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HomeMy WebLinkAboutT-6185 - Conditions of Approval - 11/1/2017 y OF FR 2600 Fresno Street ,t Fs City of Fresno Fresno,CA 93721 20 www.fresno.gov 09000: 'oo�da!o oo° ibh OR�O°RAT Legislation Details (With Text) File#: ID17-1472 Version: 2 Name: Type: Action Item Status: Agenda Ready File created: 10/23/2017 In control: Planning Commission On agenda: 11/1/2017 Final action: Title: Consideration of Vesting Tentative Tract Map No. 6185, Conditional Use Permit Application No. C-17- 099 and related Environmental Assessment No. T-6185/C-17-099, for property located on the south side of North Alicante Drive, Outlot Q, within the Copper River Ranch Master Planned Development. (Council District 6). 1. ADOPT the Finding of Conformity to the Fresno General Plan Master Environmental Impact Report (MEIR) SCH No. 2012111015 as prepared for Environmental Assessment No. T-6185/C-17-099 dated September 29, 2017. 2. APPROVE Conditional Use Permit No. C-17-099 proposing a gated planned development with private streets and modified development standards subject to compliance with the Conditions of Approval dated November 1, 2017. 3. APPROVE Vesting Tentative Tract Map No. T-6185 proposing to subdivide approximately 6.84 acres to create a 26-lot single family development subject to compliance with the Conditions of Approval dated November 1, 2017. Sponsors: Indexes: Code sections: Attachments: 1. A-Vicinity Map, 2. B -Aerial Photo, 3. C - Land Use, 4. D -Zoning Map, 5. E - Notice Map, 6. F - Project Info Table, 7. G - Operational Statement, 8. H - SITE PLAN 11.01.17, 9. I -Vesting Tract T- 6185 Map 11.01.17, 10. J - C-17-099 COA, 11. K-T-6185 COA, 12. L - Department Comments Conditions, 13. M - Findings, 14. N - Environmental Assessment T-6185 C-17-099- FOC Date Ver. Action By Action Result REPORT TO THE PLANNING COMMISSION November 1, 2017 FROM: MIKE SANCHEZ, Assistant Director Development and Resource Management Department THROUGH: BONIQUE EMERSON, Planning Manager Development and Resource Management Department THROUGH: WILL TACKETT, Supervising Planner Development and Resource Management Department BY: ANDREINA AGUILAR, Planner II Development and Resource Management Department City of Fresno Page 1 of 6 Printed on 12/29/2017 powered by Legistar- File#: ID17-1472, Version: 2 Subject Consideration of Vesting Tentative Tract Map No. 6185, Conditional Use Permit Application No. C-17- 099 and related Environmental Assessment No. T-6185/C-17-099, for property located on the south side of North Alicante Drive, Outlot Q, within the Copper River Ranch Master Planned Development. (Council District 6). 1. ADOPT the Finding of Conformity to the Fresno General Plan Master Environmental Impact Report (MEIR) SCH No. 2012111015 as prepared for Environmental Assessment No. T- 6185/C-17-099 dated September 29, 2017. 2. APPROVE Conditional Use Permit No. C-17-099 proposing a gated planned development with private streets and modified development standards subject to compliance with the Conditions of Approval dated November 1, 2017. 3. APPROVE Vesting Tentative Tract Map No. T-6185 proposing to subdivide approximately 6.84 acres to create a 26-lot single family development subject to compliance with the Conditions of Approval dated November 1, 2017. EXECUTIVE SUMMARY Gary Giannetta, of Gary Giannetta Consulting Civil Engineering, on behalf of McDonald Homes, has filed Vesting Tentative Tract Map No. 6185 and Conditional Use Permit No. C-17-099, pertaining to approximately 6.84 acres of property located on the south side of North Alicante Drive on Outlot Q, within the Copper River Ranch Master Planned Development. Conditional Use Permit No. C-17-099 proposes a gated planned development with private streets and modified property development standards. Vesting Tentative Tract Map No. 6185 is a proposal to subdivide the property into a 26-lot single-family residential subdivision on approximately 6.84 acres at a density of 3.8 dwelling units per acre, with a 9.9 acre remainder. Thus, the subject applications are consistent with the Residential Medium Low Density (3.5-6 dwelling units per acre) planned land use and RS-4 zoning for the project site and will implement the goals, objectives, and policies of the Woodward Park Community Plan and the Fresno General Plan. ENVIRONMENTAL FINDING The Development and Resource Management Department staff has prepared an Initial Study to evaluate the proposed application in accordance with the land use and environmental policies and provisions of the lead agency City of Fresno General Plan and the related Master Environmental Impact Report (MEIR) SCH No. 2012111015. The subject property is proposed to be developed at an intensity and scale that is permitted by the Medium Low Density Residential (3.5-6.0 dwelling units per acre) planned land use designation for the subject site. Thus, the subdivision of the subject property, in accordance with the Vesting Tentative Tract Map No. 6185 and Conditional Use Permit No. C-17-099, will not facilitate an additional intensification of uses beyond that which already exists or would be allowed by the above -noted planned land use designation. Moreover, it is not expected that the future development will adversely impact existing city service systems or the traffic circulation system that serves the subject property. These infrastructure findings have been verified by the Public Works and Public Utilities Departments. It has been further determined that all applicable mitigation measures of the MEIR have been applied to the project necessary to assure that the project will not cause significant adverse cumulative impacts, growth inducing impacts, and irreversible significant effects City of Fresno Page 2 of 6 Printed on 12/29/2017 powered by Legistar- File#: ID17-1472, Version: 2 beyond those identified by the MEIR as provided by CEQA Guidelines Section 15177(b)(3). Pursuant to Section 21157.1 of the California Public Resources Code (California Environmental Quality Act), it may be determined that a subsequent project, as identified in the MEIR pursuant to Section 21157(b)(2) of the Public Resources Code and CEQA Guidelines Section 15177, falls within the scope of a MEIR, provided that the project does not cause significant impacts on the environment that were not previously examined by the MEIR. Relative to the specific project proposal, the environmental impacts noted in the MEIR, pursuant to the Fresno General Plan land use designation, include impacts associated with the Medium Low Density Residential planned land use designation specified for the subject property. Based on the initial study prepared, the following findings are made: (1) The proposed project was identified as a Subsequent Project in the MEIR because its land use designation and permissible densities and intensities are allowed as set forth in the Fresno General Plan; (2) The proposed project will not generate additional significant effects not previously identified and analyzed by the MEIR for the reasons discussed within the environmental assessment for the subject project; and, (3) No new additional mitigation measures are required because the proposed project will not generate additional significant effects not previously identified and analyzed by the MEIR. Therefore, the project proposal has been determined to be within the scope of the MEIR as defined by Section 15177 of the CEQA Guidelines and staff has properly published a Finding of Conformity to MEIR SCH No. 2012111015 dated September 29, 2017. In addition, after conducting a review of the adequacy of the MEIR pursuant to Public Resources Code Section 21157.6(b)(1), the Development and Resource Management Department, as lead agency, finds that no substantial changes have occurred with respect to the circumstances under which the MEIR was certified; and, that no new information, which was not known and could not have been known at the time that the MEIR was certified as complete, has become available. BACKGROUND /ANALYSIS Gary Giannetta, of Gary Gianetta Consulting Civil Engineering, on behalf of McDonald Homes, has filed Vesting Tentative Tract Map No. 6185 and Conditional Use Permit No. C-17-099, pertaining to approximately 6.84 acres of property located on the south side of North Alicante Drive on Outlot Q, within the Copper River Ranch Master Planned Development. Conditional Use Permit No. C-17- 099 proposes a gated planned development with private streets and modified property development standards. Vesting Tentative Tract Map No. 6185 is a proposal to subdivide the property into a 26-lot single-family residential subdivision on approximately 6.84 acres at a density of 3.8 dwelling units per acre, with a 9.9 acre remainder. Thus, the subject applications are consistent with the Residential Medium Low Density planned land use and RS-4 zoning for the project site and will implement the goals, objectives, and policies of the Woodward Park Community Plan and the Fresno General Plan. Conditional Use Permit Application (CUP) The applicant has submitted Conditional Use Permit Application No. C-17-099. Pursuant to Chapter 15, Article 59 of the FMC, a CUP is required in order to create a planned development. Conditional Use Permit Application No. C-17-099 is a request to establish a gated planned development with private streets. As part of the CUP, an applicant may also request a modification of development standards. City of Fresno Page 3 of 6 Printed on 12/29/2017 powered by Legistar- File#: ID17-1472, Version: 2 In addition to the request to authorize private streets, Conditional Use Permit Application No. C-17- 099 requests authorization to reduce street side yard setbacks for corner lots from the codified minimum 10 feet to a minimum five feet. Front and rear yard setbacks are proposed to be established at a minimum 15 feet. These proposed front and rear yard setbacks exceed minimum codified RS-4 development standards, which permit front yards to be a minimum 13 feet and rear yards to be a minimum 10 feet. The proposed project complies with all other required development standards per the FMC. Streets and Access Points The Public Works Department, Traffic Engineering Division has reviewed the proposed project and potential traffic related impacts for the proposed applications and has determined that the streets adjacent to and near the subject site will be able to accommodate the quantity and kind of traffic which may be potentially generated subject to the requirements stipulated within the memoranda from the Traffic Engineering Division dated August 29, 2017. These requirements generally include: (1) The provision of a minimum two points of vehicular access to major streets for any phase of the development; (2) Street improvements, (including, but not limited to, construction of concrete curbs, gutters, pavement, underground street lighting systems; and, (3) Payment of applicable impact fees (including, but not limited to, the Traffic Signal Mitigation Impact (TSMI) Fee, and the Fresno Major Street Impact (FMSI) Fee. The applicant is proposing to create a planned development to be served by private streets. There will only be one general entrance and exit at the site (North Alicante Drive) for future property owners; the access point at the western edge of the property is an Emergency Vehicle Access (EVA) point which will be utilized by emergency services only. Public Services Sewer The nearest sanitary sewer main to serve the proposed project is a 15-inch sewer main located in North Alicante Drive. The Public Utilities Department has identified that sanitary sewer facilities are available to provide services to the site subject to the conditions listed in the memoranda dated August 30, 2017. Water The nearest water main to serve the proposed project is a 12-inch main located in North Alicante Drive. Water facilities are available to provide service to the site subject to the conditions listed in the memoranda dated August 7, 2017. FMFCD The Fresno Metropolitan Flood Control District (FMFCD) has indicated that this project can be accommodated by the district. The project applicant shall comply with the FMFCD requirements as detailed in its memorandum dated August 22, 2017. Fire Department The City of Fresno Fire Department has conditioned the proposed project with requirements for a permanent second point of access as well as the installation of public fire hydrants and the provision of adequate fire flows per Public Works Standards, also with two sources water. Review for compliance with fire and life safety requirements for the interior of proposed buildings and the intended use are reviewed by both the Fire Department and the Building and Safety Services Section of the Development and Resource Management Department when a submittal for building plan review is made as required by the California Building Code. Notice of Planning Commission Hearing City of Fresno Page 4 of 6 Printed on 12/29/2017 powered by Legistar- File#: ID17-1472, Version: 2 The Development and Resource Management Department mailed notices of this Planning Commission hearing to surrounding property owners within 1,000 feet of the subject property. LAND USE PLANS AND POLICIES As proposed, the project would be consistent with the Fresno General Plan goals and objectives related to residential land use and the urban form: Goal No. 7 of the Fresno General Plan encourages the City to provide for a diversity of districts, neighborhoods, housing types (including affordable housing), residential densities, job opportunities, recreation, open space, and educational venues that appeal to a broad range of people throughout the City. Goal No. 8 of the Fresno General Plan encourages the development of Complete Neighborhoods and districts with an efficient and diverse mix of residential densities, building types, and affordability which are designed to be healthy, attractive, and centered by schools, parks, and public and commercial services to provide a sense of place and that provide as many services as possible within walking distance. These Goals contribute to the establishment of a comprehensive city-wide land use planning strategy to meet economic development objectives, achieve efficient and equitable use of resources and infrastructure, and create an attractive living environment in accordance with Objective LU-1 of the Fresno General Plan. Similarly, supporting Objective LU-2 of the General Plan calls for infill development that includes a range of housing types, building forms, and land uses to meet the needs of both current and future residents. The Fresno General Plan defines infill as property being within the City on December 31, 2012. The subject property was annexed to the City on March 02, 2005 as part of Annexation No. 1283. Likewise, Objective LU-5 of the General Plan calls for a diverse housing stock that will support balanced urban growth, and make efficient use of resources and public facilities; and, Implementing Policy LU-5-b Promote medium-low density residential uses to preserve existing uses of that nature or provide a transition between low and medium density