Parsons Avenue Apartments - Merced County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied 169
Total CO2
CH4
N2O
CO2e
Category
MT/yr
Mitigated
7.4457
0.1841
4.4100e-
003
13.3614
Unmitigated
9.3071
0.2301
5.5100e-
003
16.7017
7.2 Water by Land Use
Indoor/Out
door Use
Total CO2
CH4
N2O
CO2e
Land Use
Mgal
MT/yr
Apartments Mid
Rise
7.03663 /
4.43614
9.3071
0.2301
5.5100e-
003
16.7017
Total
9.3071
0.2301
5.5100e-
003
16.7017
Unmitigated
CalEEMod Version: CalEEMod.2020.4.0
Date: 10/25/2021 2:45 PM
Parsons Avenue Apartments - Merced County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied 170
7.2 Water by Land Use
Indoor/Out
door Use
Total CO2
CH4
N2O
CO2e
Land Use
Mgal
MT/yr
Apartments Mid
Rise
5.62931 /
3.54891
7.4457
0.1841
4.4100e-
003
13.3614
Total
7.4457
0.1841
4.4100e-
003
13.3614
Mitigated
8.1 Mitigation Measures Waste
Institute Recycling and Composting Services
8.0 Waste Detail
Total CO2
CH4
N2O
CO2e
MT/yr
Mitigated
2.5212
0.1490
0.0000
6.2460
Unmitigated
10.0846
0.5960
0.0000
24.9842
Category/Year
CalEEMod Version: CalEEMod.2020.4.0
Date: 10/25/2021 2:45 PM
Parsons Avenue Apartments - Merced County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied 171
8.2 Waste by Land Use
Waste
Disposed
Total CO2
CH4
N2O
CO2e
Land Use
tons
MT/yr
Apartments Mid
Rise
49.68 10.0846
0.5960
0.0000
24.9842
Total
10.0846
0.5960
0.0000
24.9842
Unmitigated
Waste
Disposed
Total CO2
CH4
N2O
CO2e
Land Use
tons
MT/yr
Apartments Mid
Rise
12.42 2.5212
0.1490
0.0000
6.2460
Total
2.5212
0.1490
0.0000
6.2460
Mitigated
9.0 Operational Offroad
Equipment Type
Number
Hours/Day
Days/Year
Horse Power
Load Factor
Fuel Type
CalEEMod Version: CalEEMod.2020.4.0
Date: 10/25/2021 2:45 PM
Parsons Avenue Apartments - Merced County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied 172
11.0 Vegetation
10.0 Stationary Equipment
Fire Pumps and Emergency Generators
Equipment Type
Number
Hours/Day
Hours/Year
Horse Power
Load Factor
Fuel Type
Boilers
Equipment Type
Number
Heat Input/Day
Heat Input/Year
Boiler Rating
Fuel Type
User Defined Equipment
Equipment Type
Number
CalEEMod Version: CalEEMod.2020.4.0
Date: 10/25/2021 2:45 PM
Parsons Avenue Apartments - Merced County, Annual
EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied 173
APPENDIX B BIOLOGICAL RESOURCE MATERIALS
174
https://ecos.fws.gov/ipac/location/GUGRVRO7U5B3JETHJIBQNFS2QU/resources 1/14
Ɠ
175
https://ecos.fws.gov/ipac/location/GUGRVRO7U5B3JETHJIBQNFS2QU/resources 2/14 176
https://ecos.fws.gov/ipac/location/GUGRVRO7U5B3JETHJIBQNFS2QU/resources 3/14 177
https://ecos.fws.gov/ipac/location/GUGRVRO7U5B3JETHJIBQNFS2QU/resources 4/14 178
https://ecos.fws.gov/ipac/location/GUGRVRO7U5B3JETHJIBQNFS2QU/resources 5/14 179
https://ecos.fws.gov/ipac/location/GUGRVRO7U5B3JETHJIBQNFS2QU/resources 6/14 180
https://ecos.fws.gov/ipac/location/GUGRVRO7U5B3JETHJIBQNFS2QU/resources 7/14 181
https://ecos.fws.gov/ipac/location/GUGRVRO7U5B3JETHJIBQNFS2QU/resources 8/14 182
https://ecos.fws.gov/ipac/location/GUGRVRO7U5B3JETHJIBQNFS2QU/resources 9/14 183
https://ecos.fws.gov/ipac/location/GUGRVRO7U5B3JETHJIBQNFS2QU/resources 10/14 184
https://ecos.fws.gov/ipac/location/GUGRVRO7U5B3JETHJIBQNFS2QU/resources 11/14 185
https://ecos.fws.gov/ipac/location/GUGRVRO7U5B3JETHJIBQNFS2QU/resources 12/14 186
https://ecos.fws.gov/ipac/location/GUGRVRO7U5B3JETHJIBQNFS2QU/resources 13/14 187
https://ecos.fws.gov/ipac/location/GUGRVRO7U5B3JETHJIBQNFS2QU/resources 14/14 188
