City of Sanger
Local Limits Study
Section 3 – Development of Local Discharge Limits
30 𝑀𝐴𝐼𝐿 = 𝑀𝐴𝐻𝐿(1 − 𝑆𝐹) − (𝐿𝑈𝑁𝐶 + 𝐻𝑊 + 𝐺𝐴)
Where:
MAIL = Maximum allowable industrial loading, lb/day
MAHL = Maximum allowable headworks loading, lb/day
SF = Safety factor, decimal
LUNC = Loadings from uncontrolled sources, lb/day
HW = Loadings from hauled waste, if not regulated through the local limits, lb/day GA = Growth allowance, lb/day
3.2.6.1. Safety Factor and Growth Allowances
To account for variability and uncertainty in the data used to develop MAHLs, a safety factor is applied when calculating the MAILs. In accordance with EPA’s Local Limits Development Guidance, a minimum 10 percent safety factor has been applied uniformly across all pollutants of concern. This conservative approach helps protect each facility from fluctuations in industrial discharge characteristics and ensures continued compliance with effluent and sludge quality objectives.
A growth allowance is an optional portion of the MAHL that may be reserved to accommodate future increases in pollutant loadings resulting from industrial expansion. However, the City of Sanger is not currently aware of any major industrial growth or expansion that would affect the Industrial or Domestic WWTF’s influent characteristics. As such, no growth allowance has been included in this evaluation.
3.2.6.2. Industrial WWTF MAIL Evaluation
The Industrial WWTF currently only receives wastewater from two SIUs: Pitman Farms and Gibson Winery.
Because the facility does not receive residential, commercial, or hauled waste contributions, background loading is considered negligible (LUNC = 0). Therefore, the full MAHL, adjusted for the 10% safety factor, is available for allocation to the permitted SIUs, as shown in Table 3-23 below.
Table 3-23 Industrial WWTF – Maximum Allowable Industrial Loadings Pollutant
Maximum
Allowable
Headworks
Loading
(lbs/day)
(MAHL)
Safety
Factor
(SF)
Nonindustrial
Loading
(lbs/day)
(LUNC)
Hauled
Waste
Loading
(lbs/day)
(HW)
Growth
Allowance
(%)
(GA)
Maximum
Allowable
Industrial
Loading
(lbs/day)
(MAIL)
Arsenic 0.08 10% 0 0 0 0.07
Cadmium 0.04 10% 0 0 0 0.04
Chromium 0.33 10% 0 0 0 0.30
Copper 0.38 10% 0 0 0 0.34
Cyanide 0.10 10% 0 0 0 0.09
Lead 0.04 10% 0 0 0 0.03
Mercury 0.01 10% 0 0 0 0.01
City of Sanger
Local Limits Study
Section 3 – Development of Local Discharge Limits
31 Table 3-23 Industrial WWTF – Maximum Allowable Industrial Loadings Pollutant
Maximum
Allowable
Headworks
Loading
(lbs/day)
(MAHL)
Safety
Factor
(SF)
Nonindustrial
Loading
(lbs/day)
(LUNC)
Hauled
Waste
Loading
(lbs/day)
(HW)
Growth
Allowance
(%)
(GA)
Maximum
Allowable
Industrial
Loading
(lbs/day)
(MAIL)
Nickel 0.53 10% 0 0 0 0.48
Silver 0.00 10% 0 0 0 0.00
Zinc 2.26 10% 0 0 0 2.03
Molybdenum 0.16 10% 0 0 0 0.14
Selenium 0.06 10% 0 0 0 0.05
Ammonia 177.65 10% 0 0 0 159.88
3.2.6.3. Domestic WWTF MAIL Evaluation
At the Domestic WWTF, influent flows are derived from a mix of residential, commercial, and small-scale industrial sources. As a result, background loadings from uncontrolled (non-industrial) contributors (LUNC) must be deducted from the facility’s overall loading capacity before determining the allowable loadings for the industrial users. Applying the same assumptions used for the Industrial WWTF, a 10 percent safety factor and zero growth allowance, the MAILs for the Domestic WWTF were calculated using Equation 6.
These values reflect the portion of the capacity available for industrial dischargers after accounting for non-industrial contributions. Table 3-24 presents the resulting MAILs for each pollutant of concern.
