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HomeMy WebLinkAboutT-6162 - Conditions of Approval - 12/21/2016 Cil �Y°' ,� REPORT TO THE PLANNING COMMISSION AGENDA ITEM NO. r�1i*r.i'� COMMISSION MEETING 12/21/16 December 21, 2016 APPROVED BY FROM: MIKE SANCHEZ, Assistant Director SPAR ENT DIRECTOR Development and Resource Manag en epartmen THROUGH: MCKENCIE CONTRERAS, Supervising Planner Development Services Division �`� BY: ANDREINA AGUILAR, Planner Development Services Division SUBJECT Consideration of Vesting Tentative Tract Map No. 6162/UGM and related Environmental Assessment No. T-6162, for property located on the northeast corner of North Hayes and West Ashlan Avenues. RECOMMENDATION 1. APPROVE the Finding of Conformity to the Fresno General Plan Master Environmental Impact Report as prepared for Environmental Assessment No. T-6162 dated November 18, 2016. 2. APPROVE Vesting Tentative Tract Map No. T-6162/UGM subject to compliance with the Conditions of Approval dated December 21, 2016. EXECUTIVE SUMMARY Chris Kliewer, on behalf of A&N Investment Group, has filed Vesting Tentative Tract Map No. 6162/UGM, pertaining to approximately 16.20 acres of property located on the northeast corner of West Ashlan and North Hayes Avenues. Vesting Tentative Tract Map No. 6162/UGM is a proposal to subdivide the property into an 83-lot single-family residential subdivision. The subject property is located within the Fresno General Plan and the West Area Community Plan, both plans designate the subject site for Medium Density Residential (5.00 to 12.00 dwelling units per acre) planned land uses. Vesting Tentative Tract Map No. 6162/UGM proposes an 83-lot single-family residential subdivision on approximately 16.2 acres at a density of 5.12 dwelling units per acre. Thus, the subject application is consistent with the planned land use and zoning approved for the project site and will implement the goals, objectives, and policies of the West Area Community Plan and the Fresno General Plan. PROJECT INFORMATION PROJECT An 83-lot, single-family residential subdivision to be developed at a density of 5.12 dwelling units per acre. APPLICANT Chris Kliewer on behalf of A&N Investment Group REPORT TO THE PLANNING COMMISSION Vesting Tentative Tract Map No. 6162/UGM December 21, 2016 Page 2 LOCATION Located on the northeast corner of North Hayes and West Ashlan Avenues (APN: 510-021-29, -30) (Council District 1, Councilmember Soria) SITE SIZE Approximately 16.20 acres LAND USE Existing - Vacant Proposed - Single-family residential ZONING Existing - RS-5/UGM (Single-Family Residential/Urban Growth Management) Proposed- RS-5 /UGM (Single-Family Residential/Urban Growth Management) PLAN DESIGNATION The proposed 83-lot single-family residential subdivision is AND CONSISTENCY consistent with the Fresno General Plan and West Area Community Plan designation of Medium Density Residential planned land uses. ENVIRONMENTAL Finding of Conformity to the Fresno General Plan Master FINDING Environmental Impact Report (MEIR) SCH No. 2012111015, dated November 18, 2016 PLAN COMMITTEE The Council District 1 Plan Implementation Committee RECOMMENDATION recommended approval of the project on November 22, 2016, by a vote of 3, 0, 6 (Yes, No, Absent). STAFF Recommend approval of Vesting Tentative Tract Map No. RECOMMENDATION 6162/UGM subject to compliance with the Conditions of Approval dated December 21, 2016. BORDERING PROPERTY INFORMATION Planned Land Use Existing Zoning Existing Land Use Single Family RS-4/UGM Single Family North Medium Density Residential/Urban Residential ( y Residential GrowthManagement) East Single Family RR Single Family Residential (Rural Residential[Fresno County]) Residential South Single Family RR Single Family Residential (Rural Residential[Fresno County]) Residential West Single Family RR Single Family Residential (Rural Residential[Fresno County]) Residential REPORT TO THE PLANNING COMMISSION Vesting Tentative Tract Map No. 6162/UGM December 21, 2016 Page 3 ENVIRONMENTAL FINDING The Development and Resource Management Department staff has prepared an Initial Study to evaluate the proposed application in accordance with the land use and environmental policies and provisions of the lead agency City of Fresno General Plan and the related MEIR SCH No. 2012111015. The subject property is proposed to be developed at intensity and scale that is permitted by the Medium Density Residential (5.00 to 12.00 dwelling units per acre) planned land use designation for the subject site. Thus, the subdivision of the subject property in accordance with the Vesting Tentative Tract Map No. 6162/UGM will not facilitate an additional intensification of uses beyond those which already exist or would be allowed by the above-noted 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 California Environmental Quality Act (CEQA) Guidelines Section 15177(b)(3). Pursuant to Section 21157.1 of the California Public Resources Code CEQA, it may be determined that a subsequent project, as identified in the MEIR pursuant to Section 21157(b)(2) of the Public Resources Code and CEQA Guidelines Section 15177, falls within the scope of a MEIR, provided that the project does not cause significant impacts on the environment that were not previously examined by the MEIR. Relative to the specific project proposal, the environmental impacts noted in the MEIR, pursuant to the Fresno General Plan land use designation, include impacts associated with the Medium Density Residential planned land use designation specified for the subject property. Based on the initial study prepared, the following findings are made: (1) The proposed project was identified as a Subsequent Project in the MEIR because its land use designation and permissible densities and intensities are allowed as set forth in the Fresno General Plan; (2) The proposed project will not generate additional significant effects not previously identified and analyzed by the MEIR for the reasons discussed within the environmental assessment for the subject project; and, (3) No new additional mitigation measures are required because the proposed project will not generate additional significant effects not previously identified and analyzed by the MEIR. Therefore, the project proposal has been determined to be within the scope of the MEIR as defined by Section 15177 of the CEQA Guidelines and staff has properly published a Finding of Conformity to MEIR SCH No. 2012111015 dated November 18, 2016. 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. REPORT TO THE PLANNING COMMISSION Vesting Tentative Tract Map No. 6162/UGM December 21, 2016 Page 4 Based upon the attached environmental assessment, 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, dated November 18, 2016. BACKGROUND / ANALYSIS Chris Kliewer, on behalf of A&N Investment Group, has filed Vesting Tentative Tract Map No. 6162/UGM, pertaining to approximately 16.20 acres of property located on the northeast corner of West Ashlan and North Hayes Avenues. Vesting Tentative Tract Map No. 6162/UGM is a proposal to subdivide the property into an 83-lot single-family residential subdivision. The subject property is located within the Fresno General Plan and the West Area Community Plan, both plans designate the subject site for Medium Density Residential (5.00 to 12.00 dwelling units per acre) planned land uses. Vesting Tentative Tract Map No. 6162/UGM proposes an 83-lot single-family residential subdivision on approximately 16.2 acres at a density of 5.12 dwelling units per acre. Thus, the subject application is consistent with the planned land use and zoning approved for the project site and will implement the goals, objectives, and policies of the West Area Community Plan and the Fresno General Plan. Streets and Access Points The Fresno General Plan designates West Ashlan Avenue as an arterial street while North Hayes Avenue is designated as a collector street. The developer of this project will be required to construct improvements along the major and local street frontages. The Public Works Department, Traffic Engineering Division has reviewed the proposed project has provided comments in their memoranda dated November 8, 2016. Implementation Committee The Council District 1 Plan Implementation Committee recommended approval of the project on November 22, 2016, by a vote of 3, 0, 6 (Yes, No, Absent). Public Services Sewer The nearest sanitary main to serve the proposed project is a 24-main located at the intersection of North Bryan and West Ashlan Avenues. Sewer facilities are available to the provide service to the site subject to the conditions listed in the memoranda dated November 8, 2016. Water The nearest water main to serve the proposed project is a 14-inch main located in West Ashlan Avenue. Water facilities are available to provide service to the site subject to the conditions listed in the memoranda dated December 16, 2016. Notice of Planning Commission Hearing The Development and Resource Management Department mailed notices of this Planning Commission hearing to surrounding property owners within 1,000 feet of the subject property (see attached Noticing Vicinity Map). REPORT TO THE PLANNING COMMISSION Vesting Tentative Tract Map No. 6162/UGM December 21, 2016 Page 5 LAND USE PLANS AND POLICIES Fresno General Plan As proposed, the project would be consistent with the Fresno General Plan goals and objectives related to residential land use and the urban form. The proposed project would support the following goals and objectives by promoting, preserving, and protecting: • 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. - Policy OF-1-a: Support development projects that provide Fresno with a diversity of urban and suburban neighborhood opportunities. • 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. - Policy OF-1-f: Use Complete Neighborhood design concepts and development standards to achieve the development of Complete Neighborhoods and the residential density targets of the General Plan. • Objective LU-1: Establish 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. - Policy LU-1-a: Promote new development, infill, and rehabilitation of existing building stock in the Downtown Planning Area, along BRT corridors, in established neighborhoods generally south of Herndon Avenue, and on other infill sites and vacant land within the City. • Objective LU-2: Plan for infill development that includes a range of housing types, building forms, and land uses to meet the needs of both current and future residents. - Policy LU-2-a: Promote development of vacant, underdeveloped, and re- developable land within the City Limits where urban services are available by considering the establishment and implementation of supportive regulations and programs. • Objective LU-5: Plan for a diverse housing stock that will support balanced urban growth, and make efficient use of resources and public facilities. - Policy LU-5-c: Promote medium density residential uses to maximize efficient use of residential property through a wide range of densities. REPORT TO THE PLANNING COMMISSION Vesting Tentative Tract Map No. 6162/UGM December 21, 2016 Page 6 • Objective LU-11: Encourage coordination with adjacent jurisdictions in providing public services, infrastructure and cooperative economic development. West Area Community Plan The goal of the West Area Community Plan is to develop the area as a planned community with a complete range of services and facilities for the needs of 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. The following objectives relate or are implemented into the proposed project: ■ Objective W-1: Promote compatibility between areas planned for, or committed to, active farming operations and areas planned for urban development. • Objective W-3: Provide streetscapes which create a positive image of the West Area and contribute to the West Area Community's quality of life. • Objective W-4: Provide acceptable design standards for single-family residential development, to establish and maintain safe, attractive, and stable residential neighborhoods; to preserve the long-term integrity of the community. 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. Vesting Tentative Tract Map Findings pursuant to the FMC Section 15-3309 of the Fresno Municipal Code (FMC) states that the Review Authority may approve or conditionally approve a Tentative Map if it makes all of the following findings: 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. The proposed development is consistent with the Fresno General Plan designation of Medium Density Residential and the West Area Community Plan for the reasons contained in the attached environmental assessment as well as within the Background and Analysis section of this report. The proposed project is in compliance with all applicable local ordinances, regulations, policies and standards, subject to compliance with conditions of approval. 2. Passive and Natural Heating and Cooling. A subdivision for which a Tentative Map is required shall provide pursuant to the Map Act (Section 66473.1), to the extent feasible, for future passive or natural heating or cooling opportunities in the subdivision. The proposed subdivision will provide for future passive or natural heating or cooling opportunities. The design of the proposed subdivision shall provide to the extent feasible for future passive or natural heating or cooling opportunities and other measures that conserve REPORT TO THE PLANNING COMMISSION Vesting Tentative Tract Map No. 6162/UGM December 21, 2016 Page 7 non-renewable energy resources. This subdivision has been designated with 90% of the lots oriented in a north to south orientation to take advantages 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 Map Act (Section 66473.7). The proposed project is an 83-lot subdivision, which is less than 500-lots. The Public Utilities Department, Water Division has reviewed the proposed project and has determined that service is available to the site subject to the conditions listed in the memoranda dated October 18, 2016. 4. Infrastructure Capacity. There exists sufficient infrastructure capacity for water, runoff, storm water, wastewater, and solid waste systems to serve the proposed subdivision. In cases where existing infrastructure is found to be deficient, plans shall show how sufficient capacity will be provided. The proposed project was routed to the appropriate agencies and it was determined that there is sufficient infrastructure capacity for water, runoff, storm water, wastewater, and solid waste systems to serve the proposed subdivision subject to compliance with conditions of approval. 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 law. The proposed project is not located within a designated floodplain or flood way. 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 the findings can be made. Vesting Tentative Tract Map Findings 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. REPORT TO THE PLANNING COMMISSION Vesting Tentative Tract Map No. 6162/UGM December 21, 2016 Page 8 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 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 Subdivision Map Act required findings for denial of a map cannot be made. Therefore, the map can be approved. 