residential areas. Therefore it is staff's opinion that the proposed project is consistent with respective general and community plan objectives and policies and will not conflict with any applicable land use plan, policy or regulation of the City of Fresno. FRESNO MUNICIPAL CODE FINDINGS Based upon analysis of the applications, staff concludes that the required findings of Section 15-3309, Section 15-5306, and Section 15-5905 of the FMC and of the Subdivision Map Act (California Government Code 66400, et seq.) can be made. These findings are attached as Exhibit M. Planning Commission action of the proposed Vesting Tentative Tract Map and Conditional Use Permit, unless appealed to the Council, is final. CONCLUSION/RECOMMENDATION The appropriateness of the proposed project has been examined with respect to its consistency with goals and policies of the Fresno General Plan and the Woodward Park Community Plan; its compatibility with surrounding existing or proposed uses; and its avoidance or mitigation of potentially significant adverse environmental impacts. These factors have been evaluated as described above and by the accompanying environmental assessment. Upon consideration of this evaluation, it can be concluded that the Vesting Tentative Tract Map No. 6185 and Conditional Use Permit No. C-17 -099 are appropriate for the project site. Attachments: Exhibit A-Vicinity Map Exhibit B-Aerial Photograph Exhibit C - Planned Land Use Map Exhibit D -Zoning Map Exhibit E- Noticing Vicinity Map Exhibit F- Project Information Tables Exhibit G - Operational Statement City of Fresno Page 5 of 6 Printed on 12/29/2017 powered by Legistar- File#: ID17-1472, Version: 2 Exhibit H -Site Plan Exhibit I -Vesting Tentative Tract Map Exhibit J -Conditions of Approval for C-17-099 dated November 1, 2017 Exhibit K-Conditions of Approval for T-6185 dated November 1, 2017 Exhibit L-Comments from City and outside Agencies Exhibit M - Fresno Municipal Code Findings and Subdivision Map Act Findings Exhibit N - Environmental Assessment No. T-6185/C-17-099 City of Fresno Page 6 of 6 Printed on 12/29/2017 powered by Legistar- CITY OF FRESNO DEVELOPMENT AND RESOURCE MANAGEMENT DEPARTMENT CONDITIONS OF APPROVAL NOVEMBER 1, 2017 VESTING TENTATIVE TRACT MAP NO. 6185 "A PLANNED DEVELOPMENT" Located on the south side of North Alicante Drive, within the Copper River Ranch Planned Community All vesting tentative maps are subject to the applicable provisions of the State Subdivision Map Act, Fresno Municipal Code, City policies, and City of Fresno Standard Specifications. The following specific conditions are applicable to this vesting tentative tract map. NOTICE TO PROJECT APPLICANT In accordance with the provisions of Government Code §66020(d)(1), the imposition of fees, dedications, reservations or exactions for this project are subject to protest by the project applicant at the time of approval or conditional approval of the development or within 90 days after the date of the imposition of the fees, dedications, reservations or exactions imposed on the development project. Each local agency shall provide to the project applicant a notice in writing at the time of the approval of the project or at the time of the imposition of the fees, dedications, reservations, or other exactions, a statement of the amount of the fees or a description of the dedications, reservations, or other exactions, and notification that the 90-day approval period in which the applicant may protest has begun (please see section related to Development Fees and Charges included herein below for further information). Improvements and payments shall not be required on or in front of any undeveloped portion of a net acreage of ten acres or more which exists after the division of land. All improvements and payments shall be completed with development. URBAN GROWTH MANAGEMENT REQUIREMENTS (GENERAL) The subdivider of property located within the UGM boundaries shall comply with all sewer, water and street requirements and pay all applicable UGM fees imposed under the Urban Growth Management process (with appropriate credit given for the installation of required UGM improvements) in accordance with the requirements of State Law as related to tentative tract maps. Conditions of Approval Vesting Tentative Tract Map No. 6185 November 1, 2017 Page 2 GENERAL CONDITIONS 1. Upon conditional approval of Vesting Tentative Tract Map No. 6185, the subdivider may prepare a Final Map in accordance with the approved vesting tentative map and all conditions of Conditional Use Permit No. C-17-099. 2. The subdivider shall comply with Regulation VIII and Rule 8060 of the San Joaquin Valley Air Quality Pollution Control District for the control of particulate matter and fugitive dust during construction of this project. 3. The developer/owner shall pay the appropriate park facilities fee and/or dedicate lands for parks and recreation purposes pursuant to Ordinance Nos. 2005-112 and 2005-113 adopted by the Fresno City Council on September 27, 2005; with the exception of any updates to those fees as may be updated prior to Final Map recordation. 4. Submit grading plans and a soils report to the City of Fresno Development and Resource Management Department, Development Services (Planning) Division for verification prior to Final Map approval. Grading plans shall indicate the location of any required walls and indicate the proposed width of required landscape easements or strips. Approval of the grading plan is required prior to Final Map approval. 5. At the time of Final Map submittal, the subdivider shall submit engineered construction plans to the City of Fresno Public Works, Public Utilities, and Development and Resources Departments for grading, public sanitary sewer system, public water system, street lighting system, public streets, and storm drainage, including other technical reports and engineered plans as necessary to construct the required public improvements and work and applicable processing fees. 6. Engineered construction plans shall be approved by the City prior to the approval of the Final Map. If, at the time of Final Map approval, such plans have not been approved, the subdivider shall provide performance security in an amount established by the City to guarantee the completion of plans. 7. Public utilities easements, as necessary, shall be shown on the Final Map and dedicated to the City of Fresno. Public utility easements beyond the limits of the Final Map, but required as a condition of development, shall be acquired at the subdivider's cost and shall be dedicated by separate instrument at the time of Final Map approval. The relocation of existing utilities necessitated by the required public improvements shall be paid for by the subdivider. The subdivider is responsible to contact the appropriate utility company for information. 8. Comply with the conditions, policies and standards set forth in the City of Fresno, Municipal Code, Part IV, Chapter 15, "Land Divisions;" Resolution No. 68-187, Conditions of Approval Vesting Tentative Tract Map No. 6185 November 1, 2017 Page 3 "City Policy with Respect to Subdivisions;" and City of Fresno Standard Specifications, 2002 Edition, and any amendments thereto. 9. The subdivider shall pay applicable fees for, but not limited to, plan checks for street improvements and other grading and construction; street trees, street signs, water and sewer service, and inspections in accordance with the City of Fresno Master Fee Schedule (City Resolution No. 79-606 and No. 80-420) and any amendments, modifications, or additions thereto; and in accordance with the requirements of State law as related to tentative maps. 10. The subdivider shall furnish to the City acceptable security to guarantee the construction of the off-site street improvements in accordance with all applicable provisions of the FMC and the State Subdivision Map Act. The subdivider shall complete all the public improvements prior to the approval of the Final Map by the City. If, at the time of Final Map approval, any public improvements have not been completed and accepted in accordance with the standards of the City, the subdivider may elect to enter into an agreement with the City to thereafter guarantee the completion of the improvements. 11. As a condition of Final Map approval, the subdivider shall furnish to the City a subdivision guarantee listing all parties having any right, title or interest and the nature of their interest per State law. 12. Vesting Tentative Tract Map No. 6185 is subject to approval of related Conditional Use Permit No. C-17-099. 13. The site plan for Conditional Use Permit Application No. C-17-099, filed to establish a 26-lot planned development with private streets, shall be approved prior to final map approval. GENERAL INFORMATION 14. Prior to the issuance of building permits for the subdivision, school construction fees shall be paid to the respective school district, in which the subject property is located, in accordance with the school district's adopted schedule of fees. 15. Contact the United States Postal Service for the location and type of mailboxes to be installed in this subdivision. a. It is recommended that at least six months prior to the first occupancy, the Developer shall contact the local United States Postal Service representative to complete a Mode of Delivery Agreement for New Construction. The Mode of Delivery Agreement must have a District approval signature to be valid. In addition to completing the Agreement, the Developer shall provide a final map (with address details) to the local USPS representative. The Developer shall, Conditions of Approval Vesting Tentative Tract Map No. 6185 November 1, 2017 Page 4 at their own expense, procure, construct and install all mail receptacle facilities for each location as specified and approved by the USPS. 16. Pursuant to Section 66456.1 of the Subdivision Map Act, which states "The right of the subdivider to file multiple Final Maps shall not limit the authority of the local agency to impose reasonable conditions relating to the filing of multiple Final Maps," any multiple final maps filed by the subdivider on this tract shall fully and independently conform to all provisions of FMC Chapter 15, Articles 33 and 38. 17. The developer/owner shall obtain any and all permits required for the removal or demolition of any existing building or structure located within the subdivision boundaries. The developer/owner shall also obtain any and all permits required for the proper abandonment/closure of any existing water well, septic tank/leach field or cesspool, and irrigation pipeline on the subject property. All such permits shall be obtained prior to commencement of tract grading work, in accordance with the FMC. 18. If archaeological and/or animal fossil material is encountered during project surveying, grading, excavating, or construction, work shall stop immediately. 19. If there are suspected human remains, the Fresno County Coroner shall be immediately contacted (business hours: (559) 268-0109; after hours the contact phone number is (559) 488-3111 for the Fresno County Sheriff's Department). If remains or other archaeological material is possibly Native American in origin, the Native American Heritage Commission (phone number (916) 653-4082) shall be immediately contacted, and the California Archaeological Inventory/Southern San Joaquin Valley Information Center (phone number (805) 644-2289) shall be contacted to obtain a referral list of recognized archaeologists. 20. If animal fossils are uncovered, the Museum of Paleontology at the University of California, Berkeley shall be contacted to obtain a referral list of recognized paleontologists. An assessment shall be conducted by a paleontologist; if the paleontologist determines the material to be significant, a recommendation shall be made to the City as to any further site investigation or preservation measures. 21. Apportionment of Special Assessment: If, as part of this subdivision, a division will be made of any lot or parcel of land upon which there is an unpaid special assessment levied under any State or local law, including a division into condominium interest as defined in Section 783 of the Civil Code, the developer/owner shall file a written application with the City of Fresno Director of Public Works, requesting apportionment of the unpaid portion of the assessment or pay off such assessment in full. If the subdivider elects to apportion the assessment, the application shall contain the following information: Conditions of Approval Vesting Tentative Tract Map No. 6185 November 1, 2017 Page 5 a. A full description of each assessed lot, parcel or interest to be divided and of how such lot, parcel or interest will be divided; b. A request that the Engineer apportion the amount remaining unpaid on the assessment in accordance with applicable law; and c. Written consent of the owner(s) of each such lot, parcel, or interest to the requested apportionment. d. The application shall be filed prior to the approval of the Final Map(s) by the City and shall be accompanied by a fee in an amount specified in the Master Fee Resolution for each separate lot, parcel, or interest into which the original assessed lot, parcel or interest is to be divided. The fee shall be in an amount sufficient to pay all costs of the City and the Engineer of Work responsible for determining the initial assessment in making the requested apportionment. MITIGATION MONITORING REQUIREMENTS 22. Development of the subject property shall be subject to implementation of all applicable mitigation measures, fees, and timelines included within the Initial Study and Finding of Conformity prepared for Environmental Assessment No. T- 6185/C-17-099 dated September 29, 2017. a. The Finding of Conformity prepared for the proposed project is tiered off of the Fresno General Plan Master Environmental Impact Report (MEIR) SCH No. 2012111015. Development of the subject property shall be subject to implementation of all applicable mitigation measures included within the MEIR for subsequent projects; included herein by reference. ZONING & PROPERTY DEVELOPMENT STANDARDS 23. As a proposed "Planned Development" subdivision, approval of Vesting Tentative Tract Map No. 6185 is contingent upon approval of Conditional Use Permit Application No. C-17-099; authorizing the planned development of the subject property. a. Development on the subject property or individual lots resulting from a subdivision thereof shall comply with all property development standards of the applicable/respective zone district designated for the respective parcel(s) as well as the design standards of the subdivision ordinance; except as may be modified by the conditions of approval for Conditional Use Permit Application No. C-17-099. Conditions of Approval Vesting Tentative Tract Map No. 6185 November 1, 2017 Page 6 b. The subdivision and planned development of the subject property shall comply with all conditions of approval for Conditional Use Permit Application No. C-17-099. Property Development Standards 24. Development of the subject property shall comply with all development standards of the RS-4 (Residential Single-Family, Medium-Low Density) zone district and, all applicable requirements of FMC; except as may be modified pursuant to the conditions of approval for Conditional Use Permit Application No. C-17-099. Walls/Fences/Landscaping 25. Construct a 6-foot high solid masonry wall (at finished grade of proposed site) pursuant to the solid wall requirements of Section 15-4105-F of the FMC behind the existing 16-foot wide easement for pedestrian and landscape purposes along the south side of North Alicante Drive as depicted on Site Plan (Exhibit A-1) dated November 1, 2017 for C-17-099. 