Table 3-24 Domestic WWTF – Maximum Allowable Industrial Loadings Pollutant
Maximum
Allowable
Headworks
Loading
(lbs/day)
(MAHL)
Safety
Factor
(SF)
Nonindustrial
Loading
(lbs/day)
(LUNC)
Hauled
Waste
Loading
(lbs/day)
(HW)
Growth
Allowance
(%)
(GA)
Maximum
Allowable
Industrial
Loading
(lbs/day)
(MAIL)
Arsenic 0.24 10% 0.051 0 0 0.16
Cadmium 0.10 10% 0.006 0 0 0.08
Chromium 0.83 10% 0.069 0 0 0.68
Copper 0.96 10% 0.789 0 0 0.08
Cyanide 0.25 10% 0.043 0 0 0.18
Lead 0.10 10% 0.034 0 0 0.05
Mercury 0.03 10% 0.002 0 0 0.02
Nickel 1.34 10% 0.078 0 0 1.13
Silver 0.00 10% 0.036 0 0 0.00
Zinc 5.71 10% 3.337 0 0 1.80
Molybdenum 0.41 10% 0.038 0 0 0.33
Selenium 0.15 10% 0.111 0 0 0.02
City of Sanger
Local Limits Study
Section 3 – Development of Local Discharge Limits
32 Table 3-24 Domestic WWTF – Maximum Allowable Industrial Loadings Pollutant
Maximum
Allowable
Headworks
Loading
(lbs/day)
(MAHL)
Safety
Factor
(SF)
Nonindustrial
Loading
(lbs/day)
(LUNC)
Hauled
Waste
Loading
(lbs/day)
(HW)
Growth
Allowance
(%)
(GA)
Maximum
Allowable
Industrial
Loading
(lbs/day)
(MAIL)
Ammonia 677.64 10% 392.084 0 0 217.79
3.2.7. Local Limits Allocation
After calculating the MAIL for each POC, the next step in the local limits development process is to allocate these loadings among permitted industrial dischargers. The allocation approach must ensure equitable distribution of pollutant loadings while maintaining compliance with regulatory requirements and protecting the integrity of the wastewater treatment systems. Two primary methods are recognized by the EPA for allocating MAILs:
1. Uniform Allocation Method – Assigns a single, concentration -based local limit to all permitted SIUs, regardless of their individual flow or pollutant contribution.
2. Industrial User-Specific Allocation Method – Distributes the MAILs proportionally based on each SIU’s flow volume or pollutant load contribution.
The selection of the allocation method depends on the number and characteristics of industrial users, variability of discharges, administrative feasibility, and system configuration.
3.2.8. Industrial WWTF – Evaluation of Local Limits
The two SIUs that discharge wastewater to the City’s Industrial WWTF exhibit similar influent characteristics and pollutant profiles. Given this limited and uniform user base, the Uniform Allocation Method is appropriate and consistent with U.S. EPA guidance.
The Uniform Allocation Method assigns a single concentration-based local limit to all permitted industrial users. This approach is consistent with U.S. EPA guidance and is appropriate when users have similar pollutant profiles. Under the uniform method, the MAIL for each pollutant is converted into a single concentration-based local limit applicable to all SIUs. This limit is calculated using Equation 6.
Equation 6 – Uniform Allocation Calculation
𝐶𝐿𝐼𝑀 = 𝑀𝐴𝐼𝐿
(𝑄𝑆𝐼𝑈 × 8.34)
Where:
CLIM = Uniform concentration limit, mg/L
MAIL = Maximum allowable industrial loading, lb/day
MAHL = Maximum allowable headworks loading, lb/day
QSIU = Total flow rate from SIUs, MGD
8.34 = Conversion factor
City of Sanger
Local Limits Study
Section 3 – Development of Local Discharge Limits
33 This method ensures equitable application of local limits across both SIUs and simplifies permit administration, monitoring, and compliance tracking. Table 3-25 provides the proposed local limits based on the uniform allocation method.
Table 3-25 Industrial WWTF – Uniform Allocation of Local Limits Pollutant
MAIL
(lbs/day)
(MAIL)
Total Industrial
Flow (MGD)
(QSIU)
Proposed
Local Limit
(mg/L)
(CLIM)
Arsenic 0.07 0.71 0.012
Cadmium 0.04 0.71 0.006
Chromium 0.30 0.71 0.050
Copper 0.34 0.71 0.058
Cyanide 0.09 0.71 0.015
Lead 0.03 0.71 0.006
Mercury 0.01 0.71 0.002
Nickel 0.48 0.71 0.081
Silver 0.00 0.71 0.000
Zinc 2.03 0.71 0.343
Molybdenum 0.14 0.71 0.024
Selenium 0.05 0.71 0.009
Ammonia 159.88 0.71 27.00
3.2.9. Domestic WWTF – Evaluation of Local Limits
For the Domestic WWTF, the uniform allocation method described in Equation 6 was used to derive pollutant-specific local limits presented in Table 3 -26. This approach distributes the MAIL evenly across the industrial flow to Domestic WWTF, which is approximately 0.089 MGD. The resulting concentration - based limits (CLIM) represent the maximum allowable discharge strength for each pollutant of concern to ensure compliance with the applicable MAHLs and continued protection of treatment performance and disposal operations.