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. 6162/UGM is appropriate for the project site. Attachments: Exhibit A -Vicinity Map Exhibit B - 2015 Aerial Photograph of Site Exhibit C - Public Hearing Notice List Vicinity Map Exhibit D - General Plan Planned Land Use Map Exhibit E - Vesting Tentative Tract Map No. 6162/UGM dated November 30, 2016 Exhibit F - Conditions of Approval for T-6162/UGM dated December 21, 2016; including memoranda from responsible or commenting agencies. Exhibit G - Environmental Assessment No. T-6162 Exhibit "A" Vicinity Map Vicinity Map Olt w - ,E Lz FE �S _L . a C1= I- FFFTFFIT I LI -u---3AV-S-3 H-N_- _ y W f Proposed Project Site Exhibit "B" 2015 Aerial Photograph L^Jt�J r} 1 1 � rol + r-c _ ons altia Rai. •• .. a � kf to �i■` r I [1 t �,� � � �• -fir- ' ALfl .�anVesa�Se}-FF - qy4► r L:+ It-',I S•r � ro � c � ,,,. . I y' Exhibit "C" Public Hearing Notice Mailing List Vicinity Map 799905 T-6162 Buffered atA000 Feet, Legal Notices, OwnersLU a 51002129 51002130 w DAKOTA AVE Address List Map, c:\gisdm6\automap\adrlist.mxd, Fri Dec 09 13:24:13 2016 L 4 - GETTYSB — — v - A5 C T 5 } - - — 51 5 1 5104 5 6 r 9 . 10 51207053 1 9 0 7 9 5 rO4 1 01 1 O 1 0 1 3 n 114, /7061 0 1 5 0 0 1 5 0 52070 6 010 0 10 0 1 0 8 0 2 :5 1 51207007 5 1 5 4 8 0 0 Q 3 51 34 1 0 02 1 0 1 0 10 0 3 120702 1 0 7 1 4 5 03 $R0 4 'a4tl"M3359510 0391 51207050 1207021 5102 04 51207051 '610 10 51 21 01 5J2070 120701 10 10 51002130 51002129S 51.121 07 51 21 120704 51207 5# 07 _ 5102 Q5 5 07 75 7044 51 050 5S 51 040 2 511010043 110110 12 02 S51 050 55 20 5S 51104 51 50 4S 51 050 5 5 1 1 d 055 5 205 *251104C1151104010 11040 6 51 01 04 '511 1 04 3 1 04{1 7 512050235 5 10400 S 1 511 4 0 S 1205005 511(s, 2 311 5 05 1 0500 Fr q0I11 d5j A 35 51101106 101107 035 T 011 5 51105039 11 2 10501 S 10 0 7S Moo 51205036 Exhibit "D" Fresno General Plan Planned Land Use Map Fresno General Plan Land Use E E j E d - and 4]0d .',] E E ' E E L E € � € � EF- F E I € Eli € € -I— E E E E E E ! 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E £ E i € € € € E € € € € E E E € RESIDE€ € € _ � E E -E _ € € - € € __ € € T € - >ITY _ E - € E E E £ M L E Proposed Project Site m Exhibit "E" Vesting Tentative Tract Map No. 6162/UGM N z ' A c5 i' le �9 w �-- ■ I GG ■ "€ 'g�saoa aQ a'^ �rw uW -__�__- __-—: � •I_---..�-_TI. .� z: � y�£ .E• I. 1� -1 �; i 1 � - 11: "x$ �°M°�b °mk3 Moz .=oo v� ��m„ OU 'i ;• $( � s i ¢ �„ �v�.F"o„ �L��Zgo2 Qaa° E a£ g��b '1 `� '} ...- { 2 ■ 20o 1 73 .w I s a 1 �• l I � „ e _ • � I I i � r� , i}i} +s• awe„�, �° "y I __-_ �, � .I •Re l Ill �b ego dk� 11- :,1 f _ 11 1 1 11 Y_dbg ., �oso� g5e ,.�. r• -- -._ Y- - 1 f ■ W ga.'d?L eLS`6� �3.� Z '” imus -` pppp r'. � � '� ey � ��� a}• asl� RI r� "4�i ! � I I „ f Exhibit "F" Conditions of Approval for Vesting Tentative Tract Map No. 6162/UGM; Including Memoranda from Responsible and Commenting Agencies CITY OF FRESNO DEVELOPMENT AND RESOURCE MANAGEMENT DEPARTMENT CONDITIONS OF APPROVAL DECEMBER 21, 2016 VESTING TENTATIVE TRACT MAP NO. 6162/UGM NORTHEAST CORNER OF THE INTERSECTION OF NORTH HAYES AND WEST ASHLAN AVENUES All tentative maps are subject to the applicable provisions of the State Subdivision Map Act, Fresno Municipal Code (FMC), City policies, and City of Fresno Standard Specifications. The following specific conditions are applicable to this vesting tentative map: NOTICE TO PROJECT APPLICANT In accordance with the provisions of Government Code §66020(d)(1), the imposition of fees, dedications, reservations or exactions for this project are subject to protest by the project applicant at the time of approval or conditional approval of the development or within 90 days after the date of the imposition of the fees, dedications, reservations or exactions imposed on the development project. 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 (UGM) 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 UGM 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. 6162/UGM December 21, 2016 Page 2 GENERAL CONDITIONS 1. Upon conditional approval of Vesting Tentative Tract Map No. 6162/UGM, the subdivider may prepare a Final Map in accordance with the approved tentative map. 2. The subdivider shall comply with San Joaquin Valley Air Pollution Control 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; with the exception of any updates to those fees as may be updated prior to Final Map recordation. 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 Development and Resources 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 approved, the subdivider shall provide performance security in an amount established by the City to guarantee the completion of plans. Conditions of Approval Vesting Tentative Tract Map No. 6162/UGM December 21, 2016 Page 3 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, Part IV, Chapter 15, "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 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. 13. 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. 6162/UGM. Conditions of Approval Vesting Tentative Tract Map No. 6162/UGM December 21, 2016 Page 4 GENERAL INFORMATION 14. 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. 15. 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 six 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. 16. 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, Articles 33 and 38. 17. 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 the FMC. 18. If archaeological and/or animal fossil material is encountered during project surveying, grading, excavating, or construction, work shall stop immediately. 19. 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 Conditions of Approval Vesting Tentative Tract Map No. 6162/UGM December 21, 2016 Page 5 San Joaquin Valley Information Center (phone number (805) 644-2289) shall be contacted to obtain a referral list of recognized archaeologists. 20. If animal fossils are uncovered, the Museum of Paleontology at the University of California, Berkeley shall be contacted to obtain a referral list of recognized paleontologists. An assessment shall be conducted by a paleontologist; if the paleontologist determines the material to be significant, a recommendation shall be made to the City as to any further site investigation or preservation measures. 21. 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 22. Development of the subject property shall be subject to implementation of all applicable mitigation measures, fees, and timelines included within the Initial Conditions of Approval Vesting Tentative Tract Map No. 6162/UGM December 21, 2016 Page 6 Study and Finding of Conformity prepared for Environmental Assessment No. T- 6162 dated November 18, 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 implementation of all applicable mitigation measures included within the MEIR for subsequent projects; included herein by reference. ZONING & PROPERTY DEVELOPMENT STANDARDS Property Development Standards 23. 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 FMC. Landscaping, Open Space and Walls 24. Pursuant to Policy W-3-b of the West Area Community Plan, the subdivider shall provide a minimum 20-foot wide landscape easement (and irrigation system) along the southerly property lines of lots along West Ashlan Avenue (i.e., Lots 30-49 of Vesting Tentative Tract Map No. 6162/UGM). a) Construct a 6-foot high solid masonry sound wall (at finished grade of proposed site) pursuant to the solid wall requirements of Sections 15-2006 and 15-2018 of the FMC behind the required 20-foot wide landscape easement along the southerly property lines of lots along West Ashlan Avenue (i.e., Lots 30-49 of Vesting Tentative Tract Map No. 6162/UGM). 25. 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 lots along North Hayes Avenue (i.e., Lots 1, and 49-53 of Vesting Tentative Tract Map No. 6162/UGM). a) Construct a 6-foot high solid masonry sound wall (at finished grade of proposed site) pursuant to the solid wall requirements of Sections 15-2006 and 15-2018 of the FMC behind the required 15-foot wide landscape easement along the westerly property lines of lots along North Hayes Avenue (i.e., Lots 1, and 49-53 of Vesting Tentative Tract Map No. 6162/UGM). Conditions of Approval Vesting Tentative Tract Map No. 6162/UGM December 21, 2016 Page 7 26. 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 31 and 53). 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. 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 Sections 15-2006 and 15- 2018 of the FMC. 27. 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, a minimum landscape strip of five feet and irrigations 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 (i.e., Lots 24, 54, 69, 70, 83). 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 Sections 15-2006 and 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. 28. 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. Conditions of Approval Vesting Tentative Tract Map No. 6162/UGM December 21, 2016 Page 8 29. The subdivider is required to provide street trees on all street frontages per FMC 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. 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. 30. 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. 31. 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. 32. 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. 6162/UGM December 21, 2016 Page 9 • 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. 33. Maintenance of any/all required landscape easements and/or proposed Outlots within the boundary of Vesting Tentative Tract Map No. 6162/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. 34. 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 October 14, 2016. STREETS AND RIGHTS-OF-WAY 35. 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 memorandum dated November 8, 2016. SANITARY SEWER SERVICE The nearest sanitary sewer main to serve the proposed project is a 24-inch sewer main located at the intersection of North Bryan and West Ashlan Avenues. 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. 6162/UGM December 21, 2016 Page 10 40. Comply with all of the requirements included within the attached Department of Public Utilities, Planning and Engineering Division (Sanitary Sewer) memorandum dated November 8, 2016. WATER SERVICE The nearest water main to serve the proposed project is a 14-inch main located in West Ashlan 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 December 16, 2016. SOLID WASTE SERVICE 42. This tract will be serviced as Single Family Residential properties with Basic Container Service (Three containers- solid waste, green waste & recyclable material). 43. Comply with all of the requirements included within the attached Department of Public Utilities, Solid Waste Division memorandum dated October 11, 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 FMC. These requirements are identified in the District's memorandums to the Development and Resource Management Department dated November 10, 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 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 Conditions of Approval Vesting Tentative Tract Map No. 6162/UGM December 21, 2016 Page 11 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 October 10, 2016. CENTRAL UNIFIED SCHOOL DISTRICT 46. Comply with all requirements included within the attached memorandum from the Central Unified School District dated October 11, 2016. RIGHT-OF-WAY ACQUISITION 47. The developer will be responsible for the acquisition of any necessary right-of- way to construct any of the required improvements. 48. 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. 49. 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. 50. 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. 51. 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 Conditions of Approval Vesting Tentative Tract Map No. 6162/UGM December 21, 2016 Page 12 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: 52. With the exception of those areas which may be eligible for inclusion within the 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. 53. 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 November 2, 2016. 54. 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. • 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) Conditions of Approval Vesting Tentative Tract Map No, 6162/UGM December 21, 2016 Page 13 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 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 CFD, 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 CFD 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. a) The subdivider shall establish a HOA (or other approved mechanism) to perform the above listed maintenance responsibilities pursuant to Article 40 of Chapter 15 of the FMC. 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 Conditions of Approval Vesting Tentative Tract Map No. 6162/UGM December 21, 2016 Page 14 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 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 1, 1994. DEVELOPMENT FEES AND CHARGES This project is subject to the following fees and charges: a. Applicable Flood Fees as determined by the FMFCD. (Reference FMFCD 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) 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 g. Service Connection Charge Fee based on service(s) and meter(s) sizes specified by owner; fee for service(s) and Conditions of Approval Vesting Tentative Tract Map No. 6162/UGM December 21, 2016 Page 15 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 $243/gross acre (parcels 5 gross Debt Service Charge [1] 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 p. Fire Facilities Impact Fee — Citywide [4] $539/living unit q. Park Facility Impact Fee — Citywide [4] $2278/living unit r. Quimby Parkland Dedication Fee [2] $1120/living unit s. Citywide Regional Street Fee [3] $8,361/adj. acre t. New Growth Area Major Street Fee [3] $18,790/adj. acre u. Police Facilities Impact Fee — Citywide [4] $624/living unit v. Traffic Signal Charge [1] $450.94/living unit w. Street Acquisition/Construction Charge [2] N/A Conditions of Approval Vesting Tentative Tract Map No. 6162/UGM December 21, 2016 Page 16 Notes: 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 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. [1] Deferrable through Fee Deferral Covenant. [2] Due at Final Map. [3] Due at Building Permit. [4] Due at Certificate of Occupancy. co County of Fresno DEPARTMENT OF PUBLIC HEALTH DAVID POMAVILLE, DIRECTOR DR. KEN BIRD, HEALTH OFFICER October 10, 2016 L00018704 Andreina Aguilar 2602 Development & Resource Management 2600 Fresno Street, Third Floor Fresno, CA 93721-3604 Dear Ms. Aguilar: PROJECT NUMBER: TT-6162 Vesting Tentative Map of Tract No. 6162/UGM was filed by Chris Kliewer of Yamabe & Horn Engineering, on behalf of A&N Investment Group, and pertains to ±16.20 net acres of property located on the northeast corner of West Ashlan and North Hayes Avenues. Vesting Tentative Map of Tract No. 6162/UGM is a request to subdivide the subject property into an 81-lot conventional single family residential subdivision with public streets. The property is zoned RS-5/UGM (Residential Single Family, Medium Density/Urban Growth Management). APNs: 510-021-29s, 30 ZONING: RS-5/UGM SITE ADDRESS: 5830 West Ashlan 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. • If the applicant proposes to use and/or store hazardous materials and/or hazardous wastes, they shall meet the requirements set forth in the California Health and Safety Code (HSC), Division 20, Chapter 6.95, and the California Code of Regulations (CCR), Title 22, Division 4.5. Any business that handles a hazardous material or hazardous waste may be required to submit a Hazardous Materials Business Plan pursuant to the California Health and Safety Code (HSC), Division 20, Chapter 6.95, Section 25507 (http://cers.calepa.ca.goy/ or https://www.fi-esnocupa.com/). Contact the Certified Unified Program Agency at (559) 600-3271 for more information. Promotion,preservation 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: EnvironmentalHealth@co.fresno.ca.us❖ www.co.fresno.ca.us s• www.fcdph.org Equal Employment Opportunity ❖Affirmative Action ❖ Disabled Employer Andreina Aguilar October 10, 2016 TT-6162 Page 2 of 2 • 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. 