CITVOF FARMERSVILLE  Farmersville Planning Commission  Regular Meeting  Marisa Llamas, Chairperson Araceli Ochoa, Commissioner Jerry Luna, Commissioner Raul Casas, Commissioner Irene Taff, Commissioner  Wednesday, November 20, 2024 6:00 PM Meeting held in Civic Center Council Chambers - 909 W. Visalia Road Farmersville, California  Pending no technical difficulties, the City Council meeting will also be streamed  (for observation only) via Zoom and accessed as follows:  Please dial 1-669-900-6833 Meeting ID: 86758235721 Password: 477260  1. Call to Order: 2. Roll Call: 3. 4.  Pledge of Allegiance: Public Comment:  This portion of the agenda is reserved for persons wishing to address the Planning Commission on any matter that is not listed for review on the agenda. Individuals must give their name and address and limit their comments to three minutes. Issues raised during Public Comments are informational only and the Planning Commission cannot take action at this time. All comments shall be directed towards the  Chairpersons and not to individual Commissioners or staff.  6.  Approval of Minutes:  A. Minutes of Regular Planning Commission Meeting 10-16-2024  Recommend approval of minutes.  Documents: Draft Action Minutes 10-16-2024  7.  General Business :  A. Eagle Meadows Residential Development Project. An application to amend zone and land use designations, approve a conditional use permit and a Tentative Subdivision Map to establish 223 single family residential lots, a 0.53 acre neighborhood park and storm water basin on the south side of Visalia Road west of Ventura Avenue and east of Virginia Avenue.    a. - Resolution 2024-10 (Environmental Findings) b. Resolution 2024-11 (General Plan and Zone Amendments) C. Resolution 2024-12 Conditional Use Permit for Planned Development  Designation  d. Resolution 2024-13 (Tentative Subdivision Map)  B. Fagundes Residential Development Project. An application to annex 22- acres of land into the City of Farmersville, amend zone and land use designations and a Tentative Subdivision Map to establish 96 single family residential lots, a 0.50 acre neighborhood park and 0.70 storm water basin located on the south of Walnut Avenue, west of the existing city limit  boundary.  a. Resolution 2024-14 (environmental Report) b. Resolution 2024-15 (General Plan Amendment and prezoning) .F Resolution 2024-16 (Tentative Subdivision Map)  8.C Commissioner Comments: 9. City Planner Comments: 10. Adjournment:  Respectfully Submitted Rochelle Giovani City Clerk    ÇIYYOF FARMERSVILLE,    Minutes Regular Meeting  Farmersville Planning Commission  Marisa Llamas, Chairperson Araceli Ochoa, Commissioner Jerry Luna, Commissioner Raul Casas, Commissioner Irene Taff, Commissioner  Wednesday, October 16, 2024 6:00 PM Meeting held in Civic Center Council Chambers - 909V W. Visalia Road Farmersville, California  1.  Call to Order: 6:00 pm  2. Roll Call: Chairperson Vice Chair Commissioner Commissioner Commissioner  "Title;  Status  Arrived: 6:00pm 6:00 pm 6:00 pm 6:00 pm 6:00 pm  Llamas Casas Luna Ochoa Taff  3. Pledge of Allegiance: Chairperson Llamas  4.  Public Comment: None given  This portion oft the agenda is reserved for persons wishing to address the Planning Commission on any matter that is not listed for review on the agenda. Individuals must give their name and address and limit their comments to three minutes. Issues raised during Public Comments are informational only and the Planning Commission cannot take action at this time. All comments shall be directed towards the  Chairpersons and nott to individual Commissioners or staff.  6.  Approval of Minutes:  A. Minutes of Regular Planning Commission Meeting 9-25-2024  Recommend approval of minutes.  Documents: Draft Action Minutes 9-25-2024  Planning Committee Action: It was moved by Planning CommissionerLuna, seconded by Planning Commissioner Ochoa, and unanimously approved.    7.  General Business :  A. CUP 2024-02 (138 W. Visalia Rd). A request to expand an existing parking lot toa accommodate an existing convenience store and food truck located on the northwest corner of Visalia Road and Farmersville Boulevard. Planning Committee Action: Planning Commissioner Casas motion for the Approval of the CUP with the modifications made to the CUP. Add lighting to the Parking lot and adjust the parking spaces near the south entryway. The Commissioners requested that the City Engineer advise the applicant on the optimal locations for the the lighting and parking. Seconded by Planning Commissioner Taff, approved by Llamas, Casas, Ochoa, and Taff. Noes, Planning CommissionerLuna. CUP passed with a 4-1 vote. Chairperson Llamas opened public comment at 6:16pm and closed it at 6:22pm. Donna Douglas, office manager of the location for the CUP was there to answer One letter was mailed ini from Alred Wells with his concerns of traffic.  Questions from the Planning Commissioners.  8.0 Commissioner Comments:  Planning Commissioner Taff thanked the staff for organizing a successful Fall Festival. She also expressed concerns about speeding cars at the stop sign at Rose and Planning Commissioner Ochoa expressed concerns about a recent fire at a homeless encampment. She stated that she felt the police department could have done more to check on the homeless individuals the day after the fire. Additionally, she inquired whether the City has any plans to assist homeless individuals coming into the area. Ms. Planning Commissioner Luna expressed concerns regarding big rig trucks turning the Planning Commissioner Casas voiced his concerns regarding all of the emply houses on Chairperson Llamas asked about the timing of the sprinklers and a huge mud hole next  Sycamore.  Ochoa also attending the Fall Festival. wrong way onto Walnut. Ave. Farmersville Blvd.  to the bathrooms at Liberty Park.  9. City Planner Comments:  City Planner Karl Schoettler remind the Planning Commissioners ofthe  upcoming bus tour October. 28".  10. Adjournment: Chairperson Llamas adjourned the meeting at. 6:43 pm.  Respectfully Submitted    Rochelle Giovani City Clerk    AGENDA ITEM7A  STAFF REPORT  FARMERSVILLE PLANNING COMMISSION  Date: November 20, 2024  To:  Farmersville Planning Commission From: Tom Navarro, Planning Consultant  Subject: Eagle Meadows Residential Development, including General Plan Amendment/Zone Change 2022-02, Conditional Use Permit 2022-02, and' Tentative Subdivision Map  2022-02  Summay/kecommemdaton  The project ist the development oft the subject 48.9-acre site with a 223-lot single family residential subdivision, ar neighborhood park and ponding basin. Associated actions include a General Plan land use amendment, zone change, Conditional Use Permit and a' Tentative Iti ist recommended that the Planning Commission conduct a public hearing and vote toapprove  Subdivision Map. the request by adopting:  Resolution 2024-10: recommending adoption ofa a Mitigated Negative Declaration as the Resolution 2024-11 recommending approval to the City Council oft the General Plan Resolution 2024-12 approving a Conditional Use Permit for application ofthe Planned Resolution 2024-13 approving a' Tentative Subdivision Mapi to divide the site into 223 single family residential lots, a 0.53-acre neighborhood park and separate stormwater  environmental finding for the project Amendment and: zone change; Development overlay zone to the site  basin located on the southwest side oft the development.  Analysis  The application is a series of planning approyals for the development ofa single-family residential subdivision on a 48.9-acre sitel located on the south side of Visalia Road west of Ventura Avenue and east of Virginia Avenue. The. Assessor Parcel Numbers are 130-040-020 and 130-040-014. Attachment "A"isal location map and Attachment "B" is an aerial photo of  the site.  Page 1 of13    Farmersville Planning Commission 11/20/2024 (Eagle Meadows Residential Development)  Existing Zoning Land Uses and Proposed Amendments  The site is currently in agricultural use, and ag uses surround the site to the south and west. There are existing residential neighborhoods to the east, northwest and vacant land zoned for The bulk oft the sitei is currently zoned' "R-1" (Single Family Residential), however approximately 4.3 acres on the Visalia Road frontage are zoned for commercial use (the "CG" zone (General Commercial). This 4.3 acres of commercial land will be rezoned and amended to be consistent with the rest ofthe development for single family residential uses. In addition, two areas will be designated for a public park/storm drainage that will directly serve this  commercial use to the north (along Visalia Road).  development. Project Design  Attachment "C" shows the proposed subdivision design. The subdivision proposes 223 single family residential lots. The design is essentially: a grid street pattern (which is favored by the Farmersville Design guidelines for a number oft reasons, as it improves walkability by providing multiple route choices, it can result in improved air quality and lower fuel consumption and also is favored by police and fire as it offers multiple route choices for emergency response). There will be a 0.53-acre neighborhood park and separate stormwater basin, approximately 1.50 -acres, located on the southwest corner of the development: The basins will require connection to various City-operated systems such as sewer, water and storm drain facilities. As the name implies, this feature will function as both a recreational open space and also a collector for storm water generated by the subdivision. Iti is expected that most of the time the facility will be dry. The park is expected to be landscaped with a combination of turf, shrubs and shade trees. Landscaped open space walking/cycling corridors will also be situated on the south side of the subdivision along Visalia Road and will connect to the walking cycling corridor on Farmersville Boulevard as well as the pedestrian trail along Deep Creek. These are required as a result ofthe Farmersville Waterway/Trails Master Plan that was adopted by the Cityi in 2010.  Planned Unit Development  The subdivision is proposed as a "Planned Development" and is seeking a Conditional Use Permit for application ofthe "PD" (Planned Development) overlay zone. The PD zone allows for flexibility with zoning standards (such as lot size, setbacks, etc.) provided that the Planning Commission and City Council are able to find that the design of the project is superior to what could be achieved using base zoning standards. For this subdivision the applicant is requesting lots smaller than 6,000 square feet (though none smaller than 5,000  square feet.  Page 2 of1 13    Farmersville Planning Commission 11/20/2024 (Eagle Meadows Residential Development)  The PD: zone should notl be simply used as a way for a developer to simply get more lots on a site. In order to help the Commission and Council be able to make the finding that the PD: zone isr resulting in a' "superior design" the City has in the past required certain upgrades to PD  projects, including items such as:  Traftic-calming mechanisms such as' "bulb-outs" at street corners, to help slow traffic and Antique-style streetlamps. These helpt to reinforce the desired pedestrian-oriented Stamped concrete crosswalks help to beautify and add character to the neighborhood. These design mechanisms are recommended for this project SO that the Planning Commission (and City Council) can make the finding that the project ist truly "superior".  make the project more pedestrian-friendly. character oft the neighborhood.  Circulation  Asr noted above, the project will be served primarily by Visalia Road. This road (west of the city limits) is programmed to be widened by Tulare County in the near future. The widened road will feature four lanes, including two lanes in each direction along with curbs, gutters, sidewalks and The portion oft the subdivision with single family homes will have a sound wall and a landscape buffer adjacent to Virginia Avenue and along Ventura Avenue between Harold Street and Thei intersection of Visalia Road and the future Hacienda Drive (west oft the site) will eventually need tol be signalized; the traffic impact study that was prepared for the project estimates that a traffic signal will not be warranted' for more than ten years and that the project should contribute 2.67 percent ofthe cost ofthis signal. In addition, thei intersection of Visalia Road and Virginia Avenue also requires future signalization requiring this project to contribute 9.87 percent of the cost ofthis signal. Signalization for these intersections will be required by 2043. The remainder ofthe traffic "impacts" on these intersections will result from city- and area-wide traffic growth along Visalia Road. It should be noted that the subdivision project will also be paying the City's  street lights. There will also be a landscaped median divider.  Sycamore Street.  newly-adoptedi traffic impact fees at $760 per lot. Proposed Zoning and Land Use designations  In order to achieve the desired subdivision design the applicant is proposing zone changes (and  General Plan land use amendments) as shown in Attachment "D".  Page 3 of 13    Farmersville Planning Commission 11/20/2024 (Eagle Meadows Residential Development)  The bulk ofthe site will be zoned "R-1 (PD)" This will allow for the creation ofthe 223 single family residential lots (including applying the "PD" zone to allow lots smaller than required by The existing "CG" zone along Visalia Road is] proposed to be eliminated and replaced in part  the R-1 zone).  with the "R-I (PD)" zone district. Environmental Analysis  As required by law, the City had a consulting firm (Crawford and Bowen); prepare an analysis of potential impacts that may result from the project. The study was advertised and circulated for 30 days for public review and comment. At the close oft the comment period two letters had been submitted. Thess letters were from the Air District and the Department ofConservation. While the Air District had no significant comments, the Department of Conservation suggest the mitigation ofthe loss or conversion ofagricultural lands through the use ofana agricultural The Project site is located in an area oft the City classified as "Farmland ofLocal Importance" and "Prime Farmland" by the State Farmland Mapping and Monitoring Program. The proposed Project site is designated for urban development by the 2025 Farmersville General Plan and is also included in the Available Residential Land Inventory as part oft the Farmersville Housing Element 2016-2023. Therefore, the proposed Project does not have the potential to result int the new conversion of Farmland to non-agricultural uses and does not require any further mitigation. The environmental study determined the project would not have significant impacts to the environment provided that mitigation measures are incorporated into the project design and  conservation easement.  construction. These include:  Air Quality - The developer will be required to devise and submit measures for reducing air quality impacts, particularly asi it relates to equipment used during construction oft the Biological resources. Project construction should occur outside the bird nesting season but ifconducted during nesting season a biologist must survey the site and if nests are Cultural Resources: Construction crews should be trained to be observant for buried human remains or cultural artifacts and ifthese are encountered during construction thena Traffic/Cireulation. The project will be required toj pay fairs share amounts toward future  project.  discovered, construction in that area must be avoided.  preservation protocol must be implemented. signalization at the following intersections:  Page 4 of1 13    Farmersville Planning Commission 11/20/2024 (Eagle Meadows Residential Development)  Farmersville Road/Front Street: 14.91% Hacienda Drive/Visalia Road: 2.67% Virginia Avenue/Visalia Road: 9.87%  To mitigate irculation/greenhouse gas impacts oft the project, the study identified that the project be required to install/upgrade ADA-compliant pedestrian curb ramps at the following  nearby intersections:  Ventura Avenue & Oakland Street (2 ramps) Kern Avenue & Oakland Street (I ramp) Ventura Avenue & Fresno Street (2 ramps) Kern Avenue & Fresno Street (2 ramps) Shasta Avenue & Fresno Street (2 ramps) Ventura Avenue & Tulare Street (2 ramps) Kern Avenue & Tulare Street (2 ramps) Shasta Avenue & Tulare Street (1 ramp)  Tribal Cultural Resources. Construction crews should be trained by the Santa Rosa Rancheria Tachi Yokut Tribe prior to ground disturbing activities and shall hire a monitor during ground disturbing activities to help in the identification: and protection ofs sensitive  cultural resources.  