2 Fresno County Road Maintenance and Operations Division:
County of Fresno Road Maintenance and Operations Division requests to be included in any traffic impact studies performed as part of this project.
Wendy Nakagawa, Supervising Engineer, [email protected]
This concludes Fresno County comments on the proposed project.
Sincerely,
Arianna Brown
Arianna Brown, Planner -- Development Services and Capital Projects Division
"G:\4360Devs&Pln\PROJSEC\PROJDOCS\Environmental\OAR\City of Sanger\Tract 6531 ISMND\TTM 6531 City of Sanger - Response Letter.docx" 215
1 Josh Rogers
From: Derek Sylvester <[email protected]> Sent: Wednesday, September 3, 2025 3:35 PM
To: Josh Rogers
Subject: FW: DRAFT: Review of Tract 6531/Serenade II draft Mitigated Negative Declaration, 20250837
See air district comments below.
From: Matt Crow <[email protected]>
Sent: Wednesday, July 30, 2025 2:59 PM
To: Derek Sylvester <[email protected]>
Cc: Planning Division <[email protected]> Subject: DRAFT: Review of Tract 6531/Serenade II draft Mitigated Negative Declaration, 20250837
This is the first time you received an email from this sender ([email protected]). Exercise caution when clicking links, opening attachments or taking further action, before validating its authenticity.
Hi Derek,
Thank you for the request for an informal review of this project.
The District has reviewed the draft IS/MND for the “Serenade II – Tentative Tract Map No. 6531 Project” from the City of
Sanger and offers the following comments:
1. Based on the information provided to the District, Project specific annual criteria pollutant emissions from construction and operation are not expected to exceed any of the significance thresholds as identified in the District’s Guidance for Assessing and Mitigation Air Quality Impacts (GAMAQI):
https://ww2.valleyair.org/media/g4nl3p0g/gamaqi.pdf
2. The District reviewed the Health Risk Assessment and confirmed that the Project is not expected to have a significant health impact on nearby sensitive receptors.
3. The District has reviewed the information provided and has determined the project size is below the District Rule 9510 (Indirect Source Review), section 2.1 applicability threshold of 50 dwelling units for residential development. Therefore, District Rule 9510 requirements and related fees do not apply to the Project.
Please let me know if there are any questions.
Thank you,
Matt Crow
216
2 Air Quality Specialist II
San Joaquin Valley Air Pollution Control District
1990 E. Gettysburg Avenue Fresno, CA 93726
P
hone: (559) 230.5931
[email protected]
217
dtsc.ca.gov
SENT VIA ELECTRONIC MAIL
September 16, 2025
Jaymie Brauer
Principal Planner
City of Sanger
1700 7th Street
Sanger, CA 93657
[email protected]
RE: MITIGATED NEGATIVE DECLARATION FOR THE SERENADE II – TENTATIVE TRACT MAP NO. 6531 PROJECT DATED SEPTEMBER 12, 2025, STATE CLEARINGHOUSE # 2025090619
Dear Jaymie Brauer,
The Department of Toxic Substances Control (DTSC) reviewed the Mitigated Negative Declaration (MND) for the Serenade II – Tentative Tract Map No. 6531 Project (Project).
The Project proposes a 48-lot single-family residential subdivision (TTM 6531) at approximately 5,000 square feet per lot, located within the city limits of the City of Sanger. On- and off-site improvements including internal circulation roads, interior local streets, curb, gutter, sidewalk, and landscaping are proposed as a part of the Project.
DTSC recommends and requests consideration of the following comments:
1. When agricultural crops and/or land uses are proposed or rezoned for residential use, several contaminants of concern (COCs) can be present. The Lead Agency shall identify the amounts of Pesticides and Organochlorine Pesticides (OCPs) historically used on the property. If present, OCPs requiring further analysis are dichloro-diphenyl-trichloroethane, toxaphene, and dieldrin. Additionally, any level of arsenic present would require further analysis and sampling and must meet approved local area baselines or thresholds. If they do not, remedial action must 218
Jaymie Brauer
September 16, 2025
take place to mitigate them below those thresholds. Additional COCs may be found in mixing/loading/storage areas, drainage ditches, farmhouses, or any other outbuildings and should be sampled and analyzed. If smudge pots had been routinely utilized, additional sampling for Polycyclic Aromatic Hydrocarbons and/or Total Petroleum Hydrocarbons may be required. These recommendations should be adhered to and become part of the environmental document. Please refer to the DTSC’s Human and Ecological Risk Office (HERO) webpage for the most recent guidance and screening levels.
