HomeMy WebLinkAboutT-6056 - Conditions of Approval - 10/13/2016 ally REPORT TO THE PLANNING COMMISSION AGENDA ITEM NO.
COMMISSION MEETING 09.07.16
September 07, 2016 APPROVED BY
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DEVARENT i2ECTOR
FROM: MIKE SANCHEZ, Assistant Director
Development Services Division
THROUGH: BONIQUE EMERSON, AICP, Planning Manager
Development Services Division
BY: WILL TACKETT, Supervising Planner
Development Services Division RD
SUBJECT- CONSIDERATION OF VESTING TENTATIVE TRACT MAP NO. 6056/UGM;
AND, RELATED ENVIRONMENTAL ASSESSMENT NO. EA T-6056 FOR
APPROXIMATELY 30.25 ACRES OF PROPERTY LOCATED ON THE
SOUTHEAST CORNER OF NORTH BRYAN AVENUE AND THE WEST
GETTYSBURG AVENUE ALIGNMENT
RECOMMENDATION
Staff recommends that the Planning Commission take the following actions.
1. APPROVE the Finding of Conformity to the Fresno General Plan Master Environmental
Impact Report (MEIR SCH#2012111015), as prepared for Environmental Assessment No.
T-6056 dated August 05, 2016, for purposes of the proposed project.
2. APPROVE Vesting Tentative Tract Map No. 6056/UGM proposing to subdivide the subject
property for the purpose of creating a 179-lot conventional single-family residential
development subject to the findings and compliance with the Conditions of Approval included
within the Staff Report to the Planning Commission dated September 07, 2016.
EXECUTIVE SUMMARY
Wathen Castanos Peterson Homes, Inc. has filed Vesting Tentative Tract Map No. 6056/UGM
pertaining to approximately 30.25 acres of property located on the southeast corner of the
intersection of North Bryan Avenue and the West Gettysburg Avenue alignment.
Vesting Tentative Tract Map No. 6056/UGM has been filed in order to subdivide the subject
property for purposes of facilitating a 179-lot conventional single family residential development
on the subject property.
The proposed project will require dedications for public street rights-of-way as well as the
installation and construction of both public and private facilities and infrastructure in accordance
with the standards, specifications and policies of the City of Fresno.
REPORT TO THE PLANNING COMMISSION
Vesting Tentative Tract Map No. 6056/UGM
September 07, 2016
Page 2
The existing RS-5/UGM (Residential Single Family/Urban Growth Management) zoning for the
subject property and the proposed residential density of approximately 5.92 dwelling units per
acre, is consistent with the Medium Density Residential (5.0-12 dwelling unit/acre) planned land
use designation for the subject property.
Based upon the submitted subdivision design, the proposed subdivision will not, in fact, result in
an intensification of residential units on the subject property beyond that previously conceived
by the Fresno General Plan or MEIR. Thus, the subject applications are consistent with the
Fresno General Plan and the West Area Community Plan.
PROJECT INFORMATION
PROJECT Vesting Tentative Tract Map No. 6056/UGM proposes a
subdivision of the subject property for purposes of creating a
179-lot conventional single family residential development at a
density of approximately 5.92 dwelling units per acre.
APPLICANT Gary G. Giannetta Civil Engineering and Land Surveying; on
behalf of
Wathen Castanos Peterson Homes, Inc.
LOCATION The southeast corner of the intersection of North Bryan
Avenue and the West Gettysburg Avenue alignment.
(APNs: 512-070-01, 17, 19 & 48)
(Council District 1, Councilmember Soria)
SITE SIZE Approximately 31.78 gross acres/30.25 net acres
LAND USE Existing - Vacant
Proposed - Medium Density Residential (5.0-12 dwelling
units/acre)
ZONING Existing - RS-5/UGM (Residential Single-Family,
Medium Density/Urban Growth
Management);
Proposed- RS-5/UGM (Residential Single-Family, Medium
Density/Urban Growth Management)
PLAN DESIGNATION The proposed density of approximately 5.92 dwelling units per
AND CONSISTENCY acre is consistent with the Fresno General Plan and West Area
Community Plan designation of the site for Medium Density
Residential planned land uses pursuant to Table 3-3 of the
Fresno General Plan.
REPORT TO THE PLANNING COMMISSION
Vesting Tentative Tract Map No. 6056/UGM
September 07, 2016
Page 3
ENVIRONMENTAL Finding of Conformity dated August 05, 2016.
FINDING
PLAN COMMITTEE On August 02, 2016, the District 1 Plan Advisory Committee
RECOMMENDATION recommended approval of the proposed project by a
unanimous vote.
STAFF Recommend the Planning Commission approve the
RECOMMENDATION environmental Finding of Conformity to the Fresno General
Plan Master Environmental Impact Report (MEIR
SCH#2012111015 dated August 05, 2016 and approve
Vesting Tentative Tract Map No. 6056/UGM subject to
compliance with the Conditions of Approval dated September
07, 2016.
BORDERING PROPERTY INFORMATION
Planned Land Existing Zoning Existing Land Use
Use
Medium RR Vacant / Ponding Basin /
North Density (Rural Residential[Fresno County]) Rural Residential
Residential
RS-5
Medium (Residential Single-Family, Medium Vacant / Rural Residential /
East Density
Residential Density/Urban Growth Single Family Residential
Management)
RS-5
Medium (Residential Single-Family, Medium
South Density Density/Urban Growth Vacant / Rural Residential
Residential Management)
Public Facility PI
West Elementary, (Public and Institutional/Urban Elementary and Middle
Middle & High Growth Management) School
School
ENVIRONMENTAL FINDING
An environmental assessment initial study was prepared for this project 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.
Preparation of the environmental assessment necessitated a thorough review of the proposed
project and relevant environmental issues and considered previously prepared environmental
REPORT TO THE PLANNING COMMISSION
Vesting Tentative Tract Map No. 6056/UGM
September 07, 2016
Page 4
and technical studies pertinent to the West Area Community Plan area, including the Fresno
General Plan Master Environmental Impact Report (MEIR SCH No. 2012111015). 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.
The proposed subdivision of the subject property pursuant to Vesting Tentative Tract Map No.
6056/UGM has been determined to be a subsequent project that is fully within the scope of the
MEIR SCH No. 2012111015 as provided by the 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 SCH No. 2012111015 have been
applied to the project, as necessary to assure that the project will not cause significant adverse
cumulative impacts, growth inducing impacts and irreversible significant effects beyond those
identified by SCH No. 2012111015 as provided by CEQA Section 15178(a). In addition,
pursuant to Public Resources Code, Section 21157.6(b)(1), staff has determined that no
substantial changes have occurred with respect to the circumstances under which the MEIR
was certified and that no new information, which was not known and could not have been
known at the time that the MEIR was certified as complete, has become available. Therefore, it
has been determined based upon the evidence in the record that the project will not have a
significant impact on the environment and that the filing of a finding of conformity is appropriate
in accordance with the provisions of CEQA Section 21157.5(a)(2) and CEQA Guidelines Section
15178(b)(1) and (2).
Based upon the attached environmental assessment and applicable mitigation measures, staff
has determined that there is no evidence in the record that the project may have a significant
effect on the environment and has prepared a finding of conformity for this project. A public
notice of the attached finding of conformity for Environmental Assessment Application No. EA T-
6056 was published on August 05, 2016 with no comments or appeals received to date.
BACKGROUND / ANALYSIS
Wathen Castanos Peterson Homes, Inc. has filed Vesting Tentative Tract Map No. 6056/UGM
pertaining to approximately 30.25 acres of property located on the southeast corner of the
intersection of North Bryan Avenue and the West Gettysburg Avenue alignment.
Vesting Tentative Tract Map No. 6056/UGM has been filed in order to subdivide the subject
property for purposes of facilitating a 179-lot conventional single family residential development
on the subject property.
The proposed project will require dedications for public street rights-of-way as well as the
installation and construction of both public and private facilities and infrastructure in accordance
with the standards, specifications and policies of the City of Fresno.
The existing RS-5/UGM (Residential Single Family/Urban Growth Management) zoning for the
subject property and the proposed residential density of approximately 5.92 dwelling units per
REPORT TO THE PLANNING COMMISSION
Vesting Tentative Tract Map No. 6056/UGM
September 07, 2016
Page 5
acre, is consistent with the Medium Density Residential (5.0-12 dwelling unit/acre) planned land
use designation for the subject property.
The subject property remains vacant and was annexed to the City of Fresno in 2006 as part of
Annexation No. 1298.
The subject property was previously approved for subdivision and development in 2008 as part
of Tentative Tract Map No. 5891/UGM, a 738-lot subdivision of approximately 122.93 acres of
land comprising the majority of the quarter corner section located between North Bryan and
North Hayes Avenues and West Ashlan Avenue and the West Gettysburg Avenue alignment.
While the previously approved subdivision design has been abandoned and these lands have
been sold into new ownership, the newly proposed subdivision design incorporates aggregate
open space, pedestrian paseos/paths, trail facilities, and boundary streets, which will facilitate
both vehicular and pedestrian connectivity for future development on adjacent lands and afford
availability of open space amenities in order to facilitate a well integrated and Complete
Neighborhood for the area.
The proposed subdivision design will utilize elements of an "Enhanced Streetscape" for a
portion of the subject property, which will allow application of the alternative development
standards for single family residential development, as provided and defined within the City of
Fresno Development Code.
The site is located within an area which is planned for urban residential uses and which has
been substantially developed to the east with single family residences; extending to Freeway
99. Properties located directly to the north of the subject property remain primarily vacant.
However, a ponding basin has been developed and several rural residential properties exist
west of North Hayes Avenue and north of the West Gettysburg Avenue alignment. Vacant
property directly to the north has also been approved for development with 244 single family
residences on approximately 44.77 acres through Tentative Tract Map No. 5493 in 2005.
Properties to the south of the subject property also remain primarily vacant with the exception of
a few rural residences north of West Ashlan Avenue and several rural residences south of West
Ashlan Avenue. Property directly to the west of the subject property has been developed with a
Central Unified School District elementary and middle school as well as Koligian Stadium.
In addition to the vehicular access points to West Gettysburg and North Bryan Avenues, two
pedestrian connections are provided to the trail on West Gettysburg Avenue and one pedestrian
connection is provided to North Bryan Avenue. These pedestrian connections will also
contribute to providing safe routes for children to the elementary and middle school west of the
subject property.
One outlot is also incorporated within the subdivision design, which will be dedicated for
common open space purposes.
REPORT TO THE PLANNING COMMISSION
Vesting Tentative Tract Map No. 6056/UGM
September 07, 2016
Page 6
Land Use Plans and Policies
As proposed, the project will be consistent with the Fresno General Plan goals and objectives
related to residential land use and the urban form:
■ Provide for a diversity of districts, neighborhoods, housing types (including affordable
housing), residential densities, job opportunities, recreation, open space, and educational
venues that appeal to a broad range of people throughout the city.
• Plan for a diverse housing stock that will support balanced urban growth, and make
efficient use of resources and public facilities.
• Make full use of existing infrastructure, and investment in improvements to increase
competitiveness and promote economic growth.
• Promote orderly land use development in pace with public facilities and services needed to
serve development.
• Encourage the development of Complete Neighborhoods and districts with an efficient and
diverse mix of residential densities, building types, and affordability which are designed to
be healthy, attractive, and centered by schools, parks, and public and commercial services
to provide a sense of place and that provide as many services as possible within walking
distance. Healthy communities demonstrate efficient development patterns providing for:
Sufficient affordable housing development in appropriate locations; A mix of land uses and
a built environment that supports walking and biking; Multimodal, affordable transportation
choices; and, Safe public spaces for social interaction.
These Goals contribute to the establishment of a comprehensive city-wide land use planning
strategy to meet economic development objectives, achieve efficient and equitable use of
resources and infrastructure, and create an attractive living environment in accordance with
Objective LU-1 of the Fresno General Plan.
Policy OF-1-d further emphasizes provisions for a diversity and variation of building types,
densities, and scale of development in order to reinforce the identity of individual
neighborhoods, foster a variety of market-based options for living and working to suit a large
range of income levels, and further affordable housing opportunities throughout the city.
Likewise, Objective LU-5 of the General Plan calls for a diverse housing stock that will support
balanced urban growth, and make efficient use of resources and public facilities; and,
Implementing Policy LU-5-c promotes medium density residential use to maximize efficient use
of residential property through a wide range of densities.
Objective OF-12 of the Fresno General Plan directs the City to locate roughly one-half of future
residential development in infill areas — defined as being within the City on December 31, 2012
— including the Downtown core area and surrounding neighborhoods, mixed-use centers and
transit-oriented development along major BRT corridors, and other non-corridor infill areas, and
vacant land.
REPORT TO THE PLANNING COMMISSION
Vesting Tentative Tract Map No. 6056/UGM
September 07, 2016
Page 7
Supporting Policy LU-1-a of the Fresno General Plan also promotes new development within the
existing City limits as of December 31, 2012. Policies LU-1-e and LU-1-g recommend that
annexations to the City conform to the General Plan Land Use Designations and maintain the
City's current Sphere of Influence (SOI) Boundaries without additional expansion.
The subject property (approximately 30.25 acres) qualifies as infill development under the
definition provided in the Fresno General Plan as the subject property was annexed with
Annexation No. 1298 on April 13, 2006.
Furthermore, evaluation of public services capacity and availability for the area has determined
that public infrastructure improvements exist within the area to serve existing development
within the vicinity as well as future development on the subject property. Water mains have
been developed in North Bryan, West Ashlan and North Hayes Avenues, as well as in West
Gettysburg Avenue to the east and west of the subject property. Dedication and improvement
of West Gettysburg Avenue between North Bryan and West Hayes Avenue will include
construction of a water main which will complete the connection of these existing facilities for the
subject quarter section. Sewer mains exist in North Bryan and West Gettysburg Avenues to the
serve the proposed development. Furthermore, the proposed project will be obligated to pay
fair share and proportional payment of fees and all development mitigation costs.
The goals of the West Area Community Plan include developing the West Area as a planned
community with a complete range of services and facilities for the needs of the community
residents, in adherence to a set of specific standards for residential, commercial, industrial, and
public infrastructure development, with special emphasis on minimization of land use conflict
between agriculture and urban uses.
Objective W-1 of the West Area Community Plan supports this goal by promoting compatibility
between areas planned for, or committed to, active farming operations and areas planned for
urban development.
Objective W-4 of the West Area Community Plan also encourages the establishment and
maintenance of safe, attractive, and stable residential neighborhoods; to preserve the long-term
integrity of the community.
This project supports the above mentioned policies in that the density and intensity of the
proposed development conform to the applicable Medium Density Residential land use
designation of the Fresno General Plan and West Area Community Plan.
The proposed development of the subject property will contribute to the completion of missing
roadway and infrastructure improvements within the area in a manner which is consistent with
the land use designations and circulation element of the Fresno General Plan.
The proposed project will provide for connectivity through both vehicular and pedestrian
integration with adjacent land for future development.
REPORT TO THE PLANNING COMMISSION
Vesting Tentative Tract Map No. 6056/UGM
September 07, 2016
Page 8
Furthermore, the project is located directly to the east of the Central Unified School District
Harvest Elementary and Glacier Point Middle Schools and is approximately three-quarters of a
mile west of Teague Elementary School.
Therefore it is staff's opinion that the proposed project is consistent with respective general and
community plan objectives and policies and will not conflict with any applicable land use plan,
policy or regulation of the City of Fresno. Furthermore, the proposed project, including the
design and improvement of the subject property, is found; (1) To be consistent with the goals,
objectives and policies of the applicable Fresno General Plan and West Area Community Plan;
(2) To be Suitable for the type and density of development; (3) To be safe from potential cause
or introduction of serious public health problems; and, (4) To not conflict with any public
interests in the subject property or adjacent lands.
Public Services
The Department of Public Utilities (DPU) has determined that adequate sanitary sewer and
water services are available to serve the project site subject to implementation of the Fresno
General Plan policies and the mitigation measures of the related Master Environmental Impact
Report; and, the construction and installation of public facilities and infrastructure in accordance
with Department of Public Works standards, specifications and policies.
For sanitary sewer service these infrastructure improvements and facilities include typical
requirements for construction and extension of sanitary sewer mains and branches. The
proposed project will also be required to provide payment of sewer connection charges.
Implementation of the Fresno General Plan policies and the mitigation measures of the
associated Master Environmental Impact Report, along with the implementation of the Water
Resources Management Plan and the identified project related conditions of approval, which
include water main extensions within the future West Gettysburg Avenue as well as the interior
of the proposed tract. Installation of these services with meters to proposed residential lots will
provide an adequate, reliable, and sustainable water supply for the project's urban domestic and
public safety consumptive purposes.
The City of Fresno Fire Department has conditioned the proposed project with requirements for
installation of public fire hydrants and the provision of adequate fire flows per Public Works
Standards, also with two sources water. Review for compliance with fire and life safety
requirements for the interior of proposed buildings and the intended use are reviewed by both
the Fire Department and the Building and Safety Services Section of the Development and
Resource Management Department when a submittal for building plan review is made as
required by the California Building Code.
According to the Fresno Metropolitan Flood Control District (FMFCD), the subject site is not
located within a flood prone or hazard area. The Fresno Metropolitan Flood Control District
(FMFCD) has indicated that permanent drainage service is available to the westerly portion of
the proposed subdivision subject to construction of private facilities, which will convey runoff to
existing Master Plan facilities in North Bryan Avenue; these private facilities will be abandoned
once permanent Master Plan Facilities are constructed with future development of the area.
REPORT TO THE PLANNING COMMISSION
Vesting Tentative Tract Map No. 6056/UGM
September 07, 2016
Page 9
Permanent drainage service is not available to the easterly portion of the proposed subdivision
and the District recommends temporary drainage facilities until such time as permanent service
is available.
Furthermore, the developer will be responsible for excavation in order to provide additional
storage in Basin "EO" to accommodate additional volume of runoff created by development of
the proposed subdivision.
The developer will be required to provide improvements which will convey surface drainage to
Master Plan inlets and which will provide storage and paths for major storm conveyance. When
development permits are issued, the subject site will be required to pay drainage fees pursuant
to the Drainage Fee Ordinance.
Sidewalks, Streets and Access Points
The Fresno General Plan designates North Bryan and West Gettysburg Avenues as collector
streets. The project will takes access from one point along North Bryan Avenue and one point
on West Gettysburg Avenue. The developer of this project will be required to dedicate and
construct improvements along all major street frontages and on all interior local streets within
the subdivision. Direct vehicular access will be relinquished along all major street frontages of
single family residential lots. The subdivision design includes boundary streets along its eastern
and southern boundaries in order to afford access and facilitate connectivity for future
development on adjacent undeveloped property. The proposed project also provides two
pedestrian connections/paseos from the interior of the subdivision to the required trail on West
Gettysburg Avenue; an additional single pedestrian connection/paseo is provided to North
Bryan Avenue.
The proposed project is located within Traffic Impact Zone III pursuant to Figure MT-4 of the
Fresno General Plan, which generally represents areas near or outside the City Limits but within
the SOI as of December 31, 2012.
The analysis of traffic operations within the MEIR was conducted based on roadway segments
representative of the City overall transportation network. Traffic volumes on the selected
roadway segment analysis is based on traffic counts taken at single location or link, which was
intended to be representative of the entire segment. A link connects two intersections; a
segment is a series of links. Traffic operations on the study roadway segments were measured
using a qualitative measure called Level of Service (LOS). LOS is a general measure of traffic
operating conditions whereby a letter grade, from "A" (the best) to "F" (the worst), is assigned.
These grades represent the perspective of drivers and are an indication of the comfort and
convenience associated with driving, as well as speed, travel time, traffic interruptions, and
freedom to maneuver.
The threshold established by the Fresno General Plan in TIZ II is Level of Service "D"
representing a high-density, but stable flow. Users experience severe restriction in speed and
freedom to maneuver, with poor levels of comfort and convenience.
REPORT TO THE PLANNING COMMISSION
Vesting Tentative Tract Map No. 6056/UGM
September 07, 2016
Page 10
In accordance with Fresno General Plan Policy MT-2-I, a Traffic Impact Analysis (TIA) was
prepared to assess the impacts of the new development on existing and planned streets. This
assessment evaluated the impacts of the project by analyzing the following eight study
intersections and four study segments in the vicinity of the project during the AM and PM peak
hours for the Existing Conditions; Existing plus Project Conditions; Near Term Plus Project
Conditions; and, Cumulative Year 2035 plus Project Conditions study scenarios:
Study Intersections:
1. Bryan Avenue/Shaw Avenue
2. Hayes Avenue/Shaw Avenue
3. Bryan Avenue/Gettysburg Avenue
4. Bryan Avenue/Local Street (future project intersection)
5. Bryan Avenue/Ashlan Avenue
6. Hayes Avenue/Ashlan Avenue
7. Polk Avenue/Ashlan Avenue
8. Shields Avenue/Bryan Avenue
Study Segments:
1. Bryan Avenue between Shaw Avenue and Gettysburg Avenue
2. Bryan Avenue between Gettysburg Avenue and Ashlan Avenue
3. Bryan Avenue between Ashlan Avenue and Shields Avenue
4. Ashlan Avenue between Bryan Avenue and Hayes Avenue
Based on the analyses included in the TIA, the intersection of Bryan and Ashlan Avenues and
Polk and Ashlan Avenues are currently operating below the TIZ III LOS standard of LOS D
during the AM peak hour. All of the study roadway segments are currently operating above the
TIZ III LOS D Standard. These findings comprise the Existing Conditions Scenario.
With the addition of the project (Existing plus Project Conditions Scenario), the intersections of
Bryan and Ashlan Avenues and Polk and Ashlan Avenues will continue to operate below the TIZ
III standard D in the AM peak hour. The roadway segments are projected to continue to operate
above the TIZ III LOS D standard with the addition of the project.
The TIA analyzed the operational impacts with the addition of approved/pending projects and
the proposed project (Near Term plus Project Conditions Scenario). The intersections of Bryan
and Shaw Avenues, Hayes and Shaw Avenues, Bryan and Ashlan Avenues, Hayes and Ashlan
Avenues, and Polk and Ashlan Avenues are projected to operate below the TIZ III LOS D
standard. All study roadway segments are projected to continue to operate above the TIZ III
LOS D standard with the addition of the proposed project and all approved/pending projects.
Finally, the TIA identified operational deficiencies at seven of the study intersections in the
Cumulative Year 2035 plus Project Conditions Scenario. Based on the analyses shown in the
TIA, all study segments are projected to operate acceptably in the Cumulative Year 2035
scenario.
Although some study intersections have been projected to operate below the TIZ III LOS D
standard under various scenarios, it must be noted that the General Plan Update accepts lower
REPORT TO THE PLANNING COMMISSION
Vesting Tentative Tract Map No. 6056/UGM
September 07, 2016
Page 11
LOS values. This reflects a change in policy for the City of Fresno to acknowledge that
transportation planning based solely on roadway LOS, which considers only driver comfort and
convenience, is not desirable since it fails to acknowledge other users of the circulation system
and other community values. In evaluating the roadway system, a lower LOS may be desired
when balanced against other community values related to resource protection, social equity,
economic development, and consideration of pedestrians, bicyclists, and transit users. In
addition, roadway LOS is directly linked to roadway infrastructure costs. A higher LOS results in
greater expenditure of infrastructure for wider roadways that do not necessarily serve all users
of the circulation system and may compete with other policies of the General Plan Update.
The Fresno General Plan utilizes and encourages strategic initiatives in compliance with the
California Complete Streets Act, which provides priority and emphasis on a multi-modal
transportation system; more transportation options result in fewer traffic jams and the overall
capacity of the transportation network increases. Therefore, providing more transportation
options will allow the City to meet its future travel demands without solely relying on motorized
vehicles.
Based upon the findings contained with in the MEIR, with implementation of the Fresno General
Plan goals, objectives and policies, impacts to roadways within TIZ III would be less than
significant if development occurs at the intensity and scope evaluated by the MEIR.
Vehicle trips projected to be generated by the proposed project were calculated using the
Institute of Traffic Engineers (ITE) Trip Generation Manual, 9th Edition. Based upon the
calculations, the proposed project is projected to generate 1,704 Average Daily Trips (ADT) with
134 vehicle trips occurring during the morning (7 to 9 a.m.) peak hour travel period and 179
vehicle trips occurring during the evening (4 to 6 p.m.) peak hour travel period.
The Public Works Department, Traffic Engineering Division has reviewed the potential traffic
related impacts for the proposed project and has determined that the streets adjacent to and
near the subject site will be able to accommodate the quantity and kind of traffic which may be
potentially generated subject to the requirements outlined in the memoranda from the Traffic
Engineering Division dated July 15th and July 28`h, 2016. These requirements generally include.
(1) The provision of a minimum two points of vehicular access to major streets for any phase of
the development; (2) Major and local street dedications; (3) Dedications of bicycle, pedestrian
and landscape easements for trail purposes; (4) Street improvements, (including, but not limited
to, construction of concrete curbs, gutters, pavement, underground street lighting systems; and,
(5) Payment of applicable impact fees (including, but not limited to, the Traffic Signal Mitigation
Impact (TSMI) Fee, Fresno Major Street Impact (FMSI) Fee, and the Regional Transportation
Mitigation Fee (RTMF) Fee.
Therefore, the Public Works Department/Traffic Engineering Division has determined that,
based upon the proposed traffic yield from and the expected traffic generation of the proposed
project for the subject property, the proposed project will not adversely impact the existing and
projected circulation system based upon implementation of the mitigation measures included
within the MEIR and based upon compliance with the project specific mitigation measures
referenced herein below.
REPORT TO THE PLANNING COMMISSION
Vesting Tentative Tract Map No. 6056/UGM
September 07, 2016
Page 12
The area street plans are the product of careful planning that projects traffic capacity needs
based on the densities and intensities of planned land uses anticipated at build-out of the
planned area. These streets will provide adequate access to, and recognize the traffic
generating characteristics of, individual properties and, at the same time, afford the community
an adequate and efficient circulation system; no substantial increase in transportation or traffic is
expected to result.
Landscaping/Walls
Given the proposed subdivision is located adjacent to and abutting collector streets (North
Bryan and West Gettysburg Avenues) within the boundaries of the West Area Community Plan,
the development will be required to install landscaping and irrigation within a minimum 15-foot
wide landscape strip along the major street frontages. A six-foot high concrete/masonry wall is
required to be constructed at the rear of the landscaped areas along the major streets.
Furthermore, as referenced herein above, a trail will be developed along the West Gettysburg
Avenue alignment and an Outlot has been proposed to be dedicated for common open space
purposes.
The developer is required to provide street trees on all public street frontages per Fresno
Municipal Code and for the dedication of planting and buffer landscaping easements as
determined by the Planning Department. Street trees shall be planted at the minimum rate of
one tree for each 60' of street frontage or one tree per home (whichever is greater) by the
Developer. Furthermore, the developer is required to provide irrigation for all street trees. The
irrigation system shall comply with FMC 12-306-23, Water Efficient Landscape Standards and
AB1881.
The long term maintenance and operating costs, including repair and replacement, of certain
required public improvements ("Services") associated with all new Single-Family Developments
(e.g., landscaped areas, concrete curb and gutters, sidewalks, curb ramps, median islands, etc.)
are the ultimate responsibility of the Developer. The Developer shall provide for maintenance of
these "Services" either by a mechanism approved by the Public Works Department or by
annexing to the City of Fresno's Community Facilities District No. 11 ("CFD No. 11
Council District Plan Implementation Committee
On August 02, 2016, the District 1 Plan Advisory Committee unanimously recommended
approval of the proposed project. The Committee recommended that sidewalks be provided on
both sides of all streets within the tract; and, that the developer build the proposed park (Outlot
A) with initial development.
Notice of Planning Commission Hearing
The Development and Resource Management Department mailed notices of this Planning
Commission hearing to all surrounding property owners within 1000 feet of the subject property,
pursuant to Section 15-5007 of the Fresno Municipal Code.
REPORT TO THE PLANNING COMMISSION
Vesting Tentative Tract Map No. 6056/UGM
September 07, 2016
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Vesting Tentative Tract Map Findings
Section 15-3309 of the Fresno Municipal Code provides that the Review Authority (Planning
Commission) for a tentative tract map may approve or conditionally approve a tentative tract
map if it makes all of the following findings:
FINDINGS PER FRESNO MUNICIPAL CODE SECTION 15-3309-A.
1. Consistency. The proposed subdivision, together with the provisions for its design and
improvement, is consistent with the General Plan, any applicable operative plan, adopted
policies or guidelines, and the Municipal Code; and,
Finding For the reasons contained within the attached initial study for the associated
1: environmental assessment as well as within the Background and Analysis
section contained herein above, the proposed project is found to be consistent
with all applicable goals, objectives and policies of the Fresno General Plan and
West Area Community Plan. Subject to compliance with the conditions of
approval attached hereto, the proposed project may be found consistent with all
applicable local ordinances, regulations, policies and standards.
2. Passive and Natural Heating and Cooling. The proposed subdivision provides, to the
extent feasible, for future passive or natural heating or cooling opportunities in the
subdivision; and,
Finding The proposed subdivision has been designed with the majority of the lots oriented
2: in a manner which will maximize north-south facing buildings. The conventional
sizing of lots will allow structures to be oriented and constructed in a manner
which will be able to take advantage of shade and/or prevailing breezes in order
to take advantage of natural heating and cooling opportunities.
3. Availability of Water. Water will be available and sufficient to serve a proposed
subdivision with more than 500 dwelling units in accordance with the Subdivision Map
Act (Section 66473.7); and,
Finding The proposed project consists of a proposed 179-lot conventional single family
3: residential subdivision/development. Therefore, a water supply assessment is
not required. The Department of Public Utilities, Water Division has reviewed
the proposed project and has determined that Implementation of the Fresno
General Plan policies and the mitigation measures of the associated Master
Environmental Impact Report, along with the implementation of the Water
Resources Management Plan and the identified project related conditions of
approval, which include water main extensions within the proposed tract and
installation of services with meters will provide an adequate, reliable, and
sustainable water supply for the project's urban domestic and public safety
consumptive purposes.
