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HomeMy WebLinkAboutT-5268 - Conditions of Approval - 3/23/2006 REPORT TO THE PLANNING COMMISSION AGENDA ITEM NO. VII-A COMMISSION MEETING 3-1-06 March 1, 2006 APPROVED BY FROM: STAFF, Planning Division Planning and Development DepartmentDEPARrMENr r R SUBJECT: CONSIDERATION OF CONDITIONAL USE PERMIT APPLICATION NO. C-05-247, VESTING TENTATIVE TRACT MAP NO. 5268/UGM, AND ADDENDUM TO ENVIRONMENTAL ASSESSMENT NO. C-04-153/T-5205 r EXECUTIVE SUMMARY Conditional. Use Permit Application No. C-05-247 and Vesting Tentative Tract Map No. 5268/UGM pertain to 60 acres of property located on the north side of East Copper Avenue between North Friant Road and North Willow Avenue. More specifically,.the site is located on the northeast corner of the proposed North Copper River Avenue and East Riverbank Avenue alignments within the Copper River Ranch Development. Conditional Use Permit Application No. C-05-247 will establish modified property development standards for Vesting Tentative Tract Map No. 5268/UGM with respect to the lot sizesand yard requirements for the.single family residential lots to be established and constructed by this project as well as establish private streets within the boundaries of the tract and provide gated entries. Conditional Use Permit No. C-04-153, as approved by the Planning Commission, provided a mechanism for establishing a project design theme that will be expressed through a unified approach to landscaping, signage, street furniture and lighting, community trails and architectural features. The . conditional use permit and tract map also provide the mechanisms for constructing and maintaining community features (such as trails and common landscaped areas), the provision of public utilities and service systems (such as sanitary sewer, water supply systems, water well sites, streets), the performance of adopted environmental impact mitigation measures, and implementation of urban growth management service delivery requirements. The special permit (C-04-153) also provides notice that project objectives (such as promoting use of neighborhood electric vehicles) or changing conditions during the time period of the project's multi-phased implementation may necessitate the reallocation or shifting of residential densities (dwelling units per acre), introduction of mixed-use development concepts (residential,office, commercial integrated within a single site), modification of vehicle parking requirements for commercial uses,and use of innovative street designs. Vesting Tentative Tract Map No. 5268/UGM proposes to subdivide.the 60-acre site into an 381-lot single family subdivision that will be developed in Villages B and C of the Copper River Ranch Project a t a density of 6.35 dwelling units per acre. The entitlements are consistent with the planned land uses and zoning approved for the project site and will implement goals, objectives, and policies of the 2025 Fresno General Plan and the Woodward Park Community Plan. In addition, the entitlements incorporate the mitigation measures as spelled out by Final EIR No. 10126 prepared for the Copper River Ranch Project. . PROJECT INFORMATION' PROJECT An 381-lot single family residential subdivision on approximately 60 acres (gross) of property to be developed at an overall density of 6.35 dwelling units per acre . APPLICANT Copper River Ranch (Engineer: Provost and Pritchard) LOCATION The north side of East Copper Avenue between North Friant Road and North Willow Avenue (Council District 6, Councilmember Duncan) REPORT TO THE CITY COUNCIL Conditional Use Permit Application No. C-05-247 Vesting Tentative Tract Map No. 5268/UGM March 1, 2006 Page 2 SITE SIZE 60 acres total (T-5268) 829 lots cover approximately 231 acres (Overall) : LAND USE Existing Vacant/Agricultural/Copper River County Club and Golf Course Proposed - Single Family Residential ZONING Existing R-1/UGM/cz (Single Family ResidentiallUrban Growth Managementiconditiona/zoning) PLAN DESIGNATION Proposed A-1/UGM/cz and zone districts and the 381-lot single family AND CONSISTENCY residential subdivision are consistent with the 2025 Fresno General Plan and the Woodward Park Community Plan designation of the site for medium density and medium low density residential planned land use ENVIRONMENTALMitigated Negative Declaration issued on September 29, 2004 FINDING PLAN COMMITTEE On February 13, 2006,the Northeast Area Plan and RECOMMENDATION Implementation.Committee voted to recommend denial of the conditional use permit and vesting tentative tract map applications by a vote of.4 to 0 STAFF Recommend approval of the conditional use permit application and. RECOMMENDATION approve vesting tentative tract map subject to compliance with the Conditions of Approval for T-5268/UGm dated March 1, 2006, and Conditions of Approval for T-5205/UGM.dated November 3, 2004, Revised June 24, 2005. BORDERING PROPERTY INFORMATION Planned Land Use Existing Zoning Existing Land Use North Agriculture (County) AE-20(County) Agriculture and Exclusive Twenty Acre Agricultural Rural Residential South Medium-Low Density R-1/UGM (Pending) Proposed Single Family Residential Single Family Residential/Urban Growth Subdivision Management East Agriculture (County) AE-20(County) Agriculture and Exclusive Twenty Acre Agricultural Rural Residential West Multi Use Open Space AE-20/UGM Agriculture and Exclusive Twenty Acre AgriculturallUrban Rural Residential Growth Management ENVIRONMENTAL FINDING Staff has reviewed the above-referenced project proposal and consulted with affected agencies and interest groups. The proposed project has been evaluated with respect to the adopted mitigation measures of EIR No. 10126 prepared for the Copper River. Ranch Project and the provisions of the REPORT TO THE CITY COUNCIL Conditional Use Permit Application No. C-05-247 Vesting Tentative Tract Map No. 5268/U.GM. March 1, 2006 Page 3 adopted 2025 Fresno General Plan (City'Council Resolution No. 2002-379) andl the corresponding potential adverse environmental impacts, adopted environmental impact mitigation measures'I and determinations of overriding considerations established by the certification of the related Master Environmental Impact Report (MEIR) No. 10130 (City Council Resolution No. 2002-378). The proposed project has been determined to not be fully within the scope. of EIR No. 10126 as provided by the California Environmental Quality Act (CEQA), as codified in the Public Resources Code (PRC) Section 21157.1(d) and the CEQA Guidelines Section 15177(c). I . Based upon an analysis of the project, as summarized in the following environmental assessment initial study, it has been determined.that the project may contribute to the creation of. certain moderate environmental effects or the project may be adversely impacted by existing conditions as addressed below. However, these potential impacts have been determined to be equivalent toior less than those adverse impacts identified by EIR No. 10126. It has been further determined that all applicable mitigation measures of -EIR No. 10126 along with appropriate mitigation measures from MEIR No. 10130 have been applied to the project, together with project specific mitigation measures necessary to assure that the project will not cause significant adverse cumulative impacts, growth inducing impacts and irreversible significant effects beyond those identified by EIR No. 10126 as. :provided by CEQA Section 15178(a): Therefore, it has been determined that the filing of a Mitigated Negative Declaration is appropriate in accordance with the provisions of CEQA Section 21157.5(a)(2) and CEQA Guidelines Section 15178(b)(1) and.(2) for Environmental Assessment No. C-04-153/T- 5205. Furthermore, staff has prepared an addendum to Environmental Assessment No. C-04-153/T-5205 that states that proposed Conditional Use Permit No. C-05-247 and Vesting Tentative!Tract Map No. T- 5268 has been adequately addressed through this environmental document togetherlwith Final El RI No. . 10126. : BACKGROUND/ ANALYSIS i On November 19, 2002, the City Council, through Resolution No. 2002-379, adopted the 2025 Fresno General Plan, which also updated the Woodward Park Community Plan. Following I the adoption of the 2025 Fresno General Plan, Plan Amendment Application No. A-01-11 was approved which expanded the boundaries of the Woodward Park Community Plan to include the Copper River Ranch project area. This amendment also.modified planned uses for portions of the Copper River Ranch!while retaining the over-all development capacity allocated by the 2025 Fresno General Plan. The subject property covered by Conditional Use .Permit Application 'No. C-04-153 and Vesting Tentative Tract ;Map No. 5205/UGM has been designated for medium-low density residential and medium density residential planned land'uses by Plan Amendment No. A-01-11. This portion of the Copper River Ranch area'has been subsequently annexed to the City of Fresno in March, 2004. Conditional Use Permit Application No. C-05-247 and Vesting :Tentative Tract Map No. 5268/UGM pertain to 60 acres of property`located on the north side of East Copper Avenue between North Friant Road and North Willow Avenue... More specifically, the site is,located.on the'northeast corner of the proposed North Copper River Avenue and East Riverbank Avenue alignments within the Copper River Ranch Development. Conditional Use Permit Application No. C-05-247 will establish modified property development standards for Vesting Tentative Tract Map No. 5268/UGM with respect to the lot sizesfand yard requirements for the.single family residential lots to be established,and constructed by this project as well as establish private streets within the boundaries of the tract and ,provide gated entries. Conditional Use Permit No. C=04-153; as approved by the Planning Commission, provided a mechanism -for . establishing a project design theme that will. be expressed through a unified approach to � f REPORT TO THE CITY COUNCIL Conditional Use Permit Application No. C=05-247 Vesting Tentative Tract Map No. 5268/UGM March 1, 2006 Page 4. landscaping, signage, street furniture and lighting, community trails and architectural features. The , conditional use permit and tract map also provide the mechanisms for constructing and maintaining community features (such as trails andcommonlandscaped areas), the provision of public utilities and service systems (such as sanitary sewer, water supply systems, water well sites, streets), the performance of adopted environmental impact mitigation measures, and implementation of urban growth management service delivery requirements. The .special permit (C-04-153) also provides notice that project objectives (such as promoting use of neighborhood .electric. vehicles) or changing conditions during the time period of the project's multi-phased implementation may necessitate the reallocation or shifting of residential densities (dwelling units per acre), introduction .of mixed-use development concepts (residential, office, commercial integrated within a single site), modification of vehicle parking requirements.for commercial uses, and use of innovative street designs. Vesting Tentative Tract Map No. 5268/UGM proposes to subdivide the 60-acre site into an 381-lot single family subdivision that.will be developed in Villages B and C of the Copper River Ranch Project at a density of 6.35 dwelling units per, acre. Tract No. T-5268 is proposed as a planned residential development that will gain access fro East.Copper Avenue and North Friant Road through two primary collector streets North Copper River Avenue and East Riverbend Avenue. The Copper River Ranch.Project will include.eight single family residential villages consisting of both conventional lots and.non-clustered planned development lots (reduced lot width, depth and area). Village B is 41.94 acres in area, is. presently zoned R-1/EA/UGM/cz (Single Family Residential/ Expressway.Area/Urban .Growth Management/conditional zoning), and is planned for medium-low density residential land uses (2.19 to 4.98 dwelling units per acre). This development originally consisted of.a 167-lot conventional single family subdivision to be developed at a density of 4.0 dwelling units per acre. Village C is 18.77 acres in area, which includes Outlots T, U, and V, is presently zoned R-1/UGM/cz (Single Family Residential/Urban Growth Management/conditional zoning) and is planned for medium-low density residential land. uses and originally consisted of a 114-lot single family subdivision.to be developed at density of 6.1 dwelling units per acre that will feature reduced lot sizes. Vesting.Tentative Tract Map No. 5268/UGM is now proposing a 381-lot single family subdivision for the subject 60 acre parcel at a density of 6.35 units per acre. These lots will range from 48 feet to 55 feet in width and range from 75 feet to 105 feet in depth. This village will also feature reduced setbacks of 10 feet (front), 10 feet (rear) and 4 feet (side). Outlots A and B will act as private streets while Out;ots C, D,c/ F, and G will act as landscape and trail easements., The residential densities for Villages B (5.4 units per acre) and C (8.3 units per acre) are consistent with adopted plans and policies of the 2025 Fresno General Plan and Woodward Park Community Plana The overall "blended density" of 6.35 is consistent with the medium low density residential planned land use designation. The tract map does reflect an increase in residential density for this portion of the Copper River Ranch.Project which is which is one of the underlying premises of the 2025 Fresno General Plan. Moreover, the Copper River Ranch has an overall residential unit limitation of 2837 dwelling units. This revised project will not impact the overall number of residential units as previously approved by the Council for the entire Copper River Ranch Project. The overall residential density for the Copper River Ranch project is 5.7 units per acre which takes into I onsideration medium high and.high density residential development. The project is also consistent. with the Landscape of Choice document which encourages higher densities and pedestrian/transit : oriented developments. REPORT TO THE CITY COUNCIL Conditional Use Permit Application-No. C-05-247 a; . Vesting Tentative Tract Map No. 5268/UGM` March 1, 2006 Page 5 I' I Surrounding land uses are characterized by agriculture and rural residences to the north and east. To the west lies agriculture uses or open space uses and the Lewis Eaton Trail and developing single family residential subdivisions to the south. 4 p Northeast Area Plan and Implementation Committee � The Northeast Area Plan and Implementation Committee considered this project at its meeting of February 13, 2006, and resolved to recommenddenial by a vote of 4 to 0. The Committee cited small lot sizes, little open space within the tract map area, and no sidewalks. j Conditional Use Permit Application No. C-04-153 Conditional Use Permit Application No. C-05-247 and Vesting Tentative Tract Map No. 5268/UGM pertain to 60 acres of property located on the north side of East Copper Avenue between North Friant Road and North Willow Avenue. More specifically, the site is located on the northeast corner of the proposed Copper River Avenue and Riverbank Avenue alignments within the Copper River Ranch Development. Conditional Use Permit Application No. C-05-247. will establish' modified property. development standards for Vesting Tentative Tract Map No. 5268/UGM with respect to the lot sizes and yard requirements for the single family residential lots to be established and constructed by this project as well as establish private streets within the boundaries of the tract and provide gated entries. ; The analysis of Conditional Use Permit Application No. C-05-247 is focused primarily to lthe creation of 381 single family residential lots within.Villages B and C of the initial 8 village areas. Vesting Tentative Tract Map No. T-5268 provides a wide range of residential lot sizes with access to community trails and neighborhood environments (including both gated and non-gated vehicular access) with several types of street, sidewalk, and landscape buffer design styles. This special permit provides the opportunity to utilize modified building setback or yard area standards throughout the entire projectincluding within the villages that feature standard or larger size residential lots. As stated earlier, theseilots will range;from 48 feet to 55 feet in width and range from 75'feet to 105 feet in depth. The placement of the front buildings will be staggered breakup the appearance of "row".housing. This village will also feature reduced setbacks of 10 feet (front), 10 feet(rear) with 3-foot and 5-foot (side yards). Outlots A and B will act as private streets while Outlots C, D, F, and G will act as landscape and trail easements. FINDINGS PER FRESNO MUNICIPAL CODE SECTION 12-405-A3 a. All applicable provisions of this Code are complied with and the site of the proposed use is adequate in size and shape to accommodate said use, and accommodate all yards, spaces, walls and fences, parking, loading, recycling areas, landscaping, and other required features. i Finding a: The applicant is proposing an 381-lot single family subdivision, all of which will contain reduced lot sizes and dimensions as well as private roads. In addition; the applicant will be required to provide adequate landscaping, parking, fences, trash enclosures, street trees, etc. Staff is recommending approval subject to the applicant compliance with the conditions of project approval. b. The site for the proposed use relates to streets and highways adequate in width and pavement type to carry the quantity and kind of traffic generated by the proposed use. i REPORT TO THE CITY COUNCIL Conditional Use Permit Application No. C-05-247 Vesting Tentative Tract Map No. 5268/UGM March 1,2006 Page 6 Finding b: The Public Works. Department, Traffic Division has indicated that the traffic generated from the proposed project can be accommodated provided that the extensive set of traffic mitigation measures including a complete internal circulation network, together with. off-site improvements to Friant Road and Copper Avenue as well as traffic signalization at several intersections are implemented. These required mitigation measures are spelled in detail in the Conditions of Approval. c. The proposed use will not be detrimental to the public welfare or injurious to property or improvements in the area in which the property is located. The third finding shall not apply to uses that are subject to the provisions of Section 12-306-N-30 of this Code. Finding c: Upon completion of review of comments received by affected parties regarding the . ,proposed project and based upon information contained within the project application, the Planning and Development Department has determined that the proposed use will not be detrimental to the public welfare or injurious to property or improvements in the _ area in which theroe located P P rty �is - Urban Services The Public Utilities Department has required a host of sanitary sewer and water requirements.for this project: :These conditions are listed in detail in the memorandum dated August 19, 2004. It should be noted that the project applicant is proposing a tertiary wastewater treatment facility within the Copper River Ranch project that will ultimately accommodate all wastewater flow from this project. The first 500 single family units will pumped through an existing lift station and transported to the regional wastewater facility west of the city. The proposed wastewater treatment facility is expected to be permitted and online prior to the completion of the 501 single family dwelling unit.. The applicant is showing four potential well sites for this project. The Fresno Metropolitan` Flood Control District (FMFCD) has indicated that this project can be accommodated by the district. The developer will be required to construct FMFCD "Master Plan facilities" as determined by the district in the letter dated February 2; 2006: Fire Station 21 is located at Millbrook and Olympic and is within three miles of the subject property. The project applicant shall comply with all fire requirements as detailed in the memorandum dated January 17, 2006. The project applicant shall also comply with the requirements from Department of Public Utilities as stated in the Conditions of Approval for.Vesting Tentative Tract Map No. T-5268 dated March 1, 2006. Implementation of the 2025 Fresno General Plan policies, mitigation measures of Master Environmental Impact Report No. 10130, the Water Resources Management Plan, and the mitigation measures identified by the project environmental assessment/initial study will provide an adequate, reliable and sustainable water supply for the project's urban domestic and.public safety consumptive purposes. These measures include the construction of one.or more water supply well sites, including wellhead treatment facilities, which will be dedicated to the City of Fresno. The applicant also must dedicate a water supply and treatment site for installation of.an above-ground water storage and treatment facility that will be installed and/or constructed by the City. Circulation Element Plan Policies andMajorStreet System Traffic Capacity The traffic generated by this project can be accommodated by the planned circulation system with street improvements completed by the project as required by development standards, Urban Growth REPORT TO THE CITY COUNCIL Conditional Use Permit Application No. C-05-247 Vesting Tentative Tract Map No. 5268/UGM L March 1,2006 Page 7, Management (UGM) Service Delivery policies and Environmental Impact Report No' 10126 and project specific mitigation measures: The 2025 Fresno General Plan designates North Friant Road as an expressway and Copper Avenue as an four-lane arterial that will have a median island with .a multi purpose trail onthe north side of Copper Avenue. Friant Road is an expressway that will be:widened to four lanes. This project will dedicate and construct the necessary improvements along Copper Avenue and Friant Road. Other improvements include the construction of curb, gutter, sidewalk, and transition paving within the limits of the tract; construction of an underground street lighting,system; and relinquishment of access rights to Friant Road, Copper, Cedar and Maple Avenues as'well as those lots that back onto the interior collector streets (Copper River Avenue and Riverbank Avenue) of the tract. ,These street improvements are outlined in more detail in the Vesting Tentative Tract Map No. 5258/UGM Conditions of Approval dated March 1, 2006. It should be noted that the Copper River Ranch EIR No. 10126 requires a host of mitigation measures with respect to traffic that will be constructed by the project applicant.' It is likely that all street improvements will be constructed prior to any formal site plan submittal for the any commercial or multiple family project.. At the present time Copper Avenue is being realigned at this intersection and will be fully developed. The applicant is expected to contribute their fair share portion totthe signalization of Friant Road and.Copper Avenue. Friant Road.widening from two to four lanes is scheduled.to be constructed by the County. As required by the mitigation. measures established by the`certification of EIR No. 10126, a traffic assessment, was prepared by TPG Consulting :to evaluate the number of vehicle trips projected to.be generated by the proposed project. Utilizing the Institute of Traffic Engineers (ITE) Trip Generation Manual, Seventh Edition, and associated computer software together with the Council of Fresno County Governments' (COG) computerized traffic model, this analysis predicts the number of vehicle trips':that will be generated from the proposed project and surrounding planned land uses, and the direction in, which these trips will travel. 1 The traffic analysis determined that the proposed future development of a 829-lot single family residential subdivision on the 212-acre project site can be expected to generate a morning peak hour (7:00 a.m. .to 9:00 a.m.) or 622 vehicles trips per day (VTD) and an evening peak (4:00 p.m. to 6:00 p.m.) of 838 VTD. However, the proposed project as well as other urban land uses developed as planned by the .2025 Fresno General Plan will be required to.construct the planned major street system consistent with the public facility and service delivery requirements of the Urban Growth Management Program. In addition, the developer of this project, in accordance with the mitigation measures of Master Environmental Impact Report (No. 10130) which was certified by the Council with the adoption of the 2025 Fresno General Plan, will be required to pay impact fees specific to the traffic signalization of the major street intersections. It should be noted that the project applicant and Caltrans have entered into an agreement for,'. the- voluntary payment-of traffic:mitigation fees of $700,000. (See letter dated June 29, 2001.) . This',Yee amount represents thecomplete obligation for the Copper River Ranch project toward the State Highway System. P REPORT TO THE CITY COUNCIL Conditional Use Permit Application No.C-05-247 Vesting Tentative Tract Map No.5268/UGM March 1,2006 Page 8 Streets and Access Points This subdivision is proposed to have access from North Friant Road, approximately one-quarter mile north of the Friant Road/Copper Avenue intersection. In addition , access will be available from Copper Avenue at Cedar and Maple Avenues for the first two phases. Internally, there will be two collector streets (Riverbank Avenue and Copper River Avenue) that will abut the proposed tract. Access poits to the tract, at the gated.entries will be at East Via Pompei Way (Copper River Avenue) and at North Via Messina Lane, North Via Venice Lane, and North Via Sorrento Lane (Riverbank Avenue). The Public Works Department, Transportation Planning Section has reviewed the tentative tract map application. . They have.also reviewed the Traffic Impact Study dated September 2004 prepared by TPG Consulting. Public Works staff has determined that numerous traffic mitigation measures shall be imposed as a condition of approval, for this project. The two memorandums dated October 26, 2004, regarding the Copper River Ranch identify specific project related street conditions associated with development of the single family residential lots within the first two phases.of the Copper River Ranch Project. Landscaping/Walls Given that the proposed subdivision abuts a planned expressway(Friant Road) and a planned arterial street (Copper Avenue), the developer will be required to install 20- to 26-foot wide landscaped areas along Friant Road and a 20-foot wide landscape setback along East Copper Avenue which will be use together with a portion of the street right-of-way to accommodate a 30-foot wide multi-purpose trail area. The EA (Expressway Overlay) .zone suffix will be applied to those lots abutting Friant Road, which requires that a solid wall with a minimum.height of 8 feet (a 12-foot height has been required by an acoustical analysis) be located 50 feet from the center of the nearest travel lane. The standard also requires a minimum 75-foot building setback from the center of the nearest travel lane that will be applied to this project. : In addition, the applicant will be required to construct an 8-foot solid wall along the Copper Avenue and North Friant Road, which may be used in combination.with a berm. The wall will mitigate the adverse effect of noise generated by traffic traveling along Friant Road and Copper Avenue, as recommended by the acoustical analysis prepared by Brown-Buntin and Associates, dated June 11, 2003. For Vesting Tentative Tract Map No. T-5268, Exhibit W dated January 9, 2006, depicts varying wall heights of 6 feet to 8 feet for lots that abut Riverbank and Copper River Avenues. These shall be constructed at the rear of all required landscaped easements within the.tract. Lot.Dimensions.. The R-1/1UGM zone district requires minimum lot sizes of 6,000 square feet for lots in the subdivision. However, Conditional Use Permit.No. C-05-247 is requesting reduce lot sizes and building setbacks for the tract. A.vast majority of the lots within the subdivision range from 3200 square feet to 5500 square feet. There will be a few lots (cul-de-sac, corner lots) that will exceed 6000 square feet. The project applicant has'submitted floor plans ranging from 1.400 square feet to 3800 square feet for tract No. t- 5268. All models, with the reduced setback requirements, can be accommodated on the lots proposed by the applicant. Lots widths will range from 46 feet to 55 feet with lot depths ranging from 75 feet to 110 feet, except as note above. The subdivision map, based on the required findings for approval and subject to the recommended : conditions of approval, and the standards and policies of the 2025 Fresno General Plan and Woodward Park Community Plan,.complies with applicable zoning, subdivision, and.UGM requirements. Therefore, staff recommends approval. j. REPORT TO THE CITY COUNCIL Conditional Use Permit.Application No. C-05-247. Vesting Tentative Tract Map No. 5268/UGM .,March 1, 2006 Page 9 Tentative Tract.Map Findings j The Subdivision Map Act (California Government Code Section 66400 et. seq.) requires that a proposed subdivision not be approved unless the map, together with its design and improvements, is found to be consistent with the General Plan and,any applicable specific plan (Finding No. 1 below). -I State law further provides that the proposed 'subdivision map be denied if any one of the Finding Nos. 2 - 5 below is made in the negative. In addition, State law requires that a subdivision be found to provide for future passive and natural heating or.cooling opportunities in the subdivision development (Finding No. 6 below). 1. The proposed subdivision map, together with its design and improvements, is 1consistent with the City's 2025 General Plan .(there is not an applicable specific plan), because the Woodward Park Community Plan designates the site formedium-low density residential and medium density residential land uses and subject to Section 12-403-B of the Fresno Municipal Code, the project design.meets the density and zoning ordinance criteria for development in this plan designation. 2. This site is physically suitable for the proposed type and density of development because conditions of approval will ensure adequate access and drainage on and off the site. . 3. The proposed subdivision design and improvement is not likely to ;cause substantial and considerable damage to the natural environment, including fish, wildlife or their habitat, because of the urbanized nature of the area in whichthe.site is located.. 4.' The proposed subdivision design and.improvements are not likely to cause serious public health'and safety problems, because the conditions of approval have shown and will insure that the subdivision conforms with City health and safety standards. { . 5. The proposed subdivision design will not conflict with public easements within or through the site, because conditions of approval will assure noninterference with any existing or proposed public easements. 6. The design of the subdivision provides, to the extent feasible,for future passive and natural heating or cooling opportunities in the subdivision because of the appropriate use land placement of landscaping plant materials and because of the orientation of the proposed lots. The subdivision map; subject to the recommended conditions of approval, complies Lith.the design and property development standards of the Zoning Ordinance and local Subdivision Ordinance.. Based upon the plans and information submitted by the applicant and the recommended conditions of project approval,.staff has determined that these findings can be made. i CONDITIONS OF APPROVAL , I 1. Development shall take place in accordance with Vesting Tentative Tract Map No.,5268/UGM dated January 9, 2006, and the Conditions of Approval for T-5268/UGm dated march 1, 2006 and the i Conditions of. Approval for T-5205/1UGM dated November 3, 2004, revised June 24, 2006. 2. Development shall take place in accordance with Exhibits A-1 through A-5 dated January 9, 2006. REPORT TO THE CITY COUNCIL , Conditional Use Permit Application No. C-05-247 Vesting Tentative Tract Map No. 5268/UGM March 1;2006 Page 10 Action by the Planning Commission regarding the conditional use permit and vesting tentative tract map . are final unless appealed to the City Council, is final. CONCLUSION / RECOMMENDATION It is recommended that the Planning Commission take the following actions: 1. APPROVE the addendum to the Mitigated Negative Declaration for Environmental Assessment No..C-04-153/T-5205 dated September 29, 2004. 