2. DTSC recommends that all imported soil/fill material should be tested to assess any COCs meet screening levels as outlined in DTSC's Preliminary Endangerment Assessment Guidance Manual. Additionally, DTSC advises referencing the DTSC Information Advisory Clean Imported Fill Material Fact Sheet if importing fill is necessary. To minimize the possibility of introducing contaminated soil/fill material there should be documentation of the origins of the soil/fill material and, if applicable, sampling be conducted to ensure that the imported soil/fill material are suitable for the intended land use. The soil sampling should include analysis based on the source of the soil/fill and knowledge of prior land use.
DTSC would like to thank you for the opportunity to comment on the MND for the Serenade II – Tentative Tract Map No. 6531 Project. Thank you for your assistance in protecting California’s people and environment from the harmful effects of toxic substances. If you have any questions or would like clarification on DTSC’s comments, please respond to this letter or via our CEQA Review email for additional guidance.
Sincerely,
Dave Kereazis
Associate Environmental Planner
HWMP-Permitting Division – CEQA Unit
Department of Toxic Substances Control
[email protected]
219
Jaymie Brauer
September 16, 2025
cc: (via email)
Governor’s Office of Land Use and Climate Innovation
State Clearinghouse
[email protected]
Tamara Purvis
Associate Environmental Planner
HWMP - Permitting Division – CEQA Unit
Department of Toxic Substances Control
[email protected]
Scott Wiley
Associate Governmental Program Analyst
HWMP - Permitting Division – CEQA Unit
Department of Toxic Substances Control
[email protected]
220
01484.0005 2077401.1
ATTACHMENT 5
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Exhibit C
Conditions of Approval
Tentative Tract Map No. 2025-01 – Tract 6531
Assessor Parcel Numbers 332-090-03
1 October 14, 2025
Notice to Applicant
Pursuant to Government Codes Section 66020(d)(1) and/or Section 66499.37, any protest related to the imposition of fees, dedications, reservations, or exactions for this project or any proceedings undertaken regarding the City’s actions taken or determinations made regarding the project, including but not limited to validity of conditions of approval must occur within ninety (90) calendar days after the date of decision.
This notice does not apply to those fees, dedications, reservations, or exactions which were previously imposed and duly noticed; or where no notice was previously required under the provisions of Government Code Section 66020(d)(1) in effect before January 1, 1997.
IMPORTANT: PLEASE READ CAREFULLY
This project is subject to a variety of discretionary conditions of approval. These include conditions based on adopted City plans and policies; those determined through plan review and environmental assessment essential to mitigate adverse effects on the environment including the health, safety, and welfare of the community; and recommended conditions for development that are not essential to health, safety, and welfare, but would on the whole enhance the project and its relationship to the neighborhood an d environment.
Approval for Tentative Tract Map No. 2025-01 will ultimately be deemed final unless appealed by the applicant to the City Council within ten (10) days after the decision by the Planning Commission. In the event you wish to appeal the Planning Commission’s decision, you may do so by filing a written appeal with the City Clerk. The appeal shall state the grounds for the appeal and wherein the Commis sion failed to conform to the requirements of the ordinance. This should include identification of the decision or action appealed and specific reasons why you believe the decision or action appealed should not be upheld.
These conditions are applicable to any person or entity making use of Tentative Tract Map No. 2025-01, and references to “developer” or “applicant” herein also include any applicant, property owner, owner, lessee, operator, or any other person or entity.
Tentative Tract Map No. 2025-01, Tract 6531, shall comply with all of the following conditions of approval:
A. Maps and Plans
1. The Developer shall have a final tract map prepared, in the form prescribed by the Subdivision Map Act and City of Sanger Municipal Code, by a registered civil engineer or licensed land surveyor. The final tract map shall be submitted to the City of Sanger, and shall include, but not be limited to, final tract map, drawn at a scale of not less than 1"=100', the current filing fee, closure calculations, current preliminary title report, and legal descriptions and drawings of required dedications. Upon approval of the final tract map, Developer shall submit an electronic copy (PDF) to the City Engineer.
2. The Developer shall submit to the City of Sanger Engineering Department a set of construction plans formatted on 24" x 36" sheets for all required improvements. The plans shall be submitted 222
2 electronically, and in accordance with first submittal instructions and checklist attached hereto.
These plans shall be prepared by a registered civil engineer, and shall include a site grading and drainage plan and an overall site utility plan showing locations and sizes of sewer, water, and storm drain mains, laterals, manholes, meters, valves, hydrants, inlets, etc, in addition to all other improvement plans specified herein. All applicable plan check and inspection fees shall be paid with the first submittal of plans. All plans shall be approved by the City and all other involved agencies prior to the release of any development permits.