26. Provide a corner cut-off area at all entryways and intersections, where walls or fences and/or landscaping are proposed and/or required, in accordance with Section 15-2018 of the FMC. a. Vegetation and/or structures, flagpoles, signs, fences or walls may not exceed a height of three feet within the triangular sight-distance area formed by the intersecting curb lines (or edge of pavement when no curb exists) and a line joining points on these curb lines at a distance of 30 feet along both lines from their intersection. i. Trees that are located within the sight distance triangle shall have a clearance of eight feet high minimum between the lowest portion of the canopy and the sidewalk and street. 27. When the grading plan establishes a top of slope beyond the required landscape strip/easement noted and the construction of the required wall(s) is to be established coincident with the top of slope then the required minimum easement width shall be expanded to include the full landscaped area up to the wall location. 28. All proposed/required landscaped easements/buffers, open space areas, pedestrian connections, entryways, pathways and/or private on-site landscaping for street tree purposes shall be improved in accordance with landscape improvement plans, which are to be submitted to the Development and Resource Management Department for review and approval prior to Final Map approval. Conditions of Approval Vesting Tentative Tract Map No. 6185 November 1, 2017 Page 7 a. NOTE: Lighting and fence/wall details for any proposed/required open spaces areas or pedestrian connections shall be provided with the submittal of the landscape improvement plans. Lot Area and Dimensions 29. Lot area and dimensions shall match those depicted on Vesting Tentative Tract Map No. 6185 dated November 1, 2017, excepting changes as required per the Conditional Use Permit. Lot Coverage 30. Lot coverage shall not exceed 50 percent per Section 15-903 of the FMC. Additionally, lot coverage shall comply with the requirements of the Fresno Metropolitan Flood Control District. Building Setbacks 31. Building setbacks shall be provided in accordance with the Conditions of Approval and the Site Plan for Conditional Use Permit Application No. C-17-099 dated November 1, 2017. PARK SERVICE 32. The subdivider is required to provide street trees on all street frontages per FMC standards and is responsible for the dedication of public planting and buffer landscape easements as determined by the Development and Resource Management and Public Works Departments. a. Any required street trees on the south side of North Alicante Drive are existing and within the boundaries of Community Facilities District (CFD) No. 12. BUILDING AND SAFETY DIVISION 33. Submit grading plans to the Building & Safety Services Division for review and approval prior to recordation of a Final Map. FIRE SERVICE 34. Comply with the memorandum from the Fire Department dated August 29, 2017. SOLID WASTE SERVICE 35. Comply with the memorandum from the Solid Waste Division dated August 30, 2017. Conditions of Approval Vesting Tentative Tract Map No. 6185 November 1, 2017 Page 8 STREETS AND RIGHTS-OF-WAY 36. The subdivider shall furnish to the City acceptable security to guarantee the construction of the off-site street improvements in accordance with all applicable provisions of the FMC and the State Subdivision Map Act. 37. The subdivider/owner shall make provisions for disabled persons in accordance with the Department of Public Works standards and as required by State law. Handicap access ramps are required to be constructed in sidewalks at all corners within the limits of the tract. Where street furniture is located within the sidewalk area (fire hydrants, streetlights, etc.), a minimum of 48 inches of unobstructed path shall be maintained to satisfy the American Disabilities Act requirements. If necessary, dedicate a pedestrian easement to accommodate for the four foot minimum unobstructed path requirement. 38. Comply with all of the requirements included within the attached Public Works Department, Traffic and Engineering Services Division memorandum dated August 29, 2017. Right-of-Way Acquisition 39. The developer will be responsible for the acquisition of any necessary right-of- way to construct any of the required improvements. 40. Rights-of-way acquisition shall include any rights-of-way necessary for proper drainage, signing, pole relocation, and shoulder grading. In general, this will require right-of-way to be provided approximately 10 feet outside the travel lane. The exact requirement must be determined at the project design stage based on the existing conditions and detailed design information. 41. In the event an acquisition of any easement or right-of-way is necessitated by the subject development, said acquisition will be accomplished prior to Final Map approval. The developer/owner should contact the Real Estate Section of the Public Works Department to receive procedural guidance in such acquisitions. 42. Should such acquisition not be accomplished by the subdivider prior to Final Map approval, the subdivider must request and grant to the City the full authority to attempt acquisition either through negotiation or through its power of eminent domain. The subdivider shall furnish to the City Public Works Department, Engineering Division/ Real Estate Section, an appraisal report or a request for an estimated appraisal amount (to be determined by the City of Fresno Real Estate Section) prior to preparation of a Subdivision Agreement. 43. The subdivider shall submit adequate security in the form of a cash deposit to guarantee payment of all costs associated with the acquisition, including staff Conditions of Approval Vesting Tentative Tract Map No. 6185 November 1, 2017 Page 9 time, attorney's fees, appraisal fees, court costs, and all related expenditures and costs necessary to effect the acquisition of such easements or rights-of-way. SANITARY SEWER SERVICE 44. Comply with the memorandum from the Public Utilities Department dated August 30, 2017. WATER SERVICE 45. Comply with the memorandum from the Department of Public Utilities, Water Division dated August 7, 2017. 46. Comply with the Copper River Ranch Water Supply Implementation Agreement as approved by the City Council on November 17, 2016. FRESNO METROPOLITIAN FLOOD CONTROL DISTRICT 47. Comply with the memorandum from the Fresno Metropolitan Flood Control District memorandum dated August 22, 2017. COUNTY OF FRESNO DEPARTMENT OF PUBLIC HEALTH 48. Comply with the memorandum from the County of Fresno, Department of Public Health memorandum dated August 3, 2017. CLOVIS UNIFIED SCHOOL DISTRICT 49. Comply with all requirements included within the attached Clovis Unified School District memorandum dated August 1, 2017. MAINTENANCE OBLIGATIONS 50. Comply with all the requirements included within the attached Department of Public Works, Traffic and Engineering Services Division memorandum regarding Conditions for Maintenance Requirements dated August 10, 2017; and, the following: a) Vesting Tentative Tract Map No. 6185 is within the boundaries of Community Facilities District (CFD) No. 12 and will share the cost for maintenance of certain public improvements. Contact the Public Works Department, Engineering Services Division, at 559-621-8695 for information regarding the City's Community Facilities District. Conditions of Approval Vesting Tentative Tract Map No. 6185 November 1, 2017 Page 10 51. If the owner/developer chooses to be annexed into the City's CFD for maintenance purposes, then an Annexation Request Package shall be submitted to the Public Works Department for review, processing, and approval. • NOTE: Packages must be complete with all required information in order to be accepted. The Annexation Request Form is available on- line on the City of Fresno website (http://www.fresno.gov) under the Public Works Department Developer Doorway. a) Construction plans for all features to be maintained by a CFD for a final map shall be included in the final map submission to the Development Department for processing. Where applicable, this shall include a Street Tree Location and Street Tree Species (by street) map. Landscaping plans shall contain actual tree and plant counts by species and include the areas (in square feet) of turf, shrubs and trees, and sidewalks or other paved areas within all landscaped areas. • NOTE: The Department of Public Works will not be responsible for the maintenance of any outlots if they are not included into the Community Facilities District (CFD). If the outlots are to be included into the CFD, the Department of Public Works will require that landscape and irrigation plans be submitted with landscape buffer plans for approval prior to inclusion into the CFD. b) Proceedings to place the Final Map into a CFD shall not commence until the Final Map, Landscape and Street Construction Plans are considered to be technically correct. c) If the developer/subdivider elects to petition for annexation into the City's Community Facilities District, he/she shall be required to provide the City of Fresno, Department of Public Works, with copies of signed acknowledgments from each purchaser of a lot within the subdivision, attesting to the purchasers understanding that the lot will have an annual maintenance assessment and that he/she is aware of the estimated amount of the assessment. The developer/subdivider shall execute and record a covenant on each lot providing notice that the subject property is subject to annual payment of the Community Facilities District assessment. 52. Should the City Council or owner/developer choose not to include all of the maintenance items or certain items listed above in a CFD, then the property owner/developer shall be responsible for establishing a Home Owners' Association (HOA) or other property based management mechanism which provides for the maintenance of these items in a manner which provides appropriate security and is deemed acceptable to both the City of Fresno Development and Resource Management and Public Works Departments. Conditions of Approval Vesting Tentative Tract Map No. 6185 November 1, 2017 Page 11 a) The subdivider shall establish a Home Owners' Association (or other approved mechanism) to perform the above listed maintenance responsibilities pursuant to Article 40 of Chapter 15 of the Fresno Municipal Code. The Declaration of Covenants, Conditions, and Restrictions (CC&R's) described herein, shall among other things, specify level of effort, frequency, and inspection of maintenance responsibilities, name the City as a third party beneficiary for those provisions, and be subject to approval by the Director of Public Works and the City Attorney's Office. Any amendment to the above provisions or any other provision specifying any right of the City shall require the prior written consent of the City. • NOTE: Should the owner/developer elect to establish a Home Owners' Association to perform maintenance obligations and assure that said obligations are met, then the owner/developer may include such other items as are deemed appropriate and necessary for the sustainability of the subdivision and its amenities within the responsibilities of the association. b) The proposed Declaration of Covenants, Conditions, and Restrictions (CC&Rs) and the proposed instruments for the homeowners association shall be submitted to the Development and Resource Management Department for review prior to final map approval. Said documents shall be recorded with the final map or alternatively submit recorded documents or documents for recording prior to final acceptance of subdivision improvements. Said documents shall include assignment of responsibility to the homeowners association for landscaping and other provisions as stated in the Development and Resource Management Department Guidelines for preparation of CC&Rs dated September 01, 1994. DEVELOPMENT FEES AND CHARGES This project is subject to the following fees and charges: SEWER CONNECTION CHARGES FEE RATE a. Lateral Sewer Charge [1] $0.10/sq. ft. (to 100' depth) b. Oversize Charge [1] $0.05/sq. ft. (to 100' depth) c. Trunk Sewer Charge [2] N/A Service Area: Herndon d. Wastewater Facilities Charge [3] $2,119/living unit f. Copper River Ranch Sewer Backbone System [4] $877/living unit g. Copper Avenue Sewer Lift Station Charge [4] $650/living unit Conditions of Approval Vesting Tentative Tract Map No. 6185 November 1, 2017 Page 12 h. House Branch Sewer Charge [2] N/A WATER CONNECTION CHARGES FEE RATE i. Service Connection Charge Fee based on service(s) and meter(s) sizes specified by owner; fee for service(s) and Meter(s) established by the Master Fee Schedule. j. Frontage Charge [1] $6.50/lineal foot k. Transmission Grid Main Charge [1] $643/gross acre (parcels 5 gross acres or more) I. Transmission Grid Main Bond Debt Service Charge [1] $243/gross acre (parcels 5 gross acres or more) m. Water Capacity Fee [1] $4,246/living unit CITYWIDE DEVELOPMENT IMPACT FEES FEE RATE n. Fire Facilities Impact Fee — Citywide [4] $539/living unit o. Park Facility Impact Fee — Citywide [4] $2278/living unit p. Quimby Parkland Dedication Fee [2] $1120/living unit q. Citywide Regional Street Impact Fee [3] $8,361/adj. acre r. New Growth Area Major Street Fee [3] $18,790/adj. acre s. Police Facilities Impact Fee — Citywide [4] $624/living unit t. Traffic Signal Charge [1] $450.94/living unit u. UGM Right of Way Acquisition Charge [2] N/A COPPER RIVER RANCH IMPACT FEES FEE RATE v. CRR Major Roadway Infrastructure Facility Fee [4] $7,972/adj. acre w. CRR Major Interior Collector Roadway Facility Fee [4] $26,676/adj. acre Conditions of Approval Vesting Tentative Tract Map No. 6185 November 1, 2017 Page 13 x. CRR Clovis Mitigation Fee [2] $38.99/ADT [5] y. CRR Friant Widening Mitigation Fee [2] $9.76/ADT [5] Notes: On July 22, 2008, the Fresno County Board of Supervisors passed Ordinance No. 2008 — 023 requiring the payment of County Public Impact Facilities Impact Fees. The effective date of this ordinance is September 20, 2008. Contact the County of Fresno, Public Works and Planning Department to determine payment of this fee obligation. Confirmation by the County of Fresno is required before the City of Fresno can issue building permits. The Board of Directors of the Fresno County Regional Transportation Mitigation Fee Agency approved Resolution No. 2009—01 requiring the payment of Regional Transportation Mitigation Fee. The effective date of this resolution is January 1, 2010. Contact the Council of Fresno County Governments(FCOG)to determine this fee obligation. Confirmation by the FCOG is required before the City of Fresno can issue building permits. [1] Deferrable through Fee Deferral Covenant. [2] Due at Final Map. [3] Due at Building Permit. [4] Due at Certificate of Occupancy. [5] Determined by Public Works. City of CZScd5\t rnW�-�W:mA'`r DATE: August 29, 2017 TO: Andreina Aguilar Development and Resource Management Department THROUGH: Jill Gormley, TE, Traffic and Engineering Manager, City Traffic Engineer Public Works Department, Traffic & Engineering Services Division FROM: Louise Gilio, Traffic Planning Supervisor Public Works Department, Traffic & Engineering Services Division SUBJECT: Public Works Conditions of Approval TT 6185, 11860 North Alicante Drive Gary McDonald / Gary Giannetta The Public Works Department, Traffic and Engineering Services 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. Provide the following information rior to the acceptance of the final map submittal. This can result in additional conditions of approval. 