Element_TypeScientific_NameCommon_NameElement_CodeFederal_StatusState_StatusCDFW_Status Animals - AmphibiansAmbystoma californiense pop. 1California tiger salamander - central California DPSAAAAA01181ThreatenedThreatenedWL Animals - BirdsButeo swainsoniSwainson's hawkABNKC19070None Threatened- Animals - BirdsHaliaeetus leucocephalusbald eagleABNKC10010Delisted EndangeredFP Animals - BirdsCharadrius montanusmountain ploverABNNB03100None None SSC Animals - BirdsAgelaius tricolortricolored blackbirdABPBXB0020None ThreatenedSSC Animals - BirdsAthene cuniculariaburrowing owlABNSB10010None None SSC Animals - CrustaceansBranchinecta conservatioConservancy fairy shrimpICBRA03010EndangeredNone - Animals - CrustaceansBranchinecta lynchivernal pool fairy shrimpICBRA03030ThreatenedNone - Animals - CrustaceansBranchinecta mesovallensismidvalley fairy shrimpICBRA03150None None - Animals - CrustaceansLinderiella occidentalisCalifornia linderiellaICBRA06010None None - Animals - CrustaceansLepidurus packardivernal pool tadpole shrimpICBRA10010EndangeredNone - Animals - MammalsVulpes macrotis muticaSan Joaquin kit foxAMAJA03041EndangeredThreatened- Animals - MammalsEumops perotis californicuswestern mastiff batAMACD02011None None SSC Animals - ReptilesEmys marmoratawestern pond turtleARAAD02030None None SSC Animals - ReptilesThamnophis gigasgiant gartersnakeARADB36150ThreatenedThreatened- Plants - VascularSagittaria sanfordiiSanford's arrowheadPMALI040Q0None None - Plants - VascularEryngium spinosepalumspiny-sepaled button-celeryPDAPI0Z0Y0None None - Plants - VascularHesperevax caulescenshogwallow starfishPDASTE5020None None - Plants - VascularLagophylla dichotomaforked hare-leafPDAST5J070None None - Plants - VascularBrasenia schreberiwatershieldPDCAB01010None None - Plants - VascularDowningia pusilladwarf downingiaPDCAM060C0None None - Plants - VascularConvolvulus simulanssmall-flowered morning-gloryPDCON05060None None - Plants - VascularPhacelia ciliata var. opacaMerced phaceliaPDHYD0C0S2None None - Plants - VascularSidalcea keckiiKeck's checkerbloomPDMAL110D0EndangeredNone - Plants - VascularCastilleja campestris var. succulentasucculent owl's-cloverPDSCR0D3Z1ThreatenedEndangered- Plants - VascularNeostapfia colusanaColusa grassPMPOA4C010ThreatenedEndangered- Plants - VascularOrcuttia inaequalisSan Joaquin Valley Orcutt grassPMPOA4G060ThreatenedEndangered- Plants - VascularOrcuttia pilosahairy Orcutt grassPMPOA4G040EndangeredEndangered- Plants - VascularNavarretia nigelliformis ssp. radiansshining navarretiaPDPLM0C0J2None None - 189
CA_Rare_Plant_RankQuad_CodeQuad_NameData_StatusTaxonomic_Sort - 3712034MERCED Mapped Animals - Amphibians - Ambystomatidae - Ambystoma californiense pop. 1 - 3712034MERCED Mapped and UnprocessedAnimals - Birds - Accipitridae - Buteo swainsoni - 3712034MERCED Mapped Animals - Birds - Accipitridae - Haliaeetus leucocephalus - 3712034MERCED Mapped Animals - Birds - Charadriidae - Charadrius montanus - 3712034MERCED Mapped and UnprocessedAnimals - Birds - Icteridae - Agelaius tricolor - 3712034MERCED Mapped Animals - Birds - Strigidae - Athene cunicularia - 3712034MERCED Mapped and UnprocessedAnimals - Crustaceans - Branchinectidae - Branchinecta conservatio - 3712034MERCED Mapped and UnprocessedAnimals - Crustaceans - Branchinectidae - Branchinecta lynchi - 3712034MERCED Mapped and UnprocessedAnimals - Crustaceans - Branchinectidae - Branchinecta mesovallensis - 3712034MERCED Mapped and UnprocessedAnimals - Crustaceans - Chirocephalidae - Linderiella occidentalis - 3712034MERCED Mapped and UnprocessedAnimals - Crustaceans - Triopsidae - Lepidurus packardi - 3712034MERCED Mapped Animals - Mammals - Canidae - Vulpes macrotis mutica - 3712034MERCED Mapped Animals - Mammals - Molossidae - Eumops perotis californicus - 3712034MERCED UnprocessedAnimals - Reptiles - Emydidae - Emys marmorata - 3712034MERCED Mapped Animals - Reptiles - Natricidae - Thamnophis gigas 1B.2 3712034MERCED Mapped Plants - Vascular - Alismataceae - Sagittaria sanfordii 1B.2 3712034MERCED Mapped Plants - Vascular - Apiaceae - Eryngium spinosepalum