3. Prior to the initial submittal of the improvement plans, the Developer shall contact the City Engineer to set up a Pre-Submittal Meeting. Developer’s engineer is required to attend.
4. Prior to beginning any construction, or within twenty (20) calendar days after the approved plans are released by the City, the Developer shall submit to the City of Sanger Engineering Department an electronic copy (PDF) of the approved set of construction plans and an electronic copy (PDF) of the project specifications, if any.
5. Within twenty (20) calendar days after all improvements have been constructed and accepted by the City, the Developer shall submit to the City of Sanger Engineering Department an electronic plan set copy (PDF) revised to reflect all field revisions and marked "AS-BUILT" for review and approval. Pad Elevation Certification(s) and passing compaction test reports will be required prior to construction of any structure on a lot.
6. The developer shall submit final architectural elevation drawings, floor plans, and fence/wall construction details to the Community Development Director or his designee for review and approval consistent with the Sanger Community Design Standards and Guidelines. Said plans shall be consistent with the approved conceptual elevation designs, floor plans and plotting plans. The developer shall not have two similar building elevations (footprints, exterior colors and treatments) located next to one another. Re sidential drive approaches within the front yards shall not be widened beyond the widths as shown on the approved plot plans. Heating and cooling units for the homes shall not be placed on rooftops. Condensers located in yard areas of the units shall be visually and acoustically screens subject to Planning Division review and approval.
7. Any modifications or changes to the approved building elevations and floor plans, including lot configurations or dimensions shall require review and approval by the Community Development Director or their designee prior to the issuance of building permits.
B. General
1. Approval of this project is for the benefit of the applicant. The submittal of applications by the applicant for this project was a voluntary act on the part of the applicant not required by the City.
Therefore, as a condition of approval of this project, the applicant agrees to defend, indemnify, and hold harmless the City of Sanger and its agents, officers, consultants, independent contractors, and employees (“City”) from any and all claims, actions, or proceedings against the City to attack, set aside, void, or annul an approval by the City concerning the project, including any challenges to associated environmental review, and for any and all costs, attorneys fees, and damages arising therefrom (collectively “claim”). Within 30 days of Planning Commission approval or conditional approval of this tentative map, the developer shall also execute an agreement with the City of Sanger to defend, indemnify, and hold harmless the City (consistent with State of California Government Code, Section 66474.9(6)).
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3 2. All conditions of approval shall be the sole financial responsibility of the applicant/owner, except where specifically noted in the conditions or mandated by statutes.
3. The Developer shall comply with all mitigation measures required by the mitigated negative declaration approved for this project.
4. The Developer shall comply with all regulations set forth in Chapter 62 of the Sanger Municipal Code (Subdivisions).
5. The conditions of project approval set forth herein include certain fees, dedication requirements, reservation requirements and other exactions. Pursuant to Section 66020(d) of the Government Code, these conditions constitute written notice of the amount of such fees, and a description of the dedications, reservations and other exactions. The applicant is hereby notified that the 90- day protest period, commencing from the date of approval of the project, has begun. If the applicant fails to file a protest regarding any of the fees, dedication requirements, reservation requirements or other exactions contained in this notice, complying with all the requirements of Section 66020, the applicant will be legally barred from later challenging such exactions.
6. Applicant shall pay all applicable development impact fees at the rate in effect at the time of payment. The Developer may be eligible for fee credits or fee reimbursements for over-sizing of facilities or construction of other eligible facilities included in the City of Sanger’s Impact Fee Studies. The City Engineer will determine the type and extent of improvements that are eligible for fee credits or reimbursements.
7. The Developer shall furnish security in a sum to be determined by the City Engineer, prior to final acceptance of the off-site improvements by the City, for the guarantee and warranty of the improvements for a period of one (1) year following the completion and acceptance thereof by the City Council.
8. The Developer shall submit a soils report or request for waiver of soils report for approval by the Building Official with the first submittal of the improvement plans.
9. 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 proof that the Developer has provided the improvement plans and documents showing all proposed work to the utility, telephone, cable, and other communication companies.
10. It is the sole responsibility of the developer to ensure all required approvals, permits, and/or inspections from any entity having jurisdiction, are obtained prior to issuance of final occupancy for any lot.
11. The Developer shall contact and address all requirements of the United States Postal Service for the location and type of mailboxes to be installed. The location of the facilities shall be approved by the City Engineer prior to approval of improvement plans or any construction. Developer shall submit a copy of the Method of Delivery Agreement (MODA) to the City. Mailboxes shall be installed prior to issuance of any certificate of occupancy within the subdivision.
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4 12. The Developer shall comply with and be responsible for obtaining encroachment permits from the City of Sanger for all work performed within the City's right-of-way and easements.