1. Identify the second point of access from Alicante to Road :D❑to Friant. 2. G-i❑VM I1NH LHT tLIHG 11I I L1/tEI(MV 1AID❑J®I[DAKH[HEW)EFH❑ 3. Connect the proposed walk to the ramp, at the entrance. General Conditions: 1. Identify all easements on the map. 2. Street Dedications: Provide corner cut dedications at all intersections for accessibility ramps. 3. 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 1RA/LEGL 9 /ICA-EP EMM WA) LDM DISAIR HIIHEHIRSP HEI 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. 4. 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, Traffic and Engineering Services Division, (559) 621-8681. Encroachment permits must be approved prior to issuance of building permits. 5. Street widening and transitions shall also include utility relocations and necessary dedications. Page 1 of 3 T:\Traffic Planning\_CONDITIONS OF APPROVAL\TRACT MAPS\6100\T-6185 ALICANTE 11860 N\T-6185.doc 6. Overhead Utilities: Underground all existing offsite overhead utilities with the limits of this map in accordance with Fresno Municipal Code Section 15-4114. 7. Plan Submittal: Submit the following plans, as applicable, in a single package, to the Public Works Department for review and approval: Street: construction, signing, striping, traffic signal and streetlight. Frontage Improvement Requirements: Public Streets: Alicante Avenue: Modified 2-Collector w/median 1. Dedication Requirements: a. Dedicate a corner cut for public street purposes at the intersection of Alicante and the entrance, if needed for accessibility. b. Relinquish direct access rights to Allicante Avenue from all residential lots within this subdivision. 2. Construction Requirements: a. Construct concrete curb, gutter and sidewalk to Public Works Standard P-5, where not existing. The curb shall be constructed to a 22jesidential pattern ❑[Iff❑IE:ID walk -❑❑IE] sidewalk -1111SCOM b. Construct ❑❑F-of permanent paving (measured from face of curb) within the limits of this sub- division. c. Construct an underground street lighting system to Public Works Standards within the limits of this subdivision. d. Construct a ❑❑❑concrete Emergency Vehicle Access (EVA) per Public Works Standard P-67. Interior Streets: Private 1. 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. 2. Garages: Garage or carport \AAUDFW DUHFLFFRP P H &G\R EH D-P LAP I P IRI II Iu;p WHI EDFN RI walk or curb, whichever is greater. 3. Provide a 12❑visibility triangle at all driveways. Specific Mitigation Requirements: 1. The intersection of Alicante and the proposed entrance shall be designed with a partial median opening to allow for right-in, right out and left-in turns only. 2. 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. 3. Entry Gate: Provide a minimum of 501ftom the proposed gate to the back of walk, for vehicle stacking and provide for an onsite turn around. Traffic Signal Mitigation Impact (TSMI) Fee: This project shall pay the current Traffic Signal Mitigation Impact Fee (TSMI Fee) at the time of building permit based on the trip generation rate(s) as set forth in Page 2 of 3 T:\Traffic Planning\_CONDITIONS OF APPROVAL\TRACT MAPS\6100\T-6185 ALICANTE 11860 N\T-6185.doc the latest edition of the ITE Generation Manual for single family units (fee rate as shown in the Master Fee Schedule). 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. Friant Widening Mitigation Fee, Clovis Mitigation Fee, Copper River Ranch Associated Major Roadway Infrastructure Fee, Copper River Ranch Interior Collector Roadway Facility Fee: Applicant shall pay fair share contributions. 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. Page 3 of 3 T:\Traffic Planning\_CONDITIONS OF APPROVAL\TRACT MAPS\6100\T-6185 ALICANTE 11860 N\T-6185.doc PL CL PL TENTATIVE SUBDIVISION MAP 47' 47' BLOCK WALL TRACT N 6185 EX. MEDIAN CAP PERCITY STD P-9 WHERE LESS THAN 8' WIDE A VESTING MAP 21' 1 1 4' 21' 6' 10' 6' A PLANNED UNIT DEVELOPMENT EX. B" MEDIAN CURB -- _ A PHASED MAP --- t« --- -------------------- _�� _-----------------_ ;----- ----- ;. APN 579 -074- 07s = t EX. SIDEWALK AS PER� NORTH ALICANTE DRIVE �EX. SIDEWALK AS PER GROSS AREA 6.84 ACRES CTTY SID. P-5 CTIY STD. P-5 NET AREA = 6.84 ACRES %EX. EX. STANDARD CURB & GUTTEft STANDARD CURB & GUTTER AS PER CITY STD. P-5 AS PER CITY STD. P-5 - IMPROVEMENTS TO BE INSTALLED: 1 . STREETS - PRIVATE THE NW CORNER OF SECTION 12-12/20 THE NORTH 1/4 CORNER OF SECTION 12-12/20 2• SEWER - CITY OF FRESNO STANDARDS 3. WATER - CITY OF FRESNO STANDARDS 4. CURB & GUTTER - CITY OF FRESNO STANDARDS 5. SIDEWALK - CITY OF FRESNO STANDARDS THE NORTH LINE OF THE NORTHWEST 6. STREET LIGHTS - PG&E DECORATIVE QUARTER OF SECTION 12-12/20 7. DRAINAGE - FRESNO METROPOLITAN FLOOD CONTROL DISTRICT 1/4 CORNER OF SECTION 11-12/20 8. GAS & ELECTRICITY - PACIFIC GAS & ELECTRIC �0 9. TELEPHONE - A.T.&T. 10. CABLE TELEVISION - COMCAST a / EX. 10' SIDEWALK �o NOTES• 1 . EXISTING ZONING - RS-4/UGM/CZ _ PP Ol (SINGLE FAMILY RESIDENTIAL DISTRICT)/URBAN GROWTH MANAGEMEVT s• 663'± fU I ,2vv�,. Lr�S� PR°P°SED cN'' PROPOSED WALL l��N ATIY•E •!'�2KC•!' 6.153 2. EXISTING USE - VACANT O�!`` > ° 156•t -H 6 ' 116 N `�`� RS-4/UGM/Cz 3. THE STREETS WITHIN THE BOUNDARIES OF THIS SUBDIVISION ARE PRIVATE F (SINGLE FAMILY RESIDENTIAL) MEDIUM LOW DENSITY 4. THERE ARE NO WELLS, CESSPOOLS, SEWER, CULVERTS, DUMPSITE`.; OR OTHER 13 UNDERGROUND STRUCTURES WITHIN THIS SUBDIVISION. s� ' 5. THERE ARE NOT EXISTING AREAS WITHIN THIS SUBDIVISION THAT ARE 14 • rn. 9A. Is .19 s A S�� - 5 4 �4 , 3�` \ SUBJECT TO INUNDATION OR STORM WATER OVERFLOW. x r' 31 15 \ s ss I 4 4' �6\ 1b � 3 6. THERE IS LESS THAN A 6" DIFFERENCE BETWEEN THIS TRACT ANC l2� ADJACENT PROPERTIES. 6 11 \ 2 n 2� \ 4 1 ' 7. AAALA" - INDICATES RELINQUISHMENT OF DIRECT ACCESS RIGHTS. 147't '4VXy, Ro ss, h 8. THERE WILL BE A 8' PUBLIC UTILITY EASEMENT ALONG THE FRONTAGE 29oG!\� ,�`'� OF ALL LOTS. / x ` \O� \ 10 g17 9 OUTLOT A IS FOR PRIVATE STREETS, STREETSCAPES AND PUBLIC UTILITIES. 28 pvll�O�n ^ �\ OUTLOT B IS FOR COMMON AREA AND OPEN SPACE. c 9 µ 70' 6x ��( �jy3o J�,� 1 11. THERE ARE NO EXISTING STRUCTURES OR BUILDINGS. 27 -0 18 \ \ \sem 9��� a 4st /y® /o�� .� \ Ex. 10' SIDEWALK 12. THE SUBDIVISION DESIGN PROVIDES, TO THE EXTENT FEASIBLE, FOR 6'' y ` +D��e° 26 `�, PASSIVE NATURAL HEATING OR COOLING OPPORTUNITIES BY MAXIM ZING 19 \\�, vE ��� �/ x FCD EASEMENT FOR PIPELINE NORTHERLY-SOUTHERLY FACING LOTS. ( 19 LOTS ) R 7o't 66't 'I `' \ INGRESS & EGRESS RECORDED 13. THERE ARE NO TREES WITHIN BOUNDARY OF THIS SUBDIVISIOV. 40. �_i K AS DOC. NO. 96051717 O.R.F.C. 2 n �1h �� � 1 0 25 .W `� ` 1 ) OUTLOT B = 7,640± SF k : = ryti'00LUME 83, PAGES 20 42't s 2031OIL 24 3THROUGH 93 OF P :r•, 22 C.R. 24 s ` I IT LEGEND:` RS-5/UGM/Cz 21 16 EXISTING 15" PVC SEWER MAIN 23 2 <3 -_ __- EXISTING 12" WATER MAIN ,6, PARCEL. 9 LLA 05--38 -+-- EXISTING SEWER MANHOLE ALONG MAIN 's �Y I ....C. N-0. 0060066877 \ o, -.� ' I I , C I - - - EXISTING 24' STORM DRAIN PIPE EXISTING STORM DRAIN MANHOLE ALONG MAIN ' PR/UGM EXISTING CURB AND GUTTER COPPER RIVER GOLF COURSE EXISTING MEDIAN CURB i EXISTING PROPERTY LINE PROPOSED BLOCK WALL % _ . I PROPOSED PROPERTY LINE RE INDER �`-" '` i -- SITE BOUNDARY LINE 9.9 CRES / / I CC+CG+RS-4+RS-5/UGM/CZ 61�1 VICINITY MA P µK i SITE ZNo Plot ndf 90 .6 / X. PLANTER W/TREE // � SCALE: 1 = 1 OO / / / / / S. FMFCD EASEMENT FOR IPELINE N.T. INGRESS & EGRESS RECORDED AS FAIFCD EASEMENT FOR WATER / / / / ` / DOC. NO. 96051717 O.R.F.C. ��s 3 PIPELINE RECORDED AS DOC. 140. 96051713 O.R.F.C. \ EX. BUILDING F__EASTCOPPER AVENUE oc. e• wAgg___ I / PR/UGM / IVER ' r - .,. EX. GnsTrJ+K I I // COPPER URSE GOLF / �i30' WATER EASEMENT a PARCEL. B LLA i:)-1•- l:> / �� ' �\ i I / /D C. N0. ''l:)(>t•l;);.£3'I '_�� LTi I i \ I / / PUE PL CL PL PUE PARCEL. S LLA 1:)5-•;5!3 /y I y ' 8' PUE- 18.6' 37L�r-18.6' 8' PUE 11 f PR/UGM \ '�C. NO. '10060066877 / 37' 1S1 \ \ I &'p / 0.6' 18' 18' 0.6' THE WEST LINE OF \m \COPPER RNR GOLF COURSE \ O.R.F.C. I I ' / SECTION 12-12/20/ � -- / ���+tg7'i(v / *PROPOSED PROPOSED "�4i ^ / WEDGE CURB WEDGE CURB ALONG LOT/ 37.2 INTERIOR STREETSALONG LOT FRONTAGES. FRONTAGES.COPPER RIVERG OLF COURSE I ip�2p• / *STANDARD CURB AND IDEYARDS // \ FMFCD EASEMENT FOR CHANNEL I I JTTIH'qq(4q(�s THE SOUTH LINE OF THE NORTHEAST / / DRAINAGE REGARDED AS DOC. I D ADPL NO.CLEXHIBIT-_DA1E� QUARTER OF SECTION 11-12/20 / / / 12 \\ NO. 96051724 O.R.F.C. :A:U:G2 2017 PROJ ENG. DATE DATE / •pAC 74 \ TRAFFIC ENG. " 527 KENSINGTON AF COPPER \ THE SOUTH LINE OF THE NORTHWEST PUBLIC WORKS DEPT GOND.APPROVED BY DATE RIVER", `v::L. 78 OF Pli?!5, QUARTER OF SECTION 12-12/20 THE WEST 1/4 CORNER OF SECTION 12-12/20 PGS. "l F.C.R. RECORD OWNERS' NEERING TRAFFIC P-cypP A!!NING&DPJELOPItENT DEPT ��� �. �UvMz°°da COPPER RIVER RANCH VILLAGES, LLC. GARY McDONALD HOMES CIIM ENGIINEFSMG & NAND SURVKYING 1396 W. HERNDON AVE. STE 101 11861 N. ALICANTE DRIVE FRESNO, CA. 93711 ilia s' FRESNO, CA. 93711 nxasN ° o, CA cA ti937d:i (559) 436-0900 (559) 436-0900 REV: 7/17/17 DO DATE: 4/18/17 DO «1 $"-9690 2 )� D 20' PROPOSED WIDE EVA _ - _ "• EX. 10' SIDEWALK �. / 1. CONTACT SOLID WASTE DIVISION FOR APPOINTMENT TO ESTABLISH ACCESS S. ALL GATES ON COMMON ACCESS DRIVES AND ALL PEDESTRIAN GATES, 22. IF THERE ARE SUSPECTED HUMAN REMAINS, THE FRESNO ,:OUNTY W _ - � � AND IMPROVEMENTS REQUIRED AS CONDITIONS OF PROVIDING DISPOSAL WHERE REQUIRED SHALL BE EQUIPPED WITH APPROVED POLICE/FIRE CORONER SHALL BE IMMEDIATELY CONTACTED. IF THE REM \INS OR OTHER i' 8=825' - - SERV CE. 621-6888 ARCHAEOLOGICAL MATERIAL IS POSSIBLY NATIVE AMERICAN IN ORIGIN, i' ■ ■ �'� \ PROPOSED WALL 700 SERIES OR CYLINDER ■ ■moo - _ BYPASS LOCKS (BEST LOCKS PADLOCK 216 ' � '� ... . •"..``w- o 2 THE SANITARY SEWER SERVICES, WATER, GAS AND ANY OTHER LOCK iW7 (REQUIRED ON ALL GATES). E/653-4082) a, __ _ 62). (RE THE NATIVE AMERICAN HERITAGE COMMISSION (PHONE: 91 � as ° UNDERGROUND SERVICE CONNECTIONS SHALL BE COMPLETED IN ALL SHALL BE IMMEDIATELY CONTACTED, AND THE CALIFORNIA TA / s 662°$- � "�..,�� �sM APPROVED AREAS TO BE PAVED PRIOR TO PLACEMENT OF ASPHALT CONCRETE ON 10. LANDSCAPING SHALL BE MAINTAINED IN GOOD HEALTH. TREES MAY NOT ARCHAEOLOGICAL INVENTORY/SOUTHERN SAN JOAQUIN VALLEY TENTA71VE TRACT 6153 SITE. BE TRIMMED OR PRUNED TO REDUCE THE NATURAL HEIGHT OR OVERALL INFORMATION CENTER (PHONE: 805/644-2289) SHALL BE CONTACTED TO r, a 156• - 68'1 �^-� . i� 'Q ^" RS-4/UGM/CZ CROWN OF THE TREE, EXCEPT AS NECESSARY FOR THE HEALTH OF THE OBTAIN A REFERRAL LIST OF RECOGNIZED ARCHAEOLOGIST`;. AN ♦ t • `/ 3.° ANY SURVEY MONUMENTS WITHIN THE AREA OF CONSTRUCTION SHALL BE TREE AND PUBLIC SAFETY; OR AS MAY OTHERWISE BE APPROVED BY THE ARCHAEOLOGICAL ASSESSMENT SHALL BE CONDUCTED FOR THE PROJECT, ®� _ - -3 n 776• \ . C p, (SINGLE FAMILY RESIDENTIAL) t �'^-- . '� A •\ PRESERVED OR RESET 8Y A PERSON LICENSED TO PRACTICE LAND DEVELOPMENT DEPARTMENT. THE SITE SHALL BE FORMALLY RECORDED, AND RECOMMENDATIONS MADE ♦♦ ✓ e fie- \ V ��� / \ MEDIUM LOW DENSITY 4 SURVEYING IN THE STATE OF CALIFORNIA. TO THE CITY AS TO ANY FURTHER SITE INVESTIGATION OR SITE e♦�� 18.1/ \�\ I I 5, 26* N •.�,, a \ URBAN GROWTH MANAGEMENT 11. A BACKFLOW PREVENTION DEVICE IS REQUIRED! CONTACT WATER AVOIDANC�PRESERVATION. S, r w `- ��.� \ 4. ALL SIGN PROPOSALS TO BE SUBMITTED TO PLANNING DEPARTMF_NT FOR DIVISION AT 621-5300 FOR REQUIREMENTS; DEVICES MUST BE \ �I' •. ♦ \. SEPARATE SIGN REVIEW PRIOR TO INSTALLATION FOR VERIFICATION OF INSTALLED ON-SITE IN A LOCATION APPROVED BY THE CROSS 13 \ 'h. / r � �5�, ��.� \. COMPLIANCE WITH ZONING ORDINANCES. CONNECTION CONTROL OFFICER; A PLUMBING PERMIT IS REQUIRED TO 23 CONSTRUCT CONCRETE CURB RAMP TO PUBLIC WORKS STANDARDS s \ \ �' �• • \ INSTALL DEVCE; BACKFLOW PREVENTION DEVICES REQUIRED SHALL BE P-28, P-29 OR P-31 11Aln�- \ \ 5 H \ ���� \ \ 5.' REPAIR ALL DAMAGED AND/OR OFF-GRADE CONCRETE STREETINSTALLED AT CONSUMER'S EXPENSE 8Y A QUALIFIED JOURNEYMAN 24, ALL CONSTRUCTION WORK ON THIS PROJECT IS SUBJECT TO t </ / �� `\ \\ IMPROVEMENTS AS DETERMINED BY THE CITY OF FRESNO PUBLIC WORKS PLUMBER CERTIFIED AS COMPETENT FOR SUCH PURPOSES BY THE WATER INTERRUPTION IF THE ROAD SYSTEM BECOMES IMPASSABLE FOR FIRE T \ 14 � ) \ \ \ ' �s Vis/ ys \ 5 5 / /,ri �� ��\4"g � � '® \ DEPARTMENT, CONSTRUCTION MANAGEMENT DIVISION, (559) 621-5000. SYSTEMS MANAGER; BACKFLOW DEVICES MUST BE TESTED AND ACCEPTED APPARATUS DUE TO RAIN OR OTHER OBSTACLES. ALL RE)UIRED FIRE /• \ \ 1 L/ / S- > S / h \ \ �� \ PEDESTRIAN PATHS MUST ALSO MEET CURRENT ADA REGULATIONS. BY THE WATER DIVISION PRIOR TO GRANTING BUILDING FINAL; ACCESS LANES SHALL BE PROVIDED AND MAINTAINED WITF AN APPROVED / \s 1 / / \ � S� / w ♦ / Ok oA• \ �/ �\ l 4 / \ `` �� ` 6. TWO MEANS OF INGRESS EGRESS MUST BE MAINTAINED DURING ,ALL DEVELOPER IS RESPONSIBLE TO CONTACT THE WATER DIVISION A MINIMUM ALL WEATHER' SURFACE CAPABLE OF SUPPORTING 80,000 L8. VEHICLES INGRESS/EGRESS 5 DAYS PRIOR TO REQUEST FOR FINAL BUILDING INSPECTION. (MINIMUM 4" OF BASE ROCK OVER COMPACTED OR UNDISTJRBED SOIL OR \LL \� / /H \\ `,�'. �� �g ``� 0� ' , .\ PHASES OF DEVELOPMENT. PER APPROVED ENGINEERED PLANS) YEAR-ROUND AND WI fH 24 FEET y'\ /o'`h� �\ \`\��j \ '� 2 ^ \ /^N g5� \J Jam/ / .}L \ 12" TWO WORKING DAYS BEFORE COMMENCING EXCAVATION OPERATIONS MINIMUM WIDTH OR OTHER APPROVED METHOD THAT WOUL) PREVENT �- R, \ L 4 / / \ \ \ 7. ANY UTILITIES REQUIRING RELOCATION SHALL BE THE RESPONSIBILITY AND / \ 644. 3 / �� \ AT THE EXPENSE OF THE DEVELOPER. FIRE HYDRANTS WILL BE WITHIN THE STREET RIGHT-OF-WAY AND/OR UTILITY EASEMENTS, ALL SHOULDER DEGRADATION. 15 \ \ \ / / \ sS J I - �� /��/ s, �� ! EXISTING UNDERGROUND FACILITIES SHALL HAVE BEEN LOCATED BY \01/ \ / \ E Sg• �� S' / h'y ♦ \ RELOCATED BY CITY FORCES, DEVELOPER IS RESPONSIBLE TO NOTIFY CITY s\ \ \ !V ^ �c \ po9 �` WATER DIVISION AT 621-5300 TO ARRANGE AND COORDINATE WORK. UNDERGROUND SERVICES ALERT (USA), CALL 811. 25. APPROVAL OF THIS SPECIAL PERMIT MAY BECOME NULL AHD VOID IN THE EVEs \ / / \ \� �, \ p ` \ / / \ e " \ �S' \ 13. AS REQUIRED BY THE CALIFORNIA ADMINISTRATION CODE THE NCONDATIONS AND REQUIREMENTS T DEVELOPMENT IS NOT OMP SED ON THIS SPECIAL PERMIT,MPLETED IN ACCORDI\NCE WITH LL X �l \ / ♦ \ B. NO USES OF LAND, BUILDING OR STRUCTURES OTHER THAN THOSE (TITLE 24 AN / / �, tss' 1s \ �. 