Where this occurs, changes may not have been possible to address the non-conforming use.
The diagram below shows all properties proposed for change in zone designation to be consistent with the 2035 General Plan. Zoning consistency with the 2035 General Plan is necessary to allow change of use and/or development of the properties affected. The application for Zoning Ordinance Map Amendment No. 2022-04 has been prepared and submitted by City Staff. The application is for the purpose of bringing properties into zoning consistency with the 2035 General Plan.
The City of Sanger Planning Commission recommends adoption of Ordinance No)os+lzPlanning Commission recommendation is contained in attached Planning Commission Resolution No. 2023-03, adopted February 23, 2023.
Parcels to be rezoned for compliance with 2035 General Plan. The 347 parcels hiehliehted in red. 333
Ordinance NolOly,lirings the ZoningMap into compliance with the 2035 General Plan.
REASON FOR RECOMMENDATION:
FISCAL IMPACT:
No fiscal impact.
ALTERNATIVES:
ACTIONS FOLLOWING APPROVAL
Following City Council action, Second Reading of Ordinance No 6,2023.
^tPL
The City Council may choose not to approve Ordinance No2d-. If the ZoningMap is not brought into compliance with the 2035 General Plan, the City Council will need to consider revisiting the 2035 General Plan.
t{ t;atively scheduled for April
334
ATTACHMENT 1
335
CITY OF SANGER
PLANNING COMMISSION
RESOLUTION NO. 2023.03
ZONING AMENDMENT NO. 2022.04
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
SANGER RECOMMENDING THE CITY COUNCIL OF THE CITY OF SANGER ADOPT AN ORDINANCE APPROVING ZONING AMENDMENT NO. 2022.04 _ ZONING MAP AMEI\DMENT TO REZONE REAL PROPERTY FOR A TOTAL OF 347 PARCELS WITHIN THE CITY TO BE CONSISTENT WITH THE 2035
GENERAL PLAN, AND ADOPT A FINDING OF CONSISTENCY WITH THE ENVTRONMENTAL IMPACT REPORT (ErR) (SCH #2018031047) pREpAREn FOR THE GENERAL PLAN.
WHEREA$ the City recently updated its 2035 General Plan, which applies to all property within the City's jurisdiction and sphere of influence; and
WHEREAS, there are properties within the City that do not have zoning consistent with the General Plan. As a result, prior to any future development being able to develop on those sites each of these properties would need to be rezoned to be consistent with the General Plan. This would result in additional expense and time for each property owner to individually process a rezone, and to perform the required environmental review under the California Environmental Quality Act (CEQA); and WHEREAS, to save time and money for property owners, City Staff is proposing a free "city- wide" consolidated rezone for non-compliant properties at no cost to the subject properties. To do so, City Staff has submitted a Zoning Ordinance Map Amendment No. 22-04 for a change of zoning district amendment for all of the non-compliant properties to bring them into zoning consistency with the 2035 General Plan as mandated by Government Code Section 65860; and WHEREA$ the Planning Commission of the City of Sanger did conduct a public meeting in the Council Chambers of the Sanger City Hall in Sanger, California, on February 23'd,2023,to consider Zoning Amendment No.2022-04, submitted by City Staff, to rezone real property for a total of 347 parcels within the City to be consistent with the General Plan designations adopted by the 2035 General Plan; and WHEREA$ the proposed zoning for all parcels achieves consistency between the Zoning Map and the adopted 2035 General Plan; and
0L236.0105,/853115.1
336
WHEREAS, the City has conducted an environmental analysis of the project as required by the California Environmental Quality Act (CEQA) and has been determined to be a project that is consistent with the 2035 General Plan and EIR certified by the City for the General Plan; and WHEREA$ a Finding of Consistency with the General Plan Environmental Impact Report is proposed to be adopted for the project; and
WHEREA$ the Planning Commission reviewed the staff report prepared for Zoning Amendment No.2022-04, and conducted a hearing with an opporhrnity for public testimony offered regarding the request to change the zoning designations; and WHEREA$ the Planning Commission now desires to recommend the City Council approve Zoning Amendment No. 22-04 and adopt a Finding of Consistency consistent with the requirements of cEQA.
NOW, THEREFORE BE IT RESOLVED that the Planning Commission of the City of Sanger as follows:
1. Recitals. The Planning Commission hereby finds that all of the facts set forth in the recitals above are true and correct and incorporated herein.
2. CEOA. The Planning Commission recommends the City Council find the project is consistent with the Environmental Impact Report (EIR) (SCH #2018031047) certihed by the City for the 2035 General Plan. The 2035 General Plan and its EIR specifically contemplated change of zone designations for properties whose land use designations were changed under the 2035 General Plan, and identified such actions as being subject to streamlining under CEQA based on consistency with those documents. The impacts associated with the proposed rezone were previously analyzed in the EIR. The Planning Commission further recommends the City Council find that there is no substantial new evidence in the record that this project may have additional significant impacts that were not analyzed as significant adverse effects in the EIR. Additionally, there is no substantial new evidence of potentially significant off-site impacts and cumulative impacts that were not discussed in the EIR, and no potentially significant adverse effects peculiar to the project. Finally, the City Council is recommended to find that there are no previously identified significant effects, which as a result of substantial new information which was not known at the time the EIR was certified, that have a more severe adverse impact than assessed in the EIR.
3. CEOA Approval and Mitigation Monitoring and Reporting Program. Based on the foregoing, the Planning Commission recommends that the City Council adopt the Finding of Consistency prepared for the project, including the associated Mitigation Monitoring and Reporting Program, as the project will not result in any significant, adverse, environmental impacts in excess of that assessed in the EIR, with the mitigation imposed by the EIR. The City of Sanger Community Development Department located at 1700 7th Street, Sanger, CA,93657, is designated as the custodian of the documents and other materials that constitute the record of proceedings upon 0L236.0105,/8531-15. 1
337
which the decision is based. The Planning Commission further recommends that the City Council authorize the Director, or designee, to execute and file with the Fresno County Clerk, as appropriate, a Notice of Determination for approval of the project.
4. Zoning Amendment Consistency. The Planning Commission finds that the proposed zoning map amendment is consistent with the goals, objectives, and policies of the Sanger General Plan.