Table 3-26 Domestic WWTF – Uniform Allocation of Local Limits Pollutant
MAIL
(lbs/day)
(MAIL)
Total Industrial
Flow (MGD)
(QSIU)
Proposed
Local Limit
(mg/L)
(CLIM)
Arsenic 0.16 0.089 0.22
Cadmium 0.08 0.089 0.11
City of Sanger
Local Limits Study
Section 3 – Development of Local Discharge Limits
34 Table 3-26 Domestic WWTF – Uniform Allocation of Local Limits Pollutant
MAIL
(lbs/day)
(MAIL)
Total Industrial
Flow (MGD)
(QSIU)
Proposed
Local Limit
(mg/L)
(CLIM)
Chromium 0.68 0.089 0.92
Copper 0.08 0.089 0.11
Cyanide 0.18 0.089 0.25
Lead 0.05 0.089 0.07
Mercury 0.02 0.089 0.03
Nickel 1.13 0.089 1.53
Silver 0.00 0.089 0.00
Zinc 1.80 0.089 2.44
Molybdenum 0.33 0.089 0.44
Selenium 0.02 0.089 0.03
Ammonia 217.79 0.089 294.35
City of Sanger
Local Limits Study
Section 4 – Proposed Local Limits
35 SECTION 4 - PROPOSED LOCAL LIMITS
After evaluating pollutant loadings at both the Domestic and Industrial WWTFs using facility design criteria, applicable WDRs, and the U.S. Environmental Protection Agency’s Local Limits Development Guidance, this section consolidates those findings into a set of proposed local discharge limits for the City of Sanger. The proposed limits intend to protect facility performance, ensure regulatory compliance, and provide an equitable allocation of capacity between residential and industrial users. Through the implementation of these limits, the City will maintain discharges within each facility’s treatment capabilities, safeguard effluent and biosolids quality, and preserve sufficient capacity to accommodate future growth. The following subsections present a comparison of existing and proposed limits and outline the recommended actions for implementation.
4.1. Comparison of Existing and Proposed Limits
Table 4-1 presents a comparison of the City’s existing and proposed local limits for both the Industrial and Domestic WWTFs. It identifies the POCs that warrant enforceable limits and specifies how those limits must be adjusted to ensure continued regulatory compliance and protection of treatment processes.
In addition to the local limits evaluated in Section 3, the City should establish local limits for both pH and Fats, Oils, and Grease (FOG) to ensure continued protection of the treatment facilities and collection system. A pH range of 6.0 to 9.0 standard units is recommended for both facilities to ensure optimal biological treatment performance and prevent structural deterioration. In no case shall wastewater with a pH lower than 5.0 be accepted, as such wastes are corrosive and can cause severe damage to concrete, metal, and mechanical components throughout both treatment facilities. Establishing this range will provide adequate protection against both corrosion and chemical scaling, ensuring long -term structural and operational reliability.
Similarly, a local limit for FOG is recommended to minimize the potential for blockages, pond surface scum accumulation, and operational interference within the aerated and storage ponds. Excessive FOG can reduce oxygen transfer efficiency and contribute to premature solids buildup. Based on EPA’s Local Limits Development Guidance and standard industry practices for lagoon -based treatment systems, a concentration-based limit of 100 mg/L is recommended. This value is consistent with 40 CFR 403.5(b)(3), which prohibits discharges capable of causing obstruction to flow in the POTW, and provides a technically defensible threshold for maintaining reliable treatment performance and infrastructure protection.
Table 4-1 Comparison of Existing and Proposed Local Limits Pollutant Existing Local
Limit(1)
Industrial WWTF Domestic WWTF
Proposed
Local Limit
Required
Local Limit
Proposed
Local Limit
Required
Local Limit
Arsenic 1.0 mg/L 0.012 mg/L No 0.22 mg/L No
Cadmium 0.7 mg/L 0.006 mg/L No 0.11 mg/L No
Chromium 1.0 mg/L 0.05 mg/L No 0.93 mg/L No
Copper 1.0 mg/L 0.058 mg/L Yes 0.03 mg/L Yes
Cyanide 1.0 mg/L 0.015 mg/L Yes 0.25 mg/L No
City of Sanger
Local Limits Study
Section 4 – Proposed Local Limits
36 Table 4-1 Comparison of Existing and Proposed Local Limits Pollutant Existing Local
Limit(1)
Industrial WWTF Domestic WWTF
Proposed
Local Limit
Required
Local Limit
Proposed
Local Limit
Required
Local Limit
Lead 0.4 mg/L 0.006 mg/L Yes 0.07 mg/L No
Mercury 0.01 mg/L 0.002 mg/L No 0.03 mg/L No
Nickel 1.0 mg/L 0.081 mg/L No 1.53 mg/L No
Silver 0.7 mg/L 0.00 mg/L No 0.00 mg/L No
Zinc 1.0 mg/L 0.343 mg/L Yes 2.71 mg/L Yes
Molybdenum None 0.024 mg/L No 0.45 mg/L No
Selenium 2.0 mg/L 0.009 mg/L Yes 0.04 mg/L Yes
BOD5 300 mg/L 1,000 mg/L Yes 500 mg/L Yes
Total Suspended Solids 300 mg/L 600mg/L Yes 500 mg/L Yes Ammonia 0.32 mg/L 27 mg/L No 327 mg/L Yes
EC 700 µmhos/cm 700 µmhos/cm Yes 1,000 µmhos/cm Yes
pH 6.5 – 8.5 6.0 – 9.0 Yes 6.0 – 9.0 Yes
FOG 100 mg/L 100 mg/L Yes 100 mg/L Yes
Note:
(1)Existing Local Limit are detailed in Section 82-175 of the City of Sanger's Municipal Code and pertain to both the Industrial and Domestic WWTFs.
4.2. Recommended Action and Conclusion
Based on the evaluation of pollutant loadings at both the Domestic and Industrial WWTFs, the proposed local limits summarized in this Study represent the most appropriate limits for implementation by the City of Sanger. Adoption of these limits will ensure that discharges from industrial users do not interfere with treatment processes, compromise effluent or biosolids quality, exceed design capacity, or cause violations of the City’s WDRs. The recommended limits also provide a fair and equitable allocation of treatment capacity between residential and industrial users, while preserving sufficient capacity to accommodate reasonable future growth.