1 1 \ - as' J� S���\/ / �. / y \ f•� ♦ \ SPECIFICALLY APPROVED PURSUANT TO THIS SITE PLAN SHALL BE UNOBSTRUCTED 4-FOOT MINIMUM PATH OF TRAVEL ALONG THE PUBLIC THE ZONING ORDINANCE, AND ALL PUBLIC WORKS STANDA,:DS AND 1 13y \� / y - �j s' ` / /^h S- ;'x ♦ \ PERMITTED. SIDEWALK WITHIN THE LIMITS OF THE PROPERTY IS PROVIDED. SPECIFICATIONS. THE PLANNING AND DEVELOPMENT SHALL NOT ASSUME �r- \ ss. �, \ / ^ �� \ RESPONSIBILITY FOR ANY DELETIONS OR OMISSIONS RESUL 'ING FROM THE / \ / /\, \ (j / / \ �- -" J �9 \ ♦ 14. RAMP AND SIDE SLOPES SHALL BE ROUGH BROOM FINISH PARALLEL TO SPECIAL PERMIT REVIEW PROCESS OR FOR ADDITIONS OR ,LTERATIONS TO /1h \ \ r, 93. S;�\ v 3`, .;'S•/ �� GROOVING. CONSTRUCTION PLAN NOT SPECIFICALLY SUBMITTED AND R_VIEWED AND Ile �' u- \ a 5'-,r \ 10/ , �` �� ♦ \. APPROVED PURSUANT TO THIS SPECIAL PERMIT OR SUBSE)UENT \ / / 1 \\\ \O� \ 1 O \\ / a S• �� ♦ \ 15.s EACH CURB RAMP SHALL HAVE A DETECTABLE WARNING DEVICE AS PER AMENDMENTS OR REVISIONS. STT` ♦ \ EX. 10' SIDEWALK y �e , g { 3 /\ k! r I �i \ h / f s\ ♦ \' PW STD. DWGS. P-32. / 1 7 \ / \ s to �'V v`> S2 \ /� ' `�,'t,��\ 26. THE CONSTRUCTION OF ANY OVERHEAD, SURFACE OR SUB -SURFACE �\\` � \\ / / s' \ / t / ts• '"� �'' y \� ♦ \ 16. IF ARCHAEOLOGICAL AND/OR ANIMAL FOSSIL MATERIAL IS ENCOUNTERED STRUCTURES AND APPURTENANCES IN THE PUBLIC RIGHT )F WAY IS SE \\ �� ♦ \ DURING PROJECT SURVEYING, GRADING, EXCAVATING, OR CONSTRUCTION, PROHIBITED UNLESS AN ENCROACHMENT PERMIT IS APPR 3VED BY THE c Qv 6kp� , y �j \ , 1s' �� WORK, SHALL_STOP IMMEDIATELY CITY OF FRESNO PUBLIC WORKS DEPARTMENT, TRAFFIC AND ENGINEERING f / op, SERVICES DIVISION (559) 621-8593. ENCROACHMENT PER fITS MUST BE 9 rn L - - r ss' k y 10' ♦ 17. UNDERGROUND ALL EXISTING OFFSITE OVERHEAD UTILITIES-WFTi-NAS-_a}iE _ \ (� APPROVED PRIOR TO ISSUANCE OF BUILDING PERMITS. / \� G t 70Tt i® h®// �� �G/ �� T " 4\e ��Je LIMITS OF THIS SITE/MAPmm 12 / ••••• / 6+ < \`�- 1 8 >-//�t,�1 �$ S\\ y' m J" 49 y ��J�G/ s.s /// ,\ �O\ O \ �, J ,�` \ C'}p -----,---- --:^"SMG---}'S""'3"T�7`i �. _ 27. PRIOR TO GRANTING OF FINAL OCCUPANCY, A WRITTEN CE 2TIFICATION, PROVED BY RE PLANNING °p c/ / \\ T � �� \ (,� INSTALL 30 STATE STANDARD "STOP" SIGN S AT LOCATION S SHOWN. AND DEVELOPMENT SIGNED BY A SDEPARTM CAPE ENTSDIRE TOR,SIONAL PSHALL BES EMITTED STATING SIGN SHALL BE MOUNTED ON A 2" GALVANIZED POST WITH THE BOTTOM THAT THE REQUIRED LANDSCAPING AND IRRIGATION SYSTEI HAVE BEEN 8 R=z63.6 - - _ 2 6 y ' 18 ( ) ( > TR5892 /' \ / / h \\ i ! 18s' 1-. O ; \ VOLUME 83, PAGES / 11 / �1 �, \ \ x- �,Ts• QJFj \ OF THE SIGN 7" ABOVE GROUND; LOCATED BEHIND CURE AND INSTALLED IN ACCORDANCE WITH THE LANDSCAPING AND 12RIGATION 91 THROUGH 93 OF PLATS, .:'fi% /• y'V 1 g ��� tss' 701 _ B R- uj® / /� \ / \ IMMEDIATELY BEHIND MAJOR STREET SIDEWALK. PLANS APPROVED BY THE PLANNING DIVISION. F.C.R. �r. /\\ �' _ \i i y \ /A' e�D 28. WALKWAYS CONNECTING ACCESSIBLE ENTRANCES AND OTH:R FEATURES RS-5/UGM/CZ / 1 \ S•\ \ A \ 19. ALL FUTURE PROPOSED FENCES, HEDGES AND WALLS, ETC. SHALL BE /' \ /// �\ s, �,\ ♦ REVIEWED AND APPROVED BY THE CITY OF FRESNO, PLANNING AND CANNOT SLOPE MORE THAN 5% IN THE DIRECTION OF TRA/EL NOR HAVE La / ;;• ss� /// x \ V R=40' % 0 5' � s ,\ \ DEVELOPMENT DEPARTMENT PRIOR TO INSTALLATION. A CROSS SLOPES EXCEEDING 2%. \ oh \\ 5' 1 5 25 ,��` \ 20. IF ANIMAL FOSSILS ARE UNCOVERED. THE MUSEUM OF PALEONTOLOGY, 29. TRUNCATED DOMES TO BE PLACED ON THE FULL WIDTH AHD LENGTH OF �' /y�_42 �� \ \\ 1 l o? m \\ \\N //� y,A� 1 \) ; ® \ U.C. BERKELEY SHALL BE CONTACTED TO OBTAIN A REFERRAL LIST OF ALL ON-SITE CURB RAMPS. / 20 / \ 23 1 IR \a C T�_C)1 h� �/ \ RECOGNIZED PALEONTOLOGISTS. A PALEONTOLOGIST SHALL CONDUCT AN \ / / 5, 1 IW 1 1 24 \ \r� /�ryy �� �� �\'\ ASSESSMENT AND, IF THE PALEONTOLOGIST DETERMINES THE MATERIAL 30. A HOLD ON OCCUPANCY SHALL BE PLACED ON THE PROP )SED / \ \ 22 \ 1 \ ♦ \ TO BE SIGNIFICANT, IT SHALL BE PRESERVED. DEVELOPMENT UNTIL SUCH TIME THAT LANDSCAPING HAS 3EEN APPROVED \ / n r\ \ �5, 1 �5' AND VERIFIED FOR PROPER INSTALLATION BY THE PLANNING DIVISION. IQ _ _ ♦ \\\\ \ 21. CONTACT PUBLIC WORKS DEPARTMENT, TRAFFIC ENGINEERING SERVICES 31. CONSTRUCT FULL OFF ITE IMPROVEMENTS CURB, GUTTER, SIDEWALK, ETC. •'..` / / / �� 621-8807, 10 WORKING DAYS PRIOR TO ANY OFF-SITE CONCRETE \ /// ' w"\ \\ �, � S2't � � � \ �/,y ♦ '\ 21 \ g�p� w 209°$ tiff h� \ , ♦ CONSTRUCTION. rad �L�IC�I� 1� �16�,1✓' THE WEST' LINE OF �� REMAINDER _ �en,1eC� LEGEND: SECTION 12-12/20 > �� 9.91 ACRES \ �, ` \ ; ° ``\~\ \ �i-lCtfl� I - - - CENTERLINE RCEL 8 ULA 05-38 DOAC. NO. 20 0066877 ® . . ® EXISTING 15" PVC SEVER MAIN � e♦I { O.R.F.C. ........ S ■ } I PRI EXISTING 12" WATER 14AIN �*% .00 I COPPER RIVER GOLF COURSE EXISTING 24" STORM )RAIN PIPE ` / \ ♦ ` ! r EXISTING CURB AND ( UTTER COPPER RIVER GOLF COURSE / / \ / \\ � I I EXISTING MEDIAN CUR3 / PR/UGM / \ �� - - _ - 1p� \` ,� I J - _ _ _ - - - - EXISTING PROPERTY LNE / i }• , \\ 'PWS ; /' SCALE: "" -• 2^° / \ � •° � `, \° '`''"\� I .� �� PROPOSED BLOCK WA_L 41, PROPOSED CURB PROPOSED CURB AND GUTTER CC+CG+RS-4+RS-5/UGM/CZ PROPOSED PROPERTY LINE / s• �� mss' ^cb PROPOSED SETBACK L INE 4' PEDESTRIAN GATE / �--•-•-- I I SITE BOUNDARY LINE --------------- 0 0 0 0 < ! VICINITY MAP 2"o Y6ku-t Inv EX. TANK I 6' MIN. \ yq41, *AU- 1•kU \2VI I VICINITY MAP ' TR1.A�l.ES /� I 0 0 0 0 0 0 0 0 0 0 0 0 0 0 �g• / � e ' ,'c„� pP� 1 J J � I > 16' 10' 16'- 5'--J-4'-L5' L ---•-• C.LSA4. Cl.tA2 AVENUE "A" ENTRANCE GATE / 's' ;�o N.T.S. t� Fg\P PUE PL CL PL PUE ,p u• i / / sz�a O X. PLANTER WTREE - 37.2' �00• 5uZaO N"'L ; 8' PUE I18.6' -18.6' -6' PDE ' �, -[-D 37' \ ° / c��/n� 1\13 1 sC`( -C D \\\\ 0.6 18' 18' 0.6' o \ z \� _) \ 1 \� \ FIIiCD Y �� \\ BISIN bE• Z *PROPOSED ., PROPOSED ' I `` ` - WEDGE CURB .,.• r WEDGE CURB r EAST\ / ALONG LOT 37.2 INTERIOR STREETS ALONG LOT Q FRONTAGES. *STANDARD CURB AND GUTTER ON SIDEYARDS FRONTAGES. I - COPPER AVENUE EX. BUILDING f BLOCKWALL BLOCK WALL `.� 20' I •`.� ff SCALE: 1" = 60' o 0 0 _ SITE PLAN p APN 579-074-07s L D /� �.7J��/ •-�. p^+ 1 VV AUG 2 ZQ�] APPL.NO.W IT!'TDATE 1.�.k. / TRACT 6185 85 6" FINISH GRADE EX_ 8" WATER __ �- _PROJ ENG. DATE r TRAFFIC ENG.LG \ -- - - - - - PUBLIC WORKS DEPT DATES •Il NET AREA = 6.84 ACRES ENGINEERING-TRAFFIC COND.APPROVED BY 30' WATER EASEMENT 3 en-= GROSS AREA = 6. 84 ACRES ' CITY OF FRESNO PLANNING&DEVELOPM LENT DEPT w EX. GAS TANK R-A/ucM RECORD 01NINE4S: SUBDIVIDER: GARY G. GIANN +%TTA to ' COPPER RIVER GOLF COURSE PARCEL B LLA 05-38 COPPER RIVER RANCH VILLAGES, LLC McDONALD HOMES CIVIL ENGINEERING & ]LAND SU RVEYIING W� DOC. NO. 20060056877 11326 N. GLENCASTLE WAY 11326 N. GLENCASTLE WAY O.R.F.C. 1119 "S" STREET PR/UGM FRESNO, CA 93730 FRESNO, CA 9373D �O q REV: 7/17/17 DO FRESNO, CA 93721 (559) 435-1700 (559) 436-1700 � J DATE: 4/18/17 DO (559) 254-3590 r-----._.-._- PUBLIC WORKS DEPT I \ 1 Il ENGINEERING•TRAFFIC City of In DATE: August 10, 2017 TO: Andreina Aguilar, Development Services/Planning Development and Resource Management Department FROM: Ann Lillie, Senior Engineering Technician Public Works Department, Traffic and Engineering Services Division SUBJECT: CONDITIONS OF VESTING TENTATIVE TRACT MAP NO. 6185 FOR MAINTENANCE REQUIREMENTS LOCATION: 11860 North Alicante Drive APN: 579-074-07S MAINTENANCE REQUIREMENTS OF PUBLIC IMPROVEMENTS 1. Vesting Tentative Tract Map No. 6185 is within the boundaries of Community Facilities District No. 12 ("CFD No. 12") and will share the costs for maintenance of certain public improvements based the special tax rates as defined in the CFD No. 12 District Report on file in the City of Fresno City Clerk's Office. 2. The developer shall provide a quantified estimate of all improvements to be added to CFD No. 12 for maintenance at time of final map submittal. Submit or email to Ann Lillie in the Public Works Department, Traffic and Engineering Services Division. 3. All improvements on private property shall not be included in CFD No. 12 for maintenance. For questions regarding these conditions please contact Ann Lillie at (559) 621-8690 / ann.lillie(ab-fresno.gov Page 1 of 1 TT 6185 CFD.Docx Oty of DEPARTMENT OF PUBLIC UTILITIES – UTILITIES PLANNING & ENGINEERING MEMORANDUM DATE: August 7, 2017 TO: ANDREINA AGUILAR, Planner II Department of Development and Resource Management THROUGH: THOMAS C. ESQUEDA, Director Department of Public Utilities FROM: ROBERT A. DIAZ, Senior Engineering Technician � — Department of Public Utilities– Utilities Planning & Engineering SUBJECT: Water Requirements for Vesting Tentative Vesting Tract T-6185 and Conditional Use Permit C-17-099. General Vesting Tentative Parcel Map of Tract No. 6185 and Conditional Use Permit Application No C-17-099 were filed by Gary Giannetta, Giannetta Consulting Civil Engineer, on behalf of Gary McDonald Homes, and pertain to approximately 6.84 acres of property located south side of North Alicante Drive on Out lot Q of Copper River; 11860 N. Alicante Dr. S/A, APN: 579-074-07s. Vesting Tentative Map of Tract No. 6185 is a request to subdivide the subject property into a 26-lot single family residential planned unit development with gated private streets. Conditional Use Permit Application No. C-17-099 proposes modified property development standards and private streets. Water Service The nearest water main to serve the proposed project is a 12-inch main located in North Alicante Drive. The following water improvements shall be required prior to providing City water service to the project: 1. Water mains (including installation of City fire hydrants) shall be extended within the proposed tract to provide service to each lot. 2. Installation of water service(s) & meter box(es) shall be required. 3. Destruct any existing on-site well in compliance with the State of California Well Standards, Bulletin 74-81 and 74-90 or current revisions issued by California Department of Water Resources and City of Fresno standards. ? i A Nationally Accredited Public Utility Agency MEMORANDUM ANDREINA AGUILAR, Planner II Department of Development and Resource Management August 7, 2017 Water Requirements for Vesting Tentative Vesting Tract T-6185 and Conditional Use Permit C-17-099. Page 2 of 4 4. Two independent sources of water, meeting Federal and State Drinking Water Act Standards, are required to serve the tract including any subsequent phases thereof. The two-source requirement may be accomplished through any combination of water main extensions, construction of supply wells, or other acceptable sources of water supply approved by the Assistant Public Utilities Director. 5. Engineered improvement plans prepared by a Registered Civil Engineer shall be submitted for Department of Public Utilities review and approvals for proposed addition and/or modification to the City Water System. Depict neighboring parcels and proposed plans for their continued service. 6. All Public water facilities shall be constructed in accordance with The Department of Public Works standards, specifications, and policies. Public water service is allowed within private streets for Conditional Use Permit Application No. C-17-099 subject to the following: i) The granting of a public utility easement(P.U.EJ ii) The Subdivider shall include at a minimum, the following terms in the Covenants, Conditions, and Restrictions, subject to approval as to form by the City Attorney: • Compliance with Section 1271026 of the Fresno Municipal Code, as may be amended. • Compliance with Chapter 6 of the Fresno Municipal Code, relating to municipal services, as may be amended. • City Easements. Subdivider shall include a section of the Declaration entitled "City Easements" wherein Declarant reserves, for the benefit of the City, non- exclusive easements to enter the Community for the maintenance, repair and replacement of the public water and sewer mains and lines that are to be located within the private streets, and other public utility facilities. This section shall also allow the City, at a minimum, to engage in any and all traffic control measures necessary to preserve public health and safety during such maintenance, repair and replacement of the facilities. Finally, this section shall provide that neither the Association nor any Owner may interfere with the City's right to exercise this easement. • Costs of repair and/or replacement of asphalt and other street improvements within the community due to repair of public utilities within the streets is at the expense of the Homeowner's Association. These repairs and/or replacement will be to City Standards. MEMORANDUM ANDREINA AGUILAR, Planner II Department of Development and Resource Management August 7, 2017 Water Requirements for Vesting Tentative Vesting Tract T-6185 and Conditional Use Permit C-17-099. Page 3 of 4 The Homeowner's Association agrees to hold harmless, indemnify and defend the City of Fresno, and its officers, officials, employees, agents and volunteers, against any claims or causes of action on account of or arising out of the City's maintenance, repair or replacement of utilities or related replacement of asphalt or street or other improvements The Homeowner's Association waives and releases any and all claims or causes of action against the City related to such repairs. Insurance provisions consistent with City requirements as determined by Risk Management. • Amendments Requiring City Approval. Proposed amendments to Section of this Declaration, entitled "City Easements,"shall be approved as to form by the City Attorney prior to the amendments to such Section being valid. No later than the date that is thirty(30) calendar days after its receipt of a proposed amendment, the City shall deliver written notice of its approval or disapproval of the proposed amendment to the party who delivered the proposed amendment to the City. 