Utilities  The project will be required to extend and connect to City utility lines, including water, sewer and storm drain. There are currently utility lines along the north and east sides ofthe site (water and sewer). The Public Worksand Engineering Departments report there is adequate capacity in all systems to accommodate the project. The project will retain storm drainage on site int the proposed park/ponding basins and a future 24-inch storm drain line will run along Steven Avenue from Visalia Road tot the south (per the 2012 Comprehensive Infrastructure Master Plan). In order to conserve water, all landscaping on the site will be required to meet the City's  water-eficient landscape ordinance.  Conclusion:  The project has been reviewed by City staffincluding Engineering, Public Works, Administration, Police and Fire Departments, who have contributed conditions of approval listed in the attached resolutions. With these conditions staffi is recommending approval of the project.  BACKGROUND INFORMATION  Page 50 of13    Farmersville Planning Commission 11/20/2024 (Eagle Meadows Residential Development)  Applicant: Smee Homes  444 Prospect Street Porterville, CA 93257  Property Neal &Maureen Hester Owner: 16584 Avenue 256  Visalia, CA 93292  Location: The subject site is located on the south side of Visalia Road west of Ventura Avenue  and east of Virginia Avenue. The Assessor Parcel Numbers are 130-040-020 and  130-040-014.  Request: The applicant is requesting approval for the following permits and actions to  facilitate the development ofa a single-family residential subdivision:  AGeneral Plan Amendment to: frontage oft the site. drainage basin locations. Azone change as follows: the north side ofthe site. frontage on the north side ofthe site. park and stormwater ponding basin areas.  Eliminate an area designated "General Commercial" along the Visalia Road Apply the "Open Space" Land Use Designation for two public parks and Eliminate an area zoned "CG" (General Commercial) along Visalia Road on Apply the "R-I'zone (Single Family Residential) along the Visalia Road Apply the "P/QP" zone (Public-Quasi Public) to the proposed neighborhood Apply the Planned Development Overlay to the proposed development. A7 Tentative Subdivision Map to create 223 single-family residential lots, and 0.53-acre of neighborhood park and separate storm water basin. AConditional Use Permit as part ofthe Planned Development Overlay and approval of proposed zoning standards for the development. Adoption ofa Mitigated Negative Declaration as the environmental finding for The site is comprised oftwo existing parcels containing a total of approximately 48.9: acres. The site is currently planted with an orchard to the west along the Virgina Avenue Alignment and undeveloped land to the east along Ventura Avenue.  the project.  Site:  Surrounding land uses are as follows:  Page 6 of 13    Farmersville Planning Commission 11/20/2024 (Eagle Meadows Residential Development)  North: Vacant South: Agriculture (orchards) East: Single family homes West: Agricultural (Orchards)  Zone:  The site is currently zoned: "R-1" (Single Family Residential) "CG" (General Commercial) Surrounding zone classifications are as follows: North: "CG" (General Commercial) South: Tulare County Agricultural zoning West: Tulare County Agricultural zoning  East: "R-1" (Single Family Residential), "R-M-2.5 (Multi-Family Residential) and "CG"  (General Commercial)  General Plan: The site has the following General Plan land use designations  "Medium Density Residential" "General Commercial"  These designations correspond with the existing zoning of the site.  Access: Primary access to the site is provided by Visalia Road with two additional access  points being proposed on Ventura Avenue to the east, four additional access points being proposed for Tulare Street along with other road improvements and two additional access points being proposed for Virgnia Avenue along with other road Visalia Road is designated as an "Arterial" roadway by the Circulation Element ofthe Farmersville General Plan. In the vicinity oft the site this roadway is developed with two travel lanes in each direction with curb, gutter and sidewalk on both the north and south sides of Visalia Road. Additionally, Visalia Road at this location includes street trees and a landscaped median divider as required by the existing general plan designation. Tulare County has funding and will begin widening Visalia Road west The project design features the development oftwo road alignments (Virginia Avenue and Tulare Street). The ultimate plan for the Virginia intersection at Visalia Road will be the installation ofa traffic signal required prior to 2043.  improvements.  of the site all the way to the City of Visalia in the near future.  Page 7 of13    Farmersville Planning Commission 11/20/2024 (Eagle Meadows Residential Development)  Infrastructure: The site is not currently served by City utilities (water, sewer storm  drainage). The project will be required to extend existing utility lines along the east side of the site and under Visalia Road and connect these to the development. The Public Works and Engineering Departments report there is adequate capacity ini the City's utility systems to support the project. Storm drainage will be retained ont the site in a combined park/stormwater ponding basin. The project will also pay impact fees for water, sewer and Police and fire protection are provided by the City of Farmersville. The project will also be required to pay public safety impact fees for each lot. preparation ofan Initial Environmental Study, consistent with CEQA (California Environmental Quality Act). The study found that the project would have no significant impacts on the environment, provided that mitigation measures identified int the study are implemented with the project development and operation. These measures pertain to the following: Air Quality = construction emission minimization strategies. Biological resources - nesting bird protection. Cultural resources-1 protection ofany human remains and of cultural Circulation - payment of funds toward future intersection improvements and installation ofcurb ramp improvementsa at  storm drain systems.  Services:  Environmental: The project has been evaluated for potential environmental impacts through  artifacts.  specifiedintersections  Page 8 of13    Farmersville Planning Commission 11/20/2024 (Eagle Meadows Residential Development)  Attachment "A"(Location Map)  08Z,TINEAV  VISALIAROAD  TTI  PROJECT SITE  GRBAN AREA BOUNDART  Page 9 of13    Farmersville Planning Commission 11/20/2024 (Eagle Meadows Residential Development)  Attachment "B" (Aerial Photo)  Visalia-Road  Project Location  north  Page 10 of 13    Farmersville Planning Commission 11/20/2024 (Eagle Meadows Residential Development)  Attachment "C" (Proposed Subdivision Map)  E5M72-007  FAGLEMEADOW  LOCAL SIREETS  MRGINI/TULARF STREET  t  Page 11 of 13    Farmersville Planning Commission 11/20/2024 (Eagle Meadows Residential Development)  Attachment "D" (Proposed Zoning)  ME2002  FAGLEMEADOW PLANNED DEVELOPMENT OVERLAY R-1 (SINGLEFAMILY) P-QP (PUBUC/QUAS PUBLIC  APN133050-010  bt  Page 12of13    Farmersville Planning Commission 11/20/2024 (Eagle Meadows Residential Development)  Attachment "E" (Proposed Land Use)  FAGLEMEADOW LOW DENSITY RESIDENTIAL OPEN SPACE  EEE AW  Page 130 of13    AGENDAITEM7A  RESOLUTION 2022-10 BEFORE THE PLANNING COMMISSION CITY OF FARMERSVILLE COUNTY OF TULARE, STATE OF CALIFORNIA  ARESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF FARMERSVILLE RECOMMENDING ADOPTION OF A MITIGATED NEGATIVE DECLARATION AS THE ENVIRONMENTAL FINDING FOR THE: EAGLE MEADOWS RESIDENTIAL DEVELOPMENT PROJECT (INCLUDING GENERAL PLAN AMENDMENT/ZONE CHANGE 2022-02, CONDITIONAL USE PERMIT 2022-02  AND TENTATIVE SUBDIVISION MAP 2022-02)  WHEREAS, a request was submitted by Smee Homes, 444 Prospect Street, Porterville, CA 93257 for a development project on two existing parcels containing approximately 48.9tacres on the south side of Visalia Road between the Virginia Avenue alignment on the west and Ventura Avenue on the east (Assessor Parcel Numbers 130-040-020 and 130-040-014). The project is a single-family residential subdivision with park/stormwater basin, and  WHEREAS, specific requests include: AGeneral Plan Amendment to: frontage oft the site. remainder oft the site. basin locations. A: zone change as follows: side ofthe site. on the north side oft the site.  Eliminate an area designated "General Commercial" along the Visalia Road Eliminate an area designated Medium-High Density Residential" from the Apply the "Low High Density Residential" designation throughout the site. Apply the "Open Space" Land Use Designation for two public parks and drainage Eliminate an area zoned "General Commercial" along Visalia Road on the north Apply the "R-l"zone (Single Family Residential) along the Visalia Road frontage Apply approximately 3.2 acres oft the "P/QP" zone (Public-Quasi Public) to the proposed neighborhood park/stormwater ponding basin. Apply the Planned Development Overlay to the proposed development. ATentative Subdivision Map to create 242 single-family residential lots, and 3.2-acres of A Conditional Use Permit as part of the Planned Development Overlay and approval of Adoption ofal Mitigated Negative Declaration as the environmental finding for the  neighborhood park and storm water basins. proposed zoning standards for the development.  project.  -1-    Farmersville Planning Commission  Resolution 2024-10  Environmental Finding for Eagle Meadows Residential Project  WHEREAS, the City has prepared an Initial Environmental Study to evaluate potential impacts to the environment that may result from the project, consistent with the Guidelines of the  California Environmental Quality Act (CEQA), and  WHEREAS, the study was circulated for public review and comment, and at the end of WHEREAS, the study determined the project would have no significant impacts on the environment, provided that mitigation measures are incorporated into the design, construction and operation of the project. These measures are listed in Exhibit "A" of this resolution, and  the comment period no substantive comments had been received, and  WHEREAS, the City has notified property owners within 300 feet of the site of the proposed project, and has also published a notice of the Planning Commission hearing in the  newspaper, at least ten days before the hearing; and  WHEREAS, the Planning Commission has considered this matter and accepted evidence NOW THEREFORE BE IT RESOLVED that, the Planning Commission, after considering all the evidençe presented, determined the following findings were relevant in  and testimony.  evaluating this project:  1. The project is consistent with the Farmersville General Plan and the Farmersville 2. The project will not have a significant impact on the environment provided that mitigation measures are incorporated into the project design and operation, and a Mitigated Negative Declaration has been prepared, consistent with the Guidelines of the California Environmental Quality Act. Mitigation. measures are listed in Exhibit "A"oft this Resolution.  Zoning Ordinance, as amended.  3. The project will not have an adverse impact on the health, safety and welfare of  residents in the neighborhood or community.  NOW THEREFORE BE IT RESOLVED that the Planning Commission hereby recommends adoption of a Mitigated Negative Declaration as the environmental finding for the proposed  project.  -2-    Farmersville Planning Commission  Resolution 2024-10  Environmental Finding for Eagle Meadows Residential Project  The foregoing resolution was adopted upon a motion of Commission member Planning Commission on the 20th of November, 2024, by the following roll call vote:  second by Commission member  at a regular meeting of the Farmersville  AYES: NOES: ABSENT: ABSTAIN:  Secretary, Farmersville Planning Commission  -3-    Farmersville Planning Commission  Resolution 2024-10  Environmental Finding for Eagle Meadows Residential Project  Exhibit "A": Mitigation Measures  AIR-1:  Before a construction permit is issued for the proposed project, the project applicant, project sponsor, or construction contractor shall submit documentation demonstrating reasonably detailed compliance with one oft the following requirements to the City of Farmersville:  Option 1: Where portable diesel engines are used during construction, all off-road equipment with engines greater than fifty horsepower shall have engines that meet or exceed either United States Environmental Protection Agency (EPA) or California. Air Resources Board (CARB) Tier 4 Interim off-road emission standards except as otherwise specified herein. Ifengines that comply with Tier 4 Interim or Tier 4. Final off-road emission standards are: not commercially available, then the construction contractor shall use the next cleanest piece ofo off-road equipment (e.g., Tier 3) that is commercially available. For purposes ofthis Project design. feature, "commercially available" shall mean the equipment at issue is available taking into consideration factors such as (i) critical path timing of construction; and (ii) geographic proximity to the project site of equipment. Ift the relevant equipment is determined by the Project applicant to not be commercially available, the contractor can confirm this conclusion by providing letters from at least two rental companies for each piece ofoff-road equipment that is at issue. Option 2: Prior to the issuance of any demolition, grading, or building permits (whichever occurs earliest), the Project applicant and/or construction contractor shall prepare a construction operations plan that, during construction activities, requires all off- road equipment with engines greater than 50 horsepower to meet either the particulate matter emissions standards for Tier 4 Interim engines or be equipped with Level 3 diesel Eagle Meadows Residential Development  Initial Study CITY OF FARMERSVILLE Crawford & Bowen Planning, Inc. 35 particulate filters. Tier 4 Interim engines shall, at a minimum, meet. EPA or CARB particulate matter emissions standards for Tier 4 Interim engines. Alternatively, use ofCARB-certified Level 3 diesel particulate filters on off- road equipment with engines greater than fifty horsepower can be used in lieu of Tier 4 Interim engines or in combination with Tier 4 Interim or better engines. The construction contractor shall maintain records documenting its efforts to comply with this requirement, including equipment lists. Off road equipment descriptions and information shall include, but are not limited to, equipment type, equipment manufacturer, equipment identification number, engine model year, engine certification (Tier rating), horsepower, and engine serial number. The Project applicant and/or construction contractor shall submit the construction operations plan and records of compliance to the City of  Farmersville.  BIO-1: Protect nesting Swainson's hawks.  1. To the extent practicable, construction shall be scheduled to avoid the Swainson's  hawk nesting season, which extends from March through August.    Farmersville Planning Commission  Resolution 2024-10  Environmental Finding for Eagle Meadows Residential Project  2.  Ifit is not possible to schedule construction between September and February, a qualified biologist shall conduct surveys for Swainson's hawk in accordance with the Swainson's Hawk Technical Advisory Committee's Recommended Timing and Methodology for Swainson's Hawk Nesting Surveys in California's Central Valley (Appendix D of Appendix B). These methods require six surveys, three in each of the two survey periods, prior to project initiation. Surveys shall be conducted within a minimum 0.5-milé radius around the Project site. If an active Swainson's hawk nest is found within 0.5 miles of the Project site, and the qualified biologist determines that Project activities would disrupt the nesting birds, a construction free buffer or limited operating period shall be  3.  implemented in consultation with the CDFW.  BIO-2: Compensate for loss of Swainson's hawk foraging habitat.  1.  Compensate for loss of Swainson' 's hawk foraging habitat (i.e., the fallow fields on the Project site) in accordance with the CDFW Staff Report Regarding Mitigation for Impacts to Swainson's! Hawks (Buteo swainsoni) in the Central Valley ofCalifornia (Appendix Ec of Appendix B). The CDFW requires that projects adversely affecting Swainson's hawk foraging habitat provide Habitat Management (HM) lands to the department. Projects within 1 mile of an active nest shall provide one acre ofHM lands for each acre of development authorized (1:1 ratio). Projects within five miles of an active nest but greater than one mile from the nest shall provide 0.75 acres ofHM lands for each acre ofurban development authorized (0.75:1 ratio). And projects within 10 miles of an active nest but greater than 5 miles from an active nest shall provide 0.5 acres ofHM lands for each acre of urban development authorized (0.5:1 ratio). No compensation is required if an active nest is not found within ten miles oft the Project site. The nearest nest is determined using methods identified in Mitigation Measure BIO-1 during the nesting season before or during construction.  