It is recommended that the City proceed with the adoption and implementation of the proposed required local limits presented in Table 4-1 for both the Domestic and Industrial WWTFs and incorporate them into the City’s Industrial Pretreatment Program and Municipal Code. These enforceable limits will provide the regulatory basis for managing industrial discharges, issuing permits, and taking corrective actions where necessary to protect the City’s treatment infrastructure and water resources. Implementation of these local limits will enable the City of Sanger to maintain compliance with federal and state pretreatment regulations, uphold water quality protections, and continue providing reliable wastewater treatment service to the community.
City of Sanger
Local Limits Study
Appendix A - Residential Background Sampling
37 APPENDIX A
RESIDENTIAL BACKGROUND SAMPLING
Day 1 Result Day 2 Result Day 1 Result Day 2 Result Day 1 Result Day 2 Result Day 1 Result Day 2 Result Day 1 Result Day 2 Result Day 1 Result Day 2 Result Arsenic mg/L 0.01 EPA 200.7 0.0039 0.005 0.0037 0.0036 0.0064 0.0026 0.0011 0.0019 0.0037 0.0038 0.0037 0.0032 0.004 Cadmium mg/L 0.001 EPA 200.7 0.0005 0.00023 0.0005 0.00059 0.00048 0.0005(1) 0.0005 0.00025 0.0005 0.0005 0.00033 0.0005 0.000 Chromium mg/L 0.005 EPA 200.7 0.0036 0.007 0.0036 0.0035 0.012 0.0029 0.0034 0.0064 0.0055 0.0028 0.0047 0.0026 0.005 Copper mg/L 0.005 EPA 200.7 0.029 0.039 0.027 0.044 0.064 0.0081 0.27 0.1 0.024 0.023 0.026 0.01 0.055 Cyanide mg/L 0.005 SM 4500-CN E 0.0025 0.0025 0.0025 0.0025 0.005 0.0025 0.0025 0.0025 0.0025 0.0025 0.0066 0.0025 0.003 Lead mg/L 0.005 EPA 200.7 0.0025 0.0025 0.0025 0.0025 0.002 0.0025 0.0024 0.0015 0.0025 0.0025 0.0025 0.0025 0.002 Mercury mg/L 0.0002 EPA 245.1 0.0001 0.0001 0.0001 0.0001 0.0001 0.0001 0.0001 0.0001 0.0001 0.0001 0.00086 0.0001 0.000 Nickel mg/L 0.005 EPA 200.7 0.0033 0.0085 0.0027 0.0077 0.0084 0.0033 0.0059 0.0072 0.0025 0.0013 0.013 0.0018 0.005 Silver mg/L 0.005 EPA 200.7 0.0025 0.0025 0.0025 0.0025 0.0025 0.0025 0.0025 0.0025 0.0025 0.0025 0.0025 0.0025 0.003 Zinc mg/L 0.005 EPA 200.7 0.12 0.15 0.13 0.51 0.49 0.12 0.099 0.33 0.095 0.046 0.61 0.11 0.234 Molybdenum mg/L 0.005 EPA 200.7 0.0021 0.0026 0.0025 0.0022 0.0054 0.0022 0.0013 0.0022 0.0025 0.0024 0.0034 0.0035 0.003 Selenium mg/L 0.020 EPA 200.7 0.01 0.01 0.01 0.0012 0.01 0.01 0.01 0.001 0.01 0.01 0.01 0.001 0.008 BOD5 mg/L 100 SM 5210 B 350 700 190 290 740 400 250 320 230 210 410 270 363 Total Suspended Solids mg/L 20 SM 2540 D 120 190 310 210 490 40 130 76 99 83 330 88 181 Ammonia mg/L 5.0 EPA 350.1 26 6.3 63 8.8 59 13 73 14 18 6.1 29 14 28 EC µs/cm 1 SM 2510 B 120 190 870 720 900 880 1200 1400 510 690 820 860 763 North & Greenwood Muscat & Commerce 5th & Reagen 8th & Tucker Average Concentration
Appendix A
Residential Background Sampling
Pollutant Units Reporting Limit Analytical
Method
Church & J Newmark & Annadale
Notes:
(1)For reporting purposes, concentrations listed as "Not Detected" are interpreted as one-half of the laboratory detection limit.
Prepared by: Derek Sylvester Approved by:
REVIEW: City Manager: Finance: City Attorney:
TYPE OF ITEM: COUNCIL ACTION: APPROVED DENIED NO ACTION Consent
Informational Item
X Action Item
Department Report
X Public Hearing
Matter Initiated by a Council Member
Other:
Continued to:
For the Meeting of: February 19, 2026
Agenda Item No.: G-1
CITY OF SANGER
REPORT TO THE CITY COUNCIL
To: Mayor and Councilmembers
From: Dr. Joshua Goggins, Community Development Director Subject: Initiation of Annexation of Real Property for Regional Storm Drain Facility – Property located on the South S ide of North Avenue B etween Indian ola and Bethel Avenues (APN 332-080-40).
Attachments:
1. City Council Resolution No. 2026-12
2. Ordinance No. 2026-02
CONFLICT OF INTEREST:
None known.