REPORT TO THE PLANNING COMMISSION
Vesting Tentative Tract Map No. 6056/UGM
September 07, 2016
Page 14
4. Infrastructure Capacity. There exists sufficient infrastructure capacity for water, runoff,
storm water, wastewater, and solid waste systems to serve the proposed subdivision;
and,
Finding Pursuant to the findings and representations made within the Public Services
4: section included herein above, and subject to compliance with the attached
conditions of approval and mitigation measures identified within the initial study
prepared for the associated environmental assessment, it may be determined
that sufficient infrastructure capacity for water, runoff, storm water, waste water,
and solid waste systems exist or will be available to serve the proposed project.
5. Compliance with Floodplain Regulations. The proposed subdivision is compliant with
the City of Fresno Floodplain Management Ordinance and the State of California Code of
Regulations Title 23, as well as any other applicable State or federal laws.
Finding The proposed project site is not located within a designated floodplain or
5: floodway.
The Subdivision Map Act (California Government Code §§ 66400, et seq.) provides that a
proposed subdivision map shall be denied if it makes any of the following findings.
1. That the proposed map is not consistent with applicable general and specific plans as
specified in Section 65451 of the SMA.
2. That the design or improvement of the proposed subdivision is not consistent with
applicable general and specific plans
3. That the site is not physically suitable for the type of development.
4. That the site is not physically suitable for the proposed density of development.
5. That the design of the subdivision or the proposed improvements are likely to cause
substantial environmental damage or substantially and avoidably injure fish or wildlife or
their habitat.
6. That the design of the subdivision or type of improvements is likely to cause serious public
health problems.
7. That the design of the subdivision or the type of improvements will conflict with easements,
acquired by the public at large, for access through or use of, property within the proposed
subdivision. In this connection, the governing body may approve a map if it finds that
alternate easements, for access of or use, will be provided, and that these will be
substantially equivalent to ones previously acquired by the public. This subsection shall
apply only to easements of record or to easements established by judgment of a court of
competent jurisdiction and no authority is hereby granted to a legislative body to determine
REPORT TO THE PLANNING COMMISSION
Vesting Tentative Tract Map No 6056/UGM
September 07, 2016
Page 15
that the public at large has acquired easements for access through or use of property
within the proposed subdivision.
The subdivision map, based on the required findings for approval and subject to the
recommended conditions of approval, and the standards and policies of the Fresno General
Plan and West Area Community Plan, complies with applicable zoning and subdivision
requirements. Based upon the plans and information submitted by the applicant and the
recommended conditions of project approval, staff has determined that all of the findings above
can be made.
Planning Commission action of the proposed Vesting Tentative Tract Map, unless appealed to
the Council, is final.
CONCLUSION / RECOMMENDATION
The appropriateness of the proposed project has been examined with respect to its consistency
with goals and policies of the Fresno General Plan and the West Area Community Plan; its
compatibility with surrounding existing or proposed uses; and its avoidance or mitigation of
potentially significant adverse environmental impacts. These factors have been evaluated as
described above and by the accompanying environmental assessment. Upon consideration of
this evaluation, it can be concluded that Vesting Tentative Tract Map No. 6056/UGM is
appropriate for the project site.
Attachments:
Exhibit A: Vicinity Map
Exhibit B: 2015 Aerial Photograph
Exhibit C: Public Hearing Notice Mailing List Vicinity Map
Exhibit D: Fresno General Plan Planned Land Use Map
Exhibit E: Vesting Tentative Tract Map No. T-6056/UGM
Exhibit F: Conditions of approval for Vesting Tentative Tract Map No. 6056/UGM dated
September 07, 2016; including memoranda from responsible or commenting
agencies.
Exhibit G: Environmental Assessment No. EA T-6056, Finding of Conformity to the
Fresno General Plan Master Environmental Impact Report (MEIR) SCH No.
2012111015 dated August 05, 2016
Exhibit "A"
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Exhibit "F"
Conditions of Approval for Vesting Tentative Tract Map No.
6056/UGM dated September 07, 2016; including
memoranda from responsible or commenting agencies
CITY OF FRESNO
DEVELOPMENT AND RESOURCE MANAGEMENT DEPARTMENT
CONDITIONS OF APPROVAL
SEPTEMBER 07, 2016
VESTING TENTATIVE TRACT MAP NO. 6056/UGM
SOUTHEAST CORNER OF THE INTERSECTION OF NORTH BRYAN AVENUE AND THE WEST
GETTYSBURG AVENUE ALIGNMENT
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. Each local agency shall provide to the project applicant a notice in writing at
the time of the approval of the project or at the time of the imposition of the fees,
dedications, reservations, or other exactions, a statement of the amount of the fees or a
description of the dedications, reservations, or other exactions, and notification that the
90-day approval period in which the applicant may protest has begun (please see
section related to Development Fees and Charges included herein below for further
information).
Improvements and payments shall not be required on or in front of any undeveloped
portion of a net acreage of ten acres or more which exists after the division of land. All
improvements and payments shall be completed with development.
URBAN GROWTH MANAGEMENT REQUIREMENTS (GENERAL)
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. 6056/UGM
September 07, 2016
Page 2
GENERAL CONDITIONS
1. Prior to final map approval, the owner of the subject property shall execute a
"Right to Farm" covenant with the City of Fresno. Said covenant is to run with
the land and shall acknowledge and agree that the subject property is in or near
agricultural districts located in the City and/or County of Fresno and that the
residents of the subject property should be prepared to accept the
inconveniences and discomfort associated with normal farm activities. The
"Right to Farm" covenant shall be recorded prior to or concurrent with the
recording of any Final Map of Vesting Tentative Tract No. 6139/UGM.
2. The subdivider shall comply with San Joaquin Valley Air Pollution Contorl District
Rule 9510. Any applicant subject to District Rule 9510 is required to submit an
Air Impact Assessment (AIA) application to the District and to pay any applicable
off-site mitigation fees.
3. The subdivider shall comply with Regulation VIII and Rule 8060 of the San
Joaquin Valley Air Quality Pollution Control District for the control of particulate
matter and fugitive dust during construction of this project.
4. The developer/owner shall pay the appropriate park facilities fee and/or dedicate
lands for parks and recreation purposes pursuant to Ordinance Nos. 2005-112
and 2005-113 adopted by the Fresno City Council on September 27, 2005.
5. Submit grading plans and a soils report to the City of Fresno Development and
Resource Management Department, Development Services (Planning) Division
for verification prior to Final Map approval. 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.
6. 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.
7. 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
Conditions of Approval
Vesting Tentative Tract Map No. 6056/UGM
September 07, 2016
Page 3
approved, the subdivider shall provide performance security in an amount
established by the City to guarantee the completion of plans.
8. 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.
9. Comply with the conditions, policies and standards set forth in the City of Fresno,
Municipal Code, Chapter 15, Part IV: "Land Divisions;" Resolution No. 68-187,
"City Policy with Respect to Subdivisions;" and City of Fresno Standard
Specifications, 2002 Edition, and any amendments thereto.
10. 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 tentative maps.
11. 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.
12. 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.
GENERAL INFORMATION
13. Prior to the issuance of building permits for the subdivision, school construction
fees shall be paid to the respective school district, in which the subject property is
located, in accordance with the school district's adopted schedule of fees.
Conditions of Approval
Vesting Tentative Tract Map No. 6056/UGM
September 07, 2016
Page 4
14. Contact the United States Postal Service for the location and type of mailboxes
to be installed in this subdivision.
a) It is recommended that at least 6 months prior to the first occupancy, the
Developer shall contact the local United States Postal Service representative
to complete a Mode of Delivery Agreement for New Construction. The Mode
of Delivery Agreement must have a District approval signature to be valid. In
addition to completing the Agreement, the Developer shall provide a final map
(with address details) to the local USPS representative. The Developer shall,
at their own expense, procure, construct and install all mail receptacle
facilities for each location as specified and approved by the USPS.
15. Pursuant to Section 66456.1 of the Subdivision Map Act, which states "The right
of the subdivider to file multiple Final Maps shall not limit the authority of the local
agency to impose reasonable conditions relating to the filing of multiple Final
Maps," any multiple final maps filed by the subdivider on this tract shall fully and
independently conform to all provisions of FMC Chapter 15, Part IV: "Land
Divisions," including but not limited to Article 36, "Final Maps."
16. 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 FMC.
17. If archaeological and/or animal fossil material is encountered during project
surveying, grading, excavating, or construction, work shall stop immediately.
18. 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.
19. 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
Conditions of Approval
Vesting Tentative Tract Map No. 6056/UGM
September 07, 2016
Page 5
paleontologist determines the material to be significant, a recommendation shall
be made to the City as to any further site investigation or preservation measures.
20. Apportionment of Special Assessment: If, as part of this subdivision, a division
will be made of any lot or parcel of land upon which there is an unpaid special
assessment levied under any State or local law, including a division into
condominium interest as defined in Section 783 of the Civil Code, the
developer/owner shall file a written application with the City of Fresno Director of
Public Works, requesting apportionment of the unpaid portion of the assessment
or pay off such assessment in full.
If the subdivider elects to apportion the assessment, the application shall contain
the following information:
a. A full description of each assessed lot, parcel or interest to be divided and of
how such lot, parcel or interest will be divided;
b. A request that the Engineer apportion the amount remaining unpaid on the
assessment in accordance with applicable law; and
c. Written consent of the owner(s) of each such lot, parcel, or interest to the
requested apportionment.
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.
MITIGATION MONITORING REQUIREMENTS
21. Development of the subject property shall be subject to implementation of all
applicable mitigation measures, fees, and timelines included within the Initial
Study and Finding of Conformity prepared for Environmental Assessment No.
T-6056 dated August 05, 2016.
a) The Finding of Conformity prepared for the proposed project is tiered off of
the Fresno General Plan Master Environmental Impact Report (MEIR SCH
No. 2012111015). Development of the subject property shall be subject to
Conditions of Approval
Vesting Tentative Tract Map No. 6056/UGM
September 07, 2016
Page 6
implementation of all applicable mitigation measures included within the MEIR
for subsequent projects; included herein by reference.
ZONING & PROPERTY DEVELOPMENT STANDARDS
22. Development of the subject property shall comply with all development standards
of the RS-5 (Residential, Single-Family) zone district; and, all applicable
requirements of the Fresno Municipal Code.
23. Development of proposed Lots 1-64 shall comply with all requirements for
qualification as an Enhanced Streetscape in accordance with Section 15-904-B
of the Fresno Municipal Code.
Landscaping, Open Space and Walls
24. Proposed Outlots "A," "B," "C" & "D" of Vesting Tentative Tract Map No.
6056/UGM shall be dedicated for common open space purposes and shall be
maintained in accordance with the Maintenance Obligations stipulated herein
below; or, in a manner which provides appropriate security and is deemed
acceptable to both the City of Fresno Development and Resource Management
and Public Works Departments.
a) Construct a 6-foot high solid masonry wall (at finished grade of proposed site)
pursuant to the solid wall requirements of Section 15-2006 & 15-2018 of the
FMC along the property line of all residential lots which abut proposed Outlots
and proposed trail connections (i.e., Lots 15, 16, 64, 65, 78, 122, 123, 172 &
173 of Vesting Tentative Tract Map No. 6056/UGM). The height of the
required wall shall be reduced to no more than three feet in height within the
respective front yard setback areas of the adjacent residential lots; excepting
Lots 172 & 173, in which case the height of the required wall shall be reduced
to no more than three feet in height within five feet of the front property line.
25. Pursuant to Figure MT-2 (Paths and Trails) of the Fresno General Plan, the
subdivider shall provide a minimum 26-foot wide Bike, Pedestrian and
Landscape Easement (and irrigation system) along the northerly property lines of
all lots with frontage on West Gettysburg Avenue (i.e., Lots 7-22, 172-173 &
Outlot "C" of Vesting Tentative Tract Map No. 6056/UGM).
a) Construct a 6-foot high solid masonry sound wall (at finished grade of
proposed site) pursuant to the solid wall requirements of Section 15-2006 &
15-2018 of the FMC behind the required 15-foot wide landscape easement
along the northerly property lines of all lots with frontage on West Gettysburg
Conditions of Approval
Vesting Tentative Tract Map No. 6056/UGM
September 07, 2016
Page 7
Avenue (i.e., Lots 7-22, 172-173 & Outlot "C" of Vesting Tentative Tract Map
No. 6056/UGM).
26. Pursuant to Policy W-3-c of the West Area Community Plan, the subdivider shall
provide a minimum 15-foot wide landscape easement (and irrigation system)
along the westerly property lines of all lots with frontage on North Bryan Avenue
(i.e., Lots 122-131, 173-179 & Outlot "D" of Vesting Tentative Tract Map No.
6056/UGM).
a) Construct a 6-foot high solid masonry sound wall (at finished grade of
proposed site) pursuant to the solid wall requirements of Section 15-2006 &
15-2018 of the FMC behind the required 15-foot wide landscape easement
along the westerly property lines of all lots with frontage on North Bryan
Avenue (i.e., Lots 122-131, 173-179 & Outlot "D" of Vesting Tentative Tract
Map No. 6056/UGM).
27. The subdivider shall provide a minimum 10-foot wide landscape easement (and
irrigation system) along the rear property lines of all double frontage lots within
the proposed subdivision (i.e., easterly property line of Lots 22-26 of Vesting
Tentative Tract Map No. 6056/UGM).
a) Construct a 6-foot high solid masonry sound wall (at finished grade of
proposed site) pursuant to the solid wall requirements of Section 15-2006 &
15-2018 of the FMC behind the required 10-foot wide landscape easement
along the rear property lines of all double frontage lots within the proposed
subdivision (i.e., easterly property line of Lots 22-26 of Vesting Tentative
Tract Map No. 6056/UGM).
28. Pursuant to Section 15-4105-G-2-a of the FMC, when a Local Street intersects a
Major Street and the corner lot sides onto the Local Street, the corner lot shall
provide a minimum 8-foot wide landscaped strip (or easement subject to the
conditions contained herein below) and irrigation system along the street side
yard of the respective corner lot (i.e., Lots 131 & 179 of Vesting Tentative Tract
Map No. 6056/UGM).
a) A greater landscape strip may be necessary for visibility purposes pursuant to
Section 15-2018 of the FMC; and/or, for purposes of inclusion within the
Community Facilities District (CFD) for maintenance purposes.
i) A minimum 10-foot wide landscape easement will be required to be
dedicated for purposes of inclusion within the CFD for maintenance
purposes.
Conditions of Approval
Vesting Tentative Tract Map No. 6056/UGM
September 07, 2016
Page 8
b) A minimum 6-foot high masonry wall (at finished grade of proposed site)
pursuant to the solid wall shall be placed at the rear of the landscape strip or
easement in accordance with the requirements of Section 15-2006 & 15-2018
of the FMC.
29. Pursuant to Section 15-4105-G-2-b of the FMC, when the street side yard of a
corner lot faces the front yard of a home across the street (i.e., Lots 27, 39, 40,
52, 83, 113, 132, 139, 140, 147, 151, 158 & 159 of Vesting Tentative Tract Map
No. 6056/UAM), a minimum landscape strip of five feet and irrigation system is
required along the street side yard of the respective corner lot; unless a minimum
four-foot wide park strip is provided between the curb and sidewalk.
a) A minimum 6-foot high masonry wall (at finished grade of proposed site)
pursuant to the solid wall shall be placed at the rear of the landscape strip or
easement in accordance with the requirements of Section 15-2006 & 15-2018
of the FMC.
• NOTE: An opening in the masonry wall may be permitted to provide a
gate for access if approved by the Public Works Director.
30. Pursuant to Section 15-4108-C of the FMC, Connector Streets shall incorporate
coordinated street trees spaced to provide a continuous shade for pedestrians.
Connector streets shall be designed with non-contiguous sidewalks to allow the
street trees to be planted in a landscape strip between the curb and sidewalk.
The planting area shall be a minimum of four feet in width (i.e., West Ashcroft
Avenue adjacent to Lots 87-88 & 109-110 of Vesting Tentative Tract Map No.
6056/UGM).
31. Landscaping, which is compliant with the City of Fresno "Anti-Graffiti Landscaped
Buffer Development and Planting Standards," shall be required at all interior end-
blocks and adjacent to all required walls or fences that are accessible to the
public and shall be maintained in accordance with the Maintenance Obligations
stipulated herein below; or, in a manner which provides appropriate security and
is deemed acceptable to both the City of Fresno Development and Resource
Management and Public Works Departments.
32. The subdivider is required to provide street trees on all street frontages per
Fresno Municipal Code standards and is responsible for the dedication of public
planting and buffer landscape easements as determined by the Development
and Resource Management and Public Works Departments.
Conditions of Approval
Vesting Tentative Tract Map No. 6056/UGM
September 07, 2016
Page 9
a) Street trees shall be planted at the minimum rate of one tree for each 40 feet
of street frontage; or, one tree per home (whichever is greater) by the
developer.
i) The subdivider is required to provide irrigation for all street trees. The
irrigation system shall comply with FMC Section 15-2309.
• NOTE: Irrigation systems shall comply with the requirements of the
California Green Building Standards Code and/or the California Model
Water Efficient Landscape Ordinance and/or California Plumbing Code
as may be amended.
b) Streets with a sidewalk on only one side shall have two 15-gallon street trees
in the front of the lot on both sides of the street.
33. Provide a corner cut-off area at all entryways and intersections, where walls or
fences and/or landscaping are proposed and/or required, in accordance with
Section 15-2018 of the FMC.
a) Vegetation and/or structures, flagpoles, signs, fences or walls may not
exceed a height of three feet within the triangular sight-distance area formed
by the intersecting curb lines (or edge of pavement when no curb exists) and
a line joining points on these curb lines at a distance of 30 feet along both
lines from their intersection.
i) Trees that are located within the sight distance triangle shall have a
clearance of eight feet high minimum between the lowest portion of the
canopy and the sidewalk and street.
34. When the grading plan establishes a top of slope beyond the required landscape
strip/easement noted and the construction of the required wall(s) is to be
established coincident with the top of slope then the required minimum easement
width shall be expanded to include the full landscaped area up to the wall
location.
35. All proposed/required landscaped easements/buffers, open space areas,
pedestrian connections, entryways, pathways and/or private on-site landscaping
for street tree purposes shall be improved in accordance with landscape
improvement plans, which are to be submitted to the Development and Resource
Management Department for review and approval prior to Final Map approval.
Conditions of Approval
Vesting Tentative Tract Map No. 6056/UGM
September 07, 2016
Page 10
• NOTE: Lighting and fence/wall details for any proposed/required open
spaces areas or pedestrian connections shall be provided with the
submittal of the landscape improvement plans.
36. Maintenance of any/all required landscape easements and/or proposed Outlots
within the boundary of Vesting Tentative Tract Map No. 6056/UGM shall be
provided pursuant to the Maintenance Obligations stipulated herein below or in a
manner which provides appropriate security and is deemed acceptable to both
the City of Fresno Development and Resource Management and Public Works
Departments.
37. Comply with all street tree, buffer landscaping, median island, outlot, and trail
requirements included within the attached memorandum from the Department of
Public Works, Streets Division dated February 24, 2016.
STREETS AND RIGHTS-OF-WAY
38. 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.
38. The subdivider shall make provisions for disabled persons in accordance with the
Department of Public Works standards and as required by State law. Handicap
access ramps are required to be constructed in sidewalks at all corners within the
limits of the tract. Where street furniture is located within the sidewalk area (fire
hydrants, streetlights, etc.), a minimum of 48 inches of unobstructed path shall be
maintained to satisfy the American Disabilities Act requirements. If necessary,
dedicate a pedestrian easement to accommodate for the 4-foot minimum
unobstructed path requirement.
39. Comply with all of the requirements included within the attached Public Works
Department, Traffic and Engineering Services Division memorandums dated July
15, 2016 and July 28, 2016.
SANITARY SEWER SERVICE
The nearest sanitary sewer main to serve the proposed project are a 15-inch sewer
main located in the West Gettysburg Avenue alignment and an 8-inch main located in
North Bryan Avenue. The following water improvements shall be required prior to
providing City sanitary sewer service to the project:
Conditions of Approval
Vesting Tentative Tract Map No. 6056/UGM
September 07, 2016
Page 11
40. Comply with all of the requirements included within the attached Department of
Public Utilities, Planning and Engineering Division (Sanitary Sewer)
memorandum dated July 28, 2016.
WATER SERVICE
The nearest water mains to serve the proposed project are a 14-inch main located in
North Bryan Avenue and a 14-inch main located in North Hayes Avenue. The
following water improvements shall be required prior to providing City water service to
the project:
41. Comply with all of the requirements included within the attached Department of
Public Utilities, Water Division memorandum dated July 18, 2016
SOLID WASTE SERVICE
42. This tract will be serviced as Single Family Residential properties with Basic
Container Service (3 container - solid waste, green waste & recyclable material)
FIRE SERVICE
Fire service is available to the proposed tract subject to the following requirements.
43. Comply with all of the requirements included within the attached Fresno Fire
Department memorandum dated July 23, 2016.
FLOOD CONTROL AND DRAINAGE
44. 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
memorandums to the Development and Resource Management Department
dated August 12, 2016.
a) Any temporary basin constructed for or used by 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-98. The Fresno Mosquito and Abatement
Conditions of Approval
Vesting Tentative Tract Map No. 6056/UGM
September 07, 2016
Page 12
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 Metropolitan Area).
Attached hereto, and incorporated by reference, is a copy of the updated
Public Works Standard No. P-97 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.
COUNTY OF FRESNO DEPARTMENT OF PUBLIC HEALTH
45. Comply with all of the requirements included within the attached County of
Fresno, Department of Public Health memorandum dated July 16, 2016.
FRESNO IRRIGATION DISTRICT
46. Comply with all requirements included within the attached memorandum from the
Fresno Irrigation District (FID) dated July 25, 2016.
SAN JOAQUIN VALLEY AIR POLLUTION CONTROL DISTRICT
47. Comply with all requirements and the monitoring and reporting schedule included
within the attached memorandum from the San Joaquin Valley Air Pollution
Control District dated July 26, 2016.
RIGHT-OF-WAY ACQUISITION
48. The developer will be responsible for the acquisition of any necessary right-of-
way to construct any of the required improvements.
49. 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.
50. 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.
Conditions of Approval
Vesting Tentative Tract Map No. 6056/UGM
September 07, 2016
Page 13
51. 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.
52. 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.
MAINTENANCE OBLIGATIONS
The long term maintenance of all the items listed below is ultimately the responsibility of
the owner/developer:
53. With the exception of those areas which may be eligible for inclusion within the
Community Facilities District (CFD) as referenced herein below, obligations for
retention and maintenance of required end-block landscaped areas or strips for
all corner lots shall be the responsibility of the respective property owner(s) on
which the landscaped area is located.
a) Execute a covenant for all properties for which retention and maintenance of
an end-block landscaped area or strip on a corner lot is the responsibility of
the respective property owner prior to recordation of a Final Map.
• NOTE: The covenant shall disclose and acknowledge all
responsibilities associated with these conditions of approval to
prospective buyers when individual lots are sold and identify terms, as
appropriate, to assure compliance. The covenant shall be prepared in
a form approved by the City of Fresno.
54. Comply with all the requirements included within the attached Department of
Public Works, Traffic and Engineering Services Division memorandum regarding
Conditions for Maintenance Requirements dated August 01, 2016; and, the
following:
55. If the owner/developer chooses to be annexed into the City's CFD for
maintenance purposes, then an Annexation Request Package shall be submitted
to the Public Works Department for review, processing, and approval.
Conditions of Approval
Vesting Tentative Tract Map No. 6056/UGM
September 07, 2016
Page 14
• NOTE: Packages must be complete with all required information in
order to be accepted. The Annexation Request Form is available on-
line on the City of Fresno website (http://www.fresno:,gov) under the
Public Works Department Developer Doorway.
a) Construction plans for all features to be maintained by a CFD for a final map
shall be included in the final map submission to the Development Department
for processing. Where applicable, this shall include a Street Tree Location
and Street Tree Species (by street) map. Landscaping plans shall contain
actual tree and plant counts by species and include the areas (in square feet)
of turf, shrubs and trees, and sidewalks or other paved areas within all
landscaped areas.
• NOTE: The Department of Public Works will not be responsible for the
maintenance of any outlots if they are not included into the Community
Facilities District (CFD). If the outlots are to be included into the CFD,
the Department of Public Works will require that landscape and
irrigation plans be submitted with landscape buffer plans for approval
prior to inclusion into the CFD.
b) Proceedings to place the Final Map into a CFD shall not commence until the
Final Map, Landscape and Street Construction Plans are considered to be
technically correct.
c) If the developer/subdivider elects to petition for annexation into the City's
Community Facilities District, he/she shall be required to provide the City of
Fresno, Department of Public Works, with copies of signed acknowledgments
from each purchaser of a lot within the subdivision, attesting to the
purchasers understanding that the lot will have an annual maintenance
assessment and that he/she is aware of the estimated amount of the
assessment. 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.
52. Should the City Council or owner/developer choose not to include all of the
maintenance items or certain items listed above in a CFD, then the property
owner/developer shall be responsible for establishing a Home Owners'
Association (HOA) or other property based management mechanism which
provides for the maintenance of these items in a manner which provides
appropriate security and is deemed acceptable to both the City of Fresno
Development and Resource Management and Public Works Departments.
Conditions of Approval
Vesting Tentative Tract Map No. 6056/UGM
September 07, 2016
Page 15
a) The subdivider shall establish a Home Owners' Association (or other
approved mechanism) to perform the above listed maintenance
responsibilities pursuant to Article 40 of Chapter 15 of the Fresno Municipal
Code. The Declaration of Covenants, Conditions, and Restrictions (CC&R's)
described herein, shall among other things, specify level of effort, frequency,
and inspection of maintenance responsibilities, name the City as a third party
beneficiary for those provisions, and be subject to approval by the Director of
Public Works and the City Attorney's Office. Any amendment to the above
provisions or any other provision specifying any right of the City shall require
the prior written consent of the City.
• NOTE: Should the owner/developer elect to establish a Home
Owners' Association to perform maintenance obligations and assure
that said obligations are met, then the owner/developer may include
such other items as are deemed appropriate and necessary for the
sustainability of the subdivision and its amenities within the
responsibilities of the association.
b) The proposed Declaration of Covenants, Conditions, and Restrictions
(CC&Rs) and the proposed instruments for the homeowners association shall
be submitted to the Development and Resource Management Department for
review 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
Development and Resource Management Department Guidelines for
preparation of CC&Rs dated September 01, 1994.
DEVELOPMENT FEES AND CHARGES
This project is subject to the following fees and charges:
a. Applicable Flood Fees as determined by the Fresno Metropolitan Flood Control
District.
(Reference Fresno Metropolitan Flood Control District requirements
included herein above and notes below for further information)
SEWER CONNECTION CHARGES FEE RATE
b. Lateral Sewer Charge [1] $0.10/sq. ft. (to 100' depth)
Conditions of Approval
Vesting Tentative Tract Map No. 6056/UGM
September 07, 2016
Page 16
c. Oversize Charge [1] $0.05/sq. ft. (to 100' depth)
d. Trunk Sewer Charge [2] $419/living unit
Service Area: Cornelia
e. Wastewater Facilities Charge [3] $2,119/living unit
f. House Branch Sewer Charge [2] N/A
WATER CONNECTION CHARGES FEE RATE
h. 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.
h. Frontage Charge [1] $6.50/lineal foot
i. Transmission Grid Main Charge [1] $643/gross acre
(parcels 5 gross acres or more)
j. Transmission Grid Main
Bond Debt Service Charge [1] $243/gross acre
(parcels 5 gross acres or more)
k. UGM Water Supply Fee [2] $508/living unit
Service Area: 301s
I. Well Head Treatment Fee [2] $221/living unit
Service Area: 301
m. Recharge Fee [2] $0/living unit
Service Area: 301
n. 1994 Bond Debt Service [1] $60/living unit
Service Area: 301
CITYWIDE DEVELOPMENT IMPACT FEES FEE RATE
o. Fire Facilities Impact Fee — Citywide [4] $539/living unit
Conditions of Approval
Vesting Tentative Tract Map No. 6056/UGM
September 07, 2016
Page 17
p. Park Facility Impact Fee — Citywide [4] $2278/living unit
q. Quimby Parkland Dedication Fee [2] $1120/living unit
r. Citywide Regional Street Fee [3] $8,361/adj. acre
s. New Growth Area Major Street Fee [3] $18,790/adj. acre
t. Police Facilities Impact Fee — Citywide [4] $624/living unit
u. Traffic Signal Charge [1] $450.94/living unit
v. Street Acquisition/Construction Charge [2] N/A
Notes:
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. Please see the
attached memorandum from the Fresno Metropolitan Flood Control District (FMFCD) for
further information regarding considerations which may affect the fee obligation(s) or the
timing or form of fee payment.
On July 22, 2008, the Fresno County Board of Supervisors passed Ordinance No. 2008
— 023 requiring the payment of County Public Impact Facilities Impact Fees. The
effective date of this ordinance is September 20, 2008. Contact the County of Fresno,
Public Works and Planning Department to determine payment of this fee obligation.
Confirmation by the County of Fresno is required before the City of Fresno can issue
building permits. (The requirement to pay this fee is currently suspended by Fresno
County. However, payment of this fee may be required if the fee has been reinstated at
the time of issuance of building permits on the subject property.)
The Board of Directors of the Fresno County Regional Transportation Mitigation Fee
Agency approved Resolution No. 2009 — 01 requiring the payment of Regional
Transportation Mitigation Fee. The effective date of this resolution is January 1, 2010.
Contact the Council of Fresno County Governments (FCOG) to determine this fee
obligation. Confirmation by the FCOG is required before the City of Fresno can issue
building permits.
Conditions of Approval
Vesting Tentative Tract Map No. 6056/UGM
September 07, 2016
Page 18
* Living Unit Equivalents are calculated by multiplying the number of Net Acres by 5.8
Living Unit Equivalents for commercial or 3.0 Living Unit Equivalents for industrial to
arrive at the total number of Living Unit Equivalents.
