the Fresno County Fire Protection District and Kings River Conservation District and annexed to the City of Fresno prior to development; these actions are under the jurisdiction of the Fresno Local Agency Formation Commission. PROJECT INFORMATION , PROJECT Conditional Use Permit Application No. C-05-196 and Tentative Tract Map No. 5606/UGM propose to develop a 28-dwelling unit co-housing condominium community with related common facilities that include a clubhouse, exercise building, pgol and storage areas. APPLICANT Alluvial Development LLC LOCATION North side of East Alluvial Avenue between North Chestnut and North Willow Avenues. (Proposed Council District 6, Councilmember Duncan) SITE SIZE Approximately 2.79 net acres (3.05 gross acres) LAND USE Existing - Vacant Proposed - 28-unit co-housing condominium community ZONING Existing - RR (Rural Residential, Fresno County)zone district Proposed - R-1/UGM (Single Family ResidentiaUUrban Growth Management) zone district PLAN DESIGNATION The proposed R-1/UGM zone district is consistent with the 2025 Fresno AND CONSISTENCY General Plan and the Woodward Park Community Plan medium density residential planned land use designation for the subject property. REPORT TO THE PLANNING —JMMISSION Conditional Use Permit Application No. C-05-196 Tentative Tract Map No.5606/UGM June 7, 2006 Page 2 ENVIRONMENTAL FINDING Finding of Mitigated Negative Declaration filed on March 16, 2006 (see attached) PLAN COMMITTEE The Northeast Area Plan and Implementation Committee RECOMMENDATION recommended approval of the requested conditional use permit and tract map applications at its meeting held March 13, 2006 STAFF RECOMMENDATION Recommend approval of Conditional Use Permit Application No. C-05-196 and Tentative Tract Map Application No. 5606/UGM subject to compliance with the Conditions of Approval dated June 7, 2006. BORDERING PROPERTY INFORMATION Planned Land Use Existing Zoning Existing Land Use AE-20/U G M North Open Space/Ponding Basin Ponding Basin Exclusive Twenty-Acre Agricultural District/Urban Growth Management South Low Density Residential RR (County) Rural Residential Rural Residential, Fresno County Rural Residential East Low DensityResidential R-1-A/UGM Approved for Single Family Residential/Urban Growth Construction of Unitarian Management Universalist Church (2004) R-1/UGM Vacant West Medium Density Residential Single Family Residential/Urban Growth Approved for 32-Unit Management Senior Housing Community (2004) ENVIRONMENTAL FINDING An environmental assessment initial study was prepared for this project (EA No. A-05-09/R-05-69/C-05- 106/T-5606) in accordance with the requirements of the California Environmental Quality Act (CEQA) Guidelines. This process included the distribution of requests for comment from other responsible or affected agencies and interested organizations. This initial study was previously considered by the Planning Commission and City Council resulting in the Council's approval of a mitigated negative declaration. Preparation of the environmental assessment necessitated a thorough review of the proposed project and relevant environmental issues and considered previously prepared environmental and technical studies pertinent to the Woodward Park Community Plan area including the Master Environmental Impact Report (MEIR No. 10130) for the 2025 Fresno General Plan. These environmental and technical studies have examined projected sewage generation rates of planned urban uses, the capacity of existing sanitary sewer collection and treatment facilities, and optimum alternatives for increasing capacities; groundwater aquifer resource conditions; water supply production and distribution system capacities; traffic carrying capacity of the planned major street system; and, student generation projections and school facility site location identification. REPORT TO THE PLANNING _JMMISSION Conditional Use Permit Application No. C-05-196 Tentative Tract Map No. 5606/UGM June 7, 2006 Page 3 The previously approved amendment to the adopted 2025 Fresno General Plan (Plan Amendment Application No. A-05-09), was determined to not be fully within the scope of MSIR No. 10130 as provided by the California Environmental Quality Act (CEQA), as codified in the Public Resources Code (PRC) Section 21157.1(d) and the CEQA Guidelines Section 15177(c). It has been further determined that all applicable mitigation measures of MEIR No. 10130 have been applied to the project, together with project specific mitigation measures 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). Therefore, it has been determined that, based upon the evidence in the record, the project will not have a significant impact on the environment and that the filing of a mitigated negative declaration is appropriate in accordance with the provisions of CEQA Section 21157.5(a)(2) and CEQA Guidelines Section 15178(b)(1) and (2). Staff has determined that there is no evidence in the record that the project may have an additional potentially significant adverse environmental effect and that adequate mitigation measures have been identified by Environmental Assessment No. A-05-09/R-05-69/C-05-106/T-5606. Therefore it is recommended that the Planning Commission affirm the mitigated negative declaration finding as previously approved by the City Councilof this environmental assessment initial study BACKGROUND/ ANALYSIS Conditional Use Permit Application No. C-05-196 and Tentative Tract Map No. T-5606/UGM, filed by Alluvial Development, LLC, relate to approximately 2.79 net acres (3.05 gross acres) of property located on the north side of East Alluvial Avenue between North Chestnut and North Willow Avenues. Conditional Use Permit Application No C-05-196 proposes the development with a 28-dwelling unit co- housing condominium community with related common facilities that include a clubhouse, exercise building, pool and storage areas. Tentative Tract Map No. 5606/UGM proposes an eight-lot subdivision of the subject property for condominium purposes and includes one outlot (common area) which has been proposed to be constructed with facilities to be used in common including garages, storage areas, clubhouses, pool, driveways, parking, paved and landscaped surfaces, drainage, and water and sewer systems. Plan Amendment Application No. A-05-09 and Rezone Application No. R-05-69 were also filed for the subject property and were approved by the Council of the City Fresno on April 25, 2006. Plan Amendment Application No. A-05-09 amended the 2025 Fresno General Plan and the Woodward Park Community Plan for the entirety of the subject property from the low density residential planned land use designation to the medium density residential planned land use designation. Rezone Application No. R- 05-69 proposes to rezone the entire 3.05 gross acre site from the RR (Rural Residential, Fresno County) zone district to the R-1/UGM (Single Family Residential/Urban Growth Managemeno zone district. The project site is also proposed to be detached from the Fresno County Fire Protection District and Kings River Conservation District and annexed to the City of Fresno prior to development; these actions are under the jurisdiction of the Fresno Local Agency Formation Commission. The medium density planned land use designation for the subject property allows for between 4.99 and 10.37 dwelling units per acre. Overall, the proposed density for the subdivision is 9.18 dwelling units per acre, which is consistent with the medium density residential planned land use designation. Historically, the subject site has been used for single family residential and agricultural purposes. Property located directly to the north of the subject property is owned by the Fresno Metropolitan Flood Control District and is being used as a ponding basin. The area to the east of the subject property has been approved for construction of the Unitarian Universalist Church (Approved per Conditional Use Permit Application C-04-105, 2004). Across East Alluvial Avenue and to the south of the subject REPORT TO THE PLANNING „JMMISSION Conditional Use Permit Application No. C-05-196 Tentative Tract Map No. 5606/UGM June 7, 2006 Page 4 property are single family residences located on approximately 2.30 acre parcels within the County. Property located to the west of the subject property has been approved for development of a 32-unit senior housing community (Approved per Conditional Use Permit Application No. C-03-262, 2004). Public Resources The Public Utilities Department, within its memorandums dated April 25, 2006 and May 3, 2006, requires as a condition of project approval that two independent sources of water meeting Federal and State Drinking Water Act Standards, are required to serve the proposed tract including any subsequent phases thereof. The aforementioned memorandum further provided that the two-source requirement could be accomplished through a combination of water main extensions, construction of supply wells, or other acceptable sources of water supply approved by the Water Systems Manager. On-site sanitary sewer mains will be private. The Fresno Metropolitan Flood Control District has indicated that the District's system will be able to accommodate the proposed development. Fire protection services will be provided by Clovis Fire Station No. 33, which is located within two miles of the subject property. For additional information, see the attached environmental assessment dated March 16, 2006. The Fresno Metropolitan Flood Control District (FMFCD) has indicated that 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). Streets and Access Points This subdivision is proposed to have a single access point from East Alluvial Avenue leading to on-site parking facilities. As required by the mitigation measures established by the certification of MEIR No. 10130, a traffic assessment was prepared by TJKM Transportation Consultants (dated August 29, 2005) to evaluate the number of vehicle trips projected to be generated by the proposed project. The traffic impact study revealed that the development of 28-units of townhouse/condominiums can be expected to generate an average of approximately 164 average daily trips (ADT). Of these vehicle trips, it is projected that 12 will occur during the morning (7 to 9 a.m.) peak hour travel period and 15 will occur during the evening (4 to 6 p.m.) peak hour travel period. The Public Works Department Transportation Planning Section has reviewed the conditional use permit and tentative tract map applications and has determined that-the streets adjacent to and near the subject site will be able to accommodate the quantity and kind of traffic generated, subject to the dedication of 47 feet of property (from section line) along East Alluvial Avenue and the construction of 20 feet of permanent paving within the limits of the subdivision. In accordance with UGM requirements, the development will be required to dedicate and construct two 17-foot center section travel lanes with 250-foot left turn lanes, at all major intersection within the limits of the subdivision. The development will also be required to pay its Traffic Signal Mitigation Fee (TSMI Fee) at the time of building permits based upon the trip generation rate(s) set forth in the latest edition of the ITE Generation Manual. California Department of Transportation (Caltrans) The California Department of Transportation (Caltrans), District 6, Office of Transportation Planning has submitted the attached memorandum dated April 27, 2006, indicating that one trip from this development would impact the interchange at State Route (SR) 41 at Herndon Avenue and has REPORT TO THE PLANNING „JMMISSION Conditional Use Permit Application No. C-05-196 Tentative Tract Map No. 5606/UGM June 7, 2006 Page 5 requested that the development pay its fair share to mitigate for cumulative impacts to the State Highway System based on the project traffic study. This Landscaping/Walls The proposed subdivision will be required to install and maintain landscaping within the designated yard setback areas as required and established by Conditional Use Permit Application No. C-05-196. These designated landscaped areas will include a minimum 20-foot landscaped area adjacent to and abutting the East Alluvial Avenue frontage. Furthermore, in accordance with the provisions of the Fresno Municipal Code, this development will be required to provide a minimum of 25 percent usable open space on-site. In addition to private yard areas, the project proposes to include common areas which will include additional landscaped areas, a play area for children, raised vegetable garden planting beds, a clubhouse, exercise room and pool. Northeast Area Community Plan Advisory Committee The Northeast Area Advisory Committee reviewed and recommended approval of the conditional use permit and tentative tract map applications at its meeting held on March 13, 2006. Conditional Use Permit Findings Based upon analysis of the conditional use permit application and subject to the applicant's compliance with all of the conditions of approval noted, staff concludes that the following required findings of Section 12-405-A-2 of the Fresno Municipal Code (FMC) can be made. FINDINGS PER FRESNO MUNICIPAL CODE SECTION 12-405-A-2. a. All applicable provisions of this Code are complied with and the site of the proposed use is adequate in size and shape to accommodate said use, and accommodate all yards, spaces, walls and fences, parking, loading, recycling areas, landscaping, and other required features; and, Finding a: The subject site is approximately 3.05 acres in size. Given that the subject site has been proposed to be subdivided into eight lots (with an average proposed lot size of approximately 7,172 square feet) for condominium purposes and one approximately one and one-half acre outlot for common areas there is adequate space to meet all applicable requirements of the Code as established in the Special Permit conditions of approval dated June 07, 2006; including yards, spaces, walls and fences, parking, landscaping and other required features. b. The site for the proposed use relates to streets and highways adequate in width and pavement type to carry the quantity and kind of traffic generated by the proposed use,and, Finding b: Staff from the Public Works Department, Transportation Planning section has estimated that the proposed development will generate approximately 12 a.m./15 p.m. peak hour vehicle trips which can be accommodated by the adjacent streets. The proposed project will construct the required improvements necessary for the traffic generated by the project and the required dedications will be sufficient to accommodate additional paving and any other grading transitions as necessary based on the street design speed. REPORT TO THE PLANNING . JMMISSION Conditional Use Permit Application No. C-05-196 Tentative Tract Map No. 5606/UGM June 7, 2006 Page 6 c. The proposed use will not be detrimental to the public welfare or injurious to property or improvements in the area in which the property is located. The third finding shall not apply to uses which are subject to the provision of Section 12-306-N-30 of this Code. Finding c: : The staff of the Planning and Development Department has determined that the proposed use will not be detrimental to the public welfare or be injurious to property or improvements in the area in which the property is located, if developed in accordance with the various conditions/requirements established through the related conditional use permit and tentative tract map applications processes. 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 Fresno General Plan and Woodward Park Community Plan which designate the site for medium density residential land uses and subject to Fresno Municipal Code Section 12-403-B-1, 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..- 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 except as modified in accordance with Planned Development allowances. Based upon the plans and information REPORT TO THE PLANNING .-,OMMISSION Conditional Use Permit Application No. C-05-196 Tentative Tract Map No. 5606/UGM June 7, 2006 Page 7 submitted by the applicant and the recommended conditions of project approval, staff has determined that these findings can be made. The Planning Commission's actions on the proposed conditional use permit and tentative tract map are final unless appealed in accordance with the Fresno Municipal Code, Section 12-406-I. CONCLUSION/RECOMMENDATION 1. AFFIRM the environmental finding of a Mitigated Negative Declaration for Environmental Assessment No. A-05-09/R-05-69/C-05-106/T-5606, dated March 16, 2006, as previously approved by the Fresno City Council on April 25, 2006. 2. RECOMMEND APPROVAL of Tentative Tract Map No. 5606/UGM subject to compliance with the Conditions of Approval dated June 07, 2006. 3. RECOMMEND APPROVAL of Conditional Use Permit Application No. C-05-196 subject to compliance with the Conditions of Approval dated June 07, 2006. WT:\K\Common\Tract Maps\T-5606,C-05-196 PC Report Attachments: Vicinity Map Aerial Photograph Proposed Site Plan for Conditional Use Permit Application No. C-05-196 Proposed Tentative Tract Map No. 5606/UGM Conditions of Approval for Conditional Use Permit Application No. C-05-196, dated June 07, 2006, including memoranda from responsible or commenting agencies. Conditions of Approval for T-5606/UGM, dated June 07, 2006, including memoranda from responsible or commenting agencies. Environmental Assessment No A-05-09/R-05-69/C-05-106/T-5606, Mitigated Negative Declaration dated March 16, 2006. t �roro 'fir k `w x v .7 r tz n $ 1� v r x" .7 Z F- U) W U ALLUVIAL r•- I 1 1 1 LEGEND ® Subject Property U.G.M.Area VICINITY MAP PLANNING & DEVELOPMENT N DEPARTMENT TENTATIVE MAP OF TRACT NO. 5606/UGM CONDITIONAL USE PERMIT NO. C-05-196 wr; A.P.N.; 404-072-23 ZONE MAP: 1653 North side of Alluvial Ave., east of Chestnut Ave. NOT TO s SCALE BY/DATE: J.S. / 4-20-06 E r r -jtg�v 70 m �y ? D✓ 1/1 mal- INN I„ i��,t�zp,�; a r;d-,r w� r+ ��"�� �41} tP� '�' �� �` � C"t�'i�`'t''r•D• ��a��' �{a ^��3, +ea, Ali x ��° �i,.•a++�+s:fit � T+fce �' {s '? '�} ;a• = "!'L t '� s 'F� ,� � t �dA a,'w }'� r �� ... d ;�..y,y� .. '�5fis.•. t '°' nw� %`' � l .f"r �µ. �,,��~ i� t`s � �,.J f� �$!� ay., '. it _, �' ' ' . ',rr ` { d� y��� i.g ' '' «�i•�"' t'6. t �„r 0 L.e�Me-r •l�-.+rr...Y._r.r.�.�117AA, ,w�.i ..,�, k+i/' •,, •'�ct"'f,�'WYs �f �y�,� rt '�� ' F.'�i-; '�*-+dry � fir.•�,�� �•�;f' r M1� L 140 *'�' Pv d ! .:.:1+%..�'•"',yw«.HM+(•t a1, :�,;.. «',fg1eS^ry �'� fi Maf; �i g.•��,,;, '5 a ,tt •�, iW -t sl,s P '• �, F�.,a' .,..»t }�n'b-nwy � t�,� ryF.�,yy, r �t-r,,.. �. a .tif °'"51°,.�F p �p r IL cam' C4... 1 114i 31 Aso" .,4, x >I Ls�a•. Y'c`�5v #� ry � r� yM J y ' �? •• _..�y 5�k.Y."F' ,ly. } ^� •�,� ..gip y � '•t�'+mY�M �`.... ��rr. � � `'•ww. `•�, itaiL �7d` � � �� � � ti.''�4i' ,� .•�•..w rf r�..�' "$ k '` >d ��'*�,���a�a"�� �'�;4�,. 911111 � .�M1Y r s �.♦ r r. I i��dp�n4:;...�a�,yrr IYny tt'` �. y U3, ll�.r:fdnl,�� lynr �i '� � t � ;. � a: E pk � Si ��i?JJ i �z! la• Ig'� 9 m r Fw� �'� "t �.,r,�.,� � � + v�.� �. , ��-s•1196111 A 9,11 � I.��' t�� pA 1991 �': t ������ °d9 qty r ;i i'♦( �4 � �xt u=,���—� 21 c i Cy ca„L r`4^v M i {y tx 1 161 1 h. t I r �. ' 16 Fm , v t � s x ��i III1111U Y e,., N ®Illglllllll® r; "' �, OEM, r icy,,,-�,+�„ „„,„I,,, ,'��,,� `�r�� ,� ' O�oAIi1B61111111Y.{.1911111fl1� s • ny4SM1".PP3@�.�, I s r _ ski-:mow da it F � � q'i . Yr in tihnpy n:FI- nsir�•feyl•rs�-yl.�ro mils: V � 6�• � o � N ti � � � �d� as se � � � a � � � ~ N H 4 d d g d d NIIN IYd.�ICLI I)1 t [ I �s �+�d'� w#N aR1N/.Ir I5■ I:. { R�F 1�?� Er d x� .r ! a d ldt u� ' k � o \. iN 0 R�`Yg I � � ® p � 7 � � � �•e• � � � o W B A "1�`"'`� I I R 11 I FRESNO CITY PLANNING COMMISSION RESOLUTION NO. 12500 The Fresno City Planning Commission at its regular meeting on June 07, 2006, 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,Tentative Tract Map No.5606/UGM was filed with the City of Fresno and proposes an eight-lot subdivision for condominium purposes on approximately 2.79 net acres (3.05 gross acres) of property located on the north side of East Alluvial Avenue between North Chestnut and North Willow Avenues; and, WHEREAS,on March 13,2006,the Northeast Area Advisory Committee recommended approval of the tract map and related rezone application; and, WHEREAS, the Planning and Development Department staff recommended approval of the proposed project subject to all conditions of approval contained in the staff report dated June 07, 2006; and, WHEREAS,on April 25,2006,the Council of the City of Fresno approved related Plan Amendment Application No. A-05-09 proposing to amend the subject site of the 2025 Fresno General Plan and the Woodward Park Community Plan from the low density residential planned land use designation to the medium density residential planned land use designation; and Rezone Application No. R-05-69 proposing to reclassify the subject site from the RR (Rural Residential, Fresno County) zone district to the R-1/UGM (Single Family Residential District/Urban Growth Managemeno zone district; and, WHEREAS,the Fresno City Planning Commission conducted a public hearing on June 07,2006,to review the proposed subdivision and related Conditional Use Permit Application No.C-05-196 and considered the staff report and invited testimony with respect to the proposed subdivision and related conditional use permit. 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 Tentative Tract Map No. 5606/UGM may have a significant effect on the environment as identified by the Mitigated _ Negative Declaration dated March 16, 2006, prepared for Environmental Assessment No. A-05- 09/R-05-69/C-05-196/T-5606. BE IT FURTHER RESOLVED that the Fresno City Planning Commission finds that approval of the subject tentative tract map is consistent with the adopted 2025 Fresno General Plan and the Woodward Park 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 Tentative Tract Map No. 5606/UGM subject to the Planning and Development Department Conditions of Approval dated June 07, 2006. Planning Commission Resolution No. 12500 Tentative Tract Map No. 5606/UGM June 07, 2006 Page 2 The foregoing Resolution was adopted by the Fresno City Planning Commission upon a motion by Commissioner Holt, seconded by Commissioner DiBuduo VOTING: Ayes - Cherry, Dibuduo, Holt, Kissler, Vang, Vasquez Noes - None Not Voting - None Absent - Torossian DATED: June 07, 2006 NICK P. YOVINO, Secretary Fresno City Planning Commission Resolution No. 12500 Tentative Tract Map No. 5606/UGM Filed by Alluvial Development LLC Action: Approved t CITY OF FRESNO PLANNING AND DEVELOPMENT DEPARTMENT CONDITIONS OF APPROVAL JUNE 07, 2006 CONDITIONAL USE PERMIT APPLICATION NO. C-05-196 NORTH SIDE OF EAST ALLUVIAL AVENUE BETWEEN NORTH CHESTNUT AND NORTH WILLOW AVENUES PART A- PROJECT INFORMATION 1. Assessor's Parcel No: 404-072-23 2. Zone Map No: 1652, 1653 3. Job Address: 2658 East Alluvial Avenue 4. Street Location: Located on the north side of East Alluvial Avenue between North Chestnut and North Willow Avenues. (Council District 6, Councilmember Duncan) 5. Existing Zoning "RR" (Rural Residential, Fresno Count} 6. Proposed Zoning "R-1/UGM" (Single Family Residential District/Urban Growth Managemeno 7. Planned Land Use: Medium Density Residential 8. Plan Areas: Woodward Park Community Plan 9. Project Description: Requests authorization to develop a 28-unit cohousing condominium community with related common facilities that include a clubhouse, exercise building, pool and storage areas. PART B - GENERAL CONDITIONS AND REQUIREMENTS The Planning and Development Director on June 07, 2006, approved the special permit application subject to the enclosed list of conditions and Exhibit(s) "A"datedYJune 07, 2006. Staff has prepared a Mitigated Negative Declaration dated March 16,2006,which incorporates an MEIR Mitigation Monitoring Checklist and Project Specific Mitigation measures. This environmental finding was properly published on March 30, 2006, with no comments received to date. No further environmental assessment will be needed at this time. IMPORTANT: PLEASE READ CAREFULLY Please note that this project may be subject to a variety of discretionary conditions of approval. These include conditions based on adopted City plans and policies, those determined through site plan review and environmental assessment essential to mitigate adverse effects on the environment including the health, safety, and welfare of the community, and recommended conditions for development that are not Conditions of Approval Conditional Use Permit Application No. C-05-196 June, 2006 Page 2 essential to health,safety,and welfare,but would on the whole enhance the project and its relationship to the neighborhood and environment. Discretionary conditions of approval are listed in the last section of this list of conditions under the heading "Part F- Miscellaneous"and may be appealed. All code requirements,however,are mandatory and may only be modified by variance, provided the findings pursuant to Fresno Municipal Code Section 12-405.A can be made. All discretionary conditions of approval will ultimately be deemed mandatory unless appealed in writing to the Planning and Development Director within 15 days. In the event you wish to appeal the Planning Commission's decision or discretionary conditions of approval, you may do so by filing a written appeal with the Director. The appeal shall include a statement of your interest in or relationship to the subject property, the decision or action appealed and specific reasons why you believe the decision or action appealed should not be upheld. Your appeal must be filed by June 22, 2006. Approval of this special permit shall be considered null and void in the event of failure by the applicant and/or the authorized representative, architect, engineer, or designer to disclose and delineate all facts and information relating to the subject property and the proposed development including,but not limited to, the following: 1. All existing and proposed improvements including but