RECOMMENDATION:
1. Staff Recommends that City Council adopt Resolution 2026-12 to request the Fresno Local Agency Formation Commission ( Fresno LAFCO) to take proceedings for the Annexation of a planned Regional Storm Water Drain Facility and Associated Finding of Exemption Under Public Resources Code Section 21083.3 and California Environmental Quality Act ( CEQA) Guidelines Section 15183.
2. Waive the full reading and introduce, by title only, Ordinance No. 2026-02 an ordinance of the City Council of the City of Sanger approving Zoning Ordinance Map Amendment No 2026-01 for pre-annexation zoning from Fresno County’s AE-20 (Exclusive Agriculture) to the City’s RSC (Recreation, Schools, and Conservation) zone district for approximately 11.42 acres located on the south side of North Avenue between Indianola and Bethel Avenues (APN 332-080-40)
PROJECT BACKGROUND:
The project site consists of approximately 11.42 acres of land and associated public right -of-way generally bounded by East North Avenue to the north, South Indianola Avenue to the west, and South Bethel Avenue to the east. The subject property is located within Fresno County and within
01484.0005 2092427.1
the City of Sanger’s Sphere of Influence.
At its meeting of October 16, 2025, the City Council issued final approvals, including initiation of annexation, for the subdivision known as Tentative Tract 6493, being developed by Lennar Homes of California (Lennar). One of the conditions of approval of that project is to acquire and construct (at least initially) the master-planned storm drainage basin facility for the Southwest Drainage Area, as defined by the City’s Storm Drain Master Plan (“Basin Condition”). The location of this regional basin facility has been planned for almost a quarter of a century and was defined as early as 2003 with the 2025 General Plan and was also included with the City’s current 2035 General Plan. This regional stormwater drain facility is anticipated to serve a 450- acre area, including Phase 1 of the Lennar development, which is approximately 40 acres. See Attachment 1 for the adopted Land Use Map where the basin area is highlighted and see Attachment 2 for aerial and street views of the project area.
The property of the location of the proposed regional stormwater drain facility is owned by Choolijian Farms (“Choolijian”). The City Council previously authorized an agreement to transfer title of the property to the City.
As previously flagged for the Council, the property for the regional stormwater drain facility is currently outside of City limits, but within the City’s sphere of influence. As a result, this property will need to be pre-zoned and annexed into the City. Additionally, the California Government Code requires a finding of General Plan conformity and review for the same by the Planning Commission, and a CEQA assessment for the project as may be appropriate.
This staff report addresses the required pre-zoning and initiation of annexation proceedings with the Fresno Local Agency Formation Commission ( Fresno LAFCO) to allow implementation of storm drainage facilities and to ensure consistency with the City’s 2035 General Plan and zoning regulations upon annexation.
INITIATION OF ANNEXATION:
The basin property is located outside of City limits, consisting of approximately 11.42 acres generally located on the south side of North Avenue between Indianola and Bethel Avenues (APN 332-080-40). Per the Memorandum of Understanding between the City and County, specific procedures must be taken to in order to change jurisdiction of property from County to City. The Fresno Local Agency Formation Commission (Fresno LAFC O) is the authority in decisions on change of organization boundaries (City Limits), including annexations. Planning Commission recommended initiation to City Council at a public hearing held on January 29, 2026. The first step in this process is initiation of annexation by the City via resolution directing staff to proceed with application to Fresno LAFCO.
GENERAL PLAN CONFORMITY:
California Government Code Section 65402 requires that the City cannot acquire real property for public purposes until the matter has been submitted to the Planning Commission for a report as to conformity with the adopted General Plan. This matter was considered by the Planning Commission at its meeting on November 10, 2025, and the Planning Commission found that the proposed regional stormwater drain facility on the Choolijian property was consistent with the City’s adopted 2035 General Plan.
As stated earlier, Attachment 1 shows the Land Use Map from the adopted 2035 General Plan and depicts a “Storm Drain Facility” within the Choolijian property. Attachment 3 shows the planned location of the actual basin, which aligns more or less with the existing topography of the site, which can be seen in the street and aerial views in Attachment 2. The low-lying topography, as
01484.0005 2092427.1
well as the location relative to the 450-acres being served by the proposed basin, were part of the initial site determination for the facility. As a result, the proposed location is in substantial conformance to the 2035 General Plan.
ZONING ORDINANCE CONFORMITY:
The subject property is outside of the city limits. Therefore, prezoning is required to match the General Plan Land Use. The subject property will go from County of Fresno: AE-20 (Exclusive Agricultural) to City of Sanger RSC (Recreation, Schools and Conservation) zone district. The RSC zone district is consistent with the 2035 General Plan designation of Storm Drain Facility.
ENVIRONMENTAL ANALYSIS
Staff have evaluated the proposed project in accordance with CEQA Guidelines section 15183, which allows streamlined environmental review for projects that are consistent with the development density and policies of an adopted General Plan for which an EIR has been certified.
Based on staff review of the 2035 General Plan and the certified General Plan EIR, the proposed storm drain basin project is proposed to be found to be consistent with the General Plan and within the scope of the impacts analyzed in the General Plan EIR, for the following reasons:
1. The project is consistent with the development density established by existing zoning, community plan or general plan policies for which an EIR was certified. • The project site is designated “Storm Drain Facility” under the 2035 General Plan. Storm drainage basins and related public utility infrastructure are allowed uses within this designation.
