Staff Report- Chairman and Planning Commission

Staff recommends that the Planning Commission adopt Resolution No. 021P-007 with conditions for the expansion of Granite Construction Company’s (“Granite”) existing aggregate mining operation on a 202.54-acre parcel in the City of Coalinga.

Granite owns and operates an existing, permitted aggregate mining and processing operation in western Fresno County known as the Coalinga Facility. The Coalinga Facility consists of multiple permitted mining areas under CA Mine ID Nos. 91-10-0005 and 91-10-0007, which are governed by Fresno County Conditional Use Permit (“CUP”) and Reclamation Plan Nos. 2320, and 3512. In addition to mining and reclamation, existing permitted uses at the Coalinga Facility include aggregate, asphalt, and concrete processing plants, as well as ancillary uses such as aggregate stockpiling/loading/sales, construction materials recycling, and equipment storage and maintenance. Under CUP 3512, Granite modified County CUP 915 to include a new extraction area that lies west of Los Gatos Creek. There has been no prior mining work done within the portion of the property in the City of Coalinga and this the first time a CUP is being processed for aggregate mining in the City.

On August 13, 2020, the Fresno County Planning Commission adopted an Initial Study/Mitigated Negative Declaration (IS/MND) that studied the entirety of the Granite’ mining operation located both in the city and the County (299.11 acres in the County and 202.54 acres in the City), and approved Fresno County CUP 3512, to allow the expansion of Granite’s aggregate mining operations on the 299.11-acre parcel in unincorporated Fresno County. The City as a CEQA Responsible Agency, must consider the MND prior to reaching a decision on the project.

On April 19, 2021, the City of Coalinga Community Development Department accepted for processing a CUP application to allow the expansion of Granite’s existing aggregate mining operation on the 202.54-acre parcel in the City of Coalinga. The Project requires a CUP for mining and Site Plan Review from the City of Coalinga to allow future mining operations in the portion of APN# 070-060-89s that lies within the City’s jurisdictional limits.

Conditional Use Permit Application: In accordance with Section 9-2.502 of the Coalinga Planning and Zoning Code related to Resource Extraction Activities: Mining and Quarrying, the applicant shall process a CUP as required by the City's Land Use Regulations for mining projects in the Manufacturing and Business Light (MBL) Zone District. In addition, a mining and quarrying conditional use permit is allowed only in areas designated as Resource Extraction Overlay in the General Plan (Chapter 3, Article 6, Resource Extraction Overlay District). The CUP shall run with the land.

A small portion of the northeast corner of the site is in the Service Commercial Zone is not covered by the CUP mining application and is reserved for future commercial uses.

Site Plan Review: Section 9-6.402 of the City of Coalinga Municipal Code requires that all applicable new structures, permanent or temporary, that are erected in the City require a Site Plan Review and approval by the Planning Commission for consistency with all applicable zoning regulations.

The purpose of the site plan review is to enable the Community Development Director or the Planning Commission to make findings that a proposed development is in conformity with the intent and provisions of the Coalinga Municipal Code, and to guide the Building Official in the issuance of permits. The proposed project does not fall under the exempt projects and projects qualifying for Administrative Site Plan Review; therefore, the proposed project requires site plan approval from the Coalinga Planning Commission.

California Environmental Quality Act: This application constitutes a project in accordance with the California Quality Act (CEQA). Accordingly, Fresno County staff prepared an Initial Study (IS) in conformance with CEQA for those portions of the project in unincorporated Fresno County as well as those portions of the proposed project in the City of Coalinga. Based on the IS, County staff determined that a Mitigated Negative Declaration (MND) was the appropriate CEQA document. The Fresno County Planning Commission adopted the IS/MND on August 13, 2020, for those portions of the project in unincorporated Fresno County. As a Responsible Agency under CEQA, the City of Coalinga Planning Commission will need to consider the IS/MND for those portions of the project within the City of Coalinga jurisdiction.