4.2 3712034MERCED UnprocessedPlants - Vascular - Asteraceae - Hesperevax caulescens 1B.1 3712034MERCED Mapped Plants - Vascular - Asteraceae - Lagophylla dichotoma 2B.3 3712034MERCED Mapped Plants - Vascular - Cabombaceae - Brasenia schreberi 2B.2 3712034MERCED Mapped Plants - Vascular - Campanulaceae - Downingia pusilla
4.2 3712034MERCED UnprocessedPlants - Vascular - Convolvulaceae - Convolvulus simulans
3.2 3712034MERCED Mapped Plants - Vascular - Hydrophyllaceae - Phacelia ciliata var. opaca 1B.1 3712034MERCED Mapped Plants - Vascular - Malvaceae - Sidalcea keckii 1B.2 3712034MERCED Mapped Plants - Vascular - Orobanchaceae - Castilleja campestris var. succulenta 1B.1 3712034MERCED Mapped Plants - Vascular - Poaceae - Neostapfia colusana 1B.1 3712034MERCED Mapped and UnprocessedPlants - Vascular - Poaceae - Orcuttia inaequalis 1B.1 3712034MERCED Mapped Plants - Vascular - Poaceae - Orcuttia pilosa 1B.2 3712034MERCED Mapped Plants - Vascular - Polemoniaceae - Navarretia nigelliformis ssp. radians 190
Animals - Amphibians - Ambystomatidae - Ambystoma californiense pop. 1 Animals - Birds - Accipitridae - Buteo swainsoni
Animals - Birds - Accipitridae - Haliaeetus leucocephalus Animals - Birds - Charadriidae - Charadrius montanus
Animals - Birds - Icteridae - Agelaius tricolor
Animals - Birds - Strigidae - Athene cunicularia
Animals - Crustaceans - Branchinectidae - Branchinecta conservatio Animals - Crustaceans - Branchinectidae - Branchinecta lynchi Animals - Crustaceans - Branchinectidae - Branchinecta mesovallensis Animals - Crustaceans - Chirocephalidae - Linderiella occidentalis Animals - Crustaceans - Triopsidae - Lepidurus packardi Animals - Mammals - Canidae - Vulpes macrotis mutica
Animals - Mammals - Molossidae - Eumops perotis californicus Animals - Reptiles - Emydidae - Emys marmorata
Animals - Reptiles - Natricidae - Thamnophis gigas
Plants - Vascular - Alismataceae - Sagittaria sanfordii Plants - Vascular - Apiaceae - Eryngium spinosepalum
Plants - Vascular - Asteraceae - Hesperevax caulescens
Plants - Vascular - Asteraceae - Lagophylla dichotoma
Plants - Vascular - Cabombaceae - Brasenia schreberi
Plants - Vascular - Campanulaceae - Downingia pusilla
Plants - Vascular - Convolvulaceae - Convolvulus simulans Plants - Vascular - Hydrophyllaceae - Phacelia ciliata var. opaca Plants - Vascular - Malvaceae - Sidalcea keckii
Plants - Vascular - Orobanchaceae - Castilleja campestris var. succulenta Plants - Vascular - Poaceae - Neostapfia colusana
Plants - Vascular - Poaceae - Orcuttia inaequalis
Plants - Vascular - Poaceae - Orcuttia pilosa
Plants - Vascular - Polemoniaceae - Navarretia nigelliformis ssp. radians 191
192
APPENDIX C CENTRAL CALIFORNIA INFORMATION CENTER REPORT 193
Date: 10/19/2021 Records Search File #: 11950I Project: Parson Apartments, 1808 Parsons Avenue, Merced, California Terry L. Farmer Senior Environmental Planner BaseCamp Environmental, Inc. Invoice to: Rayanna Beck 802 W. Lodi Avenue [email protected] Lodi, CA 95240 209-224-8213 [email protected] We have conducted a non-confidential extended records search as per your request for the above-referenced project area located on the Merced USGS 7.5-minute quadrangle map in Merced County. Search of our files includes review of our maps for the specific project area and the immediate vicinity of the project area, and review of the following: National Register of Historic Places (NRHP) California Register of Historical Resources (CRHR) California Inventory of Historic Resources (1976) California Historical Landmarks California Points of Historical Interest listing Office of Historic Preservation Built Environment Resource Directory (BERD) and the Archaeological Determinations of Eligibility (ADOE) Survey of Surveys (1989) Caltrans State and Local Bridges Inventory General Land Office Plats Other pertinent historic data available at the CCaIC for each specific county The following details the results of the records search: Prehistoric or historic resources within the project area: • There are no formally recorded prehistoric or historic archaeological resources or historic buildings within the project area. • The project area is within the overall Merced Irrigation District (P-24-001904), encompassing portions of 14 USGS quadrangles in Merced and Mariposa counties. There are no contributing water conveyance elements of this district documented within the project area.