In this regard, the Planning Commission recommends the City Council find that public necessitSr, convenience, general welfare, or good zoning practices justify adoption of Zone Amendment No. 2022-04. Specifically, the change of zoning amendments are consistent with the General Plan goals and policies, any operative plan, or adopted policy, and specifically implements the planned land uses in the General Plan. (See also General Plan p. 2-38,) The changes are also consistent with the purpose of the Development Code to promote the growth of the City in an orderly and sustainable manner, and to promote and protect the public health, safety, peace, comfort, and general welfare.
The change is also necessary for good zoning practices to achieve the balance of land uses desired by the City and to provide sites for needed retail, commercial, and public facilities, consistent with the General Plan including the Master Plan.
5. Recommendation for Approval. The Planning Commission recommends to the City Council adopt an ordinance approving a Finding of Consistency with the City General Plan and Environmental Impact Report (EIR), and adoptingZoning Amendment2022-04 as set forth in Exhibit ooA" to the attached draft Ordinance.
6. Effective Date. This Resolution shall take effect immediately *,f t {< * rF * * + * {< * * :t * rB *
I HEREBY CERTIFY that the foregoing is a full, true, and correct copy of a Resolution duly and regularly adopted and passed by the Planning Commission of the City of Sanger, Califomia, at a meeting held on the23'd day of February 2023, by the following vote:
AYES: CHAIR KEVIN CARTER, VICE CHAIR KEN GARCIA, COMMISSIONER
ANTONIO AGUILAR, COMMISSIONER KARI DANISKA,
COMMISSIONER VICTOR ECHEVERRIA, COMMISSIONER
MARY LOPEZ
NOES
ABSENT: COMMISSIONER DREW ESQUER
ABSTAIN
Dated: February 23,2023 t"-;4^!e
David Brletic
Secretary of the Planning Commission
of the City of Sanger
01,236. 01 05,/853 t" 15. 1
338
ATTACHMENT2
339
Finding of Consistency
Project Title: Zoning Amendment2022-04, General Plan Consistency Zoning Map Update.
Project Location - City of Sanger, see Attachment A for a list of Accessors Parcel Numbers to be rezoned.
Project Location - City and County: City of Sanger, County of Fresno Description of Nature, Purpose, and Beneficiaries of the Project: The proposed zoning ordinance amendment is intended to rezone the subject properties to achieve consistency with the Sanger General Plan, while preserving the existing zoning for as many properties as possible. For those properties for which arezone was needed to achieve consistency, zone districts were selected based on the existing uses on site, to reduce the number of legal non-conforming uses resulting from the proposed rezone.In addition, the project will facilitate a number of planning entitlements which have stalled due to inconsistencies on the properties between the zoning district and General Plan designation.
Name of Public Agency Approving the Project: City Council of the City of Sanger Name of Persons or Agency Carrying Out the Project: Planning Department of the City of Sanger The proposed zoning ordinance amendment identified above is within the scope of the adopted 2035 General Plan Environmental Impact Report (EIR). The certified EIR was completed in accordance with the California Environmental Quality Act (CEQA) and the State CnQl Guidelines. Further, the certified EIR remains pertinent and continues to have strong informational value. The above-described zoningreconfigurations also have been evaluated under CEQA to determine whether such changes in the project, circumstances, or information would trigger the need for any supplemental environmental documentation based on new or substantially more severe significant environmental impacts. After a thorough factual evaluation, The City of Sanger has determined that no further supplemental environmental review is required because:
(1) The proposed zoning ordinance map amendments do not propose substantial changes to the original project, which would require major revisions to the previously certified EIR due to the involvement of new or substantially more severe significant impacts;
(2) The proposed zoning ordinance map amendment will not involve substantial changes with respect to the circumstances under which the original project was undertaken, which would require major revisions to the previously certified EIR due to the involvement of new or substantially more severe significant impacts; and (3) No substantially important new information requiring new analysis of significant effects, mitigation, or alternatives is known that would require major revisions to the previously certified EIR due to the proposed zoning ordinance map amendment.
The City Council of the City of Sanger finds that no further environmental documentation is required because all potentially significant effects (a) have been analyzed adequately in the previously certified EIR pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to the previously certified EIR. Therefore, in accordance with CEQA and the CEQA Guidelines (Section 15168(c)(2)), the proposed zoning ordinance map amendment are within the scope of the previously certified EIR; that EIR continues to be pertinent with considerable information value; and such zoning map amendments do not give rise to any new or substantially more severe significant effects, nor do they require any new mitigation measures or alternatives. Accordingly, no new environmental document is required.
340
Finding of Consistency With 2035 Genercl Plcn EIR I CEQA Guidelines Appendix G Checklist
This CEQA Guidelines Appendix G checklist is being used herein to evaluate potential additional environmental impacts associated with the proposed Project that were not assessed in the City's 2035 General Plan ElR. For purposes of this Finding of Consistency checklist for this project, the following answers have the corresponding meanings:
a. "No lmpact" means the subsequent project will not cause any additional significant effect related to the threshold under consideration which was not previously examined in the 2035 General Plan ElR. b. "Less Than Significant lmpact" means there is an impact related to the threshold under consideration that was not previously examined in the 2035 General Plan ElR, but that impact is less than significant. c. "Less Than Significant with Mitigation lncorporation" means there is a potentially significant impact related to the threshold under consideration that was not previously examined in the MEIR, however, with the mitigation incorporated into the project, the impact is less than significant. d. "Potentially Significant lmpact" means there is an additional potentially significant effect related to the threshold under consideration that was not previously examined in the 2035 General Plan ElR.
Potenliclly Significant lrnpccis
The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant lmpact" as indicated by the checklist on the following pages. ! Aesthetics
! niotogical Resources
I Geology / Soils
Hydrology lWater
Quality
Agriculfure Resources
and Forest Resources
Cultural Resources
Greenhouse Gas
Emissions
Land Use / Planning T
I Air Quality
Energy
Hazards &
Hazardous
Materials
Mineral Resources
341
Noise
Recreation
Utilities / Service
Systems
I Population / Housing I Public Services
I Transportation Tribal Cultural
Resources
Wildfire
DETTRMINATION
On the basis of this initial evaluation;
I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared.
I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared.
I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required but it must analyze only the effects that remain to be addressed.
I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required.
342
Tristan Suire u23123
Name:
Title: Contract City Planner
Date
343
FNVI RONMENTAL CH EC KLIST
I. AESTHEIJCS
Would the proiect:
a. Have a substantial adverse effect on a
scenic vista?