13. The Developer shall install all improvements within public right -of-way and easements in accordance with the City of Sanger standards, specifications, master plans, and record drawings.
14. All existing overhead and any new utility facilities located on-site, within alleys, and within the street right-of-way or easements along the streets adjacent to this tract shall be undergrounded unless otherwise approved by the City Engineer. The only exception to the undergrounding requirement will be for any high voltage electric facilities which are required to remain overhead by the public utility.
15. The Developer shall provide and pay for all compaction testing required by the City Engineer.
Compaction test locations and depths shall be established by the City Engineer. Compaction test results shall be submitted to the City Engineer, in a format accep table to the City Engineer, for review and approval.
16. 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.
17. If the overall development is to be built in phases, then each phase shall have adequate access as required by the City of Sanger Police and Fire Departments, and the City Engineer. The Developer shall submit a schedule showing the sequence of development within the area covered by the tentative map.
18. In order to provide for reasonable municipal protection during all phases of construction, the Developer shall maintain pedestrian and vehicular access to all surrounding properties and buildings to the satisfaction of the City of Sanger Police and Fire Department, and City Engineer.
19. The Developer shall be responsible for all actions of his contractors and subcontractors during the course of any work occurring on the site. The Developer shall designate, in writing before starting work, an authorized representative who shall have complete authority to represent and to act for the Developer. Said authorized representative shall be present at the site of the work at all times while work is actually in progress on the development. During periods when work is suspended, arrangements acceptable to the City Engineer shall be made for any emergency work which may be required. When the Developer or his authorized representative is not present on any particular part of the work where it may be desired to give directions, orders may be given by the City Engineer which shall be received and obeyed by the person or persons in charge of the particular work in reference to which the orders are given. Whenever orders are given to the Developer's representative or superintendent or foreman to do work required for the convenience and safety of the general public because of inclement weather or any other such cause, such work shall be done at the Developer's expense.
20. The Developer shall not allow its contractors to work on, place debris on, store supplies or equipment on, or in any other way encroach upon any other properties without the written permission of such property owners. In the event other properties are encroached upon without written permission, work shall be automatically shut down until resolved.
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5 21. Prior to the commencement of any work within the City of Sanger, the general contractor and all sub-contractors shall obtain a business license from the Finance Department.
22. All construction and improvements shall be in strict conformance with City of Sanger code, ordinance, and policy.
23. Any trenches cut in public streets shall be backfilled, compacted, and resurfaced with rock base and AC paving. Existing pavement shall be saw cut. The developer shall resurface or reconstruct areas of the street as may be required by the Public Works Director.
24. Electrical service secondary splice boxes shall be subsurface type. Secondary Service pedestals are not acceptable.
25. The developer shall execute a right to farm covenant, acceptable as to legal form by the city attorney, which shall be recorded on the deeds of each property, consistent with Sanger Municipal Code Chapter 94.
26. Any proposed signage to identify the name(s) of the subdivision, including its design and placement (median islands or walls) shall be subject to review and approval by the Development Services Director or their designee.
27. If applicable, and prior to Final Map recordation, the developer shall prepare Covenants, Conditions, and Restrictions (CC & R’s) for the project and shall submit a copy of these Covenants, Conditions, and Restrictions for review and approval as they relate to the conditions of approval to the Planning Division.
28. The developer shall provide concrete pads and walkway within the side yards adjacent to the garages of the single- family units for the placement of trash/recycling contains behind the rear yard fences/gates. All trash/recycling containers shall be placed out of public view except on the days of collection. The developer shall disclose this requirement to the future homeowners within the subdivision.
29. Approval shall be in conformance with Tentative Tract Map No. 6531, prepared by QK, except as may be modified by other conditions of approval. Full compliance with all conditions of approval shall be achieved prior to the issuance of any Certificates of Occupancy or as modified and approved by the Development Services Director.
30. Approval of this tentative tract map, including the conditional use permit approval, is valid for two (2) years and in accordance with Government Code Section 66454, said approvals shall be null and void if annexation to the City of Sanger is not completed within that time period.
31. Prior to framing of any building, all streets and roadways for the subdivision shall be asphalt - paved with curb and gutter installed or at a minimum, compacted base rock (with curb/gutter) may be provided as determined by the Fire Chief and Building Official.
32. Should human remains be uncovered during ground disturbing activities, the Fresno County Coroner shall be notified to investigate the remains and arrange proper treatment and disposition.
If the remains are identified on the basis of archaeological context , age, cultural associates, or biological trains to be those of a Native American, California Health and Safety Code 7050.5 and PRC 5097.98 require that the coroner notify the NAHC within 24 hours of discovery. The NAHC 226
6 will then identify the Most Likely Descendant who will make recommendations regarding the treatment and disposition of the remains.