CENTRAL CALIFORNIA INFORMATION CENTER California Historical Resources Information System Department of Anthropology – California State University, Stanislaus One University Circle, Turlock, California 95382 (209) 667-3307 _____________________________________________________________________________________________ Alpine, Calaveras, Mariposa, Merced, San Joaquin, Stanislaus & Tuolumne Counties 194
• The General Land Office Survey Plat for T7S R14E (dated 1854) does not show any historic features within the NE ¼ of the SE ¼ of Section 28. • The 1914 and 1946 editions of the Merced USGS quadrangle do not reference any historic features within the project area. Prehistoric or historic resources within the immediate vicinity of the project area: There are no formally recorded prehistoric or historic archaeological resources or historic buildings within the immediate vicinity of the project area. The expanse of the Merced Irrigation District proposed boundary referenced above extends into the area surrounding the project area. Resources that are known to have value to local cultural groups: None has been formally reported to the Information Center. Previous investigations within the project area: None has been formally reported to the Information Center. Recommendations/Comments: Please be advised that a historical resource is defined as a building, structure, object, prehistoric or historic archaeological site, or district possessing physical evidence of human activities over 45 years old. Since the project area has not been subject to previous investigations, there may be unidentified features involved in your project that are 45 years or older and considered as historical resources requiring further study and evaluation by a qualified professional of the appropriate discipline. If the current project does not include ground disturbance, further study for archaeological resources is not recommended at this time. If ground disturbance is considered a part of the current project, we recommend further review for the possibility of identifying prehistoric or historic-era archaeological resources. If the proposed project contains buildings or structures that meet the minimum age requirement (45 years in age or older) it is recommended that the resource/s be assessed by a professional familiar with architecture and history of the county. Review of the available historic building/structure data has included only those sources listed above and should not be considered comprehensive. If at any time you might require the services of a qualified professional the Statewide Referral List for Historical Resources Consultants is posted for your use on the internet at http://chrisinfo.org If archaeological resources are encountered during project-related activities, work should be temporarily halted in the vicinity of the discovered materials and workers should avoid altering the materials and their context until a qualified professional archaeologist has evaluated the situation and provided appropriate recommendations. Project personnel should not collect cultural resources. 195