'If the City fails to deliver such written notice within such thirty(30) calendar day period, the City shall be deemed to have approved the proposed amendment. The water supply requirements for this project are as follows: 1. The project applicant shall be required to pay Water Capacity Fee charges for the installation of new water services and meters to serve the property. a. The Water Capacity Fee charge assessed to the applicant shall be based on the number and size of service connections and water meters required to serve the property. b. The Water Capacity Fee charges by meter size are defined in the City's Master Fee Schedule. c. The City reserves the right to require an applicant to increase or decrease the size of a water meter for a project or a property to ensure that the meter is properly sized to accommodate fire protection requirements, and to allow for accurate volumetric flow measurements at low- and high-flow conditions. d. The Water Capacity Fee Charge for any new or expanded service connection shall be payable prior to the issuance of a building permit at the fee level in effect on the date such permit is issued. MEMORANDUM ANDREINA AGUILAR, Planner II Department of Development and Resource Management August 7, 2017 Water Requirements for Vesting Tentative Vesting Tract T-6185 and Conditional Use Permit C-17-099. Page 4 of 4 2. The project applicant shall be required to pay all other water-related fees and charges in accordance with the City's Master Fee Schedule and Municipal Code. The Developer may submit available Project Water EDUs (credits) pursuant to the Copper River Ranch Water Implementation Agreement dated November 17, 2016. City of r +E-%:a v�I/z` DEPARTMENT OF PUBLIC UTILITIES MEMORANDUM DATE: August 30, 2017 TO: ANDREINA AGUILAR, Planner II Department of Development and Resource Management FROM: KEVIN GRAY, Supervising Engineering Technician Department of Public Utilities, Planning and Engineerin SUBJECT: SEWER REQUIREMENTS FOR VESTING TENTATIVE MAP OF TRACT NO. 6185 AND CONDITIONAL USE PERMIT APPLICATION NO. C-17- 099. General Vesting Tentative Parcel Map of Tract No. 6185 and Conditional Use Permit Application No. C-17-099 were filed by Gary Giannetta, Giannetta Consulting Civil Engineer, on behalf of Gary McDonald Homes, and pertain to approximately 6.84 acres of property located south side of North Alicante Drive on Out lot Q of Copper River; 11860 N. Alicante Dr. S/A, APN: 579-074-07s. Vesting Tentative Map of Tract No. 6185 is a request to subdivide the subject property into a 26-lot single family residential planned unit development with gated private streets. Conditional Use Permit Application No. C- 17-099 proposes modified property development standards and private streets. Sewer Requirements The nearest sanitary sewer main to serve the proposed project is a 15-inch sewer main located in North Alicante Avenue. Sanitary sewer facilities are available to provide service to the site subject to the following requirements: 1. All sanitary sewer mains shall be extended within the proposed tract to provide service to each lot. 2. Street easements and/or deeds shall be recorded prior to approval of improvement plans. 3. All underground utilities shall be installed prior to permanent street paving. 4. Engineered improvement plans prepared by a Registered Civil Engineer shall be submitted for Department of Public Utilities review and approvals for proposed additions to the City Sewer System. 'A A Nationally Accredited Public Utility Agency i�y A MEMORANDUM ANDREINA AGUILAR, Planner II Department of Development and Resource Management August 30, 2017 SEWER REQUIREMENTS FOR VESTING TENTATIVE MAP OF TRACT NO. 6185 AND CONDITIONAL USE PERMIT APPLICATION NO. C=17-099. Page 2 of 2 5. All public sanitary sewer facilities shall be constructed in accordance with City Standards, specifications, and policies. 6. Installation of sewer house branch(s) shall be required. 7. On-site sanitary sewer facilities shall be private. 8. Abandon any existing on-site private septic systems. 9. The Project Developer shall contact Wastewater Management Division/Environmental Services at (559) 621-5100 prior to pulling building permits regarding conditions of service for special users. Sanitary Sewer Fees The following Sewer Connection Charges are due and shall be paid for the Project: 1. Sewer Lateral Charge. 2. Sewer Oversize Area. 3. Wastewater Facilities Charge (Residential Only) 4. Herndon Trunk Enhancement Fee. 5. Copper Avenue Sewer Lift-Station Benefit Service Area Fee. 6. Upon connection of this Project to the City Sewer System the owner shall be subject to payment of Sewer Facility charges per Fresno Municipal Code Sections 6-304 and 6-305. Sewer Facility Charges consist of two components, a Wastewater Facilities Charge and Trunk Sewer Charge where applicable. 7. Sewer Facility Charges are collected after occupancy on a monthly basis over time based on metered (water or sewer effluent) usage. The developer may contact the Department of Public Utilities/Wastewater-Environmental Control at (559) 621-5153 to receive an estimated cost of the Sewer Facility Charges applicable to the project (based on a constant sewer discharge and loading (Biochemical Oxygen Demand [BOD] and Total Suspended Solids [TSS] levels anticipated) at the current rates in effect, at that time, per Fresno's Master Fee Resolution. The developer shall provide data regarding estimated sewer discharge rates [flow] and loading [BOD/TSS levels] required for calculating the estimated charges. City of n N...•.N DEPARTMENT OF PUBLIC UTILITIES MEMORANDUM DATE: August 30, 2017 TO: ANDREINA AGUILAR, Planner II Department of Development and Resource Management FROM: KEVIN GRAY, Supervising Engineering Technician Department of Public Utilities, Planning and Engineering SUBJECT: SOLID WASTE REQUIREMENTS FOR VESTING TENTATIVE MAP OF TRACT NO. 6185 AND CONDITIONAL USE PERMIT APPLICATION NO. C-17-099. General Vesting Tentative Parcel Map of Tract No. 6185 and Conditional Use Permit Application No. C-17-099 were filed by Gary Giannetta, Giannetta Consulting Civil Engineer, on behalf of Gary McDonald Homes, and pertain to approximately 6.84 acres of property located south side of North Alicante Drive on Out lot Q of Copper River; 11860 N. Alicante Dr. S/A, APN: 579-074-07s. Vesting Tentative Map of Tract No. 6185 is a request to subdivide the subject property into a 26-lot single family residential planned unit development with gated private streets. Conditional Use Permit Application No. C- 17-099 proposes modified property development standards and private streets. Solid Waste Requirements Suggestions to Reduce Impacts/Address Concerns Tract 6132 will be serviced as Single Family Residential properties with Basic Container Service. Property owners will receive 3 containers to be used as follows: 1 Gray container for solid waste, 1 Green container for green waste and 1 Blue container for recyclable material. Recommended Conditions of Approval Provide access to gates by 5:30 a.m. or provide remote, key or access code. 'f A Nationally Accredited Public Utility Agency T p w A City of cMC�+IkI FIRE DEPARTMENT DATE: August 29, 2017 TO: ANDREINA AGUILAR, Planner II Development Department/Current Planning FROM: BYRON BEAGLES, Fire Prevention Engineer Fire Department, Prevention Technical Services Division SUBJECT: VESTING TENTATIVE TRACT MAP NO. 6185, C-17-099 This is a 26 lot private gated single family home subdivision division. The Fire Department's conditions of approval include the following: Proposed tract is located 2.4 miles from permanent Fire Station 17 at 10512 N. Maple. Currently N. Alicante only has a single point of common access to the remainder of the Copper River private development and a secondary temporary EVA to N. Friant Road across from Tract 6045. As this temporary EVA is too far east of T-6185, completion of the permanent EVA at the end of Road "D" to N. Friant Road between Tracts 6153 and 6126 is a condition for pulling building permits for Tract 6185 Provide fire hydrants within the sub-division per Public Utilities standards for single family residential development (600 foot spacing, fire flow of 1500 gpm). The fire hydrant system shall be in service before delivery of lumber on site unless otherwise approved with a temporary water supply for model home construction only. Add to note 9 that all electric vehicle gates shall be provided with Click-to-Enter radio frequency gate opening devices in addition to Fire X-1 hardware. Indicate use of PW std. P-67 EVA approaches on each side of the gate. Provide permanent signs on both sides of the EVA only gate with the following wording in readily visible letters on a contrasting background: "FIRE LANE" (in 6 inch letters) "VEHICLES REMOVED AT OWNER'S EXPENSE" (in 2 inch letters) "FRESNO POLICE DEPARTMENT @ (559) 621-7000" (in 1 inch letters) CITY OF FRESNO DEVELOPMENT AND RESOURCE MANAGEMENT DEPARTMENT REQUEST FOR REVIEW, COMMENTS, AND CONDITIONS FOR VESTING TENTATIVE MAP OF TRACT NO. 6185 AND CONDITIONAL USE PERMIT APPLICATION NO. C-17-099 TO: CITY OF FRESNO Return Completed Form to: SUBDIVISION REVIEW COMMITTEE Andreina Aguilar, Development Services/Planning Email: And reina.Aquilar(o-),fresno.gov Telephone: 559-621-8075 Development& Resource Management 2600 Fresno Street, Third Floor Fresno CA 93721-3604 PROJECT DESCRIPTION AND LOCATION: Vesting Tentative Map of Tract No. 6185 and Conditional Use Permit Application No. C-17-099 were filed by Gary Giannetta, Giannetta Consulting Civil Engineer, on behalf of Gary McDonald Homes, and pertain to approximately 6.84 acres of property located south side of North Alicante Drive on Out lot Q of Copper River. Vesting Tentative Map of Tract No. 6185 is a request to subdivide the subject property into a 26-lot single family residential planned unit development with gated private streets. Conditional Use Permit Application No. C-17-099 proposes modified property development standards and private streets. APN: 579-074-07s ZONING: RS-4 SITE ADDRESS: 11860 N ALICANTE DR S/A I DATE ROUTED: August 1, 2017 COMMENT DEADLINE: August 11, 2017 Preliminary Meeting of the SUBDIVISION REVIEW COMMITTEE: 1:30 P.M. TUESDAY,AUGUST 15, 2017, CITY HALL-THIRD FLOOR SOUTH, ROOM 3054-S Meeting of the SUBDIVISION REVIEW COMMITTEE WITH SUBDIVIDER AND PROJECT ENGINEER: 1:30 P.M. TUESDAY, AUGUST 25, 2017, CITY HALL-THIRD FLOOR SOUTH ROOM 3054-S Your attendance at the review meetings will be appreciated. If you are unable to attend and you have comments you wish to make, please forward your comments to Andreina.A uilar fresno. ov prior to the meeting date of August 11, 2017; or you can mail your comments to the Development and Resource Management Department, Development Services/Planning Division, 2600 Fresno Street, Room 3043, Fresno, California 93721-3604. Thank you. �5W 0(1*)d*175)eWXr )- I-IqA55--) 1� FRESNO METROPOLITAN FLOOD CONTROL DISTRICT File No.210.413 NOTICE OF REQUIREMENTS Page 1 of 4 PUBLIC AGENCY DEVELOPER ANDREINA AGUILAR GARY MCDONALD,MCDONALD HOMES m DEVELOPMENT AND RESOURCE MANAGEMENT 11861 N.ALICANTE DR. CITY OF FRESNO FRESNO,CA 93730 2600 FRESNO ST. FRESNO,CA 93721-3604 PROJECT NO: 2017-099 ADDRESS: NORTH END OF ALICANTE DR. APN: 579-074-04S,07S SENT: Drainage Area(s) Preliminary Fee(s) Development Review Fee(s) C Service Charge(s) DN $138.736.00 NOR Review* $341.00 To be paid prior to release of District comments to Public Ma Agency and Developer. Grading Plan Review* $952.00 Amount to be submitted with first grading plan submittal. Total Drainage Fee: $138,736.00 Total Service Charge: $1,293.00 *The Development Review Service Charge shown above is associated with FR TRACT 6185 and is currently proposed to develop in conjunction with this permit.Payment for this entitlement shall satisfy the amount due on the associated permits. The proposed development will generate storm runoff which produces potentially significant environmental impacts and which must be properly discharged and mitigated pursuant to the California Environmental Quality Act and the National Environmental Policy Act.The District in cooperation with the City and County has developed and adopted the Storm Drainage and Flood Control Master Plan. Compliance with and implementation of this Master Plan by this development project will satisfy the drainage related CEQA/NEPA impact of the project mitigation requirements. 0 Pursuant to the District's Development Review Fee Policy,the subject project shall pay review fees for issuance of this Notice of Requirements(NOR)and any plan submittals requiring the District's reviews.The NOR fee shall be paid to the District by Developer before the Notice of Requirement will be submitted to the City.The Grading Plan fee shall be paid upon first , submittal.The Storm Drain Plan fee shall be paid prior to return/pick up of first submittal. The proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance prior to issuance of a building permit at the rates in effect at the time of such issuance.The fee indicated above is valid through 2/28/18 based on the site plan submitted to the District on 8/01/17 Contact FMFCD for a revised fee in cases where changes are made in the proposed site plan which materially alter the proposed impervious area. Considerations which may affect the fee obligation(s)or the timing or form of fee payment: a.) Fees related to undeveloped or phased portions of the project may be deferrable. Fees may be calculated based on the actual percentage of runoff if different than that typical for the zone district under b.) which the development is being undertaken and if permanent provisions are made to assure that the site remains in that configuration. c.) Master Plan storm drainage facilities may be constructed,or required to be constructed in lieu of paying fees. d) The actual cost incurred in constructing Master Plan drainage system facilities is credited against the drainage fee obligation. When the actual costs incurred in constructing Master Plan facilities exceeds the drainage fee obligation, e') reimbursement will be made for the excess costs from future fees collected by the District from other development. Any request for a drainage fee refund requires the entitlement cancellation and a written request addressed to the f) General Manager of the District within 60 days from payment of the fee.A non refundable$300 Administration fee or 5%of the refund whichever is less will be retained without fee credit. 5469 E.OLIVE-FRESNO,CA 93727-(559)456-3292-FAX(559)456-3194 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 2 of 4 Approval of this development shall be conditioned upon compliance with these District Requirements. 1. X a. Drainage from the site shall BE DIRECTED TO ALICANTE DRIVE. on — b. Grading and drainage patterns shall be as identified on Exhibit No. _ The grading and drainage patterns shown on the site plan conform to the adopted Storm Drainage and C. Flood Control Master Plan. 2. The proposed development shall construct and/or dedicate Storm Drainage and Flood Control Master Plan facilities located within the development or necessitated by any off-site improvements required by the approving agency: Developer shall construct facilities as shown on Exhibit No. 1 as X None required. 3. The following final improvement plans and information shall be submitted to the District for review prior to final development approval: X Grading Plan X Street Plan ■ Storm Drain Plan Water&Sewer Plan X Final Map X Drainage Report(to be submitted with tentative map) Other None Required 4. Availability of drainage facilities: _ Permanent drainage service is available provided the developer can verify to the satisfaction of the City a' that runoff can be safely conveyed to the Master Plan inlet(s). — b. The construction of facilities required by Paragraph No.2 hereof will provide permanent drainage service. _ Permanent drainage service will not be available. The District recommends temporary facilities until c' permanent service is available. X d. See Exhibit No.2. 5. The proposed development: Appears to be located within a 100 year flood prone area as designated on the latest Flood Insurance Rate Maps available to the District,necessitating appropriate floodplain management action. (See attached Floodplain Policy.) X Does not appear to be located within a flood prone area. 6. The subject site contains a portion of a canal or pipeline that is used to manage recharge, storm water, and/or flood flows.The existing capacity must be preserved as part of site development.Additionally,site development may not interfere with the ability to operate and maintain the canal or pipeline. 