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. REVIEWED BY: Kevin Tsuda, R.E.H.S. Environmental Health Specialist II (559) 600-3271 kt cc. Glenn Allen- Environmental Health Division (CT. 38.10) Chris Kliewer- Consultant (ckliewer a_yhmail.com) Ray Gill- Owner/Applicant (ray ,ravapropertygroup.com) 1L' �1 CENTRAL UNIFIED SCHOOL DISTRICT FACILITY PLANNING 4605 N. Polk Avenue Fresno, CA 93722 EveryDayl Phone: (559) 274-4700 Fax: (559) 275-0394 Bert Contreras, Director, Facility Planning Joseph Martinez, Facilities Planning Manager October 11,2016 ATTN: Andreina Aguilar Joann Zuniga Development Service/Planning Development and Resource Management 2600 Fresno Street, Third Floor Fresno CA 93721-3604 Subject: Proposed Multi-Farnily Development Northeast corner of North Hayes and West Ashlan Avenues APN: 510-021-29 & 30, Tract#6162 This letter is in response to the proposed single-family residential development located at the Northeast corner of North Hayes and West Ashlan Avenues. The District has reviewed the request regarding the above referenced development and currently has no intention of pursuing this property for a school site in our Facilities Master Plan. The proposed development will produce 81 single-family dwelling units. The current accumulated student generation rate for Central Unified School District is approximately 0.642. The breakdown for grade level is as follows: Grade Level Units Generation Rate Students Generated School of Attendance K-6 81 .351 29 Harvest Elementary School 7-8 81 .101 8 Glacier Point Middle School 9-12 81 .190 1 15 Central Hi&h School The 81 single-family dwelling units, in conjunction with the Districts 0.642 current student generation rate,will produce approximately 52 students. Of those 52 students, 29 will be in the K-6 grade level, 8 will be in the 7-8 grade level, and 15 will be in the 9-12 grade level.With the Districts current attendance area boundaries students from this development will be attending Harvest Elementary School, Glacier Point Middle School, and Central High School. Attendance area boundaries are utilized to balance enrollment and are therefore subject for change. District Administration Mark G Sutton,Superintendent Laurel Ashlock,F.d.D,Assistant Superintendent,Chief Academic Officer•Keiti Davis,Assistant Superintendent,Professional Development Jack Kelejian,Assistant Superintendent,Hunan Resources•KellyPorrerfield,Assistant Superintendern,Chief Business Officer Paid Birrell,Director,7-12 and Adult Education•Tonii Boatright,Ed.D,Director,K-8 Education•Andrea T"alodez,Administrator,Special Education&Support Services 4605 NPolk Avenue-Presto,California 93722 CENTRAL UNIFIED SCHOOL DISTRICT FACILITY PLANNING 4605 N. Polk Avenue • Fresno, CA 93722 EveryDayl Phone: (559) 274-4700 • Fax: (559) 275-0394 M Bert Contreras, Director, Facility Planning Joseph Martinez, Facilities Planning Manager aaL v�� Impacts from the proposed single-family residential development will require bussing to Harvest Elementary School. Glacier Point Middle School and Central High School are within the required walking distance for those grade levels and will therefore not require bussing. The District is requesting a bus pullout be constructed on North Hayes Avenue,North of Austin Way to assist with traffic mitigation(Please see attachment). The District is also requesting intersection signalization, crosswalks, and bike routes be implemented to allow for safe paths of travel. Impacts from the proposed development may also result in the need for additional classroom(s). The Districts current Developer Fee Rates fall under Level II at$4.06 per square foot for residential developments and$.51 per square foot for commercial developments. Should you need farther information or have any questions,please contact me at(559)274-4700 ext. 63100 or iosephniartinez@centralusdAll 2.ca.us Sincerely Joseph Martinez Central Unified School District Facilities Planning Manager District Adrninistraaou Mark G Sulton,Superintendent Laurel Ashlock,Ed.D,Assistant Superiweridenf,Chiefdcodenic Officer•Keni Davis,Assistant Superintendent,Professional Development Jack Kelejiai,Assistant Superintendent,Human Resources•Kelly Porterfield,Assistant Superintendent,Chief Business Officer Paul Birrell,Director,7-12 and Adult Education•Tani Boafright,Ed.D,Director,K-8 Education-Andrea Valadez,Administrator,Special Education&Support Services 4605 NPolk Avenue•Fresno,California 93722 us Q Q =, € dnaM " :-1I%------ � ---=$�—moi i;i �4a € �ky`g!� o�g9 ^IR8s PRUE �dR fig�` e g Rig Mat Mat .. i � •I 5 � i• a ;I j •�' li x I c f �' ' II _ l o o k YY �� 19 .19 1rr! [ rr I R ri 1• r• '�C .^M 1. � ,I � 11 1- e w ffi a c ��• I I - „ L '- and€_�.z&za(f�' f _� � ' •1 R� ,i ''� tie :� �i� �+ � I � � 11 1 ^� 1, � I I E �` a■ ^+ I: 111 `� RR ^i �i '� •� j 4 � I $���S � ���� �' � 3 � £ y�l � N I 11 I .i �• �� Re :1 iiA YS? g F3 �� r �=ya a a _ ' -29 qt I II Hill r II . I I Cily of FRE-S.3 COUNCIL DISTRICT 1 PLAN IMPLEMENTATION COMMITTEE PROJECT REVIEW - November 22, 2016 Project Record Item 3b PROJECT INFORMATION Vesting Tentative Map of Tract No. 6162/UGM was filed by Chris Kliewer of Yamabe & Horn Engineering, on behalf of A&N Investment Group, and pertains to ±16.20 net acres of property located on the northeast corner of West Ashlan and North Hayes Avenues. Vesting Tentative Map of Tract No. 61621UGM is a request to subdivide the subject property into an 81-lot conventional single family residential subdivision with public streets. The property is zoned RS-5/UGM (Residential Single Family, Medium Density/Urban Growth Management). APN: 510-021-29s, 30 ADDRESS: 5830 West Ashlan Avenue COMMITTEE RECOMMENDATION APPRO APPROVE WITH CONDITION(S) DENY NO ACTION Barrett Bennett Mangum Miller Prakash Ryle Sidhu J Milrod Rushdan — — j — Approve Deny Abstain Absent COMMITTEE CONDITIONS / COMMENTS A Qooa-,j►tk wA5Nd't Es�e°►gL.ZSti6o . ���aEvGf�-I ltd. Corwn=.TCEE M6 M C�(Z-S �CZ65E�.1'T EGO hM11�N`>��� Pt �P��.. ov CttE TC-� -F>Y A 3J o , (o vo'TG w NO Co N.ti,64,%-Ts ocZ 12�coMnr` JflAzZ �. Staff facilitator: PHILLIP SIEGRIST _ Date: 11-22-16 TENTATIVE TRACT MAP NO. 6162 GOVERNMENT CODE§66020(d)(1) A protest filed pursuant to subdivision (a) shall be filed 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 other exactions to be imposed on a 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. 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 to be completed with development. -SEWER CONNECTION CHARGES FEE RATE b. Lateral Sewer Charge [1] $0.10/sq. ft. (to 100' depth) 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 g. 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 FFE RATE p. Fire Facilities Impact Fee—Citywide [4] $539/living unit q. Park Facility Impact Fee—Citywide [4] $2278/living unit r. Quimby Parkland Dedication Fee [2] $1120/living unit s. Citywide Regional Street Fee [3] $8,361/adj. acre t. New Growth Area Major Street Fee [3] $18,790/adj. acre u. Police Facilities Impact Fee—Citywide [4] $624/living unit v. Traffic Signal Charge [1] $450.94/living unit w. Street Acquisition/Construction Charge [2] N/A Notes: 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 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. [1] Deferrable through Fee Deferral Covenant. [2] Due at Final Map. [3] Due at Building Permit. [4] Due at Certificate of Occupancy OFFICE OF �_ TIT �O S_T� TELEPHONE(559)233-7161 FAX(559)233.6227 2907 S. MAPLE AVENUE FRESNO,CALIFORNIA 93726-2205 YOUR MOST VALUABLE RESOURCE-WATER November 1, 2016 Andreina Aguilar Development& Resource Management City of Fresno 2600 Fresno Street, Third Floor Fresno, CA 93721 RE Vesting Tentative Map of Tract No, 6162/UGM N/E Ashlan and Hayes avenues Dear Ms. Aguilar: The Fresno Irrigation District (FID) has reviewed the Vesting Tentative Map of Tract No. 6162/UGM for which the applicant request to subdivide the subject property into an 81-lot conventional single family residential subdivision with public streets, APNs: 510-021-29, 30. FID has the following comments: 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 Teague School Pipeline No. 46 runs southerly and crosses Ashlan Avenue approximately 670 feet east of the subject property as shown on the attached FID exhibit map. Should this project include any street and/or utility improvements along Ashlan Avenue of in the vicinity of this pipeline, FID will require it review and approve all plans. 3. For informational purposes, a Private Pipeline known as the Gopher Hole No. 481 runs southerly along the east side of Hayes Avenue traversing the west side of the subject property and crosses Ashlan Avenue as shown on the attached FID exhibit map. FID's records indicate that this pipeline is active and should be treated as such. FID can supply the City of Fresno with a list of known users upon request. 4. The proposed development may negatively impact local groundwater supplies. Under current circumstances the project area is experiencing a modest but continuing groundwater overdraft. 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. GAAgencies\FresnoCity\Tract Map\6162.doo BOARD OF President RYAN JACOB SE N, Vice-President JERRY PRIETO , JR. DIRECTORS CHRISTOPHER WOOLF,GEORGE PORTER, GREGORY BEBERIAN,General Manager GARY R.SERRATO Andreina Aguilar Re: VTM6162 November 1, 2016 Page 2 of 2 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 fresnoirri ation.corn. Sincerely, �J Laurence Kimura, P.E. Chief Engineer Attachment G:WgenciesTresnoCity\Tract Map16162.doc Z 13-INV C1 m 31NSC! snoavu a g _ -X 5�1�aH0 = o - a Q w � A �noH . _ � I I 4+ Y _ I a II = _' 0 — o 0 LU [Svp sh W 31tlI8 t x I�IMS Z mi _� j� �1" m a I iS -. ' SiOt -- -; e 3IHIS 30 C7Ia h oa 13 1 ]37'dtlN3l1 rn aEnvc)Nal-s 31VON31 ••I _� z �3�li. llotll � >T � f� -g �7 a al H 3"k'd41N C I J I ¢ �a S - x o. _ >110 o � � � Q '�13Z33HM �13133NM � � L � W LL t 1111'�� z o gfSit,'ON IooyoS an6eal r �.. .- - - - - - - - - - - - D z Q 01 3103NH o ada'. -, � I� Q N III 2 m' O. — R k O < e „ !^ w a d OONvana ip �. -r Nltla N t i j j I k t I .l� L 1 ] L LJT- - t N 00 r a - Q v v 00 O o p ZP z V 11 $€ z It rI I� r � so z II t'1nd) L8b'oN Kit 4LL aloH Aaydo� `a= o II o II Ae o � m �u .t��d]BCSF ,. � >< a d QN uo�eayM 00 1t N 011 3 �d� NV a9 MIl = a �'JAd)WVold - _ _ _ - LII 910H J9yd0ey o rNn o us 0 a I 0 CITY OF FRESNO-DEVELOPMENT AND RESOURCE MANAGEMENT DEPARTMENT REQUEST FOR COMMENTS AND ENVIRONMENTAL ASSESSMENT, AND ENTITLEMENT APPLICATION REVIEW OF VESTING TENTATIVE MAP OF TRACT NO. 6162/UGM Return Completed Form to: Andreina Aguilar, Development Services/Planning Email: Andre ina.A uilar Fresno.gav Development and Resource Management 2600 Fresno Street, Third Floor Fresno CA 93721-3604 PROJECT DESCRIPTION AND LOCATION: Vesting Tentative Map of Tract No. 61621UGM was filed by Chris Kliewer of Yamabe & Horn Engineering, on behalf of A&N Investment Group, and pertains to ±16.20 net acres of property located on the northeast corner of West Ashlan and North Hayes Avenues, Vesting Tentative Map of Tract No. 6162/UGM is a request to subdivide the subject property into an 81-lot conventional single family residential subdivision with public streets. The property is zoned RS-5/UGM (Residential Single Family, Medium Density/Urban Growth Management). APNs: 510-021-29s, 30 ZONING: RS-51UGM SITE ADDRESS: 5830 West Ashlan Avenue DATE ROUTED: October 7, 2016 COMMENT DEADLINE: November 8, 2016 Preliminary Meeting of the SUBDIVISION REVIEW COMMITTEE: 2:30 P.M. TUESDAY, October 25, 2016, CITY HALL-THIRD FLOOR SOUTH, ROOM 3054 Meeting of the SUBDIVISION REVIEW COMMITTEE WITH SUBDIVIDER/PROJECT ENGINEER: 1:30 P.M.TUESDAY, November 8, 2016, CITY HALL-THIRD FLOOR SOUTH, ROOM 3054 Your attendance at the review meetings will be appreciated. If you are unable to attend and you have comments you wish to make, please forward your comments to Andreina.A uiiar Fresno, ov prior to the meeting date of Tuesday, November 8, 2016; or mail the comments to Development and Resource Management Department, Development Services/Planning, 2600 Fresno Street, Room 3043, Fresno, California 93721-3604. Thank you. Level 3;Council District 1;General Plan,West Area Community Plan :2nd _ y�, Nuar .VA-4 n g ;r rn q ca ti �7y3l153C161-N l~� } o + 1II � 3tNY4'N � 14YQ 7Y S�IAteYB 'M �r. i3 O a 4A � •� S N " t r '3A V -)t7Od eln c t� Y Q I N a 1 ujz I g � I C mag y N� cd b � b g •anv ";- s3A'fM ',VZ- CIO CI O r � rr 3 it b I acj i d + �e� i ��lWe�a � tilit� II r 7 ra g A If i, f 0 55t6 t7 I 9 i 5® 1.. � e t• ' A Rf •a r a! i zF uF al a! ! Ell11 1 F � `� f i' I■ � 6� n Eyi� aA°a as R11 IF F 5� 6f + } •' ,QF •.F i �• i ! � ��g ��g a ���qq�p�a s��l �B���i�R� 1�� ap� 11 + r e 11s��> g�l� Yeii> k �fi ye !I I I e! G! IS 11 �I •, yl i r n 1 ! I 1 1 i• I Fit i x 1 RF {' •xF I •� R9 Y I i � �i !� 1 , I � dap 6 g • , I 1 � ii Y�O 'S s= a5 3 5�1� • � I S aF19 1 1r i InI FRESNO METROPOLITAN FLOOD CONTROL DISTRICT File No.210.45 NOTICE OF REQUIREMENTS Page 1 of 5 PUBLIC AGENCY DEVELOPER ANDREINA AGUILAR RAY BILL,A&N INVESTMENT GROUP,LLC DEVELOPMENT AND RESOURCE MANAGEMENT P.O.BOX 7840 CITY OF FRESNO FRESNO,CA 93747 2600 FRESNO ST. FRESNO,CA 93721-3604 PROJECT NO: 6162 ADDRESS: 5830 W.ASHLAN AVE. APN: 510-021-29S,30 SENT: Drainage Am(s) Preliminary Fee(s) Devclaptnent Review Fee(s) Service Charge(s) FO $170,418.00 NOR Review $791.00 To be paid prior to release of District comments to Public Agency and Developer. Grading Plan Review $2,208.00 Amount to be submitted with first grading plan submittal Storm Drain Plan Review For amount of fee,refer to www.fresnofloodcontml.org for form to fill out and submit with first storm drain plan submittal(blank copy attached). Total Drainage Fee: $170,418.00 Total Service Charge: $2,999.00 The proposed development will generate storm runoff which produces potentially significant environmental impacts and which must be properly discharged and mitigated pursuant to the California Environmental Quality Act and the National Environmental Policy Act.The District in cooperation with the City and County has developed and adopted the Storm Drainage and Flood Control Master Plan.Compliance with and implementation of this Master Plan by this development project will satisfy the drainage related CEQA/NEPA impact of the project mitigation requirements. i 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 ML 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 10/10/16 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. When the actual costs incurred in constructing Master Plan facilities exceeds the drainage fee obligation, e') 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 on 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 Stone 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 X Street Plan z X Storm Drain Plan 0 X Water&Sewer Plan X Final Map X Drainage Report(to be submitted with tentative map) Other ML None Required 0) 4. Availability of drainage facilities: 10 _ 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 iniet(s). b. The construction of facilities required by Paragraph No.2 hereof will provide permanent drainage service. X Permanent drainage service will not be available. The District recommends temporary facilities until C. permanent service is available. 