Department Comments: Once the application was deemed complete staff requested comments from the necessary City Departments. This proposal, including conditions of approval, reflect feedback from the necessary City Departments and outside agencies.

Development Proposal: The proposed project is a request for a new CUP from the City of Coalinga for aggregate mining and related activities on a 202.54-acre parcel (APN 070-060-89S) that lies within the City limits. Mining operations will be performed in a manner consistent with current practices at the existing Coalinga Facility in unincorporated Fresno County and would be initiated by the removal of vegetation, topsoil/growth media, and overburden materials which lie above marketable sand and gravel deposits. The overlying materials will be removed using scrapers aided by a motor grader and a bulldozer, as needed. After overlying materials are removed, marketable sand and gravel will be excavated using a combination of scrapers, front-end loaders, hydraulic excavators, bulldozers, and other support equipment. New excavation areas will not be closer than 50 feet from the edge of the Los Gatos Creek floodplain.

The maximum anticipated depth of excavation for mining purposes is two hundred (200) feet below ground surface (bgs) to elevation 484 feet above mean sea level (AMSL). The Project does not involve in-stream mining and includes setbacks from the 100-year floodplain to the mining boundary. No mining is proposed within fifty (50) feet of a property boundary or below the water table. The groundwater elevation at the site is approximately 300 feet bgs.

Following excavation, the sand and gravel will be transported via conveyor and/or internal haul roads to the existing processing plants where it will be processed and/or sold for use in construction materials. Mining methods will be consistent with current operations at the existing Coalinga Facility, and no changes to baseline mining production levels were proposed.

Transport of sand and gravel from the east side of Los Gatos Creek to the west side of the creek will occur via an elevated conveyor system. The portion of the conveyor system crossing of Los Gatos Creek is mainly in unincorporated Fresno County; however, other portions of the conveyor system would be located within the Coalinga jurisdictional boundaries. The elevated conveyor system will consist of a belt conveyor on a steel truss frame supported by two 4-foot diameter columns in the floodplain but outside of the Los Gatos Creek channel and two 4-foot diameter columns outside of the floodplain. The conveyor system will be situated above the 100-year flood elevation, which is approximately 710.17 feet. The belt conveyor will be equipped with water spray nozzles to minimize dust. Conveyor wiper blades will be used to prevent material build-up on the belt and the steel truss frame will be equipped with a spill pan, which will catch any side-cast sand and gravel and prevent sedimentation in Los Gatos Creek.

Mine activities would occur between the hours of 6:00 a.m. to 5:00 p.m. weekdays, except during public emergencies, with maintenance of mobile and plant equipment extending beyond these limits. There will be between 10-20 employees working within the proposed expansion area within the City limits. The applicant anticipates that there will be miscellaneous service and delivery vehicles and occasional point of sale pickup of fill, pit run, or screened material; however, Granite does not anticipate customers and/or visitors within the Project area within the City limits. The majority of customers and visitors will continue to access existing defined areas of the facility.

The mining operation will progress in a phased manner to allow for some concurrent reclamation activities. Final reclamation will consist of slope reclamation and revegetation in support of the approved end use of the site as open space. An estimated time schedule for excavation and reclamation is shown on the table below based on an average production rate of 1.5 million tons/year.

Following completion of Phase 6, the all mined areas will be reclaimed in conformance with the State Mining and Reclamation Act (SMARA) as follows:

• Prior to the initial mining operation that involves stripping of overburden, approximately six-to-twelve inches of topsoil/growth media will be excavated in a separate operation and stockpiled/segregated (with signage as needed) for use in future reclamation activities.
  
  
• During reclamation, stockpiled topsoil/growth media will be redistributed in preparation for revegetation.
  
  
• Revegetation areas will be ripped, disced and/or scarified as needed to establish a suitable root zone in preparation for plantings.
  
  
• Any incidental refuse or garbage will be hauled off-site and disposed of in accordance with state and local standards.
  