2. APPROVE Conditional.Use Permit Application No. C-05-247 per Exhibits A-1 to A-3 dated January 9,:2006 that proposes reduction in property development standards, establishes private roads, and gated entries for Vesting Tentative Tract Map. No..5268/UGM subject to the following exhibits: Exhibits A-1 to A-3 dated January 9, 2006 for C-05-247. Exhibit G dated January 9,2006 for C-05-247 Exhibit W dated January 9, 2006 for C-05-247 Exhibit L-1 and 1-2 dated January 9, 2006 for C-05-247 Exhibits F-1 to F-6 dated February 22, 2006 for C-05-247 3. APPROVE Vesting Tentative.Tract Map No. 5268/UGM subject to compliance with the Conditions of Approval dated March 1, 2006 and the Conditions of Approval for.T-5205/UGM dated November 3, 2004,revised June 24,2005. Attachments: Vicinity Map Vesting Tentative Tract Map No. 5268/11LIGM dated January 9, 2006 .Exhibits F-1 to F-6 dated January 9, 2006 Exhibit G dated January 9, 2006 Exhibits L-1 to L-2 dated January 9, 2006 Exhibit W dated January 9, 2006 Approved Land Use Designations Approved Zone Districts Circulation System for Copper River Ranch Regional and Project Trail Systems Project Villages Density.Matrix as amended through C-05-247 Conditions of Approval for T-5268/UGM dated March 1, 2006 Traffic letter dated (219/06); Flood Control(2/2106); CFD letter (2/13/06); Air District (1/17/06); Project Fees for T-5268; Fire Prevention(1/17/06); Solid Waste (2/6/06); Public Utilities (1/25/06); Clovis Unified (1/31/06) Conditions of Approval for T-5205/UGM dated November 3, 2004, Revised June 24, 2005 Letters from Caltrans dated January 26, 2006 Addendum to EA No. C-04-153lT-5205 Environmental Assessment No. C-04-153lT-5205 (finding of a Mitigated Negative Declaration) issued on September 29, 2004 eN• I, son logo ■ ♦ �� ♦� � � Ali�� is long 0 Rill • ', �, ��� �� w•.uw a..u_..•+ - .�1P�����• �. ��Man an MEN long' Simm fir►rrr� • ►PSS �� : glggnglt� ■ DEPARTMENT DEVELOPMENT VESTING TENTATIVE MAP OF • .: • 1 1 ... . 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CONDITIONS OF APPROVAL March 1,2006 VESTING TENTATIVE TRACT MAP NO. 5268/UGM Conditional Use Permit No. C-05-247 North side of East Copper Avenue between North Friant Road and North Willow Avenue All 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 map. The Urban Growth Management (UGM) Service Delivery Plan.requirements are included in.the following conditions of approval and are designated by the caption"Urban Growth Management Requirements." 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. GENERAL CONDITIONS 1. Upon conditional approval of Vesting Tentative Tract Map No. 5268/UGM entitled "Exhibit A-1 through A-5," dated January 9, 2005, the subdivider may prepare a Final Map in accordance with the approved tentative map, and related Conditional Use Permit Application No. C-05-247. 2. Conditional Use Permit No. C-05-247 is approved per Exhibits A-1 through A-3 dated January 9, 2006; Exhibits F-1 through F-6 dated February 22, 2006, Exhibit G dated January 9, 2006; Exhibits L-1 to L-2 dated January 9, 2006, and Exhibit W dated January 9, 2006. 3. All streets within the subdivision boundaries will be private streets, unless otherwise noted said exhibits listed above. The City of Fresno may accept the dedication of public street right-of-way within the subdivision if alternative public street standards are requested by the subdivider/owner and approved by the City of Fresno. 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 i Conditions of Approval Vesting Tentative Tract Map No.T-5268 Conditional Use Permit No. C-05-247 March 1, 2006 Page 2 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 1 4. At the time of Final Map submittal,the subdivider shall submit engineered construction plans to the City of Fresno Public Works,Public Utilities, and Planning and Development 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. i ii 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._ 5. Submit grading plans and a soils report to the City of Fresno Planning and Development Department for verification prior to Final Map approval (Reference: Sections 12-1022 and 12 1023 of the Fresno Municipal Code). 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 I 6. Comply with the conditions, policies and standards set forth in the City of Fresno, Municipal Code, Article 10, Chapter 12, "Subdivision of Real Property'; Resolution No. 68-187," City Policy with Respect to Subdivisions"; and City of Fresno Standard Specifications, 2002 Edition, and any amendments thereto. 7: The developer/owner shall pay applicablelees for, but not limited to, plan'checks for street improvements and other grading and construction; street trees,street signs, water service, sewering, and inspections in accordance with the City of Fresno Master Fee Schedule (City Resolution Nos. 79-606 and No. 80-420) and any amendments, modifications, dor additions thereto; and in accordance with the requirements of State law as related to vesting tentative maps. j 8. 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 Fresno Municipal Code and the State Subdivision Map Acta,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 beencompletedand 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. f 9. 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. f 10. Relinquish access rights to East Riverbank Avenue and North Copper River Avenue from all 'residential lots which abut these streets. Ref. Section-12-1011-f-3 of the Fresno Municipal Code. l i I 1 Conditions of Approval Vesting Tentative Tract Map No.T-5268 Conditional Use Permit No. C-05=247 March 1,2006 Page 3 11. The property within the proposed tentative tract map shall be annexed to the City of Fresno prior to Final Map.approval. LANDSCAPING AND WALLS- 12. Developer shall comply with Condition No. 11 of Conditions of Approval for Tract No. T- 5205 dated.November 3, 2004 and revised.June 24, 2005. Pursuant to Section 12-1011-f of the FMC the developer/owner shall provide a 20-foot landscape easement (and irrigation system) along east side of Copper River Avenue which abuts the tentative tract and a 10-foot landscape easement (and irrigation system) along the north side of Riverbank Avenue which abuts the tentative tract. 13. Developer shall comply with Condition No. 12 of Conditions of Approval for Tract No.,T 5205 dated November 3, 2004 and revised June 24, 2005. 14. Provide and construct a 10-foot wide or greater landscaped easement, with irrigation system, together with the .adjacent portion of the public right-of-way between the street curb and the right-of-way ling along the side or rear property lines of lots which side-onto or back-onto the .designated collector streets within. the subdivision as identified on the tentative tract map (if dedicated for public street purposes). Exhibit W dated January 9, 2006 for C-04-247 depicts wall heights.ranging from 6 feet to 8 feet. along North Copper River Avenue and East Riverbank Avenue and shall be constructed at the rear of the required landscape easement. (Fresno Municipal Code Section 12-1011-f(3)) 15. Pursuant to 2025 Fresno General Plan Exhibit 9 and Policies E-15-a, E-15-b,.E-15-h, E-15-1 and : E-15-x and in accordance with Policies 3.2.1 and 3.2.2, 3.2.3 and 4.3.1 of the 1990 Master ;.. Multi-Purpose Trails Manual, the subdivider/owner shall construct appropriate improvements, or provide appropriate security for, a twelve (12) foot wide concrete bicycle/pedestrian trail, together with landscaping and irrigation system, within the limits of.the subdivision along it's southern boundary (north side of East Copper Avenue) . Developer shall comply with Condition No. 1.4 of Conditions of Approval for Tract No.T-5205 dated November 3, 2004 and revised June 24, 2005. 16. When the grading plan establishes a top of slope beyond the required landscape easement noted and the construction of the required wall 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. 17. Maintenance of the required landscape easements along public streets as required by conditions of Tract Map No. 5268/UGM, may be the responsibility'of a Community Facilities : District. Contact the Public Works Department, Engineering Services Division staff at (559) 621-8695 for information regarding the City's District. 18. 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 acknowledgements from each purchaser of a lot within the subdivision, attesting to the purchasers understanding that the lot will have an annual landscaping maintenance assessment and that he/she is aware of the estimated amount of the assessment. 19. Should the City Council not approve the annexation of such landscape areas into Community Facilities District,then the property owner/developer shall create a homeowner's association for Conditions of Approval Vesting Tentative Tract Map No.T-5268 l Conditional Use Permit No. C=05-247 l s March 1, 2006 1 . Page 4 i the maintenance of the landscape areas., The proposed Declaration of Covenants, Conditions, and Restrictions (CC&R's) and the proposed instruments for the.homeowners,association shall be submitted to the Planning and Development Department for review two (2) weeks 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 owner's. association for landscaping and other provisions as stated in the Development:Department Guidelines for preparation of CC&R's dated January 11, 1985. 20: Improvement plans for all required landscaping and irrigation systems shall b4ubmitted to the Planning and Development.Department for review prior to Final Map approval. s 21. Construction plans for required walls showing architectural appearance and location of all walls shall be submitted to the Planning and Development.Department for review prior to Final Map approval(solid wall to meet the requirements of Section 12-306-H, Fresno Municipal Code). 22. Prior to final map approval, the owner of.the subject property shall execute a "Right to Farm" - covenant with the City of Fresno. Said covenant is to run with the land and shall acknowledge and agree that the subject property is in or near agricultural districts located in the County of Fresno and that the residents of said property should be prepared to accept the inconveniences and discomfort associated with normal farm activities. The "Right to Farm" covenant shall be recorded prior to or concurrent with the recording of the final map of Tentative Tract No. 5205/UGM. BUILDING SETBACKS li 23. Building setbacks shall be in accordance with the R-1 zone district (FMC Section 12-211.5-E), and the provisions of Fresno Municipal Code Section 12-207.5-E-1-c as shown,on Exhibits "A" through "K of Vesting Tentative Tract No. 5205/UGM dated June.30, 2004, except as modified by Conditional Use Permit Application No. C-04-247, 24. Reverse corner lot and key lot building setback lines shall be as shown on the appropriate exhibits of Conditional Use Permit No. C-04-247: 25. Building setbacks shall also be in accordance with the provisions of Fresno Municipal Code Section 1 2-207.5-E-1-c and the provisions of the EA (Expressway Area Overlay District) standards as shown on Exhibit°`A" of Tentative Tract No. 5205/UGM dated June 30, 2004 for those lots abutting North Friant Road (Ref. Section 12-244.4-E of the Fresno Municipal Code). 26. Models proposed for this subdivision shall have varied front yard setbacks. There shall be no', more than two identical models on abutting lots throughout this subdivision. 1 27. Conditional Use Permit No. C-05-247 authorizes the reduction in front, side and rear yard building setbacks as follows: front yard shall be 10 feet, side yard shall be 4 feet and 8 feet (corner.lots) and 3 feet and 5 feet(interior lots); and rear yard shall 10 feet. The 10-foot rear yard setback shall be limited to only a portion of the models for all lots. Elevations F-1, F-2, and F-4 dated February 9, 2006, shall have a rear setback greater than 10 feet. Side yard setbacks shall be a minimum of 4 feet on one side to accommodate solid waste receptacles. Applicant j shall comply with the Lot Compatibility matrix as noted on Exhibits A-1 to A-3 of;C-05-247 dated January 9, 2006 i I Conditions of Approval Vesting Tentative Tract Map No. T-5268 Conditional Use Permit No. C-05-247 March 1, 2006 Page 5 INFORMATION 28. Conditional Use.Permit Application No. C-05-247, filed to allow reduced lot area, reduced lot depths and widths, and a reduced yard setbacks for portions of the proposed tract map, and.for gated entries and private streets, shall be approved prior to final map approval: 29. Prior to the issuance of building permits for the subdivision, school construction fees shall be paid to the Clovis Unified School District in accordance with the school district's adopted schedule of fees. 30. Contact the United States Postal Service,Fresno Office, for the location and type of mailboxes to be installed in this subdivision. 31: 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 Fresno Municipal Code Chapter 12, Article 10, Subdivision of Real Property. 32. 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 Chapter 13 of the Fresno Municipal Code. 33. If archaeological and/or animal fossil material is encountered during project surveying, grading, excavating, or construction, work shall stop immediately. .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- 311.1 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 An archaeological assessment shall be conducted for the project, the site shall be formally recorded, and recommendations made to the City as to any further site investigation or site avoidance/preservation measures. If animal fossils are uncovered, the Museum of Paleontology at U.C. 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. s Conditions of Approval l Vesting Tentative.Tract Map No.T-5268 Conditional Use Permit No.C-05-247 March 1, 2006 Page 6 i 34. 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 l If the subdivider elects to apportion the assessment, the application shall.contain the following information i - 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 f c. Written consent of the owner(s) of each such lot, parcel, or interest to they requested apportionment. 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 foreach 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. 35. The subdivider shall comply with Regulation VIII of the San Joaquin Valley.Air Quality.Pollution Control District for the control of particulate matter and fugitive dust during construction of this, project. I i 36. Solid waste disposal for the subdivision shall be provided by the City of Fresnoi The method of collection to be utilized in this tract shall be subject to approval of the Solid Waste Manager. LANDSCAPE AND PARK SERVICE 37. The subdivider/owner shall comply with the requirements of the attached memorandum from the Parks, Recreation and Community Services Department dated January 12, 2004, for Vesting Tentative Tract No. 5268/UGM. . 38. . . Multipurpose Trails-All proposed multipurpose trails shall be constructed inaccordance with all City requirements and standards. Cross-sections will be required with submittal of street plans and landscaping/irrigation Plans for review and approval. All outlots shown for the purpose of a community trail shall be dedicated as a public trail easement. Community trailsi shall be included on both street plans and landscape/irrigation plans submitted to the Department of Public Works for review and approval.. Urban Growth Management Requirements i 39. The subdivider shall be required to pay the appropriate UGM Park Capital Fee at the time of final map approval. Fee payment may be deferred until time of building permit issuance in accordance with the requirements of Section 12-4.509-C-3 of the Fresno Municipal Code. This project will be subject to the citywide Parks Impact Fee and Quimby Act Fee. I' Conditions of Approval Vesting Tentative Tract Map No.T-5268 Conditional Use Permit No. C-05-247 March 1, 2006 Page l FIRE SERVICE The applicant shall be responsible for any fire transition fees that may be required. 40. The subdivider/owner shall comply with.the attached memorandum from the Fire Department dated January 17, 2006. 41. fire service will be provided by City of Fresno Fire Station No. 17. Provide residential fire hydrants and fire flow per.Public Works Standards with two sources of water. 42. This project is subject to city wide fire service fees. .43. Access within tract is acceptable as shown. Access to tract is not acceptable as shown. Provide two accesses to exiting streets. Urban Growth Management Requirements . 44. The subdivider shall be required to pay the appropriate Fire Station Capital Fee at the time of final map approval. Fee payment may be deferred until time of building permit issuance in accordance with the requirements of Section 1.2-4.509-C-3 of the Fresno Municipal Code. This project shall be subject to the citywide Fire Impact Fee. STREETS AND RIGHTS-OF-WAY General Conditions Comply with all conditions as set forth in Tract No.5205 dated October 26, 23004. Provide required connections from Copper River Avenue to Friant.Expressway and from Riverbank Avenue to Copper Avenue at Cedar.Avenue and Maple Avenue in accordance with EIR No. 10126 prepared for the Copper River Ranch Project. 45. Provide curb ramps at all corners within the limits of the subdivision. 46. Underground all existing offsite overhead utilities within the limits of this map in accordance with Fresno municipal Code Section 12-1.011 and Resolution No. 78-522/88-229 47. Submit a Geometric Approval Drawing(GAD) to traffic Engineering for review and approval, per the attached checklist, prior to submittal of street plans. 48. Submit the following plans, as applicable, in a single package, to the Planning and Development Department for review and approval: Street Construction,.Signing, Striping, Traffic Signal and Streetlight and Trail Lighting, signing and Striping. Major Streets Frontage Improvement Requirements Riverbank Avenue : Collector E . i Conditions of Approval Vesting Tentative Tract Map No.T-5268 E ' Conditional Use Permit No. C-05-247 March 1, 2006 Page 8J . ' 49. Insufficient information provided. Dedicate 47'-55' of property from center line,jor public street purposes within the limits of this subdivision to meet the current City of Fresno!Collector Standards or provide approved cross section on the map. i 50. Construct an 80 foot bus bay, curb and gutter, at the locations approved with Tract No..5205 to Public Works Standard.P-73, complete with 10' monolithic sidewalk. 51. Concrete curb and gutter to Public Works Standard.P-5. the curb shallbe constructed to a 10'. residential pattern. Construct a 6' residential sidewalk per Exhibit "D" or provide approved cross section on the map.. j 52. Construct twenty (20) feet of permanent paving 9measured from face of curb) within the limits of this development 53. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this development. Spacing and design shall conform to Public Works Standard E-8 for Collector streets 54. Relinquish direct vehicular access rights to Riverbank Avenue from all lots within this development. Copper River Avenue: Collector 55. Dedicate 47'-55'.of property from center line,.for public street purposes within the limits of this subdivision to.meet the current City of Fresno Collector Standards or provide approved cross section on the map - 56. Concrete curb and gutter to Public Works Standard P-5. the curb shall be constructed to a 10 residential pattern. Construct a 6' residential sidewalk per Exhibit "D" or.provide approved'. cross section on the map. 57. Construct an 80 foot bus bay, curb and gutter, at the locations approved with Tract No. 5205 to Public Works Standard P-73, complete with 10' monolithic sidewalk. JI I 58. Construct twenty (20) feet of.permanent paving (measured from face of curb) within the limits of this development ; 59. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this development. Spacing and design shall conform to Public Works Standard E-8 for Arterial Streets.. .60.` . Relinquish direct vehicular access rights to Copper River Avenue from all residential properties within this development. Interior Streets: Private l Conditions of Approval Vesting Tentative Tract Map No. T-5268 Conditional Use Permit No. C-05-247 March 1, 2006 Page 9: . Specific Mitigation Requirements 381 lots 61. This tract will.generate 285 a.m./385 p.m. peak hour trips, therefore, a Traffic Impact.Study (TIS) is required. Comply with the mitigation measure requirements of the Traffic Engineering manager. See letter dated October 26, 2004. 62. The first order of work shall include a minimum of two permanent points of vehicular access to major streets for an phase of this development: 63. Entries: Where not.existing, redesign to provide for 50' minimum stacking to be measured from the proposed gate to back of walk. Provide vehicle turnaround and identify on plan a turning template for a passenger vehicle. Details must be to scale for review and approval one week prior to Planning.Commission Hearing. 64. This project shall pay its Traffic Signal Mitigation Impact Fee (TSMI fee) at the time of building permit based on the trip generation rates as set forth in the latest edition of the ITE Generation Manual The fee amount is $414.69 per single family unit, (fee rate as shown in the Master Fee Schedule). Multi-Purpose Trail:.. 65. Identify the multi-purpose trail easement along the project's East Copper Avenue street frontage from the intersection of North Friant Road and East Copper Avenue.to the easterly boundary of this subdivision and construct the multi-purpose trail within the new easement. (See letter dated June 24, 2005 from Granville Homes to Director Nick Yovino.) UGM Requirements See revised Conditions of Approval for Vesting tentative Tract map No.T-5205 dated.November 3, 2004, on June 24,2005. In addition see letter dated October 26, 2004 from the Public Works Department, Engineering Division. SANITARY SEWER SERVICE As of August 26, 2005, sanitary sewer and water facility plans for Tract no. 5205 and sewer and water main backbone infrastructure was approved for construction per J-5028. Developer shall comply with of Conditions of Approval for Tract No. T-5205 dated November 3, 2004 and revised June 24, 2005, as listed below. 66. A recently constructed sanitary sewer lift station is located on the north side of Copper Avenue east of North Cedar Avenue built primarily to serve development activity south of Copper Avenue in accordance with previously approved subdivision maps and the City's General Plan land uses. Included in the lift stations design.is capacity for an initial 500 Equivalent.Dwelling Units (EDU) within the Copper River Ranch (CRR) project based upon the assumptions and conditions as outlined in a letter from the City of Fresno dated November 14, 2001, attached. 67. The following conditions shall be required to provide sewer service to the project. 68. The developer may utilize the City's lift station and force sewer main for sewage discharge from the first 500 constructed EDU. I Conditions of Approval Vesting Tentative Tract Map No.T-5268 j Conditional Use Permit No. C.-05-247. r March 1, 2006 Page 10 69. The developer is required to design and construct an on-site tertiary wastewater treatment facility acceptable to the City of Fresno, for which construction shall be completed prior to construction of the 501 EDU. Once constructed,all flow from CRR shall be directed to the tertiary wastewater treatment facility. The City will accommodate permanent sludge discharged from the planned CRR treatment facility to the City Sewer System. 70. The developer shall construct and/or pay.for all facilities necessary to accommodate the impact of connection to the City sewer system and associated wastewater treatment. I 71 Proposed methods and points of connection to the City Sewer System shall be: submitted for review and subject to Department of Public Utilities approval. i. 72. Sanitary sewer facilities to be constructed shall conform to City of Fresno Standards. 73: A Preliminary sewer design layout shall be submitted including sewer flow contribution calculations for the entire project site for review and subject to Department of Public Utilities approval prior to submitting engineered improvement plans for City approvals. 74:. Both parties shall approve equitable impact fes and monthly users charges prior to connecting to the City Sewer system. Effluent discharge from CRR wastewater treatment`plant into the city system shall be metered F Urban Growth Management Repuirenients 75. The following Sewer Connection Charges shall be paid for the Project: i a. Oversize Sewer Charge �. b. ` Trunk Sewer Charge: Herndon c:: Herndon Trunk Enhancement Fee d. Wastewater Facilities Charge (Residential.Only) j e. Sewer Facility Charge (Non-Residential) �. f. Sewer Lateral Charge 76. Following construction.of the tertiary treatment facility and upon discharge of sludge from the treatment facility to the sewer system, CRR shall be subject.to payment of Sewer Facility charges per Fresno Municipal Code Section 9-505.1 and 9-505.2. CRR shall receive credit from payment of Wastewater Facilities Charges paid for the first 500 EDU constructed against! future Sewer Facility Charges to CRR for sludge discharge. i WATER SERVICE i Developer shall comply with of Conditions of Approval for Tract No. T-5205 dated November 3, 2004 and revised June 24, 2005, as.listed below. 77. The Fresno City Council adopted by Resolution No. 2002-318 a Water Supply Assessment (WSA) as required by SB610 demonstrating that there is adequate water supply available to meet the Project water demands for a minimum 20 years. The following requirements and k I conditions are being imposed to ensure the findings.of the WSA for the CRR Project, dated September 25, 2002. , i I i - I Conditions of Approval, Vesting Tentative Tract Map No.T-5268 Conditional Use Permit No. C-05-247. March 1, 2006 Page 11 78. The nearest City of Fresno.water mains to the project are a 14-inch main located in North Friant Road and a 14-inch main located in East Copper Avenue. CRR may also be a recipient of water from the City's recently constructed surface water treatment plant, which is located two miles east of the Project site. It is anticipated that the surface water facility will only provide a seasonal delivery of water to serve the Project, not on a year-round basis.. 79. CRR shall construct additional water supply facilities deemed necessary and approved by the City of Fresno Department of Public Utilities to serve peak water demands of the Project during non-surface water delivery periods. Water supply facilities to be constructed as part of the Project include community water supply wells, wellhead treatment and distribution systems. 80. The following water improvements shall be required to serve the Project: .81. Extension of a 14-inch transmission grid water main (including installation of City fire hydrants) in East Copper Avenue from North Friant Road east across the development frontage. 82. Water mains (including installation of City fire hydrants) shall be extended within the proposed tract to provide water service to each lot created. 83. Separate water services with meter boxes shall be provided to each lot created. 84. Installation of public fire hydrant(s) is required in accordance with City Standards. W. Construct a water supply well(s) on a site(s) dedicated to the City of Fresno. The well(s) shall be. capable of producing a minimum total demand of 4,300 gallons per minute, sufficient to serve peak water demand for the project. Well site(s) shall provide direct access to public streets. Well site(s) shall be of size(s) and at location(s) acceptable to the Water Systems Manager. 86. Water well construction shall include wellhead treatment facilities, if required: 87. Approval of the subject map does not provide acceptance of well site(s) location(s). 88. A water model analysis for the water distribution system located within the tract shall be provided for review to the City of Fresno Water Division and subject to Department of Public Utilities approval prior to submitting engineered improvement plans for City.approvals. 89. 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 Water Systems Manager. 90. All public water facilities shall be constructed in accordance with City Standards, specifications, and policies. 91. 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 Water System. i Conditions of Approval Vesting Tentative Tract Map No.T-5268 j. Conditional Use Permit No. C-05-247 I t March 1, 2006 is . Page 12 i Urban Growth Management Requirements' 92. The following Water Connection Charges and fees shall be paid for the project. Payment of , appropriate water connection charges of the time of final map approval subject to deferral to building permit issuance as appropriate., a. Wet-ties, water service(s) and/or meters) installations to be performed by the City Water Division. I b. Frontage Charge . .c. Transmission Grid Main Charge d. Transmission Grid Main Bond Dept Service Charge i e. Water Supply Charge i Public Utilities Department, Solid Waste Division 93. The owners, lessees or other tenants of the residential dwellings must, on service days before 6:00 a.m., place their solid waste containers at the edge of the curb approximately four (4) feet apart and not blocking any vehicle accesses in accordance.with the City of Fresno's Solid Waste Management Division Standards. No solid waste container nor residential rubbish shall be allowed to.remain at the curbline after 8:00 p.m. on the collection day.', j 94. There shall be no parking allowed in the street, in any cul-de-sac, on the solid waste service day. This applies to any lot that is in whole or part of a cul-de-sac. 95. The following lots shall be clear of all vehicles before 6:00 a.rn. on the solid waste service day including any lots that are part of a cul.-de-sac shall be clear of all vehicles by 6.:00 a.m.: Lots 111, 112, 113, and 114 on North via Verona Way. Lots 139, 229, and 230 on North Via Montessori Drive 1 Lots 294, 295, 296, and 297 on North Tuscany Place Lots 193, 194 and 195 on North Via Montessori Drive 96. Developer shall provide a minimum of a 44' foot turning radius at all.corners.. 97. Developer shall provide a minimum of a 40foot radius (from curb face.to curb mace) in all cul-de- sacs and knuckles. 98. The developer shall redesign the end of the street near outlot "B" and north Via Tuscany Place. Solids Waste vehicles shall not back in excess of 45' feet to serve properties. 99. Developer shall.provide '18' feet.of unobstructed clearance at the gates and along the path - the solid waste vehicle travels. Redesign all entrances at the call box location so there is 18' feet of clearance. ` I i 100. Developer shall show a turning template for roundabouts shown on Sheet 3 of 5 of Tract 5268. Show a vehicle that is 11'feet wide, 35' feet long with a 44'foot turning radius. Fresno Irrigation District I 101. The Fresno Irrigation District has identified no requirements with respect to the proposed subdivision. See attached letter dated January 13, 2006. r Conditions of Approval Vesting.Tentative Tract Map No:T-5268 Conditional Use Permit No. C-05-247 March 1, 2006 Page 13 Public Works Department- Community Facilities District 102. If approved by Council, the following features may be maintained by a Community Facilities District. • Maintenance of all Landscaping and Irrigation systems as approved by the Public Works Department within the street easements, including medians, and the landscape easements along the property lines East riverbank Avenue and North Copper River Avenue and any other streets designated as non-local. CFD will not be responsible for landscaping in front yard areas with the exception of parkway street trees. Maintenance of all Landscaping and irrigation systems as approved by the public Works Department within public landscaping, trail, and open space outlots. Maintenance of public local Street: pavement, Curbs, gutters, sidewalks, medians, and street furniture as approved by the public works department within the boundary of the tentative map. Maintenance and operating costs of all Street Lights as approved by the Public Works Department within the territory of the tentative map. • Maintenance of all Street Trees as approved by the Public Works Department within the boundary of the tentative`map. • Maintenance and operating costs of police, fire, traffic control and recreation services as . established by the Council of the City of Fresno. 