33. Grading/construction work including start-up of equipment/machinery shall not begin prior to 7:00 a.m. Monday through Friday. Prior authorization must be obtained from the C ommunity Development Director for any work (including underground work) occurring on weekends and holidays.
34. Construction traffic shall avoid using any established residential streets within the City.
35. During construction, all debris shall be contained within an on- site trash bin and the project site shall be watered for dust control during construction as required by the City.
36. Prior to issuance of a Final Occupancy Permit for the first dwelling unit in the tract/phase, the developer shall install street signage in accordance with the approved Improvement Plans.
37. Prior to the issuance of a Final Occupancy Permit for the first dwelling unit in the tract/phase, the developer shall have electric power to streetlights within the subject area.
38. The developer shall provide proof of payment of School Impact Fees to the Sanger Unified School District (or proof that no fee is required) prior to the issuance of building permits.
39. Prior to the issuance of building permits, the developer shall pay a fee for the purchase of waste container(s) for use by residents after buildout, as determined by the Public Works Director or their designee.
40. The developer shall pay to the City of Sanger certain fees, including but not limited to; the California Department of Fish and Game Fee, the Fresno County Fire Protection Transitional Revenue Transfer fee, Automated Solid Water Container Fee, and the Plan Check and Inspection Fee.
C. Dedications and Street Improvements
1. The Developer shall provide right -of-way (R/W) acquisition or dedicate free and clear of all encumbrances and/or improve the following streets to City standards:
a) North Avenue (General Plan Street Designation: Minor Arterial): West line of Lot 1 to the east line of Lot 5:
i) Dedicate sufficient R/W for a total of 30’ from Section Line for public street and utility purposes.
ii) By separate document (i.e. prior to Final Map), dedicate 20’ for irrigation pipeline purposes to the benefit of Consolidated Irrigation District (CID) for the Winery Lateral Pipeline.
iii) Dedicate 20’ for landscape and pedestrian purposes overlying the separate 20’ dedication to CID. The City and CID shall enter into a separate Agreement for Common Use of Easements.
iv) Construct improvements in accordance with City Street Standards, and as shown on Tentative Map. Improvements shall include curb and gutter, sidewalk, curb ramps, street lights, landscaping and irrigation, permanent paving and sound wall. Sidewalk 227
7 shall be constructed to meander within a landscape buffer measuring 30’ from face of curb, so as to match existing adjacent developments. The Winery Lateral Pipeline shall be reconstructed to current CID standards within the 20’ pipeline easement lying adjacent to the North Avenue Street R/W.
b) 56’ Interior Residential Street (General Plan Street Designation: Local): Public Streets (all not specifically listed otherwise and as shown on the Tentative Map) i) Dedicate 56’ for public street and utility purposes. ii) Construct improvements in accordance with City Street Standards and as shown on Tentative Map. Improvements shall include curb and gutter, sidewalk, curb ramps, street lights, landscaping and irrigation, and permanent paving.
2. The Developer shall construct transitional improvements along major streets beyond its frontage limits as determined necessary by the City Engineer to ensure traffic safety and continuity for the public.
3. The Developer shall provide for internal street traffic calming and intersection control to the satisfaction of the City Engineer and the improvement plans for the subdivision shall reflect the final approved designs.
4. The Developer shall dedicate an 8’ or 10’ public utility easement (width as required by affected utility companies) along all streets and all other locations requested by utility companies. Alternate widths must be approved in writing by all utility companies and a copy of said written approval shall be submitted to the City Engineer.
5. The Developer shall provide a preliminary title report, legal description, and drawings for all dedications required which are not within the limits of the subdivision.
6. The Developer shall install LED streetlights on metal poles in accordance with City Standards at the locations designated by the City Engineer. Streetlight locations shall be shown on the utility plans submitted with the final map for approval. Streetlights on exterior streets shall be standard cobrahead design. Streetlights on interior streets shall be decorative design. Streetlights at traffic signal locations shall be installed on approved traffic signal poles. Street lights shall be owned and maintained by City of Sanger. Developer shall prepare a streetlighting plan for approval by the City Engineer and shall prepare and submit application to PG&E for streetlight service on LS -2 (Unmetered, City-owned and maintained) rate schedule.
7. The Developer shall provide for all striping, stenciling, pavement markers, delineators and signage required of all street improvements within the development. All traffic signs and street name signs shall be installed in accordance with City Standards and the CA MUTCD (latest edition). A striping and signage plan shall be included with the construction plans and submitted for review and approval by the City Engineer.