2. There are no project specific effects which are peculiar to the project or its site. • The proposed storm drain basin directly implements these policies and does not conflict with any General Plan objectives.
• There are no unique features or other unusual conditions of the property that would give rise to specific effect peculiar to the site; this is a property of a type generally found throughout the 2035 General Plan planning area and common to the area.
3. There are no project specific impacts which the EIR for the General Plan failed to analyze as significant effects.
• The project is within the development intensity and infrastructure assumptions considered in the EIR.
4. There are no potentially significant off-site and/or cumulative impacts which the GPU EIR failed to evaluate. There is no substantial new information which results in more severe impacts than anticipated by the EIR for the General Plan Update.
• There are no substantial changes to the project, circumstances, or regulatory environment that would trigger the need for a subsequent or supplemental EIR. The project qualifies for reliance on the General Plan EIR under CEQA Guidelines §15183, and preparation of additional CEQA documents is not required.
As a result, no further analysis is required by CEQA, and the City Council may adopt an exemption for this project pursuant to Public Resources Code Section 21083.3 and CEQA Guidelines Section 15183.
REASON FOR RECOMMENDATION:
The property has been planned for a regional storm drain facility for decades and is designated as such in
01484.0005 2092427.1
the 2035 General Plan. The acquisition and construction of the basin is a condition of approval of Tract 6493, which has been approved by the Planning Commission and the City Council. The basin will provide a regional benefit and the acquisition of real property for this use will be in substantial conformance to the 2035 General Plan.
FISCAL IMPACT:
No fiscal impact.
ALTERNATIVES:
The City Council may choose not to adopt the resolution. If so, staff requests the Council provide direction on next steps.
ACTIONS FOLLOWING APPROVAL:
The acquisition of the property is contingent upon close of escrow and transfer of the property to the City.
As part of the process, staff will submit the annexation resolution to Fresno LAFCO.
RESOLUTION NO. 2026-12
A RESOLUTION OF APPLICATION OF THE CITY COUNCIL OF THE CITY
OF SANGER REQUESTING THE LOCAL AGENCY FORMATION
COMMISSION TO TAKE PROCEEDINGS FOR THE REORGANIZATION OF ANNEXATION NO. 2026-01 AND ASSOCIATED PARCELS (INITIATE
ANNEXATION)
WHEREAS, Ara Chekerdemian (Lennar Homes of California, LLC), on behalf of property owner G4 Properties, LTD (“Applicant”), submitted applications to the City for initiation of annexation (Annexation No. 2026- 01, ANX 2026- 01), pre -zoning (Zoning Ordinance Amendment No. 2026 -01, ZOA 2026- 01), to develop a regional storm drain facility, approximately 11.42 acres generally located south of North Avenue, east of Indianola Avenue, and west of Bethel Avenue (APN 332-080-40) (the “Affected Territory”); and
WHEREAS, Government Code section 56654 provides that “[a] proposal for a change of organization or a reorganization may be made by the adoption of a resolution of application by the legislative body of an affected local agency;” and
WHEREAS, the specific changes of organization requested consists of annexation to the City of Sanger and detachment from the County of Fresno and associated fire protection, irrigation, and other districts; and
WHEREAS, the Affected Territory proposed to be changed is uninhabited, and on this day contains zero registered voters, according to information received from the County Elections Office because there are no dwellings or structures on the site; and
WHEREAS, a written description and map of the boundaries of the Affected Territory is set forth in Exhibit “A” attached hereto and by this reference incorporated herein; and
WHEREAS, this proposal is consistent with the Sphere of Influence of the City of Sanger; and
WHEREAS, the City has an agreement with the County of Fresno to comply with Revenue and Tax Code section 99 regarding property tax revenue transfer upon annexation, which agreement includes standards of annexations; and
WHEREAS, the City does not propose any specific term and conditions for the proposed reorganization; and
WHEREAS, the proposed annexation and pre-zoning have been reviewed for compliance with the California Environmental Quality Act (CEQA), and the action is within the scope of the environmental analysis previously completed for the project; and
WHEREAS, the Planning Commission of the City of Sanger did conduct a duly noticed public hearing in the Council Chambers of the Sanger City Hall in Sanger, California, on January
29, 2026, to consider a recommendation of approval to the City Council for ANX 2026-01 and ZOA 2026-01, at which time all interested parties were given an opportunity to be heard and present evidence; and
WHEREAS, the Planning Commission has held public hearings and recommended the City Council to initiate proceedings for the reorganization of the Affected Territory as further described in Exhibit “A” in the manner provided by the Cortese -Knox-Hertzberg Local Government Reorganization Act of 2000; and
WHEREAS, the City Council now desires to approve Annexation 2026-01.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Sanger 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 2035 General Plan, and that all potentially significant impacts were addressed in the 2035 General Plan EIR (SCH#2003011060). Specifically, the City Council finds the project consistent with the General Plan and within the scope of the impacts analyzed in the General Plan EIR, for reasons including the following:
1. The project is consistent with the development density established by existing zoning, community plan or general plan policies for which an EIR was certified. The project site is designated “Storm Drain Facility” under the 2035 General Plan. Storm drainage basins and related public utility infrastructure are allowed uses within this designation.