103. Should the City Council not approve the annexation to a CFD of any or all of the maintenance items listed in Condition No. 178, above, the property owner/developer shall create a homeowner's association for.the maintenance of those items.:' 1.04. Construction plans for all features to be maintained by a CFD for a final map submission to the Development Department for processing. 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, schrubs and trees, and sidewalks or other paved areas within all landscaped areas: URBAN GROWTH MANAGEMENT REQUIREMENTS (GENERAL) 105. The developer 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 vesting tentative tract maps. 106, The developer will be responsible for the relocation or reconstruction of any existing improvements or facilities necessary to construct any of the required UGM improvements. Conditions of Approval Vesting Tentative Tract Map No. T-5268 Conditional Use Permit No C-05-247 March 1 2006 Page 14 : E Right-of-Way Acquisition a o 107. The developer will be responsible for the acquisition of any necessary right of-way to construct any of the required improvements: j 108. ,Rights-of-way acquisition shallinclude 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, 109- 11 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. 110: 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. ff 111. 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 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: FLOOD CONTROL AND DRAINAGE 112. The subdivider shall be required to pay any applicable storm drainage fees to comply with Fresno Municipal Code Chapter 13„:Article 13. The fees due amount to $652,922 as listed in the memorandum dated February.2 2006 from the FMFCD. , 113. The subdivider shall be required to comply with the specific requirements imposed by the Fresno Metropolitan Flood Control District.(FMFCD) for the subdivision or any amendments or modifications to those requirements which may be granted by the FMFCD Board of Directors, pursuant to Section 13-1307 of the Fresno Municipal Code. These requirements are identified in the District's letter to the Plannin6and Development Department dated February 2, 2004. 114. Any temporary ponding basins constructed or enlarged to provide service to the subdivision shall be fenced in accordance with City standards within seven (7) days from the time the basin becomes operational or as directed by the City Engineer. Temporary ponding basins will be created.through a covenant between the City and the Developer prior to final m!ap approval. Maintenance of the temporary ponding basin shall be by the. Developer until permanent service for the entire subdivision is providedl SAN JOAQUIN VALLEY AIR POLLUTION CONTROL DISTRICT f 115. The developer/owner shall comply with the requirements in the letter from.the San Joaquin Valley Air Pollution Control District dated January 17, 2006. The project applicant may be subject to the Indirect Source Review fees which are scheduled to go into effect March 1, 2006. � 1 4 h Conditions of Approval Vesting Tentative Tract Map No.T-5268 Conditional Use Permit No. C-05-247 March 1, 2006 Page 15 PACIFIC GAS AND ELECTRIC COMPANY' 116: The project applicant shall comply with letter dated January 18, 2006. CLOVIS UNIFIED SCHOOL DISTRICT 117. The project applicant shall comply with the letter dated January 31, 2006 from the Clovis Unified School District which stipulates that the current fee assessed to residential development is $3.09 per square foot which may be adjusted. CALTRANS 118. The project applicant shall comply with the letter dated January 26, 2006 from Caltrans. ENVIRONMENTAL MITIGATION MEASURES 119. The.project applicant shall comply with all conditions of Approval for Vesting Tentative Tract Map No. t-5205 dated November 3, 2004, Revised June 24, 2005. 120. The project applicant shall comply with all mitigation measures for Final EIR No. 10126, as specified in Environmental Assessment No. EA-T5205/C-04-153 which will also be the environmental document of record for Vesting Tentative Tract Map No. T-5268 and Conditional Use Permit No. C-05-247; 121. ` The project applicant shall submit a status report that lists all mitigation measures as required by Final EIR No. 10126 prepared for the Copper River Ranch Project and their present implementation and compliance schedule. Said report shall be submitted to the Planning and Development Department prior to the submittal of a Final Map for Vesting Tentative Tract Map No. T-5268. DEVELOPMENT FEES AND CHARGES - 122. This project is subject to the following development fees and charges: (Appeal to condition withdrawn, see letter dated June 24, 2005 from Granville Homes to Director Nick Yovino.) PARKS DEPARTMENT FEE/RATE a. Street Tree Landscape Plan.Review fee $56.00 b'. Street Tree Installation fee $129.00/tree City installed Tree c. Street Tree Inspection fee $30.00/tree Developer installed tree Conditions of Approval Vesting Tentative Tract Map No.T-5268 i Conditional.Use Permit No. C-05-247 March 1, 2006 '. Page 16 d. Maintenance District Plan Review fee $176'.00 F e. Maintenance District Inspection fee $305.00 1 I f. Reinspection Fee $29/Hour FRESNO METROPOLITAN FLOOD CONTROL DISTRICT 'FEE 7 RATE g. Metropolitan Flood Control District Fee` Contact FMFCD for new fees. Rates increased as of 0 b Novemer 8, 204 I . � SEWER CONNECTION CHARGES FEE RATE i h. Lateral Sewer Charge $0.10/sq. ft. (to 100' depth) i. Oversize Charge $0.05/sq. ft. (to 100' depth) j. Trunk Sewer Charge Service Area: Herndon $496/living unit ' ST.E.P ' (C=1, C2, C-5) k. Wastewater Facilities Charge $2,119/living unit 1 S.T.E - P. (C- 1, C;2, C 5) U on occupancy*Upon of the project,the subdivider shall pay the appropriate sewer facility charge pursuant to the Simple Tiered Equity Program(STEP)as determined by the Department of.Public Utilities,Wastewater Division, Environmental Services Section(559-621-5153). I. Copper Avenue Sewer Lift Station Charge $650/living unit I m. Fowler Trunk Sewer Interim Fee Surety n/a 1 n. House Branch Sewer Charge n/a I o. Millbrook Overlay Sewer n/a WATER CONNECTION CHARGES i FEE.RATE I p. Service Connection Charge Fee based on service(s) and meter(s) sizes specified by owner; fee for service(s) and Meter(s) established by f ' the Master Fee Schedule. q. . Frontage Charge $6.50/lineal foot i l r. Transmission Grid Main Charge $643/gross acre s. TransmissionGrid Main Bond Debt Service Charge $243/gross acre } l 1 I Conditions of Approval Vesting Tentative Tract Map No. T-5268 Conditional Use Permit No. C-05-247 March 1, 2006 Page 17 f. UGM Water Supply Fee $456/living unit Service Area: 101-S u. Well Head Treatment Feer n/a' Service Area: 101 v. ,Recharge Fee n/a Service Area: 101 w. 1994 Bond Debt Service $895/living unit Service Area: 101 DEVELOPMENT IMPACT FEE FEE RATE/CHARGE x. Police Facilities Impact Fee- Citywide $624/living unit y. Fire Facilities Ipact Fee-Citywide $539/living unit Z. Park Facility Impact Fee Citywide $3398/living unit aa. Quimby.Parkland Dedication Fee` $1120/living unit bb. Traffic.Signal Charge $414.69/living unit URBAN GROWTH MANAGEMENT FEE RATE/CHARGE* cc. Major Street Charge Service Area: F $3,625/adj. acre dd. Major Street Bridge Charge Service Area: F $72/adj. acre ee. UGM Grade Separation Fee n/a ff. Trunk Sewer Charge n/a Service Area: . gg. *Street Acquisition/Construction Charge n/a KAMaster Files-Tract maps\T-5268-COA-030106.wpd 6ity of DATE: February 9, 2006 TO: Mike Sanchez, Planner III Development Department,Planning Division THROUGH: Scott Mozier, P.E. Traffic Engineering Manager Public Works Department, Engineering Division FROM: . Louise Monroe, Traffic Planning Supervisor Public Works Department,Engineering Division ., SUBJECT: TT.5268/ C-05-247, Public Works Conditions of Approval (Copper between Millbrook and Maple) The Public Works Department,Traffic Planning Section, 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. General Conditions: Comply with all conditions asset forthIn T-5505 dated October 26, 2004. Provide required connections from Copper River to Friant Expressway and from Riverbank to Copper at Cedar and Maple in accordance.with the Copper River EIR. Provide.curb ramps at all corners within the limits of,this subdivision. Underground all existing offsite overhead utilities with the limits of this map in accordance with Fresno Municipal Code Section 12-1011 and Resolution No. 78-522/88-229. Submit a Geometric Approval Drawing (GAD) to Traffic Engineering for review and approval, per the attached checklist, prior to submittal of street plans: Submit the following plans, as applicable, in a single package, to the Planning and Development. Department for review and approval: Street Construction, Signing, Striping, Traffic Signal and Streetlight and Trail Lighting, Signing and Striping. Frontage Improvement Requirements: Major Streets Riverbank Avenue: Collector - 1. .Insufficient information provided. Dedicate 47'-55' of property, from center line, for public street purposes within the limits of this subdivision to meet the current City of Fresno Collector Standards or provide approved cross section on the map. . .Page 1 of 4 C:\Louise\TRACT MAPS\T-5268 COPPER BTWN MILLBROOK&MAPLE.doc i 2. Construct concrete curb and gutter to Public Works Standard P-5. The curb shall be constructed to a 10'residential pattern. Construct a 6'residential sidewalk per Exhibit VP or provide approved cross section on the map. 3. Construct an 80' bus bay curb and gutter at the locations approved withT-5505to Public Works . Standard P-73, complete with a 10' monolithic sidewalk. 4. Construct 20' of permanent paving.(measured from face of curb) within the limits of this sub- division. i 5. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this subdivision. Spacing and design shall conform to Public Works Standard 1'E-8 for Collector Streets. 6. Relinquish direct vehicular access rights to Riverbank Avenue from all lots within this subdivision. Copper River Avenue: Collector 1. Dedicate 47'- 55' of property, from section line, for public street purposes within the limits of this subdivision to meet he current City of Fresno.Collector Standards or provide approved cross section on the map. 4 2. Construct concrete curb and gutter to Public Works Standard P-5. The curb shall be constructed to a 10'residential pattern. Construct a 6'residential sidewalk per Exhibit VP or provide approved cross section on the map. 3. Construct an 80' bus bay curb and gutter at the locations approved with T-5205 to Public Works Standard P-73, complete with a 10' monolithic sidewalk. 4. Construct 20' of permanent paving (measured from faceof curb) within,the limits Of this sub- division. 5. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this subdivision. Spacing and design shall conform to Public Works Standard t-8 for.Collector Streets. . . 6. Relinquish direct vehicular access rights to Copper River Avenue from all lots within this subdivision. Interior Streets: Private - Specific Mitigation Requirements: 1. This tract will generate 285 a.m./385 p.m. peak hour trips; therefore, a Traffic impact Study(TIS) is required. Comply with the mitigation measure requirements of the Traffic Engineering. Manager. See letter dated October 26, 2004. 2.. The first order of work shall include a minimum of two points of vehiculari,access to the major streets for any phase of this development. l 3. Entries: Where not existing, redesign to provide for 50' minimum stacking to be measured from the proposed gate to back of walk. ;Provide vehicle turnaround and identify oniplan a turning template for a passenger vehicle. Details must be to scale for review and approval 1 week prior to Planning Commission Hearing. This project shall pay its Traffic Signal.Mitigation Impact Fee (TSMI Fee) at the time of building permit based on the trip generation rate(s) as set forth in the latest edition of the ITE Generation Manual. The fee amount is $414.69 per single family unit, (fee rate as shown in the Master Fee Schedule). r { UGM Requirements: See attachment(s) I F Page 2of3 C:\Louise\TRACT MAPS\T-5268 COPPER BTWN MILLBROOK&MAPLE.doc CITY OF FRESNO PUBLIC WORKS DEPARTMENT .GAD PLAN CHECK GUIDE& REQUIREMENTS LIST ❑ RECORD PLAN INFORMATION IN PLAN CHECK LOG ❑ LANE CONFIGURATIONS MATCH CONDITIONS OF APPROVAL ❑TURN POCKET LENGTHS ARE"CALLED OUT AND CORRESPOND TO QUEUE LENGTHS IN TRAFFIC IMPACT STUDY ❑ EXISTING AND PROPOSED CURBS AND MEDIAN ISLANDS ARE CLEARLY SHOWN ❑ PERTINENT.FEATURES SUCH AS EXISTING PARCELS,RAILROADS,FID CANALS ❑ CONFORMS TO EXISTING CONDITIONS AT PROJECT LIMITS ❑ EXISTING LANE WIDTHS ARE CALLED.OUT AT CONFORM AREAS ❑ GAD SHOWS PROPOSED WIDTH OF STREET RNV, CURB-TO-CURB DISTANCE,.ALL TRAFFIC LANES, BIKE LANES, PARKING LANES AND MEDIAN ISLANDS ❑ GAD CALLS OUT TRANSITION LENGTHS AND TAPERS EXPRESSED AS TRANSITION LENGTHPER , OFFSET WIDTH (1.E. 50:1 TAPER"WOULD BE A 600'TRANSITION FOR A 12'OFFSET) ❑ ALL CURVE DATA IS CALLED OUT. WHERE CURVES ARE CONCENTRIC, ONLY THE C/L OR CURB LINE NEEDS TO BE CALLED OUT. ' ❑ THE C/L 1S MATHEMATICALLY.DEFINED WITH HORIZONTAL CONTROL IN CASES WHERE THE C/L DOES NOT FOLLOW THE SECTION LINE ❑ BEARINGS AND DISTANCES ARE PROVIDED WHERE THE C/L OF CONSTRUCTION (NEW C/L OR SECTION LINE) IS NOT PARALLEL TO.THE PROPOSED RNV, OR WHERE THE TWO SIDES OF A DIVIDED ROADWAY ARE NOT PARALLEL. ❑ SHOW TRUCK TURNING TEMPLATES FOR ALL DUAL LEFT.OR DUAL RIGHT TURNS AND ROUNDABOUTS .. . ❑ CROSSWALK LAYOUTS MEET CITY STANDARDS (4' FROM FACE OF CURB AT RAMP,`10'WIDE, NO DOGLEGS, MEDIAN NOSES CLEAR OF CROSSWALK) ❑ PLANS INCLUDE PROJECT REFERENCE INFORMATION(Site Plan No., C.U.P. No., Rezone No., Parcel Map No. or C.I.P. No. (PW ID, Fund, Org,KRA), NORTH ARROW, SCALE, TITLE BLOCK, OWNER'S NAME, ENGINEER PREPARED BY) ❑ FOR PROJECTS INCLUDING SIGNIFICANT VERTICAL GRADE CHANGES INCORPORATING MULTIPLE GRADE BREAKS OR VERTICAL CURVES, THE GAD SHOULD INCLUDE A PROPOSED MAJOR STREET C/L PROFILE (NOT NECESSARY FOR TYPICAL ROUTINE PROJECTS) Page 3 of 3 C:\Louise\TRACT MAPS\T-5268 COPPER BTWN MILLBROOK&MAPLE.doc City of DATE: October 26,2004 TO: Mike Sanchez, Planner I{{ Planning and Development.Department, Planning Division THROUGH: Jose Luis Benavides, P.E., Interim Transportation Manager ' Public Works Department, Engineering Division FROM: Louise Monroe, Traffic Planning Supervisor Public Works Department, Engineering.Division SUBJECT: TT 5205, Revised Public Works Conditions of'Approval The Public Works Department, Traffic Planning Section, has completed its review of Tentative Tract Map 5205, which was submitted by Copper River Ranch LLC. The subdivision is located northeast of Copper Avenue and Friant Road. The following requirements are to be placed on this tentative tract map as a condition of approval by the Public Works Department. General Conditions 1. Handicap access ramps are required at all corners within the limits of this tract. 2. All required signing and striping shall be done and paid for by the developer/owner. The signing and striping plans shall be done per the current Caltrans standards and shall be submitted along with the street construction plans for this tentative map to the Public Works Department. 3. Underground all existing offsite overhead utilities with the limits of this map in accordance.with Fresno Municipal Code Section 12-1011, 8-801 and Resolution No. 78-522/88-229. 4. Wedge curbing and/or rolled curbs are not an approved Public Works Standard and therefore such will not be approved on any proposed public streets.within this subdivision. Construct all, curb and gutter to Public Works Standard P-5. 5. While the tentative tract map exhibits and its accompanying conditional use permit present several non-standard improvements, all of which are not approved. All improvements to be installed within public streets shall comply with the current Public Works Standards in effect at the time.of construction. .6. Submit details for the proposed gated entries prior to conceptual approval. 7. Submit cross sections for the following prior to conceptual approval: a:` Maple Avenue b. Friant Road c. Copper Avenue's Multi-Purpose Trail (bike, pedestrian and equestrian) d. ' All mid-block golf cart! Neighborhood Electric Vehicle (NEV) crossings 8. Any work within the County's jurisdiction shall be based on Fresno County Standards. . Page 1 of 6 D:ITRACT&PARCEL MAP REQUIREMENTS%tract maps\T-5205 COPPER.RIVER 10-26-04.doc Frontage Improvement Requirements i Major Streets North Friant Road: Scenic Expressway . 1. Construct concrete curb and gutter to.Public Works Standard P-5 within the limits of this development.. (No sidewalk) 2. Construct an 80-foot bus bay at the northeast corner of Friant Road and Copper Avenue. Concrete curb and gutter shall be constructed to the City of Fresno's Standard Drawing P-731 complete with a 10-foot monolithic sidewalk. 4 3. Construct twenty (20) feet of permanent paving within the limits of this development. Construct transition paving, as necessary, on a 55 mph design speed. � { 4. Construct an underground street lighting system to Public Works Standard�E-1, within the limits of this development. -Spacing and design shall conform to Public Worki Standard E-10 for Expressways. I 5. Relinquish direct vehicular access rights to North Friant Road from all'lots within this development. East Copper Avenue: Super Arterial i 1. Dedicate an easement for public street purposes per the Director's Determination. Dedicate 23'- 27' measured from section line; from Cedar to Chestnut Avenues: 2. Construct concrete curb and gutter to Public Works Standard P-5 within the limits of this development. (No sidewalk.. See planning comments for trail requirements) :3.., Construct an 80 foot bus bay at the northwest corner of Copper/Cedar, Copper/Maple and Copper/Millbrook.. Concrete curb and gutter shall be constructed to Public Works Standard P-73, complete with a monolithic sidewalk. 4. 'Construct twenty (20) feet of permanent paving within the limits of this development. Construct transition paving, as necessary, based,on a 55 mphdesign speed. 5.' Construct an.underground street lighting system to Public Works Standard E-1; within the limits of this development. Spacing and design shall conform to Public Works Standard E-7 for Arterial Streets. 6. Relinquish direct vehicular access rights to.East Copper Avenue from all residential properties within this development. North Maple Avenue:4-lane w/dual left turns all around A. 1: Dedicate an easement for public street purposes, within the limits of this development to meet the current City of Fresno Arterial Standards to accommodate: 4-12`lanes; 1-12' right turn lane, 2-11' left turn lanes, 2-5' bike lanes, a 5' wide median nose and 10' curb patterns. An additional 2' shall be required adjacent to`any medians placed adjacent to the through lanes. The minimum edge of the electrical tower to face of curb clearance shall be 5 . Design speed shall ..be 45 mph for Maple Avenue: 2. Construct concrete curb, gutter land sidewalk to Public Works Standard. P-5. The.sidewalk pattern shall be constructed to a 10-foot commercial pattern: 3. Construct an 80-foot bus bay.at the northeast corner of Copper/Maple. Concrete curb and gutter shall be constructed to the Public Works Standard P-73, complete with a 10-foot monolithic sidewalk. i 4. Construct twenty.(20) feet of pelrmanent paving within the limits of this development. Page 2 of 6 b:\TRACT&PARCEL MAP REQUIREMENTS\tract map'\T-5205 COPPER RIVER 10-26 04.dac 5. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this development. Spacing and design shall conform to Public Works Standard E-7 for Arterial Streets. . 6. Relinquish direct vehicular access rights'to the southerly 150' of Maple Avenue from all lots Within this development. North Cedar Avenue: Collector.4-lane (to be constructed on both sides) 1. Dedicate 94'-110' of property for public street purposes, within the limits of this development to meet the current City of Fresno Collector Standards. 2. Construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The sidewalk pattern shall be constructed to a 1.0-foot residential pattern. 3. Construct an 8.0-foot bus bay at the northeast corner of Copper/Cedar. Concrete curb and . .gutter shall be constructed to Public Works Standard P-73, complete with.a 10-foot monolithic sidewalk. 4. Construct twenty(20) feet of permanent paving within the limits of this development. 5. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this development. Spacing and design shall conform to Public Works Standard E-8 for Collector Streets. 6:. Relinquish direct.vehicular access rights to Cedar Avenue from any single family residential within this development: 'Friant Entrance Road Collector (to be constructed on both sides) 1: Dedicate an easement for public street purposes,within the limits of this development to meet the current City of Fresno Collector Standards. Additional right of way shall be dedicated to .accommodate dual left turns. The.minimum curb-to-curb width for eastbound traffic shall be 30' and the minimum width for westbound shall be 39' (2-11', 1-5', 1-12'). . 2. Construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The sidewalk pattern shall be constructed to a 107foot residential pattern. Alternate patterns can be considered. 3 Construct twenty.(20) feet of permanent paving along the frontage within the limits of this development. 4. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this development. Spacing and design shall conform to Public Works Standard E-8 for Collector Streets. tLGS1 d'cs�'`A 1, 5. Relinquish direct vehicular access rights to Friant Entrance Road from all lots ithin this development. Collectors No. 1 and No. 2 see exhibit "A" (to be constructed on both sides) 1. Dedicate up to 110' of property'for public street purposes, within the limits of this development to meet the current City of Fresno Collector Standards. 25' Construct concrete curb, gutter and sidewalk to Public Works Standard P-5. � 1a 3. Construct an 80 foot bus bay at the southwest corner of Collector 1/Collector 2 and at the southwest corner of Collector 2/Maple. Concrete curb and gutter shall be constructed to Public ..Works Standard P-73; complete with a 10-foot monolithic sidewalk. Page 3 of 6 0:\TRACT&PARCEL MAP.REQUIREMENTS\tract maps\T-5205 COPPER RIVER 10-26-04.doc 4. Construct twenty (20) feet of permanent paving within the limits of this development. 5. .,Construct an underground street lighting system to Public Works Standard E-1 within the limits of this development. Spacing and design shall conform to Public Works Standard E-8 for. Collector Streets. 6. 9 Relinquish direct vehicular access rights to Collector No. 1 and No. 2 from all lots within this q development as shown on the preliminary tentative tract map. Local Streets: Design and construct all curb, gutter, sidewalk (both sides), permanent paving, cul ode-sacs, and underground street lighting systems on all interior local streets to Public Works Standards. Sidewalk patterns shall comply with Public Works'Standards. Any dead-end streets created by this subdivision.shall be properly barricaded'in accordance with the Pubic Works Standard P-44. I 1. All contact points with major streets shall be constructed to Public Works Standard APIA. 2. In order to maintain the proposed 40'right-of-way, the developer shall designate them as "Private Streets" OR all streets with proposed 40' right-of-way shall be changed to 44'minimum'right- of-way provided that the following conditions can beaccommodated: a. Provide a 36' minimum width from curb.to curb. - b. Provide 4' minimum from curb face to property line.. f c. Prior to approval, verify the location of all utilities within the street right-of-way. Submit a cross section indicating the layout for all utilities. (Fire hydrants, streetlights, PG&E, telephone, cable,:pull boxes, FMFCD utilities, street signs, mailboxes, etc.). 3. . The proposed 50' street cross section shall be revised to reflect the following: a. The minimum curb face to walk shall be 5.5' b: An additional 1.5' P.E. is necessary for a total of 2.5'. c. Construct a minimum 4' sidewalk. 4 .The proposed 56' street cross section shall be revised to reflect the following. a. Identify a 4' pedestrian easement on both sides of the street: 5. The proposed 60' street cross section shall be revised to reflect the following: a. Identify a 4' pedestrian easement on both sides of the street. 6. Local Collector No. 3,.see Exhibit ".A" a. Dedicate 72' of property for public street purposes, within the limits ofhis development. b. Construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The sidewalk pattern shall be constructed to a 12-foot residential pattern. Specific Traffic Mitigation Requirements: 829 lots j This tract will generate 622 a.m. 1838 p.m. peak hour trips, therefore, a Traffic Impact Study (TIS) is required to comply with the mitigation measure requirements of the 2025 General Plan circulation element.. A project trip generation and trip trace study has been submitted to Traffic Planning for a TIS "scope". The TIS scope forthis project was provided to the developer-on February 4, 2004. On October 07-2004 a TIS report`was submitted to the City of Fresno for staff's evaluation.l Please refer to TIS comments memo dated October 26, 2004 for additional improvement requirements that need to be mitigated by this project. 1. The first order of work shall include a minimum:of two permanent points of vehicular access to major.streets for any phase of this development. j 2. All Well Sites shall beaccessed from interior streets. Any other proposals will require the approval of Traffic Engineering. l Page 4 of 6 I -5245 COPPER RIVER 10-�6-04,doc D:ITRACT&PARCEL MAP REQUIREMENTSItract mapsl7 3. The proper design of the roundabouts may necessitate more or less right-of-way. This shall be determined at the street plan design stage of this project. Roundabouts shall comply with Federal; State and ADA guidelines and shall be subject to review and approval from a private consultant and the City of Fresno: 4. 'Provide full off-site improvements.adjacent to the PG &E parcel located on Copper between Cedar and Maple. 5. Dedicate and construct a northbound right turn lane along Friant Road at the Friant Entrance Road. The right turn lane shall be a minimum of 250' or 25' per queued vehicle, as indicated in the required Traffic Impact Study, whichever is greater. 6,.r Dedicate and construct a 20' wide emergency access from this subdivision to Willow Avenue. ,. . Multi-Purpose Trail: a. Provide a Multi-Purpose Trail easement: 50' wide, on the south side of outlet FF within the limits of the proposed neighborhood commercial site at the northeast corner of Friant and Copper. b. Construct the Multi-Purpose Trail within the required easements. c. Identify the Multi-Purpose Trail Easement on Copper from Maple to the easterly boundaries of this subdivision. �$,y Relinquish direct vehicular access rights to: a. The south property line of lot 34: b. The southwest property line of.lots 253,679 and 663. C.. The northeast property line of lots 252,581 and 664, d. The east property line of lots 351 and 823. UGM Requirements: V,,This subdivision is outside the current UGM boundaries but within the City sphere of influence. The .applicant has proposed an impact fee program to fund infrastructure needed to address specific impacts associated with the proposed Tract. As a minimum, the impact fee program shall facilitate construction of the street and intersection improvements within and adjacent to this subdivision. -The Applicant shall cause to prepare an amendment to the UGM program for Council consideration to adopt the proposed impact fees for this subdivision, ��i The Applicant shall identify a mechanism to fund maintenance of all landscape; entrance features, n -benches, trails, lighting, etc. within the proposed public easements. The Applicant may utilize a "fes homeowners association or they may petition the Council to form a Community Facilities District in accordance with state guidelines and statutes. North Friant.Road: Scenic Expressway 1. Construct (2) two twenty (20)foot UGM center section travel lanes within the limits of this development. Details of said street shall be depicted on the approved tentative tract map. Dedication shall be sufficient to accommodate the number of lanes determined by the Traffic Impact Study and any other grading or transitions and drainage, as necessary based on a 55 MPH design speed. 2. Construct an 8".raised concrete median.island within the limits of this development (22' to 26' in width). East Copper Avenue:,Super Arterial 1. Dedicate and construct two (2) twenty(20) foot center section travel lanes within the limits of this ' development. Details of said street shall be depicted on the approved tentative tract map. Page 5 of 6 n•1TRACT R PARf:FI KAAP PF:Ot IIRFMFNTGItrnrt ennnclT-5.7(]5 f:nPPFR RIVER 10.28-04 cine... - A . Dedication shall be sufficient to-accommodate dual left turn lanes at the Copper/Maple intersection and any other grading, transitions and / or drainage requirements, as necessary, based on a 55 MPH design speed. 2. Construct an 8" raised concrete median island within the limits of this subdivision. Provide 250' left turn lanes at all intersections.: 3.. .Construct dual left turn lanes at all legs and the intersection of Copper/ Map le. . 9 pP P North Maple Avenue: Collector w/dual left turns i 1. Construct two (2) seventeen (17) foot center section travel lanes within the limits of this development south to the intersection with Copper Avenue. Details of said street shall be depicted on the approved tentative tract map. Dedication and construction shall be sufficient to accommodate for dual left turns at the intersection of Maple and Copper: 2. Construct an 8" raised concrete median island within the limits of this development. North Cedar Avenue: Collector' i 1. Construct two (2) seventeen (17) foot center section travel lanes within the limits of this development. Dedication and construction shall be in accordance with Public Works Standard P-69.. Friant Entrance Road: Collector , 4 1: Construct.two (2) seventeen (17) foot center section travel lanes within the limits of this development. Dedication and construction shall be in accordance with Public Works Standard P-69. 2. Additional right of way shall be dedicated to accommodate dual left turns. E _. I Collectors No. 1 and No.2 (see exhibit "A") 1. Construct two UGM center section travel lanes within the limits of this development. Dedication and construction shall be in accordance with Public Works Standard P-69. REF: R-03-17 1 t F t Page 6 of.6 D:\TRACT.&PARCEL MAP REQUIREMENTS\tract maps\T-5205 COPPER RIVER 10-26-04.doc I City of DATE:` October 26,2004 TO: Darrell Unruh, Planning Manager Planning Division Development Department FROM:, Jose Luis Benavides, P.E., Traffic Engineering Manager Public Works Department,Traffic Engineering SUBJECT: COPPER RIVER RANCH TRAFFIC IMPACT STUDY (TIS) MITIGATIONS All projects that are projected to`generate 100 or more peak hour trips shall prepare a TIS as identified in the 2025 Fresno General Plan, Mitigation Measure B-4, b. Staff has reviewed the.TIS report submitted by TPG Consulting for the Copper River Ranch.Project and have the following comments: Since this report failed to study the requested intersections along the perimeter of the project site we can only assume a worse case scenario and therefore the following traffic mitigation measures shall be set as a condition of approval of this project: . Friant Road: 1 Construct a dedicated northbound right turn lane along Friant.Road at the Friant Entrance Road. The right turn lane shall be a minimum.of 250' in length. . . 2. Full construction of all UGM and frontage improvements along Friant Road from Copper Avenue to the south and the proposed Friant Entrance Road to the north shall be completed prior to occupancy of any building (residential or non-residential) within this project. This traffic mitigation is necessary to safeguard the Health and Safety of the Community: 3. Construction of the second northbound lane north of the proposed Friant Entrance Road shall be done in accordance with the Caltrans Design Manual based on a 55 MPH Design Speed. 4. This project shall signalize the intersections of Friant Road with Copper Avenue and the proposed "Friant Entrance Road". Said signalized intersections will need to.be complete with left turn .