HomeMy WebLinkAboutT-6246 - Conditions of Approval - ALICANTE - 9/27/2021 DATE: September 27, 2021
TO: Israel Trejo, Supervising Planner Planning and Development Department THROUGH: Andrew Benelli, PE, Assistant Director, City Engineer
Public Works Department, Traffic Operations and Planning Division
FROM: Louise Gilio, Traffic Planning Supervisor Public Works Department, Traffic Operations and Planning Division
SUBJECT: Public Works Conditions of Approval T-6246 / P21-04697 a 144-lot single family subdivision Alicante Drive McDonald Homes / Giannetta
The Public Works Department, Traffic Operations and Planning Division, has completed its review
and the following requirements are to be placed on this tentative map as a condition of approval by the Public Works Department.
COMPLIANCE REQUIRED: Provide the following information prior to the acceptance of the final
map submittal. This can result in additional conditions of approval.
1. Provide a Trip Generation letter that shows a comparison with the EIR.
2. Verify that the border is correct. Incorrect boundaries could result in extending timelines due to the need for separate processes, timelines and fees.
3. Revise local street cross sections to Public Works Standards or resubmit cross sections to
meet our minimum requirements as shown on the standards. Provide cross sections on the map for all streets that are not proposed to a Public Works Standard.
4. Park: Delete from the map. The proposed park on this map was not a part of the design included for CFD No. 15. Contact Ann Lillie.
5. When permanent facilities are not available from the Fresno Metropolitan Flood Control
District, the applicant shall identify a temporary onsite storm water basin per Public Works
Standard P-97 for review and approval from Public Works.
6. Identify all easements on the map.
Identify the existing private pipe and provide a note if it is to remain or to be abandoned. If remaining, identify and dimension the easement.
7. Identify traffic calming for local street lengths exceeding 800’ and four- way intersections.
8. Identify and provide a cul-de-sac adjacent to Lots 63 and 64.
9. Visibility: Identify at the entrance.
General Conditions:
1. Street Dedications: Provide corner cut dedications at all intersections for accessibility ramps.
2. Right of way: All right-of-way “outside” of the subdivision border shall either be acquired prior to recordation of Final Map, or a deposit equal to the value of the right-of-way and an
estimate of the City staff time necessary to acquire the right-of-way shall be submitted prior to recordation of the Final Map.
3. Plan Submittal: Submit the following plans, as applicable, in a single package, to the Public Works Department for review and approval prior to recordation of the Final Map. Street: construction, signing, striping, traffic signal and streetlight.
4. Traffic Calming: Traffic calming shall be provided for local street lengths exceeding 800’ and four-way intersections. Design to be approved on the street plans.
5. Outlots: If the subdivider seeks to dedicate to the City, in fee, an outlot for open space purposes, subdivider shall prove to the City that the outlot is free of toxic or hazardous materials pursuant to the requirements of City Administrative Order 8-1, including, but not
limited to, performing a Phase I Soils Investigation. The soils Investigation report shall be submitted to the Public Works Department for review and approval. The subdivider must obtain Public Works approval of the soils investigation report and complete any mitigation work identified by the soils investigation prior to subdivider’s submittal of the Final Map to the Public Works Department. Any and all costs associated of the soils investigation and
any required mitigation work shall be performed at the sole expense of the subdivider.
6. Encroachment Covenants: The construction of any overhead, surface or sub-surface structures and appurtenances in the public right of way is prohibited unless an encroachment covenant is approved by the City of Fresno Public Works Department, Engineering Services Division, (559) 621-8681. Encroachment covenants must be
approved prior to issuance of building permits.
7. Street widening and transitions shall also include utility relocations and necessary dedications.
8. Overhead Utilities: Underground all existing overhead utilities with the limits of this map in accordance with Fresno Municipal Code Section 15-4114.
9. Backing onto a major street: Backing onto a major street is prohibited.
10. The first order of work shall include a minimum of two points of vehicular access to the major streets for any phase of this development.
11. Intersection Visibility: Maintain visibility at all intersections as described in the Fresno Municipal Code Section 15-2018.
12. Driveway Approaches: The throat of the driveway approaches shall be the same width as the driveway. Approach widths shall be built to Public Works Standard P-6.