not limited to buildings and structures, signs and their uses, trees, walls, driveways, outdoor storage, and open land use areas on the subject property and all of the preceding which are located on adjoining property and may encroach on the subject property; 2. All public and private easements, rights-of-way and any actual or potential prescriptive easements or uses of the subject property; and, 3. Existing and proposed grade differentials between the subject property and adjoining property zoned or planned for residential use. Approval of this special permit may become null and void in the event that development is not completed in accordance with all the conditions and requirements imposed on this special permit, the Zoning Ordinance, and all Public Works Standards and Specifications. The Planning and Development Department shall not assume responsibility for any deletions or omissions resulting from the special permit review process or for additions or alterations to construction plan pot specifically submitted and reviewed and approved pursuant to this special permit or subsequent amendments or revisions. (Include this note on the site plan.) No uses of land, buildings, or structures other than those specifically approved pursuant to this site plan shall be permitted. (Include this note on the site plan.) Transfer all red line notes, etc., shown on the original site plan exhibit to the final site plan. CORRECTIONS SHALL INCLUDE ALL THOSE LISTED IN THIS DOCUMENT AND THOSE LISTED IN THE CORRECTION LIST PROVIDED BY THE PLAN CHECK PROCESS. The exercise of rights granted by this special permit must be commenced by June 07, 2010 (four years from the date of Director approval). There is no exception. Conditions of Approval Conditional Use Permit Application No. C-05-196 June, 2006 Page 3 To complete the back-check process for building permit relative to planning and zoning issues, submit eight copies of this corrected, final site plan, together with six copies of the elevations, landscape, and irrigation plans, and any required covenants and/or studies or analyses to the Planning Division, Current Planning Section, for final review and approval, ten days before applying for building permits. Copies of this final approved site plan,elevations, landscape,and irrigation plans stamped by the Planning Division must be substituted for unstamped copies of the same in each of the four sets of construction plans submitted for plan check prior to issuance of building permits. The final approved site plan must also include all corrections identified in the plan check process. Be advised that on-site inspections will not be authorized unless the final stamped approved site plan, elevations, landscape, and irrigation plans are included in the plan check file copy. Please contact Will Tackett at(559)621-8063 or via e-mail at Will.Tackeft@fresno.gov to schedule an appointment for final sign-off for building permits following your receipt and substitution of the four copies of the stamped, corrected, approved exhibits in the plan check sets. NOTICE TO PROJECT APPLICANT In accordance with the provisions of Government Code Section 66020(d)(1), the imposition of fees, dedication, 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, reservation or exactions imposed on the development project. This notice does not apply to those fees, dedications, reservations or exactions which were previously imposed and duly noticed; or, where no notice was previously required under the provisions of Government Code Section 66020(d)(1) in effect before January 1, 1997. PART C - PUBLIC IMPROVEMENT REQUIREMENTS The following requirements are based on city records and the accuracy of the existing and proposed on- site and off-site conditions depicted on the exhibits submitted. Requirements not addressed due to omission or misrepresentation of information,for which this review process is dependent,will be imposed whenever such conditions are disclosed. ti Questions relating to dedications, street improvements or off-street parking geometrics may be directed to Louise Gilio at (559) 621-8678 / Louise.Monroe@fresno.gov of the City of Fresno Public Works Department, Engineering Division, Traffic Planning Section. 1. STREET ENCROACHMENT PERMITS, DEDICATIONS AND VACATIONS a) Exhibit "A" is required to include all street furniture, e.g.: public utility poles and boxes, guy wires,signs,fire hydrants,bus stop benches, mail boxes, news stands,trash receptacles,tree wells, etc., within the existing and proposed public rights-of-way. b) Provide and identify a minimum four (4) foot wide path of travel along the public sidewalk directly in front of the property as required by Title 24 of the California Administration Code. An Conditions of Approval Conditional Use Permit Application No. C-05-196 June, 2006 Page 4 on-site pedestrian easement may be required if Title 24 requirements cannot be met within the existing public rights-of-way. c) ENCROACHMENT PERMITS. The construction of any overhead, surface or sub-surface private structures and appurtenances extending within the public rights-of-way is prohibited unless an encroachment permit is approved by the City of Fresno Public Works Department, Engineering Division, Special Districts/Projects and Right of Way Section, (559) 621-8693. Encroachment permits must be approvedrp for to issuance of building permits. d) DEDICATIONS. The following dedication requirements must be satisfied priorto the issuance of building permits: • Dedications shall be made in accordance with those required pursuant to the Conditions of Approval for Tentative Tract Map No. 5606/UGM dated June 07, 2006. e) VACATIONS. The following vacation requirements must be satisfied prior to issuance of building permits: • There are no vacations required at this time. 2. STREET IMPROVEMENTS a) All improvements shall be constructed in accordance with the Standard Specifications and Standard Drawings of the City of Fresno, Public Works Department or street construction plans required and approved by the City Engineer. The performance of any work within the public street rights-of-way(including pedestrian,water and sewer utility easements) requires a Street Work Permit issued by the Public Works Department, Engineering Services Division at(559) 621-8693, prior to commencement of the work. Contact the Public Works Department, Engineering Services Section at (559) 621-8686 for detailed information. All required street improvements must be completed and accepted by the City prior to occupancy. b) Existing off-site concrete improvements to remain in place shall be repaired if damaged and/or off grade as determined by the Public Works Department,Construction Management Division_ (559) 621-5500. Such repairs must be completed prior to final occupancy. c) Install permanent paving, paving transition, concrete curb, gutter, sidewalk, driveway approaches,alley approaches,and alley paving to City Standard Specifications within all street frontages indicated on Exhibit"A." Plans shall be prepared by a registered Civil Engineer. d) Install streetlights, served underground, on all frontages to City Standards as determined by the City Traffic Engineer. Street lighting plans are required and must be approved by the Public Works Department/Engineering Services prior to commencement of the work. e) Underground all existing off-site overhead utilities within the limits of this site as per FMC Section 12-1011, Section 8-801 and Resolution No. 78-522/88-229. f) Submit the following as a single package to the Public Works Department Engineering Division, Plan Check and GIS Mapping Section, (559)621-8682,for review and approval,p62r to issuance of building and street work permits: Street Improvement Plans, Signing and Striping Plans, Street Lighting Plans and Landscape and Irrigation Plans. Conditions of Approval Conditional Use Permit Application No. C-05-196 June, 2006 Page 5 3. WATER AND SEWER SERVICE REQUIREMENTS AND CONNECTION CHARGES a) SANITARY SEWER REQUIREMENTS. The nearest sanitary sewer main to serve the proposed project is a 10-inch sewer main in East Alluvial Avenue. Sanitary sewer facilities will be available to provide service to the site subject to the following requirements: i) On-site sanitary sewer mains shall be private. ii) Separate sewer house branches shall be provided for each lot created. iii) Abandon all existing on-site private septic systems. iv) Public sewer facilities shall be constructed in accordance with the Department of Public Works standards, specifications, and policies. b) SANITARY SEWER UGM. The project is located in the following Urban Growth Management Service Areas: i) Sewer Oversize Reimbursement S.A. #1. c) SANITARY SEWER FEES. The following Sewer Connection Charges are due and shall be paid for the Project: i) Sewer Lateral Charge ii) Oversize Sewer Charge iii) Trunk Sewer Charge: Herndon iv) Herndon Trunk Enhancement Fee v) Wastewater Facilities Charge (Residential Only) _ d) WATER REQUIREMENTS. The following conditions are required to provide water service to the tract: i) Separate water services with meter boxes shall be provided to each lot created. ii) 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 a combination of water main extensions, construction of supply wells, or other acceptable sources of water supply approved by the Water Systems Manager. iii) All public water facilities shall be constructed in accordance with Public Works Department standards, specifications, and policies. iv) Seal and abandon existing on-site well(s) in compliance with the State of California Well Standards, Bulletin 74-90 or current revisions issued by the California Department of Water Conditions of Approval Conditional Use Permit Application No. C-05-196 June, 2006 Page 6 Resources and City of Fresno Standards. 4. OFF-STREET PARKING FACILITIES AND GEOMETRICS a) Off-Street(on-site)parking facilities and geometrics shall conform to the City of Fresno, Public Works Department, Parking Manual and Standard Drawing(s), P-41, P-42 and P-43. b) Provide parking space needs, circulation, access, directional signs (e.g. "Entrance," "Exit," "Right Turn Only," "One Way'signs, etc.) as noted on Exhibit"A." c) Application exhibits do not propose the use of gated entry. If a gated entry is proposed,submit a detailed gated entry design to the City of Fresno Public Works Department, Traffic Engineering for approval. This includes any required or proposed on-site gates that restrict vehicular access. • NOTE: If proposed, also submit an operational statement for the proposed gate(s)to Scott Mozier of the City of Fresno Public Works Department,Traffic Engineering,prior to permits. 5. SURVEY MONUMENTS AND PARCEL CONFIGURATION a) All survey monuments within the area of construction shall be preserved and if disturbed,shall be reset by a person licensed to practice Land Surveying in the State of California. (Include this note on the site plan.) 6. URBAN GROWTH MANAGEMENT MAJOR STREET REQUIREMENTS a) The project site is located within the Major Street Zone F, Urban Growth Management(UGM) area. Pay all applicable fees at the time of issuance of building permits. The UGM Fee obligations for this development will be calculated during the building plan check process. Building permits cannot be issued until the UGM requirements have been satisfied. PART D - PLANNING/ZONING REQUIREMENTS , 1) PLANNING a) Development is subject to the following plans and policies: i) "R-1," Single Family Residential District(Section 12-211 of the Fresno Municipal Code) ii) "UGM," Urban Growth Management(Article 12-4.5 of the Fresno Municipal Code) iii) 2025 Fresno General Plan iv) Woodward Park Community Plan 2) ZONING a) Approval of Conditional Use Permit Application No. C-05-196 is contingent upon approval of Tentative Tract Map No. 5606/UGM. Conditions of Approval Conditional Use Permit Application No. C-05-196 June, 2006 Page 7 3) POPULATION DENSITY a) In accordance with the medium density residential planned land use designation, the subject property shall not be developed with more than 4.99-10.13 dwelling units per acre. However, pursuant to Section 12-306-N-21 of the FMC, in the R-1 district a density increase may be permitted equal to a reduction in the otherwise required population density standards of the district, not to exceed thirty percent,exclusive of any area utilized or required to be utilized or dedicated for public street purposes. i) The density standard of the R-1 district of one dwelling unit for each six thousand (6,000) square feet of lot area may be reduced to a standard of one dwelling unit for each four thousand two hundred (4,200) square feet of lot area. • NOTE: The proposed density is approximately 9.18 dwelling units per acre,which is within the allowable range of the medium density residential planned land use as provided by Fresno Municipal Code Section 12-403-B-1. 4) BUILDING HEIGHT a) No building or structure erected in the R-1 (Single Family Residential) zone district shall have a height greater than two (2) stories, not to exceed 30 feet. • NOTE: Exceptions. Overheight structures may be approved by the City of Fresno Planning Commission or Director of the Planning and Development Department. However, no roof structure or any space above the height limit shall be allowed for the purpose of providing additional living or floor space. 5) BUILDING SETBACK, OPEN SPACES AND LANDSCAPING a) Provide the following minimum building setbacks: i) Provide a minimum 20-foot building setback from the south property line of Outlot"A" of the tentative tract map, which abuts East Alluvial Avenue. ii) All other building setbacks shall be provided in accordance with Exhibit "A" dated June 07, 2006. b) Provide a minimum of 25%open space on-site in accordance with FMC Section 12-306-N-21(c). Provide all open space calculations on the site plan and landscape plans. i) Required front yards and street side yards shall not be considered part of the twenty-five percent usable open space. Usable open space shall include rear yards, interior side yards and landscaped areas between units and pathways, provided that each of them meet the minimum width and depth requirements set forth below. Usable open space shall also include private patios and balconies. Driveway and parking areas,indoor living areas of dwelling units, garages, carports, equipment rooms, utility rooms and any other buildings used for the maintenance of the development shall not be considered as part of the usable open space. ii) The minimum dimension of a usable open space area shall be eight (8) feet by eight (8)feet. Conditional Use Permit Application No. C-06-019 May 17, 2006 Page 8 of 13 iii) Open space areas shall be landscaped and maintained by the property owner. • NOTE: A landscape plan shall be submitted and approved for all open space and recreational areas within the development. c) Except for driveways and as otherwise provided by the FMC all required yards shall be landscaped and maintained in accordance with Section 12-306-N-24 of the FMC. i) All yards adjacent to street frontage shall be provided automatic irrigation systems. d) All yards shall comply with the water efficient landscape standards in accordance with Section 12-306-N-23 of the FMC. e) Provide a minimum of 70 medium sized trees on-site per FMC Section 12-306-N-24-g and in accordance with the following: i) Provide a minimum of one medium size tree for each required parking spaces, plus one medium sized tree for each residential unit. • NOTE: One medium size tree is defined as attaining a height of 30-60 feet at maturity. Two small size trees, up to 30 feet high at maturity may be substituted for one medium size tree. f) Disperse trees over the parking lot area to provide 50 percent shading of the parking area surface within 15 years. (This requirement may be reduced to 40 percent if it is demonstrated that the constraints of an existing site would make it impossible to meet the normal standards.) Trees shall also be planted in any required landscaped areas along the periphery of the development in order to shade and enhance adjacent property and public rights-of-way. Refer to the attached "Performance Standards for Parking Lot Shading,"for the tree list and further details. • NOTE: Provide shade calculations directly on the landscape plan in accordance with the Parking Lot Shading Policy, including tree species and tree counts. g) No building permit shall be issued for any development for which a special permit has been issued until the requirements for street trees as provided in Article 3 of Chapter 11 of the FMC have been met and street tree inspection fees paid pursuant to the Master Fee Schedule. i) Fresno Municipal Code requires one (1) street tree per 60 linear feet of street frontage. ii) Provide a minimum of four(4) street trees within the right-of-way on East Alluvial Avenue. • NOTE: The Department of Public Works may approve a request for waiver of street tree requirements if the applicant agrees to plant a minimum of one (1) tree (of similar type and size) for every 60 linear feet of street frontage on private property within ten feet of the back of the sidewalk. Conditional Use Permit Application No. C-06-019 May 17, 2006 Page 9 of 13 • NOTE: An approved landscape plan,properly scaled and dimensioned, shall serve as a street tree planting permit for on-site trees not in the public right of way. A copy of this plan shall be kept at the job site at all times. h) Street trees shall be planted by the property owner and shall be inspected by the City pursuant to the payment of street tree inspection fees. The property owner is required to provide and irrigation system with ongoing water supply. i) One drainage hole, a minimum diameter of two (2) feet, shall be drilled for each tree to be planted. The depth of the drainage hole shall be determined as follows: i) Hole must penetrate through and beyond any underlying paving material or hardpan soil stratum. ii) Hole shall be drilled to a depth where visual evidence of the subsurface sand or gravel drainage is apparent. iii) If there is no apparent drainage stratum,the drainage hole shall be drilled a minimum of ten (10) feet deep. j) The backfilling of drainage holes shall comply with the Standard Specifications or as determined by the engineer. k) Complete a minimum waiting period of 20 days after drilling before any planting can begin. 1) Call(559)621-5600 to notify the Public Works Department Construction Management Division 72 hours prior to tree hole drilling/tree planting in the public right-of-way, in order to verify tree locations, to obtain inspection of drilling operations, and to check backfilling procedures and safety barriers. m) All planting, irrigation and related work shall comply with the City of Fresno Public Works Department Standard Specifications, Section 25 and 26. n) All landscaping and related work to be performed within the city right-of-way shall be done by a qualified contractor and requires a street encroachment permit from the Public Works Department prior to commencement. Call (559) 621-8685 for information on encroachment permits and required insurance and bonding. o) Trees shall be maintained in good health. Trees may notbe trimmed or pruned to reduce the natural height or overall crown of the tree, except as necessary for the health of the tree and public safety;or as may otherwise be approved by the Planning and Development Department. (Include this note on the site plan and landscape plan.) p) All vegetation shall be maintained free of physical damage or injury from lack of water,excess chemical fertilizer or other toxic chemical, blight, or disease, and any such vegetation which shows signs of such damage or injury at any time shall be replaced by the same, similar, or substitute vegetation of a size, form, and character, which will be comparable at full growth. q) Landscaping shall be kept free from weeds and undesirable grasses. Conditional Use Permit Application No. C-06-019 May 17, 2006 Page 10 of 13 r) Submit copies of landscaping and irrigation plans prepared by a landscape professional, showing the number and types of trees, to the Planning Division. These plans must be reviewed and approved prior to obtaining building permits. s) Landscaping must be in place before issuance of the certificate of occupancy for each individual dwelling. i) A Hold on Occupancy shall be placed on the proposed development until such time that landscaping has been approved and verified for proper installation by the Planning Division. (Include this note on the site and landscape plans.) • NOTE: The use of utilities for temporary occupancy may be allowed by the Building Official pursuant to FMC Section 13-100.110.1.2 et seq. t) Prior to granting of final occupancy, a written certification, signed by a landscape professional approved by the Planning and Development Department Director, shall be submitted stating that the required landscaping and irrigation system have been installed in accordance with the landscaping and irrigation plans approved by the Planning Division. (Include this note on the site and landscape plans.) 6) SPACE BETWEEN BUILDINGS a) Garages, carports and other non-dwelling structures shall be located not less than six (6)feet from any main building unless such structure is attached to the main building with a common wall or a party wall. 7) FENCES, HEDGES, AND WALLS a) All fences, hedges and walls shall conform to the provisions of Section 12-306-H of the FMC with the following exceptions: i) No fence, hedge or wall over three(3)feet in height shall be permitted in any portion of the required 20-foot yard setback area of Outlot"A"of the tentative tract map which abuts East Alluvial Avenue. b) Clearly depict any proposed/existing fences, hedges and walls on Exhibit "A." Note that all proposed/existing fences, hedges and wails must comply with all policies, ordinances, regulations, etc. of the City of Fresno, Planning and Development Department. c) Only those fences, hedges and walls as shown on the site plan shall be reviewed for approval. d) Submit a rendering depicting the fence, hedge or wall height, material, location etc. for review and approval. e) All future proposed fences, hedges and walls, etc. shall be reviewed and approved 2ri91 to installation by the City of Fresno, Planning and Development Department. (Include this note on the site plan.) Conditional Use Permit Application No. C-06-019 May 17, 2006 Page 11 of 13 f) Temporary fences to secure projects under construction are allowed. Any temporary fence shall be adequately secured and constructed to prevent overturning due to wind, vandalism, and/or casual contact by the general public. The construction shall be performed in such a manner as to minimize any potential safety hazard, which may occur as a result of improper fence installation or damage to the fence. 8) OFF-STREET PARKING a) Provide a minimum of 42 parking spaces on-site in accordance with Section 12-306-1-6-c of the FMC. i) Of the 42 on-site parking spaces required, a minimum of 28 parking spaces shall be within carports or garages. • NOTE: Parking spaces shall be maintained in a usable condition and without impediment to access by nonvehicular property. b) Lighting where provided to illuminate parking areas shall be hooded and so arranged and controlled so as not to cause a nuisance either to highway traffic or to the living environment. The amount of light shall be provided according to the standards of the Department of Public Works. (Include this note on the site plan.) c) No parking area or parking space, which is provided for the purpose of complying with the provisions of the zoning ordinance, shall hereafter be relinquished, reduced or altered in any manner below the requirement established herein, unless equivalent facilities are provided elsewhere, the location of which is approved by the Planning and Development Department. 9) ACCESS a) There shall be vehicular and pedestrian access from a dedicated and improved street,alley or recorded private access to off-street parking facilities. b) Vehicular and/or pedestrian access shall be maintained and remain clear at all times. c) Provide vehicular and/or pedestrian access as noted on Exhibit"A" dated June 07, 2006. i) Pedestrian walkways and handicap access shall be clearly delineated on the site plan. 10)OUTDOOR ADVERTISING Y a) Signs, other than directional signs, if applicable, are not approved for installation as part of this special permit. Submit for a separate Master Sign Program or Sign Review Application. Applications and requirements for submittal are available at the Planning Division's Public Front Counter. (Include this note on the site plan). 