-�.. .:,.i: is-. ...w.n.r.- -. .-. _,.:�l --�..1.• -"-•- --._� �..._�..__._ ..�; .. . " { 5 '.;Install an advance yellow flashing beacon north of the Friant Entrance Road for southbound traffic to alert motorists that they are approaching a signalized intersection.';Distance and location of said yellow flashing beacon shall beset per the CALTRANS Traffic Manual and Highway Design Manual. 6. All of the above signal work shall be completed prior to the opening of the Friant Entrance Road to any traffic. Copper Avenue: f 1. Signalize the intersection of Copper:and Cedar complete with left turn phasing, actuation,'and emergency signal pre-emption: 2. Signalize the intersection of Copper and Maple complete with left turn pha sing, actuation, and emergency signal pre-emption. 3.. Signalize the intersection of Copper and Millbrook complete with left turn phasing, actuation and emergency signal pre-emption. If signal warrants are not satisfied for this intersection upon build out of the single family, multi-family projects, and commercial shopping centers, this condition may be rescinded by the City Engineer. .4. The above three intersections shall be signalized at the earlier of signal warrants being satisfied or at such time the City Engineer requests its installation be completed. If within five years after the completion of all phases of this project signal warrants have not been satisfied for a particular intersection then therequirement to signalize such intersection may be removed as a condition of approval of this project. 5. . Dedicate'and Construct a two hundred foot (200') eastbound right turn lane�,at the intersection of Copper with Willow Avenue. t 6. To maintain the design capacity of Copper Avenue limited access may be allowed to non- residential parcels. All access point shall require the approval of the Traffic Engineering Division on a case per case basis. The number and type of access points shall be limited to the following per half mile segment: a. No more than one left turn access point shall be allowed in each direction. b. :The maximum number of access points shall not exceed three Willow Avenue: 4 1. Dedicate and Construct a two hundred foot 200' northbound left turn lane at the intersection of Willow with Copper Avenue. Construct any necessary transition paving!,north and south of said intersection based on a 55 MPH design speed. Roundabout analysis of internal Copper River Ranch intersections Since the TIS submitted for this project did not analyze the design and capacity of the proposed Roundabouts, their design and installation cannot be,allowed until all the necessary studies are performed. Such further studies will need to compare advantages and disadvantages of a roundabout versus a signalized intersection. Some of,the criteria shall be but not limited to the following: 1. Cost 2. Pedestrian accessibility. 3. Right-of-way required ' I 4. Capacity of intersection j 5. LOS of intersection i 6. Bicyclist accessibility j 7. Air emissions f f c: Traffic Reading File Ruth Davis.6807 Leameadow, Dallas,TX 75248` DATraFfic Impact Studies\Copper_river TISReview doc i ,. File No:210.45 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS PUBLIC AGENCY DEVELOPER Mr.Gil Haro,Planning Manager COPPER RIVER DEVELOPMENT CO.,INC. Planning& Development Department 1396 W. HERNDON AVE., SUITE 101 City of Fresno FRESNO, CA 93711 2600 Fresno Street Fresno, CA 93721 MAP NO. 5268 PRELIMINARY.FEE S See bel w .) W4 DRAINAGE AREA(S) ". DE - DRAINAGE AREA DE $652,922.00 DATE �;7-7 DRAINAGE AREA TOTAL FEE $652,922.00 The proposed development will generate storm runoff which produces potentially significant environmental impacts and which must be properly discharged and mitigated pursuant to the Z California,Environmental Quality Act and the National Environmental Policy Act. The District O 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. The proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance prior to approval of the final map at the rates in effect at the time of such approval. The fee indicated above is based on the tentative map: Contact the FMFCD project engineer prior to approval.of the final map for the fee. 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. b) Fees may be calculated based on the actual percentage of runoff if different than that. typical for the zone district under 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. 5263 - 5469 E.OLIVE FRESNO,CA 93727.- (559)456-3292 - FAX(559)456-3194 Two sided document FRESNO METROPOLITAN.FLOOD CONTROL DISTRICT - NOTICE OF REQUIREMENTS Page 2 of 4 e) When the actual costs incurred in constructing Master Plan facilities exceeds the drainage fee obligation, reimbursement will be made for the excess costs from future . fees collected by the District from other development. Approval of this development shall be conditioned upon compliance.with these,District:District Requirements. I 1. a. Drainage from the site shall be directed to X b. Grading and drainage patterns shall be as identified on Exhibit`No.V// 2 c. The grading and drainage patterns shown on the site plan conform to the adopted Storm Drainage and 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 Y required b theapproving aQenc q PP b a Y: Developer shall construct facilities as shown on Exhibit No. 1 as "Master Plan. Facilities to be constructed by Developer". X None required. E 3 . The following final improvement plans shall be submitted to the.District for review prior to final development approval: X Grading Plan Storm Drain Plan X Final Map X Street Plan Water& Sewer Plan Other 4 Availability.of drainage.facilities: a. Permanent drainage service is available provided the developer can verify to the satisfaction of the City of Fresno 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. Temporary service;is available through X d. See Exhibit No. 2 i 5. . . The proposed development: Appears to be located within a 100 year flood prone area as designated on the latest Flood Insurance Rate Maps lavailable to the.District, necessating appropriate floodplain management action. (See attached Floodplain Policy.) ' ' 5263 5469 E.OLIVE FRESNO;CA 93727 - (559)456-3292`- FAX(559)456-3194 Two sided document .; FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 3 of 4 Appears to be located within a 500 year flood prone area as designated on the latest Flood Insurance Rate Maps available to the District. X Does not appear to be located within a flood prone area. 6• 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, approved August 1999,(modified December 2002.) 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 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, N 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, 1997 (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. 5268 5469 E.OLIVE - FRESNO,CA 93727 7 (559)456-3292 FAX(559)456-3194 Two sided document i FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page;4 of 4 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 m�inimize.contact with materials which may contaminate storm water runoff. - I 7. 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. 8 The District reserves the right to modify,reduce or add to these requiremeints,.or revise fees,as necessaryto accommodate changes made in the proposed development b the developer or P by P requirements made by other agencies. 9. X See Exhibit No. 2 for additional comments, recommendations and requirements. Gerald E. Lakeman, U.U.YProject Engineer: Neda Shaken District Engineer C. PROVOST AND PRITCHARD 286 W. CROMWELL AVE. FRESNO, CA 93720 i { I i 5263: 5469 E.OLIVE FRESNO;CA 93727 - (559.).456-3292 - FAX(559)456-3194 Two.sided document � j OTHER REQUIREMENTS EXHIBIT NO. 2 . Permanent drainage service is available upon completion of Contract "DE-16" (Copper River Ranch). The District recommends temporary facilities until permanent service is available. 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. Major storm flows from the north portion of Tract 5268 (all north portion of CRR)have historically flowed south across the northerly property line of Tract 5268. The developer will be responsible for accommodating the passage of this major storm flow including,but not limited,to setting North Via Venice Lane and North Via.Montessori Drive wide enough to pass the major storm. A minimum fifteen-foot (15') wide storm drain easement will be required whenever storm drain facilities are located on private property. No encroachments into the easement will be permitted including, but not limited to, foundations, roof overhangs, swimming pools, and trees. Development No. Tract 5268 engr\perm it\exhibits2\tract\5263(ns) ' r � ll NE ° Ma r t pys t � rh.x.ryp tJ rJ : MiEi7N •-•• APs � }"_J�'� � aS',C "�we t _ F 1 :��cva 7v� .�`� >tih :�F 1 3�r i s S.r.F't1 n tx1 \ ay - �•4 �C.tn .h''`u1k5_u`�:..:.'AYxi�,Y����t£,'7�`�.� r 2w�, 4�7 i - H _ nl ""t LL &"' l F�1 I'y ��FrISO- �. E J '.. 'P ��t :FN:, :+� £ s�L1�.4��4 f�o.+s� bf�• �nv -h� �p� 1 Z O w - Ag+Y' r Abb`. N ��l Y?4y 1� �' ;4 kYf+l Ct y •5 a.F to 9P"i '" 'iN'TQtia CL 42 s co CD CD m � . U ti Uctsl.L .2' y d U _ a �rA'oIt , F1 Z5 rn ro W m Z IJJ N WCD Lo LO au cn O W O Z .l.L m N O fa Ln O O I.LI .m0 C4 0 C4 w C _ yyii 1 tee. s.F r s ky ao LO LO Lu .n aj E > 71r f3 W O UU fC N N r s r d Z N CO 'U fC W - O{ �' C LL fE LL Q O a O -9c lL CD LL. of c \ rs c o c 0 m c m MECo W Cc cn 4 c wr r US C5 cc cn cc cn� Cc k ID IL) . C m C m m S W. `7 fC h Sss Q a� a p `—�' x 'm o . = a L)i a in o in o p. c CL p U w ti w � Z w 0 N `4 �' /by\• \. 3 .: 03 y w G(S a�� � w d 1 � Z00 a I � 0000 s Mlke Sanchez TT 5268 condrtlons Mlke doc � Page 1 n City of PUBLIC WORKS DEPARTMENT . DATE: February 13,2006 DRAFT TO: MIKE SANCHEZ,Supervising Planner Planning and Development Department FROM: JOE PAFF,Senior Engineering Technician Public Works Department SUBJECT: CONDITIONS FOR VESTING TENTATIVE TRACT 5268 AND COMMUNITY FACILITIES DISTRICT. 1. The long term maintenance of the following items is the ultimate responsibility of the owner/developer. If approved by Council,the following features may be maintained by a Community Facilities District. : Maintenance of all Landscaping and Irrigation systems as approved by the Public Works Department within the street easements, including medians,and the landscape easements along the property lines E. Riverbank and N.Copper River Avenues and any other streets designated as non-local. CFD will not be,responsible for landscaping in front yard,areas with the exception of parkway street trees. • Maintenance of all Landscaping and Irrigation systems as approved by the Public Works Department within public Landscaping,Trail and Open Space Outlots. . ■ Maintenance of public local Street: Pavement,Curbs,Gutters,Sidewalks,Medians and Street Furniture as approved by the Public Works Department within the boundary of the tentative map. Maintenance and operating costs of all Street Lights as approved by the Public Works Department within the boundary of the tentative map. ■ Maintenance of all Street Trees as approved by the Public Works Department within the boundary of the tentative map. • Maintenance and operating costs of police,fire,traffic control and recreation services as established by the Council of the City of Fresno. 2. Construction plans for all features to be maintained by CFD for a final map shall be included in the final map submission to the Development Department for processing. 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 u within all landscaped areas. 3. Should the Council or owner/developer choose not to include the maintenance of the items listed in . section 1 above in a CFD,the property owner/developer shall provide for the maintenance of all of the above F items by the property owners. i Any change affecting the Items in these conditions requires revision of this letter of conditions. If you have any questions, please call me at 621-8695 I i . s c:PW File No.70770 File:\word\cfd2\ttmapreview\tt5268 conditions l; k i N San. Joaquin Valley Air Pollution Control.District January 17, 2006 i Reference No. C20060096 City of Fresno Attn: Mike Sanchez 2600 Fresno Street. D1fE'_�Pd,1'e_19TDEPARVIENT Fresno,.CA 93721-3604 CITY OF FRES1'40. Subject:. T-5268, C-05-247—.Copper River Development Company, Inc. (APN 579-072-05S, 12S) Dear Mr. Sanchez, The San Joaquin Valley Unified Air Pollution Control District(District) has reviewed the project referenced above and offers.the following comments: . The entire San Joaquin Valley Air Basin is classified non-attainment for ozone and fine particulate matter.. (PM10 and PM2.5). This project would contribute to the overall decline in air quality due to increased traffic and ongoing operational: emissions. This project may generate significant air emissions and it will reduce the air quality in the San Joaquin Valley. The District analyzed potential air quality impacts from. the proposed subdivision for residential use. However, staff notes that there are designated remainders . on the project site. If..future developments are planned on the remaining sites, all projects should be analyzed concurrently. The.estimation of air quality impacts and identification of applicable rules for this project was based on the proposed 3814ot single-family residence alone. The project will make it more difficult to meet mandated emission reductions and air quality standards. A concerted effort should be made to reduce project-related.emissions as outlined below: Preliminary analysis indicated that the potential emissions from this project exceed the District's Thresholds of Significance for adverse air, quality impacts. These thresholds are 10 tons per year for either of the following two ozone precursor emissions: reactive organic gases (ROG) or oxides of nitrogen (NOx). The District recommends the preparation of an Air Quality Impact Assessment (AQIA) and a . Traffic Impact Study to determine impacts-when projects are of this.size, unless an analysis has been accomplished for a recent previous approval such as a general plan amendment or zone change. Please indicate to the District if the project has been analyzed and what the results were from any previous study.: The District recommends using the.URBEMIS 2002 Version 8.7 program to calculate project area and operational emissions and to identify mitigation measures that reduce impacts.. URBEMIS can be downloaded from www.urbemis.com or the South Coast Air Quality Management District's website at: htto://www.agmd.gov/cega/urbemis.htmi. If the analysis reveals that the emissions generated by this project will exceed the District's thresholds, this project may significantly impact the ambient air quality if not sufficiently mitigated. The project applicant or consultant is encouraged to consult with District staff for assistance in determining appropriate methodology and model inputs. Questions regarding.URBEMIS should be directed to Jennifer Barba or Hector Guerra at(559) 230-5800. Based on the information provided, the proposed project will be subject to the following District rules. The following items are rules that have been adopted by the District to reduce emissions throughout the San David L.Crow Executive Director/Air Pollution Control Officer Northern Region Office Central Region Office Southern Region Office 4800 Enterprise Way 1990 East Gettysburg Avenue 2700 M Street,Suite 275 Modesto,CA 95336-8718 Fresno,CA 93726-0244 Bakersfield,CA 9:3301-2373 i } Mr. Sanchez ,January 17, 2006 T-5268, C-05-247 Page 2 i Joaquin Valley, and are required. ,This. project may be subject to additional District Rules. To identify additional rules or regulations that apply to this project, or for further information, the applicant is strongly encouraged to contact the District's Smalli Business Assistance Office at (559) 230-5888! Current District rules can be found at http://www.valleyair.orq/rules/1 ruleslist.htm. i Regulation Vill'(Fugitive PM10 Prohibitions)- Regulation VIII (Rules 8011-8081) is a series of rules designed to reduce PM10 emissions (predominantly dust/dirt) generated by human activity, including construction and demolition activities, road construction, bulk materials storage, paved and. unpaved roads, carryout and trackout, landfill operations, etc. If a residential project is 10.6 or more acres in area or will include moving, depositing, or relocating more than 2,500 cubic yards per day of bulk materials on at least three days, a Dust Control Plan must be submitted as specified in Section 6.3.1 of Rule 8021. The District's www valleyallo q/busSnd/complance asistance b�PIl�in for construction sites can be found at: http:// 10/Req%20V111%20CAB.pdf. A template of the District's Dust Control Plan is available at: http://www.valleyair.org/busind/comply/PM 10/forms/DCP-Form%20-%2010-14-2004.p odf Rule 4102 (Nuisance)applies to any source operation that emits or may emit air;cntaminants or other materials. In the event that the project or;construction of the project creates a public nuisance, it could be in violation and be subject to District enforcement action. F Rule 4601 (Architectural Coatings) limits, volatile organic compounds from architecturailI coatings. This rule specifies architectural coatings storage, clean up and labeling requirements. Rule 4641 . (Cutback, Slow Cure, and Emulsified Asphalt, Paving and Maintenance Operations). If asphalt paving will be used, then paving operations of this project will be,subject to Rule 4641. This rule applies to the manufacture and use of cutback asphalt, slow cure`asphalt and'.emulsified. asphalt for paving and maintenance operations. Rule 4901 (Wood Burning Fireplaces and Wood Burning Heaters) limits PM10 and,PM2.i5 emissions from . residential development. Construction plans for residential developments may be affected by section 5:3; specifically: - §5.3 Limitations on Wood Burning Fireplaces or Wood Burning Heaters in New Residents !Developments. Beginning January 1 2004, 5.3.1 No person shall install a wood burning fireplace in a new residential develop ent with a density greater than two(2)dwelling units per acre. 5.3.2 No person shall install more than two (2) EPA Phase 11 Certified wood burning heaters per acre in any new residential development with a density equal to or greater than three (3)j dwelling units per acre. _. I 5.3.3 No person shall install more than one (1) wood burning fireplace or wood buming.heater'per dwelling unit in any new residential development with a density equal to or less than two.(2) dwelling units per acre. More information about Rule 4901 can be found at our website- www.valleyair.oro. E For compliance assistance, please contact Mr:Wayne Clarke, Air Quality Compliance Manager, at 230-5968. F � Rule 4902 (Residential Water Heaters) limits emission of NOx from residential developm'nts. Rule 9510 (Indirect Source Review) This rule'requires the applicants of certain development projects to submit an application to the District when'applying for the development's last discretionary approval. The ISR rule becomes effective March 1st, 2006. Projects that have not received a.final discretionary approval by March 1, 2006 must submit an ISR application by March 31, 2006. 1 I The District encourages innovation in measures to reduce air quality impacts. There are a number of features that.'could be incorporated into the design/operation of this project' to provide additional f i f l Mr. Sanchez T--5268; C-05-247 January 17, 2006 Page 3 reductions of the overall level of emissions. (Note: Some of the measures may already exist as City development standards. Any measure selected should be implemented to the fullest extent possible.) The suggestions listed below should not be considered all-inclusive and remain options that the agency with the land-use authority should.consider for incorporation into the project. • Trees should be carefully selected and located to protect. the building(s) from energy consuming environmental conditions, and to shade paved areas. Trees should be selected to shade paved ureas that will shade 50% of the area within 15 years. Also, large canopy shade trees should be planted adjacent to all sidewalks thirty foot on center and,at a ratio of one tree for each five parking spaces. Structural soil should be used under paved areas toimprove tree growth. A brochure has been included for the applicant. For Structural Soil see http://www.hort.dornell.edu/uhi/outreach/dsc/ For Tree Selection see htto://www.ufei.org! • . If transit service is available to the project site, improvements should be made to encourage its use. If transit service is not currently available, but is planned for the area in the future, easements should be reserved to provide for future improvements such as bus turnouts, loading.areas, route signs and shade structures.. Appropriations made to facilitate public or-mass transit will help :mitigate trips generated by the project. Direct pedestrian access to the main entrance of the project from existing or potential public, transit stops and provide appropriately designed. sidewalks. Such access should consist of paved walkways or ramps and should be physically separated from parking areas and vehicle access routes. Sidewalks and bikeways should be installed throughout as much of the project as possible and should be connected to any nearby existing and -planned open space areas, parks, schools, residential areas, commercial areas, etc., to encourage walking and bicycling. Connections to nearby public uses and commercial areas should be made as direct as possible to promote walking for some trips. Pedestrian and bike-oriented design reduces motor vehicle usageand and their effects on air quality. Sidewalks and bikeways should be designed to separate pedestrian and bicycle pathways from vehicle paths. Sidewalks.and bikeways should be designed to be accommodating and appropriately sized for anticipated future pedestrian and bicycle use. Such pathways should be easy to navigate, designed to facilitate pedestrian movement through the project, and create a safe environment for all potential users (pedestrian,bicycle and disabled)from obstacles and automobiles. Mid-block paths should be installed to facilitate pedestrian movement through long blocks (over 500' in length) and cul-de-sacs: Sidewalks should be designed for high visibility (brightly painted, different color of concrete, etc.) when crossing parking lots, streets and similar vehicle paths. Clearly marked and highly visible pedestrian accesses create a safer environment for both pedestrians and vehicles. Pathways through the project should be built in anticipation of future growth/development. • As many.energy conserving and emission reducing features as possible.should be included in the project. Energy conservation measures include both energy conservation through design and operational energy conservation. Examples include(but are not limited to): - Increased energy efficiency (above California Title 24 Requirements) See http://www.energy.ca.gov/title24/. - Energy efficient widows (double pane and/or Low-E) Use Low and No-VOC coatings and paints.. See South Coast's site for No-VOC Coatings at http://www.agmd.gov/prdas/brochures/paintguide.html - High-albedo (reflecting) roofing material. See http://eetd.Ib1.6ov/co6iroof/ Radiant heat barrier. See http://www.eere.energy.gov/consumerinfo/refbriefs/bc7.htm1. Energy efficient lighting, appliances, heating and cooling systems.. See http://www.energystar.gov/ Install solar water-heating system(s) Mr. Sanchez January 17,2006 T-5268,C-05-247 ( Page 4 1 . l is - Install photovoltaic cells - Install geothermal heat pump system(s) - Programmable thermostat(s)for all heating and cooling systems Awnings or other shading mechanism for windows ` -Porch, patio and walkway overhang's f = Ceiling fans, whole house fans - Utilize passive solar cooling and heating designs. (e.g. natural convection, thermal flywheels) See htti)://www.eere.energy.gov/RE/solar passive.html Utilize daylighting (natural lighting) systems such as skylights, light shelves, interior transom windows etc. See http://www.advancedbuildings.org ! Electrical outlets around .the exterior of. the unit(s) to encourage use of electric landscape . maintenance equipment ' Pre-wire the unit(s)with high speed modem connections/DSL and extra phone Lines - Natural gas fireplaces (instead of wood-burning fireplaces or heaters) _ Natural gas lines (if available to this area) and electrical outlets in backyard or patio areas to encourage the use of gas and/or electric barbecues Low or non-polluting incentives items should be provided with each residential unit (such items could include electric lawn mowers, reel mowers, leaf vacuums, gas or electric barbecues, etc.) More information can be found at:http://www.ciwmb.ca.gov/Green Building/, http://Www.lgc.orq, http://www.sustainable.doe.gov/, http://www.consumerenergycenter.org/index.html • Project design should use models put forward by the Local Government Commission (LGC) in the "Smart Growth Guidebook,".such as; street block patterns that form an interconnected grid, short block faces, numerous alleys and narrow streets. The LGC websitehttp://www.lgc.orq contains valuable information and. resources on subjects from street design to energy efficiency. i • The applicant should implement measures to reduce the amount of vehicle traffic to and from the residential area(s) that further reduce air pollution in the valley. This could include providing an information center for residents to coordinate carpooling. Check out the "Spare.the Air" section of our website www.valleyair.org • Construction equipment should have engines that meet the current off-road engine emission standard (as certified by the CARS), or be re-powered with an engine that meets this standard. Tier I and Tier II engines have significantly less NOx and PM emissions compared to uncontrolledengines. To find engines certified by the CARS, see http://www.arb.ca.gov/msproq/offroad/cert/cert.php. This site lists . engines by type, then manufacturer. 'r The "Executive Order" shows what Tier the engine is certified as. For more informationon heavy-;duty engines, please contact Mr. Kevin'McCaffrey, Air Quality Specialist, at(559)230-5831. • ' The applicant should use CARS certified alternative fueled engines in construction equipment where practicable. Alternative fueled equipment may be powered by Compressed Natural Gas (CNG), Propane (LPG), electric motors, or other CARS certified off-road technologies. I To find engines certified by the. CARS, see their certification website http://www:arb.ca.gov/msproq/offroad/cert/cert.php. For more information on alternative fuel engines, please call Mr. Chris Acree, Senior Air Quality Specialist, at(559)230-5829. i • Construction activity mitigation measures include: Limit area subject to excavation, grading, and other construction activity at any one time Limit the hours of operation of heavy duty equipment and/or the amount of equipment in use Replace fossil-fueled equipment with electrically driven equivalents (provided they are not run via a portable generator set) I . 1 i I Mr. Sanchez January 17, 2006 T-5268, C-05-247 Page 5 - Apply idling time limits or require that all.diesel.engines be shut off when not in use on the premises to reduce emissions from idling. - Curtail construction during periods of, high ambient pollutant concentrations; this mayinclude ceasing of construction activity during the peak-hour of vehiculartraffic on adjacent roadways, and"Spare the Air Days"declared by the District. Implement activity management (e.g. rescheduling activities to reduce short-term impacts) - During the smog season (May through October), lengthen the construction period to minimize the number of vehicles and equipment operating at the same time. . Off road trucks should be equipped with on-road engines when possible. Minimize obstruction of traffic on adjacent roadways. District staff .is: available to meet with you and/or. the ,applicant to further discuss .the regulatory requirements that are associated .with this project. If you have any questions or require further i information, please call Debbie Johnson at (559)230-5800 and provide the reference number at the top of this letter. Sincerely, Debbie ohnson Air Quality Planner Central Region DJ:cxt Enclosures c:file San Joaquin Valley Air Pollution Control District COMPLIANCE ASSISTANCE BULLETIN October 2004 Fugitive Dust Control at Construction Sites: New Requirements Regulation Vlll, Fugitive PM10 Prohibitions; of Abe,District's Rules and Regulations apply to activities that generate fugitive dust Fugitive dust is emitted into the air by actiwrties that disturb the soil, such as from earthrimoving.activities and vehicular/equipment traffic on unpaved surfaces, Windblown dust is also of concern at construction sites. The.District adopted Regulation Vlh in 1993 and its most recent amendments became effective on.October 1, 1604.:This is a basic summary of the regulation's requirements as they apply to construction sites: Visible Dust Emissions.(VDE) may not exceed 20% opacity during.periods when soil is being disturbed by equipment or by wind.at,any.time: Visible Dust Emissions opacity of 20% rrieans d.-:; t`would obstruct an . observer's:view of.an object by 20%. District inspectors are state Certified-to-evaluate visible emissions, Dust control.may be achieved by=applying,water before/during`earthwork and onto unpaved traffic areas; phasing wod<to limit dust, and setting up wind fences to limit:Wind blown dust Soil Stabilization is required at regulated construction sites after normal working hours and on weekends and holidays. This:,requirement. also applies to inactive construction areas such as phased .projects where disturbed 'land. is left.unattended.. Applying.water to form:a visible crust,on the soil 'and restricting' vehicle access are often effective for short term stabilization of disturbed surface areas. Long-term methods including applying dust suppressants and.establishing vegetative cover. Carryout.and Trackout occur when materials from emptied or ldaded vehicles falls onto a paved surface or shoulder of a public road,--or when materials adhere to vehicle tires and are deposited. onto:a paved surface or shoulder of a public road: Should either occur,the material must be cleaned up at least,daily, and immediately if it extends more than.50 feet from the exit point onto a paved road. The appropriate,clean-up methods require the complete removal and cleanup of mud and. dirt from the paved surface and shoulder. Using a blower device or dry sweeping with any mechanical device other than a P.M10-efficient street sweeper is a violation. Larger construction sites must prevent carryout.and trackout from occurring fby installing gravel pads, grizzlies;wheel washers, paved interior roads, or a combination thereof at each exit.point from the site. Access and Haul Roads that are unpaved, as well as unpaved vehicle and equipment traffic areas at construction sites must have dust control. Speed limit signs limiting vehicle speed to 15 mph or less at construction sites must be posted every 500 feet. Storage .Piles and Bulk Materials have handling, storage, and transportation requirements that include applying water when handling materials, wetting or covering stored materials, and installing.wind barriers to limit VDE. Also, limiting vehicle speeds, loading haul trucks with a freeboard of six inches or greater along Northern Region Office Central Region Office Southern Region Office 4230 Kiernan Avenue,Suite 130 1990 East Gettysburg Avenue 2700°M"Street,Suite 275 Modesto, CA 95356-9321 Fresno,CA 93726-0244 Bakersfield,CA 93301-2373 (209) 557-6400 ♦ FAX(209)557-6475 (559)230-6000 ♦ FAX(559)230-6062 (661) 326-6900 ♦ FAX(661)326-0985 r t with applying water to` the top 'of the load,.and covering the cargo compartments are effective measures for, reducing VDE and carryout from vehicles transporting bulk materials ` Demolition activities require the application oflwater to the exterior of the buildings and to unpaved surface's' where materials may fall. Consider all structures slated for demolition as possibly being regulated because"of' asbestos, per District Rule 4002 - National,Emission Standards for Hazardous AiriPollutants. Contact the District well before starting because a .10 working day notice will. likely be. required!'before a demolition can begin. Dust Control Plans identify the dust sources and describe the dust control measures:that will be implemented . before, during, and after any dust gene rating_.activity for the duration of,the project. .Owners or operators are . required to submit plans to the District if, at anytime, the project involves 4, Residential developments of ten or more acres of disturbed surface area. • Non-residential developments.of five or more acres of disturbed;su-face area.