Frontage Improvement Requirements: Public Streets:
Alicante Drive: modified 2-Lane Collector 1. Dedication Requirements:
a. Dedicate 94’ of property, from centerline, for public street purposes, within the limits of this application, per Public Works Standards. b. Dedicate a 1’ pedestrian easement per Public Works Standards P-56A or P-56B.
c. Dedicate corner cuts for standard curb ramps per Public Works Standards at all
intersections. d. Relinquish direct access rights to Alicante Drive from all lots within this subdivision. 2. Construction Requirements:
a. Construct concrete curb, gutter and a 6’ sidewalk to Public Works Standard P-5. The curb
shall be constructed to a 10’ residential pattern (5.5’ – 6’ - .5’). If trees are proposed a minimum of 5.5’ are required between the curb and walk. b. Construct standard curb ramps per Public Works Standards at all intersections.
Major street to major street: R=30’, dual ramps per P-30
Major street to local street: R=20’-25’ per P-24 and P-25 c. Construct 20’ of permanent paving per Public Works Standard P-50 (measured from face of curb) within the limits of this subdivision and transition paving, as necessary.
d. Construct an underground street lighting system to Public Works Standard E-1 and E-7A,
E-7B major to local, E-8 signalized, within the limits of this subdivision. Streetlights installed on major streets shall be fed from a service pedestal with a master photo control as detailed in Section 3-3.17 of the City Specifications and Standard Drawings E-15, E-17 and/or E-18 or as approved by the City Engineer. OR- As approved on the streetlight
plans. Interior Streets: redesign required 1. Entry Streets: Provide a minimum of 5 ½’ from face of curb to walk. No parking is allowed within the limits of the proposed median.
2. Knuckles and cul-de-sacs: Provide a minimum of radius of 47’. 3. Dedicate, design and construct all driveways, ramps, curb, gutter, sidewalk, permanent paving, cul-de-sacs, easements and underground street lighting systems on all interior local streets to Public Works Standards P-1, P-2, P-3, P-4, P-5, P-6, P-18, P-28, P-50, P-56A, P-56B wedge, [E-1 and E-9A, E-9B intersections and E-11 cul-de-sacs or as approved on the
streetlight plans]. Pedestrian easements are required behind driveways with sidewalk patterns less than 10’. 4. All streets and pedestrian ways shall connect to other streets and pedestrian ways to form a continuous vehicular and pedestrian network with connections within the subdivision and to adjacent development. Pedestrian paths of travel must meet current accessibility regulations.
Sidewalks are recommended on both sides of the street. Identify ramps within the proposed subdivision wherever sidewalks are provided. 5. Garages: Garage or carport setbacks are recommended to be a minimum of 18’ from the back of walk or curb, whichever is greater. 6. Provide a 12’ visibility triangle at all driveways.
7. Design local streets with a minimum of 250’ radius. 8. Dead-end Streets are prohibited. Construct a modified cul-de-sac adjacent to lots 63 and 64 to allow for future connection to the east: Specific Mitigation Requirements: Comply with the mitigation measure requirements of the Traffic Operations and Planning Manager in the Development Departments FAASTER System. Reference the Revised review of the EIR for TIS 21-002 dated April 28, 2021. Outside of the subdivision border-
1. Dedicate and construct:
Alicante Drive: Dedicate and construct full off-site improvements on the south and
west sides of Alicante.
Adjacent to parcels 76 and 77: Dedicate additional street right of way and construct full off-site improvements across Mazie Avenue.
Traffic Signal Mitigation Impact (TSMI) Fee: This project shall pay all applicable TSMI Fees at the time of building permit. Contact the Public Works Department, Frank Saburit at (559)621-8797. The fees are based on the Master Fee schedule. In some cases, traffic signals may be conditioned on multiple maps. If the signal is existing at the time of the final map, the applicant
would not be required to construct the signal but would be required to pay the applicable fee. TSMI fee is credited against traffic signal and Intelligent Transportation System (ITS) improvements, provided that the improvements are constructed at ultimate locations, contained within the build out of the General Plan circulation element and are included in the latest Nexus
Analysis for TSMI fee. Project specific impacts that are not consistent with the General Plan, Public
Works Standard Drawings or not incorporated in the TSMI fee infrastructure costs, are not reimbursable. Failure to pay this fee or construct improvements that are credited / reimbursable with this fee will result in a significant unmitigated impact as this fee is applied to all projects within the City Sphere of Influence. If the applicant is conditioned with improvements that are credited /
reimbursable with this fee, they should work with the Department of Public Works and identify, with a Professional Engineer’s estimate, the costs associated with the improvements, prior to paying the TSMI fee at time of building permit. Fresno Major Street Impact (FMSI) Fee: This Map is in the New Growth Area; therefore, pay all
applicable growth area fees and City-wide regional street impact fees. In some cases, center section improvements or bridges may be conditioned on multiple maps. If the improvements are existing at the time of the final map, the applicant would not be required to construct them, but would be required to pay the applicable fee. Regional Transportation Mitigation Fee (RTMF): Pay all applicable RTMF fees to the Joint Powers Agency located at 2035 Tulare Street, Suite 201, Fresno, CA 93721; (559) 233-4148 ext. 200; www.fresnocog.org. Provide proof of payment or exemption prior to certificate of occupancy.