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporation
Less than
Significant No
Impact Impact
n
b. Substantially damage scenic resources,
including, but not limited tq trees, rock
outcroppings, and historic buildings within
a state scenic highway?
c. In non-urbanized areas, substantially
degrade the existing visual character or
quality of public views of the site and its
surroundings? (Public views are those that
are experienced from publicly accessible
vantage point).If the project is in an
urbanized area, would the project conflict
with applicable zoning and regulations
goveming scenic quality?
d. Create a new source of substantial light or
glare which would adversely affect day or
nighttime views in the area?
I
RESPONSE
No lmpact. The proposed Project consists of the rezoning of 347 parcels to achieve consistency with the 2035 General Plan , as described in the "Project Description" herein.
Mitigation Measures: None are required
344
,I. AGRICULIURF AND FORFSI
RFSOURCFS
Would the project:
a. Convert Prime Farmland Unique
Farmland, or Farmland of Statewide
Importance (Farmland), as shown on the
maps prepared pursuant to the Farmland
Mapping and Monitoring Program of the
Califomia Resources Agenry, to non-
agricultural use?
Conflict with existing zoning for
agriculfural use, or a Williamson Act
contract?
c. Conflict with existing zoning for, or cause
rezoning of, forest land (as defined in
Public Resources Code section 12220(9)),
timberland (as defined by Public
Resources Code section 4526), or
timberland zoned Timberland Production
(as defined by Govemment Code section
51104(g))?
d. Result in the loss of forest land or
conversion of forest land to non-forest
use?
Involve other changes in the existing
environment which, due to their location
or nafure, could result in conversion of
Farmland, to non-agriculfural use or
conversion of forest land to non-forest
use?
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporation
Less than
Significant
Impact
No
Impact
b
e
X
X
345
RESPONSE
No lmpact. The proposed Project consists of the rezoning of 347 parcels to achieve consistency with the 2035 General Plan , as described in the "Project Description" herein.
Mitigation Measures: None are required.
346
III. AIR QUALJIY
Would the project:
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporation
Less than
Significant
Impact
No
Impact
a.
b
Conflict with or obstruct implementation
of the applicable air quality plan?
Result in a cumulatively considerable net
increase of any criteria pollutant for
which the project region is non-
attainment under an applicable federal
or state ambient air quality standard?
c. Expose sensitive receptors to substantial
pollutant concentrations? TX
d. Result in other emissions (such as those
leading to odors or adversely affecting a
substantial number of people)?
RESPONST
No fmpact. The proposed Project consists of the rezoning of 347 parcels to achieve consistency with the 2035 General Plan , as described in the "Project Description" herein.
Mitigation Measures: None are required.
347
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporation
Less than
Significant
Impact
No
Impact
IV. BIOLOG'CAL RFSOURCFS
Would the project:
a. Have a substantial adverse effect, either
directly or through habitat modifications,
on any species identified as a candidate,
sensitive, or special stafus species in local
or regional plans, policies, or regulations,
or by the Califomia Department of Fish
and Game or U.S. Fish and Wildlife
Service?
Have a substantial adverse effect on any
riparian habitat or other sensitive natural
community identified in local or regional
plans, policies, regulations, or by the
Califomia Department of Fish and Game
or U.S. Fish and Wildlife Service?
c. Have a substantial adverse effect on
federally protected wetlands as defined by
Section 404of. the Clean Water Act
(including, but not limited to, marsh,
vernal pool, coastal, etc.) through direct
removal, filling, hydrological interruptiory
or other means?
d. Interfere substantially with the movement
of any native resident or migratory fish or
wildlife species or with established native
resident or migratory wildlife corridors,
or impede the use of native wildlife
nursery sites?
tr
b
n X
X
348
e. Conflict with any local policies or
ordinances protecting biological
resources/ such as a tree preservation
policy or ordinance?
n T X
f. Conflict with the provisions of an adopted
Habitat Conservation Plaru Natural
Community Conservation Plan, or other
approved local, regional, or state habitat
conservation plan?
RESPONSE
No f mpact. The proposed Project consists of the rezoning of 347 pqrcels to achieve consistency with the 2035 General Plan, as described in the "Project Description" herein.
Mitigation Measures: None are required
V, CULIURAT RFSCURCFS
Would the proiect:
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporation
Less than
Significant No
Impact Impact
b
a. Cause a substantial adverse change in the
significance of a historical resource as
defined in 515064.5?
T n
Cause a substantial adverse change in the
significance of an archaeological resource
pursuant to $15064.5?
T n tr
c. Disfurb any human remains, including
those interred outside of formal
cemeteries?
X
RESPONSE
No lmpact. The proposed Project consists of the rezoning of 347 parcels to achieve consistency with the 2035 General Plan, as described in the "Project Description" herein.
Mitigation Measures: None are required.
349
VI. FNFRGY
Would the project:
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporation
Less than
Significant No
Impact Impact
a. Result in potentially significant
environmental impact due to wasteful,
inefficienf or unnecessary consumption of
energy resources, during project
construction or operation?
n n
b. Conflict with or obstruct a state or local
plan for renewable energy or energy
efficiency?
n tr X
RESPONSI
No lmpact. The proposed Project consists of the rezoning of 347 parcels to achieve consistency with the 2035 General Plan, as described in the "Project Description" herein.
Mitigation Measures: None are required.
VII. GEOLAGY AND SOILS
Would the proiect:
a.
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporation
Less than
Significant
Impact No Impact
Expose people or structures to potential
substantial adverse effects, including the
risk of loss, injury, or death involving:
1. Rupture of a known earthquake
fault as delineated on the most
recent Alquist-Priolo Earthquake
Fault Zoning Map issued by the
State Geologist for the area or based
on other substantial evidence of a
known fault? Refer to Division of
350
c.
Mines and Geology Special
Publication 42.
ii. Strong seismic ground shaking?
iii. Seismic-related ground failure,
including liquef action?
iv. Landslides? tr T
b. Result in substantial soil erosion or the
loss of topsoil?
Be located on a geologic unit or soil that
is unstable, or that would become
unstable as a result of the project, and
potentially result in on- or off-site
landslide, lateral spreading, subsidence,
liquefaction or collapse?
d. Be located on expansive soil, as defined
in Table 18-1-8 of the most recently
adopted Uniform Building Code
creating substantial risks to life or
property?
e. Have soils incapable of adequately
supporting the use of septic tanks or
alternative waste water disposal systems
where sewers are not available for the
disposal of waste water?
l X
t. Directly or indirectly destroy a unique
paleontological resource or site or
'unique geologic feature?
n u X
RESPONSE
No lmpact. The proposed Project consists of the rezoning of 347 parcels to achieve consistency with the 2035 General Plan, as described in the "Project Description" herein. 351
Mitigation Measures: None are required.