  
• Facilities, structures, and equipment associated with mining and processing will be removed from the site following final reclamation except for property line fencing, perimeter berms, and perimeter access roads.
  
  
• Except for the cut slopes, screening berms, and perimeter access roads, disturbed surfaces will be revegetated with a native seed mix recommended for the site.

General Plan/Zoning Consistency: The General Plan designation for the parcel is (MB) Manufacturing and Business with a Resource Extraction Overlay and a zoning designation of Manufacturing and Business Light (MBL) and Service Commercial Zone in the northeast corner outside the proposed mining areas. The project proposal is consistent with all the development regulations for mining operations with approval of a CUP. Currently, the applicant has an approved CUP for mining operations within the unincorporated Fresno County portion of the site.

Surrounding Land Uses: The Project is in western Fresno County and encompasses a portion of Section 29, Township 20 South, Range 15 East, Mount Diablo Base and Meridian. More specifically, the Project is located south of the Applicant’s existing Coalinga Facility, north of Cambridge Avenue, West of State Route 198/33, and east of Monterey Avenue.

Site Plan Review

According to Section 9-6.402 of the City of Coalinga Municipal Code, a site plan review is required for all development projects within the City. The purpose of the site plan review is to enable the Community Development Director or the Planning Commission to make findings that a proposed development is in conformity with the intent and provisions of the Coalinga Municipal Code, and to guide the Building Official in the issuance of permits. The proposed project does not fall under the exempt projects and projects qualifying for Administrative Site Plan Review; therefore, the proposed project requires site plan approval from the Coalinga Planning Commission. In addition to mining operations, the major site improvement would be the elevated conveyor system proposed to transport aggregate material across Los Gatos Creek and other portions of the project site.

Findings for Approval

According to Section 9-6.404 of the Coalinga Municipal Code, the Planning Commission shall consider the following findings to approve a site plan:

• The proposed construction/alterations are in substantial conformance with the General Plan, zoning ordinance, and any applicable plans adopted by the city.
  
  
• The proposed construction/alterations conform to the requirements of the applicable Zoning Districts.
  
  
• The proposed construction/alteration conforms to all applicable design standards and guidelines, as adopted by the City Council.
  
  
• The construction/alteration will not have significant adverse effects on the public health, safety, and welfare.

Staff Analysis

As described in more detail below, City staff has determined the proposed project is in substantial conformance with the General Plan, zoning ordinance, and any applicable plans adopted by the City.

Manufacturing and Business Development Regulations

There are several development regulations that staff reviews prior to recommending approval of a site plan review application. This site plan application has been reviewed for compliance with the Coalinga Planning and Zoning Code and meets all applicable requirements for the proposed use based on type, location, and site constraints. 

Access: The primary access to the Project area will occur via internal access roads from the existing Coalinga Facility, which is accessed via an existing encroachment off of State Route 198/33. With the exception of miscellaneous service and delivery vehicles (electrical, maintenance, industrial deliveries) and occasional point of sale pickup and fill, pit run, or screened material, the applicant does not anticipate customers and visitors within the project area. Occasionally, employees and equipment may access the Phase 4 and 5 mining areas west of Los Gatos Creek utilizing encroachments easements off Monterey Avenue.

The Project site is disturbed with widespread evidence of historical industrial activity and off-road vehicle use. Vegetation cover ranges from very sparse to almost nonexistent. The proposed expansion area will be accessed through internal haul roads with no direct access to state-maintained or local roads, and the subject application proposes no new access or changes to the existing access point to the site. Project access roads will be dirt or gravel roads, and the proposed electric conveyor will be maintained according to Mine Safety and Health Administration (MSHA) and California Occupational Health and Safety (Cal-OSHA) rules, regulations, and standards. No modification to the access roadways or the existing street system is proposed.