8. Curb ramps shall be provided at all intersections in conformance with City Standards.
9. As part of street dedications, Developer shall provide corner cut -offs at all street intersections.
Corner cut-offs shall be sufficient to provide for sight distances and accommodate curb ramps.
10. 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 228
8 these "R Value" tests. These designs shall be compared to the minimum section given below and approved by the City Engineer.
Street Designation Minimum Section
Local Street 2” HMA/4” CLII AB/6” CNS
Arterial Street 4” HMA/7.5” CLII AB/6” CNS
11. Standard barricades with reflectors shall be installed at ends of streets abutting undeveloped property and any other locations to be specified by the City Engineer.
12. The Developer shall, at the end of any permanent pavement abutting undeveloped property, install 2”x6” redwood header boards placed prior to street paving.
13. All knuckles and cul-de-sacs shall be designed in accordance with City Standards.
14. Temporary paved cul-de-sacs shall be provided at the end of any dead-end streets, planned for future extension, and longer than 150’. Minimum radius shall be provided to allow turnaround of emergency equipment.
15. Developer shall relinquish vehicular access rights to the following:
a) North Avenue
b) Local Street Sideyards
D. Sanitary Sewer Improvements
1. The Developer shall identify and abandon all existing septic systems per City Standards and any other governing regulations through an appropriately licensed contractor.
2. The nearest sanitary sewer mains to serve the development are 8” mains in Heidi Avenue, Catherine Avenue, Lime Avenue and Hunter Avenue adjacent to the proposed subdivision. The Developer shall connect to these existing sewers and the Developer’s engineer shall be responsible for verifying the size, location, and elevations of existing improvements. Any alternative routing of sewer service must be approved by the City Engineer and supported by appropriate calculations.
3. The Developer shall install 8” sanitary sewer mains within all interior streets throughout development.
4. The Developer shall dedicate a minimum 20’ wide easement for all onsite sewer mains not located in otherwise dedicated rights-of-way.
5. The Developer shall install one (1) 4” sewer service house branch to each lot within the development in accordance with City Standards.
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9 E. Water Improvements
1. The City does not currently have sufficient water supply capacity to serve the project as proposed.
The determination of “sufficient water supply capacity” is being made by the City Engineer pursuant to the California Waterworks Standards (Cal Code of Regs. §64554). While current capacity of the City water system has been determined insufficient by this standard, multiple capital improvement projects are currently funded and are being implemented by the City of Sanger in order to improve the system to a point of sufficiency. It is anticipated that a combination of the above-planned projects will result in the improvement of the water system to a point of sufficiency to serve the proposed project. The City will withhold issuance of Certificates of Occupancy on the subject project until a determination can be made that there is sufficient capacity to serve the project. It is currently projected that this will be possible in Summer/Fall 2026.
2. The Developer shall identify and abandon all existing water wells per City Standards and any other governing regulations through an appropriately licensed contractor.
3. The nearest water mains to serve the development are 8” mains in Heidi Avenue, Catherine Avenue, Lime Avenue and Hunter Avenue adjacent to the proposed subdivision. The Developer shall connect to these existing water mains and the Developer’s engineer shall be responsible for verifying the size, location, and elevations of existing improvements. Any alternative routing of water service must be approved by the City Engineer and supported by appropriate calculations.
4. The Developer shall dedicate a 20’ wide easement for all onsite water mains, hydrants, blow-offs, and water meters not located in otherwise dedicated rights-of-way.
5. The Developer shall install a City Standard water service, size as necessary to each lot within the development in accordance with City Standards.
6. Meter and meter box shall be installed immediately after receiving approved bacterial test results.
Upon installation of the meter, the City of Sanger has blanket authority to establish a utility account for water usage in the developer's name. Water will be charged at the current base rate per month plus consumption. Before development begins the developer must submit a valid blanket authority authorizing the City of Sanger to bill the developer for water usage, provide billing address information and deliver a $500.00 water deposit.
7. The Developer shall install a City Standard landscape water service, size as necessary to each public landscape area within the development in accordance with City Standards.
8. The Developer shall install a minimum of one (1) water sampling station in accordance with City Standards. The final number and location of sampling stations shall be determined by the City Engineer in conjunction with the City of Sanger Public Works Department.
9. No water service connection shall be made to the City of Sanger Water System until a bacteriological report has been accepted by the City Engineer.
10. Fire hydrants shall be installed at locations approved by the Fire Department. Fire hydrants and curbs shall be painted as directed by the Fire Department.
11. Prior to the use of any combustible materials on- site, water mains and fire hydrants shall be installed and operable.