V/II. GRFFNHOUSE GAS FMISSIONS
Would the proiect:
IX. HAZARDS AND HAZARDCUS
MAIFRIALS
Would the proiect:
a. Create a significant hazard to the public or
the environment through the routine
transport, use/ or disposal of hazardous
materials?
b. Create a significanthazard to the public or
the environment through reasonably
foreseeable upset and accident conditions
involving the release of hazardous
materials into the environment?
Emit hazardous emissions or handle
hazardous or acutely hazardous materials,
n n x
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporation
Less than
Significant No
Impact Impact
a. Generate greenhouse gas emissions, either
directly or indirectly, that may have a
significant impact on the environment?
b. Conflict with an applicable plan, policy or
regulation adopted for the purpose of reducing
the emissions of greenhouse gases?
n
RFSPONSE
No lmpact. The proposed Project consists of the rezoning of 347 parcels to achieve consistency with the 2035 General Plan, as described in the "Project Description" herein.
Mitigation Measures: None are required.
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporation
Less than
Significant No
Impact Impact
c.
X
352
substances, or waste within one-quarter
mile of an existing or proposed school?
d. Be located on a site which is included on a
list of hazardous materials sites compiled
pursuant to Government Code Section .
65962.5 and, as a result, would it create a
significant hazard to the public or the
environment?
e. For a project located within an airport
land use plan or, where such a plan has
notbeen adopted, within two miles of a
public airport or public use airport, would
the project result in a safety hazardfor
people residing or working in the project
area?
tr
Impair implementation of or physically
interfere with an adopted emergency
response plan or emergency evacuation
plan?
tr X
g. Expose people or structures either directly
or indirectly to a significant risk of loss,
injury or death involving wildland fires?
n
RESPONSE
No lmpact. The proposed Project consists of the rezoning of 347 parcels to achieve consistency with the 2035 General Plan, as described in the "Project Description" herein.
Mitigation Measures: None are required.
f.
X. HYDROLAGY AND WATER
QUALITY
Would the project:
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporation
Less than
Significant
Impact No Impact
Violate any water quality standards or
waste discharge requirements or
a.
353
X. HYDROLOGY AhID WATER
QUALITY
Would the proiect:
c.
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporation
Less than
Significant
Impact No Impact
b
otherwise substantially degrade surface or
ground water quality?
Substantially decrease groundwater
supplies or interfere substantially with
groundwater recharge such that the
project may impede sustainable
groundwater management of the basin?
Substantially alter the existing drainage
pattem of the site or area, including
through the alteration of the course of a
stream or river or through the addition of
impervious surfaces, in a manner which
would:
l. Result in substantial erosion or
siltation on- or off- site;
ii. substantially increase the rate or
amount of surface runoff in a manner
which would result in flooding on- or
offsite;
iii. create or contribute runoff water
which would exceed the capacity of
existing or planned stormwater drainage
systems or provide substantial additional
sources of polluted runoff; or
n X
X
X
n
1V impede or redirect flood flows? X
354
X. HYDROLOGY AND WATER
QUALITY
Would the proiect:
XI. LAND USF AND PLANNJNG
Would the proiect:
a. Physically divide an established
community?
b. Cause a significant environmental impact
due to a con-flict with any land use plan,
policy, or regulation adopted for the
purpose of avoiding or mitigating an
environmental effect?
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporation
Less than
Significant
Impact No Impact
e
d. In flood hazard, tsunami, or seiche zones,
risk release of pollutants due to project
inundation?
tr T
Conflict with or obstruct implementation
of a water quality control plan or
sustainable groundwater management
plan?
T tr T
RESPONSE
No fmpact. The proposed Project consists of the rezoning of 347 parcels to achieve consistency with the 2035 General Plan, as described in the "Project Description" herein.
Mitigation Measures: None are required.
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporation
Less than
Significant No
Impact Impact
n
X
355
RTSPONSE
No lmpact. The proposed Project consists of the rezoning of 347 parcels to achieve consistency with the 2035 General Plan, as described in the "Project Description" herein.
Mitigation Measures: None are required.
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporation
Less than
Significant
Impact
No
Impact
b
a. Result in the loss of availability of a
known mineral resource that would be of
value to the region and the residents of
the state?
Result in the loss of availability of a
locally important mineral resource
recovery site delineated on a local general
plan, specific plan or other land use plan?
trX
RESPONST
No lmpact. The proposed Project consists of the rezoning of 347 parcels to achieve consistency with the 2035 General Plan, as described in the "Project Description" herein.
Mitigation Measures: None are required
XII. MINERAL RFSOURCFS
Would the proiect:
x,il. Nolsr
Would the proiect:
u
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporation
Less than
Significant
Impact
No
Impact
Generation of a substantial temporary or
permanent increase in ambient noise
levels in the vicinity of the project in
excess of standards established in the local
x
a.
n
356
c
general plan or noise ordinance, or
applicable standards of other agencies?
b. Generation of excessive groundbome
vibration or groundbome noise levels? X
For a project located within the vicinity of
a private airstrip or an airport land use
plan or, where such a plan has not been
adopted, within two miles of a public
airport or public use airport would the
project expose people residing or working
in the project area to excessive noise
levels?
RESPONST
No lmpact. The proposed Project consists of the rezoning of 347 parcels to achieve consistency with the 2035 General Plan, as described in the "Project Description" herein.
Mitigation Measures: None are required
XIV. POPUTANON AND HCUSJNG
Would the proiect:
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporation
Less than
Significant
Impact
No
Impact
a. Induce substantial population growth in
an area, either directly (for example,by
proposing new homes and businesses) or
indirectly (for example, through extension
of roads or other infrastructure)?
b. Displace substantial numbers of existing
housing, necessitating the construction of
replacement housing elsewhere?
tr
RESPONST
No lmpact. The proposed Project consists of the rezoning of 347 parcels to achieve consistency with the 2035 General Plan, as described in the "Project Description" herein. 357
Mitigation Measures: None are required.