•�� - •. Relocating more than 2,500 cubic yards perday of.materials on at leastthree days. Construction.activities may not commence until the District has approved the Dust Control Plan Notification by.owners or operators of construction projects that are at least one acrein size and where;a Dust Control Plan is not.required, must provide!written notification to the.District at least 48 hours in:advance of. any earthmoving activity. C Record Keeping is required to.document`compliance with the rules and must be kept for4 each day 'd dust. control measure is used. The District has developed record forms for water application, street sweeping, and "Permanent' controls such as app[ying longterm:dust palliatives, vegetation,ground.cover materials, paving.,i or other durable materials. Records must be kept for one Year after the end of dust generating activities (Title:V J sources must keep records for five years) Exemptions exist for several activities. Those occurring above 3,000 feet in elevation are exempt frorn,�all` Regulation 1Vlll.requirements and .Rule 802.1 Construction, Demolition, Excavation; Eztractiori;; and Other Earthmoving Activities exempts the.following construction and earthmoving activities: ' f - Blasting activities permitted by California Division of Industrial Safety. • Maintenance or remodeling,of existing buildings, provided the addition is less than 50o of<the size of he existingtuilding or less: than 10,000 square feet (due to asbestos concerns, contact the'Distr ct.at.Least two weeks.ahead of time). • Additions to single family dwellings. The disking of weeds and vegetation for fire prevention on sites smaller than % acre. Spreading of daily landfill cover to preserve. public health and safety and to comply with California requirements. Integrated Waste Management Board requ : l Nuisances are prohibited at all times because District Rule 4102 - Nuisance applies' to all construction sources of fugitive dust, whether or not they are exempt from Regulation Vlll. It is important to monitor dust- generating activities and implement appropriate dust control measures to limit the public's exposure to fugifive dust. ! { For more information please contact the Compliance Division of the District office nearest Ito you. Information on Regulation VIII,.where you may obtain copies of record keeping forms, the Dust Control Plan template, and the Construction Notification form, is available on the District's website at: www.valleyair.org i` '�`st+���'.x T ` pty lyY Y'r ' � n• t�P.�., ,�;�t t'v"77 '� t���? i.s..ct�x zca7�f�'%�+�'� - _I. 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S 7.. '7' o y m n z _ m 0 .d m cr d '<. a * cr n. d S — til 3 m o 0 N m N. N. fD N 0 .CD ' m m .:0 =r 3 ) �: 3 ' C/,. Q vi o . m m .� d,. ►'' m 0 ..m c y 0. . Q m . CD tr CD 0 CD N O r•. CD m CD m - m m In d •CCD s , it (7D O O y O -._ -n 1� CD = 0 m 7• C { m d oa O CD CD a <CD 3 CL =r7 z cl iD mcu CD CL CD CL `cN O' 7 . O S O C =r O CA 3 Cp.I. r „• j =r ca 4M P m 07 `< o of c ,f N aco o Wi m . -3 n o.. < d c m co 0 0l o m m G. m a) ao , a CD CD O 7 ..�• 3 N r. ... .N O m '_ N N NI m S na{ m '7 fCD - d N ._fD S O 0 d 3 CSp N r. CD 0 ca 0 CD •' CO CS -N 0 : 0 C =r =r CDD CND = .O Q _O < D 3 Q = o m i 1 i i FJ'Mike Sanchez TTM 5268.doc — � Page 1 I . TENTATIVE TRACT MAP NO: 5268 GOVERNMENT CODE§66020(d)(1) A protest filed pursuant to subdivision(a) shall be filed 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 other exactions to be imposed on a 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: 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 to be completed with development. SEWER CONNECTION CHARGES FEE RATE` b. Lateral Sewer Charges $0.10/sq. ft. (to 100'depth) c. Oversize Charged $0.05/sq. ft. (to 100'depth) d. Trunk Sewer Charges $496/living unit Service Area: Herndon e. Wastewater Facilities Charge46 $2,119/living unit f. Copper Avenue Sewer Lift Station Charge* $650/living unit g. House Branch Sewer Charge♦ N/A WATER CONNECTION CHARGES FEE RATE h. 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. i. Frontage Charges $6.50/lineal foot J. Transmission Grid Main Charge* $643/gross acre (parcels 5 gross acres or more) k. Transmission Grid Main Bond Debt Service Charge* $243/gross acre (parcels 5 gross 1 acres or more) I. UGM Water Supply Fee♦ $456/living unit Service Area: 101s m. Well Head Treatment Feer $0/living unit Mike Sanchez TTM 5268 doc r Service Area: 101 i n. Recharge Fee• $0/living unit t Service Area: 101 o. 1994 Bond Debt Serviced $895/living unit I Service Area: 101 { i DEVELOPMENT IMPACT FEE FEE RATE p: Fire Facilities Impact Fee - Citywide+" $539/living unit i q. Park Facility Impact Fee -Citywide+" $3398/living unit L. r. `Quimby Parkland Dedication Feev" $1120/living unit ' 1 s. Police Facilities Impact Fee Citywide*" $624/living unit t. Traffic Signal Chargee $414.69/living unit I URBAN GROWTH MANAGEMENT FEE RATE` d u. Major Street Charges $3625/adj. acre Service Area: F i v. Major Street Bridge Charges } $72/adj. acre b Service Area: F w. UGM Grade Separation Fees N/A Service Area: M E x. UGM Trunk Sewer Charges N/A Service Area: y. Street Acquisition/Construction Chargee N/A Notes: .`This amount if paid is creditable against the Park Facility Impact Fee. Fee applicable to all maps accepted for filing after August 30, 2005 •Due at time of subdivision. + Due at time of development. Due at occupancy. Deferrable through Fee Deferral Covenant, Additional Fees may be due: i . .4 Mike Sanchez TTM 5268 doc Page Urban Growth Management (UGM) and other Impact Fees specific to the Copper River Ranch Development have yet to be established and initiated. } f .t City of Fire Department 450 M Street } Y Rand R. Bruegman Fresno, California 93721-3083 Fire Chief 559-621-4000 FAX#559-498-4261 www.fresno.gov i Date . 1-17-06 TO Mike Sanchez, Supervising Planner Development.Department, Planner FROM: Mike SchmiAYupervising Fire Prevention Inspector. Fire,Prevention Bureau SUBJECT: ` Tentative Tract.No. 5268 The Fire Department has completed a review of the Vesting Tentative Tract Map 5268 which,was submitted by Provost & Pritchard, Inc. The following requirements and conditions are to be placed on this vesting tentative tract map as a condition of approval by the Fire Department. General Requirements: This project is within 2 miles of Fire Station No. 17. f This project is subject to city wide.fire service fees. Provide residential hydrants and fire flows per Public Works standards with two sources of water. C Access within tract is acceptable as shown. Access to tract is not acceptable �as shown. Show/provide two accesses to existing streets: Note: Phasing of tract will.require rereview for access requirements. � I i i } f i { { I FRESNO FIRE DEPARTMENT FPB-42 FIRE HYDRANT AND ACCESS REQUIREMENTS APPLICATION NO._ 0 -5 DATE ( ~ J LOCATION 2ccnti tie cs J`~ � REVIEWED BY HYDRANT 1, Kloper must install on-site hydrant(s). location(s). Provide fire hydrant flow of 500 GPM [ ] 2500 GPM 8' water main minimum. 2. Public street hydrant(s) must be installed. oordinate street hydrant locations with Public Works. 3. Fire hydrants shall be tested and approved, and all surface access roads shall be installed and made serviceable prior.to and during the time of construction. The 4-1/2"outlet shall face the access lane. G ERAL: '`'"► cQe:uz a+ vJ)ca-I `j�i� ����^ � 4. Two. means of ingress/egress must be provided.` This access must be maintained during all phases of development. 5. XxAapparatus II construction work on this project is subject to interruption if the road system becomes impassable for fire due to rain or other obstacles. 6. All openings in the perimeter of a building shall be accessible from within 150 feet of a public street or.private ' \ driveway. 7. ❑ Loading zones shall not be located in required fire lanes... 8. ❑ Where buildings or portions thereof are more than 35 feet in height, an aerial truck setup area shall be located adjacent to at least one side of such.buildings. Aerial truck setup areas shall be minimum width of 30 feet wide for not less than 60 feet when part of through fire lanes 9. ❑ Aerial truck setup areas, as described in No. 8 above, shall be provided adjacent to at least two sides of buildings more than 35 feet in height that exceed 150 feet in length or width. 10. ❑ All private streets and driveways that are provided for common access,and are required for Fire Department. access,shall be constructed to a minim width of 20 feet. For drives se arated b eedian, 15 foot minimum lanes are required Ci rl�l F V ai ¢- VXL 1 11 Streets highlighted on plan shall be identified as fire lanes as provided in the California Vehicle Code,Section ��/ "` 22500.1 Designate highlighted curbs as fire lanes(red curb with"Fire Lane"in 3"white letters every 50 feet or approved signs every 50 feet). 12.X Provide sign(s) (1.7" X 22" minimum) at all public entrance drives to the property,which state, "Warning- Vehicles stopped, parked, or left standing in fire lanes will be immediately removed at owner's expense- 22658 California Vehicle Code-Fresno Police Department 498-1414." 13. ❑ Turns in private drives and intersecting drives shall have a minimum 34 foot centerline turning radius. 14. ❑ Turns in private drives for.aerial truck access, required in No. 5 above, shall have a minimum 44 foot centerline turn radius. (over) City of ff- =dna 4 DEPARTMENT OF PUBLIC UTILITIES February 6, 2006 i TO: Mike Sanchez,Supervising Planner Development Department, Planning Division THROUGH Robert Weakley, Chief of Operations 2C'W Department of Public Utilities, Solid Waste Division r FROM: Donna Leslie, Provisional Management Analyst Department of Public Utilities., Administration SUBJECT: TT 5268, Solid Waste Conditions of Approval Location: North side of EastjCopper Avenue between.North Friant Road and . I . North Willow Avenue { The Department of Public Utilities, Solid Waste Division has.completed a review'of the Vesting Tentative Tract Map 5268 that was submitted by Provost&Pritchard Engineering Group and behalf of Copper River Ranch. The following requirements and conditions are to be placed on this vesting tentative tract map as a condition of approval by the Department of Public Utilities General Requirements 1 t r • Tract 5268 will be serviced as Single Family Residential properties with Basic Container Service. Property owners will receive 3 containers to be used as follows; l Gray container for solid waste, 1 Green container for:green waste and 1 Blue container for recyclable material. • The owners, lessees or other tenants of the residential dwellings on service day,�before 6:00 a.m., shall place their solid waste containers at the edge of the curb approximately 4 feet apart and shall not block.any vehicle accesses in accordance with the City.of.Fresno's Solid Waste . Management Division Standards.' `- j • Per Municipal Code, Section 9-404 So1id Waste Disposal Regulations, Section C,10. No`solid waste container nor residential rubbish shall be allowed to remain at the curbline after 8:00 p.m. on the collection day. • Per Municipal Code, Section 9-405 Solid Waste, Recycling and Green Waste Regulations, Section 10, 1. No material container shall be stored in the front yard or side yard on a street as said yards are described in Chapter 12, Articles 2 and 3 of this Code, unless the containers is- screened from view from the street in accordance with that article of the Code. l" I" : i TT5268—Page 1 of 2 j 1 1" 1. SpecialConditions: Developer shall provide a minimum of a 44' foot turning radius at all corners. " Developer shall provide a minimum of a 40' foot radius (from curb face to curb face) in all cul- de-sacs and knuckles. Developer shall redesign the end of the street near Outlot "B" and North Via Tuscany Place. Solid Waste vehicle shall not back in excess of 45' feet to service properties. Developer shall provide 18' feet of unobstructed clearance at the gates and along the path the solid waste vehicle travels. Redesign all entrances at the call box location so there is 18' of clearance. • Developer shall show a turning template for roundabouts shown on Sheet 3 of 5 of Tract 5268. Show a vehicle that is I V feet wide,35' feet long with a 44' foot turning radius. Covenant Requirements: • There shall be no parking in the cul-de-sacs on the solid waste service`day. All lots that are part of a cul-de-sac shall be clear of all vehicles by 6:00 a.m. Lots 111, 112, 113 and 114 on North Via Verona Way Lots 139, 229 and 230 on North,Via Montessori Drive Lots 294, 295, 296 and 297 on North Via Tuscany Place Lots 1931 194 and 195 on North Via Montessori Drive TT5268—Page 2 of 2 JAConditions of Approval TT5268 f City of I levoledn G f DEPARTMENT.OF PUBLIC UTILITIES F DATE: January 25, 2006 TO: MIKE SANCHEZ, Supervising Planner Planning Division FROM: DOUG HECKER Supervising Engineering Technician Department of Public Utilities, Planning and Engineering SUBJECT: SANITARY SEWER REQUIREMENTS FOR T-5268/UGM AND C=05-247 General 1 Vesting Tentative Tract No. 5268/UGM and C-05-247 propose a 381-lot single,-family residential planned development on 60.8 acres of R-1/UGM zoned property located on the north side of East Copper Avenue between North Friant Road and North Willow Avenue. Environmental Recommendations A NEGATIVE DECLARATION MAY BE ISSUED: The project may have adverse!impacts but impacts can be mitigated without further study or are not serious enough to warrant an Environment Impact Report. 1 Sanitary Sewer Comments As of August 26, 2005, sanitary sewer and water facility plans for Tract 5205 and sewer and water main backbone infrastructure was approved for construction per J-5028. Comply with conditions of approval for Tract 5205. f I ` f Sanitary Sewer Fees f 1. Sewer Lateral Charge 2. Oversize Sewer Charge 3. Trunk Sewer Charge: Copper 4. Wastewater Facilities Charge (Residential Only) 9 i Water Requirements i Comply with attached City of Fresno Water Division memo, dated February 1,2006,1 for water requirements for Tentative Tract 5268/UGM i I 1 City of DEPARTMENT OF PUBLIC UTILITIES Dater March 22,2004 ,: To: ROBERT LEWIS, Planner III, Planning and Development Department,Current Planning From: DOUG BECKER,Engineer II Public Utilities Department,Planning and Engineering Division Subject: SANITARY SEWER.AND WATER REQUIREMENTS FOR T-5205 Proiect Description : Pre-Application review of proposed subdivision map.Tentative Tract 5205, Copper River Ranch. Comply with all the sewer and water.mitigation measures as stated within the Draft Environmental Impact Report for Copper River Ranch. Sanitary Sewer Requirements A recently constructed sanitary sewer lift station is located on the north side of Copper Avenue east of North Cedar Avenue built primarily to serve development.activity south of Copper Avenue in accordance with previously approved subdivision maps and the City's General Plan land uses. Included in the lift stations design is capacity for an initial 500 Equivalent Dwelling Units (EDU) within the Copper River Ranch (CRR)project based upon the assumptions and conditions as outlined in a letter from the City of Fresno dated November 14, 2001, attached. The following conditions shall be required to provide sewer service to the project. 1. The developer may utilize the City's lift station.and force sewer main for sewage discharge from the first 500 constructed EDU. 2. The developer is required to design and construct an on-site tertiary wastewater treatment facility acceptable to the City of Fresno,for which construction shall be completed prior to construction of the 501.EDU. Once constructed, all flow from CRR shall be directed to the tertiary wastewater treatment facility. The City will accommodate permanent sludge discharged from the planned CRR treatment facility to the City Sewer System. 3. The developer shall construct and/or pay for all facilities necessary to accommodate the impact of connection to the City sewer system and associated wastewater treatment. 4. Proposed methods and points of connection to the City Sewer System shall be submitted for review and subject to Department of Public Utilities approval. 5. All sanitary sewer facilities to be constructed shall conform to City of Fresno Standards. 6. A Preliminary sewer design layout shall be submitted for review and subject to Department of Public Utilities approval prior to submitting engineered improvement plans for City approvals. 7. Both parties shall approve equitable impact fees and monthly users charges prior to connecting to the City Sewer System. 4 Sanitary Sewer Fees The following Sewer Connection Charges shall be paid for the Project: • Sewer Lateral Charge •: Oversize Sewer Charge • Trunk Sewer Charge: Herndon Herndon Trunk Enhancement Fee • Wastewater Facilities Charge(Residential Only) • Sewer Facility Charge (Non.-Residential) Following construction of the tertiary'treatment facility and upon discharge of sludge from the treatment facility to the sewer system,,,CRR shall be subject to payment of Sewer Facility charges per Fresno Municipal Code Section 9-''505.1 and 9-505.2. CRR shall receive credit from payment of Wastewater Facilities Charges paid'for the first 500 EDU constructed against future Sewer Facility Charges to CRR for sludge discharge. Water Requirements The Fresno City Council adopted by Resolution No.2002-318 a Water Supply Assessment(WSA)as required by SB610 demonstrating that there is adequate water supply available to'meet the Project water demands for a minimum 20 years. The following requirements and conditions are being imposed to ensure the findings of the WSA for the CRR Project,dated September,25,2002. The nearest City of Fresno water mains to'the project are a 14-inch main located in North Friant Road .: and a 14-inch main located in East Copper Avenue.CRR may also be a recipient of water from the . City's recently.constructed.surface water treatment.plant, which is located two miles east of the Project site. It is anticipated that the surface water facility will only provide a seasonal delivery;of water to serve the Project,not on a year-round basis. i CRR shall construct additional water supply facilities deemed necessary and approved by the City of Fresno Department of Public Utilities to serve peak water demands of the Project during non-surface water delivery periods.Water supply facilities to be constructed as part of the Project include community water supply wells, wellhead treatment and distribution systems. The following water improvements shall be required to serve the Project. 1 • Extension of a.14-inch transmission grid water main (including installation of City fire hydrants) in East Copper Avenue from North Friant Road east across the development frontage., • Water mains (including installation of City fire hydrants) shall be extended within the proposed tract to provide water service to each lot created. • Separate water services with meter boxes shall be provided to each lot created. `} • Installation of public fire hydrant(s) is required in accordance with City Standards. Construct a water supply well(s)on a site(s) dedicated to the City of Fresno.The well(s)shall be capable of producing a minimum total demand of 4,300 gallons per minute, sufficient to serve peak water demand for the project. Well site(s)shall be of size(s) and at location(s) acceptable to the Water Systems Manager. • Water well construction shall include wellhead treatment facilities,if required: . 1 i r • .''A water model analysis for the water distribution system located within the tract shall be provided for review to the City of Fresno Water Division and subject to Department of Public Utilities approval.prior to submitting engineered improvement plans for City approvals. • - 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 Water Systems Manager. • All public water facilities shall be constructed in accordance with City Standards, . specifications, and policies..: • 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 Water System. Water Fees The following Water Connection Charges and fees shall be paid for the project. • Wet-ties, water service(s) and/or meter(s) installations to be performed by the City Water Division. • Frontage Charge • Transmission.Grid Main Charge • '..Transmission Grid Main Bond Dept Service Charge • Water Supply Charge City of r WATER DIVISION Date: February 1, 2006 r i To: DOUG HECKER, Supervising p wising Engineering Technician Department of Public Utilities, Administration. Through: NEIL MONTGOMERY, Chief Engineering Technician % •-,� Department of Public Utilities, Water Division r From: MICHAEL CARBAJAL, Senior Engineering Technician Department of Public Utilities, Water Division Subject: WATER REQUIREMENTS FOR TENTATIVE TRACT NO. 5268/U G M The subject Tentative Tract Map was originally a portion of Tentative Tract No. 5205. The conditions of approval for Tentative Tract No..5205 shall apply to the proposed Tentative Tract No. 5268. Enclosed are the conditions of approval required to provide water service for Tentative Tract No. 5205. Enclosure Bonana00 { I I I 1 I i , i TAPROJMIMEMCondidons of ApprovaA5268 020106 doc I City of Water Division Date: February.23, 2004 To: DOUG HECKER, Engineer 11 Department of Public Utilities, Administration Thru: NEIL MONTGOMERY, Chief Engineering Technician Department of Public Utilities, Water Division From: MICHAEL CARBAJAL, Senior Engineering Technician 's Department of Public Utilities, Water.Division Subject WATER REQUIREMENTS FOR TENTATIVE TRACT NO. 5205 The following.conditions are required to.provide water service to the tract. 1. Construct a 14-inch transmissiongrid water main (including installation of City fire hydrants) in East Copper Avenue from Friant"Road east across the frontage of the development: 2. Construct a water supply well(s) on a site(s) dedicated to the City of Fresno. The well(s) shall be capable of producing a total of 2,000 gallons per minute. Well sites shall be of a size and at a location acceptable to the Water Systems Manager. Water well construction shall include wellhead treatment facilities, if required. 4. Provide water model.results for the distribution system located within the tract, to the Water Division for review. 5. Separate water services with meter boxes shall be provided to.each lot created. 6. 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 a combination of water main extensions, construction of supply wells, or other acceptable sources of water supply approved by the Water Systems Manager. 7. All public water facilities shall be constructed in accordance with Public Works Department standards, specifications, and policies. c. Lon Martin Neil Montgomery No 160 P.2JAN.31.2006'. '4=03PM CLOVIS UNIF .SCH DIST f - C Lo II N I F I E D C � SCHOOL DISTRICT . _ January 31; 2006 14W Hf1WD0"Avenue i aDM,CA 99611-0567Mike Sanchez i Zuo� i 559327.E 0M Supervising Planner 1. f. City of Fresno •:�� ,i r www.do%1susd.kl2x.aus Planning&Development Dept. ' 2600 Fresno Street. r Presno, CA 93721-3604' _ aovEANlnc BOARDSandj '°" Bcmg°l SUBJECT;.. Tentative Tract No. 5268' Conditional Use Permit No. C-05-247 Btlan D.Neryford i Ginn E.Hovxp,a, -North side)of East Copper Avenue between North Friant Road and Rkhard Laze. c.P.l North Willow Avenue Ellzebcth J.Sandoval Jim van Volklnburg.D.DS Dear Mr. Sanchez: } Susan M Walkw.D.H.Se The purpose of this letter is to provide school district information relative to the above-referenced applications,and to comply with Business and Professions Code section .11010, subdivision (b)(1 1)(A) regarding the provision of school-related information to the subdivider/owner and the.State Department of Real Estate. ^°'"`"IST""Io" Project developrrxent 1vi11;affect the District by generating students that will need to Taffy ''Ed'D' sqcrinteodrne be housed in District schools. Assuming that the project is developed with 381 new, Virginia R Bods,EdM. single family residential units,the following comments can be made at this time: Atrodare Superfmcndenr Danielswc wSupe Eaad 1. The number of students generated by the project is estimated as follows: grades Assodarc Superinrcndenr William rVloDulre K-6,151 students; grades.7-8,40 students; grades 9-.12,62 students. Aswdare supednrendent Janet L.Ycue&Ed.D. .2. . Elementary School Information: Aaaadare Super/nR»dent 1:. (a) The.subject land is presently within the attendance area of:, e elementary ..school (grades K-6) listed below: School Name. Fugman Elementary School E Address: 10825 N. Cedar Avenue, Fresno, CA 93720 Telephone `` (559) 327-8700 Capacity. 700 Enrollment: ` 381 (CBEDS Enrollment 2005-06 School Year) I { , { JAN.31.2006 4:03PM CLOVIS UNIF SCH DIST . NO.160 P.3 - Mike Sanchez January 3 1, 2006 Page 2 (b) Because of rapid 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 couldo occur in the future such that students residing in the project area may be required to attend an elementary . school other than Fugmau, and.(2) students residing in the project area may attend more than one elementary school within the District during their elementary school years. 3. Intermediate and High School Information: (a) The project area is currently served by the following ,intermediate school (grades 7-8) and highschool (grades 9-12): School Naine: Alta Sierra Thtermediate School Address: 380 W. Teague Avenue, Clovis, CA 93611 Telephoner (559) 327-3500 Capacity 1,377 Enrollment: 1,782(CBEDS Enrollment 2005-06 School Year) School Name: Buchanan High School Address: 1560 N.'Minnewawa, Clovis, CA,93611 . ....Telephone: (559) 327-3000 Capacity, 2,835 Enrollment: 3,140(CBEDS Enrollment 2005-06 School Year) (b) The District'is constructing a high school and intermediate school at its , .Third Educational Center site at the northwest corner of Willow and International Avenues. These facilities are planned to be operational by the 2007-08 school year (for grades 7, 8 and 9) and phased into full operation (grades . 7-I2) by the. 2010-11 school year. High school/intermediate school attendance areas will be adjusted to balance the future enrollment of all of the schools. The project may be placed Within the Clovis. West High -School[Kastner Intermediate School attendance area as of the 2007-08 school year. 4. 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. JAN.31.2006 4:04PM CLOVIS UNIFiSCH DIST N0:160 P,.4 I � Mike Sanchez January 31, 2006 { Page 3 5. The District currently levies a school facilities fee of$3,09 per square foot for residential development. The fee is adjusted periodically and may increase or decrease. Any neAr 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 allprospecttve purchasers of property.yithin the project. Thank you for 4. opportunity to comment on the project. Please contact ane if you have any questions regarding this letter. r b Sincerely, - Y, I Y Bill McGuire Associate Superintendent Administrative Services { f . 1 i E ' I , .. } i r CITY.OF FRESNO PLANNING AND DEVELOPMENT DEPARTMENT CONDITIONS OF APPROVAL November 3, 2004 (Revised June 24, 2.005) VESTING TENTATIVE TRACT MAP NO. 5205/UGM North side of East Copper Avenue between North Friant Road and North Willow Avenue All 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 map. The Urban Growth Management (UGM) Service Delivery Plan requirements are included in the following conditions of approval and are designated by the caption "Urban Growth Management Requirements. 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. GENERAL CONDITIONS 1. Upon conditional approval of Vesting Tentative Tract Map No. 5205/UGM entitled Exhibit "A" through Exhibit ."M " dated June 30, 2004, the subdivider may prepare a Final Map in accordance with the approved tentative map. 2. All streets within the subdivision boundaries will be private streets. The City of Fresno may accept the dedication of public street right-of-way within the subdivision if alternative public street standards are requested by the subdivider/owner and approved by the City of Fresno. 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. 3. At the time of Final Map submittal, the subdivider shall submit engineered construction plans to the City of Fresno Public Works, Public Utilities, and Planning and Development 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. Conditions of Approval E Vesting Tentative Tract:Map No. T-5205 Page 3 f November 3, 2004 (Revised June 24, 2005) 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 securitylin an amount established by the City to guarantee the completion of plans. 4. Submit grading plans and a soils report to the City of Fresno Planning and Development Department for verification prior to Final Map approval (Reference: Sections 12-1022 and 12- 1023 of the Fresno Municipal Code,). 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 toi Final Map approval. I 5. Comply with the conditions, policies and standards set forth in the City of Fresno, Municipal Code, Article 10, Chapter 12, "Subdivision of Real Property"; Resolution',No. 68-187," City Policy with Respect to Subdivisions"; and City of Fresno Standard Specifications, 2002 Edition, and any amendments thereto. - f 6. The developer/owner shall pay applicable fees for, but not limited to, plan checks for street improvements and other grading and construction; street trees, street signs,water service, sewering, and inspections in accordance with the City of Fresno Master Fee Schedule (City Resolution Nos. 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 vesting tentative maps. F 7. 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'Fresno Municipal Code 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. i C 8. 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. 1 9. Relinquish access rights to North Friant Road and to all public streets, as identified on the tentative tract map, within the subdivision from the rear property line of those through (double frontage) lots that abut these streets and which also have frontage on another street in the proposed subdivision. Ref. Section 12-10114.3 of the Fresno Municipal Code. �. 10. The property within the proposed tentative tract map shall be annexed to the City of Fresno prior to Final Map approval. LANDSCAPING AND WALLS .11. Provide and'construct a 26-foot wide landscaped easement, with irrigation system, together with the 10-foot wide portion of the public'istreet right-of-way between the street curband the right-of- way line along North Friant Road where an adjacent frontage road is not provided. Construct a solid masonry wall (or approved combination of solid wall and earth berm )�with a height of 12 feet, as determined by the acoustical,analysis prepared by Brown-Buntin Associates, Inc., dated { II , Conditions of Approval Vesting Tentative Tract Map No. T-5205 Page 4 November 3, 2004 (Revised June 24,2005) July 11 2003, at the rear of the required landscape easement. (See letter dated June 24, _ 2005, from Granville Homes to Director Nick Yovino.) 12. Provide and construct a 20-foot wide landscaped easement,with irrigation system, together with the 10-foot wide portion of the public street right-of-way between the street curb and the right-of- way line along North Friant Road where an adjacent frontage road is provided. Construct a solid masonry wall (or approved combination of solid wall and earth berm ) with a height of 12 feet, as determined by the acoustical analysis prepared.by Brown-Buntin Associates, Inc., dated July 11, 2003, at the rear of the required landscape easement. (See letter dated June 24, 2005, from Granville Homes.to Director Nick Yovino.) 