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 Construction and Industrial Activities(State General Permits)require developers of construction projects disturbing 91 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 allotice 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 ML 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. to 8. 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 Ri 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: CHRIS KLIEWER,YAMABE&HORN ENGINEERING 2985 N.BURL ■■ FRESNO,CA 93727 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 project shall pay review fees in the amount identified below forBi Dlalll Farmisrs Storm Drain Review.The fee shall be paid to the District by Developer with first plan submittal.Checks shall be made out to Fresno Cuu Sherr Metropolitan Flood Control District. 15'Conue[e Pipes$63.00 LP MR Application No. FR TRACT 6162 18"CrtcretePipes$6700LP 24"Coicocte ftes$75,00 LF Name/Business RAY BILL,A&N INVESTMENT GROUP,LLC — —-- 30"Concrete Pipes$89.00 LF Project Address "Concrete Pipes$104.00 LF j 5830 W.ASHCAN AVE.A�'E 42"Concrete Pipes$12L00 LP 48"Concrete Pipes$142 00 IF Project APN(s) 510-p21-295,30 54"ConctetePrpes$172,00 LF 60"Concrete Pipes$202 00 LP Project Acres(gross) 18.40 66"Conocte Pipes$238 001 F 72"Concrete Pipes$276 OU LF Please fill in the table below of proposed storm drain facilities to be constructed with this development and return completed form with first plan submittal.If you have any questions or concerns regarding the construction of facilities list,you can contact the Fresno 9.4"Coate Pipes$30800 LF Metropolitan Flood Control District at 559-456-3292, 96"Concrete Pipes S333,00 LF Description Qty Unit Price Amount ]5"Jacked Pipes$525.00 LF 18"Jacked Pipes$575 0010 24"Jacked Pipes$650 00 LF 30"Jacked Pipes$725 0011 0 36"Jacked Pipes$800 00 LF _ 42"Jacked Pipes$85000 LF 4£"Jacked Pipes$900 00 LF 54Jacked Pipes$97500 LF ML 60"lacked Pipes$1 050.00 LF 69 Jacked Pipes$1150 00 LF 72"Jacked Pipes$1 300 00 LF 84"Jacked Pipes$1,450.00 LF MenLoles$3;750 00 Fig Inlets&Laterals$4,450 00 EA Outfalls$8,500 00 EA Canal Outfalls$9,000 00 EA Basin Excavation$0 75 CY IMPROVEMENTS ADJACENT 10 B.4S[N Fence,Pad;and Gate$20 00 LF Mowsaip$17 50 LF Arterial Paving$62.00 LF Local Paving S41 5011, Estimated Construction Cost Ciub and Gutter%I8 25 J.P Sidewalk$36 00 LF Fee equals lesser of Scorer Line$2100 LF $375,00 plus 3%of the estimated construction costs Total($300.00 gross per acre) $5,520.00 water lane$24.00 LF Street Lights$21 00 LF Amount Due Pump StuooNlntake$375.000 00 EA 5469 E.OLIVE-FRESNO,CA 93727-(559)456-3292-FAX(559)456-3194 NOTE:THIS MAP IS SCHEMATIC. i DISTANCES,AMOUNT OF CREDITABLE -- - If i!I FACILITIES,AND LOCATION OF INLET SWIFT -AVE _ ` BOUNDARIES ARE APPROXIMATE. TRACT 5400 WILLZS ENISTI TE PO RY 18 P D F R CT�!o AUSWN WA I „EO" TRACT 6162 ,�,VAJ.1 PAULA DR. I Fi EL ` I i 24 A 24 Q N LEGEND Creditable Facilities (Master Plan Facilities To Be Constructed By Developer)-Pipeline(Size Shown) &Inlet. G— Existing Master Plan Facilities ■-- Future Master Plan Facilities --— -— Inlet Boundary 1 " = 200' — --- — Drainage Area Boundary TRACT 6162 Direction of Drainage DRAINAGE AREA "EO" Major Storm Flow EXHIBIT NO. 1 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT Prepared by:wadet Date:11/9/2016 Path:K:Vlutomd\DWGSIOEXHIBInTRACTS16162.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/County or District. 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. There is an existing temporary pond located within Lots 1 through 23 of Tentative Tract Map 6162. The pond serves existing Tract 5400 located adjacent to and north of Tract 6162 as shown on Exhibit No. 1. Temporary drainage volume for Tract 5400 must be maintained. Development No. Tract 6162 k:\pennits\exhibit2\tracts\6162.docx(r]) CITY OF FRESNO - DEVELOPMENT AND RESOURCE MANAGEMENT DEPARTMENT REQUEST FOR COMMENTS AND ENVIRONMENTAL ASSESSMENT, AND ENTITLEMENT APPLICATION REVIEW OF VESTING TENTATIVE MAP OF TRACT NO. 61621UGM Return Comphated Form to: Andreina Aguilar, Development Services/Planning Email: Andreina.A u�1 iiar fresno.cov Development and Resource Management 2600 Fresno Street, Third Floor Fresno CA 93721-3604 PROJECT DESCRIPTION AND LOCATION: Vesting Tentative Map of Tract No. 61621UGM was filed by Chris Kliewer of Yamabe 8 Hom Engineering, on behalf of A&N Investment Group, and pertains to ±16.20 net acres of property located on the northeast corner of West Ashlan and North Hayes Avenues. Vesting Tentative Map of Tract No. 6162/UGM is a request to subdivide the subject property into an 81-lot conventional single family residential subdivision with public streets. The property is zoned RS-5/UGM (Residential Single Family, Medium Density/Urban Growth Management). APNs: 510-021-29s, 30 ZONING: RS-51UGM SITE ADDRESS: 5830 West Ashlan Avenue DATE ROUTED: October 7, 2016 COMMENT DEADLINE: November 8, 2016 Preliminary Meeting of the SUBDIVISION REVIEW COMMITTEE: 2:30 P.M.TUESDAYOctober 2&2016 CITY HALL-THIRD FLOOR SOUTH ROOM 3064 Meeting of the SUBDIVISION REVIEW COMMITTEE WITH SUBDIVIDERIPROJECT ENGINEER: .33 _P.M.TUESDAY, November 8 2016, CITY HALL-THIRD FLOOR SOUTH, ROOM 3054 Your attendance at the review meetings will be appreciated. If you are unable to attend and you have comments you wish to make, please forward your comments to And reina.Aguilar resno.gov prior to the meeting date of Tuesday, November 8, 2016; or mail the comments to Development and Resource Management Department, Development Services/Planning, 2600 Fresno Street, Room 3043, Fresno, California 93721-3604. Thank you. Level 3;Council District 1;General Plan,West Area Community Plan City of DATE: November 2, 2016 TO: Andreina Aguilar, Development Services/Planning 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. 6162 REGARDING MAINTENANCE REQUIREMENTS LOCATION: 5830 West Ashlan Avenue APN: 510-021-29S, 30 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 LAnn Lillie (559) 621-8690 Package ann.lillie@fresno.gov 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 approval prior 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. Page 1 of 3 REV:July 12,2016 TTM-6162 - Maintenance Conditions.Docx 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 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' wide minimum landscaped areas allowed) in all Local and Major Streets. ■ 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 Property 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_fimits 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. Page 2 of 3 REV:July 12,2016 TTM-6162 - Maintenance Conditions.Docx 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.gov Page 3 of 3 REV:July 12,2016 TTM-6162 -Maintenance Conditions.Docx DEPARTMENT OF PUBLIC WORKS TO: Andreina Aguilar, Planner I Planning Division FROM: Hilary Kimber, Parks Supervisor II (559.621.1345) Engineering Division DATE: October 14, 2016 SUBJECT. Tract 6162 (APN: 510-021-29s; 30) located on the northeast corner of the intersection of West Ashlan and North Hayes Avenues. The Department of Public Works has reviewed the Tentative Tract Subdivision Map proposed by Yamabe & Horn Engineering, Inc., on engineering plans dated September 2016. The Department of Public Works 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. The designated street tree for West Ashlan Avenue is: Ginkgo biloba `Autumn Gold' Maidenhair Tree The designated street tree for North Hayes Avenue is: There will be no street tree requirement on N. Hayes due to the Gopher Hole Pipeline No. 481 which is active 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' 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 REQUIREMEIVTS 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. The Public Works Department requires all proposed median islands to be constructed with 2 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. City of MESNC� DEPARTMENT OF PUBLIC UTILITIES ADMINISTRATION DIVISION MEMORANDUM Date: November 8, 2016 To: ANDREINA AGUILAR, Planner I Planning and Development From: KEVIN GRAY, Supervising Engineering Technician Department of Public Utilities, Planning and Engineering Divisi� Subject: SEWER REQUIREMENTS FOR VESTING TENTATIVE MAP OF TRACT No. 6162/UGM General Vesting Tentative Map of Tract No. 6162/UGM was filed by Chris Kliewer of Yamabe & Horn Engineering, on behalf of A&N Investment Group, and pertains to ±16.20 net acres of property located on the northeast corner of West Ashlan and North Hayes Avenues. Vesting Tentative Map of Tract No, 5830 West Ashlan Avenue &APN: 510-021-29s, 30. 6162/UGM is a request to subdivide the subject property into an 81-lot conventional single family residential subdivision with public streets. The property is zoned RS-UGM (Residential Single Family, Medium Density/Urban Growth Management) . Sewer Requirements The nearest sanitary sewer main to serve the proposed project is a 24-inch sewer main located at the intersection of North Bryan and West Ashlan Avenues. Sewer facilities are available to provide service to the site subject to the following requirements: 1. Construct an 18-inch sewer main (including sewer house branches to adjacent properties) in W. Ashlan from N. Bryan Avenue to the east for approximately 1320-feet towards Hayes Avenue. 2. Construct a 15-inch sewer main (including sewer house branches to adjacent properties) in W. Ashlan from the terminal point of the proposed 18-inch sewer main to the intersection of N. Hayes and W. Ashlan Avenues. 3. Construct a 12-inch sewer main (including sewer house branches to adjacent properties) in W. Ashlan from the intersection N. Hayes and W. Ashlan Avenues to the easterly property line of the project. 4. Construct an 8-inch sewer main (including sewer house branches to adjacent properties) in N. Hayes from the intersection N. Hayes and W. Ashlan Avenues to the northerly property line of the project. 5. All sanitary sewer mains shall be extended within the proposed tract to provide service to each lot. A Nationally Accredited Public Utility Agency ,.Y.w 6. Installation of sewer house branch(s) shall be required. 7. Separate sewer house branches are required for each lot 8. On-site sanitary sewer facilities shall be private. 9. Abandon any existing on-site private septic systems. 10. All underground utilities shall be installed prior to permanent street paving. 11. Street easements and/or deeds shall be recorded prior to approval of improvement plans. 12.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. 13. 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. 14.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. Sewer Lateral Charge. 2. Oversize Sewer Area: 39. 3. Trunk Sewer Charge: Grantland 4. Sewer Facilities Charge (Residential). City of DEPARTMENT OF PUBLIC UTILITIES October 11,2016 TO: Andreina Aguilar, Planner Development Department,Planning Division FROM: Susan Rogers, Provisional Management Analyst Department of Public Utilities, Solid Waste Division SUBJECT: Solid Waste Conditions of Approval TT 6162/UGM APN: 510-021-29s, 30 Location: 5830 West Ashlan Ave. The Department of Public Utilities, Solid Waste Division has completed a review of Vesting Tentative Tract Map No. 6162/UGM filed by Chris Kliewer of Yamabe&Horn Engineering, on behalf of A&N Investment Group.This project is requesting to subdivide the subject property into an 81-lot conventional single family residential subdivision with public streets. The following requirements and conditions are to be placed on this vesting tentative tract map as a condition of approval by the Department of Public Utilities. General Requirements: Tract 6162/UGM will be serviced as Single Family Residential properties with Basic Container Service. Property owners will receive 3 containers to be used as follows: 1 Gray container for solid waste, 1 Green container for green waste and 1 Blue container for recyclable material. Special Re(Iuireinenis • Developer shall provide a minimum of a 44' foot turning radius at all corners as per P-34 standards. ■ Developer shall construct a full street, a minimum of 36' feet, from curb face to curb face, throughout the entire to tract. A 36' foot street will provide for parking on both side and an 18' path for the solid waste vehicle. If a street this wide cannot be provided then solid waste will require that there shall be no parking on one side or both side of the street. Covenant Requirements: • Solid Waste vehicles shall not back in excess of 45' feet to service properties. Lots 22 and 23, will be required to place their cans in front/near lot 21,eliminating the need to back up more than 45'. Proieet Phasing: • If project is developed in phases then all streets shall connect to one another or temporary turnarounds will be provided. Temporary turnaround shall be large enough to accommodate a solid waste vehicle with a turning radius of 44' and shall be kept clear of all vehicles on the solid waste service day. City of FRC�L�til l�. C_'moi_4%110# DATE November 8, 2016 TO: Andreina Aguilar Development and Resource Management Department THROUGH. Jill Gormley, TE, Traffic and Engineering Manager, City Traffic Engineer Public Works Department, Traffic & Engineering Services Division FROM: Louise Gilio, Traffic Planning Supervisor Public Works Department, Traffic & Engineering Services Division r SUBJECT: Public Works Conditions of Approval TT 6162, 5830 West Ashlan A & N Investment Group/Yamabe & Horne Engineering, Inc. 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 prior to the acceptance of the final map submittal. This can result in additional conditions of approval. 1. Private Irrigation Pipe (Gopher Hole No. 481): 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 right of way. Any piping across city streets shall be rubber gasketed reinforced concrete pipe (RGRCP) constructed perpendicular to the street. Submit engineered plans to 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 ina or provide evidence that the pipe will be abandoned. 