11)BUILDING ELEVATIONS a) All buildings in the subject planned development shall be subject to review and approval by the Planning and Development Department in accordance with these conditions. Conditional Use Permit Application No. C-06-019 May 17, 2006 Page 12 of 13 b) Clearly identify all condensing units,air conditioning and heating units on the site and elevation plans. Roof mounted mechanical equipment shall be recessed and shall not be visible from the public right-of-way (or private street) or shall be placed on the ground outside of the required yards. c) Pursuant to Policy numbers C-20-f, C-21-a, C-21-b and C-21-c of the 2025 Fresno General Plan, all proposed buildings shall include design features and decorative treatments. Visible sides of buildings shall not be developed with featureless "blank" walls. This may be accomplished by varying the building footprint with indentations, projections, offsets, different building materials,or adding polyfoam with a stucco finish to add visual interest and to break up monotonous walls. Submit elevations inclusive of modifications for review and approval. PART E - CITY AND OTHER SERVICES TRANSPORTATION/TRAFFIC PLANNING REQUIREMENTS a. Comply with all of the requirements of the attached Public Works Department, Engineering Division memorandum dated May 25, 2006 and any requirements noted on Exhibit"A." SOLID WASTE COLLECTION b. Comply with all of the requirements of the attached Department of Public Utilities, Solid Waste Management memorandum dated May 18, 2006. FIRE PROTECTION REQUIREMENTS c. Comply with all of the requirements of the attached City of Fresno Fire Department memorandums dated May 15, 2006 and May 16, 2006. FLOOD CONTROL REQUIREMENTS d. Comply with all of the requirements of the attached Fresno Metropolitan Flood Control District memorandum dated May 25, 2006. PUBLIC UTILITIES REQUIREMENTS e. Comply with all of the requirements of the attached Department of Public Utilities, Planning and Engineering Division memorandums dated May 03, 2006 and April 25, 2006. SAN JOAQUIN VALLEY AIR POLLUTION CONTROL DISTRICT f. Comply with all of the requirements of the attached Fresno Metropolitan Flood Control District memorandum dated April 26, 2006. STATE OF CALIFORNIA— DEPARTMENT OF TRANSPORTATION g. Comply with all of the requirements of the attached State of California —Department of Conditional Use Permit Application No. C-06-019 May 17, 2006 Page 13 of 13 Transportation (Caltrans) memorandum dated April 27, 2006. h. Attached for your records and consideration is the State of California — Department of Transportation (Caltrans) memorandum dated April 27, 2006. SCHOOL FEES i. School fees must be paid prior to issuance of building permits. (Contact Clovis Unified School District.) Provide proof of payment (or no fee required) prior to issuance of building permits. Attached for your records and consideration is the Clovis Unified School District memorandum dated May 10, 2006. PART F- MISCELLANEOUS Approval of this site plan is contingent upon the submittal of corrected site plans showing all existing/proposed on-site conditions as reflected on all exhibits and the following: 1) Include a color and material schedule on the site plan, as well as on the elevations,for the exterior of all buildings and structures (photographs may be submitted for drawings). 2) If archaeological and/or animal fossil material is encountered during project surveying, grading, excavating, or construction, work shall stop immediately. 3) If there are suspected human remains,the Fresno County Coroner shall be immediately contacted. If the remains or other archaeological material is possibly Native American in origin, the Native American Heritage Commission (Phone: 916/653-4082) shall be immediately contacted, and the California Archaeological Inventory/Southern San Joaquin Valley Information Center (Phone: 805/644-2289)shall be contacted to obtain a referral list of recognized archaeologists. An archaeological assessment shall be conducted for the project, the site shall be formally recorded, and recommendations made to the City as to any further site investigation or site avoidance/preservation. , 4) If animal fossils are uncovered, the Museum of Paleontology, U.C. Berkeley shall be contacted to obtain a referral list of recognized paleontologists. A paleontologist shall conduct an assessment and, if the paleontologist determines the material to be significant, it shall be preserved. All discretionary conditions of approval will ultimately be deemed mandatory unless appealed in writing to the Planning and Development Department Director within 15 days. CITY OF FRESNO PLANNING AND DEVELOPMENT DEPARTMENT CONDITIONS OF APPROVAL JUNE 07,2006 TENTATIVE TRACT MAP NO. 5606/UGM NORTH SIDE OF EAST ALLUVIAL AVENUE BETWEEN NORTH CHESTNUT AND NORTH WILLOW AVENUES All tentative maps are subject to the applicable provisions of the State Subdivision Map Act, Fresno Municipal Code (FMC), City policies, and City of Fresno Standard Specifications. The following specific conditions are applicable to this vesting tentative map. 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 Tentative Tract Map No. 5606/UGM an eight lot condominium map entitled "Exhibit A," dated April 19, 2006, the subdivider may prepare a Final Map in accordance with the approved tentative map, and related Rezone Application No. R-05-69. 2. Submit grading plans and a soils report to the City of Fresno Planning and Development Department for verification prior to Final Map approval (Reference: Sections 12-1022 and 12-1023 of the Fresno Municipal Code). Grading plans shall indicate the location of any required walls and indicate the proposed width of required landscape easements or strips. Approval of the grading plan is required prior to Final Map approval. 3. At the time of Final Map submittal, the subdivider shall submit engineered construction plans to the City of Fresno Public Works, Public Utilities, and Planning and Development _ Departments for grading, public sanitary sewer system, public water system, street lighting system, public streets, and storm drainage, including other technical reports and engineered plans as necessary to construct the required public improvements and work and applicable processing fees. t 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. 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. Conditions of Approval Vesting Tentative Tract Map No. 5606/UGM June 07, 2006 Page 2 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 subdivider shall pay applicable fees for, but not limited to, plan checks for street improvements and other grading and construction; street trees, street signs, water and sewer service, and inspections in accordance with the City of Fresno Master Fee Schedule (City Resolution No. 79-606 and No. 80-420) and any amendments, modifications, or additions thereto; and in accordance with the requirements of State law as related to vesting tentative maps. 8. The subdivider shall furnish to the City acceptable security to guarantee the construction of the off-site street improvements in accordance with all applicable provisions of the Fresno Municipal Code (FMC) 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. Landscaping and Walls 10. The subdivider shall provide and maintain landscaping (and irrigation system) within a minimum 20-foot wide landscaped area along the south property line of Outlot "A" of the tentative tract map which abuts East Alluvial Avenue. 11. Maintenance of required landscape easements, streets, curbs and gutters, sidewalks, medians, and street furniture may be the responsibility of the City's Community Facilities District (CFD). Contact the Public Works Department, Engineering Services Division, at (559) 621-8695 for information regarding the City's District. The property owners may petition the City for annexation to the City CFD prior to final map approval. If approved by the City Council, the following features may be maintained by the CFD: a. Landscaping and irrigation systems as approved by the Parks Department at the following locations: i. Within the street easements (including median to centerline) within East Alluvial Avenue. b. All Curbs and gutters, sidewalks, medians, street furniture and street (to centerline) as approved by the Public Works Department within the boundary of the map. c. All street lights as approved by the Public Works Department within the boundary of the map. Conditions of Approval Vesting Tentative Tract Map No. 5606/UGM June 07, 2006 Page 3 12. If the subdivider elects to petition for annexation into the City CFD, he/she shall be required to provide the City of Fresno Department of Public Works, with copies of signed acknowledgements from each purchaser of a lot within the subdivision, attesting to the purchasers understanding that the lot will have an annual maintenance assessment and that he/she is aware of the estimated amount of the assessment. The developer/subdivider shall execute and record a covenant on each lot providing notice that the subject property is subject to annual payment of the Community Facilities District assessment. 13. Should the City Council not approve the annexation of any or all of the maintenance items listed above, then the subdivider shall create a homeowner's association responsible for the maintenance of required landscape easements, proposed private streets, curbs and gutters, sidewalks, street furniture, utilities, and walls/gates. 14. The subdivider shall establish a Home Owners Association to perform the above listed maintenance responsibilities pursuant to a formal agreement with the City. The agreement with the City described herein, shall among other things, specify level of effort and frequency, insurance requirements, traffic control, and inspection and be subject to approval by the Director of Public Works and the City Attorney's Office. 15. 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. 16. 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. Building Setbacks 17. Building setbacks shall be provided in accordance with Exhibit "A" for Conditional Use Permit Application No. C-05-196 dated June 07, 2006. Information 22. Prior to the issuance of building permits for the subdivision, school construction fees shall be paid to the Clovis Unified School District in accordance with the school district's adopted schedule of fees. Please see the attached Clovis Unified School District memorandum dated May 10, 2006 for detailed requirements and conditions. 23. Contact the United States Postal Service for the location and type of mailboxes to be installed in this subdivision. 24. Pursuant to Section 66456.1 of the Subdivision Map Act, which states "The right of the subdivider to file multiple Final Maps shall not limit the authority of the local agency to Conditions of Approval Vesting Tentative Tract Map No. 5606/UGM June 07, 2006 Page 4 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. 25. 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. 26. If archaeological and/or animal fossil material is encountered during project surveying, grading, excavating, or construction, work shall stop immediately. 27. If there are suspected human remains, the Fresno County Coroner shall be immediately contacted (business hours: (559) 268-0109; after hours the contact phone number is (559) 488-3111 for the Fresno County Sheriff's Department). If remains or other archaeological material is possibly Native American in origin, the Native American Heritage Commission (phone number (916) 653-4082) shall be immediately contacted, and the California Archaeological Inventory/Southern San Joaquin Valley Information Center (phone number (805) 644-2289) shall be contacted to obtain a referral list of recognized archaeologists. 28. 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. 29. If animal fossils are uncovered, the Museum of Paleontology at the University of California, 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. 30. 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 Conditions of Approval Vesting Tentative Tract Map No. 5606/UGM June 07, 2006 Page 5 c. Written consent of the owner(s) of each such lot, parcel, or interest to the requested apportionment. d. 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. 31. 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. 32. Solid waste disposal for the subdivision shall be provided by the City of Fresno. The method of collection to be utilized in this tract shall be subject to approval of the Solid Waste Manager (see below-noted conditions). SOLID WASTE SERVICE 33. Comply with all of the requirements of the attached Department of Public Utilities, Solid Waste Division memorandum dated May 03, 2006. PARK SERVICE Urban Growth Management Requirements 34. Pay appropriate park facilities fees and/or dedicate lands for park and recreation purposes pursuant to Ordinance Nos. 2005-112 and 2005-113 adopted by the Fresno City Council on September 27, 2005. FIRE SERVICE 35. This project is within two miles of Clovis Fire Station No. 33. t� 36. The project is subject to city wide UGM fire service fees. 37. Provide on-site fire hydrant with minimum fire flow of 2500 GPM. 38. Access is not acceptable: a. The club house and the exercise building are over 450 feet from East Alluvial Avenue. They are required to have a second point of access or a complete National Fire Protection Association (NFPA) 13 fire sprinkler system. 39. A separate 4-inch fire service is required for each building. Attic protection is required in a NFPA system. Conditions of Approval Vesting Tentative Tract Map No. 5606/UGM June 07, 2006 Page 6 40. Comply with all of the requirements of the attached Fresno Fire Department memorandums dated May 15, 2006 and May 16, 2006. STREETS AND RIGHTS-OF-WAY 41. 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 FMC and the State Subdivision Map Act. 42. 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 this subdivision. 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 four-foot minimum unobstructed path requirement. 43. The subdivider shall underground all existing off-site overhead utilities and proposed utility systems within the limits of this map in accordance with FMC Sections 12-1011 and Resolution No. 78-522, 88-229. 44. Submit a Geometric Approval Drawing (GAD) to Traffic Engineering for review and approval, per the attached checklist, prior to submittal of street plans. 45. The following shall be submitted, as applicable, in a single package to the Planning and Development Department for review and approval: a. Signing and striping plans (per current California Department of Transportation standards); b. Street Construction Plans; , c. Traffic Signal, Streetlight, and Trail Lighting plans; and, d. Landscape and irrigation plans (median island and street trees within all parkways). Y� 46. 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. 47. Comply with all of the requirements of the Public Works Department, Engineering Division memorandum dated May 25, 2006. MAJOR STREETS East Alluvial Avenue (Collector): 48. Dedicate 47' of property, from section line, for public street purposes within the limits of this subdivision to meet the current City of Fresno Collector Standards. Conditions of Approval Vesting Tentative Tract Map No. 5606/UGM June 07, 2006 Page 7 49. Construct concrete curb and sidewalk to Public Works Standard P-5. The curb shall be constructed to a 10-foot residential pattern. Construct a six-foot residential sidewalk per Exhibit "D." A two-foot dedication for a pedestrian easement is required. 50. Construct 20 feet of permanent paving (measured from face of curb) within the limits of this subdivision. 51. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this subdivision. Spacing and design shall conform to Public Works Standard E-8 for Collector streets. 52. Relinquish direct vehicular access rights to East Alluvial Avenue from all lots within this subdivision. UGM REQUIREMENTS 53. This map is in UGM major street zone F; therefore pay all applicable UGM fees. East Alluvial Avenue (Collector): 54. Dedicate and construct two (2) 17-foot center section travel lanes with 250-foot left turn lanes, at all major intersections within the limits of this subdivision. An additional six feet of paving shall be required adjacent to the 250-foot left turn lanes. Dedication shall be sufficient to accommodate additional paving and any other grading or transitions as necessary based on a 45 MPH design speed. TRAFFIC SIGNAL MITIGATION IMPACT FEE 55. This project shall pay its Traffic Signal Mitigation Impact Fee (TSMI Fee) at the time of building permit based on the trip generation rate(s) as set forth in the latest edition of the ITE Generation Manual. The fee amount is $248.82 per condominium unit (fee rate as shown in the Master Fee Schedule). SANITARY SEWER SERVICE The nearest sanitary sewer main to serve the proposed project is a 10-inch sewer main in East Alluvial Avenue. Sanitary sewer facilities will be available to provide service to the site subject to the following requirements: 56. On-site sanitary sewer mains shall be private. 57. Separate sewer house branches shall be provided for each lot created. 58. Abandon all existing on-site private septic systems. 59. Public sewer facilities shall be constructed in accordance with the Department of Public Works standards, specifications, and policies. 60. Comply with all of the requirements of the Department of Public Utilities, Planning and Engineering Division memorandum dated May 03, 2006. Conditions of Approval Vesting Tentative Tract Map No. 5606/UGM June 07, 2006 Page 8 Urban Growth Management Requirements 61. This project is located in the following Urban Growth Management Service Areas: a. Sewer Oversize Reimbursement S.A.: #1 SANITARY SEWER FEES 62. The following Sewer Connection Charges are due and shall be paid for the Project: a. Sewer Lateral Charge b. Oversize Sewer Charge d. Trunk Sewer Charge: Herndon e. Herndon Trunk Enhancement Fee f. Wastewater Facilities Charge (Residential Only) WATER SERVICE The following conditions are required to provide water service to the tract: 63. Separate water services with meter boxes shall be provided to each lot created. 64. 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 a combination of water main extensions, construction of supply wells, or other acceptable sources of water supply approved by the Water Systems Manager. 65. All public water facilities shall be constructed in accordance with Public Works Department standards, specifications, and policies. 66. Seal and abandon existing on-site well(s) 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. R 67. Comply with all of the requirements of the Department of Public Utilities, Water Division memorandum dated April 25, 2006. URBAN GROWTH MANAGEMENT REQUIREMENTS (GENERAL) 68. The subdivider 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 tentative tract maps. Conditions of Approval Vesting Tentative Tract Map No. 5606/UGM June 07, 2006 Page 9 69. The subdivider 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 70. The developer will be responsible for the acquisition of any necessary right-of-way to construct any of the required improvements. 71. 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. 72. 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. 73. 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. 74. 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 75. 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 letters to the Planning and Development Department dated May 25, 2006. 76. Any temporary ponding basins constructed or enlarged to provide service to this subdivision requires approval of FMFCD and the City of Fresno, and may only be implemented through a covenant between the City and the Developer prior to final map approval. Temporary basins shall be fenced within seven days of the time a basin becomes operational, and fencing shall conform to City of Fresno Public Works Standard No. P-45. The Fresno Mosquito and Abatement District shall be provided access rights and a means of entry for inspection and mosquito abatement activities for all on-site basins (refer to attached map of mosquito abatement districts in the Fresno-Clovis Conditions of Approval Vesting Tentative Tract Map No. 5606/UGM June 07, 2006 Page 10 Metropolitan Area). Attached hereto, and incorporated by reference, is a copy of the updated Public Works Standard No. P-62 for temporary on-site ponding basins, and a copy of the City of Fresno's Guidelines for Ponding Basin / Pond Construction and Management, dated October 29, 2004. Maintenance of temporary ponding basins shall be by the Subdivider until permanent service for the entire subdivision is provided. SAN JOAQUIN VALLEY AIR POLLUTION CONTROL DISTRICT 77. The developer/subdivider shall comply with all of the requirements of the San Joaquin Valley Air Pollution Control District memorandum dated April 26, 2006, STATE OF CALIFORNIA - DEPARTMENT OF TRANSPORTATION 78. Prior to the approval of any Final Tract Map for this tentative tract map, the subdivider/developer shall pay shares of cost for improvements to interchanges affected by vehicular travel related to this subdivision. The following shares of cost were derived by the California Department of Transportation (Caltrans) Division 6 Office of Transportation Planning from its review of the Traffic Study for the Proposed Alluvial Avenue Co-Housing Development dated August 29, 2005: $464.00 for impacts to the State Route (SR) 41/Herndon Avenue interchange. Imposition of this condition is dependent upon the City of Fresno and Caltrans having an executed agreement for the City to collect and administer State Highway facilities fees. Attached for your records and consideration is the State of California Department of Transportation (Caltrans) memorandum dated April 27, 2006 PACIFIC GAS AND ELECTRIC COMPANY (PG&E) 79. Attached for your records and consideration is the Pacific Gas and Electric Company memorandum dated May 01, 2006. DEVELOPMENT FEES AND CHARGES This project is subject to the following fees and charges: SEWER CONNECTION CHARGES FEE RATE 1. Lateral Sewer Charge► $0.10/sq. ft. (to 100' depth) 2. Oversize Charger $0.05/sq. ft. (to 100' depth) 3. Trunk Sewer Charger $496/living unit Service Area: Herndon 4. Wastewater Facilities Charge# $2,119/living unit 5. Copper Avenue Sewer Lift Station Charget- N/A Conditions of Approval Vesting Tentative Tract Map No. 5606/UGM June 07, 2006 Page 11 6. Fowler Trunk Sewer Interim Fee Surety# N/A 7. House Branch Sewer Charge# N/A 8. Millbrook Overlay Sewert, N/A WATER CONNECTION CHARGES FEE RATE 9. 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 10. Frontage Charge4 $6.50/lineal foot 11. Transmission Grid Main Charge# $804/net acre (parcels under 5 gross acres) 12. Transmission Grid Main Bond $304/net acre (parcels under 5 gross Debt Service Charge# acres) 13. UGM Water Supply Fee• $456/living unit Service Area: 101-S 14. Well Head Treatment Fee• $0.00/living unit Service Area: 101 15, Recharge Feev $0.00/living unit Service Area: 101 16. 1994 Bond Debt Service# $895/living unit Service Area: 101 DEVELOPMENT IMPACT FEE Ir 17. Fire Facilities Impact Fee—Citywide♦** $539/living unit 18. Park Facility Impact Fee —Citywide♦** $3,398/living unit 19. *Quimby Parkland Dedication Fee♦** $1,120/living unit 20. Police Facilities Impact Fee—Citywide*** $624/living unit 21. Traffic Signal Charge# $331.75/living unit URBAN GROWTH MANAGEMENT FEE RATE/CHARGE 22. Major Street Charge# $3,625/adj. acre Conditions of Approval Vesting Tentative Tract Map No. 5606/UGM June 07, 2006 Page 12 Service Area: F 23. Major Street Bridge Charget, $72/adj. acre Service Area: F 24. UGM Grade Separation Fee4 N/A 25. UGM Trunk Sewer Charget, N/A Service Area: Herndon 26. Street Acquisition/Construction Charge• N/A Notes: This amount if paid is creditable against the Park Facility Impact Fee. " Fee applicable to all maps accepted for filing after August 30, 2005. • Due at time of subdivision. 4 Due at time of development. ♦ Due at occupancy. # Deferrable through Fee Deferral Covenant city of DATE: May 25, 2006 TO: Will Tackett, Planner II Development Department, Planning Division THROUGH: Sott Mozier, P.E., Traffic Engineering Manager,, ti Public Works Department, Engineering Division FROM: Louise Gilio, Traffic Planning Supervisor Public Works Department, Engineering Divisio SUBJECT: Public Works Conditions of Approval TT 5606 / C-05-196, (Alluvial between Chestnut and Willow) Alluvial Developments, LLC 1 Blair, Church & Flynn The Public Works Department, Traffic Planning Section, has completed its review and the following requirements are to be placed on this tentative map as a condition of approval by the Public Works Department. General Conditions: Provide curb ramps at all corners within the limits of this subdivision. Underground all existing offsite overhead utilities with the limits of this map in accordance with Fresno Municipal Code Section 12-1011 and Resolution No. 78-522/88-229. Submit a Geometric Approval Drawing (GAD) to Traffic Engineering for review and approval, per the attached checklist, prior to submittal of street plans. Submit the following plans, as applicable, in a single package, to the Planning and Development Department for review and approval: Street Construction, Signing, Striping, Traffic Signal and Streetlight and Trail Lighting, Signing and Striping. Frontage Improvement Requirements: Major Streets: Alluvial Avenue: Collector 1. Dedicate 47' of property, from section line, for public street purposes within the limits of this subdivision to meet the current City of Fresno Collector Standards. 2. Construct concrete curb and sidewalk to Public Works Standard P-5. The curb shall be constructed to a 10' residential pattern. Construct a 6' residential sidewalk per Exhibit "D". A 2' dedication for a pedestrian easement is required. 3. Construct 20' of permanent paving (measured from face of curb) within the limits of this sub- division. Page 1 of 3 CALouise\TRACT MAPS\T-5606 ALLLUVIAL BTWN CHESTNUT&WILLOW.doc - 4. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this subdivision. Spacing and design shall conform to Public Works Standard E-8 for Collector Streets. 