BIO-3: Protect burrowing owls.  1.  Conduct focused burrowing owl surveys to assess the presence/absence of burrowing owl in accordance with the Staff Report on Burrowing Owl Mitigation (CDFG 2012) and Burrowing Owl Survey Protocol and Mitigation Guidelines (CBOC 1997). These involve conducting four pre-construction survey visits. Ifal burrowing owl or sign of burrowing owl use (e.g., feathers, guano, pellets) is detected on or within 500 feet of the Project site, and the qualified biologist determines that Project Eagle Meadows Residential Development II Initial Study CITY OF FARMERSVILLE! C Crawford & Bowen Planning, Inc. 52 activities would disrupt the owl(s), a construction-free buffer, limited operating period, or passive relocation shall be implemented in consultation with the CDFW.  2.  -5-    Farmersville Planning Commission  Resolution 2024-10  Environmental Finding for Eagle Meadows Residential Project  BIO-4: Protect roosting pallid bats and western mastiff bats.  1. Aj pre-construction clearance survey shall be conducted by a qualified biologist to ensure that no roosting pallid bats or western mastiffbats will be disturbed during the implementation of the Project. Aj pre-construction clearance survey shall be conducted no more than 14 days prior to the initiation of construction activities. During this survey, the qualified biologist shall inspect all potential roosting habitat in and immediately adjacent to the impact areas. If an active roost is found close enough to the construction area to be disturbed by these activities, the qualified biologist shall determine the extent ofa construction-free buffer to be established around the roost. Ifwork cannot proceed without disturbing the roosting bats, work may need to be halted or redirected to other areas until the  roost is no longer in use.  BIO-5: Protect nesting birds.  1. 2.  To the extent practicable, construction shall be scheduled to avoid the nesting season, Ifiti is not possible to schedule construction between September and January, pre- construction surveys for nesting birds shall be conducted by a qualified biologist to ensure that no active nests willl be disturbed during the implementation ofthe Project. A pre-construction survey shall be conducted no more than 14 days prior to the initiation of construction activities. During this survey, the qualified biologist shall inspect all potential nest substrates in and immediately adjacent to the impact areas. If an active nest isi found close enough to the construction area to be disturbed by these activities, the qualified biologist shall determine the extent ofa construction-free buffer to be established around the nest. Ifwork cannot proceed without disturbing the nesting birds, work may need to be halted or redirected to other areas until nesting and fledging are completed or the nest has otherwise failed for non-construction related reasons.  which extends from February through August.  CUL-1: The following measures shall be implemented:  Before initiation of construction or ground-disturbing activities associated with the Project, the City shall require all construction personnel to be alerted to the possibility of buried cultural resources, including historic, archeological and paleontological resources; The general contractor and its supervisory staff shall be responsible for monitoring the Ifap potentially significant historical, archaeological, or paleontological resource, such as structural features, unusual amounts oft bone or shell, artifacts, human remains, or architectural remains or trash deposits are encountered during subsurface construction activities(i.e., trenching, grading), all construction activities within a 100-foot radius of the identified potential resource shall cease until a qualified archaeologist evaluates the item for its significance and records the item on the appropriate StateDepartment of Parks and Recreation (DPR) forms. The archaeologist shall determine whether the item  construction Project for disturbance of cultural resources; and  -6-    Farmersville Planning Commission  Resolution 2024-10  Environmental Finding for Eagle Meadows Residential Project  requires further study. If, after the qualified archaeologist conducts appropriate technical analyses, the item is determined to be significant under California Environmental Quality Act, the archaeologist shall recommend feasible mitigation measures, which may include avoidance, preservation inj place or other appropriate measure, as outlined in Public Resources Code section 21083.2. The City of Farmersville shall implement said  measures.  CUL-2: The Project applicant shall incorporate into the construction contract(s) a provision that in the event a fossil or fossil formations are discovered during any subsurface construction activities for the proposed Project (i.e., trenching, grading), all excavations within 1001 feet ofthe find shall be temporarily halted until the find is examined by a qualified paleontologist, in accordance with Society of Vertebrate Paleontology standards. The paleontologist shall notify the Project applicant, who shall coordinate with the paleontologist as to any necessary irivestigation of the find. Ifthe finding is determined to be significant under CEQA, the City shall implement those measures, which may include avoidance, preservation inj place, or other appropriate measures, as outlined in Public Resources Code section  21083.2. TRA-1  The Applicant shall pay the City of] Farmersville for their Fair Share Portion oft the intersection improvements described in Table 1, in order to maintain or improve the operational level ofs service ofthe  street system in the Project vicinity.  Table1 1  Future Intersection Improvements  # 6 8 9  Intersection Farmersville Rd & Front St Hacienda Dr & Visalia Rd Virginia Ave & Visalia Rd  Total Improvements Required by 2043 Signal Signal Signal  Project Share 14.91% 2.67% 9.87%  TRA-2: Figure 1):  The applicant shall install ADA compliant wheelchair ramps at the following locations (as shown on  Ventura Avenue & Oakland Street (2 ramps) Kern Avenue & Oakland Street (1 ramp) Ventura Avenue & Fresno Street (2 ramps) Kern Avenue & Fresno Street (4 ramps) Shasta Avenue & Fresno Street (2 ramps) Ventura Avenue & Tulare Street (2 ramps) Kern Avenue & Tulare Street (2 ramps) Shasta Avenue & Tulare Street (1 ramp)  -7-    Farmersville Planning Commission  Resolution 2024-10  Environmental Finding for Eagle Meadows Residential Project  Figure 1 VMT Mitigation  ve  PROJECT SITE  -8-    AGENDA ITEM7A  RESOLUTION 2024-11 BEFORE THE PLANNING COMMISSION CITY OF FARMERSVILLE COUNTY OF' TULARE, STATE OF CALIFORNIA  ARESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF FARMERSVILLE APPROVING GENERAL PLAN AMENDMENT 2022-02 AND ZONE CHANGE 2022-02 (EAGLE MEADOWS RESIDENTIAL PROJECT). WHEREAS, a request was submitted by Smee Homes, 444 Prospect Street, Porterville, CA 93257 for a development project on two existing parcels containing approximately 48.9-acres on the south side of Visalia Road between the Virginia Avenue alignment on the west and Ventura Avenue on the east (Assessor Parcel Numbers 130- 040-020 and 130-040-014). The project is a 242-lot single family residential subdivision WHEREAS, the project includes requests for General Plan land use amendments and  with park/stormwater basins.  zone changes, as follows (see also Exhibits 1 and 2): AGeneral Plan Amendment to:  Eliminate an area designated "General Commercial" along the Visalia Eliminate an area designated Medium-High Density Residential" from Apply the "Low High Density Residential" designation throughout the Apply the "Open Space" Land Use Designation for two public parks and Eliminate an area zoned "General Commercial" along Visalia Road on the Apply the "R-1"zone (Single Family Residential) along the Visalia Road Apply approximately 3.2 acres of the "P/QP" zone (Public-Quasi Public) tot the proposed neighborhood park/stormwater ponding basin. Apply the Planned Development Overlay to the proposed development.  Road frontage oft the site. the remainder of the site.  site.  drainage basin locations. A zone change as follows: north side of the site.  frontage on the north side oft the site.  Page 1 of6 6    Farmersville Planning Commission (Eagle Meadows Residential Project)  Resolution 2024-11  General Plan Amendment 2022-02/Zone Change 2022-02  WHEREAS, associated actions related to the site include a Conditional Use Permit and Tentative Subdivision Map to facilitate a single-family residential subdivision  and related improvements, and  WHEREAS, property owners within 300 feet oft the subject parcel were notified of the Planning Commission's meeting and a public hearing notice was published ten  (10) days prior to the Planning Commission's meeting, and  WHEREAS, the Planning Department has prepared a staff report and  environmental finding, and accepted testimony.  WHEREAS, the Planning Commission held aj public hearing on this action and NOW,THEREFORE, BEI ITI RESOLVED that the Planning Commission, after considering all the evidence presented, determined the following findings were relevant  ine evaluating this action:  1. The proposed action is consistent with the goals, objectives and policies of the 2. The City has prepared and circulated for public review and comment an Initial Environmental Study, consistent with the Guidelines of the California Environmental Quality Act (CEQA) The Study has found the project will have no significant impacts on the environment, provided that mitigation measures are implemented, and a Mitigated  2025 Farmersville General Plan.  Negative Declaration has been prepared for adoption. and welfare of residents in the neighborhood or community.  3.  The proposed action will not have an adverse impact on the health, safety  Page 2 of6    Farmersville Planning Commission (Eagle Meadows Residential Project)  Resolution 2024-11  General Plan. Amendment 2022-02/Zone Change 2022-02  NOW, THEREFORE BE IT RESOLVED THAT General Plan Amendment 2022- 02 and Zone Change 2022-02 as shown on Exhibits 1 and 2 (attached), are. hereby recommended for approval oft the City Council by the Farmersville Planning The foregoing resolution was adopted upon a motion of Commission member meeting of the Farmersville: Planning Commission on the 20th day ofl November, 2024,  Commission.  second by Commission member  at a regular  by the following roll call vote:  AYES: NOES: ABSENT: ABSTAIN:  Secretary, Farmersville Planning Commission  Page 3 of6    Farmersville Planning Commission (Eagle Meadows Residential Project)  Resolution 2024-11  General Plan Amendment 2022-02/Zone Change 2022-02  Exhibit 1: Proposed General Plan Designations  LOWDENSITY RESIDENTIAL OPEN SPACE E    P. EOT.  Page 4 of6    Farmersville Planning Commission (Eagle Meadows Residential Project)  Resolution 2024-11  General Plan Amendment 2022-02/Zone Change 2022-02  Exhibit 2: Proposed Zoning Designations  PLAMEDDAVELOPKEIT OVERLAY R-SNGLEFAMIY, POPPuBUcOuABPuBVE  Page 5 of6    Farmersville Planning Commission (Eagle Meadows Residential Project)  Resolution 2024-11  General Plan. Amendment 2022-02/Zone Change 2022-02  Page 6 of6    AGENDA ITEM 7A  RESOLUTION 2024-12 BEFORE THE. PLANNING COMMISSION CITY OF FARMERSVILLE COUNTY OF TULARE, STATE OF CALIFORNIA  AI RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF FARMERSVILLE APPROVING CONDITIONAL USE PERMIT 2022-02 (EAGLE MEADOWS) FOR THE ESTABLISHMENT OF THE PLANNED DEVELOPMENT ZONE (PD) ON Al PORTION OF A 48.9-ACRE SITE ON' THE SOUTH SIDE OF VISALIA ROAD BETWEEN THE VIRGINIA AVENUE  ALIGNMENT AND VENTURA AVENUE  WHEREAS, a request was submitted by Smee Homes, 444 Prospect Street, Porterville, CA 93257 for a development project on two existing parcels containing approximately 48.9tacres on the north side of Visalia Road between the Virginia Avenue alignment on1 the west and Ventura. Avenue on the east (Assessor Parcel Numbers 130-040- 020 and 130-040-014). The project is a single-family residential subdivision with  park/stormwater basin, and  WHEREAS, specific requests include: AC General Plan Amendment to: Road frontage oft the site. the remainder oft the site.  Eliminate an area designated "General Commercial" along the Visalia Eliminate an area designated "Medium-High Density Residential" from Apply the "Low High Density Residential" designation throughout the Apply the "Open Space" Land Use Designation for two public parks and Eliminate an area zoned "General Commercial" along Visalia Road on the Apply the "R-1"zone (Single Family Residential) along the Visalia Road Apply approximately 3.2 acres of the "P/QP" zone (Public-Quasi Public) tot the proposed neighborhood park/stormwater ponding basin. Apply the Planned Development Overlay to the proposed development. A Tentative Subdivision Map to create 242 single-family residential lots, and 3.2-  site.  drainage basin locations. A zone change as follows: north side oft the site.  frontage on the north side of the site.  acres of neighborhood park and storm water basins.  Page 1 of4 4    Farmersville Planning Commission  Resolution 2024-12  (Conditional Use Permit for Eagle Meadows Planned Development)  A Conditional Use Permit as part ofthe Planned Development Overlay and approval of proposed zoning standards for the development. Adoption ofal Mitigated Negative Declaration as the environmental finding for 1. Lots may be smaller than 6,000 square feet but not less than 5,000 square feet. WHEREAS, property owners within 300 feet of the subject site were notified of the meeting and aj public hearing notice was published in the newspaper ten (10) days  the project.  prior to the Planning Commission's meeting, and  WHEREAS, the Planning Department has prepared a staff report and WHEREAS, it has been determined that the project will not have significant impacts on the environment provided that mitigation measures are adopted and  environmental finding, and  implemented, and  WHEREAS, the Planning Commission held aj public hearing on this Conditional NOW,THEREFORE, BEI IT RESOLVED that the Planning Commission, after considering all the evidence presented, determined the following findings were relevant  Use Permit and accepted testimony.  in evaluating this request: and zoning of the site.  1.The project is consistent with the Farmersville General Plan, Land Use Element  2. An Initial Environmental Study was prepared under the California Environmental Quality Act for the overall project that found the project will not havea a significant impact on the environment, provided that mitigation measures are implemented and therefore a Mitigated Negative Declaration has been prepared  separately for adoption.  3. The project will not have an adverse impact on thel health, safety and welfare of  residents in the neighborhood or community.  NOW, THEREFORE BEI ITI RESOLVED THAT Conditional Use Permit 2022-02 (as  shown on Exhibit "A" is approved.  Page 2 of4    Farmersville Planning Commission  Resolution 2024-12  (Conditional Use Permit for Eagle Meadows Planned Development)  The foregoing resolution was adopted upon a motion of Commissioner Commission on the 20th of November, 2024, by the following roll call vote:  second by Commissioner  at a regular meeting of the Farmersville Planning  AYES: NOES: ABSTAIN: ABSENT:  Secretary, Farmersville Planning Commission  Exhibit "A": Project Site  Page 3 of4    Farmersville Planning Commission  Resolution 2024-12  (Conditional Use Permit for Eagle Meadows Planned Development)  E5M22-002  EAGLE MEADOW  LOCAL STREETS  VIRGINIA/TULARE SIREET  PROJECT  4SOALS4S  "DOPNS.-"". WO0ENSN  AILDERECAD CAMREIREATEE,  EEL  Page 4 of 4    AGENDAI ITEM7A  RESOLUTION 2024-13 BEFORE THE PLANNING COMMISSION CITY OF FARMERSVILLE COUNTY OF' TULARE, STATE OF CALIFORNIA  A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF FARMERSVILLE RECOMMENDING APPROVAL OF A TENTATIVE SUBDIVISION MAP (EAGLE MEADOWS) ON A PARCEL CONTAING 48.9t- ACRES ON' THE SOUTHSIDE OF VISALIA ROAD BETWEEN VIRGINIA  AVENUE ALIGNMENT AND VENTURA AVENUE  WHEREAS, a request was submitted by Smee Homes, 444 Prospect Street, Porterville, CA 93257 for a development project on two existing parcels containing approximately 48.9tacres on the south side of Visalia Road between Virginia Avenue alignment on the west and Ventura Avenue on the east (Assessor Parcel Numbers 130-040-. 