13 Provide.and construct.a 10-foot wide or greater landscaped easement, with irrigation system, together with the adjacent portion of the public right-of-way between the street curb and the right-of-way ling along the side or rear. property lines of lots which side-onto or back-onto the. designated collector streets within the subdivision as identified on the tentative tract map (if dedicated for.public street purposes). A six-foot high masonry wall shall be constructed at the . rear of the required landscape easement. (Fresno Municipal Code Section 12-1.011-f(3)) 14. Pursuant to 2025 Fresno General Plan Exhibit 9 and Policies E-15-a, E-15-b, E-15-h, E-15-1 and E-1 5-x and in accordance with.Policies 3.2.1 and 3.2.2, 3.2.3 and 4.3.1 of the 1990 Master Multi-Purpose Trails Manual, the subdivider/owner shall construct'appropriate improvements, or provide appropriate security for,.a twelve (12) foot wide concrete bicycle/pedestrian trail, together with landscaping and irrigation system, within the limits of the subdivision along it's southern boundary (north side of East Copper Avenue) . The trail, landscape and irrigation improvements may be accommodated within a portion of the public street right-of-way between the street curb.and the right-of-way line, together with an additional landscape and pedestrian/bicycle easement abutting the street right-of-way, to provide a total width of not less.. . than 30 feet. Construct a solid masonry wall (or approved combination of solid wall and earth berm ) with a height of S feet, as determined by the acoustical analysis prepared by Brown- BuntinAssociates, Inc., dated July 11, 2003, at.the rear of the required landscape easement. 15. When the grading plan establishes a top of slope beyond the required landscape easement noted and the construction of the required wall 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. 16. Maintenance of the required landscape.easements along public streets as required by conditions of Tract Map No. 5205/UGM, may be the responsibility of a Community Facilities District. Contact the Public Works Department, Engineering Services Division staff for information regarding the City's District. 17. 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 acknowledgements from each purchaser of a lot within the subdivision, attesting to the purchasers understanding that the lot will have an annual landscaping maintenance assessment and that he/she is aware of the estimated amount of the assessment. 18. Should the City Council not approve the annexation of such landscape areas into Community Facilities District, then the property owner/developer shall create a homeowner's association for, the maintenance of the landscape areas. The proposed Declaration of Covenants, Conditions, Conditions of Approval Vesting Tentative Tract Map No. T-5205 f Page 5 November 3, 2004 (Revised June 24, 2005) and Restrictions (CC&R's) and the proposed instruments for the homeowner's association shall be submitted to the Planning and Development Department for review two (2)Iweeks 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 owner's association for landscaping and other provisions as stated in the Development Department Guidelines for preparation of CC&R's dated January 11, 1985.. 19. Improvement,plans for all required landscaping and irrigation systems shall be submitted to the Planning and Development Department for review prior to Final Map approval) r I 20. Construction plans for required walls showing architectural appearance and location of all wails shall be submitted to the Planning and Development Department for review prior to Final Map approval (solid wall to meet the requirements of Section 12-306-H, Fresno Municipal Code). 21. Prior to final map approval, the owner of the subject property shall execute a"Right to Farm" covenant with the City of Fresno. Said covenant is to run with the land and shall acknowledge and agree that the subject property is in or near agricultural districts located in the County of Fresno and that the residents of said property should be prepared to accept the inconveniences and discomfort associated with normal farm activities.. The "Right to Farm"covenant shall be recorded prior to or concurrent with the recording of the final map of Tentative Tract No. 5205/UGM. t BUILDING SETBACKS L 22. Building setbacks shall be in accordance with the R-1 zone district (FMC Section 12-211.5-E), R-2 (FMC Section 12-212.5-E), R-3 (FMC Section 12-213.5-E), C-1 (FMC Section 12-217.5-E); C-2 (FMC Section 12-218.5-E) and the provisions of Fresno Municipal Code Section 12-207.5- E-1-c as shown on Exhibits "A" through W of Vesting Tentative Tract Noa 5205/UGM dated June 30, 2004, except as modified by Conditional Use Permit Application•No. C-04-153. r 23. Reverse corner lot and key lot building setback lines shall be as shown on the appropriate exhibits of Conditional Use Permit No..0-04-153. 1 24. Building setbacks shall also be in accordance with the provisions of Fresno Municipal Code Section 12-207.5-E-1=c and the provisions of the EA (Expressway Area Overlay District) standards as shown on Exhibit"A" of Tentative Tract No. 5205/UGM dated June 30, 2004 for those lots abutting North Friant Road (Ref. Section 12-244.4-E of the Fresno Municipal Code). i INFORMATION 25. Conditional Use Permit Application No. C-04-153, filed to allow reduced lot area, reduced lot depths and widths, and a reduced yard setbacks for portions of the proposed tract map, shall be approved prior to final map approval: 26. Prior to the issuance of building permits for the subdivision, school construction:fees shall be paid to the Clovis Unified School District in accordance with the school district's;adopted schedule of fees. Conditions of Approval Vesting Tentative Tract Map No. T-5205 Page 6 November 3, 2004 (Revised June 24, 2005) 27. Contact the United States Postal Service, Fresno Office, for the location and type of mailboxes to be installed in this subdivision. 28. 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 Fresno Municipal Code Chapter 12, Article.10, Subdivision of Real Property., 29. 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 Chapter 13 of the Fresno Municipal Code. 30. If archaeological and/or animal fossil material is encountered during project surveying, grading, excavating, or construction, work:shall stop immediately: 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. An archaeological assessment shall be conducted for the project, the site shall be formally recorded, and... recommendations made to the City as to any further site investigation or site . avoidance/preservation measures. If animal fossils are uncovered, the Museum of Paleontology at U.C. 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. 31. 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 divisioninto 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: 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; Conditions of Approval j Vesting Tentative Tract Map.No.T-5205 ;I i Page 7 November.3, 2004 (Revised June 24, 2005) 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 owners) of each such lot, parcel, or interest to the requested menta` aPP ortion { " 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.req uested apportionment. 32. The subdivider shall comply with Regulation VIII of the San Joaquin Valley Air�Quality Pollution Control District forthe control of particulate matter and fugitive dust during construction of this project. k 4 33. Solid waste disposal for the subdivision shall be provided by the City of Fresno. The method of collection to be utilized in this tract shall be subject to approval of the Solid Waste Manager. LANDSCAPE AND PARK SERVICE a 34. The subdivider/owner shall comply'with the requirements of the attached�memorandum from the Parks, Recreation and Community Services Department dated January 1;2, 2004, for.Vesting Tentative Tract No.5205/UGM. Urban Growth Management Requirements l 35. The subdivider shall be required to pay the appropriate UGM Park Capital Fee at the time of final map approval. Fee payment may be deferred until time of building permit�issuance in accordance with the requirements of Section 12-4.509-C-3 of the Fresno.Municipal Code. (See letter dated.June 24, 2005, from Granville Homes to Director Nick Yovino.) FIRE SERVICE } 36. The subdivider/owner shall comply with the attached memorandums from',the Fire Department dated July 21, 2004.: i 37. Fire service will be provided by City'of Fresno Fire Station No.21 (temporary location and future permanent location).: Provide residential.f ire hydrants and fire flow per Public Works Standards with two sources of water. 38.' Access must be provided as required by the Fire Department's memorandum. Urban Growth Management Requirements 39. The subdivider shall be required to pay the appropriate Fire Station Capital Fee at the time of final map approval. Fee payment may be deferred until time of building permit issuance in accordance with the requirements of Section 12-4.509-C-3 of the Fresno Municipal Code. STREETS AND RIGHTS-OF-WAY F Conditions of Approval Vesting Tentative Tract Map No. T-5205 Page 8 November 3, 2004 (Revised June 24,2005) General Conditions 40. Public street improvements and proportionate share contributions of Final EIR No. 10126 are made conditions of Vesting Tentative Tract Map No. 5205 unless modified or deferred by a traffic study allowed by Final EIR No. 10126. . .41. All required signing and striping shall be done and paid for by the developer/owner. The signing and striping plans shall be done per the current Caltrans standards and shall be submitted along with the street construction plans for this tentative map to the Public Works Department. (Appeal to condition withdrawn, see letter.dated June 24, 2005, from Granville.Homes to Director Nick Yovino 42. Underground all existing offsite overhead,utilities with the limits of this map in accordance with Fresno Municipal Code Section.12-1011, 8-801 and Resolution No. 78-522/88-229. 43. Wedge curbing is not approved for streets that are proposed and accepted for public streets. Construct all curb and gutter to Public Works Standard P-5. 44. The tentative tract map exhibits and its accompanying conditional use permit present several non-standard improvements, all of which are approved. All improvements to be installed within public streets shall comply with the current Public Works Standards in effect at the time of construction. I 45. Submit final details for the proposed gated entries prior to approval.` 46. Submit final cross sections for the following prior to building permit issuance: a. Maple Avenue b. Friant Road c. Copper Avenue Multi-Purpose Trail(bike, pedestrian and equestrian) d. All mid-block golf cart/electric vehicle (EV) crossings 47. Any work within the County's jurisdiction shall be based on Fresno County Standards. 48. The subdivider shall furnish to thecity acceptable security to guarantee the construction of the off-site street improvements in accordance with all applicable provisions of the Fresno Municipal Code and the State Subdivision Map:Act. 49. The subdivider 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 4-foot minimum unobstructed path requirement. Conditions of Approval Vesting Tentative Tract Map No. T-5205 J Page 9 November 3, 2004 (Revised June 24, 2005) 50. 1 All of the required street improvements shall be constructed and/or installed in accordance with the City of Fresno Standard Specifications (2002 Edition). ff 51. . The subdivider shall install all existing and proposed utility systems underground in accordance with Fresno Municipal Code Section 12-1011(H). . 52. The subdivider shall construct an underground street lighting system per Public Works Standards E-1 and E-2 within the limits of the tract. Spacing and design shall conform to Public Works Standards for local streets. Height, type, spacing, etc., of standards and luminaries shall be in accordance with Resolutions Nos. 68-187, 78-522, 81-219 and 88-229 or any modification thereto approved by the City Traffic Engineer prior to'Final Map approval. Upon completion of the work by the subdivider and acceptance of the work by the City, the street lighting system shall be dedicated to the City. Submit engineered construction plans to the Public Works Department for approval. (Appeal to condition withdrawn, see letter dated'June 24, 2005, from Granville Homes to Director Nick Yovino.) 53. All dead-end streets created by this, subdivision shall be properly barricaded in accordance with City standards within seven (7) days from the time the streets are surfaced or as directed by the Engineer. { 54. Handicap access ramps are required at all corners within.the limits of this tract. Identify corner cut dedications on all interior streets. 55. All required signing and striping shall be done and paid for by the developer/owner. The signing and striping plans shall be done per the current Caltrans standards and shall be submitted along with the street construction plans for this tentative map to the Public Works Department. (Appeal to condition withdrawn, see letter dated June 24, 2005, from Granville Homes to Director Nick Yovino.) Major Streets Frontage Improvement Requirements North Friant Road : Scenic Expressway j { 56. Construct concrete curb and gutter to Public Works Standard P-5 within the limits of this development. (no sidewalk) 57. Construct an 80 foot bus bay at the northeast corner of Friant Road and Copper Avenue. 58. Concrete curb and gutter shall be constructed to the City of Fresno's StandardEDrawing P-73, complete with a 10 foot monolithic sidewalk. 59. Construct twenty (20) feet of permanent paving within the limits of this development. Construct, transition paving, as necessary, based on a 55 mph design speed. 60. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this development. Spacing and design shall conform to Public Works Standard E-10 for Expressways. Conditions of Approval Vesting Tentative Tract Map No.T-5205 Page 10 November 3, 2004(Revised June 24; 2005) 61. Relinquish direct vehicular access rights to North Friant Road from all lots within this development. East Copper Avenue: Super Arterial 62. Dedicate an easement for public street purposes per the Director's Determination. Dedicate 23'-27':measured from section line, from Cedar to Chestnut Avenues. 63. Construct concrete curb and gutter to Public Works Standard P-5 within the limits of this development. (No sidewalk. See planning comments for trail requirements) 64. Construct an 80 foot bus bay at the northwest corner of Copper/Cedar, Copper/Maple and Copper/Millbrook. Concrete curb and gutter shall be constructed to Public Works Standard P- .73, complete with.a monolithic sidewalk. (See e-mail transmission letter dated July 7, 2005, from John Downs,FAX.) 65. Construct twenty (20) feet.of permanent paving within the limits of this development. Construct transition paving, as necessary,.based on a 55 mph design speed. 66. Construct an underground street lighting system to Public Works Standard E-1, within.the limits of this development. Spacing and design.shall conform to Public Works Standard E-7 for Arterial Streets. 67. Relinquish direct vehicular access rights to East Copper Avenue from all residential properties within this.development. North Maple Avenue: 4-lane w/dual left turns all around NOTE: The following conditions are written to address public street standards. Approval of private street cross-section is subject to submittal of corrected or final plans and cross-sections: 68. If proposed for public street purposes, dedicate a right-of-way width within the limits of this development to. meet the current City of Fresno Arterial Standards to accommodate: 4-12' lanes, 1-12' right turn lane, 2-11' left turn lanes, 2-5' bike lanes, a 5' wide median nose and 10' :curb patterns. An additional 2' shall be required adjacent to any medians placed adjacent to the through lanes. The minimum edge of the electrical tower to face of curb clearance shall be 5'. Design speed shall be 45 mph for Maple Avenue. (Appeal to condition withdrawn, see letter dated June 24, 2005,from Granville.Homes to.Director Nick Yovino.) 69. Construct concrete curb,gutter and sidewalk to Public Works Standard P-5.1 The sidewalk pattern shall be constructed to a 10-foot commercial pattern. 70. Construct an 80 foot bus bay at the northeast corner of Copper/Maple. Concrete curb and gutter shall be constructed to the Public.Works Standard P-73, complete with a 10 foot monolithic sidewalk. 71. Construct twenty (20) feet of permanent paving within the limits of this development 72. Construct an underground street lighting system_to Public.Works.Standard E-1 within the limits Conditions of Approval - Vesting Tentative Tract Map No. T-5205 Page 11 } November 3, 2004 of this development. Spacing and,design shall conform to Public Works�Standard E-8 for Collector Streets. �- 73. Relinquish direct vehicular,accessrights to the southerly 150' of Maple Avenue from all lots within this development. l North Cedar Avenue: Collector. 4-lane(to.be constructed on both sides) r NOTE: The following conditions are written to address public street standards. Approval of private street cross-sections are subject to.submittal of corrected or final plans and cross-sections. 74. If'proposed for.public street purposes, dedicate 94'-110' wide right-of-way for public street purposes, within the limits of this development.to meet the current City of Fresno Collector Standards. G 75. Construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The sidewalk pattern shall be constructed to a 10-foot residential pattern. 76. Construct an 80 foot bus bay at the northeast corner of Copper/Cedar. Concrete curb and gutter shall be constructed to Public Works Standard P-73, complete with a 10 foot monolithic sidewalk. (See e-mail transmission dated July 28, 2005, from John Downs of FAX.) 77. Construct twenty (20) feet of permanent paving within the limits of this development. 78. Construct an underground street lighting.system to Public Works Standard E-twithin the limits of this development. Spacing and design shall conform to Public Works Standard E-8 for Collector Streets. I 79. Relinquish direct vehicular access.rights to Cedar Avenue from any single family residential lots within this development. Friant Entrance Road: Collector(to be constructed on both sides) NOTE: The following conditions are written to address public street standards. Approval of private street cross-sections are subject to submittal of corrected or final plans and cross-sections. 80. Dedicate an easement for public street purposes, within the limits of this development to meet the current City of Fresno Collector Standards. Additional right of way shall beEdedicated to accommodate dual left turns. The minimum curb-to-curbwidth for eastbound traffic shall be 30' and the minimum width for westbound shall be 39' (2-11', 1-5', 1-12'). ' I 81. Construct concrete curb, gutter and(sidewalk to Public Works Standard P-5. The sidewalk pattern shall be constructed to a 10-foot residential pattern. Alternate patterns can be considered. { 82. Construct twenty (20) feet of permanent paving along the.frontage within the limits of this development. j J r j Conditions of Approval Vesting,Tentative Tract Map No. T-5205 Page 12 November 3, 2004 83. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this development. Spacing and design shall conform to Public Works Standard E-8 for Collector Streets. 84. Relinquish direct vehicular access rights to..Friant Entrance Road from all lots within this development. Collectors No. 1 and No.'2 (See Exhibit "A" -to be constructed on both sides) NOTE: The following conditions are wriften to address public street standards. Approval of private street cross-sections are subject to submittal of corrected or final plans and cross- sections. 85. Dedicate up to 110' of property for public street purposes,within the limits of this development to meet the current City of Fresno Collector.Standards. 86. Construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The curb shall be constructed to a 10-foot pattern. .87. Construct an 80 foot bus bay at the southwest comer of Collector 1/Collector 2 and at the southwest corner of Collector 2/Maple. Concrete curb and gutter shall be constructed to Public Works Standard P-73, complete with a 10=foot monolithic sidewalk. 88. Construct twenty (20) feet of permanent paving within the limits of.this development. 89. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this development. Spacing and design shall conform to Public Works Standard E-8 for Collector Streets. 90. Relinquish direct vehicular access rights to Collector No. 1 and No. 2 from all lots within this development as shown on the preliminary tentative tract map. Local Streets: NOTE: The following conditions are written to address public street standards. Approval of private street cross-sections are subject to submittal of corrected or final plans and cross-sections. 91. Design and construct all curb, gutter,sidewalk (both sides), permanent paving, cul-de-sacs, and underground street lighting systems on all interior local streets to Public Works Standards. Sidewalk patterns shall comply with Public Works Standards. 92. Any dead-end streets created by this subdivisionshall be properly barricaded in accordance with the Pubic Works Standard P-44. 93. All contact points with major streets shall be constructed to Public Works Standard API-1. 94. In order to maintain the proposed 40' right-of--way, the developer shall designate them as "Private Streets" OR all streets with a proposed 40' right-of-way shall be changed to 44' minimum right-of-way provided that the.following conditions can be accommodated: Conditions of Approval Vesting Tentative Tract Map No T-5205 Page 13 November 3, 2004 i. . l a. Providea 6' minimum width from cur to curb. 3 b I b.' . Provide 4' minimum from curb face to property line. C. Prior to approval, verify the location of.all utilities within the street right-of-way. Submit a cross section indicating,the1ayout for all utilities. (fire hydrants, street lights, PG&E, telephone, cable,.pull boxes, FMFCD utilities, street signs, mailboxes,;etc..) r r 95. The proposed 50'street cross section shall be revised to reflect the following: a. The minimum curb face to walk shall be 5.5' b. An additional 1.5' P.E. is necessary for a total of 2.5'. E c. Construct a minimum 4' sidewalk. 96. The proposed 56' street cross section shall be revised to reflect the following: 1, a. Identify'a 4' pedestrian easement on both sides of the street. = 1 97. The proposed 60' street cross section shall be revised to reflect the following a. Identify a 4' pedestrian easement on both sides of the street. 98. Local Collector.No. 3, see Exhibit' a. Dedicate 72' of property for public street purposes, within the limits of this development. F b. Construct concrete curb,gutter and sidewalk to Public Works Standard,P-5. The sidewalk pattern shall be constructed to a 12-foot residential pattern. 99. Design and construct all curb, gutter, sidewalk (both sides), permanent paving;cul-de-sacs, and underground street lighting systems,on all interior local streets to Public Works'Standards. Sidewalk patterns shall comply with]'Public Works Standards for all interior streets. 100. Cross sections identifying.median islands shall be revised to provide a minimum of 20' from curb to curb. Reference: The Public Works Policies and Procedures Manual Number: FY03- 002. 101. Provide all center line radii on,the tentative tract map. 102. Identify on the tentative tract map alll pedestrian easements for any modified sidewalk patterns. Maintain a minimum of a 20' measured from the garage to the back of walk in order to ensure that ADA requirements are satisfied. , ,i Specific Mitigation Requirements € 103. This tract will generate 622 a.m./838 p.m. peak hour trips,therefore, a Traffic Impact Study (TIS) is required to comply with the mitigation measure requirements of the 2025 General Plan circulation element. A project trip generation and trip trace study has been submitted to Traffic f , i `j Conditions of Approval Vesting Tentative Tract Map No.,T-5205 Page 14 November 3, 2004 Planning for a TIS "scope". The TIS scope for this project was provided to the developer on February 4, 2004. On October 7, 2004,..a TIS report was submitted to the City of Fresno for staff's evaluation. Please refer to TIS comments memo dated October 26, 2004 for additional improvement requirements that need to be mitigated by this project. 104. The first order of work shall include a"minimum of two permanent points of vehicular access to major streets for any phase of this development. 105. All Well Sites shall be accessed from interior streets. Any other proposals will require the approval of Traffic Engineering. 106. The proper design of the roundabouts may necessitate more or less right-of-way: This shall be determined at the street plan design stage of this project. Roundabouts shall comply with Federal, State and ADA guidelines and.shall be subject to review and approval from a private .consultant and the City of Fresno. - 107. ' Provide full off-site improvements adjacent to the PG &E parcel located on Copper between Cedar and Maple. .1.08. Construct a dedicated northbound right turn lane along Friant. Road at the Friant Entrance Road. The right turn lane.shall be a minimum of 250' in length. 109. Full construction of all UGM and frontage improvements along Friant Road from Copper Avenue to the south and the proposed Friant.Road entrance to the north shall be completed prior to occupancy of any building'(residential or non-residential) within this project. This traffic mitigation is necessary to safeguard the health and safety of the community. 110. Construction of the second northbound lane north of the proposed Friant Entrance Road shall be done in accordance with.the Caltrans Design Manual based on a 55 MPH design speed. 111. This project shall signalize the intersections of Friant Road with Copper Avenue and the proposed "Friant Entrance Road". Said signalized intersections will need to be complete with left turn phasing, actuation, emergency signal pre-emption and synchronization. 112. These signals shall be synchronized with one-another with Intelligent Transportation Systems (ITS) Synchronization. ITS synchronization shall include but not be limited to the following: a. Install 6-Pack (1 '/z Inch.) HDPE SR-11 communication conduit with one Toneable conduit: b. Install Fiber Cable between each intersection C. Install ITS switches at each intersection with fiber optic communication(one switch per controller with media converter) d. Install ITS fiber optic communication vault with COM CABINET AND GROUND e. Place Equipment by ITS standards f. Install two cameras on.45' poles at each intersection g. Install Mule-tape in all conduits -t. Conditions of Approval Vesting Tentative Tract Map No. T-5205 Page 15 November 3, 2004 1„13. Install an advance yellow flashing beacon north of the Friant Road entrance street for southbound traffic to alert motorists that they are approaching a signalized intersection.. The distance and location of said yellow flashing beacon shall be set per the CALTRANS Traffic Manual and Highway Design Manual. : , 'r 114.. All of the above signal work shall be completed prior to the opening of the Friant Road entrance street to any traffic. { ! 115. Signalize the intersection of East Chopper Avenue and North Cedar Avenue complete with left turn phasing,actuation and emergencysignal preemption: I 116. Signalize the intersection of East Copper Avenue and North Maple Avenue complete with left turn phasing, actuation and emergency signal preemption. 117. Signalize the intersection of East Copper Avenue and North Millbrook Avenuelcomplete with left turn phasing, actuation and emergency signal preemption. If signal warrants are not satisfied for this intersection upon buildout of the single family, multiple family projects and commercial shopping centers then this condition may be rescinded by the Public Works Director. 118. The above three intersections shall'be signalized at the earlier of signal warrants being satisfied or at such time the City Engineer requests its installation.be completed. If within five years after the completion of all phases of this!project signal warrants have not been satisfied for a particular intersection then the requirement to signalize such intersection may be removed as a condition of approval of this project 119. Dedicate and construct a northbound right turn lane along North Friant Road at the Friant Road 9 9 entrance street to the subdivision. The right turn lane shall be a minimum of 250' or 25' per queued vehicle, as indicated in the-required Traffic Impact Study,whichever is!greater. 120. Dedicate and Construct a two hundred foot(200') eastbound right turn lane at the intersection of Copper with Willow Avenue. .(See Fetter dated June 24, 2005 from Granville'Homes to Director Nick Yovino.) r 121. To maintain the design capacity of (Copper Avenue limited access may be allowed to non- residential parcels. All access point shall require the approval of the Traffic Engineering Division on a case per case basis. The number and type of access points shall be,limited to the following per half mile segment: ! a. ' No more than one left tum access point shall be allowed in each direction. b. The maximum number of access points shall not exceed three i a (Appeal to condition withdrawn, see letter dated June 24, 2005 from Granville Homes to Director Nick Yovino.) 122. Dedicate and construct a two hundred foot (200') northbound left turn lane at the intersection of Willow with Copper Avenue. Construct any necessary transition paving north and south of said intersection based on a 55 MPH design speed. (See letter dated June 24, 2005 from Granville Homes to Director Nick Yovino.) 123. Dedicate and construct a northbound right turn lane alongNorth Friant Road at the Friant Entrance Road. The right turn lane shall be a minimum of 250' or 25' per queued vehicle, as indicated in the required Traffic Impact Study, whichever is greater. i 1 i Conditions of Approval Vesting Tentative Tract Map_No. T-5205 Page 16 November 3, 2004; 124. Relinquish direct vehicular access rights to: a. The south property line of lot 34. b. The southwest property line of lots 253,679 and 663. c. The northeast property line of lots 252,581 and 664. d. the east property line of.lots 351 and 823. 125. Relocate all existing and/or proposed utilities as shown on the Tentative Tract Map. 126. Stamped concrete street paving is outside of the standard maintenance program for.residential development. The developer shall provide for the maintenance of the stamped concrete street paving. The developer may pay a one time fee of $20.00 per square foot of stamped concrete for the continued maintenance/replacement of the stamped concrete area. Maintenance of stamped concrete shall be included in the ordinance adopted for maintenance of improvements and landscaping for this tract. 127. : Dedicate and construct.a 20' wide emergency access from this subdivision to Willow Avenue. Roundabout analysis of Internal Coaxer River Ranch Intersections: 128. Since the TIS submitted for this project did not analyze the design and capacity of the proposed roundabouts, their design and installation cannot be allowed until all the necessary studies are performed. Such further studies will need to compare advantages and disadvantages of a roundabout versus a signalized intersection.. Some of the criteria shall be, but not limited to, the following: a. Cost b. Pedestrian accessibility c. Right-of-way required d. Capacity of intersection e. LOS of intersection f. Bicyclist accessibility g. Air emissions Multi-Purpose Trail: 129. Identify the multi-purpose trail easement along the project's East Copper Avenue street frontage from the intersection of North Friant Road and East Copper Avenue to the easterly boundary of this subdivision and construct the multi-purpose trail within the new easement. (See letter dated June 24, 2005 from Granville Homes to Director Nick Yovino.) UGM Requirements 1.30. This subdivision is located within the city's UGM boundaries and.within the City sphere of influence. The applicant has proposed an impact fee program to fund infrastructure needed to address specific impacts associated with the proposed tract. As a minimum, the impact fee. program shall facilitate construction of the street and intersection improvements within and Conditions of Approval _ Vesting Tentative Tract Map No. T-5205 ' Page 17 {, November 3, 2004 adjacent to this subdivision. The applicant shall cause to prepare an amendment to the UGM program for Council consideration to adopt the proposed impact fees for this subdivision. 