5. Relinquish direct vehicular access rights to Alluvial Avenue from all lots within this subdivision, Interior Streets: Private Specific Mitigation Requirements: 1. This tract will generate 12 a.m./ 15 p.m. peak hour trips; therefore, a Traffic Impact Study (TIS) is not required. (164 Average Daily Trips) Traffic Signal Mitigation Impact Fee: This project shall pay its Traffic Signal Mitigation Impact Fee (TSMI Fee) at the time of building permit based on the trip generation rate(s) as set forth in the latest edition of the ITE Generation Manual. The fee amount is $248.82 per condominium unit, (fee rate as shown in the Master Fee Schedule). UGM Requirements: This Map is in UGM major street zone F; therefore pay all applicable UGM fees. Alluvial Avenue: Collector 1. Dedicate and construct (2) 17' center section travel lanes with 250' left turn lanes, at all major intersections within the limits of this subdivision. An additional 6' of paving shall be required adjacent to the 250' left turn lanes. Dedication shall be sufficient to accommodate additional paving and any other grading or transitions as necessary based on a 45 MPH design speed. ti Page 2of3 C:\Louise\TRACT MAPS\T-5606 ALLLUVIAL BTWN CHESTNUT&WILLOW.doc CITY OF FRESNO PUBLIC WORKS DEPARTMENT GAD PLAN CHECK GUIDE & REQUIREMENTS LIST ❑ CALL OUT TRACT NUMBER ON GAD ❑ LANE CONFIGURATIONS MATCH CONDITIONS OF APPROVAL ❑ TURN POCKET LENGTHS ARE CALLED OUT AND CORRESPOND TO QUEUE LENGTHS IN TRAFFIC IMPACT STUDY ❑ EXISTING AND PROPOSED CURBS AND MEDIAN ISLANDS ARE CLEARLY SHOWN ❑ PERTINENT FEATURES SUCH AS EXISTING PARCELS, RAILROADS, FID CANALS ❑ CONFORMS TO EXISTING CONDITIONS AT PROJECT LIMITS ❑ EXISTING LANE WIDTHS ARE CALLED OUT AT CONFORM AREAS ❑ GAD SHOWS PROPOSED WIDTH OF STREET R/W, CURB-TO-CURB DISTANCE, ALL TRAFFIC LANES, BIKE LANES, PARKING LANES AND MEDIAN ISLANDS ❑ GAD CALLS OUT TRANSITION LENGTHS AND TAPERS EXPRESSED AS TRANSITION LENGTH PER OFFSET WIDTH (I.E. 50:1 TAPER WOULD BE A 600' TRANSITION FOR A 12' OFFSET) ❑ ALL CURVE DATA IS CALLED OUT. WHERE CURVES ARE CONCENTRIC, ONLY THE C/L OR CURB LINE NEEDS TO BE CALLED OUT. ❑ THE C/L IS MATHEMATICALLY DEFINED WITH HORIZONTAL CONTROL IN CASES WHERE THE C/L DOES NOT FOLLOW THE SECTION LINE ❑ BEARINGS AND DISTANCES ARE PROVIDED WHERE THE CIL OF CONSTRUCTION (NEW C/L OR SECTION LINE) IS NOT PARALLEL TO THE PROPOSED RNV, OR WHERE THE TWO SIDES OF A DIVIDED ROADWAY ARE NOT PARALLEL. ❑ SHOW TRUCK TURNING TEMPLATES FOR ALL DUAL LEFT OR DUAL RIGHT TURNS AND _ ROUNDABOUTS ❑ CROSSWALK LAYOUTS MEET CITY STANDARDS (4' FROM FACE OF CURB AT RAMP, 10' WIDE, NO DOGLEGS, MEDIAN NOSES CLEAR OF CROSSWALK) C, ❑ PLANS INCLUDE PROJECT REFERENCE INFORMATION (Site Plan No., C.U.P. No., Rezone No., Parcel Map No. or C.I.P. No. (PW ID, Fund, Org, KRA), NORTH ARROW, SCALE, TITLE BLOCK, OWNER'S NAME, ENGINEER PREPARED BY) ❑ FOR PROJECTS INCLUDING SIGNIFICANT VERTICAL GRADE CHANGES INCORPORATING MULTIPLE GRADE BREAKS OR VERTICAL CURVES, THE GAD SHOULD INCLUDE A PROPOSED MAJOR STREET C/L PROFILE (NOT NECESSARY FOR TYPICAL ROUTINE PROJECTS) Page 3 of 3 CALouise\TRACT MAPS\T-5606 ALLLUVIAL BTWN CHESTNUT&WILLOW.doc City of enIeg.%&I DEPARTMENT OF PUBLIC UTILITIES May 18, 2006 TO: Will Tackett, Planner II Development Department, Planning Division THROUGH: Robert Weakley, Chief of Operations2 4/ Department of Public Utilities, Solid Waste Division FROM: Chris Weibert, Management Analyst II Department of Public Utilities, Administration SUBJECT: TT 5606, Solid Waste Conditions of Approval Location: North side of East Alluvial Avenue between Chestnut and North Willow Avenues The Department of Public Utilities, Solid Waste Division has completed a review of the Tentative Tract Map 5606 that was submitted by Blair, Church and Flynn Consulting Engineers on behalf of Alluvial Developments, LLC. The following requirements and conditions are to be placed on this tentative tract map as a condition of approval by the Department of Public Utilities. General Requirements: • The tract will be serviced as a Multi-Family residential property with bin service. • Developer shall provide a 2-cell trash enclosure on this property. • Owner shall provide a minimum of 14 cubic yards of solid waste and recycling services per week. • Developer shall provide a minimum of 18' feet of unobstructed clearance at the entrance and exit gates and also along the path the solid waste vehicles travel. • The turn around shall be striped with "no parking" and/or paint the curb red for no parking. Conditions Of Approval Tr5606.Doc City of I'®Inc-%®® \Ili rr"1_�■ C ij�s Date May 15, 2006 TO: Will Tackett, Planner II Planning and Development Department FROM: Randi Eisner, Senior Fire Prevention Inspector Fresno Fire Department SUBJECT: Tentative Map of Tract No. 5606 The Fire Department has completed a review of the Vesting Tentative Tract Map 5606, which was submitted by Blair, Church and Flynn. The following requirements and conditions are to be placed on this vesting tentative tract map as a condition of approval. General Requirements: • This project is within 2 miles of Clovis Fire Station No. 33. • This project is subject to city wide UGM Fire service fees. • Provide on-site fire hydrant with minimum fire flow of 2500 GPM. • Access is not acceptable: The Club House and the Exercise Building are over 450 feet from Alluvial. They are required to have a second point of access or a complete National Fire Protection Association (NFPA) 13 fire sprinkler system. • A separate 4 inch fire service is required for each building. Attic protection is required in a NFPA system. • Comply with the fire department's requirements of Conditional Use Permit 05-196. City of ov �� ff-�U %16p � Fire Department Bureau of Fire Prevention and Fire Investigative Services i55- Randy R. Bruegman 450 M Street i �� Fire Chief 93721-3083 559-621-4000 rniaFAX#559-498-4323 www.fresno.gov FIRE DEPARTMENT Date: 5-16-2006 To: WILL TACKETT, Planner II Planning and Development Department , Advance Planning From: Randi Eisner, Senior Fire Prevention Inspector Fire Prevention Prevention Bureau Subject: T-5606 and C-05-196, an 8-lot, 28 unit multi-family residential condominium subdivision with one out lot on 3 acres of R-2 zoned property located on the north side of East Alluvial Avenue between North Chestnut and North Willow Avenues. Hydrants Developer must install on-site hydrant. See plan for location. Provide fire hydrant flow of 2500 GPM, 8" water main minimum. Fire hydrant shall be installed, tested, approved, and the surface access road shall be - installed and made serviceable prior to and during the time of construction. The hydrant 4 1/2" outlet shall face the access lane. General r` Two means of ingress/egress is required. Only one means was provided. The Club House and the Exercise Building are over 450 feet from Alluvial. A complete National Fire Protection Association#13 Fire Sprinkler System shall be installed in these buildings in lieu of the required access. Separate 4 inch water services are required for each building. All construction work on this project is subject to interruption if the road system becomes impassable for fire apparatus due to rain or other obstacles. All openings in the perimeter of a building shall be accessible from within 150 feet of a public street or private driveway. The Exercise Building, Building 1, 2, 3 and 4 do not meet the 150 feet rule. A complete National Fire Protection Association#13 Fire Sprinkler System shall be installed in these buildings. Separate 4 inch water services are required for each building and the attics are required to be protected. Streets highlighted on the plan shall be identified as fire lanes as provided in the California Vehicle Code, Section 22500.1. Designate highlighted curbs as fire lanes (red curb with "Fire Lane" in 3" white letters every 50 feet or approved signs every 50 feet). Provide sign(17" X 22" minimum) at the public entrance drive to the property "Warning - Vehicles stopped, parked or left standing in fire lanes will be immediately removed at owner's expense—22658.2 (b) CVC -Fresno Police Department 621-2300." t City of DEPARTMENT OF PUBLIC UTILITIES Date: May 3, 2006 To: WILL TACKETT, Planner II Planning and Development Department, Advance Planning From: DOUG HECKER, Supervising Engineering Technician Public Utilities Department, Planning and Engineering Division Subject: SANITARY SEWER AND WATER REQUIREMENTS FOR TENTATIVE TRACT MAP NO. 5606/UGM AND CONDITIONAL USE PERMIT NO. 05-196 General Tentative Tract Map No. 5606/UGM and C-05-196,propose an 8-lot, 28-unit multi-family residential condominium subdivision with one outlot on 3 acres of R-2 zoned property located on the north side of East Alluvial Avenue between North Chestnut and North Willow Avenues. Environmental Recommendations A NEGATIVE DECLARATION MAY BE ISSUED: The project may have adverse impacts but impacts can be mitigated without further study or are not serious enough to warrant an Environment Impact Report. Sanitary Sewer Requirements The nearest sanitary sewer main to serve the proposed project is a 10-inch sewer main in East Alluvial Avenue. Sanitary sewer facilities will be available to provide service to the site subject to the following requirements: 1. On-site sanitary sewer mains shall be private. 2. Separate sewer house branches shall be provided for each lot created. 3. Abandon all existing on-site private septic systems. r: 4. Public sewer facilities shall be constructed in accordance with the Department of Public Works standards, specifications, and policies. Sanitary Sewer UGM This project is located in the following Urban Growth Management Service Areas: 1. Sewer Oversize Reimbursement S.A.: #1 Sanitary Sewer Fees The following Sewer Connection Charges are due and shall be paid for the Project: 1. Sewer Lateral Charge 2. Oversize Sewer Charge 3. Trunk Sewer Charge: Herndon 4. Herndon Trunk Enhancement Fee 5. Wastewater Facilities Charge (Residential Only) Water Requirements Comply with attached City of Fresno Water Division memo, dated April 25, 2006, for water requirements for Tentative Tract 5606. City of ene'dmv.4WL ir WATER DIVISION Date: April 25, 2006 To: DOUG HECKER, Supervising Engineering Technician Department of Public Utilities, Administration Through: NEIL MONTGOMERY, Chief Engineering Technician 42%11— Department of Public Utilities, Water Division From: MICHAEL CARBAJAL, Senior Engineering Technician Department of Public Utilities, Water Division Subject: WATER REQUIREMENTS FOR TENTATIVE TRACT NO. 5606/UGM The following conditions are required to provide water service to the tract. 1. Separate water services with meter boxes shall be provided to each lot created. 2. 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 a combination of water main extensions, construction of supply wells, or other acceptable sources of water supply approved by the Water Systems Manager. 3. All public water facilities shall be constructed in accordance with Public Works Department standards, specifications, and policies. 4. Seal and abandon existing on-site well(s) in compliance with the State of Califomia Well Standards, Bulletin 74-90 or current revisions issued by Califomia Department of Water Resources and City of Fresno standards. Y TAPROJMIMEMCondibons of Approva1\5606 042506.doc STATE OF CALIFORNIA—BUSINESS TRANSPORTATION AND HOUSING AGENCY ARNOLD SCHWARZENEGGER Govemor DEPARTMENT OF TRANSPk..TATION 1352 WEST OLIVE AVENUE s 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 April 27, 2006 2131-IGRJCEQA 6-FRE-41-31.6+/- C-05-196 & T-5606 (A-05-09, R-05-069, C-05-106, & T-5606) ALLUVIAL DEVELOPMENT LLC Mr. Will Tackett City of Fresno Development Department 2600 Fresno Street, Third Floor Fresno, CA 93721-3604 Dear Mr. Tackett: We have reviewed the use permit and map for the 28-unit condominium development to be constructed on the north side of East Alluvial Avenue between North Chestnut and North Willow Avenues. Caltrans has the following comments: This letter supercedes our letter of April 24, 2006. This project is part of a previous application that included a plan amendment, rezone, use permit, map, and traffic study. The traffic study indicated that one trip from this development would impact the interchange at State Route (SR) 41 at Herndon Avenue. Caltrans requested a fair share for this development to mitigate for cumulatively significant impacts to the State Highway System of$464.00, based on this project's traffic study(nexus study). This mitigation is still outstanding, and should be made a condition of approval for this project. While the mitigation requested is not a significant amount, our purpose in requesting a fair share is to mitigate for cumulative impacts to State facilities. We cannot allow impacts to go unmitigated until we reach a point where operations on the facility are impaired. If cumulative impacts are not addressed on a case-by-case basis, we will eventually have a situation where a development will be proposed that will be the"last straw." The developer of this last project cannot be expected to mitigate for the cumulative impacts of all the previous development. Mitigating for cumulative impacts should be an ongoing process. The City should consider a transit alternative for this project. There is sufficient development in this general area 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. "Caltrans improves mobility across California" Mr. Will Tackett April 27, 2006 Page 2 We request that this letter be made a part of the permanent public record for this project and that a copy of our letter be included in any staff reports. This will provide the decision-making body and the general public with a complete and accurate environmental evaluation for the project. If you have any questions, please call me at (559) 445-6666. Sincerely, MOSES STITES Office of Transportation Planning District 6 Enclosure C: Mr. Scott Mozier, City of Fresno Public Works Department Mr. Bryan Jones,City of Fresno Public Works Department Ms. Barbara Goodwin, Council of Fresno County Governments "Calirans 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. File No. 210.45 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS PUBLIC AGENCY DEVELOPER Mr. Gil Haro, Planning Manager ALLUVIAL DEVELOPMENTS, LLC Planning& Development Department ATTN: KATHRYN McCAMANT City of Fresno 241 B COMMERCIAL ST. 2600 Fresno Street NEVADA CITY, CA 95959 Fresno, CA 93721 MAP NO. 5606 PRELIMINARY FEE(S) (See below) DRAINAGE AREA(S) it CZ it " - " DRAINAGE AREA " CZ " $11,194.00 DATE DRAINAGE AREA - it - TOTAL FEE $11,194.00 The proposed development will generate storm runoff which produces potentially significant environmental impacts and which must be properly discharged and mitigated pursuant to the California Environmental Quality Act and the National Environmental Policy Act. The O District in cooperation with the City and County has developed and adopted the Storm Drainage and Flood Control Master Plan. Compliance with and implementation of this Master Plan by this development project will satisfy the drainage related CEQA/NEPA impact of the project mitigation requirements. The proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance prior to approval of the final map at the rates in effect at the time of such approval. The fee indicated above is based on the tentative map. Contact the FMFCD project engineer prior to approval of the final map for the fee. O Considerations which may affect the fee obligation(s) or the timing or form of fee payment: a) Fees related to undeveloped or phased portions of the project may be deferrable. b) Fees may be calculated based on the actual percentage of runoff if different than that typical for the zone district under which the development is being undertaken and if permanent provisions are made to assure that the site remains in that configuration. c) Master Plan storm drainage facilities may be constructed, or required to be constructed in lieu of paying fees. d) The actual cost incurred in constructing Master Plan drainage system facilities is credited against the drainage fee obligation. 5606 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 2 of 4 e) When the actual costs incurred in constructing Master Plan facilities exceeds the drainage fee obligation, reimbursement will be made for the excess costs from future fees collected by the District from other development. Approval of this development shall be conditioned upon compliance with these District Requirements. 1. a. Drainage from the site shall be directed to X b. Grading and drainage patterns shall be as identified on Exhibit No. 1 C. The grading and drainage patterns shown on the site plan conform to the adopted Storm Drainage and Flood Control Master Plan. 2. The proposed development shall construct and/or dedicate Storm Drainage and Flood Control Master Plan facilities located within the development or necessitated by any off-site improvements required by the approving agency: 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 100 year flood prone area as designated on the latest Flood Insurance Rate Maps available to the District, necessating appropriate floodplain management action. (See attached Floodplain Policy.) 5606 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 3 of 4 X Appears to be located within a 500 year flood prone area as designated on the latest Flood Insurance Rate Maps available to the District. 04 Does not appear to be located within a flood prone area. 6. The Federal Clean Water Act and the State General Permits for Stonm Water Discharges Associated with Construction and Industrial Activities (State General Permits) require developers of construction projects disturbing one or more acres, and discharges associated with industrial activity not otherwise exempt from National Pollutant Discharge Elimination System (NPDES) N4 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. Z State General Permit for Storm Water Discharges Associated with Construction O Activities, approved August 1999, (modified December 2002.) A State General Construction Permit is required for all clearing, grading, and disturbances to the ground N that result in soil disturbance of at least one acre (or less than one acre if part of a larger common plan of development or sale). Permittees are required to: submit a Notice of Intent to be covered and must pay a permit fee to the State Water Resources Control Board (State Board), develop and implement a storm water pollution prevention plan, eliminate non-storm water discharges, conduct routine site inspections, train employees Z in permit compliance, and complete an annual certification of compliance. b. State General Permit for Storm Water Discharges Associated with Industrial Activities, April, 1997 (available at the District Office.) A State General Industrial Permit is required for specific types of industries described in the NPDES regulations or by Standard Industrial Classification (SIC) code. The following categories of industries are generally required to secure an industrial permit:manufacturing; trucking; recycling; and waste and hazardous waste management. Specific exemptions exist for manufacturing activities which occur entirely indoors. Permittees are required to: submit a Notice of Intent to be covered and must pay a permit fee to the State Water Resources Control Board, develop and implement a storm water pollution prevention plan, eliminate non-storm water discharges, conduct routine site inspections, train employees in permit compliance, sample storm water runoff and test it for pollutant indicators, and annually submit a report to the State Board. 5606 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document FRESNO M. ROPOLITAN FLOOD CONTROL JRICT NOTICE OF REQUIREMENTS Page 4 of 4 C. The proposed development is encouraged to select and implement storm water quality controls recommended in the Fresno-Clovis Storm Water Quality Management Construction and Post-Construction Guidelines (available at the District Office)to meet the requirements of the State General Permits, eliminate the potential for non- storm water to enter the municipal storm drain system, and where possible minimize contact with materials which may contaminate storm water runoff. 7. A requirement of the District may be appealed by filing a written notice of appeal with the Secretary of the District within ten days of the date of this Notice of Requirements. 8. The District reserves the right to modify, reduce or add to these requirements, or revise fees, as necessary to accommodate changes made in the proposed development by the developer or requirements made by other agencies. 9. X See Exhibit No. 2 for additional comments, recommendations and requirements. Gerald E. Lakeman, Project Eng' eer: Ashlyn F6kagawa District Engineer C: BLAIR, CHURCH AND FLYNN 451 CLOVIS AVE., SUITE 200 CLOVIS, CA 93612 5606 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document NOTE: THIS DRAWING IS SCHEMATIC, DISTANCES ARE APPROXIMATE. I 4 I f I I 1 I I � I I BASIN"CZ" I e e 1 I W is, I I Q �------ -- I 48' I I II I I r-------------- --------------- ---� I I 1 I Z I 1 II I W I I I vI 1 l I TRACT 5606 ' CUP 2005-196 I � 1 .. I———————————————————————————L—————————— _——— ALLUVIAL AVE. N � U `� V LEGEND Mowstrip To Be Constructed By Developer , Cl--- ——Existing Master Plan Facilities 0— Future Master Plan Facilities t Direction Of Drainage —————— Inlet Boundary Drainage Area Boundary SCALE 1"-200' ® Existing Temporary Inlet TRACT 5606 SPR 2005-196 DRAINAGE AREA:"CZ" EXHIBIT N0. 1 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT WAWW BY: MM DATE YM MAUWnd0WG=E%M1MMTYCUF=5-1N.dq RMEDBY: — DATE: OTHER REQUIREMENTS EXHIBIT NO. 2 No surface run-off shall be directed towards the District basin. The District recommends a single fence between the site and the District's basin. The developer should contact the District so that alternatives to a dual fence can be reviewed. If a fence other than the existing chain link fence is proposed, District review and approval of the proposed fence is required. The District requests that the grading Engineer contact the District as early as possible to review the proposed site grading for verification and acceptance of grades at our mutual property line prior to preparing a grading plan. t Development No. Tract 5606 Eng\Perm it\exhibit2\tracts\5606(af) "r San .Joaquin valley Air Pollution Control District April 26, 2006 Reference No. C20060954_ City of Fresno Planning Division Development Department Attn: Will Tackett 2600 Fresno Street Jit Fresno, CA 93721-3604 _) Subject: T-5606; C-05-196—Tentative Tract Map 5606/UGM and CUP Alluvial Developments LLC (APN: 404-072-23) Dear Mr.Tackett: The San Joaquin Valley Unified Air Pollution Control District(District) has reviewed the project referenced above and offers the following comments: The entire San Joaquin Valley Air Basin is designated non-attainment for ozone and particulate matter (PM10 and PM2.5). The proposed construction of multi-family residential units would contribute to the overall decline in air quality due to construction activities in preparation of the site, and ongoing traffic and other operational emissions. Preliminary analysis indicates that this project alone would not generate significant air emissions. However, 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: Based on the information provided, it appears that this project will have a less-than-significant impact on the ambient air quality. However, the proposed project will be subject to the following District rules. The following items are rules that have been adopted by the District to reduce emissions throughout the San Joaquin Valley, and are required. This project may be subject to additional District Rules not enumerated below. To identify additional rules or regulations that apply to this project, or for further information, the applicant is strongly encouraged to contact the District's Small Business 4ssistance Office at (559) 230- 5888. Current District rules can be found at http://www.valleyair.org/ruies/1 ruleslist.htm. Regulation VIII (Fugitive PM10 Prohibitions) Rules 8011-8081 are designed to reduce PM10 emissions (predominantly dust/dirt) generated by human activity, including construction and demolition activities, road construction, bulk materials storage, paved and unpaved roads, carryout and trackout, landfill operations, etc. The District's compliance assistance bulletin for construction sites can be found at htti)://www.valleyair.org/busind/comply/PM10/Req%20VI11%20CAB.pdf. If a residential site is 1.0 to less than 10.0 acres, an owner/operator must provide written notification to the District at least 48 hours prior to his/her intent to begin any earthmoving activities as specified in Section 6.4.1 of Rule 8021. A template of the District's Construction Notification Form is available at http://www.valleyair.org/busind/comply/PM10/forms/Notification%20Form%20Final%2012.01.2005.do C. Rule 4103 (Open Burning) This rule regulates the use of open burning and specifies the types of materials that may be burned outside of a wood burning stove or fireplace. Agricultural material shall not be burned when the land use is converting from agriculture to non-agricultural purposes (e.g., commercial, industrial, institutional, or residential uses). Section 5.1 of this rule prohibits the burning Northern Region Office Central Region Office Southern Region Office 4800 Enterprise Way 1990 East Gettysburg Avenue 2700 M Street,Suite 275 Modesto,CA 95356-8718 Fresno,CA 93726-0244 Bakersfield,CA 93301-2373 (209)557-6400 • FAX(209)557-6475 (559)230-6000 • FAX(559) 230-6061 (661) 326-6900 • FAX(661)326-6985 www.valleyair.org Mr. Tackett April 26, 2006 T-5606;C-05-196 Page 2 of trees and other vegetative (non-agricultural) material whenever the land is being developed for non-agricultural purposes. In the event that the project applicant burned or burns agricultural material, it would be in violation of Rule 4103 and be subject to District enforcement action. Rule 4901 (Wood Burning Fireplaces and Wood Burning Heaters) limits PM10 and PM2.5 emissions from residential development. Construction plans for residential developments may be affected by section 5.3, specifically: §5.3 Limitations on Wood Burning Fireplaces or Wood Burning Heaters in New Residential Developments. Beginning January 1,2004, 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. More information about Rule 4901 can be found at our website- www.valleyair.org. For compliance assistance, please contact Mr. Wayne Clarke, Air Quality Compliance Manager, at 230-5968. Rule 9510 (Indirect Source Review) This rule was adopted to reduce the impacts of growth in emissions from all new development in the San Joaquin Valley. Residential projects less than 50 units in size are exempt from the requirements of Rule 9510. Projects that are below this threshold but are part of a larger project that in total exceeds the threshold would be subject to Rule 9510. Rule 9510 requires applicants subject to the rule to provide information that enables the District to quantify construction, area and operational PM10 and NOx emissions, and potentially mitigate a portion of those emissions. For more information and instruction, please contact the District's ISR staff by phone at (559) 230-5800 or by email at ISR(cDvalleyair.org. The District encourages innovation in measures to reduce air quality impacts. There are a number of features that could be incorporated into the design/operation of this project to provide additional reductions of the overall level of emissions. (Note: Some of the measures may already exist as City development standards. Any measure selected should be implemented to the fullest extent possible.) The suggestions listed below should not be considered all-inclusive and remain options that the agency with the land-use authority should consider for incorporation into the project. • Trees should be carefully selected and located to protect the building(s) from energy consuming environmental conditions, and to shade paved areas. Trees should be selected to shade paved areas that will shade 50% of the area within 15 years. Also, large canopy shade trees should be planted adjacent to all sidewalks thirty foot on center and at a ratio of one tree for each five parking spaces. Structural soil should be used under paved areas to improve tree growth. A brochure has been included for the applicant. For Structural Soil see http://www.hort.cornell.edu/uhi/outreach/csc/ For Tree Selection see http://www.ufei.org n • If transit service is available to the project site, improvements should be made to encourage its use. If transit service is not currently available, but is planned for the area in the future, easements should be reserved to provide for future improvements such as bus turnouts, loading areas, route signs and shade structures. Appropriations made to facilitate public or mass transit will help mitigate trips generated by the project. Direct pedestrian access to the main entrance of the project from existing or potential public transit stops and provide appropriately designed sidewalks. Such access should consist of paved walkways or ramps and should be physically separated from parking areas and vehicle access routes. • 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. Connections to nearby public uses and commercial areas should be made as direct as possible to promote walking for some trips. 