020 and 130-040-014). The project is a single-family residential subdivision with  park/stormwater basin, and  WHEREAS, specific requests include: AGeneral Plan Amendment to:  Eliminate an area designated "General Commercial" along the Visalia Eliminate an area designated Medium-High Density Residential" from Apply the "Low High Density Residential" designation throughout the Apply the "Open Space" Land Use Designation for two public parks and Eliminate an area zoned "General Commercial" along Visalia Road on the Apply the "R-l"zone (Single Family Residential) along the Visalia Road Apply approximately 3.2 acres oft the "P/QP" zone (Public-Quasi Public) tot the proposed neighborhood park/stormwater ponding basin. Apply the Planned Development Overlay to the proposed development. ATentative Subdivision Map to create 242 single-family residential lots, and 3.2- A Conditional Use Permit as part oft the Planned Development Overlay and  Road frontage ofthe site. the remainder of the site.  site.  drainage basin locations. north side ofthe site.  Azone change as follows:  frontage on the north side oft the site.  acres of neighborhood park and storm water basins.  Page 10 of 17    Farmersville Planning Commission Resolution 2024-13(Tentative Subdivision Map for Eagle Meadows Residential Project)  approval of proposed zoning standards for the development.  Adoption ofal Mitigated Negative Declaration as the environmental finding for WHEREAS, property owners within 300: feet oft the subject site were notified of the meeting and aj public hearing notice was published in the newspaper ten (10) days  the project.  prior to the Planning Commission's meeting, and  WHEREAS, the Planning Department has prepared a staff report and WHEREAS, it has been determined that the project will not have significant impacts on the environment provided that mitigation measures are adopted and  environmental finding, and  implemented, and  WHEREAS, the Planning Commission held aj public hearing on this Tentative NOW,THEREFORE, BEI IT RESOLVED THAT the Planning Commission, after considering all the evidence presented, determined the following findings were relevant  Subdivision Map and accepted testimony.  ine evaluating this request: Element, and zoning oft the site.  1. The project is consistent with the Farmersville General Plan, Land Use 2. An Initial Environmental Study was prepared under the California Environmental Quality Act for the overall project that found the project will not havea significant impact on the environment, provided that mitigation measures are implemented and therefore a Mitigated Negative Declaration has been prepared  separately for adoption.  3. The project will not have an adverse impact on the health, safety and welfare  ofresidents in the neighborhood or community.  NOW, THEREFORE BEI ITI RESOLVED THAT Tentative Subdivision Map 2022-02 (as  shown on Exhibit "A" is approved. second by Commissioner,  The foregoing resolution was adopted upon a motion of Commissioner Commission on the 20th of November, 2024, by the following roll call vote:  atai regular meeting of the Farmersville Planning  Page 2 of17    Farmersville Planning Commission Resolution 2024-13(Tentative Subdivision Map for Eagle Meadows Residential Project)  AYES: NOES: ABSTAIN: ABSENT:  Secretary, Farmersville Planning Commission  Page 30 of17    Farmersville Planning Commission Resolution 2024-13(Tentative Subdivision Map for Eagle Meadows Residential Project)  Exhibit "A": Proposed Tentative Subdivision Map (Eagle Meadows)  S422-002  EAGLE MEADOW  LOCAL STREETS  STREET  PROJECT4 MA  WOODCALSIESI WOCDENSLN waopiRswN  Page 4 of 17    Farmersville Planning Commission Resolution 2024-13(Tentative Subdivision Map for Eagle Meadows Residential Project)  Conditions of Approval for Tentative Subdivision Map 2022-02(Eagle Meadows)  A. ENGINEERING 1. GENERAL  a. All improvements shall be installed in accordance with the most recent City of Farmersville standards, specifications, and engineering design standard drawings, except as specifically modified by the Site Plan Review. In the absence of specific standards, improvements shall be installed as directed by b. All sidewalk, driveway approaches, parking, etc. shall be constructed in accordance with thè current City of Farmersville standards and applicable Americans with Disabilities Act (ADA) Standards. Standards for ADA compliance shall be installed in accordance with the most recent Caltrans C. The developer shall comply with and be responsible for obtaining encroachment permits from the City of Farmersville for all work performed d. The developer shall install all improvements within the public right-of-way and easements in accordance with the City of Farmersville engineering design standards and drawings, specifications, masterplans, and record drawings. e. During the site construction, any public streets fronting the project shall be kept clear of any construction or landscaping debris and shall not be used as a storage area for equipment, materials, or other items. f. The developer shall maintain pedestrian. and vehicular access to all surrounding propertiès and buildings to the satisfaction of the City of Farmersville Police and Fire Departments and City Engineer. The developer's contractor shall not work on, place debris on, store supplies or equipment on, or in any other way encroach upon any other properties without written permission of such property owners. In the event other properties are encroached upon without written permission, work shall h. Project is located within FEMA flood zone X. The developer shall comply with guidelines and requirements set by FEMA and City Ordinance. The developer shall adhere to the latest edition of the California Building The developer shall provide and pay for all compaction testing required by the Quality Assurance Plan (QAP). Compaction test results shall be submitted to k. Within twenty (20) calendar days after all improvements have been çonstructed and accepted by the City, the devéloper shall submit to the City of Farmersville Public Works Department one (1) reproduciblefelectronic copy  the Director ofPublic Works and the City Engineer.,  standards, specifications, and details. within the City-right-of-way and easements.  automatically shut down until resolved.  Code.  the City Engineer for review. and approval.  Page 5 of1 17    Farmersville Planning Commission Resolution 2024-13(rentative Subdivision Map for Eagle Meadows Residential Project)  (PDF) and two (2) black line copies of the approved set of construction plans revised to reflect all field revisions and marked "AS-BUILT" for review and approval. As-Built drawings shall be revised in electronic format, a scanned or field copy of the construction plans will not. be accepted. Pad Certification(s) will be required prior to construction of any structure on a lot. The developer shall submit a soils report for approval by the City Engineer with the first submittal of the improvement plans. m. The developer shall, at his expense, obtain "R Value" tests in quantity sufficient to represent all street areas, and have street structural sections designed by a registered civil engineer based on these "R Value" tests. n. The developer is required to review and revise as necessary the Kaweah Pointe Subdivision site plan to conform with The County of Tulare Avenue 0. The developer is to coordinate with People's Consolidated Ditch Company and receive written approval for improvements across the existing Extension Ditch. Developer to provide approvals by the ditch company to the City p. The developer is to coordinate with Tulare Irrigation Ditch Company as necessary for the proposed improvements adjacent to the Main Intake Canal. Developer toj provide correspondence of coordination to City Engineer before  280 Widening Improvements Project.  Engineer.  final project approvals.  2. SITE. AND STREET IMPROVEMENTS  a. AlI sidewalks shall be a minimum width of five feet and shall conform with City Standards and City Ordinance. All streets shall also feature 51 foot wide parkways planted with shade trees at 25 foot intervals, with tree species to be b. The proposed street entrances fronting Visalia Road shall be per current City of] Farmersville engineering design standard plans and applicable ADA C. All new landscaping shall be in accordance with the City landscaping ordinance and State of California requirements in the areas where there areno buildings or parking lots proposed and have been identified as open space landscaped areas by applicant and shall include backflow preventers in d. The developer shall install street lighting in accordance with City standards at the locations designated by the City Engineer. Developer shall prepare a street lighting plan for approval by the City Engineer. All street lights on local streets shall be antique-style "acorn" lamps to be approved by the City e. Developer shall provide for all striping, stenciling, pavement markers, delineators, and signage required on all street improvements. AIl traffic signs  approved by the City prior to planting.  Standards.  approved cages.  Engineer.  Page 6 of17    Farmersville Planning Commission Resolution 2024-13(Tentative Subdivision Map for Eagle Meadows Residential Project)  and street name signs shall be installed in accordance with City standards and the latest edition of the California Manual on Uniform Traffic Control Devices (CA MUTCD). A striping and signage plan shall be included with the construction plans and submitted for rèview and approval by the City The developer is to construct a minimum 6'-8" high block wall around the perimeter of the project. Block wall to be split face CMU and have a non- sacrificial anti-graffiti coating. Submit any block wall calculations for approval by City Engineer with the first submittal of the improvement plans. g. The developer is to provide ai trash enclosure per City Standards. Enclosure to provide ADA access. Provide turn template showing trash truck maneuvering at commercial development for approval to City Engineer h. The developer is to provide a traffic impact study for the proposed development. Developer to take into consideration the widening of Avenue 280 and the installation of roundabouts as a mitigation measure at major The developer to remove and replace any broken sidewalk, curb, and/or gutter along the project frontage. New sidewalk, curb, and/or gutter to be constructed j.. Any existing street lighting or existing improvements that are damaged during off-site construction is to be replaced and installed per City of Farmersville k. The developer is to provide street connection bulbouts per City of  Engineer.  intersections. per City standards. standards.  Farmersville standards.  The developer is to provide turn templates showing Fire Apparatus and trash truck maneuvering at bulb out street intersections. Tol be approved by the City  Fire Department and City Engineer.  3. SANITARY SEWER AND WATER IMPROVEMENTS  a. The developer's engineer shall be responsible for verifying size, location, and elevations of existing sanitary sewer, storm drainage, and water improvements. b. The developer shall install a City standard water service with backflow prevention device, size as necessary for the development in accordance with City standards. C. Developer to install irrigation service with backflow prevention device, size as d. The developer shall install a City standard sanitary sewer service, size as necessary to the development in accordance with City Standards. e. Fire hydrant(s) (existing and/or proposed) shall be shown on improvement plans and locations are to be approved by the City Fire Department. Any existing fire  necessary for the development per City standards.  hydrants are to be raised to finish grade.  4. GRADING AND DRAINAGE  Page7of17    Farmersville Planning Commission Resolution 2024-13(Tentative Subdivision Map for Eagle Meadows Residential Project)  a. The developer shall follow the City's standards and ordinances for storm drain b. Basin calculations to be provided for approval by the City Engineer with the first The design of any public drainage swales shall be shallow with gradual slopes. Depths shall not exceed 4 feet. A min. setback from back of sidewalk to swale hinge point shall be 11 foot. Swales shall be landscaped and maintained by the d. Grade differentials between lots and adjacent properties shall be adequately shown on the grading plan and shall be treated in a manner in accordance with Prior to approval of the grading plan, any approvals and permits from the San Joaquin Valley Air Pollution Control District shall be obtained. The project shall comply with all rules, regulations, and conditions of approval imposed by the - The developer shall maintain a program of dust control to prevent air pollution as well as discomfort or damage to adjacent and surrounding properties. The developer shall follow all requirements and recommendations made by the San Joaquin Valley Air Pollution Control District for dust and emission reduction. I. Obtain a NPDES Construction General Permit (latest version) for any construction activity prior to disturbing, clearing, grading or excavation of one (1) acre of more of land area or a part of a larger plan of development orsale. The developer shall submit a copy of the prepared Stormwater Pollution Prevention Plan along with the State Water Board issued Waste Discharge Identification Number (WDID) prior to the start of construction ntps/www.watctboarliscagov/watez TpNAtTAEtSN II. Plans for these requirements shall be included in the construction plan set and shall be submitted to and approved by the City Engineer  improvements.  submittal of the improvement plans.  property owner(s). Capacity calcs shall be provided.  City standards.  district.  The developer shall:  and City issuance ofagrading permit. ruction/general permit reissuance.htm!  5. ELECTRICAL, GAS, CABLETELEVISION. AND TELEPHONE SERVICES a. All services (electric, cable television, and telephone) to newly constructed buildings shall be installed underground and placed per the utility providers specifications. The developer is responsible for all utility coordination and should b. The developer shall comply with all the requirements of the local utility (gas and electric), telephone, cable, and other communication companies. It shall be the responsibility of the developer to notify the local utility, telephone, cable, and other communication companies to remove or relocate utility poles where necessary. The City will not accept first submittal of improvement plans without  coordinate directly with the utility providers.  Page 8 of 17    Farmersville Planning Commission Resolution 2024-13(Tentative Subdivision Map for Eagle Meadows Residential Project)  proof that the developer has provided the improvement plans and documents showing all proposed work to the utility, telephone, cable, and other The developer must make provisions for the installation of street lighting. The location of streetlights shall be approved by the City Engineer at the time of  communication companies. improvement plan checking.  6. BOND OR DEPOSIT  a. An engineer's estimate shall be submitted for all public works improvements. The developer shall make provisions for a bond, deposit, or instrument of credit  on all required improvements as follows: 1. 100% faithful performance 2. 100% labor and materials  7. FEES  a. The developer shall pay to the City all applicable fees prior to issuance ofa  building permit.  8. ADDITIONAL ENGINEERING REQUIREMENTS  a. Provide the City with two prints of improvement plans that have been prepared by b. Ad digital copy of the improvement plans shall be provided to the City upon final Landscape and Irrigation plans must be submitted. Landscape plans will need to comply with the City's Landscape Ordinance and meet MWELO Standards. Landscaping shall feature an appropriate combination of shade trees, shrubs, and groundcover. Any free-standing fencing should be treated with climbing vines for beautifiçation and graffiti prevention. Landscape and lighting district required prior to approval of final map. Landscape and lighting district will maintain common area landscaping, streetlights and street trees as applicable. d. Mailbox facilities shall be installed per USPS guidelines and regulations. Show locations of all utilities that are to be relocated (i.e., service poles, meters, f. The developer is required to notify the City inspector of all phases of construction which includes but is not limited to the installation of underground utilities, streets, etc. and obtain approvals by the City inspector at the time of construction. Within five days after the final setting of all monuments has been completed, the engineer or surveyor shall give written notice to the City Engineer that the final monuments have been set. Upon payment to the engineer or surveyor for setting the final monuments, the developer shall present to the City Engineer evidence of  a licensed Civil Engineer. approval.  etc.).  the payment and receipt thereofby the engineer or surveyor.  Page 9 of 17    Farmersville Planning Commission Resolution 2024-13(Tentative Subdivision Map for Eagle Meadows Residential Project)  h. Its shall be the responsibility of the developer to remove all existing structures, trees, shrubs, etc., that are within or encroaching on existing or proposed rights- of-way or easements. Existing street improvements shall be preserved, at the  discretion of the City Engineer.  