**Upon occupancy of the project, the subdivider shall pay the appropriate sewer facility
charge pursuant to the Simple Tiered Equity Program (STEP) as determined by the
Department of Public Utilities, Wastewater Division, Environmental Services Section
(559-621-5153).
[1] Deferrable through Fee Deferral Covenant.
[2] Due at Final Map.
[3] Due at Building Permit.
[4] Due at Certificate of Occupancy.
DEPARTMENT OF PUBLIC WORKS
TOS Will Tackett, Supervising Planner
DARM, Planning Division
FROM: Hilary Kimber, Parks Supervisor II (559.621.1345)
Public Works, Street Maintenance Division
DATE: February 24, 2016
SUBJECT: Tract 6056; 4374 North Bryan Avenue (APN: 512-070-01; 17s; 19 and 48)
located on the southeast corner of North Bryan Avenue and West Gettysburg Avenue Alignment:
Avenues. The Department of Public Works has reviewed the Tentative Tract Map proposed by
Gary G. Gianetta dated December 14, 2015 and offers the following comments regarding the
requirements for landscaping and irrigation in the street right-of-ways, landscape easements,
outlots and median islands:
GENERAL REQUIREMENTS
STREET TREE REQUIREMENTS
1. The subdivider is required to provide street trees on all public street frontages per Fresno
Municipal Code and for the dedication of planting and buffer landscaping easements as
determined by the Planning Department. Street trees shall be planted at the minimum
rate of one tree for each 60' of street frontage or one tree per home (whichever is greater)
by the Developer. The subdivider is required to provide irrigation for all street trees. The
irrigation system shall comply with FMC 12-306-23, Water Efficient Landscape Standards
and AB 1881.
a. There are approximately 1105 linear feet of street frontage along N. Bryan Ave.
resulting in the requirement of eighteen (18) street trees. There is no designated
street tree for this location on N. Bryan Ave. Please choose an appropriate tree from
the list of Approved Street Trees.
b. There are approximately 1300 lineal feet of street frontage along the Gettysburg
Alignment that will become a Trail, therefore; approximately 20 trees will be required on
the south side of the trail to shade the walking locations.
2. Street Tree Planting by Developer: For those lots having internal street tree frontage
available for street tree planting, the developer shall plant one tree for each 60' of street
frontage, or one tree per lot having street frontage, whichever is greater. Tree planting
shall be within a 10' Public Planting and Utility Easement.
a. Street tree inspection fees shall be collected for each 60' of public street frontage or
one tree per lot whichever is greater.
b. Street trees shall be planted in accordance with the City of Fresno, Department of
Public Works "Standard Specifications."
c. Landscape plans for all public use areas, such as parkways, buffers, medians and
trails, shall be reviewed and approved by the Department of Public Works, Engineering
Services. A street tree planting permit shall be required for all residential street tree
planting.
d. Performance and payment securities, paid with final map, will be released when all
landscaping installed on public and/or city controlled property is in conformance with the
Specifications of the City of Fresno.
e. Upon acceptance of the required work, warranty security shall be furnished to or
retained by the city for guaranty and warranty of the work for a period of ninety days
following acceptance.
BUFFER LANDSCAPING & MAINTENANCE REQUIREMENTS
1. The subdivider shall provide long term maintenance for all proposed landscaped
areas by either petitioning for annexation in the Community Facilities District or by forming
a Home Owner's Association.
2. Maintenance Service Through Annexation into the Community Facilities District.
Landscape and Irrigation plans are required and shall be submitted to the Department of
Public Works for review and approval prior to a Council approval of the final map. Plans
shall be numbered to conform to and be included in the Department of Public Works street
construction plan set for the final map. Fees are applicable when the subdivider elects to
have landscaping maintained by annexing into the City's Community Facilities District.
A. Landscaping shall comply with Landscape Buffer Development Standards approved
by the City Council on October 2, 1990. Landscape and irrigation plans shall comply with
Sections 12-306-23 & 24 and 14-121 of the Fresno Municipal Code regarding Water
Efficient Landscaping and Buffer landscaping.
B. Should the proposed landscape buffers and/or parkway strips be located next to an
existing buffer and/or parkway strip, the planting concept shall simulate the adjacent
landscape design to present a more uniform appearance on the street. Variances in the
landscape concept will be acceptable, but the design of the new landscape buffer and/or
parkway strip shall strive to mimic the existing as much as possible.
C. Landscape plans shall indicate grades on a cross-section detail to include fencing or
wall details. All fencing shall be placed outside the landscape easement. Maximum
slopes shall not exceed 4:1 with 1 foot of level ground between the slope and the back of
the side walk and/or face of fence. Erosion control measures shall be implemented on all
slopes of 4:1, including the use of synthetic erosion control netting in combination with
ground cover species approved by the Department of Public Works/Engineering Services
Division.
D. The water meter(s) serving the buffer landscaping shall be sized for the anticipated
service flows.
E. No private flags, signs or identification of any kind shall be permitted in the right-of-way,
within the City - controlled easement or on the fence or wall facing the street.
F. Landscaping in the right-of-way and landscape setback adjacent to water well sites
shall be the responsibility of the City of Fresno Water Division and may not be included in
the CFD.
MEDIAN ISLAND LANDSCAPE REQUIREMENTS
1. When median islands front onto the proposed development project, applicants shall submit
Plans to the Public Works/Engineering Services showing the location and configuration of
all median islands fronting the proposed project.
2. The Public Works Department will review and evaluate existing median island(s) for a
determination of all required improvements prior to approval of Final Map.
3. Landscape and irrigation is required on all new construction of median islands and shall be
applied in accordance with the City of Fresno, Public Works Department Standards &
Specifications and FMC sections 12-306-24 and 12-306-23 and AB 1881. The Public
Works Department requires all proposed median islands to be constructed with a one foot
wide colored concrete strips, flush along curb edge, in a 12 inch by 12 inch brick red slate
pattern.
4. Trees shall not be planted in sections which are less than eight (8) feet wide unless
approved by the Public Works Department. Sections less than eight (8) feet shall be
capped with concrete as an integral part of the off site improvements, whether the median
is landscaped or not.
OUTLOTS
1. The Department of Public Works will not be responsible for the maintenance of any outlots
if they are not included into the Community Facilities District(CFD). If the outlots are to be
included into the CFD, the Department of Public Works will require approved landscape
and irrigation plans to be submitted with landscape buffer plans prior to inclusion into the
CFD.
2. Outlots which are utilized for water well purposes will not be included in the CFD. The
Water Division Department in Public Utilities will provide the maintenance of all plant
material on the well site.
3.
TRAIL REQUIREMENTS
1. The trail shall be constructed in accordance with the "Master Trails Manual' and the Public
Works Department standards. The subdivider is responsible for the trail construction.
The subdivider is responsible for all landscape and irrigation improvements for and within
the trail. Construction plans shall be submitted and shall include landscaping and
automatic drip irrigation design. Trail cross-sections will be required with submittal of
Street Plans and Landscaping/Irrigation Plans for review and approval. These plans shall be
in compliance with current City standards and approved by the Department of Public Works.
Landscaping within the regional/multipurpose trail shall include large, medium and
low-growing shrubs planted from 3 to 6 feet apart depending on variety, and trees spaced
approximately 25 to 45 feet apart to provide 50% shade coverage onto the planting area and
pathway. Landscaping adjacent to walls or fences shall comply with "Landscaped Buffer
Development Standards." All planting areas shall be irrigated with an automatic system.
City of
!'flsflC' k
rnll� ::V4&V PUBLIC WORKS DEPARTMENT
City Hall Scott L.Mozier,P.E.
2600 Fresno Street,0 Floor Public Works Director
Fresno,California 93721
Ph.(559)621-8800
www fresco gov
July 15, 2016
Will Tackett, Supervising Planner
Development and Resources Management Department
2600 Fresno Street, Td Floor
Fresno, CA 93721
SUBJECT: REVIEW OF THE TRAFFIC IMPACT ANALYSIS (TIA) DATED MAY 6, 2016 FOR
THE PROPOSED TRACT 6056, ON THE SOUTHEAST CORNER OF
GETTYSBURG AND BRYAN AVENUES
TIS 16-008
PROJECT OVERVIEW
We have reviewed the Traffic Impact Analysis (TIA) prepared by JLB Traffic Engineering, Inc.
for the proposed Tract 6056, "project", which plans to construct approximately,179 single family
dwelling units on approximately 30.25 acres on the southeast corners of Gettysburg and Bryan
Avenues.
The TIA evaluated the impacts of the project by analyzing eight (8) intersections and four (4)
roadway segments in the vicinity of the project during the AM and PM peak hours. Vehicle trips
projected to be generated by the project were calculated using the ITE Trip Generation Manual,
9`n Edition. The following table includes the daily (ADT), AM and PM peak hour trips projected
to be generated by the project as shown in the TIS:
Weekday
AM PM
Land Use Size ADT Peak Hour Peak Hour
In__ Out Total In Out Total
Single Family Detached
Housing 179 DU 1,704 34 100 134 113 66 179
ITE Code 210)
DU=dwelling units
Based on the analyses included in the TIA, the intersections of Bryan and Ashlan Avenues and
Polk and Ashlan Avenues are currently operating below the Traffic Impact Zone (TIZ) III level of
service (LOS) standard of LOS D during the AM peak hour. All of the study roadway segments
are currently operating above the TIZ III LOS D standard.
With the addition of the project, the intersections of Bryan and Ashlan Avenues and Polka and
Ashlan Avenues will continue to operate below TIZ III standard D in the AM peak hour. The
Page 1 of 3 '
roadway segments are projected to continue to operate above the TIZ III LOS D standard with
the addition of the project.
The TIA analyzed the operational impacts with the addition of approved/pending projects and
the proposed project. The intersections of Bryan and Shaw Avenues, Hayes and Shaw
Avenues, Bryan and Ashlan Avenues, Hayes and Ashlan Avenues, and Polk and Ashlan
Avenues are projected to operate below the TIZ III LOS D standard. All study roadway
segments are projected to continue to operate above the TIZ III LOS D standard with the
addition of the proposed project and all approved/pending projects.
The TIA identified operational deficiencies at seven of the study intersections in the Cumulative
Year 2035 analyses. Based on the analyses shown in the TIA, all study segments are projected
to operate acceptably in the Cumulative Year 2035 scenarios.
GENERAL COMMENTS and CONDITIONS
1. This project shall pay its Traffic Signal Mitigation Impact (TSMI) Fee of $47.12 per ADT,
per the Master Fee Schedule, at the time of building permit. Based on the weekday total
ADT of 1,704 for the proposed project, the fee would be $80,292.48 payable at the time of
the building permit.
The TSMI fee facilitates project impact mitigation to the City of Fresno Traffic Signal
infrastructure so that costs are applied to each new project/building based on the
generated ADT. The TSMI fee is credited against traffic signal installation/modifications
and/or Intelligent Transportation System (ITS) improvements (constructed at their ultimate
location) that plan to build out the 2035 General Plan circulation element and are included
in the Nexus Study for the TSMI fee. The TSMI fee is regularly updated as new traffic
signals are added, new grant funds offset developer improvement costs, and/or
construction costs increase/decrease. If the project is conditioned with traffic signal
improvements in excess of their TSMI fee amount, the applicant may apply for fee credits
(security/bonding and/or developer agreement required) and/or reimbursement for work in
excess of their fee as long as the infrastructure is in place at the ultimate location. The
applicant should work with the Public Works Department and identify, with a Professional
Engineers estimate, the costs associated with the improvements prior to paying the TSMI
fee to determine any applicable fee credits and/or reimbursements.
For project specific impacts that are not consistent with the 2035 General Plan, Public
Works Standards, and/or are not incorporated into the TSMI fees, the infrastructure costs
will not be eligible for reimbursement unless the City Engineer and City Traffic Engineer
include the new traffic signal and/or ITS infrastructure in the next TSMI fee update and the
applicant agrees to pay the new TSMI fee that includes the new infrastructure. Failure to
pay this fee or construct improvements that are credited/reimbursable with this fee will
result in a significant unmitigated impact as this fee is applied to all projects within the City
Sphere of Influence.
Page 2 of 3
2. This project shall pay its Fresno Major Street Impact (FMSI) Fee, which will be determined
at time of building permit. This FMSI fee is creditable towards major street roadway
improvements included in the nexus study for the FMSI fee.
3. The project shall pay the Regional Transportation Mitigation Fee (RTMF). Pay the RTMF
fee to the Joint Powers Agency located at 2035 Tulare Street, Suite 201, Fresno, CA
93721; (559) 233-4148, ext. 200; www.fresnocog.org. Provide proof of payment or
exemption, based on vesting rights, prior to issuance of building permits.
4. The proposed project shall pay the $288 Traffic Impact Study review fee for review of the
document. Proof of payment shall be provided to the Traffic & Engineering Services
Division.
5. The proposed project shall make necessary improvements and right-of-way and public
easement dedications along adjacent public street(s) and within the site boundaries per
City of Fresno standards/requirements.
6. The proposed site plan shall be reviewed and approved by the City of Fresno Traffic &
Engineering Services Division, Traffic Planning Section.
If you have any further questions regarding this matter, please contact me at (559) 621-8792 or
jill.gormley(dfresno.gov .
Sincerely,
Jill C ormley, TE
City Traffic Engineer/Traffic Engineering Manager
Public Works Department, Traffic & Engineering Services
C Copy filed with Traffic Impact Study
Louise Gilio,Traffic Planning Supervisor
Jose Benavides,JLB Engineering,Inc.
Page 3 of 3
City of
FREW-40
DATE July 28, 2016
TO: Will Tackett
Development and Resource Management Department
THROUGH: Andrew Benelli, PE ��
Assistant Director
Public Works Department, raffic& Engineering Services Division
FROM Louise Gilio, Traffic Planning Supervisor
Public Works Department, Traffic& Engineering Services Divisio
SUBJECT Public Works Conditions of Approval
TT 6056, 4356 North Bryan Avenue
Ashlan and Hayes Investments /Gary Giannetta
The Public Works Department, Traffic and Engineering Services Division, 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.
Provide the following information on the tentative map and/or complete the following,REM
Planning Commission.
1. Revise the proposed layout to meet current Public Works Standards. Revise the proposed
layout to comply with cross sections that are approved by the City Engineer.
2. Provide a geometrically approved drawing (GAD)for the proposed Gettysburg alignment that
identifies the high voltage lines and the proposed intersections at Hayes and Bryan.
General Conditions:
1. All streets and pedestrian ways shall connect to other streets and pedestrian ways to form a
continuous vehicular and pedestrian network with connections within the subdivision and to
adjacent development. Pedestrian paths of travel must meet current accessibility regulations.
Identify ramps within the proposed subdivision wherever sidewalks are provided. We
recommend sidewalks on both sides.
2. Garage setbacks: We recommend 18' minimum from the back of walk to the garage.
3. Pedestrian Easements: Identify all pedestrian easements on the map.
4. Overhead Utilities: 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.
5. Design local streets with a minimum of 250' radius.
6. Local street lengths exceeding 800' and four way intersections may require traffic calming
measures.
7. Dead-end Streets: Any temporary dead-end streets created by this subdivision shall be properly
barricaded in accordance with the Public Works Standard P-100. Identify and provide a
temporary turn around or as approved on the street plans.
8. Outlots: If the subdivider seeks to dedicate to the City, in fee, an outlot for open space
purposes, subdivider shall prove to the City that the outlot is free of toxic or hazardous materials
Page 1 of 9
T Uraffic Planningl_CONDITIONS OF APPROVAUTRACT MAPS160001T-6056 GETTYSBURGIT-6056 BRYAN 4356 N.doc
pursuant to the requirements of City Administrative Order 8-1, including, but not limited to,
performing a Phase I Soils Investigation. The soils Investigation report shall be submitted to the
Public Works Department for review and approval. The subdivider must obtain Public Works
approval of the soils investigation report and complete any mitigation work identified by the soils
investigation prior to subdivider's submittal of the Final Map to the Development Department.
Any and all costs associated of the soils investigation and any required mitigation work shall be
performed at the sole expense of the subdivider.
9. Plan_SUhmlttal: Submit the following plans, as applicable, in a single package, to the Public
Works Department for review and approval: Street: construction, signing, striping, traffic signal
and streetlight and Trail: construction, grading, lighting, striping, signing, landscape and
irrigation.
10. The construction of any overhead, surface or sub-surface structures and appurtenances in the
public right of way is prohibited unless an encroachment covenant is approved by the City of
Fresno Public Works Department, Traffic and Engineering Services Division, (559) 621-8681.
Encroachment permits must be approved prior to issuance of building permits.
11. Street widening and transitions shall also include utility relocations and necessary dedications.
12. Private Irrigation Pipe: If not abandoned, the developer shall enter into an agreement with
owner of the private canal providing for piping the canal and submit an executed copy of the
agreement or commitment letter from the owner of the private canal to the Development and
Resource Management Department. All piping shall be located outside of the proposed street
n ht of way Any piping across city streets shall be rubber gasketed reinforced concrete pipe
(RGRCP) constructed perpendicular to the street. Submit engineered plans to Public Works
Department, Traffic and Engineering Services Division for review and approval. Identify the
proposed easement and provide a final cross sectional detail on the map.
Frontage improvement Requirements:
Public Streets:
Bryan Avenue: Modified Collector (2-lanes on west side , 1-1ane on east side wl 2-way left
1. Dedication Requirements
a. Dedicate 42'-50' of property, from section line, for public street purposes, within the limits of
this application, per Public Works Standards. See attachment.
b. Dedicate a corner cuts for public street purposes at the intersection of Bryan and "C" Avenue.
c. Relinquish direct vehicular access rights to Bryan Avenue from all lots within this subdivision.
2. Construct:
a. Construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The curb shall be
constructed to a 12' residential pattern. Construct a 6' residential sidewalk per Public Works
Standard P-53.
b. Construct 20' of permanent paving (measured from face of curb) within the limits of this sub-
division.
c. 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,
Page 2 of 9
T:\Traffic Plan ning\_CONDITIONS OF APPROVAUTRACT MAPS\6000\T-6056 GETTYSBURG\T-6056 BRYAN 4356 N.doc
Gettysburg Avenue: Collector
1. Dedication Requirements
a. Dedicate 36'- 44' on the south side and 31' on the north side of property, from center line, for
public street purposes, within the limits of this application, per Public Works Standard P-54.
Center line shall be established per Official Plan Line No. 111. Obtain right of way located
outside the limits of this Mo.
b. Dedicate corner cuts for public street purposes at the intersection of Gettysburg and Bryan
and Gettysburg and "N" Avenue.
c. Dedicate a 26' (minimum) easement for Bike, Pedestrian and Landscape (BPLE) purposes
only. (Additional right of way may be required for grading and drainage purposes.) Combine
the Landscape easement with the BPLE.
d. Relinquish direct vehicular access rights to Gettysburg Avenue from all lots within this
subdivision.
2. Construct:
a. Construct concrete curb and gutter to Public Works Standard P-5. The curb shall be
constructed to a 12' pattern.
b. Construct a 12' wide Bike and Pedestrian Class I Trail, complete with lighting, signing,
striping and landscaping, per the 2035 Fresno General Plan, the Public Works Standards P-
58, P-59, P-60, P-61 and the Caltrans Highway Design Manual. Identify route on the map
complete with a cross section.
c. Construct an 80' bus bay curb and gutter at the southeast corner of Gettysburg and Bryan to
Public Works Standard P-73, complete with a 10' monolithic sidewalk.
d. Construct 20' of permanent paving (measured from face of curb) within the limits of this sub-
division.
e. 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.
N Avenue: Local
1 Dedication Requirements
a. Dedicate 56'-80' of property, from center line, for public street purposes, within the limits of
this application, per Public Works Standards.
b. Dedicate a corner cut for public street purposes at the intersection of Gettysburg and N.
c. Relinquish direct vehicular access to N Avenue from lots 23, 24, 25 and 26.
2 Construction Requirements:
a. Construct 18' of permanent paving along each side per Public Works Standards, within the
limits of this application and transition paving as necessary.
b. Construct standard curb ramps per Public Works Standard P-28, based on a 20' radius.
c. Construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The curb shall be
constructed to a 10' and 17' residential patterns. Revise the cross section to show 5 '/2'
from curb to walk - 4' sidewalk and 1/2' from back of walk to ri ht of way. Planting of
street trees shall conform to the minimum spacing guidelines as stated in the Standard
Specification, Section 26-2,11(C).
d. Construct an underground street lighting system to Public Works Standard E-2 within the
limits of this application. Spacing and design shall conform to Public Works Standards.
Page 3 of 9
T:\Traffic Plan ning\_CONDITIONS OF APPROVAUTRACT MAPS\6000\T-6056 GETTYSBURG\T-6056 BRYAN 4356 N.doc
Interior Streets:
Dedicate, design and construct all curb, gutter, sidewalk, permanent paving, cul-de-sacs, easements and
underground street lighting systems on all interior local streets to Public Works Standard P-56. All
driveways shall be constructed to Public Works Standards. Pedestrian easements are required behind
driveways with sidewalk patterns less than 10' with a 6" curb_
Specific Mitigation Requirements: This tract will generate 134 a.m. / 179 p.m. peak hour trips;
therefore, a Traffic Impact Study (TIS) is required and has been submitted. Comply with the mitigation
measure requirements of the Traffic Engineering Manager in the attached letter dated July 15, 2016.
1. Relinquish direct vehicular access rights to :
a. the north property line of lot 131.
b. the south property line of lot 179.
2. The first order of work shall include a minimum of two points of vehicular access to the major
streets for any phase of this development.
3. Full offsite improvements adjacent to the proposed remainders shall be required for public health
and safety and the orderly development of the surrounding area. Reference "The Subdivision
Map Act", Chapter 1, Section 66424.6.
4. Ashcroft Avenue: Dedicate an additional 13' of street right of way on the south side of Ashcroft.
Dedication is outside of the proposed boundary. Construct 12'of pavement with a six inch asphalt
concrete dike.
5. "l-" Street: Remove the additional 54' dedications from the proposed remainder. The exact
location of future improvements will be determined at the time of development.
6. Revise cross sections for 56' street and "C" on the map. 10' pattern= 5 '/2' min. from face of curb
to walk-4' min. walk -1/2' from back of walk to right of way.
7. 45.5' and 47' cross sections: Revise to Public Works Standards or revise to a x-section pre-
approved Fire and Public Works and signed by the Assistant Public Works Director.
8. Private Pipe: Identify the proposed easement on the map.
9. Identify the existing and proposed street right of way.
Traffic Signal Mitigation Impact (TSIVII) Fee: This project shall pay the current 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 for single family units (fee rate as shown in the Master
Fee Schedule).
TSMI fee is credited against traffic signal and Intelligent Transportation System (ITS) improvements,
provided that the improvements are; constructed at ultimate locations, contained within the build out of
the 2035 General Plan circulation element and are included in the latest Nexus Analysis for TSMI fee.
Project specific impacts that are not consistent with the 2035 General Plan, Public Works Standard
Drawings or not incorporated in the TSMI fee infrastructure costs, are not reimbursable unless the City
Engineer and City Traffic Engineer include the new traffic signal and/or ITS improvements in the next
update; upon the inclusion of the added infrastructure, the applicant shall agree to pay the newly
calculated TSMI fee that includes the new infrastructure. Failure to pay this fee or construct
improvements that are credited / reimbursable with this fee will result in a significant unmitigated impact
as this fee is applied to all projects within the City Sphere of Influence. If the applicant is conditioned with
improvements that are credited / reimbursable with this fee, they should work with the Department of
Public Works and identify, with a Professional Engineer's estimate, the costs associated with the
improvements, prior to paying the TSMI fee at time of building permit
Page 4 of 9
T:\Traffic Planning\_CONDITIONS OF APPROVAUTRACT MAPS\6000\T-6056 GETTYSBURG\T-6056 BRYAN 4356 N.doc
1. Gettysburg Avenue: Collector: Install a signal pole with a 150-watt equivalent LED safety light and
an oversize street sign to Public Works Standards at the southeast corner of Gettysburg Avenue
and Bryan Avenue.
Fresno Major Street Impact(FMSI) Fee :_This Map is in the New Growth Area; therefore pay all
applicable growth area fees and City-wide regional street impact fees.
Fresno Maior Street Impact(FIVISI) Requirements:
Bryan Avenue: Collector (Growth Area Street)
1. Dedicate and construct (1) 17' center section travel lanes and a 12' center two-way left turn lane
within the limits of this subdivision. Stripe 200' left turn pockets at all major intersections. An
additional 12' of paving shall be required to accommodate the 250' left turn pockets. Dedication
shall be sufficient to accommodate additional paving and any other grading or transitions as
necessary based on a 45 MPH design speed.
Gettysburg Avenue: Collector(Growth Area Street
1. Dedicate and construct (2) 17' center section travel lanes and a 12' center two-way left turn lane
within the limits of this subdivision and continue to Hates. Stripe 200' left turn pockets at all major
intersections. An additional 12' of paving shall be required to accommodate the 250' left turn
pockets. If not existing, an additional 8' dedication is required beyond the edge of pavement.
Dedication shall be sufficient to accommodate additional paving and any other grading or
transitions as necessary based on a 45 MPH design speed.
ReMonal Transportation Mitigation Fee(RTMF); Pay all applicable RTMF fees to the Joint Powers
Agency located at 2035 Tulare Street, Suite 201, Fresno, CA 93721; (559) 233-4148 ext. 200;
www.fresnoca .or . Provide proof of payment or exemption prior to certificate of occupancy.
Page 5 of 9
TATraffic Plan ningl_CONDITIONS OF APPROVAUTRACT MAPS160001T-6056 GETTYSBURGIT-6056 BRYAN 4356 N.doc
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T:\Traffic Planning\_CONDITIONS OF APPROVAL\TRACT MAPS\6000\T-6056 GETTYSBURG\T-6056 BRYAN 4356 N.doc
City of �0&COHSFry�,a
FRESNO a��
DEPARTMENT OF PUBLIC UTILITIES
ADMINISTRATION DIVISION (DPU
MEMORANDUM
"Va.
Date: July 28, 2016 Providing Life's Essential Services
To: WILL TACKET, Supervising Planner
Planning and Development
From: KEVIN GRAY, Supervising Engineering Technician
Department of Public Utilities, Planning and Engineering Division
c -
Subject: SEWER REQUIREMENTS FOR VESTING TENTATIVE TRACT MAP 6056/UGM
General
Vesting Tentative Map of Tract No. 6056/UGM was filed by Gary Giannetta of Giannetta
Consulting Civil Engineering, on behalf of Wathen Castanos Peterson Homes, and pertains to
±30.25 net acres property located on the east side of North Bryan Avenue between West
Ashlan Avenue and West Gettysburg Avenue Alignment, 4356 North Bryan Avenue &APN:
512-070-01, 17s, 19, and 48. Vesting Tentative Tract Map No. 6056/UGM proposes to
subdivide the subject property for purposes of creating a 179-lot single family residential
subdivision with public streets and park lot.
Sewer Requirements
The nearest sanitary sewer main to serve the proposed project is a15-inch sewer main located
in the easement in the West Gettysburg Avenue Alignment and an 8-inch sewer main located in
Bryan Avenue. Sanitary Sewer facilities are available to provide service to the site subject to the
following requirements:
1. All sanitary sewer mains shall be extended within the proposed tract to provide service
to each lot.
2. Installation of sewer house branch(s) shall be required.
3. Separate sewer house branches are required for each lot
4. On-site sanitary sewer facilities shall be private.
5. Abandon any existing on-site private septic systems.
6. All underground utilities shall be installed prior to permanent street paving.
7. Street easements and/or deeds shall be recorded prior to approval of improvement
plans.
yep 1 A Nationally Accredited Public Utility Agency
.v.Y•h
8. A Preliminary sewer design layout shall be prepared by the Developer's Engineer and
submitted to the Department of Public Utilities for review,and conceptual approvals prior
to submittal or acceptance of the developers final map and engineered plan & profile
improvement drawing for City review
9. Engineered improvement plans prepared by a Registered Civil Engineer shall be
submitted for Department of Public Utilities review and approvals for proposed additions
to the City Sewer System.
10.All public sanitary sewer facilities shall be constructed in accordance with City
Standards, specifications, and policies.
Sanitary Sewer Fees
The following Sewer Connection Charges are due and shall be paid for the Project:
1. Lateral Sewer Charge.
2. Oversize Sewer Charge 39.
3. Trunk Sewer Charge: Grantland
4. Wastewater Facility Charge (Residential Only)
City of "IVY
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DEPARTMENT OF PUBLIC UTILITIES—WATER DIVISION qODPUMEMORANDUMs 'wiwAst
DATE: July 18, 2016 Providing Life's EssenrlaISemas
TO: WILL TACKETT, Supervising Planner
Development and Resource Management Department—Current Planning
THROUGH: MICHAEL CARBAJAL, Division Manager
Department of Public Utilities —Water Division
FROM: ROBERT DIAZ, Senior Engineering Technician
Department of Public Utilities—Water Division
SUBJECT: WATER REQUIREMENTS FOR VESTING TENTATIVE TRACT T-6056
General
Vesting Tentative Map of Tract No. 6056/UGM was filed by Gary Giannetta of Giannetta
Consulting Civil Engineering, on behalf of Wathen Castanos Peterson Homes, and
pertains to ±30.25 net acres property located on the east side of North Bryan Avenue
between West Ashlan Avenue and West Gettysburg Avenue Alignment, 4356 North
Bryan Avenue & APN: 512-070-01, 17s, 19, and 48. Vesting Tentative Tract Map No.
6056/UGM proposes to subdivide the subject property for purposes of creating a 179-lot
single family residential subdivision with public streets and park lot.
Water Service
The nearest water mains to serve the proposed project are a 14-inch main located in
North Bryan Avenue and a 14-inch main located in North Hayes Avenue. Water
facilities are available to provide service to the site subject to the following
requirements:
1. Construct a 14-inch water main (including installation of City fire hydrants) in
West Gettysburg Avenue from North Bryan Avenue east to North Hayes Avenue.
2. Water mains (including installation of City fire hydrants) shall be extended within
the proposed tract to provide service to each lot.