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10 F. Grading and Drainage
1. The Developer shall, for construction activity prior to clearing, grading or excavation on one (1) acre or more of land area or area part of a larger common plan of development or sale, obtain a NPDES permit and implement Best Available Technology Economically Achievable and Best Conventional Pollutant Control Technology to reduce or eliminate storm water pollution. Plans for these requirements shall be included in the construction plan set and shall be submitted to and approved by the City Engineer.
2. The City of Sanger is an MS4 and is regulated under the Water Quality Order NO. 2013-0001-DWQ and NPDES General Permit No. CAS000004. Developer is required to comply with all requirements of the Permit, including Post-Construction Standards. Developer’s engineer shall submit calculations confirming that development will meet Post-Construction Standards with the grading plan for review by the City Engineer.
3. The Project Site is located within the Southwest Drainage Area of the Sanger Storm Drain Master Plan (SDMP), and the master -planned basin has been offered for dedication with construction initiated by the Developer of Tract 6431 to the west. The SDMP indicates the following master- planned pipeline facilities within the Project Area:
a) 24” pipeline in Hunter Avenue connecting to both the downstream stub provided by Tract 6431 to the west and the upstream manhole existing within Tract 5826 to the east.
The site shall be drained using these master -planned facilities and any additional non- master- planned facilities as the Developer’s engineer deems necessary. Costs for construction of master- planned facilities are eligible for development impact fee credi t and/or reimbursement. Costs for construction of non-master-planned facilities are not eligible. Minimum storm drain pipe diameter within public right-of-way shall be 15”.
4. The Developer shall excavate sufficient volume from the master-planned basin to offset the storm drain storage volume generated by the proposed project. Developer’s engineer shall prepare hydrology and hydraulic calculations (H&H) for any proposed storm drain system and submit with the grading plan for review and approval by the City Engineer. Developer’s engineer shall consult with City Engineer for calculation requirements and for direction on excavation of the existing basin.
5. Grade differentials between lots and adjacent properties shall be adequately shown on the grading plan and shall be treated in a manner in conformance with City Standards . Any retaining walls required 12” or higher shall be masonry or concrete construction and any retaining walls required less than 12” may be wood, masonry, or concrete construction. All retaining walls shall be designed by a registered civil engineer.
6. 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.
G. Parks, Landscaping and Irrigation
1. The Developer, as a portion of the required tract improvements, shall provide landscaping and irrigation improvements as required herein. The landscaping and irrigation shall be installed in 231
11 public right -of-way and all other areas reserved for landscaping. Plans for the required landscaping and irrigation systems shall be prepared by an appropriately qualified professional and conform to the City of Sanger Standard Drawings and Specifications and the California Model Water Efficiency Ordinance. Public landscaping and irrigation shall be installed along all major street park strips, parks, trails/greenbelts, and street and median islands. Landscape design shall incorporate climbing vines along the required exterior masonry walls to discourage graffiti.
2. Street trees shall be installed along the front and side yards (as applicable) of each lot. A Street Tree Plan shall be included in the submitted public landscape and irrigation plan package.
3. Trees planted within 10 feet of any paved area, including street trees, shall include a root -control barrier and deep watering sleeve.
4. The Developer shall enter into a one (1) year private landscape maintenance contract for maintenance of the required public landscaping within the public areas of the subdivision after acceptance of improvements. Prior to acceptance, a copy of the maintenance contract shall be provided to the Public Works Director for review and approval.
5. The developer shall provide front yard landscaping with automatic irrigation systems with enough stations, including controllers, wiring, and valves with irrigation main line stub to accommodate the rear yards for the homes within the subdivision.
6. Prior to approval of the Final Map, the developer will be required to request annexation of the property, and be subject, to the City’s Landscaping and Lighting Maintenance District (LLMD).
The property owner acknowledges and agrees that such request serves as a petition pursuant to California State Proposition 218 and no further election will be required for the establishment of the initial assessment. The assessment for each lot must be obtained from the City for the tax year following the recordation of the final map. The property owner shall consent to the first -year assessment and annual increases per the provisions of the LLMD. The property owner/Developer shall notify all potential lot buyers before they actually purchase a lot that this tract is a pa rt of a LLMD. Said notification shall be in a manner approved by the City. The property owner/Developer shall supply all necessary assessment diagrams and other pertinent materials for the LLMD annually until the entire tract is built out or for three ye ars after annexation to the district, whichever is longer.
7. Prior to approval of the Final Map, the developer will be required to request annexation of the property, and be subject, to a Community Facilities District (CFD) to provide special tax revenue for the anticipated increase in costs associated with providing city services, including but not limited to police, fire, ambulance, paramedic and parks maintenance. The Developer shall disclose to all potential lot buyers that the tract is part of a Community Facilities District.