PUBLIC WORKS DEPARTMENT
City Hall Scott L. Mozier, P.E. 2600 Fresno Street, 4th Floor Public Works Director Fresno, California 93721 Ph. (559) 621-8800 www.fresno.gov April 28, 2021 Israel Trejo, Supervising Planner
Planning and Development Department
2600 Fresno Street, 3rd Floor Fresno, CA 93721 SUBJECT: REVISED - REVIEW OF THE TRAFFIC IMPACT ANALYSIS DATED MARCH 31,
2021 AND CHAPTER 3 SECTION 17 – TRANSPORTATION OF THE
ENVIRONMENTAL IMPACT REPORT PREPARED BY CRAWFORD & BOWEN PLANNING, INC. (STATE CLEARINGHOUSE #2000021003) FOR THE COPPER RIVER RANCH DEVELOPMENT LOCATED ON THE NORTHWEST QUADRANT OF WILLOW AVENUE AND COPPER AVENUE
TIS 21-002, P20-03995
PROJECT OVERVIEW Traffic Operations and Planning staff has reviewed the Traffic Impact Analysis (TIA) prepared
by JLB Traffic Engineering, Inc. and Chapter 3 Section 17 – Transportation of the Environmental Impact Report (EIR) prepared by Crawford & Bowen Planning, Inc. for the proposed Copper River Ranch Development, “project”. At build out, the project has proposed to have constructed the following:
3,278 residential units (2,429 single family & 849 multi-family)
254,423 square feet of mixed-use commercial uses
Park-N-Ride lot with 23 parking spaces
28.80 acres of park space
3.30 acres of wastewater treatment plant
The TIA evaluated the impacts of the project by analyzing 23 intersections in the vicinity of the project during the AM and PM peak hours. Vehicle trips projected to be generated by the project were calculated using the ITE Trip Generation Manual, 10th Edition. The table below includes a comparison of the daily (ADT), AM and PM peak hour trips projected to be generated by proposed project as shown in the 2003 EIR, this TIA / 2021 EIR, and the remaining
development to be built.
Page 1 of 6
Land Use
Size
Weekday
ADT AM Peak Hour PM Peak Hour
In Out Total In Out Total 2003 EIR General Plan Designations
Park-N-Ride Lot with Bus Service 27 parking spaces 138 16 6 22 5 13 18
Single Family Detached Housing
(ITE Code 210)
1,084 DU 10,374 206 607 813 694 401 1,095
Apartments 1,753 DU 11,780 175 719 894 701 386 1,087
Hotel 60 occupied
rooms 490 20 13 33 19 17 36
City Park 2.61 acres 4 0 0 0 0 0 0
Specialty Retail
Center 9,670 SF 429 0 0 0 12 15 27
Shopping Center 235,443 SF 10,110 149 95 244 425 459 884
Deli 4,000 SF 600 32 22 54 5 13 18
Wastewater Treatment Plant 3.30 acres 10 1 1 2 1 1 2
Total 33,935 599 1,463 2,062 1,862 1,305 3,167
2021 EIR Proposed General Plan Designations
Park-N-Ride Lot with Bus Service 23 parking spaces 65 8 2 10 2 8 10
Single Family Detached Housing (ITE Code 210)
2,429 DU 22,930 445 1,352 1,797 1,517 888 2,405
Apartments 849 DU 6,215 89 301 390 299 176 475
City Park 28.80 acres 22 1 0 1 2 1 3
Shopping Center 254,423 SF 16,924 541 422 963 656 730 1,386
Wastewater Treatment Plant 3.30 acres 8 2 0 2 0 2 2
Total 46,164 1,086 2,077 3,163 2,476 1,805 4,281
Difference between 2021 & 2003 +12,229 +487 +614 +1,101 +614 +500 +1,114
Remaining Build-Out Phase
Single Family
Detached Housing
(ITE Code 210)
1,270 DU 11,987 233 705 938 792 466 1,258
Apartments 849 DU 6,215 89 301 390 299 176 475
City Park 25.30 acres 20 1 0 1 2 1 3
Commercial 192,273 SF 14,230 464 380 844 539 583 1,122
Total 32,452 787 1,386 2,176 1,632 1,226 2,858
DU = dwelling units SF = square feet
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GENERAL COMMENTS and CONDITIONS 1. This project shall pay its Traffic Signal Mitigation Impact (TSMI) Fee per the Master Fee
Schedule at the time of building permit. The TSMI fee facilitates project impact mitigation to the City of Fresno Traffic Signal infrastructure so that costs are applied to each new project/building based on the generated ADT. The TSMI fee is credited against traffic signal installation/modifications
and/or Intelligent Transportation System (ITS) improvements (constructed at their ultimate
location) that plan to build out the General Plan Circulation Element and are included in the Nexus Study for the TSMI fee. If the project is conditioned with traffic signal improvements in excess of their TSMI fee amount, the applicant may apply for fee credits (security/bonding and/or developer agreement required) and/or reimbursement for work in
excess of their fee as long as the infrastructure is in place at the ultimate location. The
applicant should work with the Public Works Department and identify, with a Professional Engineers estimate, the costs associated with the improvements prior to paying the TSMI fee to determine any applicable fee credits and/or reimbursements.