A Traffic Impact Study Report (VRPA 2019) was prepared for the project. Turning movement counts were taken in September 2017 and show that the existing project vehicle trips would be the same as the project’s trips with the expansion since current production levels, hours of operation, materials to be mined, equipment types, or mining methods will not change. The traffic report (Table 3-2) shows that the SR 33 intersection with project’s driveway, SR 33 intersection with SR 198, and I-5 ramp intersections with SR 198 would operate satisfactorily under the modified existing scenario (with expansion) and the cumulative year 2040 scenario. According to City of Coalinga Active Transportation Plan (ATP) SR 33/SR 198 is proposed to be a Class II (buffered) bike lane from El Rancho Boulevard to Polk Street. North of this section, along SR 33 bicycles are allowed in the shoulders.

Caltrans, in a letter dated May 5, 2021, recommends that the Shared Lane Marking be placed in the right-turn lane at the project’s entrance to indicate that bicyclists may travel straight through the SR 33 intersection with the driveway.

According to the Fire Department and City Engineer there is adequate space on-site for public safety maneuvering.

Utilities

All utilities and service systems are within the Fresno County jurisdiction. The sewage systems at the existing Coalinga Facility will be used and may be supplemented with serviced portable toilets within the Project area. The existing sewage systems consist of a city sewer connection at the office building, as well as septic systems at the processing facility, and portable toilets in other locations of the Facility. No new or additional wastewater above existing generation levels are anticipated from the proposed Project.

Water usage associated with mining and reclamation activities in the Project area will be limited to that needed for dust control and will be supplied by on-site wells, and/or by recycled water from on-site settling ponds. Estimated daily water use is 100,000 gallons/day; this amount will vary depending on the weather.

Any additional utility connections shall be shown on the final site plan and approved by the Planning Department and confirmed by the Public Works Department. Improvement plans will be reviewed and approved by the City Engineer.

Storm Runoff: The 100-year floodplain in and around the Project area has been mapped by the Federal Emergency Management Agency (“FEMA”). Mining will not occur within the 100-year floodplain, and setbacks have been incorporated in the engineering design to help ensure that mining will remain outside of the floodplain in the event of future physical changes to the floodplain.

Surface storm runoff is not expected as the Project involves mining below grade with perimeter control berms surrounding most of the excavation area. During initial surface disturbance activities, direct precipitation and drainage will be controlled through a combination of berms, silt fences, fiber rolls, revegetation, and other erosion control measures, as needed, to ensure that land and water resources are protected from erosion, gullying, sedimentation, and potential contamination. Slopes will be vegetated with specified seed mixes once final reclamation grades are achieved.

Upon completion of mining operations, the site will be graded to minimize erosion, revegetated, and left in an open space condition. Direct precipitation may temporarily collect in the pit-bottom before it evaporates, infiltrates, or is used on-site. The floor of each pit will slope to the south to allow positive drainage and to confine the runoff to desired locations in a controlled manner. Due to the Project design elements and site-specific conditions, it is not anticipated that the Project would violate any water quality standards or waste discharge requirements or otherwise degrade water quality, or conflict with or obstruct the implementation of a Water Quality Control Plan or Sustainable Groundwater Management Plan. The Project’s Reclamation Plan is consistent with the Central Valley Regional Water Quality Control Board’s Water Quality Control Plan guidance for mining operations.

The Project is subject to the following mitigation measures/conditions of approval to ensure no surface water or storm water impacts related to installation of the proposed elevated conveyor system:

• A containment system shall be designed and installed to catch and collect side-cast sand and gravel from the elevated conveyor system to prevent inadvertent fill of the jurisdictional waters (Los Gatos) Creek. The containment system shall be regularly maintained as part of normal operations during the life of the Project.
  
  
• Installation of the elevated conveyor system and associated infrastructure in the floodplain shall occur between April 1 and October 31, when flowing water is absent from the stream or at a minimum flow.

Parking: In accordance with section 9-4.302 Table 4.4 of the zoning code, the parking requirement for the proposed development is 1 stall for every 2 employees on the maximum shift. No change to the existing on-site parking for employees is proposed. Consistent with existing practices, the majority of parking will occur at the shop area, which currently has approximately 50 parking spaces for heavy equipment and 10-20 employees.