B. PLANNING  1. The project is approved as a "Planned Development" per the Farmersville Zoning 2. Street lighting within the subdivision shall be decorative antique-style streetlamps, approved by the City Engineer and City Planner 3. The project shall provide stamped-colored concrete paver crosswalks at selected locations to be approved by the City Planner and City Engineer. 4. Front facades of homes shall be reviewed and approved by the City Planner.  Ordinance and subject to the following upgrades.  5. All traffic control sign postes shall be painted gloss black.  6. Improvement plans (including landscaping) for the open space corridors and park/ponding basin shall be submitted and reviewed and approved by the City Planner, City Engineer, and Public Works Director. Landscaping for the park shall include turf, shrubs, shade trees, benches and other amenities determined by 7. As noted previously, if Virginia Avenue is proposed to shift to accommodate the route of the People's Ditch canal, the city will want to see this segment of the canal (along the west side of Virginia) piped. Otherwise, it will become an open 8. The City will require a meandering trail through the center of the linear park, 9. The City will require a 7-foot-high solid wood fence with masonry pilasters along the west side of the linear park (adjacent to Steven) and also along the north side 10. The City will require Tulare Street (within the subdivision) to connect to the Existing segment of Tulare Street on the southeast edge of the subdivision.  the City Manager.  eyesore collecting trash and weeds. from Visalia Road to Virginia Avenue.  of the linear park (adjacent To Oakland Avenue).  Page 10of17    Farmersville Planning Commission Resolution 2024-13(Tentative Subdivision Map for Eagle Meadows Residential Project)  11. The City will require a 7-foot-high solid' block wall along the project's border 12.1 Landscaping along the project frontage along the south side of Visalia Road  with the Catholic church. should be as follows:  Curb and gutter 5-foot-wide parkway with street trees 5-foot-wide sidewalk 10-15-foot-wide landscaped strip Concrete block wall, seven feet high.  C. ENVIRONMENTAL  The project shall implement all mitigation measures identified in the Initial Environmental Study prepared by Crawford & Bowen Planning Consultants, including:  AIR-1:  Before a construction permit is issued for the proposed project, the project applicant, project sponsor, or construction contractor shall submit documentation demonstrating reasonably detailed compliance with one of the following requirements to the City of  Farmersville:  Option 1: Where portable diesel engines are used during construction, all off- road equipment with engines greater than fifty horsepower shall have engines that meet or exceed either United States, Environmental Protection Agency (EPA) or California Air Resources Board (CARB) Tier 4 Interim off-road emission standards except as otherwise specified herein. If engines that comply with Tier 4 Interim or Tier 41 Final off-road emission standards are not commercially available, then the construction contractor shall use the next cleanest piece of off- road equipment (e.g., Tier 3) that is commercially available. For purposes of this Project design feature, "commercially available" shall mean the equipment at issue is available taking into consideration factors such as (i) criticalpath timing of construction; and (ii) geographic proximity to the project site of equipment. If the relevant equipment is determined by the Project applicant to not be commercially available, the contractor can confirm this conclusion by proyiding letters from at least two rental companies for each piece of off-road equipment that is at issue. - Option 2: Prior to the issuance of any demolition, grading, or building permits (whichever occurs earliest), the Project applicant and/or construction contractor shall prepare a construction operations plan that, during construction activities,  Page 11 of17    Farmersville Planning Commission Resolution 2024-13(tentative Subdivision Map for Eagle Meadows Residential Project)  requires all off-road equipment with engines greater than 501 horsepower to meet either the particulate matter emissions standards for Tier 4 Interim engines or be equipped with Level 3 diesel Eagle Meadows Residential Developmentlinitial Study CITY OF FARMERSVILLEICrawford & Bowen Planning, Inc. 35 particulate filters. Tier 4 Interim engines shall, at a minimum, meet EPA or CARB particulate matter emissions standards for Tier 4 Interim engines. Alternatively, use of CARB-certified Level 3 diesel particulate filters on off-road equipment with engines greater than fifty horsepower can be used in lieu ofTier 4 Interim engines or in combination with Tier 4 Interim or better engines. The construction contractor shall maintain records documenting its efforts to comply with this requirement, including equipment lists. Offroad equipment descriptions and information shall include, but are not limited to, equipment type, equipment manufacturer, equipment identification number, engine model year, engine certification (Tier rating), horsepower, and engine serial number. The Project applicant and/or construction contractor shall submit the construction operations  plan and records of compliance to the City of Farmersville.  BIO-1: Protect nesting Swainson's hawks.  1. To the extent practicable, construction shall be scheduled to avoid the Swainson's hawk nesting season, which extends from March through Ifit is not possible to schedule construction between September and February, a qualified biologist shall conduct surveys for Swainson's) hawk in accordance with the Swainson's Hawk Technical Advisory Committee's Recommended Timing and Methodology for Swainson's Hawk Nesting Surveys in California's Central Valley (Appendix D of Appendix B). These methods require six surveys, three in each oft the two survey periods, prior toj project initiation. Surveys shall be conducted within a minimum 0.5-mile radius around the Project site.  August.  2.  3. If an active Swainson's hawk nest is found within 0.5 miles of the Project site, and the qualified biologist determines that Project activities would disrupt the nesting birds, a constructionfree buffer or limited operating period shall be implemented in consultation with the CDFW.  BIO-2: Compensate for loss of Swainson's hawk foraging habitat.  1.  Compensate for loss of Swainson's hawk foraging habitat (i.e., the fallow fields on the Project site) in accordance with the CDFW Staff Report Regarding Mitigation for Impacts to Swainson's Hawks (Buteo swainsoni) in the Central Valley of California (Appendix E of Appendix B). The  Page 12 of17    Farmersville Planning Commission Resolution 2024-13(Tentative Subdivision Map for Eagle Meadows Residential Project)  CDFW requires that projects adversely affecting Swainson's hawk foraging habitat provide Habitat Management (HM) lands to the department. Projects within 1 mile of an active nest shall provide one acre of HM lands for each acre of development authorized. (1:1 ratio). Projects within 5 miles of an active nest but greater than 1 mile from the nest shall provide 0.75 acres of HM lands for each acre of urban development authorized (0.75:1 ratio). And projects within 10 miles of an active nest but greater than 5 miles from an active nest shall provide 0.5 acres of HM lands for each acre of urban development authorized (0.5:1 ratio). No compensation is required if an active. nest is not found within ten miles of the Project site. The nearest nest is determined using methods identified in Mitigation Measure BIO-1 during the nesting season before or during  construction.  BIO-3: Protect burrowing owls.  1.  Conduct focused burrowing owl surveys to assess the presencelabsence of burrowing owl in accordance with the Staff Report on Burrowing Owl Mitigation (CDFG 2012) and Burrowing Owl Survey Protocol and Mitigation Guidelines (CBOC1997). These involve conducting four pre-  construction survey visits.  2. Ifab burrowing owl or sign of burrowing owl use (e.g., feathers, guano, pellets) is detected on or within 500 feet of the Project site, and the qualified biologist determines that Project Eagle Meadows Residential Development IInitial Study CITY OF FARMERSVILLEICrawford & Bowen Planning, Inc. 52 activities would disrupt the ow/(s),a construction-free buffer, limited operating period, or passive relocation shall be implemented in consultation with the CDFW.  BIO-4: Protect roosting pallid bats and western mastiff bats.  1.  Aj pre-construction clearance survey shall be conducted by a qualified biologist to ensure that no roosting pallid bats or western mastiff bats will be disturbed during the implementation of the Project. Aj pre-construction clearance survey shall be conducted no more than 14 days prior to the initiation of construction activities. During this survey, the qualified biologist shall inspect all potential roosting habitat in and immediately adjacent to the impact areas. If an active roost is found close enough to the construction area to be disturbed by these activities, the qualified biologist shall determine the extent of a construction-free buffer to be established around the roost. If work cannot proceed without disturbing the roosting  Page 13 of17    Farmersville Planning Commission Resolution 2024-13(rentative Subdivision Map for Eagle Meadows Residential Project)  bats, work may need to be halted or redirected to other areas until the roost  isI no longer in use.  BIO-5: Protect nesting birds.  1. To the extent practicable, construction shall be scheduled to avoid the nesting season, which extends from February through August. Ifiti is not possible to schedule construction between September and January, pre-construction surveys for nesting birds shall be conducted by a qualified biologist to ensure that no active nests will be disturbed during the implementation of the Project. Aj pre-construction survey shall be conducted no more than 14 days prior to the initiation of construction activities. During this survey, the qualified biologist shall inspect all potential nest substrates in and immediately adjacent to the impact areas. If an active nest is found close enough to the construction area to be disturbed by these activities, the qualified biologist shall determine the extent of a construction-free buffer to be established around the nest. If work cannot proceed without disturbing the nesting birds, work may need tol bel halted or redirected to other areas until nesting and fledging are completed or the nest has otherwise failed for non-construction related  2.  reasons.  CUL-1: The following measures shall be implemented:  Before initiation of construction or ground-disturbing activities associated with the Project, the City shall require all construction personnel to be alerted to the possibility of buried cultural resourçes, including historic,, The general contractor and its supervisory staff shall be responsible for monitoring the construction Project for disturbance of cultural resources; Ifapotentially significant historical, archaeological, or paleontological resource, such as structural features, unusual amounts of bone or shell, artifacts, human remains, or architectural remains or trash deposits are encountered during subsurface construction activities (i.e., trenching, grading), all construction activities within a 100-foot radius of the identified potential resource shall cease until a qualified archaeologist evaluates the item for its significance and records the item on the  archeological and paleontological resources.  and  Page 14 of17    Farmersville Planning Commission Resolution 2024-13(Tentative Subdivision Map for Eagle Meadows Residential Project)  appropriate State Department of Parks and Recreation (DPR) forms. The archaeologist shall determine whether the item requires further study. If, after the qualified archaeologist conducts appropriate technical analyses, the item is determined to be significant under California Environmental Quality Act, the archaeologist shall recommend feasible mitigation measures, which may include avoidance, preservation inj place or other appropriate measures, as outlined in Public Resources Code section 21083.2. The City of Farmersville shall implement said measures.  CUL-2: The Project applicant shall incorporate into the construction contract(s) a provision that in the event a fossil or fossil formations are discovered during any subsurface construction activities for the proposed Project (i.e., trenching, grading), all excavations within 100 feet of the find shall be temporarily halted until the find is examined by a qualified paleontologist, in accordance with Society of Vertebrate Paleontology standards. The paleontologist shall notify the Project applicant, who shall coordinate with the paleontologist as to any necessary investigation of the find. If the finding is determined tol be significant under CEQA, the City shall implement those measures, which may include avoidance, preservation in place, or other appropriate  measures, as outlined in Public Resources Code section 21083.2.  TRA-1  The Appliçant shall pay the City of Farmersville for their Fair Share Portion of the intersection improvements described in' Table 1, in order to maintain or improve the operational level of service of the street system in the Project vicinity.  Table 1  Future Intersection Improvements  # 6 8 9 TRA-2:  Intersection Farmersville Rd & Front St Hacienda Dr & Visalia Rd Virginia Ave & Visalia Rd  Total Improvements Required by 2043 Signa! Signal Signal  Project Share 14.91% 2.67% 9.87%  The applicant shall install ADA compliant wheelchair ramps at the following locations  (as shown on Figure 1):  Ventura Avenue & Oakland Street (2 ramps) Kern Avenue & Oakland Street (1 ramp) Ventura Avenue & Fresno Street (2 ramps)  Page 15of17    Farmersville Planning Commission Resolution 2024-13(Tentative Subdivision Map for Eagle Meadows Residential Project)  Kern Avenue & Fresno Street (41 ramps) Shasta Avenue & Fresno Street (2 ramps) Ventura Avenue & Tulare Street (2 ramps) Kern Avenue & Tulare Street (2 ramps) Shasta Avenue & Tulare Street (1 ramp)  Figure 1 VMT Mitigation Locations  Page 16of17    Farmersville Planning Commission Resolution 2024-13(Tentative Subdivision Map for Eagle Meadows Residential Project)  Visalia Ave  pakiane  PROVECT SITE  resno  Tulare St  Page 17 of17    AGENDA ITEM 7B  STAFF REPORT  FARMERSVILLE PLANNING COMMISSION  Date: November 20, 2024  To:  Farmersville Planning Commission From: Tom Navarro, Planning Consultant  Subject: Fagundes Residential Development, including Annexation 2024-01, General Plan Amendment/Zone Change 2024-01, and Tentative Subdivision Map 2024-01  Summary/Recommendation  The project is the development of the subject 22-acre site with a 96-lot single family residential subdivision, one 0.8-acre neighborhood park centrally located, one 0.5-acre neighborhood park located on the south side oft the development and one 0.7-acre storm water basin that will service the development. Associated actions include a General Plan land use amendment, zone change, Iti is recommended that the Planning Commission conduct a public hearing and vote to approve  Tentative Subdivision Map and annexation.  the request by adopting:  Resolution 2024-14 recommending adoption ofal Mitigated Negative Declaration as the Resolution 2024-15 recommending approval to the City Council of the General Plan Resolution 2024-16 approving a Tentative Subdivision Map to divide the site into 96 single family residential lots, one 0.8-acre neighborhood park centrally located, one 0.5- acre neighborhood park located. on the south side ofthe development and one 0.7-acre  environmental finding for the project. Amendment and zone change.  storm water basin that will service the development.  Analysis  The application is a series of planning approvals for the development ofa single-family residential subdivision on a 22-acre site located south ofWest Walnut Avenue, between Road 1561 to the west and North Ventura Avenue to the east. Attachment "A &B"i is a location map  and Attachment "B" is an aerial photo of the site.  