For project specific impacts that are not consistent with the General Plan, Public Works
Standards, and/or are not incorporated into the TSMI fees, the infrastructure costs will not be eligible. Failure to pay this fee or construct improvements that are credited/reimbursable with this fee will result in a significant unmitigated impact as this fee is applied to all projects within the City Sphere of Influence.
Improvements at the following study intersections are included in the TSMI fee program:
Willow Avenue at Alicante Drive
Millbrook Avenue at Copper Avenue
Cedar Avenue at Copper Avenue
Chestnut Avenue at Copper Avenue
Willow Avenue at Copper Avenue
Millbrook Avenue at Olympic Avenue
Cedar Avenue at Olympic Avenue
Chestnut Avenue at International Avenue
Chestnut Avenue at Behymer Avenue
Sommerville Avenue at Chestnut Avenue
2. This project shall pay its Fresno Major Street Impact (FMSI) Fee, which will be determined at time of building permit. This FMSI fee is creditable towards major street roadway
improvements included in the nexus study for the FMSI fee.
3. The project shall pay the Regional Transportation Mitigation Fee (RTMF). Pay the RTMF fee to the Joint Powers Agency located at 2035 Tulare Street, Suite 201, Fresno, CA 93721; (559) 233-4148, ext. 200; www.fresnocog.org. Provide proof of payment or
exemption, based on vesting rights, prior to issuance of building permits.
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4. The proposed project shall pay the $1,055 Traffic Study review fee for review of the document. Proof of payment shall be provided to the Traffic Operations and Planning Division.
5. The proposed project shall install a traffic signal with protected left-turn phasing per City of Fresno standards at the intersection of Chestnut Avenue and Behymer Avenue prior to the issuance of building permits for development of the proposed project generating up to 950
average daily trips (ADT) of the 32,452 ADT projected to be generated by the remaining
build out of the project. This improvement will improve the crossing conditions for students. The traffic signal poles shall be installed in the ultimate location and may require the acquisition of right-of-way. The intersection shall be constructed to include the following configuration:
Eastbound – one (1) left-turn lane, two (2) through lanes and one (1) right-turn lane
Westbound – one (1) left-turn lane, two (2) through lanes and one (1) right-turn
lane
Northbound – one (1) left-turn lane, one (1) through lane and one (1) right-turn lane
Southbound – one (1) left-turn lane, one (1) through lane and one (1) right-turn
lane
Bike lanes shall be provided in all directions
6. The proposed project shall install a traffic signal with protected left-turn phasing per City of Fresno standards at the intersection of Cedar Avenue and Olympic Avenue prior to the issuance of building permits for development of the proposed project generating up to 2,400 average daily trips (ADT) of the 32,452 ADT projected to be generated by the remaining build out of the project. This improvement will improve the crossing conditions
for students. The traffic signal poles shall be installed in the ultimate location and may require the acquisition of right-of-way. The intersection shall be constructed to include the following configuration:
Eastbound – one (1) left-turn lane and one (1) right-turn lane
Northbound – one (1) left-turn lane and two (2) through lanes
Southbound –two (2) through lanes and one (1) right turn lane
Bike lanes shall be provided in all directions
7. The proposed project shall install a traffic signal with protected left-turn phasing per City of Fresno standards at the intersection of Millbrook Avenue and Olympic Avenue prior to the issuance of building permits for development of the proposed project generating up to 2,400 average daily trips (ADT) of the 32,452 ADT projected to be generated by the
remaining build out of the project. This improvement will improve the crossing conditions for students. The traffic signal poles shall be installed in the ultimate location and may require the acquisition of right-of-way. The intersection shall be constructed to include the following configuration:
Westbound – one (1) left-turn lane and one (1) right-turn lane
Northbound –two (2) through lanes and one (1) right turn lane
Southbound – one (1) left-turn lane and two (2) through lanes
Bike lanes shall be provided in all directions