2. Provide a temporary turn around on the east end of Austin Way. Identify on the map. 3. A 4' pedestrian easement is required along Ashlan Avenue. Identify on the map. 4. A 1' pedestrian easement is required for the interior local streets where driveway approaches are proposed. Identify on the map. 5. Reduce the right of way at Hayes and Austin to 50'. General Conditions: 1. Identify all easements on the map. 2. Street Dedications: Provide corner cut dedications at all intersections for accessibility ramps. 3. 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. 4. Street widening and transitions shall also include utility relocations and necessary dedications. Page 1 of 4 TATraffic Planning\_CONDITIONS OF APPROVAL\TRACT MAPS\6100\T-6162 ASHLAN 5830 W\T-6162 ASHLAN 5830 W.doc 5. Overhead Utilities: Underground all existing offsite overhead utilities with the limits of this map in accordance with Fresno Municipal Code Section 15-4114, 6. Submit complete street construction plans to the Public Works Department for review and approval. Frar�itage Improvement Requirements-, Public Streets: Ashlan Avenue: Arterial 1. Dedication Requirements: a. Dedicate 53'-57' of property, from center line, for public street purposes, within the limits of this application, per Public Works Standard P-52 and P-69. Center line shall be established per Official Plan Line No. 145. b. Dedicate a 4' pedestrian easement for sidewalk purposes. IdentifV on the map. c. Dedicate corner cuts for public street purposes at the intersections of Ashlan and Hayes and Ashlan and Erie Avenues. d. Relinquish direct access rights to Ashlan Avenue from all lots within this subdivision. 2 Construction Requirements: a. Construct concrete curb, gutter and sidewalk to Public Works Standard P-5. Provide 8' from the face of curb to the street right of wav and a 4' pedestrian easement to accommodate_a 12' residential pattern. Construct a 6' residential sidewalk 5 'h' from the face of curb per Public Works Standard P-52. c. Construct 20' of permanent paving within the limits of this subdivision. d. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this subdivision. Spacing and design shall conform to Public Works Standard E-7 for Arterial Streets. Hayes Avenue: Collector 1. Dedication Requirements: a. Dedicate 47' ad acent to lot 1 and 42'-44' of property diacent to lots 47-51, from section line, for public street purposes, within the limits of this application, per Public Works Standard P-54, and P-69. b. Dedicate corner cuts for public street purposes at the intersection of Hayes and Austin Way. c. Relinquish direct access rights to Hayes Avenue from all lots within this subdivision. 2. Construction Requirements: a. Construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The curb shall be constructed to a 10-12' residential pattern. Construct a 6' residential sidewalk, 5 '/2' from the face of curb adjacent to lots 47-51, per Public Works Standard P-53. b. Construct an 80' bus bay curb and gutter at the northeast corner of Hayes and Ashlan to Public Works Standard P-73, complete with a 12' monolithic sidewalk, c. Construct 20' of permanent paving (measured from face of curb) within the limits of this sub- division. d. 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 4 TATraffic Plan ning\_CONDITIONS OF APPROVAOTRACT MAPS\6100\T-6162 ASHLAN 5830 W\T-6162 ASHLAN 5830 W.doc Interior Streets: 1. Dedicate, design and construct all curb, gutter, sidewalk, (both sides), 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 P-4 and P-6. Pedestrian easements are required behind driveways with sidewalk patterns less than 10'. When constructing a 50' local street, a 1'pedestrian easement is required on streets with driveway approaches. 2. 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. Sidewalks are recommended on both sides of the street. Identify ramps within the proposed subdivision wherever sidewalks are provided. 3. Garage or carport setbacks are recommended to be a minimum of 18' from the back of walk or curb, whichever is greater. 4. Provide a 10' visibility triangle at all driveways. 5. Design local streets with a minimum of 250' radius. 6. Local street lengths exceeding 800' and four way intersections shall provide require traffic calming measures. Identify on the mat) 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. Specific Mitigation Requirements: This tract will generate 771 average daily trips based upon 81 proposed single family residential units. 1. Relinquish direct vehicular access rights to a. the north property line of lot 51. b. the side yards of the entrance off of Ashlan. 2. Relocate the entrance to Ashlan from between lots 37 and 38 to between lots 29 and 30. This entrance shall be designed with a full median opening to allow for left turns-in and left turns-out. 3. 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. 4. Construct the proposed entrance at the intersection of Gregory and Ashlan to Public Works Standard API-14. A 52' transition is required from the proposed 60' right of way entrances to the 50' right of way streets. No parking is allowed within the limits of the proposed median. Traffic Signal Mitigation Impact(TSMI) 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). 1. Hayes Avenue: Install a signal pole with a 150-watt equivalent LED safety light and an oversize street sign to Public Works Standards at the northeast corner of Hayes Avenue and Ashlan Avenue. Page 3 of 4 TATraffic Plan ningl_CONDITIONS OF APPROVAL\TRACT MAPS\6100\T-6162 ASHLAN 5830 VV)T-6162 ASHLAN 5830 W doc Fresno Maior Street Impact(FIVISI) Fee : This Map is in the New Growth Area; therefore pay all applicable growth area fees and City-wide regional street impact fees. Fresno Major Street Impact(FIVISI) Requirements: Ashlan Avenue:Arterial (New Growth Area) 1. Dedicate and construct one 12' eastbound number one lane, one 12' eastbound number two lane, one eastbound 5' shoulder, one 12' westbound number one lane, one 5' shoulder and a raised concrete median island within the limits of this subdivision. Construct a raised concrete median with 250' left turn pockets at all major intersections. Details of said street shall be depicted on the approved tentative tract map. If not existing, an additional 8' dedication is required beyond the edge of pavement. Dedication shall be sufficient to accommodate arterial standard and any other grading or transitions as necessary based on a 55 MPH design speed. 2. Dedicate sufficient right-of-way and construct additional paving for westbound to eastbound U- turns at Hayes Avenue per Public Works Standard P-66. Hayes Avenue: Collector (Growth Area Street 1. Dedicate and construct one 12' northbound number one lane, one 12' northbound number two lane (at the north end to match existing), one northbound 5' shoulder, one 12' southbound number one lane, one 5' southbound shoulder 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. 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. Regional Transportation Mitigation Fee (RTMI=): 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 fresnocog orq. Provide proof of payment or exemptionrp for to certificate of occupancy. Page 4of4 TATraffic Planningl_CONDITIONS OF APPROVAUTRACT MAPS161MT-6162 ASHLAN 5830 W1T-6162 ASHLAN 5830 W.doc Cit,, v,ii =:7 EFRrlr�'5S;%W! pi a�. DEPARTMENT OF PUBLIC UTILITIES—WATER DIVISION MEMORANDUM DATE: December 16, 2016 TO: ANDREINA AGUILAR, Planner II Development and Resource Management Department— Current Planning FROM: THOMAS C. ESQUEDA, Direct r; Department of Public Utilities SUBJECT: WATER REQUIREMENTS P6R VETTING TENTATIVE TRACT T-6162 General Vesting Tentative Map of Tract No. 6162/UGM was filed by Chris Kliewer of Yamabe & Horn Engineering, on behalf of A&N Investment Group, and pertains to ±16.20 net acres of property located on the northeast corner of West Ashlan and North Hayes Avenues. Vesting Tentative Map of Tract No, 5830 West Ashlan Avenue & APN: 510- 021-29s, 30. 6162/UGM is a request to subdivide the subject property into an 81-lot conventional single family residential subdivision with public streets. The property is zoned RS-UGM (Residential Single Family, Medium Density/Urban Growth Management) Water SuPPI Conditions of kpproval The City's groundwater aquifer has been documented by the State Department of Water Resources (Bulletin 118) to be critically over-drafted, and has been designated a high- priority basin for corrective action through the Sustainable Groundwater Management Act (SGMA). The City has worked with existing ratepayers to develop a compliance plan for the SGMA, and the City will work with the project proponent to develop an SGMA compliance plan for this proposed development project. The SGMA compliance requirements for the proposed project will be applied as conditions of approval for water supply. As conditions approval for water supply, and to comply with the requirements of the SGMA, the project proponent shall be required to prepare a water supply plan for the project that, at a minimum, includes the following: 1. An estimate of the total number of water service connections, by meter size, required for the development project including, but not limited to, fire services, domestic services, irrigation services, and commercial services. 2. An estimate of peak water demands required for the development project, which shall include estimated peak-hour water demands in gallons per minute (gpm), A Nationally Accredited Public Utility Agency plus fire-protection requirements of 1,500 gpm, and 20 psi residual pressure. The peak water demands shall be reported as peak hour demands, inclusive of fire protection requirements. 3. The proponent's proposal to provide a primary water supply source, as well as a secondary (redundant) water supply source, to meet the peak hour demands, plus fire protection requirements, for the proposed development project. 4. An estimate of the total annual water demands for the development project in acre-feet per year. 5. The proponent's proposal to intentionally recharge a volume of surface water into the groundwater aquifer, within the municipal corporate limits of the City, equivalent to 111 percent of the total annual water demands required by the proposed development. 6. The project proponent shall not be reimbursed for water supply facilities provided to serve the water supply requirements for proponent's development project. 7. If requested, the project proponent may request a cost estimate from the City to provide a primary water supply for peak water demands, a secondary (redundant) water supply for peak water demands, surface water for groundwater recharge, and groundwater recharge facilities. Water Distribution System Conditions of Approval Water distribution system facilities to serve the proposed development project shall be constructed in accordance with the following requirements: 1. Separate water services with meter boxes shall be provided to each lot created. 2. Water mains (including installation of City fire hydrants) shall be extended within the proposed tract to provide service to each lot. 3. All public water facilities shall be constructed in accordance with City Standards, specifications, and policies. 4. Destruct any existing on-site well in compliance with the State of California Well 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 shall be submitted for Department of Public Utilities review and approvals for proposed addition and/or modification to the City Water System. Depict neighboring parcels and proposed plans for their continued service. Exhibit "G" Environmental Assessment No. T-6162 dated November 18, 2016 CITY OF FRESNO — ENVIRONMENTAL ASSESSMENT FINDING OF CONFORMITY/MEIR 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 Report (MEIR) SCH No. 2012111015 prepared for the new Fresno Filed with the Fresno County Clerk's office on General Plan Update adopted by the Fresno City Council on December November 18, 2016 18, 2014. Applicant: Initial Study Prepared By: Ray Gill Andreina Aguilar, Planner PO Box 7840 November 18, 2016 Fresno, California 93747 Environmental Assessment Number: Project Location (including APN): Vesting Tentative Tract Map No. 6162 . Northeast corner of North Hayes Avenue and West Ashlan Avenue 36147'37.8" N Latitude, 119053'52.7" W Longitude (APN: 510-021-29 & -30) Project Description: Chris Kliewer, on behalf of A&N Investment Group, has filed Vesting Tentative Tract Map No. 6162, pertaining to approximately 16.20 acres of property located on the northeast corner of West Ashlan and North Hayes Avenues. Vesting Tentative Tract Map No. 6162 is a proposal to subdivide the property into an 81-lot single-family residential subdivision. The application is consistent with the planned land use of medium density residential as designated by the Fresno General Plan. 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 Fresno General Plan and the West Area Community Plan designate the subject site for medium density planned land uses. The existing Single Family Residential District designation for the subject property conforms to the medium density planned land use designation. 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 application 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, planned land use designation and street classification. 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). Finding of Conformity Environmental Assessment No. T-6162 November 18, 2016 Page 2 of 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 site. 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 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".) 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). November 18. 2016 Will Tackett, Supervising Planner Date City of Fresno Attachments: Notice of Intent to Adopt a Finding of Conformity Appendix G To Analyze Subsequent Project Identified In MEIR No. 2012111015/Initial Study for Environmental Assessment No. T-6162 Mitigation MEIR Mitigation Monitoring Checklist for Environmental Assessment No. T-6162 Exhibit A: Vicinity Map —Vl lx �. LWANWANAPOLIS X. EFEE) i OLE � ' -1 r Iff iWHG: F� V�^a k8MAROFT ifE - a� L _ r �.1us.1 �SAf1JFT R E 1 _ 113 z i:k7j West Ashlan Avenue F .-WfASHLAN Y - trs U, E7'1.1A1 '►'^ �� w �P[] TIAL LEGEND ® Subiect Property VICINITY MAP Vesting Tentative Tract Map No. 6162 M w M 1 S NOT TO SCALE Exhibit B: Notice of Intent E201610000333 t CITY OF FRESNO Filed with: NOTICE OF INTENT TO ADOPT A FRESNO COUNTY CLERK FINDING OF CONFORMITY 2220 Tulare Street, Fresno, CA 93721 j PROJECT TITLE AND ENVIRONMENTAL ASSESSMENT ! Vesting Tentative Tract Map No. 6162 LD -- - - - - $ 201TIME APPLICANT: NOV a.5_q�m Ray Gill FRESNO COUNTY CLERK i PO Box 7840 Fresno, California 93747 l PROJECT LOCATION: Northeast corner of North Hayes Avenue and West Ashlan Avenue i 36147'37.8" N Latitude, 119053'52.7"W Longitude (APN 510-021-29 & -30) PROJECT DESCRIPTION: Chris Kliewer, on behalf of A&N Investment Group, has filed Vesting Tentative Tract Map No. 6162, pertaining to approximately 16.20 acres of property located on the northeast corner of West Ashlan and North Hayes Avenues, Vesting Tentative Tract Map No. 6162 is a proposal to subdivide the property into an 81-lot single-family residential subdivision. The application is consistent with the planned land use of medium density residential as designated by the Fresno General Plan. r. 