3. Separate water services with meter boxes shall be provided to each lot created.
4. Destruct any existing on-site well in compliance with the State of California Well
144,. A Nationally Accredited Public Utility Agency
Standards, Bulletin 74-81 and 74-90 or current revisions issued by California
Department of Water Resources and City of Fresno standards.
5. Engineered improvement plans prepared by a Registered Civil Engineer are
required for proposed additions to the City Water System.
6. All Public water facilities shall be constructed in accordance with The Department
of Public Works standards, specifications, and policies.
Water Fees
The following Water Connection Charges and fees shall be paid for the project.
1. Wet-ties,Water service(s) and/or meter(s) installation(s)
2. UGM Water Supply Area Number: 101s
City of
CdCd5&■ � �f
FIRE DEPARTMENT
DATE: July 23, 2016
TO: WILL TACKETT, Supervising Planner
Development Department/Current Planning
FROM BYRON BEAGLES, Fire Prevention Engineer
Fire Department, Prevention Technical Services Division
SUBJECT: TENTATIVE TRACT MAP NO. 6056/UGM
This is a 179 lot public street single family home subdivision division at the south east
corner of W. Gettysburg and N. Bryan. The Fire Department's conditions of approval
include the following:
Proposed tract is located within 3.0 miles from temporary Fire Station 18 as well as the
permanent station location on W. Shaw, west of N. Bryan.
Provide fire hydrants and fire flow per Public Utilities standards for single family residential
development. The fire hydrant system shall be in service before delivery of lumber on site
unless otherwise approved with a temporary water supply for model home construction.
All construction work on this project is subject to interruption if the road system becomes
impassable for fire apparatus. Access roadways during construction shall be paved or
provided with an all-weather driving surface approved by the Fire Department.
Interior street sections of 45.5 feet and 47 feet do not comply with current Public Works
Standards but the effective street width of 357' as measured to flow line is acceptable to
FFD.
The entrance streets are spilt with medians creating 18 foot travel lanes. The curbs for
these travel lanes must be signed "NO PARKING" or red curbed.
No section detail was provided for the W. Ashcroft right of way, it is dimensioned at 28'
and actual street width is unknown but assumed less than 28' (min. PW standard is 22'),
and both curbs need to be designated "NO PARKING"
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT File Nn.210 45
NOTICE OF REQUIREMENTS
Pagel of 5
PUBLIC AGENCY DEVELOPER
WILL TACKETT ANDREA WEAVER,WATHEN CASTANOS
DEVELOPMENT SERVICES/PLANNING PETERSON HOMES
CITY OF FRESNO 802 W.PINEDALE AVE., SUITE 104
2600 FRESNO STREET,ROOM 3043 FRESNO,CA 93711
FRESNO,CA 93721-3604
PROJECT NO: 6056
ADDRESS: SEC BRYAN AND GETTYSBURG A
APN: 512-070-01 SENT:
Drainage Area(s) Preliminary Fee(s) Development Review Fee(s)
Service Chargc(sl
EO $301,332.00 NOR Review $1,399.00 To be paid prior to release of District comments to Public
Agency and Developer.
Grading Plan Review $3,905.00 Amount to be submitted with Fust grading plan submittal
Slorin Drain Plan Review For amount of fee.refer to www.fresnofloodconlrol.org for form to fill out
and submit with first storm drainplan submittal(blank copy attached).
Total Drainage Fee: $301,332.00 Total service Charge: $5,304.00
The proposed development will generate storm runoff which produces potentially significant environmental impacts and which
must be properly discharged and mitigated pumsuanl to the California Environmental Quality Act and the National Environmental
Policy Act.The 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 flan by this development project will satisfy the
drainage related CEQA/NEPA impact of the project mitigation requirements. ■
Pursuant to the District's Development Review Fee Policy,the subject project shall pay review fees for issuance of this Notice of
Requirements(NOR)and any plan submittals requiring the District's reviews.The NOR fee shall be paid to the District by
Developer before the Notice of Requirement will be submitted to the City.The Grading Plan fee shall be paid upon first
submittal.The Storm Drain Plan fee shall be paid prior to return/pick up of first submittal.
The proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance prior to issuance of a building permit
at the rates in effect at the time of such issuance.The fee indicated above is valid through 2/28/17 based on the site plan
submitted to the District on 6/30/16 Contact FMFCD for a revised fee in cases where changes are made in the proposed site plan
which materially alter the proposed impervious area.
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.
Fees may be calculated based on the actual percentage of runoff if different than that typical for the zone district under
b.) 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.
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.
Any request for a drainage fee refund requires the entitlement cancellation and a written request addressed to the
f.) General Manager of the District within 60 days from payment of the fee.A non refundable$300 Administration fee or
5%of the refund whichever is less will be retained without fee credit.
5469 E.OLIVE-FRESNO,CA 93727-(559)456-3292-FAX(559)456-3194
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 2 of 5
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
_ The grading and drainage patterns shown on the site plan conform to the adopted Storm Drainage and
C. Flood Control Master Plan.
2. The proposed development shall construct and/or dedicate Storm Drainage and Flood Control Master Plan facilities
located within the development or necessitated by any off-site improvements required by the approving agency:
X Developer shall construct facilities as shown on Exhibit No. 1 as "MASTER PLAN FACILITIES TO BE
CONSTRUCTED BY DEVELOPER".
None required.
3. The following final improvement plans and information shall be submitted to the District for review prior to final
development approval:
X Grading Plan
AL- Street Plan
X Storm Drain Plan
X Water&Sewer Plan
X Final Map
X Drainage Report(to be submitted with tentative map)
Other
None Required
4. Availability of drainage facilities:
Permanent drainage service is available provided the developer can verify to the satisfaction of the City
a' 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..
_ Permanent drainage service will not be available. The District recommends temporary facilities until
C. permanent service is available.
X 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,necessitating appropriate floodplain management action. (See attached
Floodplain Policy.)
X Does not appear to be located within a flood prone area.
6. The subject site contains a portion of a canal or pipeline that is used to manage recharge,storm water,
and/or flood flows.The existing capacity must be preserved as part of site development.Additionally,site
development may not interfere with the ability to operate and maintain the canal or pipeline.
5469 E.OLIVE-FRESNO,CA 93727-(559)456-3292-FAX(559)456-3194
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 3 of 5
7. The Federal Clean Water Act and the State General Permits for Storm Water Discharges Associated with M"
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)permitting,to implement controls to reduce pollutants,prohibit the
discharge of waters other than storm water to the municipal storm drain system,and meet water quality standards.
These requirements apply both to pollutants generated during construction,and to those which may be generated by
operations at the development after construction.
a. State General Permit for Storm Water Discharges Associated with Construction Activities,effective July
1,2010,as amended. A State General Construction Permit is required for all clearing,grading,and
disturbances to the ground that result in soil disturbance of at least one acre(or less than one acre)if part
of a larger common plan of development or sale). Permittees are required to: submit a Notice of Intent
and Permit Registration Documents 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 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.
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.
S. 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.
9. 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.
10. X See Exhibit No. 2 for additional comments,recommendations and requirements.
Peter Sanchez R k Lyons
District Engineer Project Engineer
5469 E.OLIVE FRESNO,CA 93727-(559)456-3292-FAX(559)456-3194
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 4 of 5
CC:
GARY G.GIANNETTA
1119 S STREET
FRESNO,CA 93721
z
0
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m
5469 E.OLIVE-FRESNO,CA 93727-(559)456-3292-FAX(559)456-3194
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 5 of 5
Pursuant to the District's Development Review Fee Policy,the subject pro,jecl shall pay review fees in the amount identified below For Storm 11111 LIHJU;ca
Storm Drain Review.The fec shall be paid to the District by Developer wilh first plan submittal.Checks shall be made out to Fresno Coa sheet
Metropolitan Flood Control District.
n ,� 15"Concrete Pipes$63 UO LF on
TRACT
eRA
Application No. FR 1 C 1T 6056 18"Concrete Pipes$67,00 LF
24"Concrete Pipes$75 00 LF
Name/Business ANDREA WEAVER,WATHEN CASTANOS PETERSON HOMES 30"Conciete Pipes$8900 LF
36"Conraete Pipes$104.00 LF
Project Address SEC BRYAN AND GETTYSBURG 42"Concreee Pipes$121.00 LF
Project APN(s) 512-070-01 48"Conciete Pipes$142,00 LF
54"Concrete Pipes$172,00 LF
Project Acres(gross) 32.54 60"Concrete Pipes$202.00 LF
66"Concrete Pipes$238.00 LF
Please fill in the table below of proposed storm drain facilities to be constructed with this development and return completed form With 72"Concrete Pipers$276 00 LP
first plan submittal.Ifyou have any questions or concerns regarding the construction of facilities list,you can contact the Fresno 84"Concrete Pipes$308 00 LF
Metropolitan Flood Control District at 559-456-3292.
96"Concrete Pipes$333 00 LF
Description Qty Unit Price Amount I S"Jacked Pipes$525.00 LF
18"Jacked Pipes$575.00 LF
24"Jacked Pipes$650.00 LF
30"Jacked Pipes$725.00 LF
36"Jacked Pipes 5800.00 LF
42"Jacked Pipes$850.00 LF
48"Jacked Pipes$900.00 IF
54".lacked Pipes$975.00 LF
60"lacked Pipes$1,050.00 LF
66"Jacked Pipes$1,150.00 LF
72"Jacked Pipes$1,300-00 L1'
84"Jacked Pipes$1.450.00 LF
Manholes$3,750.00 EA
Inlets&Lateials$4,450.00 FA
Outfalls$8.500 00 EA
Canal Oulfalls$9,000 00 EA
Basm Excavation$0'5 CY
IMPROVEMENTS ADJACENT
TO BASIN
Fence,Pad,and Gale$20.00 LF
Mowslrip 517 50 LF
Arsenal Paving$62 00 LF
Local Paving$4150 LF
Estimated Construction Cost _ Curb and Gutter$18 25 LF
Side"alk$36 00 LF
e�:wuwt•Ic�t.c,a1
Sewer Line$21-00 LF
ti7;,,pU phis 'il the zol ,tiucunu Cntrb I oi;il $9.762.011 Water Line$24.00 LF
Sweet Lights$21 00 LF
Amount Due
�^ Pwnp Slaiiort'Intakc$375.000 00 EA
5469 E.OLIVE-FRESNO,CA 93727-(559)456-3292-FAX(559)456-3194
NOTE:THIS MAP IS SCHEMATIC.
DISTANCES,AMOUNT OF CREDITABLE
FACILITIES,AND LOCATION OF INLET
BOUNDARIES ARE APPROXIMATE.
-------- ——
� BA"Si1V 'i"
I I I
_ _ _
--------- �I' _--=j---== -_-. - -- =i: G�RG AVE.
r———J I 't
I ! IZI — I
6056
"EO"
❑ 18■ I r —
� I
-—
I � !
13 I I
LEGEND - '
0— ` Creditable Facilities (Master Plan Facilities To Be Constructed By
Developer)-Pipeline(Size Shown) &Inlet.
LR„_„ Private Facilities To Be Constructed By Developer(Not Eligible For Fee Credit);
To Be Abandoned Once Permanent Master Plan Facilities Are Constructed.
0- - Existing Master Plan Facilities
M Future Master Plan Facilities
- - - - - Inlet Boundary
— --- — Drainage Area Boundary
1 "=300'
Direction of Drainage
Limits of Tract 6056 TRACT 6056
Major Storm Breakover DRAINAGE AREA "EO"
EXHIBIT NO. 1
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
Prepared by:rickh
Date:8/10/2016
Path:K:\AutocadlDWGS\OEXHIBIT\TRACTS\6056.mxd
OTHER REQUIREMENTS
EXHIBIT NO. 2
The cost of construction of Master Plan facilities, excluding dedication of storm drainage
easements, is eligible for credit against the drainage fee of the drainage area served by the
facilities. A Development Agreement shall be executed with the District to effect such
credit. Reimbursement provisions, in accordance with the Drainage Fee Ordinance, will be
included to the extent that developer's Master Plan costs for an individual drainage area
exceed the fee of said area. Should the facilities cost for such individual area total less than
the fee of said area, the difference shall be paid upon demand to the City or District. The
District shall complete an inter-fund loan between Drainage Areas "Al" and "EO", as
necessary, to apply credit for the construction of Drainage Area "Al" facilities against the
Drainage Area "EO" drainage fee obligation of Tract 6056.
The westerly portion of Tract 6056 will have drainage service available upon construction of
the private facility shown in Exhibit No. 1. The easterly portion of Tract 6056 does not have
permanent drainage service available. The District recommends temporary facilities until
permanent service is available.
The Master Plan system has been designed such that during a two-year event flow will not
exceed the height of the 6-inch curb. Should wedge curb (4.5 inches height) be used the
same criteria shall apply whereby flow remains below the top of curb. Any extensions or
pipe size increases due to meeting the requirement listed above shall be at the developer's
expense.
Lot coverage must be provided to the District prior to submittal of improvement plans. The
final drainage fee will be calculated commensurate with the lot coverage provided by the
developer. If the lot coverage indicates a density higher than Master Planned, mitigation
may be required. The lot coverage calculated by the District includes the front yard
walkway, sidewalk walkway and the rear yard patio equaling an additional 6% of
impervious area in addition to the City's typical lot coverage calculation.
The developer is required to provide storage in Basin "EO" by excavating 8,000 cubic yards
as directed by the District in an excavation permit obtained from the District. If stockpiled
within Basin "EO", the developer will be eligible for $1.40 per cubic yard credit. The
District reserves the right to delete this work prior to the developer initiating work.
Prior to any work being initiated in the basin, the developer or his Contractor shall obtain an
excavation permit from the District. If the work consists solely of stockpiling material
excavated from the basin within the basin, there is not a permit fee. However, if any
material is removed from the basin (off-site), a permit fee shall be paid prior to receiving the
permit. No importing of material is permitted.
Development No. Tract 6056
K APermits\Exh ibiC\Tracts\6056.docx(rl)
County of Fresno
DEPARTMENT OF PUBLIC HEALTH
DAVID POMAVILLE, DIRECTOR
FR1E DR. KEN BIRD, HEALTH OFFICER
July 6, 2016
L00018559
Will Tackett 2602
Development & Resource Management
2600 Fresno Street, Third Floor
Fresno, CA 93721-3604
Dear Mr. Tackett:
PROJECT NUMBER: TT-6056
Vesting Tentative Map of Tract No. 6056/UGM was filed by Gary Giannetta of Giannetta Consulting
Civil Engineer, on behalf of Wathen Castanos Peterson Homes, and pertains to ±30.25 net acres of
property located on the east side of North Bryan Avenue between West Ashlan Avenue and West
Gettysburg Avenue Alignment. Vesting Tentative Tract Map No. 6056/UGM proposes to subdivide the
subject property for purposes of creating a 179-lot single family residential subdivision with public streets
and park lot.
APNs: 512-070-01, 17s, 19, 48
ZONING: RS-5/UGM (Residential Single Family, Medium Density/Urban Growth Management)
SITE ADDRESS: 4356 NORTH BRYAN AVENUE
Recommended Conditions of Approval:
• Construction permits for development should be subject to assurance of sewer capacity of the Regional
Wastewater Treatment Facility. Concurrence should be obtained from the California Regional Water
Quality Control Board (RWQCB). For more information, contact staff at (559) 445-5116.
• Construction permits for the development should be subject to assurance that the City of Fresno
community water system has the capacity and quality to serve this project. Concurrence should be
obtained from the State Water Resources Control Board, Division of Drinking Water-Southern Branch.
For more information call (559) 447-3300.
• Due to the proximity of the proposed residential uses to an existing thoroughfare, consideration should
be given to conformance with the Noise Element of the City of Fresno General Plan. A noise study
should be conducted in order to identify the potential noise impacts and offer mitigation alternatives.
• The proposed construction project has the potential to expose nearby residents to elevated noise
levels. Consideration should be given to your City's municipal code.
• As a measure to protect ground water, all water wells and/or septic systems that exist or have been
abandoned within the project area should be properly destroyed by an appropriately licensed
contractor.
Promotion,piese►vation and protection of the community's health
1221 Fulton Mall/ P.O. Box 11867/ Fresno, California 93775/ Phone (559)600-3271 / FAX(559)455-4646
Email: Environmental Health @co.fresno.ca.us ❖ www.co.fresno.ca.us ❖ www.fcdph.org
Equal Employment Opportunity❖Affirmative Action❖ Disabled Employer
Will Tackett
July 6, 2016
TT-6056
Page 2 of 2
Prior to destruction of agricultural wells, a sample of the upper most fluid in the water well
column should be sampled for lubricating oil. The presence of oil staining around the
water well may indicate the use of lubricating oil to maintain the well pump. Should
lubricating oil be found in the well, the oil should be removed from the well prior to
placement of fill material for destruction. The "oily water" removed from the well must be
handled in accordance with federal, state and local government requirements.
• Should any underground storage tank(s) be found during the project, the applicant shall apply for and
secure an Underground Storage Tank Removal Permit from the Fresno County Department of Public
Health, Environmental Health Division. Contact the Certified Unified Program Agency at
(559) 600-3271 for more information.
The following comments pertain to the demolition of the existing structure(s):
• Should the structure(s) have an active rodent or insect infestation, the infestation should be abated
prior to demolition of the structure(s) in order to prevent the spread of vectors to adjacent properties.
• In the process of demolishing the existing structure(s), the contractor may encounter asbestos
containing construction materials and materials coated with lead based paints.
• If asbestos containing materials are encountered, contact the San Joaquin Valley Air Pollution Control
District at (559) 230-6000 for more information.
• If the structure(s) were constructed prior to 1979 or if lead-based paint is suspected to have been used
in the structure(s), then prior to demolition work the contractor should contact the following agencies
for current regulations and requirements:
➢ California Department of Public Health, Childhood Lead Poisoning Prevention Branch, at
(510) 620-5600.
➢ United States Environmental Protection Agency, Region 9, at (415) 947-8000.
➢ State of California, Industrial Relations Department, Division of Occupational Safety and Health,
Consultation Service (CAL-OSHA) at (559) 454-5302.
• Any construction materials deemed hazardous as identified in the demolition process must be
characterized and disposed of in accordance with current federal, state, and local requirements.
REVIEWED BY:
Digitally signed by Kevin Tsuda
DN:11,X.vinTwd&& Frrena Cfi• Ly
Kevin Tsuda oe°a"° "W'`"�"
u=En�rlurmenlM Hevllr 0.Nsorp
mail-M,uda@co Fresno ca us,US
Date:2016 07.06 13:35:30-07'00'
Kevin Tsuda, R.E.H.S.
Environmental Health Specialist II (559) 600-3271
kt
cc: Glenn Allen- Environmental Health Division (CT 38.01)
Gary Giannetta- Project Engineer (garygce _ sbcgloball.net)
Andrea Weaver-Applicant (andreawawchomes.com)
OFFICE OF
TELEPHONE(559)233-7181
FAX(559)233.8227
2907 S.MAPLE AVENUE
FRESNO,CALIFORNIA 93725-2208
YOUR MOST VALUABLE RESOURCE-WATER
July 25, 2016
Will Tackett
Development and Resource Management
City of Fresno
2600 Fresno St, Third Floor
Fresno, CA 93721-3604
RE: Vesting Tentative Tract Map No. 6056/UGM
S/E Gettysburg and Bryan avenues
Dear Mr. Tackett:
The Fresno Irrigation District (FID) has reviewed the Vesting Tentative Tract Map No.
6056/UGM for which the applicant proposes to subdivide the subject property for
purposes of creating a 179-lot single family residential subdivision with public streets
and park lot, APNs: 512-070-01, 17s, 19, 48. FID has the following comments and
conditions:
1. FID does not own, operate or maintain any facilities located on the subject
property as shown on the attached FID exhibit map.
2. For informational purposes, FID's active Silvia Pipeline No. 47 runs westerly and
crosses Bryan Avenue approximately 1,100 feet north of the subject property as
shown on the attached FID exhibit map. Should this project include any street
and or utility improvements along Bryan Avenue or in the vicinity of this pipeline,
FID requires it review and approve all plans.
3. For informational purposes, the Private Wheaton No. 518 Pipeline runs south
westerly and traverses the subject property as shown on the attached FID exhibit
map. FID's records indicate this private line is currently active and should be
treated as such. FID can provide the City with a list of known users upon
request.
G:Age nciesTresnoCity\Tract Map160561LIGM.doc
BOARD OF President RYAN JACOBSEN, Vice-President JERRY PRIET0, JR
DIRECTORS CHRISTOPHER WOOLF,GEORGE PORTER, GREGORY BEBERIAN,General Manager GARY R.SERRATO
Will Tackett
Re: Vesting Tentative Tract Map No. 6056/UGM
July 25, 2016
Page 2 of 2
4. The proposed development may negatively impact local groundwater supplies.
The area was historically native or rural residential with minimal to no water use.
Under current circumstances the project area is experiencing a modest but
continuing groundwater overdraft. The proposed land use (or change in land
use) should be such that the need for water is minimized and/or reduced so that
groundwater impacts to the proposed area and any surrounding areas are
eliminated. The "demand" side of water consumed needs to be evaluated or
scrutinized as much as the "supply" side of the water supply. FID is concerned
that the proposed development me negatively impact local groundwater supplies.
Should the proposed development result in a significant increase in dependence
on groundwater, this deficit will increase.
5. FID suggests the City of Fresno require the proposed development balance
anticipated groundwater use with sufficient recharge of imported surface water in
order to preclude increasing the area's existing groundwater overdraft problem.
Thank you for submitting the proposed project for our review. We appreciate the
opportunity to review and comment on the subject documents for this project. If you
have any questions please feel free to contact Chris Lundeen at (559) 233-7161
extension 7410 or clundeen(cDfresnoirrigation.com.
Sincerely,
dam-
Laurence Kimura, P.E.
Chief Engineer
Attachment
WAgenciesTresnoCity7ract Map16056UGM.doc
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San Joaquin Valley q Z IT
AIR POLLUTION CONTROL DISTRICT HEALTHY AIR LIVING
JUL 2 6 2016
Planning Department
City of Fresno
2600 Fresno St., 3rd Floor
Fresno, CA 93721-3604
Re: Air Impact Assessment (AIA) Application Approval
ISR Project Number: C-20160151
Land Use Agency: City of Fresno
Land Use Agency ID Number: TRACT 6056
To Whom It May Concern:
The San Joaquin Valley Air Pollution Control District (District) has approved the Air Impact
Assessment (AIA) application for the Tract 6056 project located at 4374 N. Bryan Avenue
in Fresno, California. Pursuant to District Rule 9510, Section 8.4, the District is providing
the City of Fresno with the following information:
• A notification of AIA approval (this letter)
■ A statement of tentative rule compliance (this letter)
• A copy of the Air Impact Assessment application
• An approved Monitoring and Reporting Schedule
Certain emission mitigation measures proposed by the applicant may be subject to -
approval or enforcement by the City of Fresno. No provision of District Rule 9510
requires action on the part of the City of Fresno; however, please review the enclosed list
of mitigation measures and notify the District if the proposed mitigation measures are
inconsistent with your agency's requirements for this project. The District can provide the
detailed emissions analysis upon request.
Seyed Sadredin
Executive DirectorlAir Pollution Control Officer
Northern Region Central Region(Mein Office) Southern Region
4800 Enterprise Way 1990 E.Gettysburg Avenue 34946 Flyover Court
Modesto,CA 95356-8718 Fresno,CA 93726.0244 Bakersfield,CA 93308-9725
Tel:(209)557.8400 FAX:(209)557-6475 Tel:(559)230.6000 FAX:(659)230.6061 Tel:661-392.5500 FAX:661-392-5585
wvvw.valloyair.org www.healthyairliving.com
Page 2
If you have any questions, please contact Ms. Cherie A Clark at(559) 230-5940.
Sincerely,
Arnaud Madollet
Director of Permit Services
c
Btan ClementsCIL
' Pam Manager
AM: cc
Enclosures
Sari Joaquin _-Talley Air Pollution C Arol District HEALTHY
Indirect Source Review (ISR) - Air Impact Assessment (AIA) Al R
Application Form LIVING-
A. Applicant
IV1NG-
Applicant Information
Applicant/Business Name:Wathen Castanos Peterson Homes, Inc.
Mailing Address: 802 W. Pinedale, #104 city: Fresno State: CA Zip:
93711
Contact: Andrea Weaver Title: Corporate Engineer
Is the Applicant a licensed state contractor? ®No ❑Yes,please provide State License number:
Phone: 559-432-8181 Fax: 559-432-0811 Email: andreaw@wchomes.com
B. Agent Information (if applicable)
Agent/Business Name: Gary G. Giannetta, Consulting Civil Engineer
Mailing Address: 1119 'S' Street city: Fresno State: CA Zip:
193721
Contact: Bret Giannetta Title: Civil Engineer
Phone: 559-264-3590 Fax: 559-264-0696 Email: bretgce@sbcglobal.net
Lf ill ALeut k d1011,lil" 1110 "ili L '
n acl i;U`.`.tST71c']1i Appli;. 'I• .. �!' l�.i . ..•P1Y li?�- . l'�'i,.—fl1 ,'i',
C. Project Information
Project Name:Tract 6056 Tract Number(s)(if known):6056
Project Location Street: 4374 N. Bryan Avenue city: Fresno Zip:
93723
Cross Streets:W. Gettysburg Avenue & N. Bryan Avenue county: Fresno
Permitting Agency: City of Fresno Planner:Will Tackett
Mailing Address: 2600 Fresno Street city: Fresno State: CA Zip:
93721
Permit Type and Number(if known):
D. Project Description
Please briefly describe the project(e.g.:300 multi family residential units apartments and 35,000 square feet of commercial uses):
179 lot single family residential subdivision.
Please check the box next to each applicable land use below: Select land use setting below:
❑ Commercial/Retail ❑ Light Industrial ® Residential ❑ Other
❑ Office ❑ Heavy Industrial ❑ Recreational ❑ Urban ❑ Rural
❑ Government ❑ Educational ❑ Medical
E. Notice of Violation F. Volunta Emission Reduction Agreement
Is this application being submitted as a result of receiving a Is this project part of a larger project for which there is a Voluntary
Notice of Violation(NOV)from the District? Emission Reduction Agreement(VERA)with the District?
® No ❑ Yes,NOV# ® No ❑ Yes,VERA#
G. Optional Section
Do you want to receive information about the Healthy Air Living Business Partners Program? ❑ Yes ® No
FOR APCD USE ONLY
Central Region Office: 1990 E.Gettysburg Ave.Fresno,CA 93726-0244 TEL(559)230-6000 FAX(559)230-6061 WEB wvw►.yalleyalr.ore
Page 1 of 15 Form ISR AIA Revised July 1,2015
Filing Fee Ch Date Starnp: F' ,ince Date Stamp: Permit
Received: . 0o #:Q7oS - 000000 I � "' -
a
Date Paid: Project i JUN 1, 5 2016
Applicant#-.C-3�p1� #.. c7a0l �OD�51 Permits SerVICDE
P
H. Parcel and Land Owner Information
APN(000-000-00 Format) Gross Acres Land Owner
l 512-070-01, 17, 19 & 48 31.8 Ashlan and Hayes Investments
2.
3.
4.
A�_5111.iSill,il ahc'�`I:� ifs; i1`�tiil�_' I�i���i 1lJlii17�1� C _� I:�llll:�i,il f�;�°f 77;�I1'l:.f >i AA•c:h�li�' Ll�,11'11'11'.N$IIL'
I. Project Development and Operation
Will the project require demolition of existing structures? ❑ Yes,complete I-1 ® No,complete 1-2
1-1. Demolition
Total square feet of building(s)footprint to be demolished: Number of Building Stories: -
Demolition Start Date(Month/Year): Number of Days for Demolition:
1-2. Timing k
Expected number of work days per week during construction? Will the project be developed in multiple phases?
®5 days ❑ 6 days ❑7 days ® Yes, complete I-3 ❑ No,complete I-4
1-3. Phased Site Development and Building Construction
1':autil ._,-.!.J l'.� ,-ln� :iCl<ll ���Il-�_ r,i•. . .i,L C t� • . {.;. Ji �;_;,,. .,� ,_. .�. L:. .�lLi�:�i ',�. `�.4, !)..7;1°.l�C.';lir: _ ..'pit ,:�i.litt:=
t0'i1ilU�1Cl �i� :iC�i1i!(1 .1','l II;�' l:lnCl'L:;IS 1A.;i�..i_l�� 211 ►Mx'IV L'Ftll�►�A'rr.arar
Start of Construction(Month/Year): 8/1/16 Gross Acres: 31.8
t End of Construction(Month/Year): 12/31/16 Net Acres (area devoted to buildings/structures): N/A
First Date of Occupation(Month/Year): NA-Grading Paved Parking Area(#of Spaces): N/A
Building Square Footage: N/A-Grading Number of Dwelling Units: N/A
Start of Construction(Month/Year): 1/2/17 Gross Acres: 10.6
2 End of Construction(Month/Year): 12/31/17 Net Acres(area devoted to buildings/structures): 6.7
First Date of Occupation(Month/Year): 4/1/17 Paved Parking Area(#of Spaces): N/A
Building Square Footage: 60 p@ 1,700 = 102,000 Number of Dwelling Units: 60
Start of Construction(Month/Year): 1/2/18 Gross Acres: 10.6
3 End of Construction(Month/Year): 12/31/18 Net Acres (area devoted to buildings/structures):6.7
First Date of Occupation(Month/Year): 4/1/18 Paved Parking Area(#of Spaces): N/A
Building Square Footage: 60 @ 1,700 = 102,000 Number of Dwelling Units: 60
4 Start of Construction(Month/Year): 1/2/19 Gross Acres: 10.6
End of Construction(Month/Year): 12/31/19 Net Acres(area devoted to buildings/structures): 6.6
Fust Date of Occupation(Month/Year): 4/1/19 Paved Parking Area(#of Spaces): N/A
Central Region Office: 1990 E. Gettysburg Ave.Fresno,CA 93726-0244 TEL(559)230-6000 FAX(559)230-6061 WEB rnvw,vai_ _ _le�.ora
Page 2 of 15 Form ISR AIA Revised July 1,2015
Building Square Footage: 59 ") 1,700 = 100,300 Number of D* ling Units: 59
Start of Construction(Month/Year): Gross Acres:
End of Construction(Month/Year): Net Acres (area devoted to buildings/structures):
5
First Date of Occupation(Month/Year): Paved Parking Area(#of Spaces):
Building Square Footage: Number of Dwelling Units:
Central Region Office: 1990 E.Gettysburg Ave.Fresno,CA 93726-0244 TEL(559)230-6000 FAX(559)230-6061 WEB v)�y 3 N. <ct
Page 3 of 15 Form ISR AIA Revised July 1,2015
1-4. Single Phase Development
Start of Construction(Month/Year): Gross Acres:
End of Construction(Month/Year): Net Acres (area devoted to buildings/structures)-.