XV. ?UBI'C SFRWCFS
Would the proiect:
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporation
Less than
Significant
Impact
No
Impact
a. Would the project result in substantial
adverse physical impacts associated with
the provision of new or physically altered
governmental facilities, need for new or
physically altered govemmental facilities,
the construction of whidr could cause
significant environmental impacts, in
order to maintain acceptable service
ratios, response times or other
performance objectives for any of the
public services:
Fire protection?
Police protection?
Schools?
Parks?
Other public facilities?
RESPONSE
No lmpact. The proposed Project consists of the rezoning of 347 parcels to achieve consistency with the 2035 General Plan, as described in the "Project Description" herein.
Mitigation Measures: None are required.
X
xn
u
tr
tr
T
358
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporation
Less *ran
Significant No
Impact Impact
a.
XVI. RFCRFAIION
Would the proiect:
Would the project increase the use of
existing neighborhood and regional parks
or other recreational facilities such that
substantial physical deterioration of the
facility would occur or be accelerated?
XV II. IRANSPCRIAIICN /T R AFFIC
Would the proiect:
nnn
b. Does the project include recreational
facilities or require the construction or
expansion of recreational facilities which
might have an adverse physical effect on
the environment?
RESPONSE
No lmpact. The proposed Project consists of the rezoning of 347 parcels to achieve consistency with the 2035 General Plan, as described in the "Project Description" herein.
Mitigation Measures: None are required.
a
Potentially
Significant
Impact
tr
Less than
Significant
with
Mitigation
Incorporation
Less than
Significant
Impact
No
Impact
Conflict with a program plary ordinelnce or
policy addressing the circulation system,
including transit, roadway, bicycle and
pedestrian facilities?
Would the project conflict or be inconsistent
with CEQA Guidelines section 15064.3,
subdivision (b)?
tr
b
359
c. Substantially increase hazards due to a
geometric design feature (e.9., sharp curves
or dangerous intersections) or incompatible
uses (e.9., farm equipment)?
T
d. Result in inadequate emergenry access?
RFSPONST
No lmpact. The proposed Project consists of the rezoning of 347 parcels to achieve consistency with the 2035 General Plan, as described in the "Project Description" herein.
Mitigation Measures: None are required
360
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporation
Less than
Significant No
Impact Impact
XVIII" TRIBAL CULIURAL RFSCURCES
Would the project:
d. Cause d suhstantidl adverse chdnge in the
significance of a tribal culturol resource,
defined in Public Resources Code section
27074 os either a site, teature, place, cultural
landscape that is geographically defined in
terms of the size and scope oI the landscdpe,
sdcred ploce, or object with cultural value to
a Calilornid Ndtive American tribe, dnd thdt
is:
i. Listed or eligible for listing in the
Calilornia Register of Historicdl
Resources, or in a local register of
historical resources os defined in Public
Resources Code section 5020.7(k), or
ii. A resource determined by the lead
dgency, in its disuetion and supported
by substontidl evidence, to be
signilicant pursuant to uiteria set forth
in subdivision (c) oI Public Resources
Code section 5024.7. ln applying the
criterio set forth in subdivision (c) ol the
Public Resources Code section 5024.7,
the lead agency shall consider the
significonce of the resource to a
Calilornia Native American tribe.
RESPONSI
No lmpact. The proposed Project consists of the rezoning of 347 parcels to achieve consistency with the 2035 General Plan, as described in the "Project Description" herein.
Mitigation Measures: None are required
361
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporation
Less than
Significant No
Impact Impact
XIX. UTILITIES AND SERVICE SYSTEMS
Would the proiect:
a. Require or result in the relocation or
construction of new or expanded water,
wastewater treatment or storm water
drainage, electric power, natural gas, or
telecommunications facilities, the
construction or relocation of which could
cause significant environmental effects?
b. Have sufficient water supplies available to
serve the project and reasonably
foreseeable future development during
normaf dry and multiple dry years?
c. Result in a determination by the
wastewater treatment provider whidr
serves or may serve the project that it has
adequate capacity to serve the project's
projected demand in addition to the
provider's existing commitments?
d. Generate solid waste in excess of State or
local standards, or in excess of the
capacity of local infrastructure, or
otherwise impair the attainment of solid
waste reduction goals?
e. Comply with federal, state, and local
management and reduction stafutes and
regulations related to solid waste?
Comply with federal, state, and local
statutes and regulations related to solid
waste?
T tr
T T
T
x
x
n
g.
362
RESPONSE
No lmpact. The proposed Project consists of the rezoning of 347 parcels to achieve consistency with the 2035 General Plan, as described in the "Project Description" herein.
Mitigation Measures: None are required.
XX. WILDFIRE
If located in or near state responsibility
areas or lands classified as very high fire
hazard severity zones, would the project:
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporation
Less than
Significant
Impact Impact
No
a. Substantially impair an adopted emergency
resPonse plan or emergency evacuation
plan?
b. Due to slope, prevailing winds, and other
factors, exacerbate wildfire risks, and
thereby expose project occupants to,
pollutant concentrations from a wildfire or
the uncontrolled spread of a wildfire?
c. Require the installation or maintenance of
associated infrastrucfure (such as roads, fuel
breaks, emergency water sources/ power
lines or other utilities) that may exacerbate
fire risk or that may result in temporary or
ongoing impacts to the environment?
tr
d. Expose people or structures to significant
risks, including downslope or downstream
flooding or landslides, as a result of runoff,
post-fire slope instabilitp or drainage
changes?
r T X
RESPONSE
No f mpact. The proposed Project consists of the rezoning of 347 parcels to achieve consistency with the 2035 General Plan, as described in the "Project Description" herein.
Mitigation Measures: None are required.
363
MITIGATION MONITORING AND REPORTING PROGRAM
This Mitigation Monitoring and Reporting Program (MMRP) has been formulated based upon the findings of the Finding of Conformity to the City's 2035 General Plan and General Plan EIR (FOC) for the proposed Project. The MMRP lists mitigation measures recommended in the FOC for the proposed Project and identifies monitoring and reporting requirements.
The first column of the Table identifies the mitigation measure. The second column, entitled "Party Responsible for lmplementing Mitigation," names the party responsible for carrying out the required action. The third column, "lmplementation Timing," identifies the time the mitigation measure should be initiated. The fourth column, "Party Responsible for Monitoring," names the party ultimately responsible for ensuring that the mitigation measure is implemented. The last column will be used by the City to ensure that individual mitigation measures have been monitored.