Refuse Containers: Any incidental refuse or garbage will be hauled off-site and disposed of in accordance with City requirements.

Landscaping: Existing vegetation cover at the Project site ranges from very sparse and almost nonexistent to small, dense patches of ruderal (weedy) species. As part of reclamation, the Project site will be returned to open space through revegetation with the native seed mix. Final reclamation, consisting of slope reclamation, replacement of growth media, and revegetation will commence as soon as final excavation grades are achieved. During the revegetation establishment period, noxious weeds (as listed by the California Department of Food and Agriculture) will be managed.

Perimeter Fencing and Berms: Perimeter fencing at least 4 feet in height consisting of not less than three 3 strands of barbed wire (or an approved equivalent) will be installed. In each phase, overburden material will be used to build earthen screening berms, which will also serve as noise control berms around the majority of the project boundary. Upon installation of the berms, below-grade excavation will not be visible from surrounding areas. Visual screening of the site will be achieved through the use of noise control/visual screening berms.

The proposed project is located within 200 feet of a state highway and shall provide a landscaped area at least fifteen (15) feet deep between the highway right-of-way and any building or parking area for the length of the site frontage facing toward the highway. The property has adequate setback from the state highway right of way which has the adequate landscaping.

Noise: The installation of noise control berms described above will ensure that the proposed mining operation is in compliance with the standards of the City of Coalinga Noise Element.

Lighting: Consistent with existing practices, portable light towers and permanent light fixtures will be utilized to provide for a safe operating environment. Lighting will be shielded and arranged/controlled so as not to illuminate public rights-of-way or adjacent properties. The nearest residences are located greater than 1,000 feet from the project site and are separated by Route 198/33 and Cambridge Avenue and should not be affected by project lighting. However, to ensure that residents are not affected by lighting a mitigation measure and conditions of approval have been included requiring that all outdoor lighting shall be hooded and directed as not to shine toward adjacent properties and public streets.

Signage: No advertising signage is currently anticipated in the Project area. Granite will post plant identification and safety signage consistent with internal policies and regulatory agency requirements (e.g., on-site speed limits, spill response procedures, no trespassing signs). The signage will be designed/placed consistent with applicable City signage requirements.

Offsite Improvements: Required mitigation measures for off-site transportation improvements include the following:

• Fair-share payments to Caltrans for:
• I-5 northbound off ramp at Jayne Avenue
• SR 33 at Jayne Avenue
• SR 33 at Juniper Ridge Boulevard
• SR 33 at 5^th Street
• SR 33 at 3^rd Street
• Upgrades to the impacted segments on Phelps Avenue between SR 33 and Calaveras Avenue, Calaveras Avenue between Phelps Avenue and SR 33, and Jayne Avenue between SR 33 and 1-5.

Resource Extraction Overlay District Regulations

The entire Project area covered by the City’s Resource Extraction Overlay District. Article 6, Sec. 9-3.603(a)(3) states that permitted uses within this District include “mining, production, handling, processing, storage, extraction, and removal of rock, aggregate, precious metals, sand, and other similar materials…” The operation and reclamation of surface mines are required to be consistent with the State Surface Mining and Reclamation Act (SMARA) and applicable City Zoning Ordinance provisions.

The County of Fresno is the Lead Agency for the purposes of administration of SMARA and therefore, the approved Reclamation Plan under County approved CUP 3512 covers the entire Project area under both the County and City parcels. As part of the Fresno County SMARA review a Reclamation Plan for the project was reviewed by the California Department of Conservation, Division of Mine Reclamation who determined that the expansion mining area mining and reclamation activities comply with all State regulations.

Conditional Use Permit Analysis

The CUP analysis will look at operation criteria such as security, noise, dust, and odor control, hours of operation, etc.