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 Mr. Tackett April 26, 2006 T-5606;C-05-196 Page 3 from vehicle paths. Sidewalks and bikeways should be designed to be accommodating and appropriately sized for anticipated future pedestrian and bicycle use. Such pathways should be easy to navigate, designed to facilitate pedestrian movement through the project, and create a safe environment for all potential users (pedestrian, bicycle and disabled)from obstacles and automobiles. Sidewalks should be designed for high visibility (brightly painted, different color of concrete, etc.) when crossing parking lots, streets and similar vehicle paths. Clearly marked and highly visible pedestrian accesses create a safer environment for both pedestrians and vehicles. • As many energy-conserving and emission reducing features as possible should be included in the project. Energy conservation measures include both energy conservation through design and operational energy conservation. Examples include (but are not limited to): - Increased energy efficiency (above California Title 24 Requirements) See http://www.energy.ca.gov/title24/. - Energy efficient widows (double pane and/or Low-E) - Use Low and No-VOC coatings and paints. See South Coast's site for No-VOC Coatings at http://www.agmd.gov/business/brochures/zerovoc.html - High-albedo (reflecting) roofing material. See http://eetd.Ib1.gov/coolroof/ - Radiant heat barrier. See http://www.eere.energv.gov/consumerinfo/refbriefs/bc7.html - Energy efficient lighting, appliances, heating and cooling systems. See http://www.energystar.gov/ - Install solar water-heating system(s) - Install photovoltaic cells - Programmable thermostat(s)for all heating and cooling systems - Awnings or other shading mechanism for windows - Porch, patio and walkway overhangs - Ceiling fans, whole house fans - Utilize passive solar cooling and heating designs. (e.g. natural convection, thermal flywheels) See http://www.eere.energy.gov/RE/solar passive.html - Utilize daylighting (natural lighting) systems such as skylights, light shelves, interior transom windows etc. See htti)://www.advancedbuildings.or_q - Electrical outlets around the exterior of the unit(s) to encourage use of electric landscape maintenance equipment - Pre-wire the unit(s)with high speed modem connections/DSL and extra phone lines - Natural gas fireplaces (instead of wood-burning fireplaces or heaters) - 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, leaf vacuums, gas or electric barbecues, etc.) - More information can be found at: http://www.lgc.org, http://www.sustainable.doe.gov/, http://www.consumerenergvicenter.org/index.htm1, http://www.ciwmb.ca.gov/GreenBuildinq/ • Construction equipment may be powered by diesel engines fueled by alternative diesel fuel blends or Ultra Low Sulfur Diesel (ULSD). The California Air Resources Board (CARB) has verified specific alternative diesel fuel blends for NOx and PM emission reduction. Only fuels that have been certified by CARB should be used. Information on biodiesel can be found on CARB's website at http://www.arb.ca.gov/fuels/diesel/altdiesel/altdiesel.htm and the EPA's website at http://www.epa.gov/oms/models/biodsl.htm. The applicant should also use CARB certified alternative fueled engines in construction equipment where practicable. Alternative fueled equipment may be powered by Compressed Natural Gas (CNG), Liquid Propane Gas (LPG), electric motors, or other CARB certified off-road technologies. To find engines certified by the CARB, see their certification website http://www.arb.ca.gov/msprog/offroad/cerUcert.php. For more information on any of the technologies listed above, please contact Mr. Chris Acree, Senior Air Quality Specialist, at (559) 230- 5829. Mr. Tackett April 26, 2006 T-5606;C-05-196 Page 4 • Construction equipment may be used that meets the current off-road engine emission standard (as certified by the CARB), or be re-powered with an engine that meets this standard. Tier I, Tier II and Tier III engines have significantly less NOx and PM emissions compared to uncontrolled engines. To find engines certified by the CARB, see http://www.arb.ca.Aov/msprog/offroad/cert/cert.php. This site lists engines by type, then manufacturer. The "Executive Order" shows what Tier the engine is certified as. For more information on heavy-duty engines, please contact Mr. Thomas Astone, Air Quality Specialist, at (559) 230-5800. • Construction activity mitigation measures include: - Limit area subject to excavation, grading, and other construction activity at any one time - Limit the hours of operation of heavy duty equipment and/or the amount of equipment in use - Replace fossil-fueled equipment with electrically driven equivalents (provided they are not run via a portable generator set) - Apply idling time limits or require that all diesel engines be shut off when not in use on the premises to reduce emissions from idling. - Curtail construction during periods of high ambient pollutant concentrations; this may include ceasing of construction activity during the peak-hour of vehicular traffic on adjacent roadways, and "Spare the Air Days" declared by the District. - Implement activity management (e.g. rescheduling activities to reduce short-term impacts) - During the smog season (May through October), lengthen the construction period to minimize the number of vehicles and equipment operating at the same time. - Off road trucks should be equipped with on-road engines when possible. - Minimize obstruction of traffic on adjacent roadways. 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 (559) 230-5800 or Mr. Dave Mitchell, Planning Manager, at (559) 230-5807 and provide the reference number at the top of this letter. Sincerely, ltl� Debra Monterroso Air Quality Specialist Central Region DM c:file ti' Pacific Gas and � Electric Company May 1 2006 Corporate Real Estate 650 T"Street, Bag 23 y , South Valley Land Services Fresno, CA 93760-0001 Development Department Engineering Services Division Land Division Section 2600 Fresno Street, Room 3043 Fresno, CA. 93721-3604 Attn: Will Tackett Dear Will Tackett, We have reviewed Tentative Tract Map No. 5606. PG&E requests that a Public Utility Easement (PUE), ten feet (10') in width, be dedicated contiguous to all street(s) boundaries located within and along any portion of said Tract Map boundaries fronting any street(s) lying outside of said Tract Map. PG&E also requests that a PUE be incorporated within all private roads. PG&E may further require an easement from the property owner(s) over the newly created PUE's. The exact size and locations of the PUE's together with the need for an easement will be finalized on the final map review. PG&E's records show no gas or electric transmission facilities in the area. Existing gas or electric facility relocations necessitated by new street improvements (which are required as conditions of a development's final acceptance by the City of Fresno) will be at the expense of the developer. Thank you for the opportunity to review the plans of this Tentative Tract Map. If you have any questions, please contact me at 263-5167. Sinc ely lee Land Agent • MAY.15.2006 3:22PM CLOVIS UNIF SCH DIST NO.207 P.1 CENTS v N I F r E 0 May 10,2006 SCHOOL DISTRICT 1450 FtER2VDON AVENUE UCEMD CLOWS,CA98611.0-%7 Will Tackett,Planner 11 W.M.MW City of Fresno MAY 16 2006 WWW.dovlsusd.k1zx&us Plamaing&Development Dept. 2600 Fresno Street, DEVELOPMENT DEPARTMENT Fresno, CA 93721-3604 CITYOFFRESNO SUBJECT: Tentative Tract No. 5606, Conditional Use Permit No. C-05-196 WMNI vc DOMM North side of E. Alluvial Avenue between N. Chestnut and N. Willow Sandra A.Scrrsel Avenues � Smarr o.Hery(ord CannyL�HmseP''rr Dear Mr.Tackett: Richard Lake,CP.A. Ettrabeth J.5and'a' The purpose of this letter is to provide school district information relative to the pm van VoOdnburg.D.D-% above-referenced applications and to comply with Business and Professions Code Susan M. wa&cr.Wgsc. section 11010, subdivision (b)(11)(A) regarding the provision of school-related information to the subdivider/owner and the State Department of Real Estate. Project development will affect the District by generating students that will need to be housed in District schools. Assuming that the project site will be developed with ADMI AVON 28 multiple family units, the following comments can be made at this time: SupcdhreMe Ed.o. 1. The number of students generated by the project is estimated as follows: grades Suprrkrtenderrr MrOnla R Boris.rd•D. K-6, 3 students; grades 7-8, 1 student; grades 9-12, 1 student. Amclate Supcdncmdeat Gmlel E. to SgpeAn[endKaiser, "dent 2 Asaetyetc Elementary School Information: WIIAam C.McGuire AssmmrcSupWnrendent (a) The subject land is presently within the attendance area of the elementary Janet L�Young.Um. school (grades K-6) listed below: - Asserlaac Super/rrtendcar School Name: Mountain View Elementary School Address: 2002 E. Alluvial, Fresno, CA 93720 Telephone: (559) 327-7500 ty� Ca aci 625 Capacity: Enrollment: 774(CBEDS Enrollment 2005-06 School Year) (b) Because of rapid growth in the District and the District's plans for construction of new school facilities, it is possible that (1) adjustment of school attendance areas could occur in the future such that students residing in the project area may be required to atteztd an elementary school other than Mountain View, and(2) students residing in the project MAY.15.2006 3:23PM CLOVIS UNIF SCH DIST NO.207 -P.L:"-' Will Tackett May 10,2006 Page 2 area may attend more than one elementary school within. the District during their elementary school years. 3. Intermediate and High School Information: (a) The project area is currently served by the following intermediate school (grades 7-8) and high school(grades 9-12): School Name: Alta Sierra Intermediate School Address: 380 W, Teague Avenue, Clovis, CA 93611 Telephone: (559)327-3500 Capacity: 11377 Enrollment: 1,782 (CBEDS Enrollment 2005-06 School Year) School Name: Buchanan High School Address: 1560 N.Minnewawa, Clovis,CA 93611 Telephone: (559)327-3000 Capacity: 2,835 Enrollment: 3,140(CBEDS Enrollment 2005-06 School Year) (b) The District is constructing a high school and intermediate school at its Third Educational Center site at the northwest comer of Willow and International Avenues. These facilities are planned to be operational by the 2007-08 school year (for grades 7, 8 and 9) and phased into full operation (grades 7-12) by the 2010-11 school year. High school/intermediate school attendance areas will be adjusted to balance the future enrollment of all of the schools. 4. Bus transportation is currently`provided for grades'K-6 students residing further than one mile from school and for grades 7-12 students residing further than two and one-half miles from school. Transportation will be available for students attending the above-identified elementary, intermediate and high schools in accordance with District standards in effect at the time of enrollment. . 5. The District currently levies a school facilities fee of$3.09 per square foot for residential development. This fee will increase to $3.13 per square foot as of July 1, 2006. New development on the subject property will be subject to the fee in place at the time fee certificates are obtained. MAY.15.2006 3:23PM CLOVIS UNIF SCH DIST NO.207 P.3 Will Tackett May 10, 2006 Page 3 The District hereby requests that the information in this letter be provided by the owner/subdivider to all prospective purchasers of property within the project. Thank you for the opportunity to comment on the project. Please contact me if you have any questions regarding this letter, Sincerely, Bill McGuire Associate Superintendent Administrative Services CITY OF FRESNO "—TIGATED NEGATIVE DECLARATIr Initial Study is on file in the Planning and Environmental Development Department, City Hall Assessment Number. R E C E l'�E G 2600 Fresno Street, Fresno, California 93721 A-05-09/R-05-69/C-05-106/7-5606 559 621-8277 7905 MAR 16 PH 11'--30 APPLICANT: Alluvial Development, LLC Assessor's 01F CLERK. FRESPIQ CIA B Commercial Street Parcel Number: Nevada City, California 95959 404-072-23 PROJECT DESCRIPTION AND LOCATION: Plan Amendment Application No. A- Filed with: 05-09, Rezone Application No. R-05-69, Conditional Use Permit Application No. C- REBECCA E. KLISCH, 05-106 and Vesting Tentative Tract Map No. 5606/UGM pertain to approximately City Clerk 3.05 gross acres (2.89 net acres) of property located on the north side of East 2nd Floor- City Hall Alluvial Avenue between North Chestnut and North Willow Avenues (APN 404- 2600 Fresno Street 072-23). The plan amendment application requests a change in the 2025 Fresno Fresno, California 93721- General Plan and Woodward Park Community Plan to re-designate the.subject 3603 property from the low density residential planned land use designation to the medium density residential land use designation. The related rezone application would re-designate the site from the R-R (Rural Residential, Fresno County) zone district to the R-1/UGM (Single Family ResidentiaUUrban Growth Management) zone district. The project site is also proposed to be detached from the Fresno County Fire Protection District and the Kings River Conservation District and annexed into the City of Fresno prior to development; these actions are under the jurisdiction of the Fresno Local Agency Formation Commission. (Related Conditional Use Permit Application No. C-05-106 and Vesting Tentative Tract Map No. 5606/UGM have been filed for a proposed 28-unit cohousing condominium community with related common facilities that include a clubhouse, exercise building, pool and storage areas. The proposed project has been evaluated with respect to each item on the attached environmental checklist. This completed checklist reflects comments of any applicable responsible agencies and research and analysis conducted to examine the interrelationship between the proposed project and the physical environment. The information contained in the Environmental Assessment Application, the checklist, and any attachments to the checklist, combine to form a record indicating that an initial study has been completed in compliance with the State CEQA Guidelines and the California Environmental Quality Act. Any rating of "2" on the checklist indicates that a specific adverse environmental effect has been identified in a category which is of sufficient magnitude to be of concern. Such an effect may be inherent in the nature and magnitude of the project or may be related to the design and characteristics of the individual project. Effects rated in this manner are not sufficient in themselves to require the preparation of aci Environmental Impact Report and/or have been mitigated to the extent feasible. All new development activity and many non-physical projects contribute directly or indirectly toward a cumulative impact on the physical environment. The incremental effect contributed by this project toward such a cumulative effect is not considered substantial in itself. The proposed project is not expected to result in any significant adverse effects in terms of the factors considered on the environmental checklist, including any such factors for which minor effects have been identified. Cumulative effects of a significant nature are also not expected. The proposed project will not result in any adverse effects which fall within the "Mandatory Findings of Significance" contained in Section 15065 of the State CEQA Guidelines. The finding is therefore made that the proposed project will clearly not have a significant adverse effect on the environment- This Mitigated Negative Declaration will be deemed final and effective if no appeal is filed in the manner specified by Section 12-505 of the Fresno Municipal Code. INITIAL STUDY PREPARED BY: Will Tackett SUBMITT BY Planner DATE:_March.,16 2006 Darrell Unruh, tanning Manager P1 n ninnnir_ n nm nMIM noeIMnrr nco n oTe.eenn- EN` _10NMENTAL ASSESSMENT (E.' 4ECKLIST POTENTIAL ENVIRONMENTAL EI•. =CTS EA NO. A-05-09/R-05--69 1_0 TOPOGRAPHIC, SOIL, GEOLOGIC CONSIDERATIONS 11.0 URBAN SERVICES 1 1.1 Geologic hazards, unstable soil conditions 1 11.1 Availability of fire protection 1 1.2 Adverse change in topography or ground surface relief 1 11.2 Lack of emergency vehicle access 1 1.3 Destruction of unique geologic or physical features 1 11.3 Adequacy of design for crime prevention 1 1.4 Increased water erosion 1 11.4 Overcrowding of school facilities 1 11.5 Availability of water mains of adequate size 2.0 AIR OUALITY 1 11.6 Availability of sewer lines of adequate capacity 1 2.1 Substantial indirect source of pollution 1 .11.7 . Availability of storm water drainage facilities (on or a 1 2.2 Direct on-site pollution generation site) 1 2.3 Generation of objectionable odors 1 11.8 Availability of adequate park and recreation areas 1 2.4 Generation of dust except during construction 1 11.9 . Unusually high solid waste generation 1 2.5 Adverse local climatic changes 12.0 HAZARDS .3_0 WATER 1 12.1 Risk of explosion or release of hazardous substances 1 3.1 Insufficient ground water available for long-term project use 1 12.2 Site subject to flooding 1 3.2 Use of large quantities of ground water 1 12.3 Adverse change in course of flow of flood waters 1 3.3 Wasteful use of ground water 1 12.4 Potential hazards from aircraft accidents 1 3.4 Pollution of surface or.ground water supplies 1 12.5 . Potential hazards from landfill and/or toxic waste sites 1 3.5 Reduction in ground water recharge 13.0 AESTHETICS 4_0 PLANT LIFE 1 13.1 Obstruction to public or scenic vista or view 1 4.1 Reduction of the numbers of any unique, rare or 1 13.2 Creation of aesthetically offensive conditions endangered species 1 13.3 Removal of street trees or other valuable vegetation 1 4.2 Reduction in acreage of agricultural crop 1 13.4 Architectural incompatibilitywith surrounding area 1 4.3 Premature or unnecessary conversion of prime agricultural land 14.0 HISTORICAL/ARCHAEOLOGICAL 1 14.1 Removal of historic building, disruption of 5_0 ANIMAL LIFE archaeological site 1 5.1 Reduction in the numbers of any rare, unique or 1 14.2 Construction or activity incompatible with adjacent endangered species historic site 1 5.2 Deterioration or displacement of valuable wildlife habitat . 15.0 ENERGY 1 6_0 HUMAN HEALTH 1 15.1 Use of substantial amounts of energy or fuel 1 15.2 Substantial increase in demand upon existing sources 7+0 NOISE of energy 1 7.1 Increases in existing noise levels 1 15.3 Wasteful use of energy 1 7.2 Exposure to high noise levels EXPLANATION OF RATINGS 8_0 LIGHT AND GLARE 1 8.1 Production of glare which will adversely affect residential "0" Insufficient Information areas Insufficient information is available to determine the potentia'. 1 8.2 Exposure of residences to high levels of glare environmental effects which may result from the proposec project in this category. - 9.0 LAND USE 2 9.1 Incompatibility with adopted plans and policies "1" No Significant Environmental Effect 1 9.2 Acceleration of growth rate The proposed project will not have an adverse 1 9.3 Induces unplanned growth environmental effect in this category, or any such effect is 1 9.4 Adverse change in existing or planned area characteristics not substantially unusual or of undesirable magnitude. This rating is also utilized in cases where the category is not 10.0 TRANSPORTATION AND CIRCULATION applicable to the particular project under consideration. 1 10.1 Generation of vehicle traffic sufficient to cause capacity deficiencies on existing street system "2" Moderate Environmental Effect 1 10.2 Cumulative increase in traffic on a major street for which The proposed project will have an adverse environmental capacity deficiencies are projected effect in this category,which is of sufficient magnitude to be 1 10.3 .Specific traffic hazard to motorists, bicyclists, pedestrians of specific concern. However,this effect is not substantial 1 10.4 Routing of non-residential traffic through residential area enough in itself to require the preparation of an 1 10.5 Insufficient or poorly located parking Environmental Impact Report, and is mitigable through 1 10.6 Substantial increase in rail and/or air traffic project changes and conditions. "3" Significant Adverse Environmental Effect The environmental effect identified in this category substantiates in itself or contributes towards a finding that the proposed project has a potentially significant adverse effect on the environment sufficient to require the preparation of an Environmental Impact Report. CITY OF FRESNO PLANNING AND DEVELOPMENT DEPARTMENT ENVIRONMENTAL ASSESSMENT - INITIAL STUDY MARCH 16, 2006 APPLICATION NO. A-05-09/R-05-69/C-05-106/T-5606 PROJECT DESCRIPTION Plan Amendment Application No. A-05-09, Rezoning Application No. R-05-69, Vesting Tentative Tract Map No. T-5606, and Conditional Use Permit Application No. C-05-106 filed by Alluvial Development, LLC, relate to approximately 2.79 net acres (3.05 gross acres) of property located on the north side of East Alluvial Avenue between North Chestnut and North Willow Avenues. Plan Amendment Application No. A-05-09 proposes to amend the 2025 Fresno General Plan and the Woodward Park Community Plan for the entirety of the subject property from the low density residential planned land use designation to the medium density residential planned land use designation. Rezone Application No. R-05-69 proposes to rezone the entire 3.05 gross acre site from the RR (Rural Residential, Fresno County) zone district to the R-1/UGM (Single Family Residential/Urban Growth Management) zone district. Conditional Use Permit Application No. C-05-106 and Vesting Tentative Tract Map No. 5606 propose the development of a 28-unit co-housing condominium community with related common facilities that include a clubhouse, exercise building, pool and storage areas. The project site is also proposed to be detached from the Fresno County Fire Protection District and Kings River Conservation District and annexed to the City of Fresno prior to development; these actions are under the jurisdiction of the Fresno Local Agency Formation Commission. BORDERING PROPERTY INFORMATION Planned Land Use Existing Zoning Existing Land Use AE-20/UGM North Open Space/Ponding Ponding Basin Basin Exclusive Twenty-Acre Agricultural District/ Urban Growth Management South Low Density Residential RR(County) Rural Residential Rural Residential, Fresno County Ir Rural Residential R-1-A/UGM East Low Density Residential Single Family Residential/Urban Growth Approved for Construction of Management Unitarian Universalist Church (2004) R-11U GM Vacant West Medium Density Residential Single Family Residential/Urban Growth Approved for 32-Unit Senior Management Housing Community(2004) The project area is located within the northeasterly portion of the City of Fresno's adopted Sphere of Influence and Urban Boundary area, and is currently planned for low density Initial Study Environmental Assessment No. A-05-09/R-05-69/C-05-106/T-5606 March 16, 2006 : Page 2 residential planned land uses by the Woodward Park Community Plan, updated in 2002, and the 2025 Fresno General Plan, adopted in 2002. Staff has reviewed the above-referenced project proposal and consulted with affected agencies and interest groups. The proposed project has been evaluated with respect to the provisions of the adopted 2025 Fresno General Plan (City Council Resolution No. 2002-379) and the corresponding potential adverse environmental impacts, adopted environmental impact mitigation measures and determinations of overriding considerations established by the certification of the related Master Environmental Impact Report (MEIR) No. 10130 (City Council Resolution No. 2002-378). The proposed project, which includes an amendment of the adopted 2025 Fresno General Plan, has been determined to not be fully within the scope of MEIR No. 10130 as provided by the California Environmental Quality Act (CEQA), and as codified in the Public Resources Code (PRC) Section 21157.1(d) and the CEQA Guidelines Section 15177(c). Based upon an analysis of the project, as summarized in the following environmental assessment initial study, it has been determined that the project may contribute to the creation of certain moderate environmental effects or the project may be adversely impacted by existing conditions as addressed below. It has been further determined that all applicable mitigation measures of MEIR No. 10130 have been applied to the project, together with project specific mitigation measures 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). Therefore, it has been determined that the filing of a mitigated negative declaration is appropriate in accordance with the provisions of California Environmental Quality Act (CEQA) Section 21157.5(a)(2) and CEQA Guidelines Section 15178(b)(1) and (2). Master Environmental Impact Report No. 10130 examined the potential adverse environmental impacts of implementation of the 2025 Fresno General Plan, which provides plans and policies to accommodate projected population and employment growth through the year 2025. The City of Fresno has determined that specific economic, legal, social, technological and other considerations related to the implementation of the 2025 General Plan outweigh the unavoidable adverse environmental effects identified in.the Final MEIR, including any effects not mitigated because of the infeasibility of mitigation measures anq that the identified adverse environmental effects are considered acceptable. The following impacts were identified by City Council Resolution No. 2002-378 certifying Final MEIR No. 10130 (2025 Fresno General Plan Update) as significant but mitigable effects: 1. Impact on Water Supply, Quality and Hydrology. 