Fust Date of Occupation(Month/Year)-- Paved Parking Area(#of Spaces):
Building Square Footage: Number of Dwelling Units:
J. On-Site Air Pollution Reductions (Mitigation Measures)
Listed below are categories of possible mitigation measures that will reduce a project's impact on air quality. If a category is
applicable to the project,check"Yes", and please complete the corresponding page to identify specific mitigation measures within
that category. If a category is not applicable to the project,check"No".
1, Construction Detailed Fleet(making a commitment to using a construction fleet that will achieve the emission reductions required
by District Rule 95 10)
® Yes,please complete mitigation measure 1
❑ No
2. Land Use/Location (e.g, increased density,improve walkability design,increase transit,etc.)
® Yes,please complete applicable mitigation measures 2a through 2f
❑ No
3. Neighborhood/Site Enhancements (e.g. improve pedestrial network,traffic calming measures,NEV network,etc.)
® Yes,please complete applicable mitigation measures 3a through 3c
❑ No
4. Parking Policy/Pricing(e.g, parking cost,on-street market pricing,limit parking supply,etc.)
❑ Yes, please complete applicable mitigation measure 4a through 4e
® No
5. Commute Trip Reduction Programs (e.g. workplace parking charge,employee vanpool/shuttle,ride sharing program,etc.)
❑ Yes,please complete applicable mitigation measures 5a through 5f
❑ No
6. Building Design(e.g. woodstoves or fireplaces)
❑ Yes,please complete mitigation measure 6
® No
7. Building Energy (e.g. exceed title 24,electrical maintenance equipment)
® Yes,please complete applicable mitigation measures 7a through 7b
❑ No
K. Review Period
You may request a five(5)day period to review a draft of the District's analysis of your project before it is finalized. However,if you
choose this option,it will delay the project's finalization by five (5)business days.
® I request to review a draft of the District's analysis.
L. Fee Deferral Schedule
If the project's on-site air pollution reductions (mitigation measure)insufficiently reduced air pollution as outlined in Rule 9Jan
off-site fee is assessed based on the excess air pollution. The money collected from this fee will be used by the District to repollution emissions `off-site'on behalf of the project.
An Applicant may request a deferral of all or part of the `off-site' fees up to,but not to exceed, the start date of constructionof construction is any of the following,whichever occcurs first: start of grading,start of demolition,or any other site develo
activities not mentioned above.
® I request a Fee Deferral Schedule,and have enclosed the Fee Deferral Schedule Application.
Central Region Office: 1990 E. Gettysburg Ave. Fresno,CA 93726-0244 TEL(559)230-6000 FAX(559)230-6061 WEB
Page 4 of 15 Form ISR AIA Revised July 1, 2015
M. Change of Project Develope.
The Applicant assumes all responsibility for ISR compliance for this project. If the project developer changes,the Applicant must
notify the Buyer. and both Buyer and Applicant must filers'Change of Project Developer'form with the District. If there isa change
of project developer,and a `Change of Project Developer'form is not filed with the District,the Applicant will remain liable for ISR
compliance.
I.. ' [ 1 %. • I iii i { i .. . i Il;�l; ::II�V�';1k1�Y1ja
N. Attachments
Required. If applicable:
® Tract Map or Project Design Map E Letter from Applicant granting Agent authorization
®Vicinity Map ❑Fee Deferral Schedule Application
®Application Filing Fee ❑Monitoring&Reporting Schedule
$734.00 for mixed use and non-residential projects OR ® Supporting documentation for selected Mitigation Measures
$490.00 for residential projects only
O. Certification Statement
I certify that I have reviewed and completed the entire application and hereby attest that the information relayed within is true and
correct to the best of my knowledge. I commit to implementation of those on-site mitigation measures that I have selected above. I
am responsible for notifying the District if I will be unable to implement these mitigation measures. If a committed mitigation
measure is not implemented,the project may be re-assessed for air quality impacts.
(An authorized Agent may sign the form in lieu of the Applicant if an authorization letter signed by the Applicant is provided).
Name(printed): Title:_ 4,lcL_ lti�t+���z-
—4
Signature: _ Date: G C [
Central Region Office: 1990 E. Gettysburg Ave.Fresno, CA 93726-0244 TEL(559)230-6000 FAX(559)230-6061 WEB _r„°•t _ .fir ar,,
Page 5 of 15 Form ISR AIA Revised July 1,2015
SJVUAPCD Indirect Source Review 7/25/16
Complete Project Summary Sheet & 10:20 am
Monitoring and Reporting Schedule
_Project Name: TRACT 6056
Applicant Name: WATHEN CASTANOS HOMES, INC
Project Location: 4374 N. BRYAN AVENUE
W. GETTYSBURG AVE &N BRYAN AVENUE
APN(s): 512-070-01, 17,19,48
Project Description: LAND USE:
' Residential -179 Dwelling Unit-Single Family Housing
Residential -60 Dwelling Unit-Single Family Housing
Residential -60 Dwelling Unit-Single Family Housing
Residential -60 Dwelling Unit-Single Family Housing
Residential -60 Dwelling Unit-Single Family Housing
Residential -59 Dwelling Unit-Single Family Housing
Residential -59 Dwelling Unit-Single Family Housing
ACREAGE: 31.8
ISR Project ID Number: C-20160151
Applicant ID Number: C-302457
Permitting Public Agency: CITY OF FRESNO
Public Agency Permit No. I TRACT 6056
Existing Emission Reduction Measures
Enforcing Agency Measure Quantification Notes
There are no Existing Measures for this project.
Non-District Enforced Emission Reduction Measures
Enforcing Agency Measure _Specific Implementation ` Source Of Requirements
CITY OF FRESNO I Improve Pedestrial Network Within Project Site and Connecting CONDITIONS OF APPROVAL
Off-Site
Number of Non-District Enforced Measures: 1
District Enforced Emission Reduction Measures
Enforcing Agency Measure Specific Implementation Measure For District Review
Compliance
SJVUAPCD Indirect Source Review 7/25/16
Complete Project Summary Sheet & 10:20 am
Monitoring and Reporting Schedule
(District Enforced Emission Reduction Measures Continued)
Enforcing Agency Measure Specific Implementation Measure For District Review
Compliance
SJVAPCD Construction- Detailed For each project phase, Within 30-days of
Fleet maintain records of total (Compliance Dept, completing
hours of operation for all Review) construction for
construction equipment, each phase
greater than 50 horsepower,
operated on site. Within 30-
days of completing
construction of each project
phase, submit to the District a
summary report of total hours
of operation, by equipment
type, equipment model year
and horsepower.
SJVAPCD Construction and For each project phase, all Ongoing
Operation - Recordkeeping records shall be maintained (Compliance Dept.
on site during construction Review)
and for a period of ten years
following either the end of
construction or the issuance
of the first certificate of
occupancy,whichever is later
Records shall be made
available for District
inspection upon request.
SJVAPCD Construction and For each project phase, Ongoing
Operational Dates maintain records of(1)the (Compliance Dept.
construction start and end Review)
dates and (2)the date of
issuance of the first certificate
_ of occupancy, if applicable.
SJVAPCD Hearth only natural gas hearth Provide At least 10 days
certification before start of
statement at least construction
10 days before
start of
construction.
(Compliance Dept.
_ Review)
SJVAPCD Increase Density 0.22 Jobs When operational
per acre 0.31 DU per acre (Compliance Dept.
i Review)
SJVAPCD Improve Walkability Design 144 Nodes/square mile When operational
(Compliance Dept.
Review)
SJVAPCD Improve Destination 7 miles(distance to When operational
Accessibility downtown or job center) (Compliance Dept.
__` Review)
SJVUAPCD Indirect Source Review 7/25/16
Complete Project Summary Sheet & 10:20 am
Monitoring and Reporting Schedule
(District Enforced Emission Reduction Measures Continued)
Enforcing Agency Measure Specific Implementation Measure For District Review
Compliance
SJVAPCD Landscape equipment 3 % Landscape Equipment Provide evidence At least 10 days
electrically powered of electrically before start of
powered construction
equipment and
location of
electrical outlets. If
use of electrical
landscape
equipment is
required by
developer, provide
a copy of
compliance
document(e.g
Deed Restriction
or CC&Rs) at least
10 days before
start of
construction. If
providing electrical
landscape
equipment,
maintain records
demonstrating
distribution of
equipment to
residences. All
records shall be
retained until
buildout and shall
be made available
for District
inspection upon
request.
(Compliance Dept.
Review)
SJVAPCD Exceed Title 24 25 % greater than Title 24 At least 10 days
requirements (Compliance Dept. before start of
Review) construction
Number of District Enforced Measures: 9
City of
DATE: August 1, 2016
TO: Will Tackett, Supervising Planner
Development and Resource Management Department
FROM: Ann Lillie, Senior Engineering Technician
Public Works Department, Traffic and Engineering Services Division
SUBJECT: PUBLIC WORKS CONDITIONS OF APPROVAL FOR VESTING TENTATIVE TRACT MAP NO.
6056 REGARDING MAINTENANCE REQUIREMENTS
LOCATION: 4356 North Bryan Avenue
APN: 512-070-01, 17S, 19, 48
The Public Works Department, Traffic and Engineering Services Division, has completed its review and the
following requirements are to be placed on this tentative map as a condition of approval. These requirements
are based on City of Fresno code, policy, standards and the public improvements depicted on the exhibits
submitted for this development.
ATTENTION:
The item below requires a separate process with additional costs and timelines. In order to avoid
delays with the final map approval, the following item shall be submitted for processing to the
Public Works Department, Traffic and Engineering Services Division prior to final map approval.
X CFD Annexation Request Ann Lillie (559) 621-8690
Package ann.lillie fesno. ov
The Community Facilities District annexation process takes from three to four months and SHALL be
completed prior to final map approval. INCOMPLETE Community Facilities District ("CFD") Annexation
Request submittals may cause delays to the annexation process and final map approval.
All applicable construction plans for this development shall be submitted to the appropriate City Department for
review and approvalrp for to the CFD process.
a. Landscape and Irrigation Plans are required to be approved prior to the finalization of the CFD process
and the approval of the final map.
b. Proposed park amenities shall be reviewed and approved by the Building & Safety Services
Division or as approved in writing by the City Engineer at time of submittal for the CFD process
and prior to final map approval.
Requirements not addressed due to omission or misrepresentation of information, on which this review
process is dependent, will be imposed whenever such conditions are disclosed and shall require a revision of
this letter.
Any change affecting the items in these conditions shall require a revision of this letter.
1. The Property Owner's Maintenance Requirements
The long term maintenance and operating costs, including repair and replacement, of certain required public
improvements ("Services") associated with all new Single-Family developments are the ultimate responsibility
Page 1 of 2
T-6056-CFD.Docx
of the Developer. The Developer shall provide these Services either by a mechanism approved by the Public
Works Department or by annexing to the City of Fresno's Community Facilities District No. 11 ("CFD No. 11").
The following public improvements (Existing and Proposed) are eligible for Services by CFD No. 11 as
associated with this development:
■ All landscaped areas, trees and irrigation systems, as approved by the Public Works Department,
within the street rights-of-way and landscape easements; including without limitation, the median island
(1/2, if fronting only one side of median), parkways, buffers, street entry medians and sides (10'
minimum landscaped areas allowed).
• All landscaping, trees, irrigation systems, hardscaping and amenities within Outlots, open spaces and
trails.
■ Concrete curb and gutters, valley gutters, sidewalks, curb ramps, traffic calming structures, median
island concrete maintenance band and cap (1/2, if fronting only one side of median), and street
lights in all Major Streets.
• Concrete curb and gutters, valley gutters, sidewalks, curb ramps, traffic calming structures, and street
entry and interior median island curbing and hardscape, street paving, street name signage and street
lights in all Local Streets.
2. The Propertv Owner may choose to do one or both of the following:
a. The Property Owner may petition the City of Fresno to request annexation to CFD No. 11 by
completing and submitting an Annexation Request Package to the Public Works Department, Traffic
and Engineering Services Division for review and approval. The Annexation Request Form is
available, along with current costs, on-line at the City's website at http://www.fresno.gov, under the
Public Works Department, Developer Doorway.
• Proceedings to annex the final map to CFD No. 11 SHALL NOT commence unless the final
map is within the City limits and all construction plans (this includes Street, Street Light, Signal,
Landscape and Irrigation plans, and any other plans needed to complete the process) and the
final map are considered technically correct.
• The annexation process will be put on HOLD and the developer notified if all of the requirements
for processing are not in compliance. Technically Correct shall mean that the facilities and
quantities to be maintained by CFD No. 11 are not subject to change and after acceptance
for processing.
■ Public improvements not listed above will require written approval by the Public Works
Department Director or his designee.
■ All areas not within the dedicated street rights-of-way approved for Services by CFD No. 11,
including but not limited to outlots, trails and landscaped areas, shall be dedicated in fee to the
City of Fresno, dedicated as a public easement for maintenance purposes or as approved by the
Public Works Department City Engineer.
b. The Property Owner may provide for Services privately for the above maintenance requirements. All
City maintenance requirements not included for annexation to CFD No. 11 for Services SHALL be
included in the DCC&Rs or some other City approved mechanism for the required Services
associated with this development. Contact the Planner in the Development and Resource
Management Department for more details.
For questions regarding these conditions please contact me at (559) 621-8690 or ann.lillie fresno. ov
Page 2 of 2
T-6056-CFD.Docx
Exhibit "G"
Environmental Assessment No. EA T-6056, Finding of
Conformity to the Fresno General Plan Master
Environmental Impact Report (MEIR) SCH No. 2012111015
dated August 05, 2016
CITY OF FRESNO — ENVIRONMENTAL ASSESSMENT
FINDING OF CONFORMITY/MSIR SCH No. 2012111015
Pursuant to Section 21157.1 of the California Public Resource Code DATE RECEIVED FOR
(California Environmental Quality Act) the project described below is FILING:
determined to be within the scope of the Master Environmental Impact Filed with the Fresno
Report (MEIR) SCH No. 2012111015 prepared for the Fresno General County Clerk's office on
Plan adopted by the Fresno City Council on December 18, 2014. August 05, 2016
Applicant: Initial Study Prepared By:
Wathen Castanos Peterson Homes, Will Tackett, Supervising Planner
Inc. August 05, 2016
802 West Pinedale Avenue, Suite 104
Fresno, CA 93711
Environmental Assessment Number: Project Location (including APN):
T-6056 4356 North Bryan Avenue
± 30.25 acres of property located on the southeast corner
Vesting Tentative Tract Map No. of the intersection of North Bryan Avenue and the West
6056/UGM Gettysburg Avenue alignment, in the City and County of
Fresno, California
Site Latitude: 36°47'57.00" N
Site Longitude: 119°54'19.00" W
Mount Diablo Base & Meridian, Township 13S, Range 19E
Section 16 — Herndon, CA Quadrangle
Assessor's Parcel Number(s): 512-070-01, 17, 19 & 48
Project Description:
Wathen Castanos Peterson Homes, Inc. has filed Vesting Tentative Tract Map No. 6056/UGM
pertaining to approximately 30.25 net acres of property located on the southeast corner of the
intersection of North Bryan Avenue and the West Gettysburg Avenue alignment. Vesting Tentative
Tract Map No. 6056/UGM has been filed in order to subdivide the subject property for purposes of
facilitating a 179-lot conventional single family residential development on the subject property.
The proposed project will require dedications for public street rights-of-way as well as the installation
and construction of both public and private facilities and infrastructure in accordance with the
standards, specifications and policies of the City of Fresno.
The existing RS-5/UGM (Residential Single Family/Urban Growth Management) zoning for the
subject property, is consistent with the Medium Density Residential planned land use designation for
the subject property as designated by the Fresno General Plan and West Area Community Plan.
Finding of Conformity
Environmental Assessment No. T-6056
August 05, 2016
Page 2 of 2
Conformance to Master Environmental Impact Report (MEIR) SCH No. 2012111015 prepared
for the Fresno General Plan adopted by the Fresno City Council on December 18, 2014:
The existing RS-5 zoning and proposed development of the subject property at a density of
approximately 5.92 dwelling units/acre is consistent with the Medium Density Residential (5.0-12
dwelling units/acre) planned land use for the subject property as designated by the Fresno General
Plan.
The Development and Resource Management Department staff has prepared an Initial Study (See
Attached "Appendix G To Analyze Subsequent Project Identified In MEIR No. SCH No.
2012111015/Initial Study") to evaluate the proposed applications in accordance with the land use
and environmental policies and provisions of lead agency City of Fresno's General Plan adopted by
the Fresno City Council on December 18, 2014 and the related MEIR SCH No. 2012111015.
The proposed project will not facilitate an additional intensification of uses beyond that which would
be allowed by the above-noted zoning and planned land use designation. Moreover, it is not
expected that the future development will adversely impact existing city service systems or the traffic
circulation system that serves the subject property. These infrastructure findings have been verified
by the Public Works and Public Utilities Departments. It has been further determined that all
applicable mitigation measures of the MEIR have been applied to the project necessary to assure
that the project will not cause significant adverse cumulative impacts, growth inducing impacts, and
irreversible significant effects beyond those identified by the MEIR as provided by CEQA Guidelines
Section 15177(b)(3).
Pursuant to Section 21157.1 of the California Public Resources Code (California Environmental
Quality Act), it may be determined that a subsequent project falls within the scope of the MEIR,
provided that the project does not cause additional significant impacts on the environment that were
not previously examined by the MEIR. Relative to this specific project proposal, the environmental
impacts noted in the MEIR, pursuant to the Fresno General Plan land use designation, include
impacts associated with the above mentioned planned land use designation specified for the subject
sites. Based on this Initial Study, the following findings are made: (1) The proposed project was
identified as a Subsequent Project in the MEIR because its, location, land use designation and
permissible densities and intensities are set forth in Figure LU-1 of the Fresno General Plan; (2) The
proposed project is fully within the scope of the MEIR because it will not generate additional
significant effects on the environment not previously examined and analyzed by the MEIR for the
reasons set forth in the Initial Study; and (3) other than identified below, there are no new or
additional mitigation measures or alternatives required.
In addition, after conducting a review of the adequacy of the MEIR pursuant to Public Resources
Code Section 21157.6(b)(1), the Development and Resource Management Department, as lead
agency, finds that no substantial changes have occurred with respect to the circumstances under
which the MEIR was certified and that no new information, which was not known and could not have
been known at the time that the MEIR was certified as complete, has become available. Moreover,
as lead agency for this project, the Development and Resource Management Department, per
Section 15177(d) of the CEQA Guidelines, has determined that all feasible mitigation measures from
the MEIR shall be applied to the project as conditions of approval as set forth in the attached MEIR
Mitigation Measure Monitoring Checklist (See "Master Environmental Impact Report (MEIR) SCH
No. 2012111015 for the General Plan, Mitigation Monitoring Checklist".)
Finding of Conformity
Environmental Assessment No. T-6056
August 05, 2016
Page 3 of 2
Public notice has been provided regarding staff's finding in the manner prescribed by Section
15177(d) of the CEQA Guidelines and by Section 21092 of the California Public Resources Code
(CEQA provisions).
�G
Will Tackett, pervising Planne Date
City of Frest)
Attachments: Exhibit A: Vicinity Map
Exhibit B: Notice of Intent to Adopt a Finding of Conformity
Exhibit C: Appendix G To Analyze Subsequent Project Identified In MEIR No. SCH No.
2012111015/Initial Study for Environmental Assessment No.
T-6056
Exhibit D: MEIR Mitigation Measure Monitoring Checklist for EA No.
T-6056
E201610000241
A VE
WIIAM
Y s�
W-GF T-YISBUR9-AVE-AWG ENT
l E!
LI
9RILADl.R1lE -- -• .ASHLAN-A
._._. � YJSl1S LY.Y�A.Y •-•_____-- � - ----- -
LEGEND
® Subject Property U.G.M.Area
Exhibit "A"
VICINITY MAI' PLANNING dig DCVELDPMENT
K DEPARTMENT.'
VESTING TENTATIVE TRACT MAP NO.60661UGM A.P.N.. 512-474-01,17, 19&48
_
Southeast corner of North Bryan Avenue and the West Gettysburg " ` '`
Avenue Alignment ZONE MAP:
BY/DATE: 08/05116
NOT TO SCALE --
E201610000241
CITY OF FRESNO 1 Filed with: E201610000241
NOTICE OF INTENT TO ADOPT A
FINDING OF CONFORMITY
EA No. T-6056 L E DD
AUG 0 5 2016 ME -r
Vesting Tentative Tract Map No. 6056/UGM �lpr,1
_ 8
APPLICANT: J DEPUTY
Wathen Castanos Peterson Homes, Inc.
802 West Pinedale Avenue, Suite 104
Fresno, CA 93711
FRESNO COUNTY CLERK
PROJECT LOCATION: 2221 Kern Street, Fresno, CA
4356 North Bryan Avenue 93721
t 30.25 acres of property located on the southeast corner of
the intersection of North Bryan Avenue and the West
Gettysburg Avenue alignment, in the City and County of
Fresno, California
` Site Latitude: 36047'57.00" N
Site Longitude: 119°54'19.00" W
Mount Diablo Base & Meridian, Township 13S, Range 19E
Section 16— Herndon, CA Quadrangle
Assessor's Parcel Number(s): 512-070-01, 17, 19 & 48
PROJECT DESCRIPTION:
Wathen Castanos Peterson Homes, Inc. has filed Vesting Tentative Tract Map No. 6056/UGM
pertaining to approximately 30.25 net acres of property located on the southeast corner of the
intersection of North Bryan Avenue and the West Gettysburg Avenue alignment. Vesting Tentative
Tract Map No. 6056/UGM has been filed in order to subdivide the subject property for purposes of
t facilitating a 179-lot conventional single family residential development on the subject property.
The proposed project will require dedications for public street rights-of-way as well as the installation
and construction of both public and private facilities and infrastructure in accordance with the
standards, specifications and policies of the City of Fresno.
The existing RS-5/UGM (Residential Single FamilylUrban Growth Management) zoning for the
subject property, is consistent with the Medium Density Residential planned land use designation for
the subject property as designated by the Fresno General Plan and West Area Community Plan.
E201610000241
Notice of Intent — EA No. T-6056
August 05, 2016 E201610000241
Page 2 of 2
The City of Fresno has conducted an initial study of the above-described project and it has been
determined to be a subsequent project that is fully within the scope of the Master Environmental
Impact Report (MEIR) SCH No. 2012111015 prepared for the Fresno General Plan adopted by the
Fresno City Council on December 18, 2014. Therefore, the Development and Resource
Management Department proposes to adopt a Finding of Conformity for this project.
With mitigation imposed, there is no substantial evidence in the record that this project may have
additional significant, direct, indirect or cumulative effects on the environment that are significant and
that were not identified and analyzed in the MEIR. After conducting a review of the adequacy of the
MEIR pursuant to Public Resources Code, Section 21157.6(b)(1), the Development and Resource
Management Department, as lead agency, finds that no substantial changes have occurred with
respect to the circumstances under which the MEIR was certified and that no new information, which
was not known and could not have been known at the time that the MEIR was certified as complete
has become available. The project is not located on a site which is included on any of the lists
enumerated under Section 65962.5 of the Government Code including, but not limited to, lists of
hazardous waste facilities, land designated as hazardous waste property, hazardous waste disposal
sites and others, and the information in the Hazardous Waste and Substances Statement required
under subdivision (f) of that Section.
Additional information on the proposed project, including the proposed environmental Finding of
Conformity, initial study and all documents and technical studies referenced in the initial study, as
well as electronic copies of documents, may be obtained from the Development and Resource
Management Department, Fresno City Hall, 2600 Fresno Street, Third Floor-North, Room 3043,
Fresno, California 93721-3604. Please contact Will Tackett at (559) 621-8063 for more information.
ANY INTERESTED PERSON may comment on the proposed environmental finding. Comments
must be in writing and must state (1) the commentor's name and address; (2) the commentor's
interest in, or relationship to, the project; (3) the environmental determination being commented
upon; and (4) the specific reason(s) why the proposed environmental determination should or should
not be made. Comments may be submitted at any time between the publication date of this notice
and close of business on September 06, 2016. Please direct comments to Will Tackett, City of
Fresno Development and Resource Management Department, City Hall, 2600 Fresno Street, Room
3043, Fresno, California, 93721-3604; or by email to Will.Tackett@fresno.gov; or comments can be
sent by facsimile to (559) 498-1026. Para informacibn en espahol, comuniquese con McKencie
Contreras al tel6fono (559) 621-8066.
i INITIAL STUDY PREPARED BY: SUBMITTE
Will Tackett, Supervising Planner
Will T t, Supervising Planner
DATE: August 05, 2016 CITY FRESNO DEVELOPMENT
AND RESOURCE MANAGEMENT
DEPARTMENT
E201610000241
MODIFIED APPENDIX G / INITIAL STUDY TO ANALYZE
SUBSEQUENT PROJECT IDENTIFIED IN CERTIFIED MASTER ENVIRONMENTAL
IMPACT REPORT (MEIR) SCH NO. 2012111015
Environmental Checklist Form
For EA No. T-6056
1. Project title:
Vesting Tentative Tract Map No. 6056/UGM
2. Lead agency name and address:
City of Fresno
Development and Resource Management Department
2600 Fresno Street
Fresno, CA 93721
3. Contact person and phone number:
Will Tackett, Supervising Planner
City of Fresno
Development & Resource Management Department
(559) 621-8063
4. Project location:
4356 North Bryan Avenue
± 30.25 acres of property located on the southeast corner of the intersection of
North Bryan Avenue and the West Gettysburg Avenue alignment, in the City and
County of Fresno, California
Site Latitude: 36047'57.00" N
Site Longitude: 119054'19.00" W
Mount Diablo Base & Meridian, Township 13S, Range 19E
Section 16 — Herndon, CA Quadrangle
Assessor's Parcel Number(s): 512-070-01, 17, 19 & 48
5. Project sponsor's name and address:
Wathen Castanos Peterson Homes, Inc.
802 West Pinedale Avenue, Suite 104
Fresno, CA 93711
-1-
6. General plan designation:
Existing: (±30.25 ac.) - Medium Density Residential
Proposed: (±30.25 ac.) - Medium Density Residential
7. Zoning:
Existing: (±30.25 ac.) — RS-5/UGM (Residential Single-Family, Medium
Density/Urban Growth Management)
Proposed: (±30.25 ac.) — RS-5/UGM (Residential Single-Family, Medium
Density/Urban Growth Management)
8. Description of project:
Wathen Castanos Peterson Homes, Inc., has filed Vesting Tentative Tract Map
No. 6056/UGM pertaining to approximately 30.25 net acres of property located
on the southeast corner of the intersection of North Bryan Avenue and the West
Gettysburg Avenue alignment.
Vesting Tentative Tract Map No. 6056/UGM has been filed in order to subdivide
the subject property for purposes of facilitating a 179-lot conventional single
family residential development on the subject property.
The proposed project will require dedications for public street rights-of-way as
well as the installation and construction of both public and private facilities and
infrastructure in accordance with the standards, specifications and policies of
the City of Fresno.
The existing RS-5/UGM (Residential Single Family/Urban Growth Management)
zoning for the subject property, is consistent with the Medium Density
Residential planned land use designation for the subject property as designated
by the Fresno General Plan and West Area Community Plan.
-2-
9. Surrounding land uses and setting:
Planned Land Existing Zoning Existing Land
Use Use
Medium RR Vacant / Ponding
North Density (Rural Residential[Fresno Basin / Rural
Residential County]) Residential
RS-5 Vacant / Rural
Medium (Residential Single-Family, Residential /
East Density Medium Density/Urban Growth Single Family
Residential Management) Residential
RS-5
Medium (Residential Single-Family, Vacant / Rural
South Density Medium Density/Urban Growth Residential
Residential Management)
Public
Facility PI Elementary and
West Elementary, (Public and Institutional/Urban Middle School
Middle & Growth Management)
High School
10. Other public agencies whose approval is required:
Development and Resource Management Department, Building & Safety
Services Division, Department of Public Works; Department of Public Utilities
County of Fresno. Department of Public Works and Planning, County of Fresno
Department of Community Health; City of Fresno Fire Department; Fresno
Metropolitan Flood Control District; San Joaquin Valley Air Pollution Control
District; Fresno County Department of Public Works and Planning.
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
Pursuant to Public Resources Code Section 21157.1(b) and CEQA Guidelines
15177(b)(2), the purpose of this initial study is to analyze whether the subsequent
project was described in the Master Environmental Impact Report State Clearing House
(SCH) No. 111015 as prepared and adopted for the Fresno General Plan and whether
the subsequent project may cause any additional significant effect on the environment,
which was not previously examined in Master Environmental Impact Report SCH No.
111015 ("MEIR").
-3-
The environmental factors checked below would be potentially affected by this project,
involving at least one impact that is a "Potentially Significant Impact" as indicated by the
checklist on the following pages.