Project Summary

The project applicant proposes an aggregate mining and processing operation as follows:

The proposed project is a new CUP from the City of Coalinga for extraction on a 202.54-acre parcel that lies within the City of Coalinga. Mining operations will be performed in a manner consistent with current practices at the existing Coalinga Facility in unincorporated Fresno County and would be initiated by the removal of vegetation, topsoil/growth media, and overburden materials which lie above marketable sand and gravel deposits.

Location: The project site is located on the north side of Cambridge Avenue, between Monterey Avenue and State Route 198/33, adjacent to and within the city limits of the City of Coalinga (Map & Plans Attached)

Hours of Operation: Mine activities within the expansion area authorized by this permit shall be limited to the hours of 6:00 a.m. to 5:00 p.m. weekdays except during periods of public emergency or public works projects, in which case weekends and nights may be permitted. Maintenance of mobile and plant equipment may extend beyond the 6:00 a.m. to 5:00 p.m. weekday limits.

Estimated Employees: 10-20

Parking: Existing parking area with 50 parking stalls as shown on the site plan.

Fuel Storage and other Potential Hazardous Materials: Consistent with current practices, materials used in association with mining activities include various grades of fuels and lube oils for the site equipment. Storage of the materials will primarily occur at the existing shop and processing plants.

Water Use: Consistent with current practices, water usage associated with mining and reclamation activities in the Project area will be limited to that needed for dust control and will be supplied by on-site wells, and/or by recycled water from on-site settling ponds. Estimated daily water use is 100,000 gallons/day; this amount will vary depending on the weather A water truck will be utilized at the site and water will be applied to unpaved portions of internal haul roads and working areas as frequently as necessary to prevent fugitive dust emissions.

Outdoor Lighting: Consistent with existing practices, portable light towers and permanent light fixtures will be utilized to provide for a safe operating environment. Lighting will be shielded and arranged and controlled so as not to illuminate public rights-of ways or adjacent properties.

Dust: The existing and proposed expansion area mining activities at the Coalinga Facility will comply with the San Joaquin Valley Air Pollution Control District (“SJVAPCD”) regulations related to fugitive dust. Specifically, the Project will incorporate applicable control measures outlined in the SJVAPCD Rules related to dust control as follows:

• Prior to removal of topsoil and overburden, the excavation area will be wetted by water trucks if removal occurs during the dry season.
  
  
• Conveyors will be equipped with water spray nozzles at appropriate transfer points to minimize dust. A water truck will be utilized at the site and water will be applied to unpaved portions of internal haul roads and working areas as frequently as necessary to prevent fugitive dust emissions. The number of daily applications of water varies depending on factors such as daily surface disturbance activities, temperature, and wind conditions. Alternately, other methods, such as the application of dust palliatives or gravel, may be applied to the internal haul roads to minimize fugitive dust

Odor: Odors have not been an issue during existing mining operations. The San Joaquin Valley Air Pollution Control District regulates objectionable odors on a complaint basis.

Wastewater Disposal: The applicant will not introduce any toxic chemical waste or solvents into the local waste stream and will be required to disclose all products, chemicals, solvents, active ingredients that will be used as part of the extraction and refinement process.

Solid Waste: The applicant will be required to utilize the City of Coalinga’s solid waste hauler (Mid-Valley Disposal for all solid waste needs including destroyed product, green waste, typical solid waste and any other cannabis related products or byproducts where the State of California has authorized franchised solid waste haulers to provide said services.

Distance from Sensitive Receptors: The nearest residences are located greater than 1,000 feet from the project site and are separated by Route 198/33 and Cambridge Avenue

Public Notification: On May 27, 2021 public hearing notices were sent to all property owners within 300 feet of the site as required by Local and State law.

Environmental Review: An Initial Study/Mitigated Negative Declaration (IS/MND) was prepared for the project by County staff and approved by the County Planning Commission in conformance with the provisions of the California Environmental Quality Act (CEQA). The City of Coalinga is considered to be a Responsible Agency by CEQA and is required to consider the IS/MND prior to reaching a decision on the project the CUP and Site Plan Review for the portion of the mine expansion area within the City limits.