If human remains are discovered, California Health and Safety Code Section 7050.5 requires you to protect the discovery and notify the county coroner, who will determine if the find is Native American. If the remains are recognized as Native American, the coroner shall then notify the Native American Heritage Commission (NAHC). California Public Resources Code Section 5097.98 authorizes the NAHC to appoint a Most Likely Descendant (MLD) who will make recommendations for the treatment of the discovery. Due to processing delays and other factors, not all of the historical resource reports and resource records that have been submitted to the State Office of Historic Preservation are available via this records search. Additional information may be available through the federal, state, and local agencies that produced or paid for historical resource management work in the search area. Additionally, Native American tribes have historical resource information not in the CHRIS Inventory, and you should contact the California Native American Heritage Commission for information on local/regional tribal contacts. The California Office of Historic Preservation (OHP) contracts with the California Historical Resources Information System’s (CHRIS) regional Information Centers (ICs) to maintain information in the CHRIS inventory and make it available to local, state, and federal agencies, cultural resource professionals, Native American tribes, researchers, and the public. Recommendations made by IC coordinators or their staff regarding the interpretation and application of this information are advisory only. Such recommendations do not necessarily represent the evaluation or opinion of the State Historic Preservation Officer in carrying out the OHP’s regulatory authority under federal and state law. We thank you for contacting this office regarding historical resource preservation. Please let us know when we can be of further service. Thank you for submitting the signed Access Agreement Short Form. Note: Billing will be transmitted separately via email from the Financial Services office ($150.00), payable within 60 days of receipt of the invoice. If you wish to include payment by Credit Card, you must wait to receive the official invoice from Financial Services so that you can reference the CMP # (Invoice Number), and then contact the link below: https://commerce.cashnet.com/ANTHROPOLOGY Sincerely, E. A. Greathouse E. A. Greathouse, Coordinator Central California Information Center California Historical Resources Information System * Invoice Request sent to: [email protected], CSU Stanislaus Financial Services 196
APPENDIX D NOISE MODELING RESULTS
197
Date of Analysis: 1/18/22 Time: 10:30 AM
8 9
10 11
12 13
14 15
16 17
18 19
20 21
22 23
24 25
26 27
28 29
30 31
32 33
34 35
36 37
38 39
40 41
42 43
44 A B C D E
SEGMENT1 2 3 4
INPUTS TO MODEL
Segment Name
Average Daily Traffic 10817 9600#REF!#REF!
% Traffic, Day 90 90 90 90
% Traffic, Night 10 10 10 10
% Medium Trucks (2 axle) 3 3 3 3
% Heavy Trucks (3+ axle) 2 2 2 2
Speed (mph)
Auto 35 35 45 35
Medium Truck 35 35 45 35
Heavy Truck 25 25 35 25
Hard (10) or Soft (15) Site 15 15 15 15
Ref dist (ft) to ROW 100 100 50 50
Ft from ROW to CL near lane 23 17 33 23
Ft from ROW to CL far lane 49 67 107 49
Upgrade Adjustment (Trucks) 0 0 0 0
≤2%=0;3-4%=2;5-6%=3;7+=5
Distance observer - barrier 0 0 0 0
Auto attenuation (+) 0 0 0 0
Medium Truck atten (+) 0 0 0 0
Heavy Truck atten (+) 0 0 0 0
MAKE NO CHANGES BELOW THIS LINE
MODEL RESULTS
SEGMENT1 2 3 4
Ldn @ REF. DISTANCE 59.8 59.1#REF!#REF!
DISTANCE TO Ldn CONTOURS (feet from edge of right of way) 55 dB 248 221#REF!#REF!
60 dB 96 81#REF!#REF!
65 dB 26 17#REF!#REF!
70 dB -7 -14#REF!#REF!
75 dB -22 -28#REF!#REF!
Source: FHWA RD-77-108; Caltrans Calveno Noise Curves
198
Date of Analysis: 1/18/22 Time: 10:30 AM
8 9
10 11
12 13
14 15
16 17
18 19
20 21
22 23
24 25
26 27
28 29
30 31
32 33
34 35
36 37
38 39
40 41
42 43
44 F G H I J K L
5 6 7 8 9 10 11
#REF!#REF!#REF!#REF!#REF!#REF!#REF!