Page 1 of13    Farmersville Planning Commission 11/20/2024  (Fagundes Residential Development)  Existing Zoning Land Uses and Proposed Amendments  The site is currently in agricultural use, and Ag uses surround the site to the west and south. There are existing residential neighborhoods to the east. The proposed project currently lies outside ofthe city limits but within the city Sphere ofInfluence. Approval and development of the project will require annexation into the city. This process requires a resolution by the City Council toj proceed and an application to the Tulare County Local Area Formation Committee The bulk of the site has a land use designation of"Medium Density Residential" with a small portion on the south side being designated as "Agriculture/Urban Reserve". The project proposes to utilize the Medium Density Residential for a majority ofthe development, consistent with the 96 lot request. A General Plan Amendment will be required to change the area currently designated "Agriculture/Urban Reserve"t to "Medium Density Residential". and to incorporate an "Open Space" designation for the neighborhood parks and storm drain basin being proposed for In addition, the site as a whole will require adequate zoning for the proposed development. The current site, as shown in Attachment D, is zoned under Tulare County, jurisdiction as Agriculture (A-1). The applicant is proposing a zoning that is consistent with the general plan land use designations, including "R-1" (Single Family Residential) for residential lots and "P/QP" (Public/Quasi Public) zoning for those areas that will be developed with neighborhood parks and  (LAFCo), typically done following city approvals.  the development (Attachment C).  storm drain basin areas (Attachment E).  Project Design  Attachment "F" shows the proposed subdivision design. The subdivision proposes 96 single family residential lots. The primary access to the site will come from Walnut Avenue to the north ofthe development. From there, the project includes a series ofinterconnecting local roads As second local street will connect to Garrett Avenue, originally established as part ofthe Walnut Grove Phase 3 Subdivision. This road was not originally planned as part of the original proposal. However, a secondary access is required as part oft the development and the applicant has revised the map to include this portion oft the subdivision, thus providing the necessary secondary access for residents. This secondary access will be a viable option for ingress/egress in case of an As part ofthe development, the applicant has proposed one neighborhood park/storm water detention basin centrally located and one 0.49-acre neighborhood park located on the south side oft the development. The park/storm basin will function as both a recreational open space and a collector for storm water generated by the subdivision. Iti is expected that most oft the time the  specifically intended to provide access to residents of the development.  emergency or future road closure near Walnut Avenue.  Page2of13    Farmersville Planning Commission 11/20/2024  (Fagundes Residential Development)  facility willl be dry. Both parks are expected to be landscaped with a combination ofturf, shrubs,  and shade trees. Circulation  As noted above, the project will be served by Walnut. Avenue. Walnut Avenue is identified as an Arterial roadway int the 2012 Farmersyille Comprehensive Infrastructure Master Plan.. As defined in the 2025 General Plan, an arterial road includes two lanes in each direction along with curbs, gutters, sidewalks, street trees and streetlights. There will also be a landscaped median divider. Ultimate buildout of Walnut Avenue includes a Class 1 cycling corridor. This is required by standards contained int the Circulation Element oft the Farmersville General Plan. The intersection of Walnut. Avenue and Ventura Road will eventually nèed to be signalized; the traffic impact study that was prepared for the project estimates that a traffic signal will not be warranted for more than ten years and that the project should contribute 47.45% oft the cost of this signal. The remainder oft the traffic impact" on this intersection will result from city- and area-wide traffic growth along Walnut Road. Its should be noted that the subdivision project will  also bej paying the City's newly adopted traffic impact fees at $760 per lot.  Environmental Analysis  As required by law, the City had a consulting firm (Crawford and Bowen) prepared an analysis ofp potential impacts that may result from the project. The study was advertised and circulated for 30 days for public review and comment. At the close oft the çomment period one letter had been submitted. This letter was from the Air) District and had no significant comments. The environmental study determined the project would not have significant impacts to the environment provided that mitigation measures are incorporated into the project design and  construction. These include:  Air Quality - The developer will be required to devise and submit measures for reducing air quality impacts, particularly as it relates to equipment used during construction oft the project including the reduction of potential dust emissions through pre-soaking/watering of undeveloped and natural areas such as dirt roads and undisturbed soils prior to  construction.  Biological resources. Project construction should occur outside the bird nesting season but ifconducted during nesting season a biologist must survey the site and ifnests are  discovered, construction in that area must be avoided.  Page 3of13    Farmersville Planning Commission 11/20/2024  (Fagundes Residential Development)  Cultural Resources: Construction crews should be trained to be observant for buried human remains or cultural artifacts and ifthese are encountered during construction then a Greenhouse Gas Emissions: The developer will be required to prohibit the use ofnatural gas connections and appliances for consistency with the 2022 Scoping Plan for greenhouse Traffic/Cireulation. The project will be required to pay fair share amounts toward future  preservation protocol must be implemented.  gas reduçtion.  signalization at the following intersections: Ventura Avenue & Walnut Avenue: 47.45% Farmersville Boulevard & Front Street: 18.85%  To mitigate trculation/greenhouse gas impacts of the project, the study identified that the project be required to install/upgrade ADA-compliant pedestrian curb ramps at the following nearby  intersections:  Garrett Avenue & Virgina Avenue (2 ramps)  Utilities  Thej project will be required to extend and conneçt to City utility lines, including water, sewer, and storm drain. There are currently utility lines along the north side oft the site (sewer, water, and storm drain) along Walnut Avenue north oft the site and within Garrett Avenue (sewer, water, and storm drain) on the east side of the site. The Public Works and Engineering Departments report there is adequate capacity in all systems to accommodate the project. The project will retain storm drainagè on site in the proposed park/ponding basin. In order to conserve water, all landscaping on the site will be required to meet the City's water-efficient  landscape ordinance. Conclusion:  The project has been reviewed by City staffir including Engineering, Public Works, Administration, Police and Fire Departments, who have contributed conditions of approval listed in the attached resolutions. With these conditions staffis recommending approval oft the projèct.  BACKGROUNDINFORMATION Applicant: Ken Turner  P.O. Box 8053 Visalia, CA93290  Page 4 of13    Farmersville Planning Commission 11/20/2024  (Fagundes Residential Development)  Property Alice Fagundes Owner: 23328 Road 180  Lindsay, CA93247  Location: The subject site is located on the south side of West Walnut Avenue, between Road  1561 to the west and North Ventura Road to the east. The Assessor Parcel Numbers  are 128-030-036 and 128-030-056.  Request: The applicant is requesting approval for the following permits and actions to  facilitate the development ofa single-family residential subdivision:  AGeneral Plan Amendment to:  Approve a General Plan Amendment for the proposed. land parcels from Agricultural/Urban Reserve" to "Medium Density Residential" on the Apply approximately 1.94 acres oft the "OS" (Open Space) to the proposed  Farmersville General Plan land use: map.  neighborhood park/stormwater ponding basin areas.  Azone change as follows:  Approve a: zone change for the proposed land parcels from A-1 Tulare County Agriculture. Zoning to R-1 (Single Family Residential). Apply.approximately 1.94 acres of the "P/QP" zone to the neighborhood park and basin areas proposed as part ofthe residential development. : ATentative Subdivision Map to create 96 single-family residential lots, one 0.76-acre neighborhood park centrally located, one 0.49-acre neighborhood park located on the south side oft the development and one 0.69-acre storm water Adoption ofa Mitigated Negative Declaration as the environmental finding for  basin. the project.  Site: The site is comprised oftwo existing parcels containing ai total ofapproximately 22t acres.  The site is currently planted with an orchard. Surrounding land uses are as follows: North: Single family homes  Page 5 of13    Farmersville Planning Commission 11/20/2024  (Fagundes Residential Development)  South: Single family homes and Agriculture (orchards)  East: Single family homes West: Agricultural  Zone:  The site is currently zoned: "A-I"(Agriculture). -Tulare County Surrounding zone classifications are as follows:  North: "R-I" (Single Family Residential) West: Tulare County Agricultural Zoning East: "R-1" (Single Family Residential)  South: "R-1" (Single Family Residential) and Tulare County Agricultural Zoning  General Plan: The site has the following General Plan land use designations.  "Medium Density Residential" "Agriculture Urban Reserve"  These designations correspond with the existing zoning oft the site.  Access: Access to the site is] provided by Walnut Avenue. Walnut Avenue is designated as an  "Arterial" roadway by the Circulation Element of the Farmersville General Plan. In the vicinity oft the site this roadway is developed with one travel lane and gravel shoulders. The General Plan designation calls for widening of the road to two travel lanes in each direction, curbs, gutters, sidewalks, street trees and al landscaped median  divider.  Infrastructure:  The site is not currently served by City utilities (water, sewer storm drainage). The project will bei required to extend existing utility lines under Walnut Avenue and connect these to the development. The Public Works and Engineering Departments report there is adequate capacity in the City's utility systems to support the project. Storm drainage will be retained on the site in a combined park/stormwater ponding basin. The project will also pay Police and fire protection are provided by the City of Farmersville. The project will also be required to pay public safety impact fees for each lot. preparation of an Initial Environmental Study, consistent with CEQA (California Environmental Quality. Act). The study found that the project  impact fees for water, sewer and storm drain systems.  Serviçes:  Environmental: Thej project has been evaluated for potential environmental impacts through  Page 6 of13    Farmersville Planning Commission 11/20/2024  (Fagundes Residential Development)  would have no significant impact on the environment, provided that mitigation measures identified in the study are implemented with the project development and operation. These measures pertain to the following: Air Quality = construction emission minimization strategies. Biological resources = nesting bird protection. Cultural resources - protection ofhuman remains and of cultural Greenhouse Gas Emissions = Strategy to: minimize dust emissions. Circulation - payment of funds toward future intersection improvements and installation of curb ramp improvements at  artifacts.  specified intersection.  Page7of13    Farmersville Planning Commission 11/20/2024  (Fagundes Residential Development)  Attachment "A"(Location Map)  D ATE  WAINUTAVENUE  VINK  PROJECT LOÇATION  3H3008MWE A37HSV  EARREITAVENVE  sn8n M  34170  4g VSO83ONOd  133815 VINA 43341S  173-1S INOHY  Page 8 of13    Farmersville Planning Commission 11/20/2024  (Fagundes Residential Development)  Attachment "B" (Aerial Photo)  Walnut AU  Site  Page 9 of13    Farmersville Planning Commission 11/20/2024  (Fagundes Residential Development)  Attachment "C" (Proposed Land Use)  MDR( (MEDIUM DENSITY RESIDENTIAL) OPEN SPACE  GARO  Page 10 of13    Farmersville Planning Commission 11/20/2024  (Fagundes Residential Development)  Attachment "D (Existing County Zoning)  Outer  AS  TT PEEEEEEEE  Page 11 of13    Farmersville Planning Commission 11/20/2024  (Fagundes Residential Development)  Attachment "E" (Proposed Zoning)  R-1(SINGLEFAMLY, P-QP( (PUBLIC/QUASI PUBLIC  Page 12 of13    Farmersville Planning Commission 11/20/2024  (Fagundes Residential Development)  Attachment "F" (Proposed Subdivision Design)  S    GAREIANSE  Page 13 of1 13    AGENDA ITEM# #7B  RESOLUTION 2024-14 BEFORE THE PLANNING COMMISSION CITY OF FARMERSVILLE COUNTY OF TULARE, STATE OF CALIFORNIA  A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF FARMERSVILLE RECOMMENDING ADOPTION OF A MITIGATED NEGATIVE DECLARATION AS THE ENVIRONMENTAL FINDING FOR THE: FAGUNDES RESIDENTIALDEVELOPMENT PROJECT (INCLUDING ANNEXATION 2024-01, GENERAL PLAN AMENDMENTZONE CHANGE 2024-01 AND TENTATIVE  SUBDIVISION MAP 2024-01)  WHEREAS, a request was submitted by Ken Turner, P.O. Box 8053, Visalia, CA 93290 for a development project on two existing parcels containing approximately 22tacres on the south side of Walnut Avenue between Road 156 to the west and Ventura Road the east (Assessor Parcel Numbers 128-030-036 and 128-030-056). The project is a single-family residential  subdivision with a neighborhood park and stormwater basin.  WHEREAS, specific requests include: AGeneral Plan. Amendment to:  Apply the "Medium High Density Residential" designation.  Apply the "Open Space" designation to neighborhood park and stormwater Apply the "R-1" (Single Family Residential) zoning designation to the project. Apply the "P/QP" zone (Public-Quàsi Public) to the proposed neighborhood park A Tentative Subdivision Map to create 96 single-family residential lots, a 0.53-acre An annexation of the site from Tulare County into the City of Farmersville  ponding basin. A zone change as follows:  .  and stormwater ponding basin.  neighborhood park and a stormwater ponding basin.  WHEREAS, the City has prepared an Initial Environmental Study to evaluate potential impacts to the environment that may result from the project, consistent with the Guidelines of the  California Environmental Quality Act (CEQA), and  WHEREAS, the study was circulated for public review and comment, and at the end of  the comment period no substantive comments had been received, and  -1-    Farmersville Planning Commission  Resolution 2024-14  Environmental Finding for Fagundes Residential Development Project  WHEREAS, the study determined the project would have no significant impacts on the environment, provided that mitigation measures are incorporated into the design, construction and operation of the project. These measures are. listed in Exhibit' "A" oft this resolution, and  WHEREAS, the City has notified property owners within 300 feet of the site of the proposed project, and has also published a notice of the Planning Commission hearing in the  newspaper, at least ten days before the hearing; and  WHEREAS, the Planning Commission has considered this matter and accepted evidence NOW THEREFORE BE IT RESOLVED that, the Planning Commission, after considering all the evidence presented, determined the following findings were relevant in  and testimony.  evaluating this project:  1. The project is consistent with the Farmersville General Plan and the Farmersville 2. The project will not have a significant impact on the environment provided that mitigation measures are incorporated into the project design and operation, and a Mitigated Negative Declaration has been prepared, consistent with the Guidelines of the California Environmental Quality Act. Mitigation measures are listed in Exhibit "A" oft this Resolution.  Zoning Ordinance, as amended.  3. The project will not have an adverse impact on the health, safety and welfare of  residents in the neighborhood or community.  NOW THEREFORE BE IT RESOLVED that the Planning Commission hereby recommends adoption of a Mitigated Negative Declaration as the environmental finding for the proposed  project.  The foregoing resolution was adopted upon a motion of Commission member Planning Commission on the 20th of November, 2024, by the following roll call vote:  second by Commission member.  