364
Party
responsible for
Monitoring
City of Sanger
lmplementation
Timing
Prior to and during
project
ParW
responsible for
lmplementing
Mitigation
City of Sanger
Mitigation Measures from the General Plan EIR Applicable to the Project
All Mitigotion MeosuresJrom the Generol Plan EIR will opply to the project as determined to be applicable by the porty responsible for monitoring.
Verification
(name/date)
365
Crry or S,A.NGER
ITOO 7th STREET
SANGER, CALIFORNIA 93657
(5s9) 876-6300 x1540 / Fax (559) 876-6323
366
ATTACHMENT3
367
ORDINANCE No. 2O23-O7
AN ORDINANCE OF THE CITY OF SANGER ADOPTING CHANGE OF ZONING ORDINANCE MAP AMENDMENT NO. 22-04, AMENDING THE OFFICIAL ZONE MAP FOR 347 SPECIFIED ZONE DISTRICTS CONTAINING APPROXIMATELY 252.3 ACRES WITHIN THE CITY TO BE CONSISTENT WITH THE GENERAL PLAN DESIGNATIONS ADOPTED BY THE 2035 GENERAL PLAN; AND ADOPT A FINDING OF CONSISTENCY WITH THE 2035 GENERAL PLAN AND
ENVIRONMENTAL TMPACT REPORT (ErR) (SCH #2018031047).
WHEREAS, the City recently updated its 2035 General Plan, which applies to all property within the City's jurisdiction and sphere of influence; and WHEREAS, there are properties within the City that do not have zoning consistent with the General Plan. As a result, prior to any future development being able to develop on those sites each of these properties would need to be rezoned to be consistent with the General Plan. This would result in additional expense and time for each property owner to individually process a rezone) and to perform the required environmental review under the California Environmental Quality Act (CEQA); atrd
WHEREA$ to save time and money for property owners, City Staff is proposing a free "city-wide" consolidated rezone for non-compliant properties at no cost to the subject properties.
To do so, City Staff has submitted aZoning Ordinance Map Amendment No. 22-04 for a change of zoning district amendment for all of the non-compliant properties to bring them into zoning consistency with the 2035 General Plan as mandated by Government Code Section 65860; and WHEREAS, the Planning Commission of the City of Sanger did conduct apublic meeting in the Council Chambers of the Sanger City Hall in Sanger, California, on February 23'd,2023,to consider Zoning Amendment No. 2022-04, submitted by City Staff, to rezone real property for a total of 347 parcels within the City to be consistent with the General Plan designations adopted by the 2035 General Plan; and
WHEREAS, the proposed zoning for all parcels achieves consistency between the Zoning Map and the adopted 2035 General Plan; and
WHEREAS, the City has conducted an environmental analysis of the project as required by the California Environmental Quality Act (CEQA) and has been determined to be a project that is consistent with the 2035 General Plan and EIR certified by the City for the General Plan; and WHEREAS, a Finding of Consistency with the General Plan Environmental Impact Report is proposed to be adopted for the project; and
WHEREAS, the Planning Commission reviewed the staff report prepared for Zoning Amendment No.2022-04, and conducted a hearing with an opportunity for public testimony offered regarding the request to change the zoning designations; and 01236.0105/853138.1
368
WHEREAS, the Planning Commission recommend the City Council approve Zoning Amendment No. 22-04 and adopt a Finding of Consistency consistent with the requirements of CEQA; and
WHEREAS, the City Council of the City of Sanger did conduct a publics meeting in the Council Chambers of the Sanger City Hall in Sanger, California, to consider ZoningAmendment No. 2022-04 andthe associated Finding of Consistency; and WHEREA$ as all legal pre-requisites thereto have been satisfied, the City Council now desires to approve Zoning Amendment No. 22-04 and adopt a Finding of Consistency consistent with the requirements of CEQA.
The City Council of the City of Sanger does ordain as follows:
Section 1. Recitals. The City Council hereby finds that all of the facts set forth in the recitals above are true and correct and incorporated herein.
Section 2. CEQA. The City Council finds the project is consistent with the Environmental Impact Report (EIR) (SCH #2018031047) cerlified by the City for the 2035 General Plan. The 2035 General Plan and its EIR specifically contemplated change of zone designations for properties whose land use designations were changed under the 2035 General Plan, and identified such actions as being subject to streamlining under CEQA based on consistency with those documents. The impacts associated with the proposed rezone were previously arnlyzed in the EIR. The City Council further find that there is no substantial new evidence in the record that this project may have additional significant impacts that were not analyzed as significant adverse effects in the EIR. Additionally, there is no substantial new evidence of potentially signif,rcant off-site impacts and cumulative impacts that were not discussed in the EIR, and no potentially significant adverse effects peculiar to the project. Finally, the City Council finds that there are no previously identified signihcant effects, which as a result of substantial new information which was not known at the time the EIR was certified, that have a more severe adverse impact than assessed in the EIR.
Section 3. CEQA Approval and Mitigation Monitoring and Reporting Program. Based on the foregoing, the City Council adopts the Finding of Consistency prepared for the project, including the associated Mitigation Monitoring and Reporting Program, as the project will not result in any significant, adverse, environmental impacts greater than that assessed by the EIR with the mitigation imposed by the EIR. The City of Sanger Community Development Department located at 1700 7th Street, Sanger, CA,93657, is designated as the custodian ofthe documents and other materials that constitute the record of proceedings upon which the decision is based. The City Councils authorize the Director, or designee, to execute and file with the Fresno County Clerk, as appropriate, aNotice of Determination for approval of the project. 01236.010s/8s3138.1
369
Section 4. ZoningAmendment Consistency. The City Council finds that the proposed zoning map amendment is consistent with the goals, objectives, and policies of the Sanger General Plan. In this regard, the City Council finds that public necessity, convenience, general welfare, or good zoning practices justifu adoption of Zone AmendmentNo. 2022-04. Specifically, the change of zoning amendments are consistent with the General Plan goals and policies, any operative plan, or adopted policy, and specifically implements the planned land uses in the General Plan. (See also General Plan p. 2-38.) The changes are also consistent with the purpose of the Development Code to promote the growth of the City in an orderly and sustainable manner, and to promote and protect the public health, safety, peace, comfort, and general welfare. The change is also necessary for good zoning practices to achieve the balance of land uses desired by the City and to provide sites for needed retail, commercial, and public facilities, consistent with the General Plan including the Master Plan.