90 90 90 90 90 90 90
10 10 10 10 10 10 10
3 3 3 3 3 3 3
2 2 7 4 2 2 2
35 35 35 50 35 35 35
35 35 35 50 35 35 35
25 25 25 40 25 25 25
15 15 15 15 15 15 15
50 50 50 50 50 50 50
17 33 33 33 17 17 23
67 107 107 107 67 67 49
0 0 0 0 0 0 0
0 0 0 0 0 0 0
0 0 0 0 0 0 0
0 0 0 0 0 0 0
0 0 0 0 0 0 0
5 6 7 8 9 10 11
#REF!#REF!#REF!#REF!#REF!#REF!#REF!
#REF!#REF!#REF!#REF!#REF!#REF!#REF!
#REF!#REF!#REF!#REF!#REF!#REF!#REF!
#REF!#REF!#REF!#REF!#REF!#REF!#REF!
#REF!#REF!#REF!#REF!#REF!#REF!#REF!
#REF!#REF!#REF!#REF!#REF!#REF!#REF!
199
Date of Analysis: 1/18/22 Time: 10:30 AM
8 9
10 11
12 13
14 15
16 17
18 19
20 21
22 23
24 25
26 27
28 29
30 31
32 33
34 35
36 37
38 39
40 41
42 43
44 M N O P Q R S
12 13 14 15 16 17 18
#REF!#REF!#REF!#REF!#REF!#REF!#REF!
90 90 90 90 90 90 90
10 10 10 10 10 10 10
3 3 3 3 3 3 3
2 2 2 2 2 2 2
35 35 35 35 50 50 35
35 35 35 35 50 50 35
25 25 25 25 40 40 25
15 15 15 15 15 15 15
50 50 50 50 50 50 50
23 23 23 23 17 17 23
49 49 49 49 67 67 49
0 0 0 0 0 0 0
0 0 0 0 0 0 0
0 0 0 0 0 0 0
0 0 0 0 0 0 0
0 0 0 0 0 0 0
12 13 14 15 16 17 18
#REF!#REF!#REF!#REF!#REF!#REF!#REF!
#REF!#REF!#REF!#REF!#REF!#REF!#REF!
#REF!#REF!#REF!#REF!#REF!#REF!#REF!
#REF!#REF!#REF!#REF!#REF!#REF!#REF!
#REF!#REF!#REF!#REF!#REF!#REF!#REF!
#REF!#REF!#REF!#REF!#REF!#REF!#REF!
200
Date of Analysis: 1/18/22 Time: 10:30 AM
8 9
10 11
12 13
14 15
16 17
18 19
20 21
22 23
24 25
26 27
28 29
30 31
32 33
34 35
36 37
38 39
40 41
42 43
44 T U V W X Y Z
19 20 21 22 23 24 25
#REF!#REF!#REF!#REF!#REF!#REF!#REF!
90 90 90 90 90 90 90
10 10 10 10 10 10 10
3 3 3 3 3 3 3
2 2 2 2 2 2 2
35 35 35 35 35 25 25
35 35 35 35 35 25 25
25 25 25 25 25 25 25
15 15 15 15 15 15 15
50 50 50 50 50 50 50
23 23 23 23 23 17 23
49 49 49 49 49 67 49
0 0 0 0 0 0 0
0 0 0 0 0 0 0
0 0 0 0 0 0 0
0 0 0 0 0 0 0
0 0 0 0 0 0 0
19 20 21 22 23 24 25
#REF!#REF!#REF!#REF!#REF!#REF!#REF!
#REF!#REF!#REF!#REF!#REF!#REF!#REF!
#REF!#REF!#REF!#REF!#REF!#REF!#REF!
#REF!#REF!#REF!#REF!#REF!#REF!#REF!
#REF!#REF!#REF!#REF!#REF!#REF!#REF!
#REF!#REF!#REF!#REF!#REF!#REF!#REF!
201
Date of Analysis: 1/18/22 Time: 10:30 AM
8 9
10 11
12 13
14 15
16 17
18 19
20 21
22 23
24 25
26 27
28 29
30 31
32 33
34 35
36 37
38 39
40 41
42 43
44 AA AB AC AD AE
26 27 28 29 30
#REF!#REF!#REF!#REF!#REF!