at a regular meeting of the Farmersville  AYES: NOES: ABSENT: ABSTAIN:  Secretary, Farmersville Planning Commission  -2-    Farmersville Planning Commission  Resolution 2024-14  Environmental Finding for Fagundes Residential Development Project  Exhibit "A": Mitigation Measures  AIR-1:  Consistent with San Joaquin Valley Air Pollution Control District (SJVAPCD) Regulation VIII (Fugitive PMIO Prohibitions), the following controls are required to be included as specifications for the proposed project and implemented at the construction  site:  A All disturbed areas, including storage piles, which are not being actively utilized for construction purposes, shall be effectively stabilized of dust emissions using water or Fagundes Residential Development chemical stablizetfsuppréssant or covered with a tarp or . All on-site unpaved roads and off-site unpaved access roads shall be effectively stabilized of dust emissions using water or chemical sablizerfsuppressant, All land clearing, grubbing, scraping, excavation, land leveling, grading, cut and fill, and demolition activities shall be effectively controlled of fugitive dust emissions When materials are transported offsite, all material shall be covered, or effectively wetted to limit visible dust emissions, and at least 6 inches offreeboard space from the All operations shall limit or expeditiously remove the accumulation ofmud or dirt from adjacent public streets at the end ofe each workday. (The use of dry rotary brushes ise expressly prohibited except where preceded or accompanied by sufficient wetting to limit the visible dust emissions. Use ofblower devices is expressly forbidden.) F Following the addition of materials to, or the removal of materials from, the surface of outdoor storage piles, said piles shall be effectively stabilized of fugitive dust emissions  other suitable cover or vegetative ground cover.  utilizing application of water or by presoaking.  top of the container shall be maintained.  utilizing sufficient water or chemical stabilizer/ suppressant.  BIO-1:1 Protect nesting birds.  1. To the extent practicable, construction shall be scheduled to avoid the nesting season, 2. Ifiti is not possible to schedule construction between September and January, pre- construction surveys for nesting birds shall be conducted by a qualified biologist to ensure that no active nests will be disturbed during the implementation ofthe Project. A pre-construction survey shall be conducted no more than 14 days prior to the initiation of construction activities. During this survey, the qualified biologist shall inspect all potential nest substrates in and immediately adjacent to the impact areas. Ifan active nest is found close enough to the construction area to be disturbed by these activities, the qualified biologist shall determine the extent ofa construction-free buffer to be established around the nest. Ifwork cannot proceed without disturbing the nesting birds,  which extends from February through August.    Farmersville Planning Commission  Resolution 2024-14  Environmental Finding for Fagundes Residential Development Project  work may need tol be halted or redirected to other areas until nesting and fledging are completed or the nest has otherwise failed for non-construction related reasons.  CUL-1: The following measures shall bei implemented:  Before initiation ofconstruction or ground-disturbing activities associated with the Project, the City shall require all construction personnel to be alerted to the possibility of buried cultural resources, including historic, archeological and paleontological resources; The general contractor and its supervisory staff shall be responsible for monitoring the Ifap potentially significant historical, archaeological, or paleontological resource, such as structural features, unusual amounts ofbone or shell, artifacts, human remains, or architectural remains or trash deposits are encountered during subsurface construction activities (i.e., trenching, grading), all construction activities within a 100-foot radius of the identified potential resource shall cease until a qualified archaeologist evaluates the item fori its significance and records thei item on the appropriate State Department of Parks and Recreation (DPR) forms. The archaeologist shall determine whether the item requires further study. If, after the qualified archaeologist conducts appropriate technical analyses, thei item is determined to be significant under California Environmental Quality Act, the archaeologist shall recommend feasible mitigation measures, which may include avoidance, preservation inj place or other appropriate measure, as outlined inl Public Resources Code section 21083.2. The City of Farmersville shall implement said  and  construction Project for disturbance of cultural resources; and  measures.  CUL-2: Thel Project applicant shall incorporate into the construction contract(s): aj provision that ini the event ai fossil or fossil formations are discovered during any subsurface construction activities for the proposed Project (i.e., trenching, grading), all excavations within 100 feet ofthe find shalil be temporarily halted until the find is examined by a qualified paleontologist, in accordance with Society of Vertebrate Paleontology standards. The paleontologist shall notify the Project applicant, who shall coordinate with thej paleontologist as to any necessary investigation of the find. Ifthe find is determined to be significant under CEQA, the City shall implement those measures, which may include avoidance, preservation in place, or other appropriate measures, as outlined in Public Resources Code section 21083.2. Inc order to meet the consistency requirements oft the 2022 Scoping Plan for greenhouse gas (GHG) reduction and equity prioritization goals, thej proposed project shall prohibit the use ofn natural gas The. Applicant shall pay the City ofl Farmersville for their Fair Share Portion oft the intersection improvements described in Table 17, in. order to maintain or improve the operational level ofs service of  GHG-1  connections and appliances as part ofthe proposed project.  TRA-1  the street system in the Project vicinity.  4-    Farmersville Planning Commission  Resolution 2024-14  Environmental Finding for Fagundes Residential Development Project  Table 1  Future Intersection improvements  # 1 3  Intersection Venture Ave & Walnut Ave Farmersville Blvd & Front St  Total Improvements Required by 2043 Signal Signal  Project Share 47.45% 18.85%  TRA-2:  The applicant shall install: 1): Sidewalk on the south side ofWalnut Avenue from the east boundary ofthe tract, approximately 215 feet east and connect to existing sidewalk. Construct two ADA compliant driveways along the stretch ofs sidewalk. 2) Two ADA accessible curb ramps at Garrett Avenue and  Virginia Avenue.    Farmersville Planning Commission  Resolution 2024-14  Environmental Finding for Fagundes Residential Development Project  Figure 1 VMT Mitigation  Manlyn Ct  Arissa St  Walnut Ave  Sidewalk & Driveways  Project Site  Handicap Ramps W Garrett Ave    AGENDAIIEM7B  RESOLUTION 2024-15 BEFORE THE. PLANNING COMMISSION CITY OFFARMERSVILLE COUNTY OF TULARE, STATE OF CALIFORNIA  AI RESOLUTION OF' THE: PLANNING COMMISSION OF THE CITY OF FARMERSVILLE APPROVING GENERAL PLAN. AMENDMENT 2024-01 AND ZONE CHANGE 2024-01 (FAGUNDES RESIDENTIALDEVELOPMENT  PROJECT).  WHEREAS, ai request was submitted by Ken Turner, P.O. Box 8053, Visalia, CA 93290 for a development project on two existing parcels containing approximately 22-acres on the south side of Walnut Avenue between Road 156 to the west and Ventura Road the east (Assessor Parcel Numbers 128-030-036 and 128-030-056). The project is a single-family residential subdivision with neighborhood park and stormwater basin, and WHEREAS, the project includes requests for General Plan land use amendments and  zone changes, as follows (see Exhibits 1 and 2): AGeneral Plan Amendment to:  Apply the "Medium High Density Residential" designation. Apply the "Open Space" designation to neighborhood park and stormwater  ponding basin. Azone change as follows: project.  Apply the "R-1" (Single Family Residential) zoning designation to the Apply the "P/QP" zone (Public-Quasi Public) to the proposed  neighborhood park and stormwater ponding basin.  WHEREAS, associated actions related to the site include an Annexation and Tentative Subdivision Map to facilitate a single-family residential subdivision and related  improvements, and  WHEREAS, property owners within 300 feet of the subject parcel were notified of the Planning Commission's meeting and a public hearing notice was published ten  (10) days prior to the Planning Commission's meeting, and  WHEREAS, the Planning Department has prepared a staff report and  environmental finding, and  Page 1 of5    Farmersville Planning Commission  Resolution 2024-15  General Plan Amendment 2024-01/Zone Change 2024-01 (Fagundes) WHEREAS, the Planning Commission held a public hearing on this action and NOW,THEREFORE, BE IT RESOLVED that the Planning Commission, after considering all the evidence presented, determined the following findings were relevant  accepted testimony.  ine evaluating this action:  1.The proposed action is consistent with the goals, objectives, and policies of the 2. The City has prepared and circulated for public review and comment an Initial Environmental Study, consistent with the Guidelines of the California Environmental Quality Act (CEQA) The Study has found the project will have no significant impacts on the environment, provided that mitigation measures are implemented, and a Mitigated  2025 Farmersville General Plan.  Negative Declaration has been prepared for adoption. and welfare of residents in the neighborhood or community.  3.  The proposed action will not have an adverse impact on the health, safety,  NOW, THEREFORE BE IT RESOLVED THAT General Plan. Amendment/Zone Change 2022-01 and Zone Change 2024-01 as shown on Exhibits 1 and 2 (attached), are hereby recommended for approval of the City Council by the Farmersville Planning The foregoing resolution was adopted upon a motion of Commission member meeting of the Farmersville Planning Commission on the 20th day of November, 2024,  Commission.  second by Commission member  atai regular  by the following vote: AYES: NOES: ABSENT: ABSTAIN:  Secretary, Farmersville Planning Commission  Page 2 of5    Farmersville Planning Commission  Resolution 2024-15  General Plan Amendment 2024-01/Zone Change 2024-01 (Fagundes)  Exhibit 1: Proposed General Plan Designations  MDR (MEDIUM DENSITY RESIDENTIAL) OPEN SPACE  Page 3 of5    Farmersville Planning Commission  Resolution 2024-15  General Plan Amendment 2024-01/Zone Change 2024-01 (Fagundes)  Exhibit 1: Proposed Zoning Designations  R-1/SINGLEFAMLV) P-OP/PUBLICIQUASI PUBLIC  GARET  Page 4 of 5    Farmersville Planning Commission  Resolution 2024-15  General Plan Amendment 2024-01/Zone Change 2024-01 (Fagundes)  Page 5 of5 5    AGENDA ITEM7B  RESOLUTION2 2024-16 BEFORE THE PLANNING COMMISSION CITY OF FARMERSVILLE COUNTY OF TULARE, STATE OF CALIFORNIA  Al RESOLUTION OF' THE PLANNING COMMISSION OF THE CITY OF FARMERSVILLE RECOMMENDING APPROVAL OF. A' TENTATIVE SUBDIVISION MAP (FAGUNDES) ON APARCEL CONTAING 22-t-ACRES ON THE SOUTH SIDE OF WALNUT AVENUE BETWEEN ROAD 156 AND  VENTURA AVENUE  WHEREAS, a request was submitted by Ken Turner, P.O. Box 8053, Visalia, CA 93290 for a development project on two existing parcels containing approximately 22tacres on the. south side of Walnut Avenue between Road 156 to the west and Ventura Road the east (Assessor Parcel Numbers 128-030-036 and 128-030-056). The project is a single-familyresidential subdivision with a neighborhood park stormwater basin, and  WHEREAS, specific requests include: AGeneral Plan Amendment to:  Apply the "Medium High Density Residential" designation. Apply the "Open Space" designation to neighborhood park and stormwater  ponding basin. A: zone change as follows: project.  Apply the "R-1" (Single Family Residential) zoning designation to the Apply the "P/QP" zone (Public-Quasi Public) to the proposed A Tentative Subdivision Map to create 96 single-family residential lots, a An annexation of the site from Tulare County into the City of Farmersville WHEREAS, property owners within 300: feet of the subject site were notified of the meeting and a public hearing notice was published in the newspaper ten (10) days  neighborhood park and stormwater ponding basin.  neighborhood park and a stormwater ponding basin.  prior to the Planning Commission's meeting, and  WHEREAS, the Planning Department has prepared a staff report and  environmental finding, and  Page 1 of1 12    Farmersville Planning Commission  Resolution 2024-16 (Tentative Subdivision Map for Fagundes Residential Development Project)  WHEREAS, it has been determined that the project will not have significant impacts on the environment provided that mitigation measures are adopted and  implemented, and  WHEREAS, thel Planning Commission held a public hearing on this Conditional NOW,THEREFORE, BEIT RESOLVED that the Planning Commission, after considering all the evidence presented, determined the following findings were relevant  Use Permit and accepted testimony.  ine evaluating this request: and zoning of the site.  1.The project is consistent with the Farmersville General Plan, Land Use Element  2. An Initial Environmental Study was prepared under the California Environmental Quality Act for the overall project that found the project will not have a significant impact on the environment, provided that mitigation measures are implemented and therefore a Mitigated Negativé Declaration has been prepared  separately for adoption.  3.' The project will not have an adverse impact on the health, safety and welfare of  residents in thé neighborhood or community.  NOW, THEREFORE BE: ITI RESOLVED THAT Tentative Subdivision Map 2024-01 (as  shown on Exhibit "A" is approved. second by Commissioner  The foregoing resolution was adopted upon ai motion of Commissioner Commission on the 20th of] November 2024, by the following roll call vote:  at a regular meeting of the Farmersville Planning  AYES: NOES: ABSTAIN: ABSENT:  Secretary, Farmersville Planning Commission  Page 2 of12    Farmersville Planning Commission  Resolution 2024-16 (Tentative Subdivision Map for Fagundes Residential Development Project)  Exhibit "A": Proposed Tentative Subdivision Map (Fagundes)  i,  AJAR EHUE  GARETAVINE  Page 3 of 12    Farmersville Planning Commission  Resolution 2024-16 (Tentative Subdivision Map for Fagundes Residential Development Project)  Conditions of Approval for Tentative Subdivision Map 2024-01 (Fagundes)  A. ENGINEERING 1. GENERAL  a. All improvements. shall be installed in accordance with the most recent City of Farmersville improvement standard drawings, except as specifically modified by the Site Plan Review. In the absence of specific standards, improvements shall be installed as directed by the Director of] Public Works and the City b. All sidewalk, driveway approaches, parking, etc. shall be constructed in accordance with the current City of Farmersville improvement standards and applicable Americans with Disabilities Act (ADA) Standards. Standards for ADA compliance shall bei installed in accordance with the most recent The developer shall comply with and be responsible for obtaining encroachment permits from the City of Farmersville for all work performed d. The developer.: shall install all improvements within the public right-of-way and easements in accordance with the City of Farmersville improvement standards and drawings, specifications, masterplans, and record drawings. e. During the site construction, any public streets fronting thé project shall be kept clear of any construction or landscaping debris and shall not be used as a storage area for equipment, materials, or other items. The developer shall maintain pedestrian and vehicular access to all surrounding properties and buildings to the satisfaction of the City of Farmersville Police and Fire Department and City Engineer. The developer's contractor shall not work on, place debris on, store supplies ore equipment on, or in any other way encroach upon any other properties without written permission. of such property owners. In the event other properties are encroached upon without written permission, work shall h. Project is located within FEMA flood zone. A. The developer shall comply with guidelines and requirements set by FEMA and City Ordinance. Ift the project is to be phased, a masterplan is required for the entire project areà that shall include pipe network sizing arid grades and street grades. All elevations shall be based on the City's benchmark: network. The developer shall adhereto the latest edition of the California Building The developer shall provide and pay for all compaction testing required by the Quality. Assurance Plan (QAP). Compaction text results shall be submitted to  Engineer.  Caltrans standards, specifications, and details. within the City right-of-way and easements.  automatically shut down until resolved.  Code.  the City Engineer for review and approval.  