2. There are no project specific effects which are peculiar to the project or its site. The proposed storm drain basin directly implements these policies and does not conflict with any General Plan objectives. There are no unique features or other unusual conditions of the property that would give rise to specific effect peculiar to the site; this is a property of a type generally found throughout the 2035 General Plan planning area and common to the area.
3. There are no project specific impacts which the EIR for the General Plan failed to analyze as significant effects. The project is within the development intensity and infrastructure assumptions considered in the EIR.
4. There are no potentially significant off -site and/or cumulative impacts which the GPU EIR failed to evaluate. There is no substantial new information which results in more severe impacts than anticipated by the EIR for the General Plan Update. There are no substantial changes to the project, circumstances, or regulatory environment that would trigger the need for a subsequent or supplemental EIR. The project qualifies for reliance on the General Plan EIR under CEQA Guidelines §15183, and preparation of additional CEQA documents is not required.
As a result, no further analysis is required by CEQA, and the City Council adopt s an exemption for this project pursuant to Public Resources Code Section 21083.3
and CEQA Guidelines Section 15183.
Section 3. General Plan Consistency for ZOA 2026- 01. The City Council finds that ZOA 2026-01 is consistent with the goals, objectives, and policies of the 2035 General Plan. In this regard, the City Council find that public necessity, convenience, general welfare, and good zoning practices justify approval of ZOA 2026-01.
Specifically, the pre-zoning change is consistent with the 2035 General Plan goals and policies, any operative plan, or adopted policy, and implements the planned land uses in the Project area. The change is 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 residential, parks, opens space, trails, and a recharge basin consistent with the 2035 General Plan
Section 4. Initiation of Reorganization. The City Council adopts and approves this Resolution of application, and initiates reorganization for the entire Affected Territory. The Fresno Local Agency Formation Commission (Fresno LAFCO) is requested to initiate proceedings for the change of organization of the territory described in Exhibit “A” from the County of Fresno to the City of Sanger in the manner provided by the Cortese -Knox-Hertzberg Local Government Reorganization Act of 2000, including any associated districts such as the Fresno County Fire Protection District, Fresno County Fire Protection District - Community Facilities District Zone 2, Kings River Conservation District, and Consolidated Irrigation District.
The City Council directs the City Manager to take all necessary steps to submit a complete application for the proposed reorganization, including preparation and submittal of all Fresno LAFCO required forms, documents and studies and payment of all required fees, at Applicant’s expense, in accordance with any applicable agreement with the County of Fresno governing the same. The city anticipates that this annexation maybe combined with t he annexation of Tract 6493 , when submitted to Fresno LAFCO.
Section 5. This Resolution shall become effective upon adoption of Zoning Ordinance Amendment No. 2026-01.
* * * * * * * * * * * * * * * *
The foregoing was considered by the City Council of the City of Sanger at a regular meeting of said Council held on the 19th day of February 2026, by the following vote:
AYES: COUNCIL MEMBERS:
NOES: COUNCIL MEMBERS:
ABSTAIN: COUNCIL MEMBERS:
ABSENT: COUNCIL MEMBERS:
ATTEST: APPROVED:
___________________________ ___________________________ Lina Martinez, City Clerk Frank Gonzales, Mayor
City of Sanger City of Sanger
EXHIBIT A
AFFECTED TERRITORY
147
146
7069 144
195 196 197 198 199
189 188 187 186 185192 184191 183190 182
131 139132 140133 141134 142135 143136 137 138
171 179172 173 174 175168 176169 177170 178
160167 159166 158165 157164 156163 162 161
181
125 126 127120 128121 129122 130123 124119
155
180
111118 110117 109116 108115 107114 113 112
99 100 101 102 10396 10497 10598 10695
8794 8693 8592 8491 8390 89 88
72 8073 8174 8275 76 77 7871 79
63 62
61 68
60 67
59 66
58 65
57 64
149
193
145
154
153
152
151
150
148
194
NORTH AVENUE
11.44 AC
498543 SF
CIVIL ENGINEERS I LAND SURVEYORS
P. 559-320-0344 I F. 559-320-0345 I WWW.GATEWAYENG.COM
405 PARK CREEK DRIVE, CLOVIS, CA 93611-4435
11 N
APN 332-080-40
APN 332-080-29
APN
332-080-41
APN
332-080-41
APN
332-080-21
APN
332-080-09
APN
332-080-04
APN
332-080-05
APN
332-080-34
APN
332-080-35
APN
332-080-22
APN
332-080-12
APN 332-080-40
01484.0005 2092426.1
ORDINANCE NO. 2026-02
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANGER
APPROVING ZONING ORDINANCE MAP AMENDMENT NO 2026 -01
FOR PRE -ANNEXATION ZONING FROM FRESNO COUNTY’S AE -20
(EXCLUSIVE AGRICULTURE) TO THE CITY’S RSC (RECREATION,
SCHOOLS, AND CONSERVATION) ZONE DISTRICT FOR
APPROXIMATELY 11.42 ACRES LOCATED ON THE SOUTH SIDE OF