8. The Developer shall contact, and address all requirements of, Consolidated Irrigation District (CID). This may include, but not be limited to, dedicating easements, piping or relocating any existing CID canals or ditches, replacing any existing irrigation piping, concrete lining or improving any existing canals, construction or reconstruction of any canals, culverts, and bridge crossings.
9. CID maintains the W inery Lateral pipeline (Lateral Pipeline) within the proposed project. The Lateral Pipeline is used for the conveyance of irrigation water to landowners adjacent to the proposed development. The Developer shall prepare a plan to relocate and construct the Later al 232
12 Pipeline in a dedicated CID easement (as described in Condition C.1.ii) to maintain the conveyance of irrigation water to downstream users. The minimum easement width for CID to maintain the Lateral Pipeline is 20-feet. The size of the reconstructed Lateral Pipeline shall be 12”, matching the pipeline segments built upstream and downstream by adjacent development , and plans and specifications shall be submitted for review by CID’s engineer, Summers Engineering, on behalf of CID. The plans shall include a plan and profile of the new Lateral Pipeline along with details for connections to the existing pipe, bedding and backfill, and elbows. The plans and specifications shall conform with CID’s Standard Details and Development Standards. All costs associated with the acquisition of easements, preparation of plans, plans review fees, permits, and construction of the Lateral Pipeline shall be paid for by the Developer.
10. Plans for the above requirements and improvements shall be included in the previously required set of construction plans and submitted to and approved by CID prior to the release of any development permits or recording of the final map. If a CID or private irrigation line is to be abandoned, the Developer shall provide waivers from all downstream users.
11. All existing onsite agricultural irrigation systems either onsite or within public rights -of-way, whether CID or privately owned shall be identified prior to any construction activity on the site.
Service to all downstream users of irrigation water shall be maintained at all times through preservation of existing facilities or, if the existing facilities are required to be relocated, the relocation and replacement of the existing facilities. It is the intent that downstream users not bear any burden as a result of the development. Therefore, the Developer shall bear all costs related to modification, relocation, or repair of any existing irrigation facilities resulting from or necessitated by the development. The Developer shall identify on the construction plans all existing irrigations systems and their disposition (abandonment, repair, relocation, and or piping) for approval by the City Engineer.
H. Miscellaneous
1. It 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.
2. The Developer shall provide clean-up, street sweeping and dust control during the construction of the development to the satisfaction of the City Engineer and Public Works Director. A deposit of $5,000.00 shall be submitted to the City to guarantee compliance. At any time, Developer is deemed to be non-compliant by the City Engineer or Public Works Director, the City may draw from said deposit to pay for necessary activities to bring the site into compliance.
3. The Developer shall install monuments at all section corners, quarter section corners, all street centerline intersection points, angle points, and beginning of curves and end of curves on streets adjacent to or within the development. Any existing section corner or property corner monuments damaged or destroyed by the development shall be reset to the satisfaction of the City Engineer.
A licensed land surveyor or civil engineer licensed to perform land surveying shall certify the placement of all required monumentation prior to final acceptance.
4. 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 233
13 present to the City Engineer evidence of the payment and receipt thereof by the engineer or surveyor.
5. The conditions given herein are for the entire development. Additional requirements for individual phases may be necessary pending review by the City Engineer.
6. The Developer shall install concrete masonry block walls with pilasters in accordance with City Standards, with a minimum height of 6 feet above the high side ground elevation, and of a design and color approved by the City of Sanger Planning Department at the following locations:
a) South side of North Avenue along project frontage.
Masonry block walls that retain more than 12” shall be designed by a registered civil engineer.
7. A decorative wood fence with stone pilasters shall be provided for all other street side yards within the subdivision.
8. All fences and walls on corners (intersections) shall meet the sight triangle regulations in the zoning ordinance for height and distance from the corners.
I. Fresno County Environmental Health Division
1. Development, including construction, shall comply with the City of Sanger Municipal Code and the Fresno County Noise Ordinance Code. Once the property is annexed to the City of Sanger, the City’s noise ordinance requirements shall apply.
2. All water wells and/or septic systems that exist or have been abandoned within the project area shall be properly destroyed by an appropriately licensed contractor.
3. Should any underground storage tank(s) be found during the project, the applicant shall apply for and secure an Underground Storage Tank Removal Permit from the Fresno County Department of Public Health, Environmental Health Division. Contact the Fresno County Hazmat Compliance Program at (559) 600-3271 for more information.
-END OF CONDITIONS
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01484.0005 2077401.1
ATTACHMENT 6
Due to file size, the following web link can be used to access the Initial Study/Mitigated Negative Declaration – SCH No. 2025090619:
https://ceqanet.lci.ca.gov/2025090619
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