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. Therefore, the Development and Resource Management Department proposes to adopt a Finding of Conformity for this project. With the 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. E201610000333 Additional information on the proposed project, including the MEIR, proposed environmental finding and the initial study may be obtained from the Development and Resource Management Department, Fresno City Hall, 2600 Fresno Street, 3rd Floor Fresno, California 93721-3604. Please contact Andreina Aguilar at (559) 621-8075 for more information. ANY INTERESTED PERSON may comment on the proposed environmental finding. Comments j 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. Any comments may be submitted at any time between the publication date of this notice and close of business on December 19, 2016. Please direct comments to Andreina Aguilar, Planner, City of Fresno Development and Resource Management Department, City Hall, 2600 Fresno Street, Room 3043, Fresno, California, 93721-3604; or by email to Andreina.Aqui 1rc�i7fresna_c ov ; or comments can be sent by facsimile to (559) 498-1026. I INITIAL STUDY PREPARED BY: I SUBMITTED BY: I' c Andreina Aguilar, Planner Will T kett, upervising Planner - DATE: November 18, 2016 CITY OFF ESNO PLANNING AND D MENT DEPARTMENT E201610000333 ILL 11 I I p U E uu W k$ F U' E a' TF 0 z -III J A � D West Ashlan Avenue WASHL-AN AYI I A TT- �u 7 - -UJ 1[V 1 LEGEND msubject Propertv VICINITY Vesting Tentative Tract Map No. 6162 �r NOT TO SCALE E201610000333 Exhibit C: Appendix G APPENDIX G TO ANALYZE SUBSEQUENT PROJECT IDENTIFIED IN MEIR SCH No. 2012111015 / INITIAL STUDY Environmental Checklist Form for: EA No. T-6162 1. Project title: Vesting Tentative Tract Map No. 6162 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: A_ndreina Aguilar, Planner City of Fresno Develo ment and Resource Management Dept. (559y 621-8075 4. Project location: 5830 West Ashlan Avenue; Located at the northeast corner of West Ashlan Avenue and North Haves Avenue, in the City and County of Fresno, California Assessor's Parcel Numbers): 510-021-29 &_-30 Site Latitude: 36047'37.8" N Site Lon itude: 119153'52.7" W 5 Project sponsor's name and address: Ray Gill PO Box 7840 Fresno California 93747 6. General & Community plan designation: The Fresno General Plan designates the submect property for mediurn density residential planned land use. 7. Zoning: O/UGM (OfficelUrban Growth Management} -1- 8. Description of project: Chris Kliewer, on behalf of A&N Investment Group, has filed Vesting Tentative Tract Map No. 6162/UGM, pertaining to approximately 16.20 acres of property located on the northeast corner of West Ashlan and North Hayes Avenues. Vesting Tentative Tract Map No. 6162/UGM is a proposal to subdivide the property into an 81-lot single-family residential subdivision at a density of approximately 5.12 dwelling units per acre. 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 density of approximately 5.12 dwelling units per acre, is consistent with the Medium Density Residential (5.0-12 dwelling units/acre) planned land use designation for the subject property as designated by the Fresno General Plan and West Area Community Plan. 9. Surrounding land uses and setting: Planned Land Use Existing Zoning Existing Land Use North Single Family RS-4 Single Family Residential (Medium Density Residential) Residential Single Family RR Single Family East Residential (Rural Residential[Fresno Residential County]) South Single Family RR(Rural Residential Fresno Single Family Residential County]) Residential West Single Family RR(Rural Residential(Fresno Single Family Residential County]) Residential 10. Other public agencies whose approval is required (e.g., permits, financing approval, or participation agreement): 2.. City of Fresno (COF) Building & Safety Division, COF Public Works Department, COF Public Utilities Department, COF Fire Department Fire, COF Police Department, COF Fresno Area Express. COF Historic Preservation , County of Fresno. _Department of Community Health, Fresno Irrigation District, Fresno Metropolitan Flood Control District, Fresno Unified School District, and the San Joaquin Valley Air Pollution Control District 11. Have California Native American tribes traditionally and culturally affiliated with the project area requested consultation pursuant to Public Resources Code (PRC) section 21080.3.1? If so, has consultation begun? The State requires lead agencies to consider the potential effects of proposed projects and consult with California Native American tribes during the local planning process for the purpose of protecting Traditional Tribal Cultural Resources through the California Environmental Quality Act (CEQA) Guidelines. Pursuant to PRC section 21080.3.1, the lead agency shall begin consultation with the California Native American tribe that is traditionally and culturally affiliated with the geographical area of the proposed project. Such significant cultural resources are either sites, features, places, cultural landscapes, sacred places, and objects with cultural value to a tribe which is either on or eligible for inclusion in the California Historic Register or local historic register, or, the lead agency, at its discretion, and support by substantial evidence, choose to treat the resources as a Tribal Cultural Resources (PRC Section 21074(a)(1-2)). According to the most recent census data, California is home to 109 currently recognized Indian tribes. Tribes in California currently have nearly 100 separate reservations or Rancherias. Fresno County has a number of Rancherias such as Table Mountain Rancheria, Millerton Rancheria, Big Sandy Rancheria, Cold Springs Rancheria, and Squaw Valley Rancheria. These Rancherias are not located within the city limits. As for the proposed project site, it is an approximate 16.20 acres of land located in the City of Fresno surrounded by rural area and single family residences, it is to the City's knowledge that the site is not traditionally and culturally affiliated to California Native American tribes. According to aerial images from 1992, the land was previously used for farming. In the case that Tribal Cultural Resources are discovered, a consultation shall be done. Note: Conducting consultation early in the CEQA process allows tribal governments, lead agencies, and project proponents to discuss the level of environmental review, identify and address potential adverse impacts to tribal cultural resources, and reduce the potential for delay and conflict in the environmental review process. (See PRC section 21083.3.2.) Information may also be available from the California Native American Heritage Commission's Sacred Lands File per PRC section 5097.96 and the California Historical Resources Information System administered by the California Office of Historic Preservation. Please also note that PRC section 21082.3(c) contains provisions specific to confidentiality. -3- ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED Pursuant to PRC 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 (MEIR) SCH No. 2012111015 and whether the subsequent project may cause any additional significant effect on the environment, which was not previously examined in MEIR SCH No. 2012111015 adopted for the Fresno General Plan. 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. ❑ Aesthetics ❑ Agriculture and Forestry ❑ Air Quality Resources ❑ 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 ❑ Transportation/Traffic ❑ Tribal Cultural Resources ❑ Utilities/Service Systems ❑ Mandatory Findings 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 Measure Monitoring Checklist shall be imposed upon the proposed project. A FINDING OF CONFORMITY will be prepared. I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION 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 -4- 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 Measure 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 PRC Section 21157.1(d) and CEQA Guidelines 15178(a). AndreiKa Aguilar, Pla er Date EVALUATION OF ADDITIONAL ENVIRONMENTAL IMPACTS NOT ASSESSED IN THE MEIR: 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. b. "Less Than Significant Impact" means there is an impact related to the threshold under consideration that was not previously examined in the MEIR, 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, 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. 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 -5- 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 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 MEIR, 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. -6- 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: 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. Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with . Significant Impact Impact Mitigation Impact Incorporated 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 out- X croppings, 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 subject property is a vacant lot of undeveloped land in northeast Fresno, California. The subject site area is surrounded by single family residential properties. The subject property or the vicinity is not designated as a scenic site or area and it does not appear that any scenic vistas would be impacted from implementation of the proposed project. The project would not substantially degrade the existing visual character or quality of the subject site target area and its vicinity because the project site is surrounded by single family residential uses and developing this vacant lot would positively impact the area. Exterior lighting associated with the redevelopment of the subject property is required to be in compliance with the City of Fresno Municipal Code to ensure that the height and intensity of lighting does not create substantial spillover outside the project area boundary. Further, Mitigation Measure (MM) AES-1 and MM AES-3 require lighting systems for street and parking areas to be shielded to direct light to surfaces and orient light away from adjacent properties. As a result, the project will have no impact on aesthetics. The proposed project will improve the aesthetics of the site area since the site is currently vacant and will not degrade the existing visual character or quality of the site and its surroundings. In conclusion, with MEIR mitigation measures incorporated, the project will not result in any aesthetics 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 -s- .............. Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact Incorporated II. AGRICULTURE AND FORESTRY RESOURCES: In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the CA Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the CA Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. In determining whether impacts to forest resources, including timberland, are significant environmental effects, lead agencies may refer to information compiled by the CA Department of Forestry and Fire Protection regarding the state's inventory of forest land, including the Forest and Range Assessment Project and the Forest Legacy Assessment project; and forest carbon measurement methodology provided in Forest Protocols adopted by the CA Air Resources Board. --Would the project: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farm- land), as shown on the maps prepared pursuant to the X Farmland Mapping and Monitoring Program of the CA Resources Agency, to non- agricultural use? -9- .... Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact _ Incorporated b) Conflict with existing zoning for agricultural use, or a Williamson X Act contract? c) Conflict with existing zoning for, or cause rezoning of, forest land (as defined in PRC section 12220(g)), timberland (as defined by PRC section 4526), or X timberland zoned Timberland Production (as defined by Government Code section 51104(8))? _ ........... __.............. d) Result in the loss of forest land or conversion of forest land to X non-forest use? e) Involve other changes in the : existing environment which, due to their location or nature, could result in conversion of Farmland, X to non-agricultural use or conversion of forest land to non- forest use? The subject site is designated as "farmland of local importance" on the 2014 Rural Mapping Edition: Fresno County Important Farmland Map and thus has no farmland considered to be prime farmland, farmland of statewide importance, unique farmland, or farmland of local importance. The subject site is not currently under cultivation nor has been cultivated since 2005. The land surrounding the sites to the north is "urban and built-up land and sites to the south, east, and west are designated as "rural residential land" by the above mentioned map. 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 -10- 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-5-f. 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). However, 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. -11- 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. Given its proximity to unincorporated lands within the County of Fresno, which 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. According to the 2015/2016 Fresno County Williamson Act Map, the subject site is not under a Williamson Act contract. Therefore, the proposed project on the subject site will not affect the Williamson Act contract parcels. The proposed project does not conflict with any forest land or Timberland Production or result in any loss of forest land. The proposed project does not include any changes which will affect the existing environment. In conclusion, the proposed project will not result in any agriculture and forestry resource 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 III. AIR QUALITY — 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: -12- Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact Incorporated a) Conflict with or obstruct implementation of the applicable air quality plan (e.g., by having potential emissions of regulated criterion pollutants which exceed X the San Joaquin Valley Air Pollution Control Districts (SJVAPCD) adopted thresholds for these pollutants)? b) Violate any air quality standard or contribute substantially to an X existing 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 X state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? d) Expose sensitive receptors to substantial pollutant con- X centrations. i e) Create objectionable odors , affecting a substantial number of X people? The San Joaquin Valley Air Pollution Control District (SJVAPCD) establishes thresholds of significance in guidelines adopted by the District. The guidelines define separate thresholds for construction emissions, project operation and occupation, and cumulative impacts. Project development would cause a significant air quality impact if it were to result in: Construction activities that would not comply with District Regulation VIII or -13- implement effective and comprehensive control measures. • Emissions of air pollutants that would cause or substantially contribute to either localized or regional violations of the ambient air quality standards. ■ Exposure of sensitive receptors to substantial concentrations of pollutant concentrations or objectionable odors. 