Section 5. Approval. The City Council adopts this ordinance approving a Finding of Consistency with the City General Plan and Environmental Impact Report (EIR) and adopting Zoning Amendment 2022-04 as set forth in Exhibit "A" to this Ordinance.
Section 6. Severability. If any provision of this Ordinance or the application thereof to any person or circumstance is held invalid, such invalidity shall not affect other provisions, or applications of this Ordinance that can be given effect without the invalid provision or application, and to this end, the provisions of this Ordinance are severable. The City Council hereby declares that it would have adopted this Ordinance irrespective of the invalidity of any particular portion thereof.
Section 7. Effective Date. This Ordinance shall take effect on the thirty-first (31st) day after its adoption.
Section 8. Publication. The City Clerk is authorized to cause this ordinance or a summary of this ordinance to be published in a newspaper of general circulation in the City of Sanger, within fifteen days after its adoption. If a summary of the ordinance is published, the City Clerk shall cause a certified copy of the full text of the proposed ordinance to be posted at City Hall at least five days prior to the meeting at which the ordinance is adopted and again after the meeting at which it is adopted.
The foregoing ordinance was introduced at a regular meeting of the City Council of the City of Sanger held on 2023, and was passed and adopted at a regular meeting of the City Council held on 2023, by the following vote:
AYES:
NOES:
ABSTAIN
ABSENT:
COLINCILMEMBERS:
COUNCILMEMBERS:
COUNCILMEMBERS:
COUNCILMEMBERS:
01236.0105/853138.1
370
ATTEST: APPROVED
Rebeca Padron
City Clerk
Frank Gonzalez,Mayor
City of Sanger
01236.O105/853138.1
371
Exhibit A
Accessors Parcel Numbers to be Rezoned
Zoning O rdinance Amend men t 2022-04 Zoning Map Upd ate Propos ed Zone District (By Parcel Number)
APN
315490133
3 r 549008S
3 l 5490205
3 l 549014S
3 1 5490 l2S
3 I 5490095
3 I 54901 sS
3 I 5490r 95
315490185
3 1 s49007S
3 I s4901 0S
3ls490r rs
3 I 549021 S
3rs02129
3 I 505066
31s17409U
31s17408U
31517401
3t5t7411
31516055
31517410
31516059
31516056
31516057
315160s8
31516036
320041037
31517406
3 1 5060s4
3 I s06001
31506042
3 1 5060025
31507tt9
3 I 5060sss
315071 18
3 I 5071 01
31s07116
31507117
31506029
3 I 506033
Existing
R-1-6
R-1-6
R-l-6
R-1-6
R-l-6
R-1-6
R-1-6
R-l-6
R-1-6
R-1-6
R-l-6
R-l-6
R-1-6
R-1-6
M-L
R-l-6
R-l-6
R-1-6
R-1-6
R-l-6
R-1-6
R-1-6
R-1-6
R-1-6
R-1-6
R-1-6
R-l-6
R-l-6
R-l-6
R-l-6
R-l-6
R-l-6
R-l-6
R-1-6
R-l-6
R-l-6
R-l-6
R-l-6
R-l-6
C-M
Proposed
R-l-7.5
R-l-7.5
R-1-7.5
R-l-7.5
R-
R-
R-
R-
R-
R-
R-
-7.5
-7.5
-7.5
-7.5
-7.5
-7.5
-7.5
R-l-7.5
R-1-7.5
RM-2.5
RSC & RM-I.5
c-4
c-4
c-4
c-4
c-4
c-4
c-4
c-4
c-4
c-4
c-4
c-4
c-4
c-4
c-4
c-4
c-4
c-4
c-4
c-4
c-4
c-4
c-4
c-4
R-l-6
01236.010s/8s3119,1
372
31s06032
3 I s06007
3 I s0601 6
3 I 50601 5
32006206
3200r l48u
3200rr47s
32006103
32006106
32006105
320061 l0s
32001149
32001 143S
32001 10sr
32004r04
32001 107S
3172t020
3t72t021
3t721015
3t721017
31721019
3r704049
3 I 7061 38
31706119
317061r5
3 1 708304
31708302
31706212
31706215
31706125
31706124
31706128
31708311
3 I 708303
3r708312
31708209
3T706209
3t706204
31706130
3 I 708301
3t7083t4
317061 l8
3r706123
3 I 708103
31708102
31706tt4
3r708202
3170820r
3 1708101
C-M
R-l-6
C-M
C-M
RM-1.5
M.L
M-L
M-L
M-L
M-L
M-L
M-L
M-L
M-L
M-L
M-L
c-2
c-2
c-2
c-2
c-2
R-1-6
R-1-6
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
R-l-6
R-l-6 & RM-l.5
R-l-6
R-l-6
RM-2.5
c-4
c-4
c-4
c-4
c-4
c-4
c-4
c-4
c-4
c-4
c-4
c-4
c-4
c-4
c-4
c-4
RM-l.5
RM-1.5
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
c-P
C-P
C-P
01236.0105/853119.1
373
31708212
31706132
3170821s
31706120
3 1708305
31706131
31706214
31706217
3r706203
31706t21
3r706t29
31706201
31706139
3t706113
31706208
3r7062t9
3t706126
3t706tt7
31706202
31706127
31708211
3r706216
31706218
3r706210
3t7061r6
31708313
3r706226
3r706224
3r708210
31706207
3r706133
31706211
3 I 708208
31706206
31706213
3t708213
31708310
31708419
3 1708 I 04
31708407
3170841sU
31708207
31708205
3 1708409
31708406
31708416U
3r708417U
317084t4
3 I 708408
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
c-4
C-P
RM-1.5
c-4
C-P
c-1
RM-1.5
RM-1.5
c-4
c-4
C-P
RM-1.5
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C.P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C.P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
c-3
c-3
c-3
c-3
c-3
c-3
c-3
c-3
c-3
c-3
c-3
c-3