Agriculture and
Aesthetics Forestry Resources Air Quality
Biological Resources Cultural Resources Geology /Soils
Greenhouse Gas Hazards & Hazardous Hydrology /Water
Emissions Materials Quality
Land Use / Planning Mineral Resources Noise
Population / Housing Public Services Recreation
Mandatory Findings
Transportation/Traffic Utilities / Service of Significance
DETERMINATION: (To be completed by the Lead Agency)
On the basis of this initial evaluation:
_X_ I find that the proposed project is a subsequent project identified in the MEIR
and that it is fully within the scope of the MEIR because it would have no
additional significant effects that were not examined in the MEIR such that no
new additional mitigation measures or alternatives may be required. All
applicable mitigation measures contained in the Mitigation Monitoring Checklist
shall be imposed upon the proposed project. A FINDING OF CONFORMITY
will be prepared.
I find that the proposed project is a subsequent project identified in the MEIR
but that it is not fully within the scope of the MEIR because the proposed
project could have a significant effect on the environment that was not
examined in the MEIR. However, there will not be a significant effect in this
case because revisions in the project have been made by or agreed to by the
project proponent. The project specific mitigation measures and all applicable
mitigation measures contained in the MEIR Mitigation Monitoring Checklist will
be imposed upon the proposed project. A MITIGATED NEGATIVE
DECLARATION will be prepared.
I find that the proposed project is a subsequent project identified in the MEIR
but that it MAY have a significant effect on the environment that was not
examined in the MEIR, and an ENVIRONMENTAL IMPACT REPORT is
required to analyze the potentially significant effects not examined in the MEIR
pursuant to Public Resources Code Section 21157.1(d) and CEQA Guidelines
15178(a).
-4-
r
Will Tackett, up rvising Piann r August 05, 2016
EVALUATION OF ADDITIONAL ENVIRONMENTAL IMPACTS NOT ASSESSED IN
THE MEIR or Air Quality MND:
1. For purposes of this MEIR Initial Study, the following answers have the
corresponding meanings:
a. "No Impact" means the subsequent project will not cause any additional
significant effect related to the threshold under consideration which was not
previously examined in the MEIR or Air Quality MND.
b. "Less Than Significant Impact" means there is an impact related to the threshold
under consideration that was not previously examined in the MEIR or Air Quality
MND, but that impact is less than significant;
c. "Less Than Significant with Mitigation Incorporation" means there is a potentially
significant impact related to the threshold under consideration that was not
previously examined in the MEIR or Air Quality MND, however, with the
mitigation incorporated into the project, the impact is less than significant.
d. "Potentially Significant Impact" means there is an additional potentially
significant effect related to the threshold under consideration that was not
previously examined in the MEIR or Air Quality MND.
2. A brief explanation is required for all answers except "No Impact" answers that are
adequately supported by the information sources a lead agency cites in the
parentheses following each question. A "No Impact" answer is adequately supported
if the referenced information sources show that the impact simply does not apply to
projects like the one involved (e.g., the project falls outside a fault rupture zone). A
"No Impact" answer should be explained where it is based on project-specific factors
as well as general standards (e.g., the project will not expose sensitive receptors to
pollutants, based on a project-specific screening analysis).
3. All answers must take account of the whole action involved, including off-site as well
as on-site, cumulative as well as project-level, indirect as well as direct, and
construction as well as operational impacts.
4. Once the lead agency has determined that a particular physical impact may occur,
then the checklist answers must indicate whether the impact is potentially significant,
less than significant with mitigation, or less than significant. "Potentially Significant
-5-
Impact" is appropriate if there is substantial evidence that an effect may be
significant. If there are one or more "Potentially Significant Impact" entries when the
determination is made, an EIR is required.
5. A "Finding of Conformity" is a determination based on an initial study that the
proposed project is a subsequent project identified in the MEIR and that it is fully
within the scope of the MEIR because it would have no additional significant effects
that were not examined in the MEIR.
6. "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies
where the incorporation of mitigation measures has reduced an effect from
"Potentially Significant Impact" to a "Less Than Significant Impact." The lead agency
must describe the mitigation measures, and briefly explain how they reduce the
effect to a less than significant level (mitigation measures from Section XVII, "Earlier
Analyses," may be cross-referenced).
7. Earlier analyses may be used where, pursuant to the tiering, program EIR or MIER,
or other CEQA process, an effect has been adequately analyzed in an earlier EIR or
negative declaration. Section 15063(c)(3)(D). In this case, a brief discussion should
identify the following:
a. Earlier Analysis Used. Identify and state where they are available for review.
b. Impacts Adequately Addressed. Identify which effects from the above checklist
were within the scope of and adequately analyzed in the MEIR or another earlier
document pursuant to applicable legal standards, and state whether such
effects were addressed by mitigation measures based on the earlier analysis.
c. Mitigation Measures. For effects that are "Less than Significant with Mitigation
Measures Incorporated," describe the mitigation measures which were
incorporated or refined from the earlier document and the extent to which they
address site-specific conditions for the project.
8. Lead agencies are encouraged to incorporate into the checklist references to
information sources for potential impacts (e.g., general plans, zoning ordinances).
Reference to a previously prepared or outside document should, where appropriate,
include a reference to the page or pages where the statement is substantiated.
9. Supporting Information Sources: A source list should be attached, and other sources
used or individuals contacted should be cited in the discussion.
10.This is only a suggested form, and lead agencies are free to use different formats;
however, lead agencies should normally address the questions from this checklist
that are relevant to a project's environmental effects in whatever format is selected.
11.The explanation of each issue should identify:
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a. The significance criteria or threshold, if any, used to evaluate each question; and
b. The mitigation measure identified, if any, to reduce the impact to less than
significance
Potentially Less Than Significant Less Than No
ENVIRONMENTAL ISSUES Significant with Mitigation Significant Impact
Impact Incor orated Impact
I. AESTHETICS -- Would the
project:
a) Have a substantial adverse X
effect on a scenic vista?
b) Substantially damage scenic
resources, including, but not
limited to, trees, rock X
outcroppings, and historic
buildings within a state scenic
highway?
c) Substantially degrade the
existing visual character or X
quality of the site and its
surroundings?
d) Create a new source of
substantial light or glare which X
would adversely affect day or
nighttime views in the area?
The site is located within an area which is planned for urban residential uses and which
has been substantially developed to the east with single family residences; extending to
Freeway 99. Properties located directly to the north of the subject property remain
primarily vacant. However, a ponding basin has been developed and several rural
residential properties exist west of North Hayes Avenue and north of the West
Gettysburg Avenue alignment. Vacant property directly to the north has also been
approved for development with 244 single family residences on approximately 44.77
acres through Tentative Tract Map No. 5493 in 2005. Properties to the south of the
subject property also remain primarily vacant with the exception of a few rural
residences north of West Ashlan Avenue and several rural residences south of West
Ashlan Avenue. Property directly to the west of the subject property has been
developed with a Central Unified School District elementary and middle school as well
as Koligian Stadium.
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No identified or designated public or scenic vistas will be obstructed by the proposed
project and no scenic resources will be damaged or removed. Due to the relatively flat
topography of the subject and adjacent properties, as well as the existence of a major
freeway to the north and east of the subject property; and, the poor air quality that
reduce existing views within the project area as a whole, a less than significant impact
will result to views of highly valued features such as the Sierra Nevada foothills from
future development on and in the vicinity of the subject property.
The project will not damage nor will it degrade the visual character or quality of the
subject site and its surroundings, given that the project site is in an area planned for and
developed with residences at comparable densities as well as with a Central Unified
School District campus and associated facilities.
Future development of the site will create a new source of substantial light or glare
within the area. However, given that the majority of the project site is already
surrounded by existing urban and rural residential uses; including a school campus and
outdoor stadium, which already affect day and night time views in the project area, no
significant impact will occur. Furthermore, through the entitlement process, staff will
ensure that lights are located in areas that will minimize light sources to the neighboring
properties in accordance with project specific mitigation measures of the MEIR. As a
result, the project will have no impact on aesthetics.
In conclusion, the project will not result in any aesthetic impacts beyond those analyzed
in MEIR SCH No. 2012111015 prepared for the Fresno General Plan.
Less Than
Potentially Significant Less Than No
ENVIRONMENTAL ISSUES Significant with Significant Impact
Impact Mitigation Impact
Incorporated
i
II. AGRICULTURE AND FORESTRY i
RESOURCES: In determining
whether impacts to agricultural
resources are significant
environmental effects, lead agencies
may refer to the California
Agricultural Land Evaluation and Site
Assessment Model (1997) prepared
by the California Dept. of
Conservation as an optional model to
use in assessing impacts on
agriculture and farmland. -- Would
the project:
-8-
Less Than
Potentially Significant Less Than
ENVIRONMENTAL ISSUES Significant with Significant No
Impact
Impact Mitigation Impact
Incorporated
a) Convert Prime Farmland, Unique
Farmland, or Farmland of Statewide
Importance (Farmland), as shown on
the maps prepared pursuant to the X
Farmland Mapping and Monitoring
Program of the California Resources
Agency, to non-agricultural use?
b) Conflict with existing zoning for
agricultural use, or a Williamson Act X
contract?
c)� Conflict with existing zoning for, or
cause rezoning of, forest land (as
defined in Public Resources Code
section 12220(g)), timberland (as
defined by Public Resources Code X
section 4526), or timberland zoned
Timberland Production (as defined by
Government Code section
51104(g))?
d) Result in the loss of forest land or
conversion of forest land to non- X
forest use?
e) Involve other changes in the
existing environment which, due to
their location or nature, could result X
in conversion of Farmland, to non-
agricultural use?
Based upon the upon the 2012 Rural Mapping Edition: Fresno County Important
Farmland Map of the California Department of Conservation, the subject property is
designated as "Farmland of Statewide Importance"; defined as land similar to Prime
Farmland but with minor shortcomings, such as greater slopes or less ability to store
soil moisture. Land must have been used for irrigated agricultural production at some
time during the four years prior to the mapping date.
The subject property remains vacant, fallow, land which has not been under cultivation
in at least the past ten years.
-9-
The Fresno General Plan MEIR analyzed "project specific" impacts associated with
future development within the Planning Area (Sphere of Influence) as well as the
cumulative impacts factored from future development in areas outside of the Planning
Area. The MEIR identifies locations within the Planning Area that have been
designated as Prime Farmland, Unique Farmland, and Farmland of Statewide
Importance through the Farmland Mapping and Monitoring Program (FMMP) of the
California Department of Conservation. The analysis of impacts contained within the
MEIR acknowledges that Fresno General Plan implementation anticipates all of the
FMMP-designated farmland within the Planning Area being converted to uses other
than agriculture. Furthermore, the MEIR acknowledges that the anticipated conversion
is a significant impact on agricultural resources.
To reduce potential project-specific and cumulative impacts on agricultural uses, the
General Plan incorporates objectives and policies, which include but are not limited to
the following:
G-5 Objective: While recognizing that the County of Fresno retains the primary
responsibility for agricultural land use policies and the protection and advancement of
farming operations, the City of Fresno will support efforts to preserve agricultural land
outside of the area planned for urbanization and outside of the City's public service
delivery capacity by being responsible in its land use plans, public service delivery
plans, and development policies.
G-5-b. Policy: Plan for the location and intensity of urban development in a manner that
efficiently utilizes land area located within the planned urban boundary, including the
North and Southeast Growth Areas, while promoting compatibility with agricultural uses
located outside of the planned urban area.
G-54. Policy: Oppose lot splits and development proposals in unincorporated areas
within and outside the City General Plan boundary when these proposals would do any
of the following:
• Make it difficult or infeasible to implement the general plan; or,
• Contribute to the premature conversion of agricultural, open space, or grazing
lands; or constitute a detriment to the management of resources and/or
facilities important to the metropolitan area (such as air quality, water quantity
and quality, traffic circulation, and riparian habitat).
The subject property was previously approved for subdivision and development in 2008
as part of Tentative Tract Map No. 5891/UGM, a 738-lot subdivision of approximately
122.93 acres of land comprising the majority of the quarter corner section located
between North Bryan and North Hayes Avenues and West Ashlan Avenue and the
West Gettysburg Avenue alignment. The previously proposed project also involved the
cancellation of Agricultural Land Conservation Contracts (ALCC), or "Williamson Act"
contracts, for lands located within the boundary of the subject property. On May 20,
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2008 the Fresno City Council approved the tentative cancellation of those portions of
ALCC Contract Nos. AP-1250 & AP-1251, which were located within the City of Fresno,
subject to payment of the "Cancellation Valuation Fee." Subsequently, on August 12,
2008 the Fresno County Board of Supervisors approved the tentative cancellation of
those portions of ALCC Contract Nos. AP-1229 and AP-1250, which were located within
the County of Fresno, and adjacent to the subject property subject to payment of the
cancellation fee. Those adjacent lands have since been annexed to the City of Fresno
and are also zoned for single family residential use.
The MEIR recognizes that despite implementation of the objectives and policies of the
Fresno General Plan, project and cumulative impacts on agricultural resources will
remain significant, and, that no feasible measures in addition to the objectives and
policies of the Fresno General Plan are available.
In 2014, through passage of Council Resolution No. 2014-225, the City of Fresno
adopted Findings of Fact related to Significant and Unavoidable Effects as well as
Statements of Overriding Considerations in order to certify Master Environmental
Impact Report SCH No. 111015 for purposes of adoption of the Fresno General Plan.
Section 15093 of the California Environmental Quality Act requires the lead agency to
balance the benefits of a proposed project against its unavoidable environmental risks
in determining whether to approve the project.
The adopted Statements of Overriding Considerations for the MEIR addressed Findings
of Significant Unavoidable Impacts within the categories/areas of Agricultural
Resources; citing specific economic, legal, social, technological, or other
considerations, including provision of employment opportunities for highly trained
workers as project goals, each and all of which were deemed and considered by the
Fresno City Council to be benefits, which outweighed the unavoidable adverse
environmental effects attributed to development occurring within the City of Fresno
Sphere of Influence (SOI), consistent with the land uses, densities, and intensities set
forth in the Fresno General Plan.
The site is located within an area which is planned for urban residential uses and which
has been substantially developed to the east with single family residences; extending to
Freeway 99. Properties located directly to the north of the subject property remain
primarily vacant. However, a ponding basin has been developed and several rural
residential properties exist west of North Hayes Avenue and north of the West
Gettysburg Avenue alignment. Vacant property directly to the north has also been
approved for development with 244 single family residences on approximately 44.77
acres through Tentative Tract Map No. 5493 in 2005. Properties to the south of the
subject property also remain primarily vacant with the exception of a few rural
residences north of West Ashlan Avenue and several rural residences south of West
Ashlan Avenue. Property directly to the west of the subject property has been
developed with a Central Unified School District elementary and middle school as well
as Koligian Stadium.
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The project will not result in the conversion of active farmland to non-agricultural use.
Furthermore, the proposed project is consistent with the goals, objective and policies of
the Fresno General Plan as referenced herein above. Therefore, the proposed project
will not result in the premature conversion of agricultural lands or constitute a detriment
to the management of agricultural resources and/or facilities important to the
metropolitan area.
Given its proximity to unincorporated lands within the County of Fresno, which are
remain eligible for future agricultural operations, a "Right-to-Farm" covenant will be
required to be executed in accordance with the mitigation measures of the MEIR. The
covenant will acknowledge and agree that the subject property is in or near agricultural
districts located in the City and/or County of Fresno and that the future residents of the
subject property should be prepared to accept the inconveniences and discomfort
associated with normal farm activities.
As referenced herein above, the subject property is not subject to a Williamson Act
contract. Therefore, the proposed project on the subject site will not affect existing
agriculturally zoned or Williamson Act contract parcels.
The proposed project will not conflict with any forest land or Timberland Production or
result in any loss of forest land.
As discussed in Impact AG-1 of the MEIR, future development in accordance with the
Fresno General Plan would result in the conversion of farmland to a non-agricultural
use. Except for direct conversion, the implementation of project development would not
result in other changes in the existing environment that would impact agricultural land
outside of the Planning Area. In addition, the development in accordance with the
General Plan would not impact forest land as discussed in Section 7.2.1 of this Draft
Master EIR. Therefore, the project would result in no impact on farmland or forest land
involving other changes in the existing environment which fall outside of the scope of
the analyses contained within the MEIR.
In conclusion, the proposed project is fully within the scope of the Fresno General Plan
and would not result in any agriculture and forestry resource environmental impacts
beyond those analyzed in MEIR SCH No. 2012111015.
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Less Than
Potentially Significant Less Than No
ENVIRONMENTAL ISSUES Significant with Significant Impact
Impact Mitigation Impact
Incorporated 1.
III. AIR QUALITY AND GLOBAL
CLIMATE CHANGE - (Where
available, the significance criteria
established by the applicable air
quality management or air pollution
control district may be relied upon to
make the following determinations.) -
Would the project
a) Conflict with or obstruct
implementation of the applicable air
quality plan (e.g., by having potential
emissions of regulated criterion X
pollutants which exceed the San
Joaquin Valley Air Pollution Control
Districts (SJVAPCD) adopted
thresholds for these pollutants)?
i
b) Violate any air quality standard or
contribute substantially to an existing X
or projected air quality violation?
c) Result in a cumulatively
considerable net increase of any
criteria pollutant for which the project
region is non-attainment under an
applicable federal or state ambient X
air quality standard (including
releasing emissions which exceed
quantitative thresholds for ozone
precursors)?
d) Expose sensitive receptors to X
substantial pollutant concentrations?
e) Create objectionable odors
affecting a substantial number of X
people?
Settinq
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The subject site is located in the City of Fresno and within the San Joaquin Valley Air
Basin (SJVAB). This region has had chronic non-attainment of federal and state clean
air standards for ozone/oxidants and particulate matter due to a combination of
topography and climate. The San Joaquin Valley (Valley) is hemmed in on three sides
by mountain ranges, with prevailing winds carrying pollutants and pollutant precursors
from urbanized areas to the north (and in turn contributing pollutants and precursors to
downwind air basins). The Mediterranean climate of this region, with a high number of
sunny days and little or no measurable precipitation for several months of the year,
fosters photochemical reactions in the atmosphere, creating ozone and particulate
matter.
Regional factors affect the accumulation and dispersion of air pollutants within the
SJVAB. Air pollutant emissions overall are fairly constant throughout the year, yet the
concentrations of pollutants in the air vary from day to day and even hour to hour. This
variability is due to complex interactions of weather, climate, and topography. These
factors affect the ability of the atmosphere to disperse pollutants. Conditions that move
and mix the atmosphere help disperse pollutants, while conditions that cause the
atmosphere to stagnate allow pollutants to concentrate. Local climatological effects,
including topography, wind speed and direction, temperature, inversion layers,
precipitation, and fog can exacerbate the air quality problem in the SJVAB.
The SJVAB is approximately 250 miles long and averages 35 miles wide, and is the
second largest air basin in the state. The SJVAB is defined by the Sierra Nevada in the
east (8,000 to 14,000 feet in elevation), the Coast Ranges in the west (averaging 3,000
feet in elevation), and the Tehachapi mountains in the south (6,000 to 8,000 feet in
elevation). The Valley is basically flat with a slight downward gradient to the northwest.
The Valley opens to the sea at the Carquinez Straits where the San Joaquin-
Sacramento Delta empties into San Francisco Bay. The Valley, thus, could be
considered a "bowl" open only to the north.
During the summer, wind speed and direction data indicate that summer wind usually
originates at the north end of the Valley and flows in a south-southeasterly direction
through the Valley, through Tehachapi pass, into the Southeast Desert Air Basin. In
addition, the Altamont Pass also serves as a funnel for pollutant transport from the San
Francisco Bay Area Air Basin into the region.
During the winter, wind speed and direction data indicate that wind occasionally
originates from the south end of the Valley and flows in a north-northwesterly direction.
Also during the winter months, the Valley generally experiences light, variable winds
(less than 10 mph). Low wind speeds, combined with low inversion layers in the winter,
create a climate conducive to high carbon monoxide (CO) and particulate matter (PM10
and PM2.5) concentrations. The SJVAB has an "Inland Mediterranean" climate
averaging over 260 sunny days per year. The Valley floor is characterized by warm, dry
summers and cooler winters. For the entire Valley, high daily temperature readings in
summer average 95°F. Temperatures below freezing are unusual. Average high
temperatures in the winter are in the 50s, but highs in the 30s and 40s can occur on
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days with persistent fog and low cloudiness. The average daily low temperature is
45°F.
The vertical dispersion of air pollutants in the Valley is limited by the presence of
persistent temperature inversions. Solar energy heats up the Earth's surface, which in
turn radiates heat and warms the lower atmosphere. Therefore, as altitude increases,
the air temperature usually decreases due to increasing distance from the source of
heat. A reversal of this atmospheric state, where the air temperature increases with
height, is termed an inversion. Inversions can exist at the surface or at any height
above the ground, and tend to act as a lid on the Valley, holding in the pollutants that
are generated here.
Regulations
The San Joaquin Valley Air Pollution Control District (SJVAPCD) is the local regional
jurisdictional entity charged with attainment planning, rulemaking, rule enforcement, and
monitoring under Federal and State Clean Air Acts and Clean Air Act Amendments.
The Master Environmental Impact Report (MEIR) prepared for the Fresno General Plan
and Policy RC-4-c of the Fresno General Plan require that computer models used by
the SJVAPCD be used to analyze development projects and estimate future air
pollutant emissions that can be expected to be generated from operational emissions
(vehicular traffic associated with the project), area-wide emissions (sources such as
ongoing maintenance activities and use of appliances), and construction activities.
CaIEEMod is a statewide land use emissions computer model designed to provide a
uniform platform for government agencies, land use planners, and environmental
professionals to quantify potential criteria pollutant and greenhouse gas (GHG)
emissions associated with both construction and operations from a variety of land use
projects. The model quantifies direct emissions from construction and operations
(including vehicle and off-road equipment use), as well as indirect emissions, such as
GHG emissions from energy use, solid waste disposal, vegetation planting and/or
removal, and water use. Further, the model identifies mitigation measures to reduce
criteria pollutant and GHG emissions along with calculating the benefits achieved from
measures chosen by the user. The GHG mitigation measures were developed and
adopted by the California Air Pollution Control Officers Association (CAPCOA).
In addition to the above-mentioned factors, the CalEEMod computer model evaluates
the following emissions: ozone precursors (Reactive Organic Gases (ROG)) and NOX;
CO, SOX, both regulated categories of particulate matter, and the greenhouse gas
carbon dioxide (CO2). The model incorporates geographically-customized data on local
vehicles, weather, and SJVAPCD Rules.
The analysis was conducted using the CalEEMod Model, Version 2013.2.2. For
purposes of this analysis the project has been evaluated with consideration to the
subdivision of the subject property for purposes of creating a 179-lot single family
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residential development on approximately 30.25 acres of land at a density of
approximately 5.92 dwelling units/acre; consistent with the applicable Medium Density
Residential (5.0-12 dwelling units/acre) planned land use designation of the Fresno
General Plan. The proposed project is projected to generate 1,704 Average Daily Trips
(ADT).
Construction Emissions — Short Term
It was assumed that the project would be constructed in one phase, over a two-year
period. Construction equipment estimates were based on CalEEMod default
assumptions. In accordance with District guidance, the architectural coatings were
assumed to be mitigated in accordance with CaIEEMod default assumptions. Total
emissions from project construction are below the District's threshold levels. The
project will meet all of the SJVAPCD's construction fleet and control requirements.
Project Construction Emissions
[all data given in tons/year] ROG NOx CO SO2 PM10 PM2.5 CO2
2016 Construction 0.55 4.91 3.67 0.005 0.57 0.39 463.00
2017 Construction 2.76 1.61 1.30 0.002 0.13 0.10 178.47
Project Total 3.31 6.52 4.97 0.007 0.70 0.50 641.48
District Thresholds 10 10 N/A N/A 15 15 N/A
The analysis determined that the proposed project will not exceed the threshold of
significance limits for regulated air pollutants. During the construction phase of this
project grading and trenching on the site may generate particulate matter pollution
through fugitive dust emissions. SJVAPCD Regulation VIII addresses not only
construction and demolition dust control measures, but also regulates ongoing
maintenance of open ground areas that may create entrained dust from high winds.
The applicant is required to provide landscaping on the project site which will contain
trees to assist in the absorbsion of air pollutants, reduce ozone levels, and curtail storm
water runoff.
Operational Emissions — Long Term
Operational emissions include emissions associated with area sources (energy use,
landscaping, etc.) and vehicle emissions. Emissions from each phase of the project
were estimated using the CaIEEMod model. The average trips were based on default
assumptions in the CaIEEMod model, verified by the Traffic Impact Study that was
conducted for the project.
Project Annual Operational Emissions
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Project specific emissions of criteria pollutants will not exceed District significance
thresholds of 10 tons/year NOX, 10 tons/year ROG, and 15 tons/year PM10. Project
specific criteria pollutant emissions would have no significant adverse impact on air
quality.
These project emissions as a percentage of the area source, energy use, and vehicle
emissions within Fresno County are very small and the project's overall contribution to
the overall emissions is negligible. There is no air quality or global climate change
impacts perceived to occur as a result of the proposed project. Both short and long
term impacts associated with construction and operation are below the District's
significance thresholds.
The SJVAPCD has developed the San Joaquin Valley 1991 California Clean Air Act Air
Quality Attainment Plan (AQAP), which continues to project nonattainment for the
above-noted pollutants in the future. This project will be subject to applicable SJVAPCD
rules, regulations, and strategies. In addition, the project may be subject to the
SJVAPCD Regulation VIII, Fugitive Dust Rules, related to the control of dust and fine
particulate matter. This rule mandates the implementation of dust control measures to
reduce the potential for dust to the lowest possible level. The plan includes a number of
strategies to improve air quality including a transportation control strategy and a vehicle
inspection program.
At full build-out the proposed project would result in development exceeding 50
residential dwelling units. Therefore, the proposed project would be subject to District
Rule 9510 (Indirect Source Review). District Rule 9510 was adopted to provide
emission reductions needed by the SJVAPCD to demonstrate attainment of the federal
PM10 standard and contributed reductions that assist in attaining federal ozone
standards. Rule 9510 also contributes toward attainment of state standards for these
pollutants. The District's Regulation VIII — Fugitive PM10 prohibitions requires controls
for sources of particulate matter necessary for attaining the federal PM10 standards and
achieving progress toward attaining the state PM10 Standards. Rule 2201 — New and
Modified Stationary Source Review requires new and modified stationary/industrial
sources provide emission controls and offsets that ensure stationary sources decline
over time and do not impact the applicable air quality plans.
(all data given in tons/ ear] ROG NOx CO SO2 PM10 PM2.5 CO2
Area 1.70 0.06 4.19 0.010 0.60 0.51 134.23
Mobile 1.20 4.04 13.53 0.001 1.66 0.05 2,091.26
Project Totals 2.90 4.11 17.72 0.011 2.17 0.56 2,225.49
District Thresholds 110 110 N/A I N/A 115 15 N/A
Compliance with these rules and regulations is intended to mitigate a project's impact
on air quality through project design elements or by payment of applicable off-site
mitigation fees.
The growth projections used for the Fresno General Plan assume that growth in
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population, vehicle use and other source categories will occur at historically robust rates
that are consistent with the rates used to develop the SJVAPCD's attainment plans. In
other words, the amount of growth predicted for the General Plan is accommodated by
the SJVAPCD's attainment plan and would allow the air basin to attain the 8-hour ozone
standard by the 2023 attainment date. Furthermore, as shown in the operational
emissions analysis in Impact AIR-3, reductions anticipated from existing regulations and
adopted control measures will result in emissions continuing to decline even though
development and population will increase because the emission rates for the most
important sources of pollutants substantially decrease from 2010 levels due to
SJVAPCD and state regulations. Future development on the subject property is
required to comply with these rules and regulations providing additional support for the
conclusion that it will not interfere or obstruct with the application of the attainment
plans.
The proposed project on the subject site will not expose sensitive receptors to
substantial pollutant concentrations. The proposed project is not proposing a use which
will create objectionable odors.
Based upon the information and analyses referenced herein above, the project will not
occur at a scale or scope with potential to contribute substantially or cumulatively to
existing or projected air quality violations, impacts, or increases of criteria pollutants for
which the San Joaquin Valley region is under an applicable federal or state ambient air
quality standard (including releasing emissions that exceed quantitative thresholds for
ozone precursors). The proposed project will comply with all applicable air quality
plans. Therefore, no violations of air quality standards will occur and no net increase of
pollutants will occur.
In conclusion, with the MEIR Mitigation Measures incorporated, the project will not result
in any air quality impacts beyond those analyzed in MEIR SCH No. 2012111015.
Mitigation Measures
1. The proposed project shall implement and incorporate, as applicable, the air
quality related mitigation measures as identified in the attached Master
Environmental Impact Report SCH No. 111015 Fresno General Plan Mitigation
Monitoring Checklist dated August 05, 2016.
Less Than
Potentially Significant Less Than No
ENVIRONMENTAL ISSUES Significant with Significant Impact
Impact Mitigation Impact
Incorporated
IV. BIOLOGICAL RESOURCES --
Would the project:
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Less Than
Potentially Significant Less Than No
ENVIRONMENTAL ISSUES Significant with Significant Impact
Impact Mitigation Impact
Incorporated
a) Have a substantial adverse effect,
either directly or through habitat
modifications, on any species
identified as a candidate, sensitive,
or special status species in local or X
regional plans, policies, or
regulations, or by the California
Department of Fish and Game or
U.S. Fish and Wildlife Service?
b) Have a substantial adverse effect
on any riparian habitat or other
sensitive natural community identified
in local or regional plans, policies, X
regulations or by the California
Department of Fish and Game or US
Fish and Wildlife Service? +
i
c) Have a substantial adverse effect
on federally protected wetlands as
defined by Section 404 of the Clean
Water Act (including, but not limited X
to, marsh, vernal pool, coastal, etc.)
through direct removal, filling,
hydrological interruption, or other
means?
d) Interfere substantially with the
movement of any native resident or
migratory fish or wildlife species or
with established native resident or X
migratory wildlife corridors, or impede
the use of native wildlife nursery
sites?
e) Conflict with any local policies or
ordinances protecting biological X
resources, such as a tree
preservation policy or ordinance? 1
-19-
Less Than
Potentially Significant Less Than No
ENVIRONMENTAL ISSUES Significant with Significant Impact
Impact Mitigation Impact
Incorporated
f) Conflict with the provisions of an
adopted Habitat Conservation Plan,
Natural Community Conservation X
Plan, or other approved local,
regional, or state habitat
conservation plan?