2. Increased Demand for Utilities and Service Systems. 3. Increased Demand for Public Services. 4. Increased Demand for Recreational Services. 5. Loss of Biological Resources. 6. Potential Disturbance of Cultural Resources. 7. Geology and Soils Impact. Initial Study Environmental Assessment No. A-05-09/R-05-69/C-05-106/T-5606 March 16, 2006 Page 3 8. Increased Demand for Energy. 9. Potential Aesthetic Concerns. In addition, Resolution No. 2002-378, also identifies the following unavoidable significant impacts and statement of overriding considerations for these impacts: 1. Transportation and Circulation - The vehicular traffic level of service (LOS) of E and F projected for identified major streets and highway network is considered a significant and unavoidable adverse impact which can not be completely mitigated. Furthermore, there are no reasonable mitigation measures available only to the City of Fresno which would reduce this impact to a less than significant level while allowing for the implementation of other appropriate alternative transportation facilities. 2. Air Quality The adverse air quality impacts associated with the myriad of activities associated with the long range general plan for the Fresno Metropolitan area can be expected to be significant and unavoidable, and cannot be completely mitigated. Furthermore, there are no reasonable mitigation measures available only to the City of Fresno which would assure the reduction of air quality impacts to a less than significant level. In order to provide a suitable living environment within the metropolitan area, the plan strives to facilitate expanded economic growth that will support increased employment opportunities. 3. Preservation of Agricultural Land - The conversion of agricultural land to urban uses within the planned boundary to accommodate the projected population and employment growth of the 2025 Fresno General Plan is a significant and unavoidable adverse impact, which can not be completely mitigated. Furthermore, there are no reasonable mitigation measures available only to the City of Fresno which would assure the reduction of impacts upon agricultural land within the planned urban area to a less than significant level, while also allowing for prudently planned development to accommodate project population and employment growth. 4. Noise - The innumerable activities associated with urban living environments typically generate noise that contributes to the ambient noise levels that occur within the community. The MEIR identifies numerous mitigation measures intended to reduce the _ impacts of increased noise upon sensitive land uses. The 2025 Fresno General Plan, as the project, also specifies numerous general plan goals and implementing objectives and policies directed to reducing exposure to excessive noise levels. However, sufficient mitigation measures are not reasonably available only to the City of Fresno, which would assure the reduction of noise impacts to less than a significant level. In addition to MEIR No. 10130 (2025 Fresno General Plan), other environmental documents have been certified for major public facilities to accommodate population growth and urban development including Final EIR No. 10118 (Fresno/Clovis Regional Wastewater Treatment and Reclamation Facility Capacity Expansion) and Final EIR No. SCH 95022029 (Fresno Metropolitan Water Resources Management Plan). These environmental impact analyses and conclusions, together with supporting technical studies, further address the impacts of population growth and the necessary public facility capacity expansion associated with the urban development that will accommodate the growth projected by the 2025 Fresno General Plan. To.the extent that these referenced environmental impact analyses, conclusions, findings Initial Study Environmental Assessment No.A-05-09/R-05-69/C-05-106(f-5606 March 16, 2006 Page 4 and mitigation measures are applicable to the subject project they are incorporated herein by reference, pursuant to CEQA Guidelines Section 15150. 1.0—TOPOGRAPHIC, SOIL, GEOLOGIC CONSIDERATIONS There are no geologic hazards or unstable soil conditions known to exist on the project site, nor are there any apparent unique or significant land forms such as vernal pools. Development of the property requires compliance with grading and drainage standards of the City of Fresno and Fresno Metropolitan Flood Control District Standards. Grade differentials at property lines must be limited to one foot or less, or a cross-drainage covenant must be executed with affected adjoining property owners. 2.0—AIR QUALITY As a result of the San Joaquin Valley's climate and topography, the San Joaquin Valley Air Basin (SJVAB) is predisposed to poor air quality. High mountain ranges surrounding the Valley frequently create air layer inversions that prevent mixing of air masses. The large number of sunny days per year and high temperatures in the summer favor the formation of ozone. In the winter, inversions form that often trap particulate matter. With respect to the Fresno area, the SJVAB has been classified as follows: • Ozone. Recently reclassified from "severe nonattainmenf' to "extreme nonattainment" by the U.S. EPA. Classified as "severe nonattainment" by the State. • Particulate Matter (less than 10 microns) (PM10). Classified as "serious nonattainment" at the federal level. Classified as "nonattainment" by the State. Carbon Monoxide (CO). Recently reclassified from "nonattainment" to "attainment" by the U.S. EPA. • Nitrogen Oxide (NO2). Unclassified/Attainment at the federal level. Classified "attainment" at the State level. Sulfur Dioxide (SO2). Unclassified at the federal level. Classified "attainment" at the State level. • Sulfates. (No federal standard.) Classified "attainment" at the State level. Lead. (No federal designation.) Classified "attainment" at the State level. • Hydrogen Sulfides (1-12S). (No federal standard.) Unclassified by the State. • Visibility. (No federal standard.) Unclassified by the State. In response to the SJVAB's nonattainment status for Ozone (03) and particulate matter (PM,o), the San Joaquin Valley Air Pollution Control District (SJVAPCD) has adopted air quality attainment plans as required by State and federal regulations. Table VC-1 of MEIR No. 10130 lists the air quality attainment plans that have been adopted by the SJVAPCD. On April 16, 2004, the Environmental Protection Agency (EPA) issued a final rule classifying the SJVAB as extreme non-attainment, effective May 17, 2004 (69 FR 20550). Under this rulemaking, the SJVAB's attainment date is November 15, 2010. An Extreme Ozone Initial Study Environmental Assessment No. A-05-09/R-05-69/C-05-106/T-5606 March 16, 2006 Page 5 Attainment Demonstration Plan (OADP) must be prepared which is a roadmap that identifies emission reductions needed to attain the air quality standard by this date. According to the final rule reclassifying the SJVAB as extreme nonattainment for the federal one-hour ozone standard, the Extreme OADP was due to the EPA on November 15, 2004. A Draft Extreme Ozone Attainment Demonstration Plan is currently under review. The principal components of an OADP consist of a baseline emissions inventory, data describing measured ozone levels in the atmosphere for the area in question, descriptions of emissions controls that will reduce future emissions, a future emissions inventory that reflects decreases due to implementation of emissions controls as well as increases due to increased population, and a description of the results from a photochemical model relating emissions to ambient ozone levels and demonstrating attainment of the appropriate standard at a future date. In addition, this plan fulfills requirements of the California Clean Air Act regarding the development of a triennial update and California Air Quality Attainment Plan revision that examines air pollutant exposure data, control measure implementation, and other air quality information with emphasis on meeting California ambient air quality standards. As stated in the current Air Quality Attainment Plan, it is SJVAPCD's strategy to implement multiple tactics or control measures. These measures are, in turn, implemented through the extensive collection of District rules, regulations, and permitting requirements established by the SJVAPCD. The Air District has suggested that the URBEMIS 2002 computer model be used to project future air pollutant emissions that can be expected to be generated from vehicular traffic generated from the urban uses developed on the project site. The computer model evaluated the following emissions: ROG (Reactive Organic Gasses), NOX (Nitrogen Oxides), CO (Carbon Monoxide), SOX (Sulfur Oxides), and PM10 (Particulates) which are summarized below. URBEMIS 2002 AIR QUALITY IMPACTS All data in tons/year ROG NOx CO SOX PM10 Area Source Emissions 0.45 0.06 1.13' 0.00 0.17 - Operational Emissions 0.43 0.58 5.15 0.00 0.42 Totals 0.88 0.64 6.28 0.01 0.59 Level of Significance 10 10 t 100 27.375 14.6 The URBEMIS 2002 model projections indicate that the proposed project will not exceed the threshold limits for the emissions listed. Although the proposed 28-unit co-housing condominium community development is located in a northeasterly portion of the city which currently lacks many retail oriented services and places for employment, such as commercial centers and offices, there are many sites within a one-half mile radius which have been designated and planned for these purposes. Furthermore, the project has been modeled on the premises of environmentally sensitive design, which emphasize pedestrian access and maximizing open space in order to facilitate a lifestyle that r Initial Study Environmental Assessment No. A-05-09/R-05-69/C-05-106/T-5606 March 16, 2006 Page 6 encourages cooperation and sociable or community activities on-site and therefore reduce the need for vehicle trips. Maximizing open space includes the provision communal green space in addition to private yards and airspace. Aside from trees planted during construction, communal spaces incorporated have been proposed to be landscaped by the owners following occupancy. Such communal involvement will foster pride, nesting, and the necessary "buy-in" from owners that is required to reinforce a social atmosphere that will provoke greater sustainability on-site. It is anticipated that having neighborhood and community retail services and places employment (once developed) in such close proximity will ultimately encourage alternative modes of :transportation (i.e. walking, bicycling, etc.) while trees will assist in the absorption of air pollutants, reduce ozone levels, and curtail storm water runoff. In addition, the City of Fresno continues to plan and implement the expansion of its fixed-route bus public transportation system in order to serve developing urban areas. Adopted standards and conditions of development require the provision of adequate bus stop facilities at appropriate major street locations to facilitate future public transportation services. In summary, the project, as mitigated will not in and of itself significantly impact local air quality. This project's mitigation measures, together with the implementation of the "Reasonably Available Control Measures" (RACM), as listed in table VC-3 of MEIR No. 10130, or all other applicable projects is expected to help the city improve its overall air quality. A larger regional implementation of these measures is needed to significantly help the air basin reach its air quality goals. Mitigation Measures: 1. The proposed project shall implement and incorporate, as applicable, the air quality related mitigation measures as noted in the attached Project Specific Monitoring Checklist dated March 16, 2006. 2. The proposed project shall implement and incorporate, as applicable, the air quality related mitigation measures as identified in the attached Master Environmental Impact Report No. 10130- 2025 Fresno General Plan Mitigatiorr Monitoring Checklist dated - March 16, 2006. 3.0 —WATER Fresno is one of the largest cities in the United States still relying entirely on groundwater for its public water supply. While the aquifer exceeds a depth of 300 feet and is large enough to provide adequate quantities of safe drinking water to the metropolitan area well into the twenty- first century, groundwater degradation, increasingly stringent water quality regulations, as well as high consumptive use of water on a per capita basis (267 gallons per day per capita), have resulted in a decline in the total usable potable water supply. The City has indicated that groundwater wells, pump stations, recharge facilities, water treatment and distribution systems shall be expanded incrementally to mitigate increased water demands. Initial Study Environmental Assessment No.A-05-09/R-05-69/C-05-106/T-5606 March 16, 2006 Page 7 The Fresno Metropolitan Water Resource Management Plan has been adopted and the accompanying Final EIR (SCH #95022029) certified. The purpose of the management plan is to provide safe, adequate, and dependable water supplies to meet the future needs of the metropolitan area in an economical manner; protect groundwater quality from further degradation and overdraft; and, provide a plan of reasonably implementable measures and facilities. In addition, the proposed project must contribute to the completion of the Fresno Metropolitan Flood Control District's master planned storm drainage facilities. Stormwater ponding basins provide significant opportunity to recharge groundwater with collected storm water run-off and surface water obtained from the Fresno Irrigation District and United States Bureau of Reclamation on the northern edge of the current urban limit boundary. The mitigation measures of EIR No. 10130 are incorporated herein by reference and are required to be implemented by the attached mitigation monitoring checklist. In summary, these mitigation measures require participation in the development of groundwater recharge in an amount equal to the project's estimated water consumption. Alternative measures to satisfy this requirement include paying fees established by the city for construction of recharge facilities, the construction of recharge facilities directly by the project, or participation in augmentation/enhancement/eniargement of the recharge capability of Fresno Metropolitan Flood Control.District storm water ponding basins. While the proposed project may be served by conventional groundwater pumping and distribution systems, full development of the 2025 Fresno General Plan boundaries may necessitate utilization of treated surface water due to inadequate groundwater aquifer recharge capabilities. Implementation of the 2025 Fresno General Plan policies, the Water Resources Management Plan, and the applicable mitigation measures of approved environmental review documents will address the issues of providing an adequate, reliable, and sustainable water supply for the project's urban domestic and public safety consumptive purposes. The Water Division of the Public Utilities Department estimated that the proposed 28-unit project will have an adequate source of water available to serve the project with the implementation of the mitigation measures noted below. Mitigation Measures: , 1. The proposed project shall implement and incorporate, as applicable, the water related mitigation measures as noted in the attached Project Specific Monitoring Checklist dated March 16, 2006. 2. The proposed project shall implement and incorporate, as applicable, the water related mitigation measures as identified in the attached Master Environmental Impact Report No. 10130- 2025 Fresno General Plan Mitigation Monitoring Checklist dated March 16, 2006. 4.0 — PLANT LIFE; and 5.0—ANIMAL LIFE There are no native plants or significant wildlife populations known to exist on the project site. The required landscaping, which would be determined during the subdivision map process, on the site would provide habitat for certain species of birds and small animals suited for an urban Initial Study Environmental Assessment No. A-05-09/R-05-69/C-05-106/T-5606 March 16, 2006 Page 8 environment. The subject site is located within an area which has been historically utilized for agricultural purposes. However, neither the proposed development on the project site or urbanization of the project area will result in any significant elimination of agricultural opportunities in the future as the entire surrounding area is substantially comprised of urban uses. Although previous studies have examined the effects of the loss of agricultural lands and concluded that agricultural lands within the immediate urban area allow for the implementation of more effective water resource and air quality mitigation measures, conversion of this land to urban uses is considered to be irreversible. 6.0— HUMAN HEALTH Aside from temporary dust, noise, and potentially offensive aesthetic conditions during the construction of the project, it is not expected to have any other long term impacts on human health. However, it is worth noting that future development may have a negative impact on existing residences given that the community has enjoyed a semi-rural lifestyle. If approved, the project may contribute to an increase of less desirable aspects of urban living, such as traffic congestion, noise levels, etc., that are nonexistent or minimal in semi-rural communities. 7.0— NOISE The project site will be exposed to vehicle traffic noise due to its proximity to a planned collector street (East Alluvial Avenue). Collector streets are typically developed as two to four lane undivided roadways. Collectors are designed to accommodate average vehicle daily trips of 24,000. East Alluvial Avenue is expected to function at an acceptable level of service with ultimate construction of Alluvial to a four lane undivided roadway facility by the year 2025. The City of Fresno Noise Element of the General Plan identifies the maximum appropriate noise level exposure for outdoor activity areas to be 60 dB DNL, and for interior living areas a noise level exposure of not more than 45 dB DNL. The 65 decibel noise contour for East Alluvial Avenue, as identified by the 2025 Fresno General Plan Master Environmental Impact Report No. 10130, projects to an approximate distance of 50 feet from the roadway centerline. This projection falls approximately two feet outside of the public right-of-way, within the front yard setback area of the subject property, and lies outside of any private airspace proposed to be established for ownership. Furthermore, landscape mounds or berms are proposed to be located within the front yard setback area of the subject property adjacent to the proposed residential units. These raised planting areas may further attenuate exterior noise levels. r In order to reduce the noise impacts associated with construction activity, the city's policies relative to the use of construction equipment will be implemented. It should be noted that the impacts of construction noise will subside once the project site is fully developed. No long term noise impacts are expected to be evident or significant; noise exposure will meet acceptable levels as defined by the Noise Element in the 2025 General Plan 9.0 LAND USE 9.1 Incompatibility with Adopted Plans and Policies The plan amendment application proposes to amend the 2025 Fresno General Plan and the Initial Study Environmental Assessment No. A-05-09/R-05-69/C-05-106[T-5606 March 16, 2006 Page 9 Woodward Park Community Plan for approximately 2.79 net acres (3.05 gross acres) from the low density residential planned land use designation to the medium density residential planned land use designation. The rezone proposes to reclassify the subject site from the RR (Rural Residential, Fresno County) zone district to the R-1/UGM (Single Family Residential/Urban Growth Management) zone district, while the subdivision and conditional use permit application proposes the development of a 28-unit co-housing condominium community with related common facilities that include a clubhouse, exercise building, pool and storage areas. Objective C-9 of the 2025 Fresno General Plan states that the city should "plan for the diversity and quality of residential housing, at locations necessary to provide for adequate and affordable housing opportunities. Housing patterns should support balanced urban growth, and should make efficient use of resources and public facilities." Furthermore, Objective C-10 of the 2025 Fresno General Plan requires the promotion of the "development of more compact pedestrian friendly, single family residential projects to aid in the conservation of resources such as land, energy, and materials." The proposed development, which combines private dwellings with the advantages of community living in a condominium type setting and environmentally sensitive design, supports these objectives. The proposed co-housing development incorporates diversity in household types and promotes concepts which are attractive to all ages, such as balanced privacy and community elements, safe and supportive environments for children, practical and spontaneous lifestyles, intergenerational neighborhoods, and climatically responsive design aimed at maximizing open space and emphasizing pedestrian access. The proposed development helps balance urban growth given that during the preceding two decades, single family residential development has been in the form of units that cater to the nuclear family rather than families or persons in transitions who support traditional values of family and community but do not want to sacrifice homeownership. Homebuyers also participate in the planning and design of co-housing communities ensuring that the development responds to their needs and priorities. Moreover, the proposed development incorporates elements which directly meet the goals of the 2025 Fresno General Plan by: enhancing the quality of life for the citizens of Fresno and planning for the projected population within the moderately expanded Fresno urban boundary in a manner which will respect physical, environmental, fiscal, economic, and social issues; promoting a partnership among citizens, industry, and government which fosters well-planned and efficiently processed development; supporting the Growth Alternatives Alliance "Landscape of Choice-Principles and Strategies" as based upon the,-Ahwahnee Group Principles; and developing urban design strategies to improve Fresno's visual image and enhance its form and function. Based on the applicability of adopted development standards, plan policies/implementation measures, and applicable mitigation measures of the above-referenced environmental documents, and with consideration of the proposed land use relationship it is concluded that the proposed plan amendment will further promote the achievement of the planned urban form and land use objectives of the 2025 Fresno General Plan and the Woodward Park Community Plan. Initial Study Environmental Assessment No. A-05-09/R-05-69/C-05-106/T-5606 March 16, 2006 Page 10 Mitigation Measures: 1. The proposed project shall implement and incorporate, as applicable, the land use related mitigation measures as noted in the attached Project Specific Monitoring Checklist dated March 16, 2006. 2. The proposed project shall implement and incorporate, as applicable, the land use related mitigation measures as identified in the attached Master Environmental Impact Report No. 10130- 2025 Fresno General Plan Mitigation Monitoring Checklist dated March 16, 2006. 