01236.0105/8s3119.1
374
31708306
3r708307
317084137
3r708420
3 I 708309
31708308U
3r708206
3r707306
31707208
3t5tt6t2
3151 1604
31709208
31709711
317097t2
3t709209
31709107
31709203
31709103
3r7097t0
31709701
3rs09206
3 1509205
3151015 I
31s10105
3lst0143
3ls10l6s
315021227
3 1 504058
3ls02t26s
31s02134
31s02135
31502136
31502124
3 I s04040
3 I 50405 I
3 1 504041
3 1 504039
31504042
31512218
315t2217
3 I 709301
3r709307
3t709602
3t7l32r2T
3r7t3ztlT
317103077
32001 1 l95
32001 12ls
32001 1 175
C-P
c-1
c-1
c-l
c-l
C-P
C-P
c-4
c-4
C-P
C-P
c-1
RM-2.5
c-2
c-t
c-l
c-l
C-P
C-P
c-1
R-1-6
R-l-6
c-4
C-P
RM-I
c-4
c-2
c-2
c-2
c-2
c-2
c-2
c-2
c-2
c-2
c-2
c-2
c-2
RM-I
RM-I
C-P
C-P
R-1-6
c-3
c-3
c-3
M-L
M-L
M-L
c-3
c-3
c-3
c-3
c-3
c-3
c-3
C-P
C-P
c-2
c-2
c-2
c-2
c-2
c-2
c-2
c-2
c-2
c-2
c-2
C-P
C-P
C-P
R-l-6
RM-l & C-P
C-2 & C-P
c-4
c-4
c-4
c-4
c-4
c-4
c-4
c-4
c-4
c-4
c-4
c-4
RM-2.5
RM-2.5
R-l-6
R-1-6
C-P
RSC
RSC
RSC
c-4
c-4
c-4
01236.010s/8s3119.1
375
3200r 153S
32001 152S
32001 l54s
32015305S
3201 530ss
320091 lss
320091 16S
320091 175
32001 1385
320151057
32015r047
320151067
32015107
32015103
3201 5 1 08
32024004
32024006
32024007
32024005
32024003
32024009
32024008
32017211
32017206
32017210
32017209
32017208
32017207
3200t128u
32001 l25S
32001127s
32017104
31512217
3tsl22t8
32003073
32001 130s
32017103
31712217
3t712204
3171220s
31714213
31712212
3t7t4r02
31714123
31714103
3t7t4t0t
31712208
31712209
3t712211
M-L
M-L
M-L
M-L
M-L
M-L
M-L
M-L
M-L
c-4
RM-2.5
c-4
R-1-6
RM-2.5
R-1-6
R-l-6
R-l-6
R-l-6
R-l-6
R-1-6
R-1-6
R-1-6
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
M-L
M-L
M-L
C-M
RM-1
RM-1
C-M
L.M
C-M
RM-2.5
RM-2.5
RM-2.5
RM-2.s
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
c-4
c-4
c-4
c-4
c-4
c-4
c-4
c-4
c-4
RSC
RSC
RSC
RM-2.5
RSC
RM-2.5
RM-2.5
RM-2.5
RM-2.s
RM-2.5
RM-2.5
RM-2.5
RM-2.5
c-4
c-4
c-4
c-4
c-4
c-4
c-4
c-4
c-4
c-4
RM-2.5
RM-2.5
c-4
c-4
c-4
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
01236.0105/8s3119.1
376
31 3l
3I
3l
3l
31 31
3l
3l
3l
3l
3l
31 3l
3l
3l
31 31
31 3l
3l
31 31
3l
3l
3l
3r712206 RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
RM-2.5
C-P
C-P
C-P
C-P
R-l-7.5
R-1-7.5
R-1-7.5
R-l-7.5
R-l-7.5
R-l-7.5
R-l-7.5
R-1-7.5
R-l-7.5
R-1-7.5
R-l-7.5
R-1-7.5
R-l-7.5
R-1-7.5
R-1-7.5
R-1-7.5
R-l-7.5
R-l-7.5
R-1-7.5
R-1-7.5
R-l-7.5
R-1-7.5
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C.P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
R-l-6
R-l-6
R-l-6
R-l-6
R-1-10
R-1-10
R-1-10
R-l-10
R-1-10
R-l-10
R-l-10
R-1-10
R-l-10
R-l-10
R-l-10
R-1-10
R-1-10
R-1-10
R-1-10
R-1-10
R-l-10
R-l-10
R-l-10
R-1-10
R-1-10
R-1-10
7t4rt5
7l4tt3
714107
714t06
714211
7142t6
712218
712213
712214
714t04
7t2201
7t4212
7r22t9
7t22t0
7l22ts
7142t0
7t4209
712207
7l4tt2
71410s
7l4lt4
7l4r2t
5101 l3
sl0l l4
5101 16
5101 15
322t9113
32219122
32219107
32219108
32219t15
32219t0r
32219103
32219110
32219102
322t9104
322t9123
32219105
32219t12
322191t7
322t9125
322t9t09
32219121
32219118
32219114
32219124
322t9ttt
32219106
01236.0105/853119.1
377
32219116
32203053
33209020
33209021
32506013
32503078
32503001
3320420t
332t9036
33219003
33219002
31720503
32206207
32210410
3220622r
32206208
32206206
32210409
3220621t
32206202
322t0403
32210408
32206220
32210404
32504008
32504011
322t0405
32210407
32210406
32506003
32504030
32504009
32206201
32206203
32504007
32504006
32210402
32s06002
325040r0
32206205
322t040t
32206210
32206204
322104t2
322t04tt
32504032
3250403r
32506001
325040277
R-1-7.5
R-1-6
R-1-6
R-l-6
M-L
M-L
M-L
c-2
c-2
c-2
c-2
RM-2.5
c-4
c-4
c-4
c-4
c-4
c-4
c-4
c-4
c-4
c-4
c-4
c-4
c-4
c-4
c-4
c-4
c-4
c-4
c-4
c-4
c-4
c-4
c-4
c-4
c-4
c-4
c-4
c-4
c-4
c-4
c-4
c-4
c-4
c-4
c-4
c-4
c-4
R-l-10
R-1-10
R-l-10
R-l-10
c-4
M-H
c-4
c-4
c-4
c-4
c-4
c-4
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C-P
C.P
C-P
C-P
C-P
C-P
C-P
C-P
01236.010s/8s3119.1
378
32504012
32504028
32504002
322t220t
32212206
3221220s
32212209
32212208
322122t2
322122t0
322122tr
32212202
32212207
c-4
c-4
c-4
RM-
RM-
RM-
RM-
RM-
RM-
RM-
RM.
RM.
RM-
C.P
C-P
C-P
RM-
RM-
RM-
RM-
RM-
RM
I
I
I
1 I
1 I
I
I
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.5
.5
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.5
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.5
.5
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RM
RM.
RM-
RM-
I
I
1 I
I
1 I
I
I
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01236.0105/8s3119.1
379
Vicinity Diagram of Propos ed Zone District Changes
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01236.010s/8s3119.1
380