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 CaIEEMod 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 CaIEEMod 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 an 81-lot single family residential development on approximately 16.20 acres of land at a density of approximately 5.12 dwelling units/acre; consistent with the applicable Medium Density Residential (5.0-12.0 dwelling units/acre) planned land use designation of the Fresno General Plan. The proposed project is projected to generate result in 771 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 CaIEEMod 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. -14- Project Construction Emissions [all data given in tons/ ear] ROG NOx CO SO2 PM10 PM2.5 CO2 2017 Construction 0.41 3.75 2.77 0.004 0.47 0.32 356.21 2018 Construction 1.59 1.69 1.40 0.002 0.12 0.10 195.07 Project Total 2.01 5.44 4.17 0.006 0.59 0.42 551.28 District Thresholds 110 110 1 N/A I N/A 115 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 - Lona 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 CalEEMod model. The average trips were based upon 81 proposed single family residential units and default assumptions in the CalEEMod model . fall data given in tons/ ear] ROG NOx CO SO2 PM10 PM2.5 CO2 Area 0.75 0.007 0.62 0.00003 0.0059 0.0059 36.96 Mobile 0.64 2.31 7.52 0.015 0.89 0.26 1,178.59 Project Totals 1.40 2.43 8.19 0.016 0.90 0.28 1,551.39 District Thresholds 110 110 1 N/A I N/A 115 115 N/A 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. -15- 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. The subject project proposes single family residential houses on land that is planned for residential uses in the Fresno General Plan. 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 the project will not conflict with or obstruct an applicable air quality plan. The project must comply with the construction and development requirements of the San Joaquin Valley Air Pollution Control District (SJVAPCD), therefore, no violations of air quality standards will occur. Development of the subject property will not expose sensitive receptors to substantial pollutant concentrations. Due to the close proximity of other residential and urban uses surrounding the subject site, the project will not result in a significant impact to sensitive receptors as no net increase of pollutants will occur. Residential development is considered a "sensitive receptor" type use. However, the subject site is not located adjacent to high traffic freeways and roads and rail yard uses called out by the California Environmental Protection Agency California Air Resources Board dated April 2005 that may have significant negative air quality impacts. At full build-out the proposed project would result in development exceeding 50 residential dwelling units. Therefore, the proposed project is subject to District Rule 9510 (Indirect Source Review). District Rule 9510 was adopted to reduce the impact of NOX and 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 rule places application and emission reduction requirements on development projects meeting applicability criteria in order to reduce emissions through onsite mitigation, offsite SJVAPCD-administered projects, or a combination of the two. Compliance with SJVAPCD Rule 9510 reduces the emissions impacts through incorporation of onsite measures as well as payment of an offsite fee that funds emission reduction projects in the Air Basin. The emissions analysis for Rule 9510 is detailed and is dependent on the exact project design that is expected to be constructed or installed. Compliance with Rule 9510 is separate from the CEQA process, though the control measures used to comply with Rule 9510 may be used to mitigate significant air quality impacts. All development projects that involve soil disturbance are subject to at least one provision of the SJVAPCD Regulation VIII, Fugitive Dust Rules, related to the control of dust and fine particulate matter. The District's Regulation VIII — Fugitive PM10 prohibitions requires controls for sources of particulate matter necessary for attaining -16- the federal PM10 standards and achieving progress toward attaining the state PM10 Standards. 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. Additional rules to which the proposed project will be subject include: Rule 4601 —Architectural Coatings. The purpose of this rule is to limit Volatile Organic Compounds (VOC) emissions from architectural coatings. Emissions are reduced by limits on VOC content and providing requirements on coatings storage, cleanup, and labeling. Rule 4641 — Cutback, Slow Cure, and Emulsified Asphalt, Paving and Maintenance Operations. The purpose of this rule is to limit VOC emissions from asphalt paving and maintenance operations. The paving operations for new development and existing paved surfaces will be subject to Rule 4641. Rule 4901 — Wood Burning Fireplaces and Wood Burning Heaters. The purposes of this rule are to limit emissions of carbon monoxide and particulate matter from wood burning fireplaces, wood burning heaters, and outdoor wood burning devices, and to establish a public education program to reduce wood burning emissions. All development that includes wood burning devices are subject to this rule. 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. In conclusion, with MEIR mitigation measures incorporated, the project will not result in any air 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 Incorporated - :__................. ................ IV. BIOLOGICAL RESOURCES - -Would the project: -17- ........... - -Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES i 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 X species in local or regional plans, policies, or regulations, or by the CA Dept. of Fish and Game or . US Fish and Wildlife Service? i b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional X plans, policies, regulations or by the CA Dept. of Fish and Game or US Fish and Wildlife Service? c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, X 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 X resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? -18- ... ........, Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact Incorporated .... .... .......... f e) Conflict with any local policies or ordinances protecting biological resources, such as a X tree preservation policy or ordinance? f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community X Conservation Plan, or other approved local, regional, or state habitat conservation plan? The proposed project is the development of a currently vacant parcel surrounded by residential land uses. There are no obvious wetlands, biological habitats, foraging habitat, or evidence of flora or fauna of any sort on the subject property. The subject site is not in proximity to any designated State or National Parks, National Game Preserves, Wilderness Areas, or wild or scenic rivers. There are no endangered species present in the project area and the subject property is located in an established urban area. There are no listed, threatened or endangered species of designated critical habitats within the boundaries of the subject property. There are also no wetlands or riparian habitat on or adjacent to the subject site. There will be no adverse impact on rare, threatened, or endangered plants or animals in the project area. 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 their immediate vicinity. Therefore, there would be no impacts. In conclusion, with MEIR mitigation measures incorporated, the project will not result in any biological resource impacts beyond those analyzed in MEIR SCH No. 2012111015. -19- Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact _Incorporated V. CULTURAL RESOURCES -- Would the project: a) Cause a substantial adverse change in the significance of a X historical resource as defined in Section 15064.5? b) Cause a substantial adverse change in the significance of an X archaeological resource pursuant to Section 15064.5? i c) Directly or indirectly destroy a unique paleontological resource X or site or unique geologic featu re? - ---------------- d) Disturb any human remains, X including those interred outside of 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; previously unknown paleontological resources or undiscovered human remains could be disturbed during project construction. 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 -20- 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. 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. Mitigation 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 November 18, 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 X 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 , X based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. ii) Strong seismic ground X shaking? -21- Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact Incorporated iii) Seismic-related ground failure, X including liquefaction? iv) Landslides? X b) Result in substantial soil X erosion or the loss of topsoil? C) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and ' X 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 X water disposal systems where sewers are not available for the disposal of waste water? The greatest occurrence of earthquakes has been and likely will continue to be associated with the active San Andreas Fault System located 130 kilometers southwest of the subject property and the Great Valley Fault located 67 kilometers southwest of the subject property. No faults have been mapped crossing the subject property vicinity and the potential for ground rupture is low. The property does not lie within a Fault- Rupture Hazard Zone as identified under the Alquist-Priolo Geologic Hazards Zone Act. The subject site lies outside of the limits of the 100-year flood plain. The soils in the area are not subject to liquefaction. Consequently, it does not appear that the proposed project on the subject property would be impacted by unsuitable geologic or soil conditions in the area or result in substantial soil erosion or the loss of topsoil. The installation of septic tanks or alternative wastewater disposal systems is not included as -22- part of the proposed project. Therefore, no significant effects related to topography, soils or geology are expected as a result of this project. In conclusion, the proposed project will 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 I VII. GREENHOUSE GAS EMISSIONS -- Would the project: a) Generate greenhouse gas emissions, either directly or indirectly, that may have a X significant impact on the environment? b) Conflict with an applicable plan, policy or regulation adopted X for the purpose of reducing the emissions of greenhouse gases? Significant changes in global climate patterns have recently been associated with global warming, an average increase in the temperature of the atmosphere near the Earth's surface, attributed to accumulation of Greenhouse gas (GHG) emissions in the atmosphere. Greenhouse gases trap heat in the atmosphere, which in turn heats the surface of the Earth. Some GHGs occur naturally and are emitted to the atmosphere through natural processes, while others are created and emitted solely through human activities. The emission of GHGs through the combustion of fossil fuels (i.e., fuels containing carbon) in conjunction with other human activities appears to be closely associated with global warming. State law defines GHGs to include the following: carbon dioxide (CO2), methane (CH4), nitrous oxide (N2O), hydrofluorocarbons, perfluorocarbons, and sulfur hexafluoride [Health and Safety Code, section 38505(g)]. The most common GHG that results from human activity is carbon dioxide, followed by methane and nitrous oxide. CEQA requires public agencies to identify the potentially significant effects on the environment of projects they intend to carry out or approve, and to mitigate significant effects whenever it is feasible to do so. -23- 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. In conclusion, the proposed project will not result in any greenhouse gas emission 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 VIII. HAZARDS AND HAZARDOUS MATERIAL -- Would the project: ......... ....... a) Create a significant hazard to the public or the environment through the routine transport, X use, or disposal of hazardous materials? b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions X involving the release of hazardous materials into the environment? c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, X or waste within one-quarter mile of an existing or proposed school? -24- l Less Than 1 1 Potentially Significant Less Than N ENVIRONMENTAL ISSUES Significant with Significant ° Impact Impact Mitigation Impact Incorporated d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section X 65962.5 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 use X airport, would the project result in a safety hazard for people residing or working in the project area? f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard X for people residing or working in the project area? g) Impair implementation of or physically interfere with an adopted emergency response X plan or emergency evacuation plan? h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, . including where wildlands are X adjacent to urbanized areas or where residences are intermixed with wildlands? There are no known existing hazardous material conditions on the property and the property is not included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5. The project itself will not generate or use -25- hazardous materials in a manner outside health department requirements, is not near any wildland fire hazard zones, and poses no interference with the City's or County's Hazard Mitigation Plans or emergency response plans. 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 area is not located in an FAA-designated Runway Protection Zone, Inner Safety Zone and Sideline Safety Zone according to review of the Downtown Fresno Chandler Airport and Yosemite International Airport Existing Safety Zones Maps. Based upon the goals of the proposed project, no potential interference with an adopted emergency response or evacuation plan has been identified. In conclusion, the project will not result in any hazards and hazardous material 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 ......._-------------- IX. HYDROLOGY AND WATER QUALITY --Would the project- a) Violate any water quality standards or waste discharge , X requirements? ....... .... f 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 ranted)? -26- Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant . Impact Impact Mitigation Impact Incorporated c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a X stream or river, in a 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 substantially X increase the rate or amount of surface runoff in a manner which would result in flooding on- or off- site? e) Create or contribute runoff water which would exceed the capacity of existing or planned X stormwater drainage systems or provide substantial additional sources of polluted runoff? f) Otherwise substantially X degrade water quality? g) Place housing within a 100- year flood hazard area as mapped on a federal Flood X Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? h) Place within a 100-year flood hazard area structures which X would impede or redirect flood flows? -27- ..