5469 E.OLIVE-FRESNO,CA 93727-(559)456-3292-FAX(559)456-3194 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 3 of 4 7. The Federal Clean Water Act and the State General Permits for Storm Water Discharges Associated with Construction and Industrial Activities(State General Permits)require developers of construction projects disturbing one or more acres, and discharges associated with industrial activity not otherwise exempt from National Pollutant Discharge Elimination System(NPDES)permitting,to implement controls to reduce pollutants,prohibit the discharge of waters other than storm water to the municipal storm drain system,and meet water quality standards. These requirements apply both to pollutants generated during construction,and to those which may be generated by operations at the development after construction. a. State General Permit for Storm Water Discharges Associated with Construction Activities,effective July 1,2010, as amended. A State General Construction Permit is required for all clearing,grading,and disturbances to the ground that result in soil disturbance of at least one acre(or less than one acre)if part of a larger common plan of development or sale). Permittees are required to: submit a Notice of Intent and Permit Registration Documents to be covered and must pay a permit fee to the State Water Resources Control Board(State Board),develop and implement a storm water pollution prevention plan,eliminate 00 non-storm water discharges,conduct routine site inspections,train employees in permit compliance,and complete an annual certification of compliance. b. State General Permit for Storm Water Discharges Associated with Industrial Activities,April,2014 (available at the District Office). A State General Industrial Permit is required for specific types of industries described in the NPDES regulations or by Standard Industrial Classification(SIC)code. The following categories of industries are generally required to secure an industrial permit:manufacturing; trucking;recycling;and waste and hazardous waste management. Specific exemptions exist for manufacturing activities which occur entirely indoors. Permittees are required to: submit a Notice of ■ Intent to be covered and must pay a permit fee to the State Water Resources Control Board,develop and implement a storm water pollution prevention plan,eliminate non-storm water discharges,conduct routine site inspections,train employees in permit compliance,sample storm water runoff and test it for pollutant indicators,and annually submit a report to the State Board. e. The proposed development is encouraged to select and implement storm water quality controls recommended in the Fresno-Clovis Storm Water Quality Management Construction and Post-Construction ML Guidelines(available at the District Office)to meet the requirements of the State General Permits, eliminate the potential for non-storm water to enter the municipal storm drain system,and where possible minimize contact with materials which may contaminate storm water runoff. 8. A requirement of the District may be appealed by filing a written notice of appeal with the Secretary of the District within ten days of the date of this Notice of Requirements. 9. The District reserves the right to modify,reduce or add to these requirements,or revise fees,as necessary to accommodate changes made in the proposed development by the developer or requirements made by other agencies. 10. X See Exhibit No.2 for additional comments,recommendations and requirements. Debbie Campbell Denise Wade Design Engineer Project Engineer 5469 E.OLIVE-FRESNO,CA 93727-(559)456-3292-FAX(559)456-3194 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 4 of 4 CC: GARY GIANNETTA MR 1119 S STREET FRESNO,CA 93721 0 c 10 z 0 ■ ML 0 5469 E.OLIVE-FRESNO,CA 93727-(559)456-3292-FAX(559)456-3194 NOTE:THIS MAP IS SCHEMATIC. To Basin DISTANCES,AMOUNT OF CREDITABLE j 1 166 -"DN" FACILITIES,AND LOCATION OF INLET , • i Through BOUNDARIES ARE APPROXIMATE. Agreement 1793(D)- %1D ���� DN-17/ i � � ' • • �� 1 11�� I I VALLEY VISTA — i , I I TRACT TRACT 11 � 1 6126 6153 Il 1 ALICAA7E .00 TRACT 6185` i •� \,CUP 2017-099', DN N�x�,)� i LEGEND Master Plan Facilities Under Construction By "Copper River Development Company, Inc." Through Developer Agreement 1793(D)-DN-17/DN-18 E3— Existing Master Plan Facilities ® Future Master Plan Facilities + Future Surcharge Master Plan Facilities 1 " = 300' ••- — Drainage Area Boundary �--�- Direction Of Drainage TRACT 6185 Major Storm Breakover CUP 2017-099 DRAINAGE AREA "DN" rel EXHIBIT NO. 1 Ed FRESNO METROPOLITAN FLOOD CONTROL DISTRICT Prepared by:keithr Date:8/17/2017 Path:K:\Autocad\DWGS\OEXHIBIT\TRACTS\6185.mxd OTHER REQUIREMENTS EXHIBIT NO. 2 The Master Plan facilities as shown in Exhibit No. 1, are currently under construction and when complete will provide permanent drainage service to CUP 2017-099. The proposed development historically receives runoff from the area northeast of Alicante Drive during a major storm event. The developer must identify what streets will pass the major storm draining from the area northeast of Alicante Drive and provide calculations that show structures will have adequate flood protection. The developer should be aware that based on historical drainage patterns some of the streets located within CUP 2017-099 may need to be resized to pass larger event storms. District approval is not extended to street configuration. The developer shall include information in the drainage report indicating the path of the major storm flow and calculations confirming there is adequate protection of finished floors. The Master Plan system has been designed such that during a two-year event flow will not exceed the height of the 6-inch curb. Should wedge curb (4.5 inches height)be used the same criteria shall apply whereby flow remains below the top of curb. Any extensions or pipe size increases due to meeting the requirement listed above shall be at the developer's expense. Lot coverage must be provided to the District prior to submittal of improvement plans. The final drainage fee will be calculated commensurate with the lot coverage provided by the developer. If the lot coverage indicates a density higher than Master Planned, mitigation may be required. The lot coverage calculated by the District includes the front yard walkway, sidewalk walkway and the rear yard patio equaling an additional 6% of impervious area in addition to the City's typical lot coverage calculation. Drainage fee credits may be available through Developer Agreement No. 1793(D)-DN- 17/DN-18 between the District and Copper River Development Company, Inc. Contact the District prior to approval of the final map. Development No. CUP 2017-099 k:\permits\exhibitZcity-cup\2017\2017-099.docx(dw) FRESNO METROPOLITAN FLOOD CONTROL DISTRICT File No.210.45 NOTICE OF REQUIREMENTS Page 1 of 4 PUBLIC AGENCY DEVELOPER ANDREINA AGUILAR GARY MCDONALD,MCDONALD HOMES Mn DEVELOPMENT AND RESOURCE MANAGEMENT 11861 N.ALICANTE DR. CITY OF FRESNO FRESNO,CA 93730 2600 FRESNO ST. FRESNO,CA 93721-3604 PROJECT NO: 6185 ADDRESS: NORTH END OF ALICANTE DR. APN: 579-074-04S,07S SENT: a �] Drainage Area(s) Preliminary Fee(s) Development Review Fee(s) / Service Charge(s) DN S138,736.00 NOR Review* $341.00 To be paid prior to release of District comments to Public Agency and Developer. Grading Plan Review* $952.00 Amount to be submitted with first grading plan submittal. Total Drainage Fee: $138,736.00 Total Service Charge: $1,293.00 *The Development Review Service Charge shown above is associated with FR CUP 2017-099 and is currently proposed to develop in conjunction with this permit.Payment for this entitlement shall satisfy the amount due on the associated permits. The proposed development will generate storm runoff which produces potentially significant environmental impacts and which must be properly discharged and mitigated pursuant to the California Environmental Quality Act and the National Environmental Policy Act.The District in cooperation with the City and County has developed and adopted the Storm Drainage and Flood Control Master Plan.Compliance with and implementation of this Master Plan by this development project will satisfy the ■ drainage related CEQA/NEPA impact of the project mitigation requirements. Pursuant to the District's Development Review Fee Policy,the subject project shall pay review fees for issuance of this Notice of Requirements(NOR)and any plan submittals requiring the District's reviews.The NOR fee shall be paid to the District by Developer before the Notice of Requirement will be submitted to the City.The Grading Plan fee shall be paid upon first submittal.The Storm Drain Plan fee shall be paid prior to return/pick up of first submittal. The proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance prior to issuance of a building permit at the rates in effect at the time of such issuance. The fee indicated above is valid through 2/28/18 based on the site plan submitted to the District on 8/01/17 Contact FMFCD for a revised fee in cases where changes are made in the proposed site plan which materially alter the proposed impervious area. Considerations which may affect the fee obligation(s)or the timing or form of fee payment: a.) Fees related to undeveloped or phased portions of the project may be deferrable. Fees may be calculated based on the actual percentage of runoff if different than that typical for the zone district under b.) which the development is being undertaken and if permanent provisions are made to assure that the site remains in that configuration. c.) Master Plan storm drainage facilities may be constructed,or required to be constructed in lieu of paying fees. d) The actual cost incurred in constructing Master Plan drainage system facilities is credited against the drainage fee obligation. When the actual costs incurred in constructing Master Plan facilities exceeds the drainage fee obligation, e') reimbursement will be made for the excess costs from future fees collected by the District from other development. Any request for a drainage fee refund requires the entitlement cancellation and a written request addressed to the f.) General Manager of the District within 60 days from payment of the fee.A non refundable$300 Administration fee or 5%of the refund whichever is less will be retained without fee credit. 5469 E.OLIVE-FRESNO,CA 93727-(559)456-3292-FAX(559)456-3194 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 2 of 4 Approval of this development shall be conditioned upon compliance with these District Requirements. 1. X a. Drainage from the site shall BE DIRECTED TO ALICANTE DRIVE. — b. Grading and drainage patterns shall be as identified on Exhibit No. _ The grading and drainage patterns shown on the site plan conform to the adopted Storm Drainage and C. M Flood Control Master Plan. 2. The proposed development shall construct and/or dedicate Storm Drainage and Flood Control Master Plan facilities located within the development or necessitated by any off-site improvements required by the approving agency: Developer shall construct facilities as shown on Exhibit No. 1 as X None required. 3. The following final improvement plans and information shall be submitted to the District for review prior to final development approval: X Grading Plan X Street Plan Storm Drain Plan Water&Sewer Plan X Final Map ■ X Drainage Report(to be submitted with tentative map) Other ML None Required co 4. Availability of drainage facilities: Permanent drainage service is available provided the developer can verify to the satisfaction of the City a' that runoff can be safely conveyed to the Master Plan inlet(s). b. The construction of facilities required by Paragraph No.2 hereof will provide permanent drainage service. C. Permanent drainage service will not be available. The District recommends temporary facilities until permanent service is available. X d. See Exhibit No.2. 5. The proposed development: Appears to be located within a 100 year flood prone area as designated on the latest Flood Insurance Rate Maps available to the District,necessitating appropriate floodplain management action.(See attached Floodplain Policy.) X Does not appear to be located within a flood prone area. 6. _ The subject site contains a portion of a canal or pipeline that is used to manage recharge, storm water, and/or flood flows.The existing capacity must be preserved as part of site development.Additionally,site development may not interfere with the ability to operate and maintain the canal or pipeline. 5469 E.OLIVE-FRESNO,CA 93727-(559)456-3292-FAX(559)456-3194 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 3 of 4 7. The Federal Clean Water Act and the State General Permits for Storm Water Discharges Associated with Construction and Industrial Activities(State General Permits)require developers of construction projects disturbing Ione or more acres,and discharges associated with industrial activity not otherwise exempt from National Pollutant Discharge Elimination System(NPDES)permitting,to implement controls to reduce pollutants,prohibit the discharge of waters other than storm water to the municipal storm drain system,and meet water quality standards. These requirements apply both to pollutants generated during construction,and to those which may be generated by operations at the development after construction. a. State General Permit for Storm Water Discharges Associated with Construction Activities,effective July 1,2010,as amended. A State General Construction Permit is required for all clearing,grading,and disturbances to the ground that result in soil disturbance of at least one acre(or less than one acre)if part of a larger common plan of development or sale). Permittees are required to: submit a Notice of Intent and Permit Registration Documents to be covered and must pay a permit fee to the State Water Resources Control Board(State Board),develop and implement a storm water pollution prevention plan,eliminate non-storm water discharges,conduct routine site inspections,train employees in permit compliance,and complete an annual certification of compliance. b. State General Permit for Storm Water Discharges Associated with Industrial Activities,April,2014 (available at the District Office). A State General Industrial Permit is required for specific types of industries described in the NPDES regulations or by Standard Industrial Classification(SIC)code. The following categories of industries are generally required to secure an industrial permit:manufacturing; trucking;recycling;and waste and hazardous waste management. Specific exemptions exist for manufacturing activities which occur entirely indoors. Permittees are required to: submit a Notice of Intent to be covered and must pay a permit fee to the State Water Resources Control Board,develop and implement a storm water pollution prevention plan,eliminate non-storm water discharges,conduct routine site inspections,train employees in permit compliance,sample storm water runoff and test it for pollutant indicators,and annually submit a report to the State Board. ■ c. The proposed development is encouraged to select and implement storm water quality controls recommended in the Fresno-Clovis Storm Water Quality Management Construction and Post-Construction Guidelines(available at the District Office)to meet the requirements of the State General Permits, eliminate the potential for non-storm water to enter the municipal storm drain system,and where possible minimize contact with materials which may contaminate storm water runoff. 