131. The applicant shall identify a mechanism to fund maintenance of all landscape, entrance features, benches, trails, lighting, etc. within the proposed public easements. The applicant may utilize a homeowners association or they may petition.the Council to form a Community Facilities District in accordance with state guidelines and statutes. North Friant Road: Scenic Expressway 132. ' Construct two (2) 20-foot UGM center section travel lanes within the limits of this development. Details of said street shall be depicted on the approved tentative tract map. Dedication shall be sufficient to accommodate the number of lanes determined by the Traffic Impact Study and any other grading or transitions and drainage, as necessary based on a 55 MPH design speed. .133. Construct an 8" raised concrete median island within the limits of this development. (22' to 26' wide) { East Copper Avenue: Super Arterial 134: Dedicate and construct two (2) twenty (20)foot center section travel lanes within the limits of this development.' Details of said street shall be depicted on the approved tentative tract map. Dedication shall be sufficient to accommodate dual left turn lanes at the Copper/Maple . intersection and any other grading, 'transitions and l or drainage requirements,,as necessary, based on a 55 MPH design speed. ` 135. Construct an 8" raised concrete median island within the limits of this subdivision. Provide 250' left turn lanes at all intersections. '<< 136. Construct dual left turn lanes at all legs and the intersection of Copper/Maple. North Maple Avenue: Collector w/dual left turns 1 137. Construct two (2) seventeen (17)foot center section travel lanes within the limits of this development south to the intersection with Copper Avenue. Details of said street shall be depicted on the approved tentative tract map. Dedication and construction shall be sufficient to accommodate for dual left turns at the intersection of Maple and Copper.1 k .. .138. Construct an 8 raised concrete median island within the limits of this development. j North Cedar Avenue: Collector I f 139. Construct two (2) seventeen (17) foot center section travel lanes within the limits of this development. Dedication and construction shall be in accordance with Public Works Standard P-69. Friant Entrance Road: Collector. 140. Construct two (2) seventeen(17) foot center section travel lanes within the limits of this development. Dedication and construction shall be in accordance with Public Works Standard P-69. 1 { Conditions of Approval, Vesting Tentative.Tract Map No. T-5205 Page 18 November 3, 2004 141. Additional right-of-way shall be dedicated to accommodate dual`left.turns. Collectors No. 1 and No.2 (See exhibit"A") 142. Construct two UGM center section travel.lanes within the limits of this development. Dedication and construction'shall be in accordance with Public Works Standard P-69. SANITARY SEWER SERVICE 143. A recently constructed sanitary sewer lift station is located on the north side of Copper Avenue east of North Cedar Avenue built primarily to serve development activity south of Copper Avenue in accordance with previously approved subdivision maps and the City's General Plan land uses. Included in the lift stations design is capacity for an initial 500 Equivalent Dwelling Units (EDU) within the Copper River Ranch (CRR) project based upon the assumptions and conditions as outlined in letter from the City of Fresno dated November 14, 2001, attached." 144. The following conditions shall be required to provide sewer service to the project. 145. The developer may utilize the City's lift station and force sewer main for sewage discharge from the first 500 constructed EDU. 146. The developer is required to design and construct an on-site tertiary wastewater treatment' facility acceptable to the City of Fresno, for which construction shall be completed prior to construction of the 501 EDU. Once constructed, all flow from CRR shall be directed to the tertiary wastewater treatment facility. The City will accommodate permanent sludge discharged from the planned.CRR treatment facility to the City Sewer.System. 147. The developer shall construct and/or pay for all facilities necessary to accommodate the impact of connection to the City sewer system and associated wastewater treatment. 148. Proposed methods and points of connection to the City Sewer System shall be submitted for review and subject to Department of Public Utilities approval. 149. Sanitary sewer facilities to be constructed shall conform to City of Fresno Standards. 150. A Preliminary sewer design layout shall be submitted including sewer flow contribution calculations for the entire project site for review and subject to Department of Public-Utilities approval prior to submitting engineered improvement plans for City approvals. 151. Effluent discharge from CRR.wastewater treatment plant into the city system shall be metered. Urban Growth Management Requirements 152. The following Sewer Connection Charges shall be paid for the Project: a. Oversize Sewer Charge - b. .Trunk Sewer.Charge: Herndon c. Herndon Trunk Enhancement Fee d. Wastewater Facilities Charge (Residential Only) e. Sewer Facility Charge (Non-Residential) Conditions of Approval Vesting Tentative Tract Map No. T-5205 Page 19 { November 3, 2004 � t (Appeal to condition withdrawn, see letter dated June 24,2005 from Granville Homes to Director Nick Yovino.) L 153. Following construction of the tertiary treatment facility and upon discharge of sludge from the treatment facility to the sewer system, CRR shall be subject to payment of Sewer Facility charges per Fresno Municipal Code Section 9-505.1 and 9-505.2. CRR°;shall!receive credit from payment of Wastewater Facilities Charges paid for the first 500 EDU constructed against future Sewer Facility Charges to CRR for sludge discharge. WATER SERVICE 154. The Fresno City Council adopted by Resolution No. 2002-318 a Water Supply Assessment (WSA) as required by SB610 demonstrating that there is adequate water supply available to meet the Project water demands for a minimum 20 years. The followingrequirements and conditions are being imposed to ensure the findings of the WSA for the CRR Project, dated September 25, 2002. ! 155. The nearest City of Fresno water mains to the project are a 14-inch main' located in North Friant Road and a 14-inch main located in East'Copper Avenue. CRR may also be a`recipient of water from the City's recently constructed surface water treatment plant, which!Is located two miles east of the Project site. It is anticipated that the surface water facility will only provide a seasonal delivery of water to serve the Project, not on a year-round basis. } 156. CRR shall construct additional water supply facilities deemed necessary and approved by the City of Fresno Department of Public Utilities to.serve peak water demands of the Project during non-surface water delivery periods.'Water supply facilities to be constructed as part of the Project include community water supply wells, wellhead treatment and distribution systems. - , ,j 157. The following water improvements shall be required to serve the Project. 158. ° Extension of a 14-inch transmission grid water.main (including installation of City fire hydrants) in East Copper Avenue from North Friant Road east across the development frontage. 159. Water mains (including installation of City fire hydrants) shall be extended within the proposed tract to provide water service to each lot created.' 160. Separate water services with metedboxes shall be.provided to each lot created. 161. Installation of public fire hydrant(s) is required in accordance with City Standards. 162. Construct a water supply well(s) on 'a site(s) dedicated to the City of Fresno. Tt e well(s) shall be capable of producing a minimum total demand of 4,300 gallons per minute, sufficient to serve' peak water demand for the project. Well site(s) shall provide direct access to public streets.Well site(s) shall be of size(s) and at locations) acceptable to the Water Systems Manager. l 163. Water well construction shall include wellhead treatment facilities, if.required. }. 164. Approval of the subject map does not provide acceptance of well site(s) location(s). I 1 I Conditions of Approval Vesting Tentative Tract Map No. T-5205 Page 20 November 3, 2004 165. A water model analysis for the water distribution_ system located within the tract shall be provided for review to the City of Fresno Water Division and subject to Department of Public Utilities approval prior to submitting engineered improvement plans for City approvals. 166.- 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 Water Systems Manager. 167. All public water facilities shall be constructed in accordance with.City Standards,specifications, and policies. 168. 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 Water System. Urban Growth Management Requirements 169. The following Water Connection Charges and fees shall,be paid for the project. Payment of :appropriate water connection charges at the time of final map approval subject to deferral to building permit issuance as appropriate. a. . Wet-ties, water service(s) and/or meter(s) installations to be performed by the City Water. Division. b. Frontage Charge . c: Transmission Grid Main Charge d, Transmission Grid Main Bond Dept Service.Charge e. Water Supply Charge , Public Utilities Department, Solid Waste Division 170. The owners, lessees or other tenants of the residential dwellings must, on service days before 6:00 a.m., place their solid waste containers at the edge of the curb approximately four(4) feet apart.and not blocking any vehicle accesses in accordance with the City of Fresno's Solid Waste Management Division Standards. No solid waste container nor residential rubbish shall be allowed.to remain at the curbline after 8:00 p.m. on the collection day. 171. There shall be no parking allowed in the street, in any cul-de-sac, on the solid waste service day. This applies to any lot that is in whole or part of a cul-de-sac. 172. The following lots shall be clear of all vehicles before 6:00 a.m. on the solid waste service day: Lots 262, 263 and 264 in Village B Lots 590 through 594 in Village G Lots 611 through 613 in Village G Lots 435 through 437 Lots 311 through 313 Lots 802 through 829 in Village H Lots 815 and 818 through 821 in Village H. Lots 812 through 817 in Village H Conditions of Approval Vesting Tentative Tract Map No. T-5205 Page 21 November 3, 2004 Lots 512, 513, 514 and Outlot RR in Village F Lots 517, 518 and Outlot.RR in Village F Lots 522, 523 and Outlot QQ in Village F i (Appeal to condition withdrawn, see Tetter dated June 24, 2005 from Granville Homes to Director Nick Yovino.) 171Private streets shall be at least.22' on each side to allow for parking and two way traffic Solid Waste requires an 18' clearance in the path -the truck travels. i(App,eal to condition withdrawn, see letter dated June24, 2005 from Granville Homes to Director Yovino.) 174. Private gates shall be.a minimum}of 18' on each side. Solid Waste will also need access to gates by 6:00 a.m. All streets/entries to gated areas shall provide 18' of clearance 175. There shall be no dead end streets. All streets shall connect to one another, or a turnaround shall be provided at the end'of the�street. All turnaround shall be clear,''of all vehicles and shall be large.enough to accommodate a solid waste with a turning radius of 44'. 176. All turns inside this project area shall provide enough room to.accommodate a solid waste truck that is approximately 35'feet long, 10'.5" wide and has a turning radius of 44'.�. i Fresno Irrigation District 1 - i 177. The Fresno Irrigation District has identified no requirements with respect4o the proposed subdivision but does report that a private canal known as.the Philips No.,158 traverses the south side of East Copper Avenue as noted in the attached letter dated July 19, 2003. } Public Works Department- Community Facilities District 178. If approved by Council, the following features may be maintained by a Community Facilities District. • Maintenance of all Landscaping and Irrigation systems as approved by the Public Works Department within the territory of the tentative map { Maintenance of all Interior Public Streets, Curbs and Gutters, Sidewalks, Street Medians, Trails and Street Furniture as approved by the Public Works Department within the territory of the tentative map r Maintenance of all Curbs and G' • utters, Sidewalks, Medians, Landscaping and Street Furniture (to centerline) within N. Friant.Road, N. Willow and East Copper Avenues along the tentative map frontage.: { Maintenance of allStreet Lights'as approved by the Public Works Department within the territory.of the tentative map. • Maintenance of all Street Trees as approved by the Public Works Department within the boundary of the tentative map. • Maintenance,of features and facilities requested by the owner/developer and approved by, the Public Works Department. ,j i Conditions of Approval ` Vesting Tentative Tract Map No. T-5205 Page 22 November 3, 2.004 179. Should the City Council not approve the annexation'to a CFD of any or all of the maintenance items listed in Condition No. 180, above, the property owner/developer shall create a homeowner's association for the maintenance.of those items. URBAN GROWTH MANAGEMENT REQUIREMENTS (GENERAL) 180. The developer 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 vesting tentative tract maps. P P 181. The developer will be responsible for the relocation or reconstruction of any existing improvements or facilities necessary to construct any of the required UGM improvements. Right-of-Way Acquisition 182. The developer will be responsible for the acquisition of any necessary right-of-way to construct any of the required improvements. 183. 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. 184: 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. 185. 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. 186. 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 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. FLOOD CONTROL'AND DRAINAGE 187. The subdivider shall be required to pay any applicable storm drainage fees to comply with Fresno Municipal.Code Chapter.13, Article 13. 188. The subdivider shall be required to comply with the specific requirements imposed by the Fresno Metropolitan Flood Control District (FMFCD) for the subdivision or any amendments or modifications to those requirements which may be granted by the FMFCD Board of Directors, Conditions of Approval Vesting Tentative Tract Map No. T-5205 , Page 23 I November 3, 2004 { pursuant to Section 13-1307 of thee, Fresno Municipal Code. These requirements are identified in the District's letter to the Planning and Development Department dated May 13, 2004. 189. . Any temporary ponding basins constructed or enlarged to provide service to the subdivision shall be fenced in accordance wi6City standards within seven (7) days from the time the basin . becomes operational or as directed by the City Engineer. Temporary ponding basins will be created through a covenant between the City and the Developer prior to final map approval. Maintenance of the temporary ponding basin shall be by the Developer until permanent service for the entire subdivision is provided. SAN JOAQUIN VALLEY AIR POLLUTION'CONTROL DISTRICT'' 190. The developer/owner shall comply with the requirements in the letter from the San Joaquin Valley Air Pollution Control District dated January.16, 2004. 4 DEVELOPMENT FEES AND CHARGES . 191. This project is subject to the following development fees and charges: (Appeal to condition withdrawn, see letter dated June 24, 2005 from Granville Homes to Director Nick Yovino.) PARKS DEPARTMENT j FEE/RATE a. Street Tree Landscape Plan Review.fee $56.00 I b. Street Tree Installation fee $129.00/tree City installed Tree' { c. Street Tree Inspection fee - $30.00/tree Developer installed tree I { d. Maintenance District Plan Review fee $176.00 I e. Maintenance District Inspection fee $305.00 f. Reinspection Fee I" $29/Hour FRESNO METROPOLITAN FLOOD CONTROL DISTRICT FEE/ RATE + g. Metropolitan Flood Control District Fee * Contact FMFCD for new fees. Rates increased as of :November 8, 2004 „ L : SEWER CONNECTION CHARGES FEE RATE h. Lateral Sewer Charge ;I $0.10/sq. t. (to 100' depth) i Conditions of Approval Vesting Tentative Tract Map No. T-5205 Page 24 November 3, 2004 1. Oversize Charge $0.05/sq. ft. (to 100' depth) j. Trunk Sewer Charge Service Area: Herndon $496/living unit S.T.E.P." (C-1, C-2, C-5) k. Wastewater Facilities Charge $2,119/living unit S.T.E.P.* (C-1, C-2, C-5). . *Upon occupancy of the project,the subdivider shall pay the appropriate sewer facility charge pursuant to the Simple Tiered Equity Program(STEP)as determined.by the Department of Public.Utilities,Wastewater Division, Environmental Services Section(559-621-5153). [.:Copper Avenue Sewer Lift Station Charge ; $650/living unit m. Fowler Trunk Sewer Interim Fee Surety n/a n. House Branch Sewer Charge n/a o. Millbrook Overlay Sewer n/a WATER CONNECTION CHARGES FEE RATE p. 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. q. Frontage Charge $6.50/lineal foot r. Transmission Grid Main Charge .$643/gross.acre S. Transmission Grid Main Bond Debt Service Charge $243/gross acre t. UGM Water Supply Fee $456/living unit Service Area: -101-S U. Well Head Treatment Fee n/a Service Area: 101 v. Recharge Fee n/a Service Area:. 101 w. 1994 Bond Debt Service . ,$895/living unit Service Area: 101" DEVELOPMENT IMPACT FEE FEE RATE/CHARGE X. Northeast Fresno Policing Area .$85/living unit Conditions of Approval Vesting Tentative Tract Map No. T-5205 Page 25 November 3, 2004 i y: Traffic Signal Charge n/a URBAN GROWTH MANAGEMENT FEE RATE/CHARGE* z. UGM Fire Station Capital Fee Service Area: 21 + $1,388/gross acre (R-1) $2,775/gross acre (R-2) $3,700/gross acre (R-3) $2,460/gross acre (C-1, C- 2, C-5) aa. UGM Park Fee Service Area: 1 $1,598/gross acre (R-1) $3,196/gross acre (R-2) $4;263/gross acre (R-3) $800/gross acre (C-1) { Service Area: 7 R acre$2,450/gross - 9 ( ) $7,351/gross acre (R-2) $1,838/gross acre (C-2, C- 5) bb. Major Street Charge Service Area: A. $0/adj.,acre Service Area: F $3,625/adj. acre cc: Major Street Bridge Charge Service Area: A } $0/adj. acre Service Area: F .$72/adj. acre r dd. Traffic Signal Charge Residential Medium, Medium-low, Low Density $478/living unit ` Residential Medium-High Density $382/living unit Residential High.Density $334/living unit Industrial $0.34/sq. ft. Public Facility $1.72/sq. ft. Commercial $2.06/sq: ft. Commercial Fast Food $23.71/sq. ft. Commercial Mini-Mart w/gas I $40.40/sq. ft. . ee. UGM Grade Separation Fee ; n/a' ff. Trunk Sewer Charge n/a l Service Area: a gg. *Street Acquisition/Construction Charge n/a jY KAMaster Files-2003\Copper River Ranch Development\T-5205-COA=041023.wpd 4 - J JAN.26.2006 3:52PM CAL TRANS PLANNING NO.266 P.1i1 DEPARTMENT OF TRANSPORTATION - 1352 WEST OLIVE AVENUE P.O.BOX 12616 FRESNO,CA 93778-2616 PHONE (559)445-6666 Fleryourpower! FAX (559)489-4083, TTY (559)4S8-4066 Be energy e_ e.fanrr January 26,2006 DE9/ELOPMF�1-®EPq� FR 2131 IGR/CEQA . �CIT�,®N 6- - - - 41 31.6+/ SSNdl C-05-247&T-5268 COPPER RIVER RANCH NU. bike Sanchez City of Fresno Development Department ` 2600 Fresno Street,Third Floor Fresno, CA: 93721-3604 Dear Nir. Sanchez; We have reviewed the proposed use permit and map for the 381-It single4amily residential project within the Copper River Ranch Development located on the north side of East Copper Avenue between North Friant Road and North Willow Avenue. Caltrans has the following comments: The applicant for the Copper River Ranch Development has agreed to pay a fair share of$700,OOp to mitigate for the project'simpacts to State Route 41/Friant Road interchange. We now,have a signed`Tro Rata Share Agreement'formalizing the mitigation. Caltrans.has no further comments on this use permit or map application. We request that this letter be made a part of the permanent public record for this project and that a copy of our letter be included in any staff reports for this proposal.. This will provide the decision- making body and the general public with a complete and accurate environmental evaluation for the prof ect. If you have any questions,please callme at(559) 445-6666- Sincerely, 6 .`MOSES $TITES Office of Transportation Planning District 6 C:Nt. Jeff Roberts, Granville Homes Ms Barbara Goodwin, Council of Fresno County Governments 'Calnans tiuproves rnobirify across Carorornrn I I r ADDENDUM TO ENVIRONMENTAL.ASSESSMENT NO. C-04-153, T-5205 Granville Homes has submitted Vesting Tentative Tract Map No: T-5268 and Conditional Use Permit No. C-05-247 regarding;60 acres of property located within the Copper River Ranch Development Area which is generally located between North Friant Road, East Copper Avenue and North Willow Avenue. This project is a refinement of Tentative Tract Map.No. T-5205 which initially.approved and subdivided the Copper River Ranch area into 829 single family lots with 45 outlots that would be designated for commercial, multiple family residential, landscaping and open space, community trails, and private streets. A mitigated negative declaration was prepared for C-04-153/T-5205 which was approved by the Planning Commission on November 3,2004. This document included all mitigation measures from Final EIR No. 10126 which was prepared for,the Copper. River Ranch Project. The applicant has agreed to comply with these mitigation measures as a conditions of project approval for all entitlements within the jurisdiction of the Copper River Ranch project area. k The proposed project is now requesting a shift of 100 residential dwelling units,1 which had been originally allocated for the!multiple family residential portion of the project, to the single family residential aspect of the project. Specifically, these 100 lots will be placed in Villages B and C of the Copper River Ranch Project. Originally,,Villages B and C had a total of 281 single family residential lots approved through Tentative Tract Map No. T-5205. The overall density for this aspect of the project was 4.7 units per acre and was to be developed as conventional single family lots (minimum 6000 square feet). The revised density for the subject 60-acre parcel with the 100 additional lotswill now be 6.35 units per acre. Despite the increase in density, there is no proposed',change in the basic collector street layout of the Copper River Ranch. Moreover, the Copper River Ranch has an overall residential unit limitation of 2837 dwelling units. This revised project will not impact the overall number of residential units as previously approved by . the Council for the entire Copper River Ranch Project. Staff believes that Vesting Tentative Tract Map No. T-5268 and Conditional Use Permit have been adequately addressed through Final El No. 10126 and Environmental Assessment No. EA No. C-04-153/T-5205. Both environmental documents have been approved and contain identical mitigation measures that the project applicant shall abide by. Moreover, the Copper River Ranch Project contains a maximum residential dwelling restriction of 2837 residential dwelling units. The proposed tentative tract map and conditional use permit will not violate this restriction. Therefore, this addendum to Environmental Assessment No. C-04-153/T-5205 is appropriate with the acknowledgement from the project applicant that all mitigation measures•shall be ..complied with. • I CITY OF FRESNOMITIGATED NEGATIVE DECLARATION REGENfl Initial Study is on file in the Planning and Environmental n SE8: fl i Development Department, City Hall Assessment Number: i'TY CLERK, FRESNO C 2600 Fresno Street, Fresno, California 93721 C-04-153, T-5205 559 621-8277 APPLICANT: Copper River Ranch Assessor's Jeff Roberts Parcel Number: 1396 West Herndon Avenue 579-070-02, 03,7, 18, Fresno, CA 9371.1 82, 94 PROJECT DESCRIPTION AND LOCATION:. Conditional Use Permit No. C-04153 Filed with: and Vesting Tentative Tract Map No. 520.5/UGM filed by Jeff Robertson behalf of REBECCA E. KLISCH, City Clerk Copper River Ranch pertains.to 574 acres of real property located Copper Avenue, 2nd Floor City Hall North Friant Road, and North Willow Avenue: Conditional Use Permit No.C-04-153 2600 Fresno Street proposes to establish a set'of development standards with respect to the overall Fresno, California 93721-3603 Project'Theme"such landscaping,signage, street furniture and lighting, project trails and architectural theme; Community Services; Copper River Policies dealing with residential . density transfers, mixed use_development, commercial parking, neighborhood electric vehicles and water well sites; Issues regarding circulation/transportatior, :maintenance,, Urban growth .management; development agreement.The conditional use permit will also.allow for reduced lot sizes in specified areas of the suodivision and modified street design standards forseveral streets within the Copper River.Ranch project area, Vesting Tentative Tract Map.No.T-5205/UGM proposes to subdivide the entire 574 acre site into a-823-lot single..family residential planned:developme.nt subdivision within eight(8)single family villages with 45.outlots for future multiple family residential development,open spaceand commercial uses. The proposed project has been evaluated with respect to each item on the attached environmental checklist. This completed checklist 4 reflects comments of any applicable responsible agencies and research and analysis conducted to examine the interrelationship between the proposed project and the physical environment. The information contained'in the Environmental AssessmentApplication,the checklist, and any attachments to the checklist,combine to form a record indicating that an initial study has been completed in compliance with the State CEC:A Guidelines and the California Environmental Quality Act. ; Any rating of"2".on the.checklist.indicates that a specific adverse environmerntaLeffect h.a_s been;id_entlfied in a category:which;is 4f_ sufficient magnitude to be of concem..Such an effect may be inherent in the-nature and magnitude-of the project or may be relateclAo the =— design and characteristics of the individual project.-Effects rated.in this manner are not.suffic_ient in themselves to'regwre,the;preparation. ., of an Environmental Impact Report and/or have been mitigated to the extent feasible.- Ail easible:All new development activity and many non-physical projects contribute directly or indirectly toward a.cumulative.impact on the physical environment. The incremental effect contributed by this project toward such a cumulative:effect is not considered substantial in itself. The proposed project is not expected to result in any significant adverse effects in terms of the factors considered on the environmental checklist, including q such factors forwhich minor effects have been identified..Cumulative effects of a significant nature are also not expected. The proposed project will not result in any adverse effects which fall within the"Mandatory Findings of Significance"contained in Section 15065 of the State CEGA Guidelines. The finding is therefore made that the proposed project will clearly not have a significant adverse effect on the environment. This Mitigated Negative Declaration will be deemed final;and effective if no appeal is.filed in the manner specified by ; Section 12-505 of the Fresno Municipal Code. INITIAL STUDY PREPARED BY: Michael Sanchez SUBMITTED BY: Planner Ill DATE: September 29,2004 `DARRELL UNRUH, Planning Manager. PLANNING AND DEVELOPMENT.DEPARTMENT lG:2blas'� -Fila-"_'003\Copper River Rmu:h t7evelopment`,EACovCr-C-04-1 j3-T-5_'1:7.wpu f ENVIRONMENTAL ASSESSMENT (EA) CHECKLIST ' -POTENTIAL ENVIRONMENTAL EFFECTS EA No. C-04-153IT-5205 l 1_0 TOPOGRAPHIC, SOIL,GEOLOGIC 11.0 'URBAN SERVICES CONSIDERATIONS 1 11.1 ' Availability of.fire protection 2 1.1Geologic hazards, unstable soil'conditions 1 11.2 Lack of emergency vehicle access 1 1..2 Adverse change in topography or ground surface relief. 1 11.3 Adequacy of design for crime prevention 1 1.3 Destruction of unique geologic or physical features 1 11.4 Overcrowding of school facilities 1 1.4 Increased water erosion. 2 11.5 Availability of water mains of adequate size 2 11.6 'Availability of sewer lines of adequate capacity 2_0 AIR QUALITY 2 11.7' Availability of storm water drainage facilities(on or off 2 2.1 Substantial indirect source of pollution 'site) 1 2.2 .Direct on-site pollution generation 2 11.8 Availability of adequate park and recreation areas 1 2.3 Generation of objectionable odors 1 11.9 Unusually,high solid waste generation 1 2.4 Generation of dust except during construction 1 2.5 Adverse local climatic changes 12.0 HAZARDS ;. 1 12.1 -Risk of explosion or release of hazardous substances .3.0. WATER + 1 12.2 Site subject to flooding 2 3.1 Insufficient ground water available for long-term project 1 12.3 Adverse change in course of flow of flood waters use. #; 1 12.4 Potential hazards from aircraft accidents 1 3.2 Use of large quantities of ground water 1 12.5 Potential hazards from landfill and/or toxic waste sites 1 . 3.3 .. Wasteful use of ground water i. 2 3.4 Pollution of surface or ground water supplies 13.0 AESTHETICS 1 3.5 Reduction in ground water recharge { 1 13.1 Obstruction to public or cenic vista or view 1 13.2 Creation of aesthetically offensive conditions 4_0 PLANT LIFE ] 113 Removal of street trees or other valuable vegetation 1 4.1 Reduction of the numbers of any unique, rare or 1 13.4 -Architectural incompatibility with surrounding area . endangered species 2 4.2 Reduction in acreage of agricultural crop 14 0 .HISTORICAL/ARCHAEOLOGICAL 1 4.3 Premature or unnecessary conversion of prime 1 14.1. 1 Removal.of historic building,disruption of agricultural land archaeological site 1 1.4.2 Construction or activity incompatible with adjacent 5_0 ANIMAL LIFE . historic.site I 1 5.1 .Reduction in the.numbers of any rare, unique:or endangered species ' ENERGY 15.0 1 5.2 Deterioration or displacement of valuable wildlife habitat .1 15.1 Use of substantial.amounts of energy.or fuel . 1 . ..15.2 Substantial increase in demand upon existing sources . ~ 1 6.0 HUMAN HEALTH of.energy . .. 1. 15.3 Wasteful use of energy J. _ I 7_0 NOISE 1 7.1 Increases in existing noise levels EXPLANATION OF RATINGS 1 7.2., Exposure to high noise'.levels G ion 8.0 LIGHT AND GLARE •0• Insufficient informal information is available to determine,_ ine the potenfral-='- 1 78.1 : `'Production of glare.which.Wil adversely affect residential environmental effects which.may result from the propose& ureas project in this.category. 1 8.2 Exposure of residences.to high levels of glare }. "1 Na Significant Environmental Effect The proposed project will not have an adverse environmental 9_0 LAND USE effect in this category, or any such effect is not substantially. 1 9.1 Incompatibility Wth•adopted plans and policies.'. unusual or of undesirable magnitude. This rating is also 1 9.2 Acceleration of growth rate ..utilized in cases where the category is not applicable to the: 1 9.3 induces unplanned growthparticular project under consideration. 1 9.4 Adverse change in existing or planned area ` "2" ;-'.Moderate Environmental.Effect characteristics The proposed project will have an adverse environmental.' ,effect in this category,which is of sufficient magnitude to be of 10.0 .TRANSPORTATION AND CIRCULATION. :specific concern. However, this effect is not substantial 2 TO. Generation of vehicle traffic sufficient to cause capacity enough in itself to require the preparation of an Environmental deficiencies on existing street system Impact Report, and is mitigable,through project changes.and 2 10.2 Cumulative increase in traffic on a major'street for which conditions. capacity deficiencies are projected "3" Significant Adverse Environmental Effect 1 10.3 Specific traffic hazard to motorists, bicyclists, pedestrians _The •environmental effect identified in this category.. 