10.0 —TRANSPORTATION AND CIRCULATION The development of the project site with the proposed 28 residential units, and the surrounding planned land uses designated by the 2025 Fresno General Plan and Woodward Community Plan, will require the completion of the planned major street network in accordance with applicable development policies and standards including the Urban Growth Management program. Both plans designate East Alluvial Avenue as a collector street. Collector streets are typically developed as two to four lane undivided roadways with the function of connecting local streets and arterials and neighboring traffic generators and providing access to abutting properties. Collectors are designed to accommodate average vehicle daily trips of 24,000. East Alluvial Avenue is expected to function at an acceptable level of service with ultimate construction of Alluvial to a four lane undivided roadway facility by the year 2025. The MEIR No. 10130 prepared for the 2025 Fresno General Plan (incorporated herein by reference) utilized macro-level traffic analysis techniques to examine the traffic flow level of service (LOS) for major street segments that would occur in the year 2025. This analysis utilized the unadjusted Council of Fresno County Governments (COG) traffic model projected traffic volumes and the Florida Tables, which are an accepted national tabular standard of the Highway Capacity Manual (HCM) methodology. LOS is a characterization of a street's traffic flow operations that range from an LOS of A (reflecting a very low traffic volume with no travel delay) to an LOS of F (reflecting a very high traffic volume with substantial congestion and travel delay). The most substantial traffic capacity deficiencies are predicted to occur within the eastern portion of the Fresno Metropolitan Area. A substantial proportion of these street deficiencies are the result of land use decisions, development practices and public perceptions that have affected land use distribution throughout the region. These"factors also include state planning mandates such as the need to accommodate projected population growth consistent with State planning law including the housing element mandates (California Government Code Sections 65583 through 65895.5). These decisions include the practice of segregating residential, commercial and industrial land uses so that industrial and other employment intensive uses were located in the southern portion of the metropolitan area, while predominantly residential uses were located in the middle and northern sectors. As required by the mitigation measures established by the certification of MEIR No. 10130, a traffic assessment was prepared by TJKNI Transportation Consultants (dated August 29, 2005) to evaluate the number of vehicle trips projected to be generated by the proposed project. Initial Study Environmental Assessment No. A-05-09/R-05-69/C-05-106/T-5606 March 16, 2006 Page 11 Utilizing the 2000 Highway Capacity Manual, and associated computer software together with the COG's computerized traffic model, this analysis predicts the number of vehicle trips that will be generated from the proposed project and surrounding planned land uses, and the direction in which these trips will travel. The Traffic Impact Study (TIS) analyzed the intersections at East Alluvial and North Chestnut Avenues; and East Herndon and the State Route 41 interchange (trip trace only). Development of 28 residential dwelling units can be expected to generate an average of approximately 164 vehicle trips per day (VTD). Of these vehicle trips, it is projected that 19 will occur during the morning (7 to 9 a.m.) peak hour travel period and 22 will occur during the evening (4 to 6 p.m.) peak hour travel period. Four scenarios were addressed and evaluated in the study of the intersection of East Alluvial and North Chestnut Avenues. These included an analysis of existing traffic volumes and roadway conditions based upon traffic counts and field surveys conducted in August of 2005 (Existing Conditions); an analysis of existing traffic conditions plus any traffic added from nearby projects in the vicinity before the. construction of the proposed subject development (Existing plus Pre-project Conditions); an analysis of the proposed projects affect on the existing traffic conditions when added to nearby development projects (Existing plus Build-out Conditions); and an analysis of traffic volume counts obtained from the Fresno Council of Governments (COG) model plus traffic from the proposed development (Cumulative Year 2025 plus Project Conditions). Furthermore, MUTCD Peak hour signal warrant analysis was also conducted. From the analysis of the aforementioned scenarios the study indicated that currently the intersection of East Alluvial and North Chestnut Avenues operates at LOS C with 19.2 seconds of delay per vehicle during the a.m. peak hour and at LOS F during the peak hours for all scenarios excepting Cumulative plus Project Conditions. Signal warrants were met for all the scenarios during the p.m. peak hour excepting Cumulative plus Project Conditions. Based upon the analysis conducted the study concluded that a very minimal or no perceived traffic impact is expected due to the proposed project as the percentage of proposed project trips at the study intersection is less than one-percent during the a.m. and p.m. peak hours; and that based upon the evaluation of site access, circulation and on-si a parking, the project would not have any significant impacts on bicycle, pedestrian .or transit facilities. The study intersection is planned to be signalized by the year 2025 and the intersection is expected to operate at LOS A with 7.4 seconds of delay per vehicle during the a.m. peak hour and LOS A with 8.7 seconds of delay per vehicle during the p.m. peak hour. The study recommended that since a signal is warranted for the Existing and Existing plus- Pre-project Conditions, the project should pay the City of Fresno Traffic Signal Mitigation Impact Fee (TSMI). The proposed project is expected to generate one a.m. peak hour trip to the SB on-ramp loop ramp and one p.m. peak hour trip to the north bound off-ramp at the interchange of Herndon and State Route 41. The California Department of Transportation (Caltrans), District 6, Office of Intergovernmental Relations has reviewed the proposed plan amendment; rezone and conditional use permit applications along with the tentative tract map for the subject property. Pursuant to the interim agreement between Caltrans and the City of Fresno for the identification of measures to mitigate impacts to the State Highway System resulting from City approved projects, the developer of this project will be responsible for payment of this development's fair share to mitigate for cumulatively significant impacts to the State Highway System. Initial Study Environmental Assessment No. A-05-09/R-05-69/C-05-106(r-5606 March 16, 2006 Page 12 Because many of the immediately surrounding properties are not developed, the planned major street and intersection improvements have not yet been completed as required by adopted plans, policies and development standards. However, the proposed project, as well as other urban land uses developed as planned by the 2025 Fresno General Plan will be required to construct the planned major street system consistent with the public facility and service delivery requirements of the Urban Growth Management Program. In addition, the developer of this project, in accordance with the mitigation measures of Master Environmental Impact Report (No. 10130) which was certified by the Council with the adoption of the 2025 Fresno General Plan, will be required to pay impact fees specific to the traffic signalization of the major street intersections. In order to alleviate the impact of this project upon the City of Fresno's street system and to provide for a smooth flow of traffic to and from the project, the property owner/developer will be required to dedicate a portion of the subject sites for street purposes in accordance with adopted plans and policies such as the Major Street and Highway Plan, the Circulation Element of the General Plan, an Official Plan Line, a Director's Determination, or a local street public improvement standard as determined by the Director. Each development must also construct a portion of the planned major street system, including off-site extensions as required by Urban Growth Management Policies. However, until the street system and respective intersections are completed to accommodate its anticipated capacity, this portion of the Woodward Park Community Plan area is identified as a bottleneck area, which will impede the flow of traffic. Moreover, it should be noted that in order to help reduce congestion and delay and reduce overall degradation of air quality and gridlocked intersections, the City with the cooperation of the developer has considered transit alternatives as ways of eliminating vehicle trips in addition to enhancing capacity. Such alternatives include the consideration of park and ride facilities , within the proximity of the project; exploring the potential of commuter shuttles; the provision of continuity of non-motorized transportation facilities; and exploring the potential for linking the purchase of a monthly transit pass with new residential development. Mitigation Measures: 1. The proposed project shall implement and incorporate, as applicable, the traffic related mitigation measures as noted in the attached Project Specific Monitoring Checklist dated March 16, 2006. 2. The proposed project shall implement and incorporate, as applicable, the traffic related mitigation measures as identified in the attached Master Environmental Impact Report No. 10130- 2025 Fresno General Plan Mitigation Monitoring Checklist dated March 16, 2006. 11.0 —URBAN SERVICES 11.1—Availability of Fire Protection The project site is located within the City's Urban Growth Management Area and must comply with the applicable service delivery requirements necessary to provide not less than the Initial Study Environmental Assessment No. A-05-09/R-05-69/C-05-106/T-5606 March 16, 2006 Page 13 minimum acceptable level of fire protection facilities and services appropriate for urban uses. Fire service will be provided by Clovis Fire Station No. 33, which is located within two miles. City of Fresno Fire Station No. 13 is also located within three miles of the subject property. Mitigation Measures: 1. The proposed project shall implement and incorporate, as applicable, the fire related Mitigation measures as noted in the attached Project Specific Monitoring Checklist dated March 16, 2006. 2. The proposed project shall implement and incorporate, as applicable, the Fire related mitigation measures as identified in the attached Master Environmental Impact Report No. 10130- 2025 Fresno General Plan Mitigation Monitoring Checklist dated March 16, 2006. 11.6 —Availability of Sewer Lines of Adequate Capacity The Cities of Fresno and Clovis share jointly in the treatment capacity of the Fresno-Clovis Regional Wastewater Treatment and Reclamation Facility. In 1998, the treatment capacity of the facility was expanded to accommodate up to 80 million gallons per day, and was upgraded with modernized equipment to safeguard against equipment failures. However, in an attempt to serve the anticipated 790,000 metropolitan area population for the year 2025, one or more sub- regional treatment and reclamation.facilities will be required. The Public Utilities Department has determined that adequate sanitary sewer service is available to serve the project. The nearest public sanitary sewer main to serve this project is a 10-inch sewer main located in East Alluvial Avenue. Mitigation Measures 1. The proposed project shall implement and incorporate, as applicable, the sewer related mitigation measures as noted in the attached Project Specific Monitoring Checklist dated March 16, 2006. 2. The proposed project shall implement and incorporate, as applicable, the sewer related mitigation measures as identified in the attached Master Environmental Impact Report No. 10130-2025 Fresno General Plan Mitigation Monitoring Checklist dated March 16, 2006. 11.7 — Availability of Storm Water Drainage Facilities On or Off Site In order to avoid or reduce the discharge of pollutants into the storm water sewer system, the U.S. Environmental Protection Agency requires that a Notice of Intent for a general National Pollutant Discharge Elimination System (NPDES) permit be filed for a variety of industrial uses and for any construction site of one or more acres of land. The property owner of this development site has been informed of that requirement and of the responsibility to ensure that the Notice of Intent is filed in accordance with the regulations published in Volume 55, No. 222, ■ Initial Study Environmental Assessment No. A-05-09/R-05-69/C-05-106/T-5606 March 16, 2006 Page 14 of the Federal Register. Mitigation Measures: 1. The proposed project shall implement and incorporate, as applicable, the storm water related mitigation measures as identified in the attached Master Environmental Impact Report No. 10130-2025 Fresno General Plan Mitigation Monitoring Checklist dated March 16, 2006. 11.8 —Availability of Adequate Park and Recreation Areas The subject property is located approximately one-third of a mile east of neighborhood parkland and approximately one-third of a mile west of the planned multi-purpose trail to be located along North Willow Avenue. The multi-purpose trail is planned to be 26 feet in width, which includes landscaping and shrubs to make it inviting and practical for trail enthusiast and individuals that may wish to use it for active modes of transportation. However, as mentioned above, because many of the immediately surrounding properties are not developed, the planned major street and intersection improvements have not yet been completed as required by adopted plans, policies and development standards. These improvements include sidewalks along the respective portions of East Alluvial Avenue between the subject property and the neighborhood park and planned trail system. The proposed project, as well as other urban land uses developed as planned by the 2025 Fresno General Plan will be required to construct the planned major street system consistent with the public facility and service delivery requirements of the Urban Growth Management Program. Once constructed these street improvements, including concrete curb, gutter and sidewalk, will provide more efficient connectivity to available open space. Furthermore, each subdivider of land classified by the City zoning ordinance for, or otherwise proposed for, residential use shall, as a condition to filing a final map, dedicate or reserve lands, pay fees in lieu thereof, or a combination of both, for park or recreational purposes. In accordance with Government Code Section 66477(b), land or fees required under the Section shall be conveyed or paid directly to the City, which provides park and recreational services on a community wide level and to the area within which the proposed development will be located, if the City elects to accept the land or fee, upon approval of the final map. Also, inherent to the project are concepts which aim toward maximizing open space on site. The subject development proposal includes two open turf and play areas, community garden ti space, intermingling pathways through green spaces, private yards, extensive community facilities to include a pool and spa, exercise building and a large patio terrace adjacent to the club house. Moreover, internal landscaping on site is proposed to be planted by the residents, therefore fostering interests in, participation and ultimately pride in the outdoor open space areas on site. 13.0 —AESTHETICS The subject property is currently vacant and is bordered to the north by a ponding basin, vacant land to the east which has been approved for development by the Unitarian Universalist Church Initial Study Environmental Assessment No. A-05-09/R-05-69/C-05-106/T-5606 March 16, 2006 Page 15 (one of the first proposed sustainable "Green" developments within the City), to the south by a collector street (East Alluvial Avenue) and to the west by vacant land which has been approved for a 32-unit senior housing community. There are currently nine rural type residences along the south side of East Alluvial Avenue between North Chestnut and North Willow Avenues. While the development will result in minor changes to the existing landscape of the area, the proposed project is not expected to obstruct a public or scenic vista. Although the homes to the south have enjoyed the benefits of not having urban development proximate to their homes, the subject proposal will provide a well planned development with adequate landscaping on site, including earth berms within a 20-foot landscape buffer strip along the East Alluvial Avenue frontage, which will assist in screening the view of the proposed homes to the units immediately to the south. Furthermore, the proposed buildings on site incorporate aesthetically pleasing architectural and character defining features with arts and crafts influences which will not be obnoxious to the adjacent rural type residences to the south of the subject property. 13.2 - Creation of Aesthetically Offensive Conditions During the clearance, grading and construction phases of the project, the creation of an aesthetically offensive condition can be expected in terms of the general appearance of the site. However, it is anticipated that this condition would be limited to the localized area and would only exist temporarily, therefore no long term impacts are anticipated. 14.0 —HISTORICAL/ARCHAEOLOGICAL There is no evidence of historical or archaeological artifacts. However, to ensure that any possible sites will be protected, the following conditions have been added to this special permit approval: 1. If archaeological and/or animal fossil material is encountered during project surveying, grading, excavating, or construction, work shall stop immediately. 2. If there are suspected human remains, the Fresno County Coroner shall be immediately contacted. If the remains or other archaeological material is,possibly Native American in origin, the Native American Heritage Commission shall be immediately contacted, and the California Archaeological Inventory/Southern San Joaquin Valley Information Center shall be contacted to obtain a referral list of recognized archaeologists. An archaeological assessment shall be conducted for the project, the site shall be formally recorded, and recommendations made to the City as,to any further site investigation or site avoidance/preservation. t 3. If animal fossils are uncovered, the Museum of Paleontology at U.C. Berkeley shall be contacted to obtain a referral list of recognized paleontologists. An assessment shall be conducted by a paleontologist and, if the paleontologist determines the material to be significant, it shall be preserved. Mitigation Measures: 1. The proposed project shall implement and incorporate, as applicable, the historical/ Initial Study Environmental Assessment No. A-05-09/R-05-69/C-05-106/T-5606 March 16, 2006 Page 16 archaeological mitigation measures as identified in the attached Master Environmental Impact Report No. 10130- 2025 Fresno General Plan Mitigation Monitoring Checklist dated March 16, 2006_ DETERMINATION Based upon these previous actions and the applicability of adopted development standards, plan policies/implementation measures, and applicable mitigation measures of the above- referenced environmental documents, it is concluded that the proposed land uses will not result in a significant adverse environmental effect. On the basis of this initial evaluation, it is determined that the proposed project is consistent with all applicable city plans and policies and conforms to all applicable zoning standards and requirements. Pursuant to Section 15070 of the California Environmental Quality Act (CEQA) Guidelines, it is further determined that there is no substantial evidence in the record that the proposed project may have a significant effect on the environment. This is based upon the mitigation measures required as conditions of proiect approval which are referenced bV this environmental assessment and as identified bV the Master Environmental Impact Report No. 10130 prepared for the 2025 Fresno General Plan and are conditions upon which a mitigated negative declaration can be recommended. A MITIGATED NEGATIVE DECLARATION WILL BE PREPARED. Initial Study Environmental Assessment No. A-05-09/R-05-69/C-05-106/T-5606 March 16, 2006 Page 17 CITY OF FRESNO MITIGATED NEGATIVE DECLARATION MONITORING CHECKLIST ENVIRONMENTAL ASSESSMENT NO. A-04-23,R-03-76, T-52791C-05-105 MITIGATION MEASURE IMPLEMENTED BY WHEN IMPLEMENTED VERIFIED BY 2.1 Approval of the proposed Planning and Prior to occupancy of Planning and project shall be conditioned Development Dept., any building within the Development Dept., upon compliance with the San Building Section project. Building Section and Joaquin Valley Air Pollution and Public Works Public Works Dept., Control District (SJVAPCD) Dept., Construction Construction Regulation VIII, Rule 8020, as Management Div. Management Div. related to fine particulate matter and dust. 3.1 Developer shall provide Dept. of Public Prior to occupancy of Dept. of Public 3.2 adequate water service and Utilities any building within the Utilities, Public 3.5 groundwater recharge for the project. Works Dept., project per Department of Planning and Public Utilities requirements. Development Dept. 9.1 Approval is subject to an Planning and By City Council action on Planning and 9.4 amendment to the 2025 Fresno Development Dept. Plan Amendment Development Dept. General Plan and Woodward application. Park Community Plan. 10.1 Project development is subject Public Works Dept. By City Council action on Public Works Dept. 10.2 to street improvements and Planning and Plan Amendment and Planning standards. Development Dept. application. Development Dept. 11.1 Pay appropriate UGM Fire Planning and At time of building permit Planning and 11.4 Station Capital Fee and School Development Dept. issuance. Development Dept. Development. Fee and comply with on-site use restrictions. 11.5 Developer shall -provide Dept. of Public Prior to occupancy of Dept. of Public 11.6 adequate sewer service for the Utilities any building within the Utilities, Public project per Public Utilities Dept. project. Works Dept., and requirements/findings. Planning and Development Dept. EIR Mitigation Measures and Planning and Prior to occupancy of Planning and No. findings of Final EIR No. 10130 Development Dept. any building within the Development Dept. 10130 (Woodward Park Community as authorized by project. Plan) are incorporated as noted Section 15150 of in attached checklist. CEQA. MASTER ENVIRONMENTAL IMPACT REPORT (MEIR) NO 10130 2025 FRESNO GENERAL PLAN Mitigation Monitoring Checklist Project/EA No, A-05-09/11-05-69/C-05-1061('-5606 Date: March 16, 2006 A- Incorporated into Project Following Is the mitigation monitoring checklist from MEIR No. 10130 as applied to the above-noted B- Mitigated Project Environmental Assessment as required by City Council Resolution No. 2002-378 and Exhibit"E C- Mitigation in Progress thereof, adopted on November 19, 2002, certifying the MEIR for the 2025 Fresno General Plan Update. D- Responsible Agency Contacted E- Part of City-wide Program NOTE: Letters B-Q In mitigation measures refer to the respective section of Chapter V of MEIR No. 10130. F- Not Applicable MITIGATION MEASURE WHEN COMPLIANCE A B C D E F IMPLEMENTED VERIFIED BY B-1. Development projects that are consistent with plans and policies but that could affect Prior to approval of Public Works Dept./ X conditions on major street segments predicted by the General Plan MEIR traffic analysis to perform land use entitlement Transportation at an Average Daily Traffic(ADT)level of service(LOS) D or better In 2025,with planned street application _ Planning/Planning improvements, shall not cause conditions on those segments to be worse than LOS E before 2025 and Development x " Yst� w without completing a traffic and transportation evaluation. This evaluation will be used to determine Dept. appropriate project-specific design measures or street/transportatlon Improvements that will contribute to achieving and maintaining LOS D, � B-2. Development projects that are consistent with plans and policies but that could affect conditions Prior to approval of Public Works Dept./ Ix on majorstreet segments predicted by the General Plan MEIR traffic analysis to perform at an ADT LOS land use entitlement Transportation E in 2025,with planned street Improvements,shall not cause conditions on those segments to be worse application Planning/Planning than LOS E before 2025 without completing a-trafflc and transportation evaluation. This evaluation will and Development be used to determine appropriate project-specific design measures or street/ transportation Dept. �k improvements that will contribute to achieving and maintaining LOS E. B-3. Development projects that are consistent with plans and policies but that could affect conditions Prior to approval of Public Works Dept./ X on major street segments predicted by the General Plan MEIR traffic analysis to perform at an ADT LOS land use entitlement Transportation F shall not cause further completing a traffic and transportationsubstantial degradatevalualtion on f conditions on those segments before 2025 without application Planninand Development l "YR ,.} .mss y: 01 This evaluation will be used to determine appropriate project-specific design measures or street] r ki.ArrM transportation improvements that will contribute to achieving and maintaining a LOS equivalent to that anticipated by the General Plan. Further substantial degradation is defined as an Increase in the peak hour vehicle/capacity(v/c) ratio of 0.15 or greater for roadway segments whose v/c ratio Is estimatedq' _ � to be 1.00 or higher in 2025 by the General Plan MEIR traffic analysis. 