The proposed project would not directly affect any sensitive, special status, or candidate
species, nor would it modify any habitat that supports them. There is no riparian habitat
or any other sensitive natural community identified in the vicinity of the proposed project
by the California Department of Fish and Game or the US Fish and Wildlife Service. No
federally protected wetlands are located on the subject site.
Therefore, there would be no impacts to species, riparian habitat or other sensitive
communities and wetlands. There are also no natural or permanent bodies of water on
the subject site or in the immediate vicinity of the subject site. The proposed project
would have no impact on the movement of migratory fish or wildlife species or on
established wildlife corridors or wildlife nursery sites. No local policies regarding
biological resources are applicable to the subject site and there would be no impacts
with regard to those plans.
No habitat conservation plans or natural community conservation plans in the region
pertain to the natural resources that exist on the subject site or in its immediate vicinity.
Finally, no actions or activities resulting from the implementation of the proposed project
would have the potential to affect floral, or faunal species; or, their habitat. Therefore,
there would be no impacts.
In conclusion, the project is fully within the scope of the Fresno General Plan and will
not result in any biological resource impacts beyond those analyzed in MEIR SCH No.
2012111015.
Less Than
Potentially Significant Less Than No
ENVIRONMENTAL ISSUES Significant with Significant Impact
Impact Mitigation Impact
Incorporated
V. CULTURAL RESOURCES -
Would the project:
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Less Than
Potentially Significant Less Than No
ENVIRONMENTAL ISSUES Significant with Significant Impact
Impact Mitigation Impact
Incorporated
a) Cause a substantial adverse
change in the significance of a X
historical resource as defined in
"15064.5?
b) Cause a substantial adverse
change in the significance of an X
archaeological resource pursuant to
"15064.5?
c) Directly or indirectly destroy a
unique paleontological resource or X
site or unique geologic feature?
d) Disturb any human remains,
including those interred outside of X
formal cemeteries?
There are no structures which exist within the project area that are listed in the National
or Local Register of Historic Places, and the subject site is not within a designated
historic district. There are no known archaeological or paleontological resources that
exist within the project area. There is no evidence that cultural resources of any type
(including historical, archaeological, paleontological, or unique geologic features) exist
on the subject property. Past record searches for the region have not revealed the
likelihood of cultural resources on the subject property or in its immediate vicinity.
Therefore, it is not expected that the proposed project may impact cultural resources. It
should be noted however, that lack of surface evidence of historical resources does not
preclude the subsurface existence of archaeological resources. Furthermore,
previously unknown paleontological resources or undiscovered human remains could
be disturbed during project construction.
Therefore, due to the ground disturbing activities that will occur as a result of the
project, the measures within the Master Environmental Impact Report SCH No.
2012111015 for the Fresno General Plan, Mitigation Monitoring Checklist to address
archaeological resources, paleontological resources, and human remains will be
employed to guarantee that should archaeological and/or animal fossil material be
encountered during project excavations, then work shall stop immediately; and, that
qualified professionals in the respective field are contacted and consulted in order to
ensure that the activities of the proposed project will not involve physical demolition,
destruction, relocation, or alteration of historic, archaeological, or paleontological
resources.
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In conclusion, with MEIR mitigation measures incorporated, the project will not result in
any cultural resource impacts beyond those analyzed in MEIR SCH No. 2012111015.
Mitrgafion Measures
1. The proposed project shall implement and incorporate, as applicable, the cultural
resource related mitigation measures as identified in the attached Master
Environmental Impact Report SCH No. 111015 Fresno General Plan Mitigation
Monitoring Checklist dated August 05, 2016.
Less Than
Potentially Significant Less Than No
ENVIRONMENTAL ISSUES Significant with Significant Impact
Impact Mitigation Impact
Incorporated
VI. GEOLOGY AND SOILS -- Would
the project.
a) Expose people or structures to
potential substantial adverse effects,
including the risk of loss, injury, or
death involving:
i) Rupture of a known earthquake
fault, as delineated on the most
recent Alquist-Priolo Earthquake '
Fault Zoning Map issued by the State
Geologist for the area or based on X
other substantial evidence of a
known fault? Refer to Division of
Mines and Geology Special
Publication 42.
ii) Strong seismic ground shaking? X
iii) Seismic-related ground failure, X
including liquefaction?
iv) Landslides? X
b) Result in substantial soil erosion or X
the loss of topsoil?
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Less Than
Potentially Significant Less Than No
ENVIRONMENTAL ISSUES Significant with Significant Impact
Impact Mitigation Impact
Incorporated
c) Be located on a geologic unit or
soil that is unstable, or that would
become unstable as a result of the X
project, and potentially result in on-
or off-site landslide, lateral spreading,
subsidence, liquefaction or collapse?
d) Be located on expansive soil, as
defined in Table 18-1-B of the
Uniform Building Code (1994), X
creating substantial risks to life or
property?
e) Have soils incapable of adequately
supporting the use of septic tanks or
alternative waste water disposal X
systems where sewers are not
available for the disposal of waste
water?
There are no geologic hazards or unstable soil conditions known to exist on the site.
The existing topography is flat with no apparent unique or significant land forms such as
vernal pools. Development of the property requires compliance with grading and
drainage standards of the City of Fresno and the Fresno Metropolitan Flood Control
District (FMFCD) 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.
Fresno has no known active earthquake faults and is not in any Alquist-Priolo Special
Studies Zones. The immediate Fresno area has extremely low seismic activity levels,
although shaking may be felt from earthquakes whose epicenters lie to the east, west,
and south. Known major faults are over 50 miles distant and include the San Andreas
Fault, Coalinga area blind thrust fault(s), and the Long Valley, Owens Valley, and White
Wolf/Tehachapi fault systems. The most serious threat to Fresno from a major
earthquake in the Eastern Sierra would be flooding that could be caused by damage to
dams on the upper reaches of the San Joaquin River.
Fresno is classified by the State as being in a moderate seismic risk zone, Category "C"
or "D," depending on the soils underlying the specific location being categorized and
that location's proximity to the nearest known fault lines. All new structures are required
to conform to current seismic protection standards in the California Building Code.
-23-
Seismic upgrade/retrofit requirements are imposed on older structures by the City's
Development and Resource Management Department as may be applicable to building
modification and rehabilitation projects.
No adverse environmental effects related to topography, soils or geology are expected
as a result of this project.
In conclusion, the proposed project would not result in any geology or soil
environmental impacts beyond those analyzed in MEIR SCH No. 2012111015.
Less Than
Potentially Significant Less Than No
ENVIRONMENTAL ISSUES Significant with Significant Impact
Impact Mitigation Impact
Incorporated
VII. GREENHOUSE GAS
EMISSIONS -- Would the project:
a) Generate greenhouse gas
emissions, either directly or X
indirectly, that may have a
significant impact on the
environment? j
- f
b) Conflict with an applicable plan,
policy or regulation adopted for the X
purpose of reducing the emissions
of greenhouse gases?
The proposed project will not occur at a scale or scope with potential to contribute
substantially or cumulatively to the generation of greenhouse gas emissions, either
directly or indirectly.
The General Plan and MEIR rely upon a Greenhouse Gas Reduction Plan that provides
a comprehensive assessment of the benefits of city policies and proposed code
changes, existing plans, programs, and initiatives that reduce greenhouse gas
emissions. The plan demonstrates that even though there is increased growth, the City
would still be reducing greenhouse gas emissions through 2020 and per capita
emission rates drop substantially. The benefits of adopted regulations become flat in
later years and growth starts to exceed the reductions from all regulations and
measures. Although it is highly likely that regulations will be updated to provide
additional reductions, none are reflected in the analysis since only the effect of adopted
regulations is included. See Section III, Air Quality and Global Climate Change, for a
full discussion of air quality and greenhouse gas emissions.
-24-
In conclusion, the proposed project would not result in any greenhouse gas emission
environmental impacts beyond those analyzed in MEIR SCH No. 2012111015 for the
Fresno General Plan.
Less Than
Potentially Significant Less Than No
ENVIRONMENTAL ISSUES Significant with Significant Impact
Impact Mitigation Impact
Incor orated ,
VIII. HAZARDS AND HAZARDOUS
MATERIAL -- Would the project:
a) Create a significant hazard to the
public or the environment through the X
routine transport, use, or disposal of
hazardous materials?
b) Create a significant hazard to the
public or the environment through
reasonably foreseeable upset and X
accident conditions involving the
release of hazardous materials into
the environment?
c) Emit hazardous emissions or
handle hazardous or acutely
hazardous materials, substances, or X
waste within one-quarter mile of an
existing or proposed school?
d) Be located on a site which is
included on a list of hazardous
materials sites compiled pursuant to
Government Code Section 65962.5 X
and, as a result, would it create a
significant hazard to the public or the
environment?
e) For a project located within an
airport land use plan or, where such
a plan has not been adopted, within
two miles of a public airport or public X
use airport, would the project result in
a safety hazard for people residing or
working in the project area?
-25-
Less Than
Potentially Significant Less Than No
ENVIRONMENTAL ISSUES Significant with Significant Impact
Impact Mitigation Impact
Incorporated
f) For a project within the vicinity of a
private airstrip, would the project
result in a safety hazard for people X
residing or working in the project
area?
g) Impair implementation of or
physically interfere with an adopted X
emergency response plan or
emergency evacuation plan?
h) Expose people or structures to a
significant risk of loss, injury or death
involving wildland fires, including X
where wildlands are adjacent to
urbanized areas or where residences
are intermixed with wildlands?
Pursuant to Policy 1-6-a of the Fresno General Plan, hazardous materials will be
defined as those that, because of their quantity, concentration, physical or chemical
characteristics, pose significant potential hazards to human health, safety, or the
environment. Specific federal, state and local definitions and listings of hazardous
materials will be used by the City of Fresno
There are no known existing hazardous material conditions on the site and the project is
not located on a site which is included on a list of hazardous materials sites compiled
pursuant to Government Code Section 65962.5. The project is not located near any
wildland fire hazard zones, and poses no interference with the City's or County's Hazard
Mitigation Plans or emergency response plans.
The subject site has not been under cultivation for many years. No pesticides or
hazardous materials are known to exist on the site and the proposed project will have
no environmental impacts related to potential hazards or hazardous materials as
identified above.
The project site is not located within the vicinity of the Fresno Yosemite Airport or any
other airport or private air strip. No risks or hazards would result from constructing the
project in the proposed location.
In conclusion, the project will not result in any hazards and hazardous material impacts
beyond those analyzed in MEIR SCH No. 2012111015.
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Less Than
Potentially Significant Less Than No
ENVIRONMENTAL ISSUES Significant with Significant Impact
Impact Mitigation Impact
Incorporated
IX. HYDROLOGY AND WATER
QUALITY -- Would the project:
a) Violate any water quality
standards or waste discharge X
requirements?
b) Substantially deplete groundwater
supplies or interfere substantially with
groundwater recharge such that
there would be a net deficit in aquifer
volume or a lowering of the local
groundwater table level (e.g., the X
production rate of pre-existing nearby
wells would drop to a level which
would not support existing land uses
or planned uses for which permits
have been granted)?
c) Substantially alter the existing
drainage pattern of the site or area,
including through the alteration of the
course of a stream or river, in a X
manner which would result in
substantial erosion or siltation on- or
off-site?
d) Substantially alter the existing
drainage pattern of the site or area,
including through the alteration of the
course of a stream or river, or X
substantially increase the rate or
amount of surface runoff in a manner
which would result in flooding on- or
off-site?
-27-
Less Than
Potentially Significant Less Than No
ENVIRONMENTAL ISSUES Significant with Significant Impact
Impact Mitigation Impact
_ IIncorporated
e) Create or contribute runoff water
which would exceed the capacity of
existing or planned stormwater X
drainage systems or provide
substantial additional sources of
polluted runoff?
f) Otherwise substantially degrade X
water quality?
g) Place housing within a 100-year
flood hazard area as mapped on a
federal Flood Hazard Boundary or X
Flood Insurance Rate Map or other
flood hazard delineation map?
h) Place within a 100-year flood
hazard area structures which would X
impede or redirect flood flows?
i) Expose people or structures to a
significant risk of loss, injury or death
involving flooding, including flooding X
as a result of the failure of a levee or
dam?
j) Inundation by seiche, tsunami, or F X
mudflow?
Fresno is one of the largest cities in the United States still relying primarily on
groundwater for its public water supply. Surface water treatment and distribution has
been implemented in the northeastern part of the City, but the city is still subject to an
EPA Sole Source Aquifer designation. While the aquifer underlying Fresno typically
exceeds a depth of 300 feet and is capacious 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, and an
historic trend of high consumptive use of water on a per capita basis (some 250 gallons
per day per capita), have resulted in a general decline in aquifer levels, increased cost
to provide potable water, and localized water supply limitations.
This Finding of Conformity prepared for the proposed project is tiered from Master
Environmental Impact Report SCH No. 2012111015) prepared for the Fresno General
-28-
Plan (collectively, the "MEIR"), which contains measures to mitigate projects' individual
and cumulative impacts to groundwater resources and to reverse the groundwater
basin's overdraft conditions.
Fresno has attempted to address these issues through metering and revisions to the
City's Urban Water Management Plan (UWMP). The Fresno Metropolitan Water
Resource Management Plan, which has been adopted and the accompanying Final EIR
(SCH #95022029) certified, is also under revision. The purpose of these management
plans is to provide safe, adequate, and dependable water supplies in order 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. City water wells, pump stations, recharge
facilities, water treatment and distribution systems have been expanded incrementally to
mitigate increased water demands and respond to groundwater quality challenges.
The adverse groundwater conditions of limited supply and compromised quality have
been well- documented by planning, environmental impact report and technical studies
over the past 20 years including the Master Environmental Impact Report No. 111015
for the Fresno General Plan, the MEIR 10130 for the 2025 Fresno General Plan, Final
EIR No.10100, Final EIR No.10117 and Final EIR No. SCH 95022029 (Fresno
Metropolitan Water Resource Management Plan), et al. These conditions include water
quality degradation due to DBCP, arsenic, iron, and manganese concentrations; low
water well yields; limited aquifer storage capacity and recharge capacity; and, intensive
urban or semi-urban development occurring upgradient from the Fresno Metropolitan
Area.
In response to the need for a comprehensive long-range water supply and distribution
strategy, the General Plan recognizes the Kings Basin's Integrated Regional Water
Management Plan, Fresno-Area Regional Groundwater Management Plan, and City of
Fresno Metropolitan Water Resource Management Plan and cites the findings of the
City of Fresno 2010 Urban Water Management Plan. The purpose of these
management plans is to provide safe, adequate, and dependable water supplies to
meet the future needs of the Kings Basin regions and the Fresno-Clovis metropolitan
area in an economical manner; protect groundwater quality from further degradation
and overdraft; and, provide a plan of reasonably implementable measures and facilities.
The 2010 Urban Water Management Plan, Figure 4-3 (incorporated by reference)
illustrates the City of Fresno's goals to achieve a 'water balance' between supply and
demand while decreasing reliance upon and use of groundwater. To achieve these
goals the City is implementing a host of strategies, including:
Intentional groundwater recharge through reclamation at the City's groundwater
recharge facility at Leaky Acres (located northwest of Fresno-Yosemite
international Airport), refurbish existing streams and canals to increase
percolation, and recharge at Fresno Metropolitan Flood Control District's
(FMFCD) storm water basins;
-29-
■ Increase use of existing surface water entitlements from the Kings River, United
States Bureau of Reclamation and Fresno Irrigation District for treatment at the
Northeast Storm Water Treatment Facility (NESWTF) and construct a new
Southeast Storm Water Treatment Facility (SESWTF); and
■ Recycle wastewater at the Fresno-Clovis Regional Wastewater Reclamation
Facility (RWRF) for treatment and re-use for irrigation, and to percolation ponds
for groundwater recharge. Further actions include the General Plan, Policy RC-
6-d to prepare, adopt and implement a City of Fresno Recycled Water Master
Plan.
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. One of the primary objectives of Fresno's future water
supply plans detailed in Fresno's current UWMP is to balance groundwater operations
through a host of strategies. Through careful planning, Fresno has designed a
comprehensive plan to accomplish this objective by increasing surface water supplies
and surface water treatment facilities, intentional recharge, and conservation, thereby
reducing groundwater pumping. The City continually monitors impacts of land use
changes and development project proposals on water supply facilities by assigning fixed
demand allocations to each parcel by land use as currently zoned or proposed to be
rezoned. The UWMP was made available for public review together with the MND for
the proposed project.
Until 2004, groundwater was the sole source of water for the City. In June 2004, a $32
million Surface Water Treatment Facility ("SWTF") began providing Fresno with water
treated to drinking water standards. A second surface water treatment facility is
planned for 2015 in southeast Fresno to meet demands anticipated by the growth
implicit in the 2025 Fresno General Plan. Surface water is used to replace lost
groundwater through Fresno's artificial recharge program at the City-owned Leaky
Acres and smaller facilities in Southeast Fresno. Fresno holds entitlements to surface
water from Millerton Lake and Pine Flat Reservoir. In 2006, Fresno renewed its
contract with the United States Bureau of Reclamation, through the year 2045, which
entities the City to 60,000 acre-feet per year of Class 1 water. This water supply has
further increased the reliability of Fresno's water supply.
Also, in 2006, Fresno updated its Metropolitan Water Resources Management Plan
designed to ensure the Fresno metro area has a reliable water supply through 2050.
The plan implements a conjunctive use program, combining groundwater, treated
surface water, artificial recharge and an enhanced water conservation program.
In the near future, groundwater will continue to be an important part of the City's supply
but will not be relied upon as heavily as has historically been the case. The 2010
UWMP projects that groundwater pumped by the City will decrease from approximately
128,578 AF/year in 2010 to approximately 85,000 AF/year at buildout of the General
-30-
Plan Update. This would represent a decrease in the groundwater percentage of total
water supply from 87 percent to 36 percent. This reduction in groundwater pumping will
recharge the aquifer by approximately 15,000 acre-feet per year because the safe yield
is approximately 1000,000 acre-feet per year. In order to meet this projection, the City is
planning to rely on expanding their delivery and treatment of surface water supplies and
groundwater recharge activities.
The City has been adding to and upgrading its water supplies through capital
improvements, including adding pipelines to distribute treated surface water.
Additionally, in 2009, the treatment capacity of the Fresno/Clovis Regional Wastewater
Reclamation Facility was improved. The City has recently been providing tertiary
treatment at some of its wastewater treatment plants to supply tertiary treated recycled
water for landscape irrigation to new growth areas and the North Fresno Wastewater
Reclamation Facilities Satellite Plant was recently built to serve the Copper River
development and golf course in the northern part of Fresno.
In addition, the General Plan policies require the City to maintain a comprehensive
conservation program to help reduce per capita water usage, and includes conservation
programs such as landscaping standards for drought tolerance, irrigation control
devices, leak detection and retrofits, water audits, public education and implementing
US Bureau of Reclamation Best Management Practices for water conservation to
maintain surface water entitlements.
The City also has implemented an extensive water conservation program which is
detailed in Fresno's current UWMP and additional conservation is anticipated as more
of the City's residential customers become metered. The City has implemented a
residential water meter program; installing and metering water service for all single-
family residential customers in the City by 2013. At a point of approximately 80%
completion, the installation already demonstrated an approximately 15% decrease in
water usage. The City also intends to commence providing tiered rates to incentivize
further reduction in water usage.
Fresno continues to periodically update its water management plans to ensure the cost-
effective use of water resources and continued availability of groundwater and surface
water supplies.
In accordance with the provisions of the Fresno General Plan and Master EIR No.
111015 mitigation measures, project specific water supply and distribution requirements
must assure that an adequate source of water is available to serve the project.
The City of Fresno Department of Public Utilities, Water Division has reviewed the
proposed project and has determined that water service will be available to the
proposed project subject to water mains being installed within the future West
Gettysburg Avenue rights-of-way and mains being extended within the proposed
subdivision to provide service to each lot created.
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According to the Fresno Metropolitan Flood Control District (FMFCD), the subject site is
not located within a flood prone or hazard area. The Fresno Metropolitan Flood Control
District (FMFCD) has indicated that permanent drainage service is available to the
westerly portion of the proposed subdivision subject to construction of private facilities,
which will convey runoff to existing Master Plan facilities in North Bryan Avenue; these
private facilities will be abandoned once permanent Master Plan Facilities are
constructed with future development of the area. Permanent drainage service is not
available to the easterly portion of the proposed subdivision and recommends
temporary drainage facilities until such time as permanent service is available.
Furthermore, the developer will be responsible for excavation in order to provide
additional storage in Basin "EO" to accommodate additional volume of runoff created by
development of the proposed subdivision.
The developer will be required to provide improvements which will convey surface
drainage to Master Plan inlets and which will provide storage and paths for major storm
conveyance. When development permits are issued, the subject site will be required to
pay drainage fees pursuant to the Drainage Fee Ordinance.
The mitigation measures of the MEIR are incorporated herein by reference and are
required to be implemented by the attached mitigation monitoring checklist. In
summary, these mitigation measures equate to City of Fresno policies and initiatives
aimed toward ensuring that the City has a reliable, long-range source of water through
the implementation of measures to promote water conservation through standards,
incentives and capital investments.
Private development participates in the City's ability to meet water supply goals and
initiatives through payment of fees established by the city for construction of recharge
facilities, the construction of recharge facilities directly by the project, or participation in
augmentation/enhancement/enlargement 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 Fresno General Plan boundaries may necessitate utilization of
treated surface water due to inadequate groundwater aquifer recharge capabilities.
The Department of Public Utilities works with Fresno Metropolitan Flood Control District
to utilize suitable FMFCD ponding (drainage) basins for the groundwater recharge
program, and works with Fresno Irrigation District to ensure that the City's allotment of
surface water is put to the best possible use for recharge.
As a condition of approval, any pre-existing on-site domestic or agricultural water wells
that may be on the site shall be properly abandoned, in order to prevent the spread of
contaminants from the ground surface or from shallow groundwater layers into deeper
and cleaner levels of the aquifer.
As a condition of approval, any pre-existing septic systems shall be properly
-32-
abandoned.
Occupancy of this site will generate wastewater containing human waste, which is
required to be conveyed and treated by the Fresno-Clovis Regional Wastewater
Treatment and Reclamation Facility. There will not be any onsite wastewater treatment
system. The proposed project will be required to install sewer mains and branches, and
to pay connection and sewer facility fees to provide for reimbursement of preceding
investments in sewer trunks to connect this site to a publicly owned treatment works.
Implementation of the Fresno General Plan policies, the Kings Basin Integrated
Regional Water Management Plan, City of Fresno Urban Water Management Plan,
Fresno-Area Regional Groundwater Management Plan, and City of Fresno Metropolitan
Water Resource 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.
There are no aspects of this project that will result in impacts to water supply or quality
beyond those analyzed in the Master Environmental Impact Report SCH No.
2012111015 for the Fresno General Plan. The project will not substantially alter
existing drainage patterns of the site or area or substantially increase the rate or amount
of runoff in a manner which would result in flooding, exceed planned storm water
drainage systems, or provide substantial sources of polluted runoff. The site is not
located within a flood prone or hazard area. The subject property is proposed to be
developed at intensity and scale permitted by the Medium Density Residential (5.0-12
du/acre) planned land use and consistent RS-5 zoning designation for the site. Thus,
the proposed development project will not facilitate an additional intensification of uses
beyond that which would be allowed by the above-noted planned land use designation,
resulting in additional impacts on water supply from increased demand.
In conclusion, the project fully within the scope of the Fresno General Plan and will not
result in any hydrology and water quality impacts beyond those analyzed in MEIR SCH
No. 2012111015.
Less Than
Potentially Significant Less Than No
ENVIRONMENTAL ISSUES Significant with Significant Impact
Impact Mitigation Impact
Incor orated
X. LAND USE AND PLANNING -
Would the project:
a) Physically divide an established X
community?
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b) Conflict with any applicable land
use plan, policy, or regulation of an
agency with jurisdiction over the
project (including, but not limited to
the general plan, specific plan, local X
coastal program, or zoning
ordinance) adopted for the purpose
of avoiding or mitigating an `
environmental effect?
c) Conflict with any applicable habitat
conservation plan or natural X
community conservation plan?
Wathen Castanos Peterson Homes, Inc. has filed Vesting Tentative Tract Map No.
6056/UGM pertaining to approximately 30.25 acres of property located on the southeast
corner of the intersection of North Bryan Avenue and the West Gettysburg Avenue
alignment.
Vesting Tentative Tract Map No. 6056/UGM has been filed in order to subdivide the
subject property for purposes of facilitating a 179-lot conventional single family
residential development on the subject property.
The proposed project will require dedications for public street rights-of-way as well as
the installation and construction of both public and private facilities and infrastructure in
accordance with the standards, specifications and policies of the City of Fresno.
The existing RS-5/UGM (Residential Single Family/Urban Growth Management) zoning
for the subject property and the proposed residential density of approximately 5.92
dwelling units per acre, is consistent with the Medium Density Residential (5.0-12
dwelling unit/acre) planned land use designation for the subject property.
The subject property remains vacant and was annexed to the City of Fresno in 2006 as
part of Annexation No. 1298.
The subject property was previously approved for subdivision and development in 2008
as part of Tentative Tract Map No. 5891/UGM, a 738-lot subdivision of approximately
122.93 acres of land comprising the majority of the quarter corner section located
between North Bryan and North Hayes Avenues and West Ashlan Avenue and the
West Gettysburg Avenue alignment. While the previously approved subdivision design
has been abandoned and these lands have been sold into new ownership, the newly
proposed subdivision design incorporates aggregate open space, pedestrian
paseos/paths, trail facilities, and boundary streets, which will facilitate both vehicular
and pedestrian connectivity for future development on adjacent lands and afford
availability of open space amenities in order to facilitate a well integrated and Complete
Neighborhood for the area.
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The proposed subdivision design will utilize elements of an "Enhanced Streetscape" for
a portion of the subject property, which will allow application of the alternative
development standards for single family residential development, as provided and
defined within the City of Fresno Development Code.
The site is located within an area which is planned for urban residential uses and which
has been substantially developed to the east with single family residences; extending to
Freeway 99. Properties located directly to the north of the subject property remain
primarily vacant. However, a ponding basin has been developed and several rural
residential properties exist west of North Hayes Avenue and north of the West
Gettysburg Avenue alignment. Vacant property directly to the north has also been
approved for development with 244 single family residences on approximately 44.77
acres through Tentative Tract Map No. 5493 in 2005. Properties to the south of the
subject property also remain primarily vacant with the exception of a few rural
residences north of West Ashlan Avenue and several rural residences south of West
Ashlan Avenue. Property directly to the west of the subject property has been
developed with a Central Unified School District elementary and middle school as well
as Koligian Stadium.
In addition to the vehicular access points to West Gettysburg and North Bryan Avenues,
two pedestrian connections are provided to the trail on West Gettysburg Avenue and
one pedestrian connection is provided to North Bryan Avenue. These pedestrian
connections will also contribute to providing safe routes for children to the elementary
and middle school west of the subject property.
One outlot is also incorporated within the subdivision design, which will be dedicated for
common open space purposes.
Fresno General Plan Goals. Objectives and Policies
As proposed, the project will be consistent with the Fresno General Plan goals and
objectives related to residential land use and the urban form:
• Provide for a diversity of districts, neighborhoods, housing types (including
affordable housing), residential densities, job opportunities, recreation, open space,
and educational venues that appeal to a broad range of people throughout the city.
Plan for a diverse housing stock that will support balanced urban growth, and make
efficient use of resources and public facilities.
• Make full use of existing infrastructure, and investment in improvements to increase
competitiveness and promote economic growth.
• Promote orderly land use development in pace with public facilities and services
needed to serve development.
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• Encourage the development of Complete Neighborhoods and districts with an
efficient and diverse mix of residential densities, building types, and affordability
which are designed to be healthy, attractive, and centered by schools, parks, and
public and commercial services to provide a sense of place and that provide as
many services as possible within walking distance. Healthy communities
demonstrate efficient development patterns providing for: Sufficient affordable
housing development in appropriate locations; A mix of land uses and a built
environment that supports walking and biking; Multimodal, affordable transportation
choices; and, Safe public spaces for social interaction.
These Goals contribute to the establishment of a comprehensive city-wide land use
planning strategy to meet economic development objectives, achieve efficient and
equitable use of resources and infrastructure, and create an attractive living
environment in accordance with Objective LU-1 of the Fresno General Plan.
Policy OF-1-d further emphasizes provisions for a diversity and variation of building
types, densities, and scale of development in order to reinforce the identity of individual
neighborhoods, foster a variety of market-based options for living and working to suit a
large range of income levels, and further affordable housing opportunities throughout
the city.
Likewise, Objective LU-5 of the General Plan calls for a diverse housing stock that will
support balanced urban growth, and make efficient use of resources and public
facilities; and, Implementing Policy LU-5-c promotes medium density residential use to
maximize efficient use of residential property through a wide range of densities.
Objective OF-12 of the Fresno General Plan directs the City to locate roughly one-half
of future residential development in infill areas — defined as being within the City on
December 31, 2012 — including the Downtown core area and surrounding
neighborhoods, mixed-use centers and transit-oriented development along major BRT
corridors, and other non-corridor infill areas, and vacant land.
Supporting Policy LU-1-a of the Fresno General Plan also promotes new development
within the existing City limits as of December 31, 2012. Policies LU-1-e and LU-1-g
recommend that annexations to the City conform to the General Plan Land Use
Designations and maintain the City's current Sphere of Influence (SOI) Boundaries
without additional expansion.
The subject property (approximately 30.25 acres) qualifies as infill development under
the definition provided in the Fresno General Plan as the subject property was annexed
with Annexation No. 1298 on April 13, 2006.
Furthermore, evaluation of public services capacity and availability for the area has
determined that public infrastructure improvements exist within the area to serve
existing development within the vicinity as well as future development on the subject
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property. Water mains have been developed in North Bryan, West Ashlan and North
Hayes Avenues, as well as in West Gettysburg Avenue to the east and west of the
subject property. Dedication and improvement of West Gettysburg Avenue between
North Bryan and West Hayes Avenue will include construction of a water main which
will complete the connection of these existing facilities for the subject quarter section.