90 90 90 90 90
10 10 10 10 10
3 3 3 3 3
2 2 2 2 2
35 35 35 35 35
35 35 35 35 35
25 25 25 25 25
15 15 15 15 15
50 50 50 50 50
23 23 23 23 23
49 49 49 49 49
0 0 0 0 0
0 0 0 0 0
0 0 0 0 0
0 0 0 0 0
0 0 0 0 0
26 27 28 29 30
#REF!#REF!#REF!#REF!#REF!
#REF!#REF!#REF!#REF!#REF!
#REF!#REF!#REF!#REF!#REF!
#REF!#REF!#REF!#REF!#REF!
#REF!#REF!#REF!#REF!#REF!
#REF!#REF!#REF!#REF!#REF!
202
General Plan Amendment #22-01 &
Zone Change #430
1808 Parsons Avenue
ATTACHMENT H
203
Planning Commission March 23, 2022
204
Proposed Land Use Changes
• Amend the General Plan Land Use Designation from Thoroughfare Commercial (CT) to High-Medium Density (HMD) Residential. • Change the Zoning Designation from Thoroughfare Commercial (C-T) to R-3-1.5
The changes would allow the construction of a
108-unit affordable housing apartment complex.
205
Community
Center/Office
Gated
Entrance
Emergency
Vehicle
Access
Tot Lot
y
Emergency
Vehicle
Access
206
Building Type A
Three-Story Building
21 Units (7 Units/Story)
Mix of 2, 3, & 4 Bedroom Units
4 Type A Buildings
207
Building Type B
Three-Story Building
24 Units (8 Units/Story)
Mix of 1, 2, & 3 Bedroom Units
1 Type A Buildings
Unit No. Bedrooms Baths No. of Units
A1 1 1 6
B1 2 1 30
B1-Alt 2 1 30
C-1 3 1.5 30
D42 1 2
Total 108
208
Unit Types (Bedrooms/Bathrooms)
Unit No. Bedrooms Baths No. of Units
A1 1 1 6
B1 2 1 30
B1-Alt 2 1 30
C-1 3 1.5 30
D42 1 2
Total 108
209
Building Elevations for Building Type B (24 Plex) would be the same. 210
Findings/Considerations
General Plan/Zoning Compliance
• If the General Plan and Zone Change are approved, the project would comply with the General Plan and Zoning designations.
• General Plan Land Use and Housing Element Goals/Policies would be achieved by the project (refer to Finding A of Staff Report).
Traffic/Circulation
• Parsons Avenue has been widened to 4-lanes in front of the project site. • The addition of the project traffic would not reduce the level of service below LOS D. • Alternative Transportation is available (bus stops, bike lanes, sidewalks) • VMT analysis resulted in less than significant impacts. 211
Findings/Considerations
Parking
• 191 spaces required.
• 5% reduction allowed due to proximity to the bus stop on Parsons Avenue. • 181 spaced required after reduction.
• 184 spaces provided.
• Bicycle parking required per Zoning Ordinance (Condition #17) Landscaping
• Landscaping required throughout the site.
• Street trees required in accordance with the Merced Municipal Code. • Conditions #22-25 address landscaping and irrigation requirements. 212
Findings/Conditions
Neighborhood Impact
• Site is adjacent to Joe Herb Park, residential uses, vacant land, and commercial uses. • The three-story buildings would be taller than the other buildings in the area. • Additional lighting would be added to the area.
• General Plan Policies and conditions of approval would reduce impacts from lighting. • Condition #28 requires a solid fence along the eastern property line adjacent to the residential uses.
• Condition #35 requires the site to be well-maintained and attractive. • Uses allowed under the Thoroughfare Commercial Zone could include gas stations, hotels, car washes, etc.
• All property owners within 300 feet notified of proposed project. • Staff received one call inquiring about the project.
213
Findings/Considerations
Land Use/Density
• Density is 23 units/acre (consistent with the proposed General Plan and Zoning designations).
Density
• Applicant has applied for a Density Bonus.
• No additional density is being requested, but concession and waiver from Design Standards are being requested.
• The Density Bonus will be considered separately by the Planning Commission. 214
Environmental Review
• Mitigated Negative Declaration is
being recommended.
• The implementation of Mitigation
Measures would reduce all potential
impacts to a less than significant
level.
215
Planning Commission Action
• Recommendation to the City Council
• Approve/Disapprove/Modify
• Environmental Review #22-14 (Mitigated Negative Declaration) • General Plan Amendment #22-02
• Zone Change #430
Questions….
216