The IS/MND (Attached) identified potential impacts to aesthetics, biological resources, cultural resources, noise, transportation, and tribal cultural resources. A summary of potential impacts and mitigation provided below. The City, as a Responsible Agency, has responsibility for mitigating or avoiding only the direct or indirect environmental effects of those parts of the project which it decides to approve. Those impacts and mitigation are described below.

• Aesthetics. In order to mitigate potential aesthetics impacts from permanent and temporary lighting sources, all outdoor lighting will be hooded and be directed downward to avoid glare on adjoining properties.
  
  
• Biological Resources. Preconstruction biological resource surveys for nesting birds, kit fox and blunt-nosed leopard lizard are required to ensure avoidance of impacts to these sensitive species that may occur within the Project area. Mitigation Measures addressing potential impacts to wetlands associated with Los Gatos Creek located, which is located mainly in the unincorporated Fresno County portion of the project, are related to installation and operation of the proposed elevated conveyor system include obtaining all necessary permits from state and federal agencies for the Los Gatos Creek crossing and utilizing a containment system to catch and collect side-casts, and installing the conveyor system when flowing water is absent or at a minimum flow (April 1 through October 31).
  
  
• Cultural Resources. In accordance with the Cultural Resources Report (Tom Origer & Associates 2015) in order to mitigate potential cultural resource impacts during mining operations, any cultural resources discovered during excavation will require all project-related activities halted until an archeologist evaluates the discovery. Should human remains be discovered, the County Sheriff-Coroner will be notified, and protocols will be followed including the involvement of the Native American Heritage Commission. If paleontological resources are discovered, they will require evaluation by a qualified paleontologist.
  
  
• Noise. To mitigate potential noise impacts during mining operations, earthen berms will be erected within specified distances from noted sensitive receptors per the July 23, 2015 Noise Assessment Study prepared by Edward L. Pack and Associates.
  
  
• Transportation. Potential transportation impacts were addressed with fair share cost mitigation for identified road segments as identified by the State of California Department of Transportation. Impacts to local roads will be addressed by completing upgrades to the impacted County and City road segments per their required Traffic Index as detailed in the November of 2019 Traffic Impact Study completed by VRPA.
  
  
• Other CEQA Environmental Issues. Potential impacts related to air quality, geology and soils, hazards and hazardous materials, and hydrology and water quality are less than significant.

Site Plan Findings for Approval

According to Section 9-6.404 of the Coalinga Municipal Code, the Planning Commission shall consider the following findings to approve a site plan:

• The proposed construction/alterations are in substantial conformance with the General Plan, zoning ordinance, and any applicable plans adopted by the city.
  
  
• The proposed construction/alterations conform to the requirements of the applicable Zoning Districts.
  
  

• The proposed construction/alteration conforms to all applicable design standards and guidelines, as adopted by the City Council.
  
  
• The construction/alteration will not have significant adverse effects on the public health, safety, and welfare.

Conditional Use Permit finding of Approval

A Conditional Use Permit shall only be granted if the Planning Commission determines that the project as submitted or as modified conforms to all of the following criteria. If the Planning Commission determines that it is not possible to make all of the required findings, the application shall be denied. The specific basis for denial shall be established for the record.

• General Plan consistency:  Approval of the proposed project will advance the goals and objectives of and is consistent with the policies of the General Plan and any other applicable plan that the City has adopted;
  
  
• Neighborhood compatibility:  The location, size, design, bulk, coverage, density, traffic generation and operating characteristics of the proposed project are consistent with the purposes of the district where it is located, and will not have an adverse effect on the neighborhood and surrounding properties;
  
  
• Asset for the neighborhood:  The nature, use and architectural/design features of the proposed development make it attractive, functional, and convenient. The proposed development enhances the successful operation of the surrounding area in its basic community functions, or provides an essential service to the community or region.