Page 4 of 12    Farmersville Planning Commission  Resolution 2024-16 (Tentative Subdivision Map for Fagundes Residential Development Project)  m. Within twenty (20) calendar days after all improvements have been constructed and accepted by the City, the developer shall submit to the City of Farmersville Public Works Department one C)repoducbieeectonic copy (PDF) and two (2) black line copies of the approved set of construction plans revised. .to reflect all field revisions and marked "AS BUILT" for review and approval. As-Built drawings shall be revised in electronic format, a scanned or field copy of the construction plans will not be accepted. Pad Certification(s) willl be required prior to construction of any structure on a lot. n. The developer shall, atl his expense, obtain "R Value" tests in quantity sufficient to represent all parking areas, and have street structural sections designed by a registered civil engineer based on these "R Value" tests. 0. The developer is to coordinate with Consolidated People's Ditch Company and receive written approval for the proposed improvements. Developerto provide approvals by the ditch company to the City Engineer. p. The approval and/or acceptance of the Traffic Impact Study for this development shall be adopted and requirements be a part of the project  conditions of approval.  2. SITE AND STREET IMPROVEMENTS Standards and City Ordinance.  a. All sidewalks shall be a minimum width of five feet and shall conform with City b. All lots shall have separate drive approaches constructed per City improvement All public streets within the project limits and across the project frontage shall be improved to their full width, subject to available right of way, in accordance with d. All new landscaping shall be in accordance with the City landscaping ordinance and State of California requirements ini the areas where there are no buildings or parking lots proposed and have been identified as open space landscaped areas by applicant and shall include backflow preventers in approved cages. e. The developer is to replace in kind existing landscaping, replace any broken sidewalk curb and gutter, utilities or any existing improvements on Walnut Avenue that is damaged with the construction of proposed off-site improvements. Developer shall provide for all striping, stenciling, pavement markers, delineators, and signage required on all street improvements. All traffic signs and street name signs shall be installed in accordance with City standards and the latest edition of the California Manual on Uniform Traffic Control Devices (CA MUTCD). A striping and signage plan shall be included with the construction plans and submitted for review and approval by the City Engineer. Any existing street lighting that is damaged during off-site construction is to be replaced and installed per City of Farmersville standards.  drawings.  City policies, standards and specifications.  Page 5of12    Farmersville Planning Commission  Resolution 2024-16 (Tentative Subdivision Map for Fagundes Residential Development Project)  h. The developer shall install street lighting in accordance with local and collector standards. Refer to City improvement standards. Final locations are to be designated by the City Engineer. The developer shall prepare a street lighting plan The developer is to construct a minimum 6'-8" high block wall around the perimeter of the project. Block wall to be split face CMU and have a non- sacrificial anti-graffiti coating. Submit any block wall calculations for approval by City Engineer with the first submittal of the improvement plans. Local streets are to be 60' ROW per City of Farmersville Improvement Standards.  for approval by the City Engineer.  3. GRADING AND DRAINAGE  a. The developer shall follow the City's Improvement Standards drainage engineering design criteria and ordinances for storm drain improvements. b. Grade differentials between lots and adjacent properties shall be adequately shown on the grading plan and shall be treated in a manner in accordance with Prior to approval of the grading plan, any approvals and permits from the San Joaquin Valley Air Pollution Control District shall be obtained. The project shall comply with all rules, regulations, and conditions of approval imposed by the d. The developer shall maintain a program of dust control to prevent air pollution as well as discomfort or damage to adjacent and surrounding properties. The developer shall follow all requirements and recommendations made by the San Joaquin Valley Air Pollution Control District for dust and emission reduction. a. Obtain a NPDES. Construction General Permit (latest version) for any construction activity prior to disturbing, clearing, grading or excavation of one (1) acre of more ofl land area or a part of a larger plan of development orsale. The developer shall submit a copy oft the prepared Stormwater Pollution Prevention Plan along with the State Water Board issued Waste Discharge Identification Number (WDID) prior to the start of construction b. Plans for these requirements shall be included in the construction plan set and shall be submitted to and approved by the City Engineer.  City improvement standards.  district.  The developer shall:  and City issuance of a grading permit.  4. SANITARY SEWER AND WATER IMPROVEMENTS  a. The developer's engineer shall be responsible for verifying size, location, and elevations of existing sanitary sewers, storm drainage; and water improvements. b. The developer shall install a City standard water service with backflow prevention device, size as necessary for the development in accordance with City standards. Developer to install irrigation service with backflow prevention device, size as  necessary for the development per City standards.  Page 6 of 12    Farmersville Planning Commission  Resolution 2024-16 (Tentative Subdivision Map for Fagundes Residential Development Project)  d. The developer shall install a City standard sanitary sewer service, size as necessary to the development in accordance with City standards. e. Fire hydrant(s) (existing and/or proposed) shall be shown on improvement plans and locations are to be approved by the City Fire Department. Any existing fire  hydrants are to be raised to finish grade.  5. ELECTRICAL, GAS, CABLETELEVISION, AND TELEPHONE SERVICES a. All services (electric, cable television, and telephone) to newly construçted buildings shall be installed underground and placed per the utility providers specifications. The developer is responsible for all utility coordination and should b. The developer shall comply with all the requirements of the local utility (gas and electric), telephone, cable, ànd other communication companies. It shall be the responsibility of the developer to notify the local utility, telephone, cable, and other communication companies to remove or relocate utility poles where necessary. The City will not accept first submittal of improvement plans without proof that the developer has provided the improvement plans and documents showing all proposed work to the utility, telephone, cable, and other  coordinate directly with the utility providers.  communication companies. 6. BOND OR DEPOSIT  a. An engineer's estimate shall be submitted for all public works improvements. The developer shall make provisions for a bond, deposit, or instrument of credit on all  required improvements as follows: 1. 100% faithful performance 2. 100% labor and materials  7. FEES  a. The developer shall pay to the City all applicable fees prior to issuance ofa  building permit.  8. ADDITIONAL ENGINEERING REQUIREMENTS  a. Provide the City with improvement plans that have been prepared by a licensed b. Mailbox facilities shall be installed per USPS guidelines and regulations. C. A digital copy of the improvement plans shall be provided to the City upon final d. Landscape and Irrigation plans must be submitted. Landscape plans will need to comply with the City's Landscape Ordinance and meet MWELO Standards. Landscaping shall feature an appropriate combination of shade trees, shrubs, and groundcover. Any free-standing fencing should be treated with climbing vines for  Civil Engineer. approval.  beautification and graffiti prevention.  Page7of12    Farmersville Planning Commission  Resolution 2024-16 (Tentative Subdivision Map for Fagundes Residential Development Project)  e. Dedicate landscape lots. to the City that are to be maintained by thel Landscape & - f. Show locations of all utilities that are to be relocated (i.e., service poles, meters, g. The developer is required to notify the City inspector of all phases of construction, which includes but is not limited to the installation of any underground utilities, streets etc. and obtain approvals by the City inspector at the h. Itshall be the responsibility of the developer to remove all existing structures, trees, shrubs, etc., that are within or encroaching on existing or proposed rights- of-way or easements. Existing street improvements shall be preserved, at the Within five days after the: final setting of all: monuments has been completed, the engineer or surveyor shall give written notice to the City Engineer that the final monuments have been set. Upon payment to the engineer or surveyor for setting the final monuments, the developer shall present to the City Engineer evidence of the payment and receipt thereof by the engineer or surveyor. Ap preconstruction meeting is required prior to the start of any construction.  Lighting District. etc.).  time of construction.  discretion of the City Engineer.  B. PLANNING  1. Front facades of homes shall be reviewed and approved by the City Planner.  2. All traffic control sign postes shall be painted gloss black.  3. Improvement plans (including landscaping) for the open space corridors and park/ponding basin shall be submitted and reviewed and approved by the City Planner, City Engineer, and Public Works Director. Designs for the waterway open space corridors shall comply with the Farmersville Waterway/Trails Master Plan. Landscaping for the park shall include turf, shrubs, shade trees, benches and  other amenities determined by the City Manager.  CENVIRONMENTAL  The project shall implement all: mitigation measures identified in the Initial Environmental Study prepared by Crawford & Bowen Planning Consultants, including:  AIR-1:  Consistent with San Joaquin Valley Air Pollution Control District (SJVAPCD) Regulation VIII (Fugitive PM101 Prohibitions), the following controls are: required to be included as specifications for the proposed project and implemented. at the construction  site:  Page 8 of12    Farmersville Planning Commission  Resolution 2024-16 (Tentative Subdivision Map for Fagundes Residential Development Project)  All disturbed areas, including storage piles, which are not being actively utilized for construction purposes, shall be effectively stabilized of dust emissions using water or Fagundes Residential Development chemical stablizer/suppressant or covered with a All on-site unpaved roads and off-site unpaved access roads shall be effectively stabilized of dust emissions using water or chemical stabilizer'suppressant. A All land clearing, grubbing, scraping, excavation, land leveling, grading, cut and fill, and demolition activities shall be effectively controlled of fugitive dust emissions When materials are transported off site, all material shall be covered, or effectively wetted to limit visible dust emissions, and at least 6 inches of freeboard space from- the - All operations shall limit or expeditiously remove the accumulation ofmud or dirt from adjacent public streets at the end of each workday. (The use of dry rotary brushes is expressly prohibited except where preceded or accompanied by sufficient wetting to limit the visible dust emissions. Use ofblower devices is expressly forbidden.) Following the addition of materials to, or the removal of materials from, the surface of outdoor storage piles, said piles shall bè effectively stabilized of fugitive dust emissions  tarp or other suitable cover or vegetative ground cover.  utilizing application of water or by presoaking.  top of the container shall be maintained.  utilizing sufficient water or chemical stabilizer/ suppressant.  BIO-1: Protect nesting birds.  1. To the extent practicable, construction shall be scheduled to avoid the nesting 2. Ifit is not possible to schedule construction between September and January, pre- construction surveys for nesting birds shall be conducted by a qualified biologist to ensure that no active nests will be disturbed during the implementation oft the Project. A pre-construction survey shall be conducted no more than 14 days prior to the initiation of construction activities. During this survey, the qualified biologist shall inspect all potential nest substrates in and immediately adjacent to the impact areas. If an active nest is found close enough to the construction area to be disturbed by these activities, the qualified biologist shall determine the extent of a construction-free buffer to be established around the nest. If work cannot proceed without disturbing the nesting birds, work may need to be halted or redirected to other areas until nesting and fledging are completed or the nest  season, which extends from February through August.  has otherwise failed for non-construction related reasons.  Page 9 of 12    Farmersville Planning Commission  Resolution 2024-16 (Tentative Subdivision Map for Fagundes Residential Development Project)  CUL-1: The following measures shall bei implemented:  Before initiation of construction or ground-disturbing activities associated with the Project, the City shall require all construction personnel to be alerted to the possibility of buried cultural resources, including historic, archeological and The general contractor and its supervisory staff shall be responsible for monitoring the construction Project for disturbance of cultural resources; and Ifap potentially significant historical, archaeological, or paleontological resource, such as structural features, unusual, amounts of bone or shell, artifacts, human remains, or architectural remains or trash deposits are encountered during subsurface construction activities (i.e., trenching, grading); all construction activities within a 100-foot radius oft the identified potential resource shall cease until a qualified archaeologist evaluates the item for its significance and records the item on the appropriate State Departiment of Parks and Recreation (DPR) forms. The archaeologist shall determine whether the item requires further study. If, after the qualified archaeologist conducts appropriate technical analyses, the item is determined. to be significant under California Environmental Quality Act, the archaeologist shall recommend feasible mitigation measures, which may include avoidance, preservation in place or other appropriate measures, as outlined in Public Resources Code section 21083.2. The City ofl Farmersville  paleontological. resources.  shall implement said measures.  CUL-2: The Project applicant shall incorporate into the construction contract(s) a provision that in the event a fossil or fossil formations are discovered during any subsurface construction activities for the proposed Project (i.e., trenching, grading), all excavations within 100 feet ofthe find shall bei temporarily halted until the find is examined by a qualified paleontologist, in accordance with Society of Vertebrate Paleontology standards. The paleontologist shall notify the Project applicant, who shall coordinate with the paleontologist as to any necessary investigation ofthe find. Ifthe finding is determined to be significant under CEQA, the City shall implement those measures, which may include avoidance, preservation inj place, or other appropriate  measures, as outlined in Public Resources Code section 21083.2.  GHG-1  In order to meet the consistency requirements of the 2022 Scoping Plan for greenhouse gas (GHG)reduction and equity prioritization goals, the proposed project shall prohibit the use of  natural gas connections and appliances as part oft the proposed project.  TRA-1  The Applicant shall pay the City of Farmersville for their Fair Share Portion of the intersection improvements described in Table 17, in order to maintain or improve the operational level of  service oft the street system in the Project vicinity.  Page 10 of12    Farmersville Planning Commission  Resolution 2024-16 (Tentative Subdivision Map for Fagundes Residential Development Project)  Table 1  Future Intersection Improvements  # 1 3 TRA-2:  Intersection Venture Ave & Walnut Ave Farmersville Blvd & Front St  Total Improvements Required by 2043 Signal Signal  Project Share 47.45% 18.85%  The applicant shall install: 1)Sidewalk on the south side of Walnut Avenue from the east boundary oft the tract, approximately 215 feet east and connect to existing sidewalk. Construct two ADA compliant driveways along the stretch of sidewalk. 2) Two. ADA accessible curb ramps  at Garrett. Avenue and Virginia Avenue.  Page 11 of12    Farmersville Planning Commission  Resolution 2024-16 (Tentative Subdivision Map for Fagundes Residential Development Project)  Figure 1 VMT Mitigation Locations  N Manlyn Ct  Arissa St  Walnut Ave  Sidewalk & Driveways  Project Site  Handicap Ramps a W Garrett Ave  Page 12 2of12