Sewer mains exist in North Bryan and West Gettysburg Avenues to the serve the
proposed development. Furthermore, the proposed project will be obligated to pay fair
share and proportional payment of fees and all development mitigation costs.
The goals of the West Area Community Plan include developing the West Area as a
planned community with a complete range of services and facilities for the needs of the
community residents, in adherence to a set of specific standards for residential,
commercial, industrial, and public infrastructure development, with special emphasis on
minimization of land use conflict between agriculture and urban uses.
Objective W-1 of the West Area Community Plan supports this goal by promoting
compatibility between areas planned for, or committed to, active farming operations and
areas planned for urban development.
Objective W-4 of the West Area Community Plan also encourages the establishment
and maintenance of safe, attractive, and stable residential neighborhoods; to preserve
the long-term integrity of the community.
This project supports the above mentioned policies in that the density and intensity of
the proposed development conform to the applicable Medium Density Residential land
use designation of the Fresno General Plan and West Area Community Plan.
The proposed development of the subject property will contribute to the completion of
missing roadway and infrastructure improvements within the area in a manner which is
consistent with the land use designations and circulation element of the Fresno General
Plan.
The proposed project will provide for connectivity through both vehicular and pedestrian
integration with adjacent land for future development.
Furthermore, the project is located directly to the east of the Central Unified School
District Harvest Elementary and Glacier Point Middle Schools and is approximately
three-quarters of a mile west of Teague Elementary School.
Therefore it is staff's opinion that the proposed project is consistent with respective
general and community plan objectives and policies and will not conflict with any
applicable land use plan, policy or regulation of the City of Fresno. Furthermore, the
proposed project, including the design and improvement of the subject property, is
found; (1) To be consistent with the goals, objectives and policies of the applicable
Fresno General Plan and West Area Community Plan; (2) To be Suitable for the type
and density of development; (3) To be safe from potential cause or introduction of
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serious public health problems; and, (4) To not conflict with any public interests in the
subject property or adjacent lands.
The project will not conflict with any conservation plans since it is not located within any
conservation plan areas.
In conclusion, the project is fully within the scope of the Fresno General Plan and will
not result in any land use and planning impacts beyond those analyzed in MEIR SCH
No. 2012111015.
f Less Than
Potentially Significant Less Than No
ENVIRONMENTAL ISSUES Significant with Significant Impact
Impact Mitigation Impact
Incorporated
XI. MINERAL RESOURCES -- Would
the project:
a) Result in the loss of availability of
a known mineral resource that would X
be of value to the region and the
residents of the state?
b) Result in the loss of availability of
a locally-important mineral resource
recovery site delineated on a local X
general plan, specific plan or other
I use plan?
The subject site is not located in an area designated for mineral resource preservation
or recovery, therefore, will not result in the loss of availability of a known mineral
resource that would be of value to the region and the residents of the state. The subject
site is not delineated on a local general plan, specific plan or other land use plan as a
locally-important mineral resource recovery site; therefore it will not result in the loss of
availability of a locally-important mineral resource.
In conclusion, the proposed project would not result in any mineral resource
environmental impacts beyond those analyzed in MEIR SCH No. 2012111015.
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Less Than
Potentially Significant Less Than No
ENVIRONMENTAL ISSUES Significant with Significant Impact
Impact Mitigation Impact
Incorporated
XII. NOISE -- Would the project result i
in:
a) Exposure of persons to or
generation of noise levels in excess
of standards established in the local X
general plan or noise ordinance, or
applicable standards of other
agencies?
b) Exposure of persons to or
generation of excessive groundborne X
vibration or groundborne noise
levels?
c) A substantial permanent increase
in ambient noise levels in the project X
vicinity above levels existing without
the project?
d) A substantial temporary or periodic
increase in ambient noise levels in X
the project vicinity above levels
existing without the project?
e) For a project located within an
airport land use plan or, where such
a plan has not been adopted, within
two miles of a public airport or public X
use airport, would the project expose
people residing or working in the
project area to excessive noise
levels?
f) For a project within the vicinity of a
private airstrip, would the project
expose people residing or working in X
theproject area to excessive noise
levels?
Generally, the three primary sources of substantial noise that affect the City of Fresno
and its residents are transportation-related and consist of major streets and regional
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highways; airport operations at the Fresno Yosemite International, the Fresno-Chandler
Downtown, and the Sierra Sky Park Airports; and railroad operations along the BNSF
Railway and the Union Pacific Railroad lines.
In developed areas of the community, noise conflicts often occur when a noise sensitive
land use is located adjacent or in proximity to a noise generator. Noise in these
situations frequently stems from on-site operations, use of outdoor equipment, uses
where large numbers of persons assemble, and vehicular traffic. Some land uses, such
as residential dwellings hospitals, office buildings and schools, are considered noise
sensitive receptors and involve land uses associated with indoor and/or outdoor
activities that may be subject to stress and/or significant interference from noise.
Stationary noise sources can also have an effect on the population, and unlike mobile,
transportation-related noise sources, these sources generally have a more permanent
and consistent impact on people. These stationary noise sources involve a wide
spectrum of uses and activities, including various industrial uses, commercial
operations, agricultural production, school playgrounds, high school football games,
HVAC units, generators, lawn maintenance equipment and swimming pool pumps.
Potential noise sources at the project site would occur primarily from roadway noise
from North Bryan and West Gettysburg Avenues along the respective frontages of the
subject site.
The City of Fresno Noise Element of the Fresno General Plan establishes a land use
compatibility criterion of 60dB DNL for exterior noise levels in outdoor areas of noise-
sensitive land uses. The intent of the exterior noise level requirement is to provide an
acceptable noise environment for outdoor activities and recreation. Furthermore, the
Noise Element also requires that interior noise levels attributable to exterior noise
sources not exceed 45 dB DNL. The intent of the interior noise level standard is to
provide an acceptable noise environment for indoor communication and sleep.
For stationary noise sources, the noise element establishes noise compatibility criteria
in terms of the exterior hourly equivalent sound level (Leq) and maximum sound level
(Lmax). The standards are more restrictive during the nighttime hours, defined as 10:00
p.m. to 7:00 a.m. The standards may be adjusted upward (less restrictive) if the
existing ambient noise level without the source of interest already exceeds these
standards. The Noise Element standards for stationary noise sources are: (1) 50 dBA
Leq for the daytime and 45 dBA Leq for the nighttime hourly equivalent sound levels; and,
(2) 70 dBA Lmax for the daytime and 65 dBA Lmax for the nighttime maximum sound
levels.
Noise created by new proposed stationary noise sources or existing stationary noise
sources which undergo modification that may increase noise levels shall be mitigated so
as not to exceed the noise level standards of Table 9 (Table 5.11-8 of the MEIR) at
noise sensitive land uses. If the existing ambient noise levels equal or exceed these
levels, mitigation is required to limit noise to the ambient noise level plus 5 dB.
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The project site is currently vacant. Therefore, it is reasonable to assume that the
proposed project will result in an increase in temporary and/or periodic ambient noise
levels on the subject property above existing levels. However, these noise levels will
not exceed those generated by adjacent existing or planned land uses.
Pursuant to Policy H-1-b of the Fresno General Plan, for purposes of City analyses of
noise impacts, and for determining appropriate noise mitigation, a significant increase in
ambient noise levels is assumed if the project causes ambient noise levels to exceed
the following: (1) The ambient noise level is less than 60 db Ldn and the project
increase noise levels by 5 dB or more; (2) The ambient noise level is 60-65 dB Ldn and
the project increases noise levels by 3 dB or more; or, (3) The ambient noise level is
greater than 65 dB Ldn and the project increases noise levels by 1.5 dB or more.
Short Tern Noise Impacts
The construction of a project involves both short-term, construction related noise, and
long term noise potentially generated by increases in area traffic, nearby stationary
sources, or other transportation sources. The Fresno Municipal Code (FMC) allows for
construction noise in excess of standards if it complies with the section below (Chapter
10, Article 1, Section 10-109 — Exemptions). It states that the provisions of Article 1 —
Noise Regulations of the FMC shall not apply to:
Construction, repair or remodeling work accomplished pursuant to a building,
electrical, plumbing, mechanical, or other construction permit issued by the city or
other governmental agency, or to site preparation and grading, provided such work
takes place between the hours of 7:00 a.m. and 10:00 p.m. on any day except
Sunday.
Thus, construction activity would be exempt from City of Fresno noise regulations, as
long as such activity is conducted pursuant to an applicable construction permit and
occurs between 7:00 a.m. and 10:00 p.m., excluding Sunday. Therefore, short-term
construction impacts associated with the exposure of persons to or the generation of
noise levels in excess of standards established in the general plan or noise ordinance or
applicable standards of other agencies would be less than significant.
Groundborne Vibrations and Groundborne Noise Impacts
The construction of the project could involve short-term, construction related
groundborne vibrations and groundborne noise. The Fresno Municipal Code does not
set standards for groundborne vibration. The MEIR for the Fresno General Plan
references Caltrans standards to determine impacts. Caltrans considers a peak-particle
velocity (ppv) threshold of .04 inches per second (in/sec) for continuous vibration as the
minimum perceptible level for human annoyance of groundborne vibration.
Continuous/frequent vibrations in excess of .10 in/sec ppv is defined as distinctly
perceptible, with levels of .4 in/sec ppv can be expected to result in severe annoyance
to people. Ground vibration generated by common construction equipment, including
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large tractors and loaded trucks, ranges from 0.089 ppv (in/sec) to 0.003 ppv (in/sec) at
25 feet. Given that much of the construction will take place more than 25 feet away from
neighboring properties and the threshold for severe annoyance is so much higher than
what is expected of construction equipment (A compared to .089) the project's impact
of groundborne vibrations is less than significant.
Long Term Noise Impacts
The subject property is currently zoned RS-5/UGM, which allows for residential
developments. The immediate vicinity consists of primarily residential users, which
have similar noise level requirements during the day. Although the project will create
additional activity in the area, the project will be required to comply with all noise
policies from the Fresno General Plan and noise ordinance from the FMC.
Although the project will create additional activity in the area, the project will be required
to comply with all noise policies and mitigation measures identified within the Fresno
General Plan and MEIR as well as the noise ordinance of the Fresno Municipal Code.
In conclusion, the proposed project would not result in any noise environmental impacts
beyond those analyzed in MEIR SCH No. 2012111015.
Less Than
Potentially Significant Less Than No
ENVIRONMENTAL ISSUES Significant with Significant Impact
Impact Mitigation Impact
Incorporated
XIII. POPULATION AND HOUSING -
- Would the project:
a) Induce substantial population
growth in an area, either directly (for
example, by proposing new homes X
and businesses) or indirectly (for
example, through extension of roads
or other infrastructure)?
b) Displace substantial numbers of
existing housing, necessitating the X
construction of replacement housing
elsewhere?
c) Displace substantial numbers of
people, necessitating the X
construction of replacement housing
elsewhere?
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The subject site is currently designated by the Fresno General Plan for Medium Density
Residential (5.0-12 dwelling units/acre) Planned Land Uses. Based upon the
residentially planned land use density and acreage allocations currently designated by
the Fresno General Plan, the subject property could theoretically yield up to
approximately 363 dwelling units. Vesting Tentative Tract Map No. 6056/UGM
proposes to subdivide the subject property into 179 single family residential lots for
future development. Thus, the development of the subject site with single family
residential uses, as permitted within the proposed RS-5 zone district, at a density of
approximately 5.92 dwelling units per acre, consistent with the Medium Residential
planned land use designation, will not facilitate an additional intensification of uses
beyond that which would be allowed by the above-noted planned land use designation
or beyond that previously conceived by the Fresno General Plan or MEIR.
Therefore, the proposed project will create a less than significant impact on population.
Furthermore, the subject site is currently vacant. Therefore, the proposed project does
not have the potential to displace persons as a result of development thereon.
No population and housing impacts will result from the proposed project beyond what
was analyzed in the Master Environmental Impact Report SCH No. 2012111015 for the
2025 Fresno General Plan.
Less Than
Potentially Significant Less Than No
ENVIRONMENTAL ISSUES Significant with Significant Impact
Impact Mitigation Impact
Incorporated
XIV. PUBLIC SERVICES --
a) Would the project result in
substantial adverse physical impacts
associated with the provision of new
or physically altered governmental
facilities, need for new or physically
altered governmental facilities, the
construction of which could cause
significant environmental impacts, in
order to maintain acceptable service
ratios, response times or other
performance objectives for any of the
public services:
Fire protection? X
Police protection? X
Drainage and flood control? I _T X
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Less Than
Potentially Significant Less Than No
ENVIRONMENTAL ISSUES Significant with Significant Impact
Impact Mitigation Impact
Incorporated
Parks? X
Schools? X
Other public services? X
The Department of Public Utilities has reviewed the proposed project and has
determined that adequate sewer, water, and solid waste facilities are available subject
to compliance with the conditions submitted by the Department of Public Utilities for this
project. City police and fire protection services are also available to serve the proposed
project.
According to the Fresno Metropolitan Flood Control District (FMFCD), the subject site is
not located within a flood prone or hazard area. The Fresno Metropolitan Flood Control
District (FMFCD) has indicated that permanent drainage service is available to the
westerly portion of the proposed subdivision subject to construction of private facilities,
which will convey runoff to existing Master Plan facilities in North Bryan Avenue; these
private facilities will be abandoned once permanent Master Plan Facilities are
constructed with future development of the area. Permanent drainage service is not
available to the easterly portion of the proposed subdivision and recommends
temporary drainage facilities until such time as permanent service is available.
Furthermore, the developer will be responsible for excavation in order to provide
additional storage in Basin "EO" to accommodate additional volume of runoff created by
development of the proposed subdivision.
The developer will be required to provide improvements which will convey surface
drainage to Master Plan inlets and which will provide storage and paths for major storm
conveyance. When development permits are issued, the subject site will be required to
pay drainage fees pursuant to the Drainage Fee Ordinance.
These departments and agencies have all submitted conditions that will be required as
Conditions of Approval for the subject site. These conditions of approval will ensure
that the proposed project will have a less than significant impact to urban services. All
conditions of approval must be complied with prior to occupancy.
Due to the consistency of the proposed project with planned residential densities
designated and projected by the Fresno General Plan and MEIR, demand for parks
generated by the project is within planned services levels of the City of Fresno Parks
and Community Services Department and the applicant will pay any required impact
fees at the time building permits are obtained.
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Any future development occurring as a result of the proposed project may have an
effect on the School District's student housing capacity. The District, through local
funding, is in a position to mitigate its shortage of classrooms to accommodate planned
population growth for the foreseeable future. However, the District recognizes that the
legislature, as a matter of law, has deemed under Government Code Section 65996,
that all school facilities impacts are mitigated as a consequence of SB 50 Level 1, 2 and
3 developer fee legislative provisions. The developer will pay appropriate impact fees at
time of building permits.
Mitigation Measures
1. The proposed project shall implement and incorporate, as applicable, the public
service related mitigation measures as identified in the attached Master
Environmental Impact Report SCH No. 111015 Fresno General Plan Mitigation
Monitoring Checklist dated August 05, 2016.
Less Than
Potentially Significant Less Than No
ENVIRONMENTAL ISSUES Significant with Significant Impact
Impact Mitigation Impact
Incorporated
- - f
XV. RECREATION --
a) Would the project increase the use
of existing neighborhood and
regional parks or other recreational X
facilities such that substantial
physical deterioration of the facility
would occur or be accelerated?
b) Does the project include
recreational facilities or require the
construction or expansion of X
recreational facilities which might
have an adverse physical effect on
the environment?
The proposed project will not result in the physical deterioration of existing parks or
recreational facilities; and, will not require expansion of existing recreational facilities or
affect recreational services beyond what was analyzed in the MEIR for the Fresno
General Plan.
In conclusion, the proposed project would not result in any recreation environmental
impacts beyond those analyzed in MEIR SCH No. 2012111015.
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Less Than
Potentially Significant Less Than No
ENVIRONMENTAL ISSUES Significant with Significant Impact
Impact Mitigation Impact
Incorporated _
XVI. TRANSPORTATION/TRAFFIC -
- Would the project:
a) Conflict with an applicable plan,
ordinance or policy establishing
measures of effectiveness for the
performance of the circulation
system, taking into account all modes
of transportation including mass X
transit and non-motorized travel and
relevant components of the
circulation system, including but not
limited to intersections, streets,
highways and freeways, pedestrian
and bicycle paths and mass transit?
b) Conflict with an applicable
congestion management program,
including but not limited to level of
service standards and travel demand X
measures or other standards
established by the county congestion
management agency for designated
roads or highways?
c) Result in a change in air traffic
patterns, including either an increase
in traffic levels or a change in X
location that result in substantial
safety risks?
d) Substantially increase hazards
due to a design feature (e.g., sharp
curves or dangerous intersections) or X
incompatible uses (e.g., farm
` equipment)?
e) Result in inadequate emergency X
access?
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Less Than
Potentially Significant Less Than No
ENVIRONMENTAL ISSUES Significant with Significant Impact
Impact Mitigation Impact
Incorporated
f) Conflict with adopted policies,
plans, or programs regarding public
transit, bicycle, or pedestrian X
facilities, or otherwise decrease the
{ performance or safety of such
facilities?
The Fresno General Plan designates North Bryan and West Gettysburg Avenues as
collector streets. The project will takes access from one point along North Bryan Avenue
and one point on West Gettysburg Avenue. The developer of this project will be
required to dedicate and construct improvements along all major street frontages and
on all interior local streets within the subdivision. Direct vehicular access will be
relinquished along all major street frontages of single family residential lots. The
subdivision design includes boundary streets along its eastern and southern boundaries
in order to afford access and facilitate connectivity for future development on adjacent
undeveloped property. The proposed project also provides two pedestrian
connections/paseos from the interior of the subdivision to the required trail on West
Gettysburg Avenue, an additional single pedestrian connection/paseo is provided to
North Bryan Avenue.
The proposed project is located within Traffic Impact Zone III pursuant to Figure MT-4 of
the Fresno General Plan, which generally represents areas near or outside the City
Limits but within the SOI as of December 31, 2012.
The analysis of traffic operations within the MEIR was conducted based on roadway
segments representative of the City overall transportation network. Traffic volumes on
the selected roadway segment analysis is based on traffic counts taken at single
location or link, which was intended to be representative of the entire segment. A link
connects two intersections; a segment is a series of links. Traffic operations on the
study roadway segments were measured using a qualitative measure called Level of
Service (LOS). LOS is a general measure of traffic operating conditions whereby a
letter grade, from "A" (the best) to "F" (the worst), is assigned. These grades represent
the perspective of drivers and are an indication of the comfort and convenience
associated with driving, as well as speed, travel time, traffic interruptions, and freedom
to maneuver.
The threshold established by the Fresno General Plan in TIZ II is Level of Service "D"
representing a high-density, but stable flow. Users experience severe restriction in
speed and freedom to maneuver, with poor levels of comfort and convenience.
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In accordance with Fresno General Plan Policy MT-2-I, a Traffic Impact Analysis (TIA)
was prepared to assess the impacts of the new development on existing and planned
streets. This assessment evaluated the impacts of the project by analyzing the
following eight study intersections and four study segments in the vicinity of the project
during the AM and PM peak hours for the Existing Conditions; Existing plus Project
Conditions; Near Term Plus Project Conditions; and, Cumulative Year 2035 plus Project
Conditions study scenarios:
Study Intersections:
1. Bryan Avenue/Shaw Avenue
2. Hayes Avenue/Shaw Avenue
3. Bryan Avenue/Gettysburg Avenue
4. Bryan Avenue/Local Street (future project intersection)
5. Bryan Avenue/Ashlan Avenue
6. Hayes Avenue/Ashlan Avenue
7. Polk Avenue/Ashlan Avenue
8. Shields Avenue/Bryan Avenue
Study Segments:
1. Bryan Avenue between Shaw Avenue and Gettysburg Avenue
2. Bryan Avenue between Gettysburg Avenue and Ashlan Avenue
3. Bryan Avenue between Ashlan Avenue and Shields Avenue
4. Ashlan Avenue between Bryan Avenue and Hayes Avenue
Based on the analyses included in the TIA, the intersection of Bryan and Ashlan
Avenues and Polk and Ashlan Avenues are currently operating below the TIZ III LOS
standard of LOS D during the AM peak hour. All of the study roadway segments are
currently operating above the TIZ III LOS D Standard. These findings comprise the
Existing Conditions Scenario.
With the addition of the project (Existing plus Project Conditions Scenario), the
intersections of Bryan and Ashlan Avenues and Polk and Ashlan Avenues will continue
to operate below the TIZ III standard D in the AM peak hour. The roadway segments
are projected to continue to operate above the TIZ III LOS D standard with the addition
of the project.
The TIA analyzed the operational impacts with the addition of approved/pending
projects and the proposed project (Near Term plus Project Conditions Scenario). The
intersections of Bryan and Shaw Avenues, Hayes and Shaw Avenues, Bryan and
Ashlan Avenues, Hayes and Ashlan Avenues, and Polk and Ashlan Avenues are
projected to operate below the TIZ III LOS D standard. All study roadway segments are
projected to continue to operate above the TIZ III LOS D standard with the addition of
the proposed project and all approved/pending projects.
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Finally, the TIA identified operational deficiencies at seven of the study intersections in
the Cumulative Year 2035 plus Project Conditions Scenario. Based on the analyses
shown in the TIA, all study segments are projected to operate acceptably in the
Cumulative Year 2035 scenario.
Although some study intersections have been projected to operate below the TIZ III
LOS D standard under various scenarios, it must be noted that the General Plan Update
accepts lower LOS values. This reflects a change in policy for the City of Fresno to
acknowledge that transportation planning based solely on roadway LOS, which
considers only driver comfort and convenience, is not desirable since it fails to
acknowledge other users of the circulation system and other community values. In
evaluating the roadway system, a lower LOS may be desired when balanced against
other community values related to resource protection, social equity, economic
development, and consideration of pedestrians, bicyclists, and transit users. In addition,
roadway LOS is directly linked to roadway infrastructure costs. A higher LOS results in
greater expenditure of infrastructure for wider roadways that do not necessarily serve all
users of the circulation system and may compete with other policies of the General Plan
Update.
The Fresno General Plan utilizes and encourages strategic initiatives in compliance with
the California Complete Streets Act, which provides priority and emphasis on a multi-
modal transportation system; more transportation options result in fewer traffic jams and
the overall capacity of the transportation network increases. Therefore, providing more
transportation options will allow the City to meet its future travel demands without solely
relying on motorized vehicles.
Based upon the findings contained with in the MEIR, with implementation of the Fresno
General Plan goals, objectives and policies, impacts to roadways within TIZ III would be
less than significant if development occurs at the intensity and scope evaluated by the
MEIR.
Vehicle trips projected to be generated by the proposed project were calculated using
the Institute of Traffic Engineers (ITE) Trip Generation Manual, 9t" Edition. Based upon
the calculations, the proposed project is projected to generate 1,704 Average Daily
Trips (ADT) with 134 vehicle trips occurring during the morning (7 to 9 a.m.) peak hour
travel period and 179 vehicle trips occurring during the evening (4 to 6 p.m.) peak hour
travel period.
The Public Works Department, Traffic Engineering Division has reviewed the potential
traffic related impacts for the proposed project and has determined that the streets
adjacent to and near the subject site will be able to accommodate the quantity and kind
of traffic which may be potentially generated subject to the requirements outlined in the
memoranda from the Traffic Engineering Division dated July 15th and July 28"', 2016.
These requirements generally include: (1) The provision of a minimum two points of
vehicular access to major streets for any phase of the development; (2) Major and local
street dedications; (3) Dedications of bicycle, pedestrian and landscape easements for
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trail purposes; (4) Street improvements, (including, but not limited to, construction of
concrete curbs, gutters, pavement, underground street lighting systems; and, (5)
Payment of applicable impact fees (including, but not limited to, the Traffic Signal
Mitigation Impact (TSMI) Fee, Fresno Major Street Impact (FMSI) Fee, and the
Regional Transportation Mitigation Fee (RTMF) Fee.
Therefore, the Public Works Department/Traffic Engineering Division has determined
that, based upon the proposed traffic yield from and the expected traffic generation of
the proposed project for the subject property, the proposed project will not adversely
impact the existing and projected circulation system based upon implementation of the
mitigation measures included within the MEIR and based upon compliance with the
project specific mitigation measures referenced herein below.
The area street plans are the product of careful planning that projects traffic capacity
needs based on the densities and intensities of planned land uses anticipated at build-
out of the planned area. These streets will provide adequate access to, and recognize
the traffic generating characteristics of, individual properties and, at the same time,
afford the community an adequate and efficient circulation system; no substantial
increase in transportation or traffic is expected to result.
Mitigation Measui-es
1. The proposed project shall implement and incorporate, as applicable, the
transportation/traffic related mitigation measures as identified in the attached
Master Environmental Impact Report SCH No. 111015 Fresno General Plan
Mitigation Monitoring Checklist dated August 05, 2016.
Less Than
Potentially Significant Less Than No
ENVIRONMENTAL ISSUES Significant with Significant Impact
Impact Mitigation Impact
Incorporated
XVII. UTILITIES AND SERVICE
SYSTEMS -- Would the project:
a) Exceed wastewater treatment
requirements of the applicable X
Regional Water Quality Control
Board?
b) Require or result in the
construction of new water or
wastewater treatment facilities or X
expansion of existing facilities, the
construction of which could cause
significant environmental effects?
-50-
Less Than
Potentially Significant Less Than No
ENVIRONMENTAL ISSUES Significant with Significant Impact
Impact Mitigation Impact
Incorporated
c) Require or result in the
construction of new storm water
drainage facilities or expansion of X
existing facilities, the construction of
which could cause significant
environmental effects?
d) Have sufficient water supplies
available to serve the project from
existing entitlements and resources, X
or are new or expanded entitlements
needed?
e) Result in a determination by the
wastewater treatment provider which
serves or may serve the project that
it has adequate capacity to serve the X
project's projected demand in
addition to the provider's existing
commitments?
f) Be served by a landfill with
sufficient permitted capacity to X
accommodate the project's solid
waste disposal needs?
g) Comply with federal, state, and
local statutes and regulations related X
to solid waste?
The Department of Public Utilities has determined that adequate sanitary sewer and
water services will be available to serve the proposed project subject to the payment of
any applicable connection charges and/or fees; and, compliance with the Department of
Public Utilities standards, specifications, and policies.
Sanitary sewer and water service delivery is also subject to payment of applicable
connection charges and/or fees; compliance with the Department of Public Utilities
standards, specifications, and policies; the rules and regulations of the California Public
Utilities Commission and California Health Services, and, implementation of the City-
wide program for the completion of incremental expansions to facilities for planned
water supply, treatment, and storage.
-51-
The project site will be serviced by the City of Fresno solid waste division and will have
water and sewer facilities available subject to the conditions stipulated for the proposed
project.
The proposed project is not expected to exceed wastewater treatment requirements of
the applicable Regional Water Quality Control Board. The impact to storm drainage
facilities will be less than significant given the developer will be required to provide
drainage services and convey runoff to Master Plan Facilities.
In conclusion, the project will not result in any utilities and service system impacts
beyond those analyzed in MEIR SCH No. 2012111015.
Less Than
Potentially Significant Less Than No
ENVIRONMENTAL ISSUES Significant with Significant Impact
Impact Mitigation Impact
Incorporated
XVIII. MANDATORY FINDINGS OF
SIGNIFICANCE --
a) Does the project have the potential
to degrade the quality of the
environment, substantially reduce the
habitat of a fish or wildlife species,
cause a fish or wildlife population to
drop below self-sustaining levels,
threaten to eliminate a plant or X
animal community, reduce the
number or restrict the range of a rare
or endangered plant or animal or
eliminate important examples of the
major periods of California history or
prehistory?
b) Does the project have impacts that
are individually limited, but
cumulatively considerable?
("Cumulatively considerable" means
that the incremental effects of a X
project are considerable when
viewed in connection with the effects
of past projects, the effects of other
current projects, and the effects of
robable future projects)? _
-52-
Less Than
Potentially Significant Less Than No
ENVIRONMENTAL ISSUES Significant with Significant Impact
Impact Mitigation Impact
Incorporated _
c) Does the project have
environmental effects which will
cause substantial adverse effects on X
human beings, either directly or
indirectly?
The proposed project is considered to be proposed at a size and scope which is neither
a direct or indirect detriment to the quality of the environment through reductions in
habitat, populations, or examples of local history (through either individual or cumulative
impacts). Furthermore, the proposed project does not have the potential to degrade the
quality of the environment or reduce the habitat of wildlife species and will not threaten
plant communities or endanger any floral or faunal species. Furthermore the project
has no potential to eliminate important examples of major periods in history.
Therefore, as noted in preceding sections of this Initial Study, there is no evidence in
the record to indicate that incremental environmental impacts facilitated by this project
would be cumulatively significant. There is also no evidence in the record that the
proposed project would have any adverse impacts directly, or indirectly, on human
beings.
In summary, given the mitigation measures required of the proposed project and the
analysis detailed in the preceding Initial Study, the proposed project:
➢ Does not have environmental impacts which will cause substantial adverse effects
on human beings, either directly nor indirectly.
➢ Does not have the potential to degrade the quality of the environment, substantially
reduce the habitat of a fish/wildlife or native plant species (or cause their population
to drop below self-sustaining levels), does not threaten to eliminate a native plant or
animal community, and does not threaten or restrict the range of a rare or
endangered plant or animal.
➢ Does not eliminate important examples of elements of California history or
prehistory.
➢ Does not have impacts which would be cumulatively considerable even though
individually limited.
Therefore, there are no mandatory findings of significance and preparation of an
Environmental Impact Report is not warranted for this project.
-53-
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a) x
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(�6 L > > a) � N a. X O) cn
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a) +' L C a ) `� a) a) += C 'X CO 0 o
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AUL 04- XL a) N O a) � N0U 73
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= N CO N v
ch
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