4r � ' MASTER ENVIRONMENTAL IMPACT REPORT (MEIR) NO. 10130 2025 FRESNO GENERAL PLAN Mitigation Monitoring Checklist ProjecVEA No. A-05-09/R-05-69/C-05-106/T-5606 Date: March 16, 2006 MITIGATION MEASURE WHEN COMPLIANCE A B C D E F IMPLEMENTED VERIFIED BY B-4. For development projects that are consistent with plans and policies,a site access evaluation shall Prior to approval of Public Works Dept./ X be required to the satisfaction of the Public Works Director. This evaluation shall,at a minimum,focus land use entitlement Transportation on the following factors: application Planning/Planning and Development a 1 a. Disruption of vehicular traffic flow along adjacent major streets, appropriate design measures for Dept. 2t} , << ! Art on-site vehicular circulation and access to major streets(number,location and design of driveway approaches), and linkages to bicycle/pedestrian circulation systems and transit services. , ; �r r. b. In addition, for development projects that the Cit determines may generate a projected 100 orr �<1 �;a't�° P P 1 Y Y 9 P 1 „ i : more peak hour vehicle trips(either in the morning or evening),the evaluation shall determine the �� r� projects contribution to Increased peak hour vehicle delay at major street intersections adjacent f� � tVINN or proximate to the project site. The evaluation shall Identify project responsibilities for Intersection °f improvements to reduce vehicle delay consistent with the LOS anticipated by the 2025 Fresno General Plan. For projects which affect State Highways,the Public Works Director may direct the site access evaluation to reference the criteria presented In Caltrans Guide for the Preparation of � Traffic Impact Studies. � '* � B-5. Circulation and site design measures shall be considered for development projects so that local Prior to approval Public Works Dept./ X X trips may be completed as much as possible without use of,or with reduced use of, major streets and of land use Transportation major street intersections. Appropriate consideration must also be given to compliance with plan entitlement Planning/Planning policies and mitigation measures intended tQ.,promote compatibility between land uses with different application and Development traffic generation characteristics. Dept. B-6. New development projects and major street construction projects shall be designed with Prior to approval or Public Works Dept./ X X consideration and implementation of appropriate features(considering safety,convenience and cost- prior to funding of Transportation effectiveness) to encourage walking, bicycling, and public transportation as alternative modes to the major street project. Planning/Planning w auiomobils. and Development , Dept. B-7. Bicycle and pedestrian travel and use of public transportation shall be facilitated as alternative Ongoing Public Works Dept./ X X modes of transportation including, but not limited to, provision of bicycle, pedestrian and public Transportation transportation facilities and improvements to connect residential areas with public facilities, shopping Planning/Planning and employment. Adequate rights-of-way for bikeways,preferably as bicycle lanes,shall be provided and Development ; - z on all new major streets and shall be considered when designing improvements for existing major Dept. streets. ; Page 2 MASTER ENVIRONMENTAL IMPACT REPORT (MEIR) NO. 10130 7 2025 FRESNO GENERAL PLAN Mitigation Monitoring Checklist Project/EA No. A-05-09/R-05-69/C-05-106/T-5606 Date: March 16, 2006 MITIGATION MEASURE WHEN COMPLIANCE A B C D E F IMPLEMENTED VERIFIED BY C-1. In cooperation with other jurisdictions and agencies In the San Joaquin Valley Air Basin,the City Ongoing Planning and X X X shall take the following necessary actions to achieve and maintain compliance with state and federal Development air quality standards and programs. Department Ii a. Develop and incorporate air quality maintenance considerations into the preparation and review of land use plans and evelop b. Mantefnnternelconslstencywithintthe General Plan between policies and programs for air quality �} tft `i' T' � � ' r k Eproposals. E lb! Q4 li kip 3 fi r 'TYq t:..iyi{ �yX s Y , ffil i resource conservation and the policies and programs of other General Plan elements. P ! �{,.# , s C. City departments preparing environmental review documents shall use computer models(softwareW. approved b local and state air quality and congestion management agencies) to estimate airr � , ri , ; PP Y q Y 9 9 9 ) �� t - t pollution Impacts of development entitlements, land use plans and amendments to land use rE,1it. " regulations. LL;f }s �ti �5 NY 5} 2. d. Continue to route Information regarding land use plans,development projects,*and amendmentsg `i' a k A+!t- i .asfinp ` 1i23 '"fYY to development regulations to the SJVAPCD for that agency's review and comment on potential air quality impacts. T. ; aL '4.'f Y� i 5 S data X71 C-2. The City shall continue efforts to Improve technical performance, emissions levels and system Ongoing Fresno Area X X operations of the Fresno Area Express transit system, through such measures as: Express a. Selecting and maintaining bus engines,transmissions, fuels and air conditioning equipment for efficiency and low air pollution emissions. , P F Y � giy„ ' h-�t>'jgAYf 4*a # '4T"` tie{s sr . b. Siting new transit centers and other multi-modal transportation transfer facilities to maximize utilization of mass transit. r 121, 't Alf. - _ - -. - •;�7 . M c. Continuing efforts to improve transit on-time performance,increase frequency of service, extend R hours of operation, add express bus service and all n routes to capture as much new ridership t as possible. P g P P d. Initiating a program to allow employers and institutions (e.g., educational facilities) to purchase , rV blocks'of bus passes at a reduced rate to facilitate their incentive programs for reducing single- passIlk enger vehicle use. ON C-3. The City shall Implement all of the Reasonably Available Control Measures(RACM)Identified In Ongoing Various city X X "X Exhibit A of Resolution No. 2002-119, adopted by the Fresno City Council on April 9, 2002. These departments d �w , , � � y! measures are presented in full detail in Table VC-3 of the MEIR. Page 3 MASTER ENVIRONMENTAL IMPACT REPORT (MEIR) NO. 10130 2025 FRESNO GENERAL PLAN Mitigation Monitoring Checklist Project/EA No. A-05-09/R-05-69/C-05-106/T-5606 Date: March 16, 2006 MITIGATION MEASURE WHEN COMPLIANCE A B C D E F IMPLEMENTED VERIFIED BY D-1. The City shall monilor Impacts of land use changes and development project proposals on Ongoing Dept of Public X X metropolitan water supply facilities and the groundwater aquifer. Utilities and Planning and Development Dept D-2. The City shall ensure the funding and construction of facilities to mitigate the direct Impacts of land Ongoing Department of X X use changes and development within the 2025 General Plan boundaries. Groundwater wells, pump Public Utilities and stations,recharge facilities,water treatment and distribution systems shall be expanded incrementally Planning and '�7r Fs i to mitigate Increased water demands. Site specific environmental evaluations shall precede the Development construction of these facilities. Results of this evaluation shall be Incorporated into each project to Department 4�� Yx �1-1 y4 " 7 r reduce the Identified environmental impacts. {s� K' ` � Y r V P �^'c �zllr;r 1 4� D-3. The City shall implement the Fresno Metropolitan Water Resources Management Plan and update Ongoing Department of X X this plan as necessary to ensure the cost-effectiveness use of water resources and continued Public Utilities �F- availability of good-quality groundwater and surface water supplies. >4� ry1f tZ: ,F a,`i's D-4. The City shall work with the Fresno Metropolitan Flood Control District to prevent and reduce the Ongoing Planning and X X existence of urban stormwater pollutants to the maximum extent practical and ensure that surface and Development groundwater quality,public health,and the environment shall not be adverse) affected b urban runoff, 9 q Yr P Y y Department and shall comply with NPDES standards. D-5. The City shall preserve undeveloped areas within the 100-year floodway within the city and Its Ongoing Planning and general plan area, particularly the San Joaquin Riverbottom,jor uses that will not involve permanent Development j improvements which would be adversely affected by periodic floods. DepartmentY "' �r*? V-4 4 .rzx g.,:yi ,.a�!'•`, 21.,x.:-• D-6. The city shall establish special building standards for private structures, public structures and Ongoing Planning and X infrastructure elements In the San Joaquin Riverbottom that will protect: Development Department ' a. Construction In this area from being damaged by the Intensity of flooding In the riverbot{om;and, 6r3,�i� } b. Water quality in the San Joaquin River watershed from flood damage-related nuisances and hazards (e.g., the release of raw sewage); and, F C. Public health, safety and general welfare from the effects of flood events. Page 4 A- Incorporated into Project C- Mitigation In Process E- Part of City-Wide Program R- Mitinalari ll - RPCnnn Cih1n Anonry r nntartorl G- Alnt An Hl kle MASTER ENVIRONMENTAL IMPACT REPORT (MEIR) NO. 10130 2025 FRESNO GENERAL PLAN Mitigation Monitoring Checklist Project/EA No. A-05-09/R-05-69/C-05-106/T-5606 Date: March 16, 2006 MITIGATION MEASURE WHEN COMPLIANCE A B C D E F IMPLEMENTED VERIFIED BY D-7. The City shall advocate that the San Joaquin River not be channelized and that levees shall not Ongoing Planning and I Ix be used In the river corridor for flood control,except those alterations In river flow that are approved for Development surface mining and subsequent reclamation activities for mined sites(e.g.,temporary berms and small Department ' ijTil ,�Iz l� 7 c {�$i tx side-channel diversions to control water clow through ponds). D-8. The City shall maintain a comprehensive, long-range water resource management plan that Ongoing Department of X X provides for appropriate management of all sources of water available to the planning area which is Public Utilities �; s`s rt ��r periodically updated to ensure that sufficient and sustainable water supplies of good quality will be economically available to accommodate existing and planned urban development, D-9. If the City is unable to renew its 60,000-acre foot USBR water supply contract due to the city's Ongoing Department of X X Charter meter prohibition, replacement water supplies and/or conservation measures of equal benefit Public Utilities shall be secured. D-10. The City will conform to the requirements of Waste Discharge Requirements Order 5-01-254, Ongoing Department of X X Including groundwater monitoring and subsequent Best Practical Treatment and Control (BPTC) Public Utilities + , assessment and findings. �-1,al��esu��44 t�a'�•i,�err L�F t, E-1. The City shall continue to implement and pursue strengthening of urban growth management Ongoing Planning and X X service delivery requirements and annexation policy agreements, Including urging that the county Development ter {y continue to implement similar measures within the boundaries of the 2025 Fresno General Plan, to Department2' ta ''' b fes, P rayg4jSn;y�. iz � tr `Y�W3r ; promote contiguous urban development and discourage premature converslon of agricultural land. , =i 7 - .. - - _ *..�;j��•2�.G1�_11t� ' qf ..i �v1{53,1�Jh1��5_ E-2. To minimize the inefficient conversion of agricultural land, the City shall pursue the appropriate Ongoing Planning and X X measures to ensure that development within the planned urban boundary occurs consistent with the Development General Plan and that urban development occurs within the city's Incorporated boundaries. Department E-3. The City shall pursue appropriate measures,including recordation of right to farm covenants,to Ongoing Planning and X ensure that agricultural uses of land may continue within those areas of transition where planned urban Development areas interface with planned agricultural areas. Department .. s.T`�z a�l�Fv}.�r�5'�2.d`�� �_;��s1r�}n�Z,�`•_5_ I Page 5 A-tnrnrnnrAtAd Intn Prnlcict r'_ nei►i—n„r, in Dr.,^.- -1 n1... %Aioa_ MASTER ENVIRONMENTAL IMPACT REPORT (MEIR) NO. 10130 2025 FRESNO GENERAL PLAN Mitigation Monitoring Checklist Project/EA No. A-05-09/R-05-69/C-05-106/T-5606 Date March 16, 2006 MITIGATION MEASURE WHEN COMPLIANCE A B C D E F IMPLEMENTED VERIFIED BY E-4. Development of agricultural land,or fallow land adjacent to land designated for agricultural uses, Ongoing Planning and X shall incorporate measures to reduce the potential for conflicts with the agricultural use. Implementation Development f of the following measures shall be considered: Department �' r +� cxy , 'rPHI a. Including a buffer zone of sufficient width between proposed residences and the agricultural use. �;' 1"a"a { tri ti; b. Restricting the intensity of residential uses adjacent to agricultural lands. ;f �'?y C. Informing residents about possible exposure to agricultural chemicals. d. Where feasible and permitted by law, exploring opportunities for agricultural operators to cease aerial spraying of chemicals and use of heavy equipment near proposed residences. e. Recordation of right to farm covenants to ensure that agricultural uses of land can continue. F-1. The City shall ensure the provision for adequate trunk sewer and collector main capacities to serve Ongoing Dept. of Public X X existing and planned urban and economic development,including existing developed uses not presently Utilities and connected to the public sewer system,consistent with the Wastewater Master Plan. Where appropriate, Planning and the City will coordinate with the City of Clovis and other agencies to ensure that planning and Development construction of facilities address regional needs In a comprehensive manner... Department F-2. The City shall continue the development and use of citywide sewer flow monitoring and Ongoing Dept. of Public X computerized flow modeling to ensure the availability of sewer collection system capacity to serve Utilities. tanned urban development. KR. F-2-a. The City shall provide for containment and management of leathers and sludge adequate to Ongoing Dept. of Public prevent groundwater degradation. Utilities y� F-3. The City shall ensure the provision of adequate sewage treatment and disposal by using the Ongoing Dept. of Public X X Fresno-Clovis Regional Wastewater Reclamation Facility as the primary facility when economically Utilities feasible for all existing and new development within the General Plan area. Smaller, subregions[ wastewater treatment facilities may also be constructed as part of the regional wastewater treatment 1:21, ' W rr t system,when appropriate. Sitespecific environmental evaluation and development of Waste Discharge Requirements by the Regional Water Quality Control Board shall precede the construction of these facilities. Mitigation measures identified in these evaluations shall be incorporated into each project to reduce the Identified environmental impacts. f;i�; ' Page 6 MASTER ENVIRONMENTAL IMPACT REPORT (MEIR) NO. 10130 2025 FRESNO GENERAL PLAN Mitigation Monitoring Checklist Project/EA'No. A-05-09/R-05-69/C-05-106/T-5606 Date: , Murch 16, 2006 MITIGATION MEASURE WHEN COMPLIANCE A B C D E F IMPLEMENTED VERIFIED BY F-4. The City shall ensure that adequate trunk sewer capacity exists or can be provided to serve . Ongoing/prior to Dept. of Public X X Ix proposed development prior to the approval of rezoning,special permits,tract maps and parcel maps, approval of land use Utilities and so that the capacities of existing facilities are not exceeded. entitlement application Planning and Development Department F-5. The City shall provide adequate solid waste facilities and services for the collection, transfer, Ongoing/prior to Dept. of Public X X recycling,and disposal of refuse for existing and planned development within the City's jurisdiction. Site construction Utilities specific environmental evaluation shall precede the construction of these facilities. Results of this evaluation shall be Incorporated into each project to reduce the identified environmental Impacts. G-1. Site specific environmental evaluation shall precede the construction of new police and fire Ongoing/prior to Fire Dept/Police X X protection facilities. Results of this evaluation shall be Incorporated Into each project to reduce the construction Dept/Planning and identified environmental impacts. Development Dept. 011;- iyr xy1+. � firw'rf r +; H-1. Site specific environmental evaluation shall precede the construction of new public parks. Results Ongoing/prior to Parks and X X of this evaluation shall be incorporated into the park design to reduce the environmental Impacts. construction Recreation, r f v,d r, Dept./Planning and Development Dept n., 1-1. Projects that could adversely affect rare,threatened or endangered wildlife and vegetative species Ongoing/prior to Planning and X (or may have impacts on wildlife,fish and vegetation restoration programs)maybe approved only with approval of land use Development Dept the consent of the California Department of Fish and Game(aQd the U.S. Fish and Wildlife Service,as entitlement appropriate) that adequate mitigation measures are Incorporated into the projects approval. application R�S.t..,. a r *,rk.f•. S". 1-2. Where feasible,development shall avoid disturbance In wetland areas,Including vernal pools and Ongoing/prior to Planning and X riparian communities along rivers and streams. Avoidance of these areas shall Including siting approval of land use Development Dept r f ,, structures at least 100 feet from the outermost edge of the wetland. If complete avoidance is not entitlement possible, the disturbance to the wetland shall be minimized to the maximum extent possible, with application restoration of the disturbed area provided. New vegetation shall consist of native species similar to those removed. Page l A Incorporated into Project C- Mitigation In Process E- Part of Clty-Wide Program B- Mitigated D- Responsible Agency Contacted F- Not Applicable MASTER ENVIRONMENTAL IMPACT REPORT (MEIR) NO. 10130 2025 FRESNO GENERAL PLAN Mitigation Monitoring Checklist Project/EA No. A-05-09/R-05-69/C-05-106/T-5606 Date: March 16, 2006 MITIGATION MEASURE WHEN COMPLIANCE A B C I D E F IMPLEMENTED VERIFIED BY 1-3, Where wetlands or other sensitive habitats cannot be avoided,replacement habitat at s nearby off- Ongoing/prior to Planning and X site location shall be provided. The replacement habitat shall be substantially equivalent In nature to approval of land use Development Dept the habitat lost and shall be provided at a ratio suitable to assure that, at a minimum, there is no net entitlement less of habitat acreage or value. Typically,the U.S.Fish and Wildlife Service and California Department application and of Fish and Game require a ratio of three replacement acres for every one acre of high quality riparian during constructionrt or Wetland habitat lost. 1-4. Existing and mature riparian vegetation shall be preserved to the extent feasible,except when trees Ongoing/prior to Planning and X are diseased or otherwise constitute a hazard to persons or property. During construction,all activities approval of land use Development Dept , and storage of equipment shall occur outside of the drip lines of an trees to be reserved, entitlement - 9P Y P application and �� t during construction 1-5. Within the identified riparian corridors, environmentally sensitive habitat areas shall be protected Ongoing/prior to Planning and X against any significant disruption of habitat values and only uses consistent with these values shall be approval of land use Development Dept allowed (e.g., nature education and research, fishing and habitat enhancement and protection). entitlement application and during construction 1-6. All areas within Identified riparian corridors shall be maintained In a natural state or limited to Ongoing/prior to Planning and X recreation and open space uses. Recreation shall be limited to passive forms of recreation,with any approval of land use Development Dept s � � s facilities that are constructed required to be non-intrusive to wildlife or sensitive species.. entitlement application and during construction +Y, a rtr ?� {Y r;•' Page 8 A- Incorporated into Project C - Mitigation in Process E-Part of City-Wide Program B- Mitigated D- Responsible Agency Contacted F- Not Applicable MASTER ENVIRONMENTAL IMPACT REPORT(MEIR) NO. 10130 2025 FRESNO GENERAL PLAN Mitigation Monitoring Checklist Project/EA No. A-05-09/R-05-69/C-05-106/T-5606 Date: March 16, 2006 MITIGATION MEASURE WHEN COMPLIANCE A B C D E F IMPLEMENTED VERIFIED BY J-1 If the site of a proposed development or public works project is found to contain unique Ongoing/prior to Planning and X archaeological or paleontological resources, and It can be demonstrated that the project will cause approval of land use Development Dept. damage to these resources, reasonable efforts shall be made to permit any or all of the resource to be entitlements scientifically removed,or it shall be preserved in situ(left in an undisturbed state). In situ preservation application rQnK may Include the following O , Ore equivalent measures: �}`� 6� y g.options, 9 `3 ri}ac`�� 1t'''33� I�L'.7{�}��it.�;? a. Amending construction plans to avoid the resources. rs cqv a4$a � b. Setting aside sites containing these resources by deeding them Into permanent conservation �°` t a, ar 4 x a RT easements. F,i - C. Capping or covering these resources with a protective layer of soil before building on the sites. ,z d. Incorporating parks, green space Or other open space Into the project to leave these resources21r.g. undisturbed and to provide a protective cover over them. � tk�, •+ i4r1r�� 7 d a i a�i^✓.'z T, e. Avoiding public disclosure of the location of these resources until or unless the site Is adequately protected from vandalism or theft. 17-1 J-2. An archaeological assessment shall be conducted for the project If prehistoric human relics are Ongoing/prior to Planning and X found that were not previously assessed during the environmental assessment for the project.. The site submittal of land Development Dept. shall be formally recorded, and archaeologists'recommendations shall be made to the City on further use entitlement site Investigation Or site avoidance/preservation measures. application F � z01 J-3. If there are suspected human remains,the Fresno County Coroner shall be contacted immediately. Ongoing Planning and X If the remains or other archaeological materials are possibly Of Native American origin, the Native Development Dept./ American Heritage Commission shall be contacted immediately, and the California Archaeological Historic 10,�3r, Inventory's Southern San Joaquin Valley Information Center shall be contacted to obtain a referral list Preservationk , of recognized archaeologists. Commission staff J-4. Where maintenance,repair stabilization,rehabilitation, restoration,preservation,conservation or Ongoing Planning and X reconstruction of the historical resource will be conducted consistent with the Secretary of the Interior's Development Dept./ Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Historic4; Restoringand Reconstructing Historic Buildings Weeks and Grimmer, 1995),the project's impact on Preservation Staff the historical resource shall generally be considered mitigated below a level of significance and thus not significant. g app �I K-1. The City shall adopt the land use noise compatibility standards presented In Figure VK-2 for Ongoing Planning and X X general planning purposes. Development Dept. ". ,4 - Page 9 MASTER ENVIRONMENTAL IMPACT REPORT (MEIR) NO. 10130 2025 FRESNO GENERAL PLAN Mitigation Monitoring Checklist Project/EA No. A-05-09/R-05-69/C-05-106(1'-5606 Date: March 16, 2006 MITIGATION MEASURE WHEN COMPLIANCE A B C D E F IMPLEMENTED VERIFIED BY K-2. Any required acoustical analysis shall be performed as required by Policy H-1-d of the 2025 Ongoing/upon Planning and X Fresno General Plan for development projects proposing residential or other noise sensitive uses as submittal of land Development Dept defined by Policy H-1-a, to provide compliance with the performance standards Identified by Policies use entitlement n !T"� H-1-a and H-1-k. Note: all are policies of the 2025 General Pian. application r Y u fsj The following measures can be used to mitigate noise impacts; however, impacts may not be fully mitigated within the 70 dBA noise contour areas depicted on Figure VK-4. T ' F a Site Planning. See Chapter V for more details. RIM Ing. • 5g2F�ar�dra ",ay r • ,���t�.��.��o�i"i��.z'�R�,bey-$a�r# �� ' Barriers. See Chapter V for more details. ��" � g wM ,xhtti= �� • Building Designs. See Chapter V for more details. K-3. The City shall continue to enforce the California Administrative Code,Title 24, Noise Insulation Ongoing/prior to Planning and X Standards. Title 24 requires that an acoustical analysis be performed for all new multi-family building permit Development Dept construction in areas where the exterior sound levels exceed 60 CNEL. The analysis shall ensure that Issuance N the building design limits the interior noise environment to 45 CNEL or below. , L-1. Any construction that occurs as a result of a project shall conform with current Uniform Building Ongoing Planning and X X Code regulations which address seismic safety of new structures and slope requirements. As Development Dept appropriate,the City shall require a preliminary.,soils report prior to subdivision map review to ascertain _� ��h z site specific subsurface information necessary to estimate foundation conditions. This report shall reference and make use of the most recent regional geologic maps available from the California Department of Conservation, Division of Mines and Geology. ;a.� eta„ i+r',�� N-1. The City shall cooperate with appropriate energy providers to ensure the provision of adequate Ongoing Planning and I X X energy generated and distribution facilities, Including environmental review as required. Development Dept. 0-1. The City shall establish and implement design guidelines applicable to all commercial and Ongoing Planning and X manufacturing zone districts. These design guidelines will require consideration of the appearance of Development Dept. non-residential buildings that are visible ip pedestrians and vehicle drivers using major streets or are ,3 ji F°ate 3 visible from proximate properties zoned or planned for residential use. K:1Master Files-2005\Plan AmendmenW05-009,R-05-069 2658 E Alluvial Cohousing--VVT\EA Stuft\A-05-009, R-05-069,C-05-106,T-5606 MEIR Monitoring Checklist.wpd Page 10