NORTH AVENUE BETWEEN INDIANOLA AND BETHEL AVENUES
(APN 332-080-40)
WHEREAS, Ara Chekerdemian (Lennar Homes of California, LLC), on behalf of property owner G4 Properties, LTD (“Applicant”), submitted applications to the City for initiation of annexation (Annexation No. 2026- 01, ANX 2026-01) , pre -zoning (Zoning Ordinance Amendment No. 2026-01, ZOA 2026-01 ), to develop a regional storm drain facility, approximately 11.42 acres generally located south of North Avenue, east of Indianola Avenue, and west of Bethel Avenue (APN 332-080-40 ); and
WHEREAS, the Project proposes a Regional Storm Drain Facility on 11.42 acres in the Sphere of Influence of the City of Sanger; and
WHEREAS, the Project includes application ZOA 2026-01, to pre -zone the Project area in anticipation of annexation, from the existing Fresno County AE-20 (Exclusive Agricultural, 20 acre minimum) zone district to the City of Sanger RSC (Resource, Schools and Conservation) zone district for 11.42 acres of the Project area, consistent with the Land Use Designation Storm Drain Facility; and
WHEREAS, the Project is currently within the City’s Sphere of Influence (“SOI”) but outside the City limits, and is required to be annexed into the City before it can be developed to urban uses, and the applicant has submitted application for annexation by ANX 2026-01 to initiate annexation proceedings with the Fresno Local Agency Formation Commission (Fresno LAFCo); and
WHEREAS, California Government Code subdivision 65859(a) states, a city may pre - zone unincorporated territory to determine the zoning that will apply to that territory upon annexation to that city. The zoning shall become effective at the same time that the annexation becomes effective; and
WHEREAS, the proposed annexation and pre-zoning have been reviewed for compliance with the California Environmental Quality Act (CEQA), and the action is within the scope of the environmental analysis previously completed for the project; and
WHEREAS, the Planning Commission of the City of Sanger did conduct a duly noticed public hearing in the Council Chambers of the Sanger City Hall in Sanger, California, on January 29, 2026, to consider a recommendation of approval to the City Council for ANX 2026-01 and ZOA 2026-01, at which time all interested parties were given an opportunity to be heard and
01484.0005 2092426.1
present evidence; and
WHEREAS, the City Council now desires to approve Zoning Ordinance A mendment 2026-01,
NOW, THEREFORE, 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 2035 General Plan, and that all potentially significant impacts were addressed in the 2035 General Plan EIR (SCH#2003011060). Therefore, the project is exempt from further environmental review under CEQA Guidelines Section 15183.
Section 3. General Plan Consistency for ZOA 2026-01. The City Council finds that ZOA 2026-01 is consistent with the goals, objectives, and policies of the 2035 General Plan. In this regard, the City Council find that public necessity, convenience, general welfare, and good zoning practices justify approval of ZOA 202 6-01.
Specifically, the pre-zoning change is consistent with the 2035 General Plan goals and policies, any operative plan, or adopted policy, and implements the planned land uses in the Project area. The change is also consistent with the purpose of the City’s zoning ordinance 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 residential, parks, opens space, trails, and a recharge basin consistent with the 2035 General Plan.
Section 4. Approval of ZOA 2026-01 for a Regional Storm Drain Facility . The City Council adopts this ordinance approving Zoning Amendment ZOA 2026-01 as set forth in Exhibit “A” to this Ordinance.
Section 5. 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 6. 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
01484.0005 2092426.1
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 February 19, 2026, and was passed and adopted at a regular meeting of the City Council held on _______________, 2026, by the following vote:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
ABSTAIN: COUNCILMEMBERS:
ATTEST: APPROVED:
___________________________ ___________________________ Lina Martinez, City Clerk Frank Gonzales, Mayor
City of Sanger City of Sanger
01484.0005 2092426.1
Exhibit A
Zoning Ordinance Map Amendment No. 2026-01 –
(Pre-Zoning)
CHERRY AVE
WALTON AVE
MOIR AVE
LILY AVE
LILY AVE
GLORIA AVE
DALTON AVE
NORTH AVE
INDIANOLA AVE
R-1-6
R-1-6
RM-2.5R-1-6
R-1-6
RM-2.5
R-1-6
R-1-6
R-1-6
R-1-6
R-1-6
RM-2.5
R-1-6
R-1-6
R-1-6
Existing Zoning Map
City of Sanger
0 400200
Feet
O
Existing Zoning
R-1-6
RM-2.5
Area of Interest
City Limits
Sphere of Influence
Path: F:\2024\24-299\GIS\24-299\24-299.aprx
CHERRY AVE
WALTON AVE
MOIR AVE
LILY AVE
LILY AVE
GLORIA AVE
DALTON AVE
NORTH AVE
INDIANOLA AVE
RSC
11.42 Acres
R-1-6
R-1-6
RM-2.5R-1-6
R-1-6
RM-2.5
R-1-6
R-1-6
R-1-6
R-1-6
R-1-6
RM-2.5
R-1-6
R-1-6
R-1-6
Proposed Zoning Map
City of Sanger
0 400200
Feet
O
Existing Zoning
R-1-6
RM-2.5
Proposed Zoning
RSC
Area of Interest
City Limits
Sphere of Influence
Path: F:\2024\24-299\GIS\24-299\24-299.aprx