8. A requirement of the District may be appealed by filing a written notice of appeal with the Secretary of the District within ten days of the date of this Notice of Requirements. 9. The District reserves the right to modify,reduce or add to these requirements,or revise fees,as necessary to accommodate changes made in the proposed development by the developer or requirements made by other agencies. 10. X See Exhibit No.2 for additional comments,recommendations and requirements. Debbie Campbell Denise Wade Design Engineer Project Engineer 5469 E.OLIVE-FRESNO,CA 93727-(559)456-3292-FAX(559)456-3194 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 4 of 4 CC: GARY GIANNETTA mn 1119 S STREET FRESNO,CA 93721 M4 z 0 ■ 1IL .00 ul 5469 E.OLIVE-FRESNO,CA 93727-(559)456-3292-FAX(559)456-3194 NOTE:THIS MAP IS SCHEMATIC. To Basin DISTANCES,AMOUNT OF CREDITABLE � "I DW FACILITIES,AND LOCATION OF INLET Through BOUNDARIES ARE APPROXIMATE. Z1 ,/Agreement 1793(D)- DN-17/ DN-18 �1� I _J- •. ��� --------- --VALLEY VZSTA --- � I of � LuI f �� �i I e I a l TRACT TRACT i +1 6126 ( �-...M__ 6153 AI1 kkANTE DR � I • ` ,®. I I do 000 •�,' 'L' TRACT-6185' \ CUP 2017-099 ` // / I------ / 24 \ ♦ �/ 1 A4 DE / LEGEND l�.. Master Plan Facilities Under Construction By "Copper River Development Company, Inc."Through Developer Agreement 1793(D)-DN-17/DN-18 0— Existing Master Plan Facilities Future Master Plan Facilities a+-�-�-• Future Surcharge Master Plan Facilities 1 " = 300' ••• — Drainage Area Boundary Direction Of Drainage TRACT 6185 4r Major Storm Breakover CUP 217-639 DRAINAGE AREA "DN" ;Qw EXHIBIT NO. 1 FRESNO METROPOLITAN FLOOD CONTROL DI5TRIG7' Prepared by:keithr Date:8/17/2017 Path:K:1Autocad\DWGS10EXHIBITITRACTS16185.mxd OTHER REQUIREMENTS EXHIBIT NO. 2 The Master Plan facilities as shown in Exhibit No. 1, are currently under construction and when complete will provide permanent drainage service to Tract 6185. The proposed development historically receives runoff from the area northeast of Alicante Drive during a major storm event. The developer must identify what streets will pass the major storm draining from the area northeast of Alicante Drive and provide calculations that show structures will have adequate flood protection. The developer should be aware that based on historical drainage patterns some of the streets located within Tract 6185 may need to be resized to pass larger event storms. District approval is not extended to street configuration. The developer shall include information in the drainage report indicating the path of the major storm flow and calculations confirming there is adequate protection of finished floors. The Master Plan system has been designed such that during a two-year event flow will not exceed the height of the 6-inch curb. Should wedge curb(4.5 inches height)be used the same criteria shall apply whereby flow remains below the top of curb. Any extensions or pipe size increases due to meeting the requirement listed above shall be at the developer's expense. Lot coverage must be provided to the District prior to submittal of improvement plans. The final drainage fee will be calculated commensurate with the lot coverage provided by the developer. If the lot coverage indicates a density higher than Master Planned, mitigation may be required. The lot coverage calculated by the District includes the front yard walkway, sidewalk walkway and the rear yard patio equaling an additional 6% of impervious area in addition to the City's typical lot coverage calculation. Drainage fee credits may be available through Developer Agreement No. 1793(D)-DN- 17/DN-18 between the District and Copper River Development Company, Inc. Contact the District prior to approval of the final map. Development No. Tract 6185 Upermits\exhibitNracts\6185.docx(dw) CLOVIS U N I F I E D C % SCHOOL DISTRICT Governing Board August 1, 2017 Sandra A.Budd Christopher Cando Andreina Aguilar Steven G.Fogg,M.D. Development Services/Planning Brim D.Heryrord 2600 Fresno Street,Third Floor Glnny L.Hovseplan Fresno, CA 93721-3604 Elizabeth J.Sandoval Jim Van Volklnburg,D.D.S. SUBJECT: TM-6185 APN 579-074-07s 11860 N ALICANTE DR S/A Administration Elmear O'Farrell,Ed.D. Superintendent 6165 . �'\ Don Uldth,W.D. IS Deputy Superintendent Noun Anderson Associate Superintendent Dear Ms. Aguilar: Barry S.lag-,Jr. Associate Superintendent The purpose of this letter is to provide school district information relative to the above- Ass"JlJohmmn p rP P AssWate Superintendent referenced subdivision and to comply with Business and Professions Code section 11010, subdivision (b)(11)(A) regarding the provision of school-related information to the subdivider/owner and the State Department of Real Estate. 1. Elementary School Information: (a) The subject land is presently within the attendance area of the elementary school (grades K-6) listed below: School Name: Fugman Elementary Address: 10825 N Cedar Ave Fresno CA 93730-3586 Telephone: (559) 327-8700 Capacity: 858 Enrollment: 866 (CBEDS enrollment 2016-17 school year) (b) Because of projected growth in the District and the District's plans for construction of new school facilities, it is possible that (1)adjustment of school attendance areas could occur in the future such that students residing in the project area may be required to attend an elementary school other than the school listed above, and (2) students residing in the project area may attend more than one elementary school within the District during their elementary school years. 1450 Hemdon Avenue•Clovis,CA 93611-0599 559-327-9000•www.cusd.com 2. Intermediate School Information: School Name: Granite Ridge Intermediate Address: 2770 E International Ave Fresno CA 93730-5400 Telephone: (559) 327-5000 Capacity: 1600 Enrollment: 1393 (CBEDS enrollment 2016-17 school year) 3. High School Information: School Name: Clovis North High School Address: 2770 E International Ave Fresno CA 93730-5400 Telephone: (559) 327-5000 Capacity: 3100 Enrollment: 2487 (CBEDS enrollment 2016-17 school year) 3. Bus transportation is currently provided for grades K-6 students residing further than one mile from school and for grades 7-12 students residing further than two and one-half miles from school. Transportation will be available for students attending the above-identified elementary, intermediate and high schools in accordance with District standards in effect at the time of enrollment. 4. The District currently levies a school facilities fee of$4.63 per square foot(as of July 1,2017)for residential development. The fee is adjusted periodically in accordance with law. New development on the subject property will be subject to the fee in place at the time fee certificates are obtained. The District hereby requests that the information in this letter be provided by the owner/subdivider to all prospective purchasers of property within the project. Thank you for the opportunity to comment on the project. Please contact me if you have any questions regarding this letter. Sincerely, t� Michael Johnston Associate Superintendent Administrative Services OFFICE OF _ v v � ' \ , \ ♦" cm ® , 'ter" \ - TELEPHONE(559)233-7161 FAX(559)233-8227 2987 S.MAPLE AVENUE FRESNO,CALIFORNIA 93726.2288 YOUR MOST VALUABLE RESOURCE-WATER August 2, 2017 Andreina Aguilar Development & Resource Management City of Fresno 2600 Fresno Street, Third Floor Fresno, CA 93721 RE: Vesting Tentative Map of Tract No. 6185, Conditional Use Permit No. C-17-099 N/E Friant Road and Copper Avenue Dear Ms. Aguilar: The Fresno Irrigation District (FID) has reviewed the Vesting Tentative Map of Tract No. 6185 and Conditional Use Permit Application No. C-17-099 for which the applicant request to subdivide the subject property into a 26-lot single family residential planned unit development with gated private streets and proposes to modify property development standards and private streets, APN: 579-074-07S. FID has the following comments: 1. FID does not own, operate, or maintain any facilities located on the subject property as shown on the attached FID exhibit map. The subject property is located approximately 1.5 miles outside FID's Boundary. 2. The proposed development may negatively impact local groundwater supplies including those areas adjacent to or neighboring the proposed development area. The area was historically native or rural residential with minimal to no water use. Under current circumstances the project area is experiencing a modest, but continuing groundwater overdraft. Should the proposed development result in a greater consumption of groundwater, this deficit will increase. FID suggests the City of Fresno require the proposed development balance anticipated groundwater use with sufficient recharge of imported surface water to preclude increasing the area's existing groundwater overdraft or require the use of reclaimed water from the City of Fresno, if available. 3. California enacted landmark legislation in 2014 known as the Sustainable Groundwater Management Act (SGMA). The act requires the formation of local groundwater sustainability agencies (GSAs) that must assess conditions in their local water basins and adopt locally-based management plans. FID and the City of Fresno are members of the North Kings Groundwater Sustainability Agency which will manage the groundwater basin within the FID service area. This area is heavily reliant on groundwater pumping and SGMA will impact all users of groundwater and those who rely on it. The City of Fresno should consider the impacts of the development on the City's ability to comply with requirements of SGMA. G:\Agencies\FresnoCity\TractMap\6185.doc BOARD OF President RYAN JACOBSEN , Vice-President JERRY PRI ET O, JR. DIRECTORS CHRISTOPHER WOOLF,GEORGE PORTER, GREGORY BEBERIAN,General Manager GARY R.SERRATO Andreina Aguilar Re: VTM6185, CUP C-17-099 August 2, 2017 Page 2 of 2 Thank you for submitting the proposed project for our review. We appreciate the opportunity to review and comment on the subject documents for this project. If you have any questions please feel free to contact Chris Lundeen at (559) 233-7161 extension 7410 or cl u ndeen(a)-fresnoirriaation.com. Sincerely, Jd~"� Laurence Kimura, P.E. Chief Engineer Attachment G\AgenciesTresnoCity\Tract Map\6185.do0 _mm.—k ` § ZLE q ! g a piumpoom LLJ #_m � - / - m_ /j . t f \ } Tr �z \ NAO� \ y R 05 ui �~ . - - , | - _ : o ' 4 = - z( /%LL Basin7 - - E4 » « _ - - - - ©z. ,f - 0 - - - r | , \} LU \ a\ ¥ $ f , N + ) ) ) E / R 7171dVVY CL ", Ogg, , /wG co � , \)/ (gin) § db! CITY OF FRESNO DEVELOPMENT AND RESOURCE MANAGEMENT DEPARTMENT REQUEST FOR REVIEW, COMMENTS, AND CONDITIONS FOR VESTING TENTATIVE MAP OF TRACT NO. 6185 AND CONDITIONAL USE PERMIT APPLICATION NO. C-17-099 TO: CITY OF FRESNO Return Completed Form to: SUBDIVISION REVIEW COMMITTEE Andreina Aguilar, Development Services/Planning Email: And reina.Aguilaronfresno.gov Telephone: 559-621-8075 Development & Resource Management 2600 Fresno Street, Third Floor Fresno CA 93721-3604 PROJECT DESCRIPTION AND LOCATION: Vesting Tentative Map of Tract No. 6185 and Conditional Use Permit Application No. C-17-099 were filed by Gary Giannetta, Giannetta Consulting Civil Engineer, on behalf of Gary McDonald Homes, and pertain to approximately 6.84 acres of property located south side of North Alicante Drive on Out lot Q of Copper River. Vesting Tentative Map of Tract No. 6185 is a request to subdivide the subject property into a 26-lot single family residential planned unit development with gated private streets. Conditional Use Permit Application No. C-17-099 proposes modified property development standards and private streets. APN: 579-074-07s ZONING: RS-4 SITE ADDRESS: 11860 N ALICANTE DR SIA DATE ROUTED: August 1 2017 COMMENT DEADLINE: August 11, 2017 Preliminary Meeting of the SUBDIVISION REVIEW COMMITTEE: 1.30 P.M. TUESDAY AUGUST 15 2017 CITY HALL-THIRD FLOOR SOUTH, ROOM 3054-S Meeting of the SUBDIVISION REVIEW COMMITTEE WITH SUBDIVIDER AND PROJECT ENGINEER: 1.30 P.M. TUESDAY AUGUST 25 2017 CITY HALL-THIRD FLOOR SOUTH, ROOM 3054-S Your attendance at the review meetings will be appreciated. If you are unable to attend and you have comments you wish to make, please forward your comments to And reina.Aguilar(a)fresno.gov prior to the meeting date of August 11, 2017; or you can mail your comments to the Development and Resource Management Department, Development Services/Planning Division, 2600 Fresno Street, Room 3043, Fresno, California 93721-3604. Thank you. Planning&DevelopmenlDepartment C ill of Development Partnership Center(DPC) 2600 Fresno StrThird FloorFR� i�g- Fresno,CA 93721-3604 Master Application Form #: vrrm - colqT 9 Check all that apply: Plan Amendment Site Plan Review L Amendment Major Minor 7T Rezone Vazionce Revised Exhibit Ll Major L Minor 77 Conditional Use Permit M1nor Deviation Easement Encroachment Tentative Tract Map Tentative Parcel Map LJ ILotLine Adjustment Voluntary Parcel Merger Fresno Green Project LJ IPublic Art Project Annexation L 1 Other: Project Name: Tract No.6185 A.P.N. 579-074-07 g nr Project Address: I t%o N. AI-I ti. hC GSA Size of Site: Sq. t. 6.84 Ac. I listorlcal P%ject? (Building on rcgisu� and/or over 50 yrs.old) Project Description (attach additional pages if necessary)26-lot single family residential Planned Unit Development. with private streets. Zoning Designation: RS-4 General Plan Designation: Medium-Low Residential List all previously approved and/or pending entitlements, associated with this project/site(provide application number(s), if available): Please read carefully before signing or filing. Submission of this application does not imply approval of this permit by the Planning and Development Department. Application approval will become null and void if it is determined that approval was based on omissions or inaccurate information submitted by the applicant. PRIMARY CONTACT,check all that apply ❑Applicant ❑Owner ❑ Other Name: Gary McDonald Signature: Company/Organization: McDonald Homes Address: 11861 N.Alicante Drive City: Fresno Zip:93730 Email: garym@garymcdonaldhomes.colin Phone:559-436-1700 Check all that apply ❑Applicant ❑Owner — Q Other Project Engineer Name: Gary Giannetta Signature: A Company/Organization: Cary G Giannetta ConsulFmg C' ,''Engineer Address: 1119 'S' Street City: Fresno Zip:93721 Email: garygce(q-,)sbcglobal.net Phone: 559-264-3590 Check all that apply ❑Applicant ❑Owner ❑ Other Name: Signature: Company/Organization: Address: City: Zip: Email: Phone: Note: This application will not be accepted for processing without the mandatory attachments. 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