-................ .. Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact Incorporated i) Expose people or structures to a significant risk of loss, injury or death involving flooding, including X flooding as a result of the failure of a levee or dam? ........... j) Inundation by seiche, tsunami, X or 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 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 -28- 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 Fresno 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 Urban Water Management Plan (UWMP). 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; • 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 -29- 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 entitles 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 City is planning to rely on expanding their delivery and treatment of surface water supplies and groundwater recharge activities. 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. Implementation of the Fresno General Plan policies, the Kings Basin Integrated Regional Water Management Plan, City of Fresno UWMP, 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. The recently adopted 2015 UWMP analyzed the Fresno General Plans land -30- use capacity. The project described below is a permitted project in the O zone district and Office planned land use. The applicant will be required to comply with all requirements of the City of Fresno Department of Public Utilities that will reduce the project's water impacts to less than significant. When development permits are issued, the subject site will be required to pay drainage fees pursuant to the Drainage Fee Ordinance. The Fresno Metropolitan Flood Control District (FMFCD) has stated that the FMFCD system can accommodate the proposed request subject to several conditions of approval. With project specific water conservation mitigation measures applied, the project will comply with the citywide water conservation goals noted above. In conclusion, with MEIR mitigation measures incorporated, the project will not result in any hydrology or 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 Incorporated X. LAND USE AND PLANNING - Would the project: a) Physically divide an X established community? 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 X general plan, specific plan, local 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 X natural community conservation plan? -31- The subject property is located in the RS-5 (Single Family Residential) zone district and is planned medium density by the West Area Community Plan and the Fresno General Plan. The proposed project does not conflict with any land use plan, policy or regulation. 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. • 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 -32- 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 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. 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 land use designation of the Fresno General Plan and West Area Community Plan. The project will not conflict with any conservation plans since it is not located within any conservation plan areas. 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. Therefore, there would be no impacts. In conclusion, the proposed project would not result in any land use and planning environmental impacts beyond those analyzed in MEIR SCH No. 2012111015. -33- Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact Incorporated -- i XI. MINERAL RESOURCES -- Would the project: .... ........ a) Result in the loss of availability of a known mineral resource that X would 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 X on a local general plan, specific plan or other land use plan? The subject property 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. Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact Incorporated XII. NOISE -- Would the project result in: a) Exposure of persons to or generation of noise levels in excess of standards established X in the local general plan or noise ordinance, or applicable standards of other agencies? -34- Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact Incorporated b) Exposure of persons to or generation of excessive X groundborne vibration or groundborne noise levels? c) A substantial permanent increase in ambient noise levels X in the project vicinity above levels existing without the project? d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity X 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 use X 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 X working in the project area to excessive noise levels? 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 uses, 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. -35- Generally, the three primary sources of substantial noise that affect the City of Fresno and its residents are all transportation-related and consist of local streets and regional 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. The project site is not located within the vicinity of any rail lines and is outside of the noise contours for the Fresno Yosemite Airport, or any other airport or private air strip. 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 (1-max). 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. -36- 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. 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 -37- 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 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 (.4 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 and businesses) or ; X indirectly (for example, through extension of roads or other infrastructure)? -38- Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact Incorporated b) Displace substantial numbers of existing housing, necessitating X the construction of replacement housing elsewhere? c) Displace substantial numbers of people, necessitating the X construction of replacement housing elsewhere? The proposed project will not induce substantial population growth in this area. The surrounding area is mostly developed as residential uses. The intensity of the proposed project was included in the Fresno General Plan. The proposed project is 81-lots for single family residential homes-, the impact shall be less than significant since the surrounding uses are also residential and given that development is occurring at a scale and scope designated by the Fresno General Plan. The proposed project will not displace any existing housing. The project will not result in displacement of any persons as there is no development on the subject property. In conclusion, the proposed project will not result in any population 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 XIV. PUBLIC SERVICES -- -39- Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact Incorporated 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? X 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. The two vehicular access points to the property will be from North Hayes Avenue and on West Ashlan Avenue. The FMFCD has indicated that there are adequate facilities to serve the proposed project subject to compliance with the conditions submitted by the District for the proposed project. Development of the property requires compliance with grading and drainage standards of the City.of Fresno and FMFCD. Various departments and agencies have submitted conditions that will be required as conditions of approval for the proposed project. All conditions of approval must be complied with prior to occupancy. Any urban residential development occurring as a result of the proposed project will have an impact on the District's student housing capacity. The developer will pay appropriate school fees at time of building permits. -40- In conclusion, with MEIR mitigation measures incorporated, the project will not result in any public service impacts beyond those analyzed in MEIR SCH No. 2012111015. Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Mitigation Impact Impact Incorporated XV. RECREATION -- a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that X 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 would not significantly increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facilities will occur or be accelerated, and the project will not require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment. In conclusion, the proposed project would not result in any recreation 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 ...... -- XVI. TRANSPORTATION/ TRAFFIC --Would the project- -41- Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact Incorporated 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 transit and non-motorized travel X 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 measures or other X 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 X change in location that result in substantial safety risks? d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous X intersections) or incompatible , uses (e.g., farm equipment)? e) Result in inadequate X emergency access? -42- .... .. 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 X pedestrian facilities, or otherwise decrease the performance or safety of such facilities? The Public Works Department/Traffic Engineering Division staff has reviewed the proposed traffic yield from the proposed single family residential development and the expected traffic generation will not adversely impact the existing and projected circulation system as analyzed in MEIR. The proposed project is located within Traffic Impact Zone (TIZ) 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. Policy MT-2-i of the Fresno General Plan requires preparation of a Traffic Impact Study to assess the impacts of new development projects on existing and planned streets for projects in TIZ III when projected vehicle trips from a proposed project generate 100 or more peak hour new vehicle trips. The proposed project consisting of subdivision and development of 81 single family residential dwelling units will not generate peak hour trips exceeding the City of Fresno threshold. Therefore, a Traffic Impact Study is not required. The proposed project will be developed at a density and intensity planned and previously analyzed by the Fresno General Plan and MEIR. Furthermore, the design of the proposed subdivision, with conditions, has been evaluated and determined to be consistent with respect to compliance with City of -43- Fresno standards, specification and policies. The project is not located near an airport, therefore it will not change air traffic levels. The proposed streets were reviewed by the Department of Public Works and will not create hazards. The Fire Department has conditioned the project therefore there will not be inadequate emergency access. The project will not conflict with adopted policies or plans regarding public transit, bicycle or pedestrian facilities because said features are incorporated into the conditions of approval for the project. In conclusion, the proposed project would not result in any transportation and traffic 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 XVII. TRIBAL CULTURAL RESOURCES -- Would the project: a) Cause a substantial adverse change in the significance of a tribal cultural resource, defined in PRC section 21074 as either a site, feature, place, cultural X landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is? i) Listed or eligible for listing in the California Register of Historical Resources, or in a local X register of historical resources as defined in PRC section 5020.1(k), or, -44- ............... Less Than Potentially Significant Less Than : No ENVIRONMENTAL ISSUES Significant with Significant Impact Mitigation Impact Impact Incorporated ii) A resource determined by the lead agency, in its discretion and supported by substantial evi- dence, to be significant pursuant to criteria set forth in subdivision (c) of PRC section 5024.1. In x applying the criteria set forth in subdivision (c) of PRC section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe. The proposed project would not cause a substantial adverse change in the significance of a tribal cultural resource defined in PRC section 21074. The proposed project site is not listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in PRC section 5020.1(k) or a significant resource to a California Native American tribe. The proposed site is vacant and is surrounded by other similar uses. In conclusion, with MEIR mitigation measures incorporated, the project will not result in any tribal cultural 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 XVIII. UTILITIES AND SERVICE SYSTEMS -- Would the project: a) Exceed wastewater treatment requirements of the applicable X Regional Water Quality Control l Board? -45- Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact Incorporated J b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, X the construction of which could cause significant environmental effects? 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 X resources, 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 X adequate capacity to serve the 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 X related 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 -46- 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. 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 XVX. 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 X eliminate a plant or 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? -47- - f Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact Incorporated b) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are X considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? c) Does the project have environmental effects which will cause substantial adverse effects X on 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). 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 -48- 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. -49- ;h Exhibit D: MEIR Mitigation Measure Monitoring Checklist '.3. S -0 L o) c W a) 40- c o _ a) -9 N LL X H }' p 0W aa) o ca c � E O U o U 0 L 0 � d 0) W O 0 0) a) U LL a Q a) cn ' 3 f c c ' a) O m W ca -0 c 'n > L V CIL N (+U o 0 OL (j) o Q 0 .2).R) � ¢ a) N N ."= N ca O Lr-� cu W 06 _ O r2 -' 6- Z O O V N c C ...r i i i i 1 1 a) , c Z m C F— Lu LL m 0- Q � O a) -a E a) EQ OC r ON U cn J W E c O i a)O r ca _ a) a LL ca 0 o O" CV a N - L m -- a) o m CL y r � N o c > o - 3 m'- Ow 3 mai cca 0 ~ G ciU c u Cl) v c V > a0a in C) V _ m a) O V ~ QZ � cn cU N o � G a = r > a) a1 O . 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