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8. The proposed project shall install a traffic signal with protected left-turn phasing per City of
Fresno standards at the intersection of Willow Avenue and Alicante Drive prior to the
issuance of building permits for development of the proposed project generating up to 3,800 average daily trips (ADT) of the 32,452 ADT projected to be generated by the remaining build out of the project. The traffic signal poles shall be installed in the ultimate
location and may require the acquisition of right-of-way. The intersection shall be constructed to include the following configuration:
Eastbound – one (1) left-turn lane and one (1) right turn lane
Northbound – one (1) left-turn lane and two (2) through lanes
Southbound – one (1) left-turn lane, two (2) through lanes and one (1) right-turn
lane
Bike lanes shall be provided along the west side of Willow in the southbound direction
9. The proposed project shall widen/construct Willow Avenue between Copper Avenue and
Alicante Drive prior to the issuance of building permits for development of the proposed project generating up to 3,800 average daily trips (ADT) of the 32,452 ADT projected to be generated by the remaining build out of the project. The segment shall be widened/constructed to include two (2) 12’ travel lanes in each direction, shoulder, and a
raised median island. The roadway segment shall be constructed per City of Fresno
standards and may require the acquisition of right-of-way.
10. The proposed project shall install a traffic signal with protected left-turn phasing per City of Fresno standards at the intersection of Chestnut Avenue and Sommerville Drive prior to
the issuance of building permits for development of the proposed project generating up to 4,800 average daily trips (ADT) of the 32,452 ADT projected to be generated by the remaining build out of the project. This improvement will improve the crossing conditions for students. The traffic signal poles shall be installed in the ultimate location and may require the acquisition of right-of-way. The intersection shall be constructed to include the
following configuration:
Westbound – one (1) left-turn lane and one (1) right-turn lane
Northbound – one (1) left-turn lane, one (1) through lane, and one (1) shared
through-right-turn lane
Southbound – one (1) left-turn lane and two (2) through lanes
Bike lanes shall be provided in all directions
11. The proposed project has proposed a full access intersection on Willow Avenue north of Alicante. Willow Avenue is a super arterial which allow for limited access points. All full access intersections along a super arterial shall be signalized. The proposed intersection shall be designed and constructed to include the following configuration:
Eastbound – one (1) right turn lane
Northbound – one (1) left-turn lane, one (1) through lane
Southbound – one (1) through lane and one (1) right-turn lane
Bike lanes shall be provided along the west side of Willow in the southbound direction
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12. Each entitlement of the proposed project shall be responsible for providing a trip generation study as part of its application. The trip generation study shall include the trip generation of the proposed project as well as the trip generation of all components
approved at that time.
13. The proposed project shall make necessary improvements and right-of-way and public easement dedications along adjacent public street(s) and within the site boundaries per City of Fresno standards/requirements.
14. The proposed site plan shall be reviewed and approved by the City of Fresno Traffic Operations and Planning Division, Traffic Planning Section.
If you have any further questions regarding this matter, please contact me at (559) 621-8792 or
jill.gormley@fresno.gov .
Sincerely,
Digitally signed by Jill Gormley
Jill Gormley Date: 2021.04.28 08:01:24
Jill Gormley, TE
City Traffic Engineer / Traffic Operations & Planning Manager
Public Works Department, Traffic Operations & Planning Services
C: Copy filed with Traffic Impact Study Louise Gilio, Traffic Planning Supervisor Harman Dhaliwal, PE Andrew Benelli, Assistant Director Francisco Magos, Engineering Services Manager Jason Camit, Chief Surveyor Brian Spaunhurst, Fresno County Planning Mike Harrison, City of Clovis
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-07'00'
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