1 10.4 Routing of non-residential traffic through residential area substantiates in itself or contributes towards a finding that the 1 10.5 Insufficient or poorly located parking :_ proposed project has apotentially significant adverse effect on 1 10.6 Substantial increase in rail and/or air traffic the environment sufficient to require the preparation of an Environmental Impact Report. i i INITIAL STUDY Environmental Assessment No. C-04-153/T-5205 PROJECT DESCRIPTION Conditional Use Permit No. C-04-153 and Vesting Tentative Tract Map No. T-52051UGM pertain to 574 acres of property located on the north side of East Copper Avenue between North Friant Road and North Willow Avenue. Conditional Use Permit No: C-04-153 will establish the properly development standards for Vesting Tentative Tract Map No. 5250 with respect to the lot sizes and yard requirements for the single family residential lots to be ',established and constructed by this project. The special permit also provides a mechanism for . establishing a project design theme that will be expressed through a unified approach to landscaping,signage,street furniture and lighting, community trails and architectural features. The conditional use permit and tract map also provide the mechanisms for constructing and maintaining community features (such as.trails and common landscaped areas), the provision, of public utilities and service systems (such as sanitary sewer, water supply sytems, water well sites; streets); the performance of adopted environmental impact mitigation measures, and implementation of urban growth management service delivery requirements. :The special permit also provides notice that project objectives (such as promoting use of neighborhood electric vehicles) or changing conditions during the time period of the project's multi-phased implementation may necessitate the reallocation or shifting of residential densities (dwelling units per acre), introduction.of mixed-use development concepts (residential, office, commercial integrated within a single site), modification of vehicle parking requirements for commercial uses and..use of innovative street designs. Vesting Tentative Tract Map No. 5205/UGM, proposes to subdivide the entire 574 acre site into �- an 829-lot single family subdivision that will be developed in eight (8) single family villages with 45 outlots for multiple family residential development, open space and commercial development. The overall Copper.River Ranch will be developed in fourphases. The project as described herein will comprise the first two phases.of the project: Vesting Tentative Tract Map No. 5205/UGM, proposes to'subdivide the entire 57.4 acre site into an.829-lot single faniilysubdivision that will be developed in eight (8)single family villages with - .45 outlots for multiple family residential development, open space and commercial development. The overall Copper River Ranch will be developed in four phases. The project as described herein will comprise the first two phases of the project. Village A covers 28.44 acres and is presently zoned R-1/UGM and designated for medium density residential land uses (4.99 to 10.37 dwelling units per acre). .'This development will consist of a 133-lot conventional single family subdivision to be developed at a density of 4.7 units per acre and is also requesting reduced setbacks of 15 feet (front yard) and four feet.(side yard). Village B consists of 41.94 acres and is zoned.R-11UGM and.will planned for medium low - density residential land uses(2.19 to.4.98 dwelling units per acre).. This development consists of a 167-lot conventional single family subdivision'to be developed at a density of 4.0 dwelling units per acre is also requesting reduced setbacks of 15 feet (front yard) and four feet (side. yard). side- yard). Initial Study Conditional Use Permit No. C-04. 153 Vesting Tentative Tract Map. No. T-52,05 September 29; 2004 l Page 2 .Village C incorporates 18.77 acres, which.include Outlots T, U, and V, is presently zoned R- 1/UGM and planned for medium low density residential land uses and will consist of a 114-lot single family subdivision to be developed at density of 6.1 dwelling units per acre that will feature reduced lot sizes. These lots will average less than 60 feet in width and range from 90 feet to 120 feet in-depth.. This village will also feature reduced setbacks"of 110 feet (front), 10 feet (rear) and four feet (side). Outlots T, U, and V will act as landscape, trail, and flood control easements. 1 C ,. 9comprises Village D 36.21. acres, which include Outlots R, S, CC, and DD, is presently zoned R-1/UGM and designated for medium low density residential land uses and will consist of an 86-lot custom single family,subdivision to be developed at a density of 2.4 dwelling units per acre. This,.subdivision will have standard setback requirements with lots sizes ranging from, 10,000 to 18,000 square feet. Outlots R, S will serve as landscapeand flood control easements while outlots CC and DD will act as private.roads. Village E covers 26.71 acres that includes Outlot W, is currently zoned R-1/UGM and is designated for medium low density residential land uses and will consist of a 64-1ot custom single family subdivision to be developed at a`density of 2.4 dwelling units per acre. This subdivision will have standard setback requirements with lot sizes ranging from 10,.000 to 18,000 square feet. Outlot W will consist of landscape open space. - Village F consists of 13.09 acres, which includes Outlots F, I, AA; BB, QQ, RR,and WW, is . zoned R-1/UGM and is designated for medium density residential land uses and Will consist a 17-lot custom single family subdivision to be developed ata density of.1.3 dwelling units per acre: This village will have standard setbacks with lot sizes ranging from 1.2,500�to over 20,000 ;,square feet. Outlots AA and BB will serve as private roads while Outlots 17,11, QQ RR, and--WW'. will be developed as.landscape/open space,-features, trail connections, or part ofithe golf course - transition area. Village G envelopes 32.80 acres, is currently zoned R-1/EA/UGM and is planned for medium low density residential land uses and will consist of a 220-lot single family subdivision to be developed at 6.7 dwelling units.per acre that will feature reduced lot sizes.. These lots will ' •average less than 60 feet in width and range.in depth from 88 to 100 feet. The subdivision will also feature reduced setbacks of 10 feet (front.yard), 10 feet(rear yard),and four feet (side yard). j Village H encompasses 14.92 acres of property, which includes Outlots D, H, and K , is zoned R-1/UGM and designated for medium low density residential land uses and will consist of a 29- lot custom single family subdivision top, be developed at a density of 1.9 dwelling!units per acre.. This subdivision will feature reduced setbacks of 15 feet (front yard) and four feet (side yard) and range in lot size from 10,000 to 18!000 square feet. Outlot D will function as;a water well . site with outlots H and K serving as open space/landscape features. Initial Study Conditional Use Permit No. C-04-153 Vesting Tentative Tract Map No. T-5205 September 29, 2004 Page 3 The residential densities-for Villages B, D, and E are within the density ranges of their respective residential.land use designations.. Densities for Villages A, C, F, G,and H do not meet the density requirements of their respective land use designations. However, the overall "blended'density" equates to 3.89 units per acre which is within the medium low density residential planned land use designation. The medium low density residential land use designation is the predominate land use designation for single family development within the Copper River Ranch Project. Conditional Use Permit No. C-04-153 will act as a Master CUP for Vesting Tentative Tract Map No. 5205 which will permit the shifting of residential densities for single family development only within the project area. Since the project applicant has not yet submitted plans for the multiple family residential portion of the project, the transfer of densities will not be evaluated under this entitlement and will necessitate a separate conditional use permit. The Copper River Ranch has an ultimate,residential dwelling restriction of 2837 residential dwelling units to be developed ;in four phases. The entitlements submitted to date.will cover the first two phases of development for residential development. The project,is projected at build out to develop 1084 single family residential lots at a density of 3.6 dwelling units per acre and 1753 multiple family dwelling units at a density of 8.8 dwelling units per acre: The remaining 45 outlots will create parcels for commercial, multiple family, open space and landscape transition areas as well as for public facilities. Specifically there will be four outlots dedicated for water wells (1..14 acres); one lot for a tertiary wastewater treatment facility (3.30. acres); one outlot for a public park (2.60 acres);.one outlot for a park and ride facility(.37 acres);. six parcels for future commercial development (32.78 acres); four outlots for future multiple family residential (59.53 acres); one lot for a future planned.unit development (16.49 acres); four outlots dedicated for private roads(7.24 acres);4 seven outlots that will serve as a,-.. landscaped transition zone for the golf-course (.62 acres); and sixteen lots will serve as 'landscape buffers and transition areas between land uses (2.74 acres). - r" Planned Land Use Existing Zoning Existing Use North Agriculture (County) AE-20 (County) Agriculture and Rural Residential South Medium Low Density Residential R-I/UGM (Pending) Proposed single family subdivision East Agriculture(County) AE-20 (County) Agriculture and Rural Residential West Multi Use Open Space AE-20 Agricultural,Eaton Trail (County) f . Initial Study Conditional Use Permit No. C-04-153 F Vesting Tentative Tract Map No. T-5205 . September 29, 2004 Page 4 I ` i Environmental Impact Report.No. 10126 (EIR No. 10126), prepared for the Copper River Ranch Project was approved and certified by1the City Council on June 3, 2003, through Resolution.No. 2003-170. In addition, Plan Amendment Application No. A-01-11 which proposed various land use changes within the 710-acre Copper River Ranch project area was also approved by the Council through Resolution No. 2003-171. Finally; Rezone Application No R-01-14 proposing a host of residential and commercial zone districts together with open space zoning was also approved through Ordinance No. 2003-45. The Copper River Ranch project area (generally bound by Copper er Avenue, Friant Road and Willow Avenue) covers 710 acres ofiproperty and is within the Sphere of Influence of the City of Fresno. Staff has reviewed the above-referenced project proposal and consulted with affected agencies and interest groups..The proposed project has been evaluated with respect to the adopted mitigation measures of EIR No 10126 prepared for the Copper River Ranch Project and the provisions of the adopted 2025 Fresno General Plan (City Council Resolution No. 2002-379). and the corresponding potential adverse environmental impacts, adopted environmental impact mitigation measures and determinations of overriding considerations established by the ' certification of the related Master Environmental-Impact Report (MSIR) No.;1013'0 (City Council Resolution..No. 2002-378). The proposed project,which includes an amendment of the adopted 2025 Fresno General Plan, has been determined to not be fully within the scopelof EIR No. 10126 as provided by the California Environmental Quality Act (CEQA), as codified in the Public Resources Code (PRC) Section21157.1.(d) and the CEQA Guidelines Section 15177©). ` t r Based upon.an analysis of the project,'as summarized in the following environmental assessment initial study, it has been determined that the project may contribute to the creation of certain moderate environmental.effects.or the project may be adversely impacted by existing conditions_a.s.add,essed,below. However,.these potential impacts.have been determined to be.. . .. equivalent to or less than those adverse impacts identified by EIR No".,10.126.: 1-t=has-been further,determined that all applicable mitigation measures of.EIR No.--1-0126 along with appropriate mitigation measures from MEIR No. 10130 have been applied to the project, together with project specific mitigation measures necessary to assure that'the project will not cause significant adverse cumulative impacts, growth inducing,impacts and irreversible significant effects beyond those identified by EIR No. 10126 as provided by CEQA Section 15178(a). Therefore, it has been determined that the filing of a.mitigated negative declaration is appropriate in accordance with the provisions of CEQA Section 21157.5(a)(2) and CEQA Guidelines Section .15178(b)(1) and (2) MEIR No. 10126 examined the potential adverse environmental impacts of implementation of the Copper River Ranch Project which proposes the development of 710 acres of property with a range of residential, commercial, office, and open space uses and is expected ito accommodate a population of nearly 8000 people in 10-15 years. The City of Fresno has determined that specific economic,'legal, social, technological and other considerations related t' to the implementation of the Copper river Ranch Project outweigh the unavoidable adverse .environmental effects identified in the Final EIR No. 10126., including any effects Inot mitigated because of the infeasibility.of mitigation measures and,that the identified adverse environmental Initial Study Conditional Use Permit No. C-04-153` Vesting Tentative Tract Map No: T-5205 September 29, 2004 Page 5 - effects are considered acceptable. It has been determined that the proposed neighborhood commercial retail.center and park and ride facility will generate reduced levels of environmental impacts as compared to the development of medium density and high density residential planned uses as analyzed by the Final EIR No. 10126. The following impacts were identified by City Council Resolution No. 2003-170 certifying Final EIR No. 10126 (Copper River Ranch.Project) as significant but mitigable effects: 1. Land Use, Planning and Agriculture. 2. Traffic and Circulation, 3. Air Quality. 4: Geology and Soils. 5. Biotic Resources. 6. Noise. 7. Drainage 8. Wastewater Treatment. 9. Hydrology. •.10. Public Facilities and Services 11. Aesthetics 12. Cultural Resources In addition, Resolution No. 2003-170, also identifies the following unavoidable significant impacts and .statement of overriding considerations for these impacts: 1.. Transportation and Circulation (Cumulative) -Significant and unavoidable cumulative impacts have been identified for several major street.segments, on Friant Road, Herndon and Willow Avenues. .As identifed.,in EIR No.-101-26.and-the project traffc analysis, traffic impacts upon these segments are a result of conditions-for which the project,is not- the cause.,.These ztreet segments are projected to function.with.a congested and; therefore, less than desirable, peak hour level of service regardless of whether or not the proposed project occurs. The project mitigation measures cannot reduce the area-wide impacts upon these major street segments, which will result in these street segments -operating at a projected deficient peak hour level of service (LOS E or F) in the year 2025. Project mitigation measures will insure the appropriate improvement of adjacent major streets including Friant Road, Copper Avenue and Willow Avenue along the project boundaries_ The mitigation measures have also identified the project's fair share participation in the construction of other major street segments beyond the project boundaries to provide improvements consistent with.the City of Fresno's-adopted plans and policies and necessary to accommodate project generated vehicular traffic as well as the cumulative traffic impacts of planned urban uses within the Woodward Park Community Plan and the North Growth Area. 2: Air Quality(Cumulative) -The adverse air quality impacts associated with the Fresno f 1 Initial.Study . f Conditional Use Permit No. C-04-153J ;' Vesting Tentative Tract Map No. T-5205 '- September 29, 2004 k Page 6 ( I metropolitan area can be expected to be significant and unavoidable, and`can not be completely mitigated by measures.within the control of the City of Fresno] The mitigation measures offered by this project will aid in air quality improvement by pro I iding a pedestrian friendly development with extensive on-site landscaping which;is expected to help reduce project related emissions. However, there are no reasonable feasible ..mitigation measures available to the proposed development'alone, which would assure the reduction of area-wide air quality impacts to a less-than-significant level. In orderto provide a suitable living environment within the metropolitan area, the plan strives to facilitate expanded economic g owth that will support increased employment opportunities: .3 Preservation of Agricultural Land -The conversion.of agricultural land to urban uses within the planned boundary to accommodate the projected population and employment growth of the 2025 Fresno.Gen eral Plan is a significant and unavoidable adverse impact, which can not be completely mitigated by measures within the control of the City of Fresno. The mitigation measures and policy provisions referenced in EIR NO. 10126 are feasible and will be incorporated into the project in accordance with CEQA Guidelines Section 15126.4. However, there are no reasonable mitigation measuresavailable only to the City of Fresno which would assure the reduction of impacts upon agricultural land within the planned urban area to a less-than-significant level: 4. Noise (Cumulative) -The mitigation measures identified in EIR No. 1,0126 and in Exhibit D of Resolution 2003-170, will be incorporated into the project in accordance with CEQA Guidelines Section 15126.4 andwill reduce the noise levels on-site to a level less than significant. However,there are no reasonably feasible mitigation measures available to the proposed project that would 1reduce noise impacts from adjacent mayor streets to a level less:than significant. to addition to MEIR No. 10130 other environmental documents have been certified-forma}or= public facilities to accommodate population growth and urban development including Final EIR No. 10118 (Fresno/Clovis Regional Wastewater Treatment and Reclamation Facility Capacity 'Expansion) and Final EIR No. SCH 95022029 (Fresno Metropolitan Water Resources Management Plan). These environmental impact analyses and conclusions, together with supporting technical studies; further address the impacts of population growth and the necessary public facility capacity expansion associated with.theurban development that will accommodate the growth projected by ithe 2025. Fresno General Plan. To the extent that these conclusions, findings and mitigation measures are referenced environmental impact analyses, applicable to the subject project they are incorporated herein by reference, pursuant to CEQA Guidelines Section 15150. i 1.0 -TOPOGRAPHY, GEOLOGY, AND HYDROLOGY Topographic relief of the entire Copper'River Ranch project site is composed of gently to moderately rolling hills and is sloped generally in a southwesterly plain toward the San Joaquin a j Initial Study Conditional Use Permit No. C-04-153 Vesting Tentative Tract Map.No. T-5205 September 29, 2004 Page.7 River. The elevation ranges from 340 to 400 feet. A shallow nortWsouth terrace escarpment is located near the northwest project boundary. This escarpment is approximately 1800 feet in length.. The project site includes several low lying areas which contain fakes as partof the existing Copper River golf course. No natural water channels are present. Geologic occurrences such as liquefaction, landslides,'and subsidence are not known to be a problem in the project area. The 25-acre site that comprises the treatment plant and proposed new storm basin DE are currently resting on flat terrain. However, ElR.No. 10126 did identify the following significant impact. Impact • Development of the proposed project.would require excavation; grading, and other construction operations. Slope and soil disturbance could result in soil erosion. ...Mitigation: The developer shall be responsible for the following mitigation measure to be included as a`condition of approval on each conditional use permit, tentative tract map, or site plan: 1. A qualified ,geologist or consultant shall prepare and submit an erosion control plan for approval by the City of Fresno Public Works.Department demonstrating Y compliance with water quality standards. Elements of this plan shall address both `the potential for soil erosion and non-point source pollution. Mitigation would reduce impacts to a less than-significant level. ComlianceNedfication The applicant shall comply with this mitigation measure which will be verified by the Public Works Department and Planning and Development. Department. 2.0 - AIR QUALITY As a result of the San Joaquin.Valley's climate and topography, the San Joaquin Valley Air Basin (SJVAB) is predisposed topoorair quality. High mountain.ranges surrounding the Valley frequently create air layer inversions that prevent mixing of air masses. The large number of sunny days per year and high temperatures in the summer favor the formation of ozone. In the winter, inversions form that often trap particulate matter: With respect to the Fresno area, the SJVAB has been classified as follows: • Ozone. Recently reclassified from "serious nonatta'inment" to "severe nonattainmenf by the U.S. EPA. Classified as "severe nonattainment" by the State. I Initial Study Conditional Use Permit No. C-04-153' f Vesting:Tentative Tract Map No. T-5205 - September 29, 2004 Page 8 • PM,o. Classified as serious nonattainment at the federal level.. Classified as "nonattainment" by the State. A A • CO. Recently reclassified from nonattainment to attainment by the U.S. EPA. NO Unclassified/Attainment at the federal level. Classified attainment at the State z level.- S02- evel:SO2. Unclassified at the feder al Level. Classified attainment at.the State level. Sulfates. (No federal standard.) Classified attainment at the.State level. i • Lead. (No federal designation.) Classified attainment at the State level. H2S. (No federal standard.) . Unclassified by the State. Visibility. (No federal standard.) Unclassified by the State. f In response to the SJVAB's nonattainment.status for 03 and PM,(,, the SJVAPCD has adopted air quality attainment plans as required by State and federal regulations. Table WC-1 of MEIR No. 10130 lists the air quality attainment plans that have been adopted by the SJVAPCD. u ..On April 16, 2004, the.EPA issued a final ruleclassifying the SJVAB asextreme lnon- attainment, effective May 17, 2004 (69 FR 205.50). Under this rulemaking, the SJVAB's attainment date is November 15, 201 Q. An Extreme Ozone Attainment Demonstration Plan (OADP) must be prepared which is a roadmap that identifies emission reductions needed to ,:attain the air quality standard by this date. According.to the.final rule recla.ssifying.the.SJVAB _ as extreme nonattainment for the fede ral 1-hour ozone standard, the.Extreme OADP-is due to �. .current) under review.. ,nstra�ion:Plan is...; --� :the EPA on November 15, 2004.' A Draft Extreme Ozone Attainment Demo -- - Y } ` The principal components of an OADP consist of a baseline emissions inventory data describing measured ozone levels in the atmosphere for the area in question,descriptions of emissions controls that will reduce future emissions, a future emissions inventory':.that reflects decreases due to implementation of emissions controls as well as increases due;to increased population, and a description of the results from a photochemical model relating emissions to ambient ozone levels and demonstrating attainment of the appropriate standard at a future ;date. _ In addition, this plan fulfills requirements of the California Clean Air Act regarding)the development of a triennial update and California Air.Quality Attainment Plan.revision that examines air pollutant exposure data, control measure implementation, and other`.air quality information with emphasis on meeting California ambient air quality standards. 1 i I Initial Study Conditional Use Permit No. C-0.4-153 Vesting Tentative Tract Map No. T-5205 September 29, 2004 Page 9 As stated in the current Air Quality Attainment Plan,it is SJVAPCD's strategy to implement multiple tactics or control measures. These measures are, in turn, implemented through the extensive collection of District rules, regulations, and permitting requirements established by the SJVAPCD. The Air. District has suggested that the URSEMIS 2001 computer model be used to project future air pollutant emissions that can be expected to be.generated from vehicular traffic generated from the urban uses developed on the project site. The computer model evaluated the following emissions ROG (Reactive Organic Gasses), NOX (Nitrogen Oxides), CO (Carbon Monoxide),.PM 10(Particulates), and SOX (Sulfur Oxides) which are summarized below. URBEMIS 2001 AIR QUALITY IMPACTS All data in tons/year ROG NOx CO PM10 SOX Area Source Emissions 7.67 1.91 1.88 0.01 0.03 Operational Emissions 25.11. 29.36 291.12 1.03 0.19 Totals :32.78 31.27 293.0 1.04 0.22 Level of Significance 10 10 100 14.6 27.375 y The URBEMIS 2001 model projections indicate.that the proposed project will exceed the threshold limits for the emissions listed. This particular analysis included the prohibition of wood burning devices. Although the proposed 82g-lot single family subdivision vmll contnbute to existing.airquality concerns, the protect is expected to incorporate landscaping,, building design,transportation oriented features and dustcontrol measures all designed at-reducing emissions generated from this project. Furthermore,.EIR No: 10126 spells out a host of air quality mitigation measures that will be incorporated-as part of this development and future projects as well. . Trees will assist in the absorption of air pollutants, reduce ozone levels, and curtail storm water runoff. This project will incorporate features that assist in the efficiency of public transit such as a park and ride lot which has the potential to become an express service bus route. . The overall Copper River Ranch project which covers over 700 acres will have new bus service routes extended to the project area. It is also noted that the Woodward Park Community Plan major street design standards and bikeway plans provide for the most thorough distribution of alternative transportation improvements of any portion of the metropolitan area. These:facilities assure convenient accessibility to neighborhood uses including schools, parks,.and commercial centers using alternative nonvehicular means of transportation: Neighborhood parks are acquired and developed with urban growth management fees, frequently located in conjunction with.an elementary school site that facilitate related,academic, athletic, recreational, and other Initial Study Conditional Use Permit No. C-04-153 - I Vesting Tentative.Tract Map:No. T-5205 September 29, 2004 Page 10. community activities that promote combined trip-making and encourage the useiof nonvehicular modes of transportation. In addition, the Cit of Fresno continues tot Ian and implement the expansion of its fixed-route bus public transportation system.in order t serve developing urban areas. Adopted standards and conditions of development-require the provision of adequate bus stop facilities at appropriate major street locations to facilitate future public transportation services. I _ :In summa , the project as mitigated will not in of itself.si significantly impact local air quality. This rY P J 9 9 Y P q Y project's mitigation measures, together with the implementation of the "Reasonably Available Control Measures" (RACM), as listed in table VC-3 of MEIR No: 10130, on alf other applicable projects is expected to help the city improve its overall air quality. A larger regional implementation of these measures is needed to significantly help the air basin reach its air quality goals. The following significant impacts were lidentified'in EIR 10126 with respect to air quality: Impact Construction of the project would generate fugitive dust from construction activities, hydrocarbon emissions from paints and asphalts, and exhaust 77 - emissions from construction vehicles The developer shall be responsible for the following mitigation measures to'be included as a P P 9 9 condition of approval on each conditional use permit, tentative tract map, or site plan: A. A.Fugitive Dust Prevention and Control Plan shall,be developed to`specify _demonstrate availability of equipment and personnel, and - - control methods, thorized to:rmpleme�an-prev:entton.meas�rres .zThe P.Lan- :,. identify the individual au shall comply with the SJVAPCD Regulation VI11-f=ugitive Dust rules. The plan shall include the following.conditions: a. All disturbed areas, including storage piles, which are not being actively utilized for construction purposes, shall be effectively stabilized of dust emissions using water, chemical stabilizer/suppressant, or Vegetative ground cover. , L b. All on-site unpaved roads and off-site unpaved access roads shall be effectively stabilized of dust emissions using water or chemical stabilizer/suppressant. j C. All land clearing, grubbing, scraping, excavation, land leveling, grading, cut and fill,:and demolition activities shall be effectively controlled of fugitive dust emissions utilizing applications of water or by presoaking. I { Initial Study Conditional Use Permit No: C-04-153 Vesting Tentative Tract.Map N.o T-5205 September 29, 2004 Page 11 d. When materials are transported off-site, all material shall be covered; effectively wetted to;limit visible dust emissions,.or maintain at least six inches of freeboard space from the top of the container,' e. All operations shall limit or expeditiously remove the accumulation of mud or dirt from adjacent public streets at least once every 24 hours when operations are occurring_ The use of dry rotary brushes is expressly prohibited except where preceded or accompanied by sufficient wetting to limit the visible dust emissions. f. Following the addition of materials to, or the removal of materials from, -'the surface of outdoor storage piles, said piles shall be effectively stabilized of fugitive dust emissions utilizing sufficient water or chemical stabilizer/suppressant. .9- Traffic speeds on unpaved roads shall be limited to 15 miles per hour (mph) h. . Sandbags or other erosion:control measures shall be installed to prevent silt runoff to public roadways from sites with a slope.greater than one , percent. r i. Excavation and grading activity shall be suspended when winds exceed 20 mph. 2. Construction contracts shall include the following provisions: a: All construction equipment shall be properly maintained and operated: - b. Alternative4ueled construction equipment shall be used if.feasible. C. Hours of operation of heavy-duty equipment shall be limited to 7:00 a.m.. to 7:00 p.m. Monday through Saturday: The mitigation measures would reduce fugitive dust impacts to a less than significant level. -. Comoliance/Verification The developer shall incorporate these mitigation measures as part of Conditional Use Permit No. C-04-1.53 and Vesting Tentative Tract Map No. 5205 and will be verified the Planning and Development Department. Impact t � Initial Study Conditional Use Permit No. C-04-153 Vesting Tentative Tract Map No. T-5205 September 29, 2004 : Page 12 :Vehicle trips to and from the project and emissions generated from!residential and commercial land uses would result in air pollution emissions affecting the entire San Joaquin Valle air basin. 9 Y Mitigation: " p ' 1. The developer shall be responsible for the following mitigation measures to be included as a. condition)of approval on each conditional use permit, tentative tract map, or site plan: P a. Pedestrian enhancing infrastructure shall be provided and include:, sidewalks and pedestrian paths; street trees to shade sidewalks; pedestrian safety designs/infrastructure; street furniture; street lighting; and pedestrian signalization and signage. b. Bicycle enhancing infrastructure shall be provided and include: bikeways/paths ;connecting to a bikeway system; and secure bicycle parking c. The project shall either contract with Fresno Area Express (FAX) through the city to provide transit services within the project area, or provide an on-site transit service to off site transit stations/multimodal(centers. - , d. Transit enhancing infrastructure shall be provided and include: transit shelters, benches, etc.; street lighting; route signs and displays; and/or bus turnouts/bulbs. - e. Park and ride lots and/or satellite telecommuting centers shall be- - -- provided in the project f. Carpool/vanpool,programs shall be implemented, e.g , carpool, ride matching for employees; assistance with vanpool formation, provision of vanpool vehicles, etc: i On-site shops and services for employees, such as cafeteria, .9• Pfeteria, banklATM, dry cleaners, convenience market, etc. shall be provided within commercial and office areas. h. A Transportation Demand Management Program shall be established and.include: transit, bicycle, pedestrian, traffic flow improvements, transportation system management;.rideshare, telecommuting, video conferencing, and other measures to reduce peak hour trips. 2.`.' Future construction plans for residential, commercial, office, and p l blic uses Initial Study Conditional Use Per No. C-04-153 Vesting Tentative Tract Map No. T-5205 September 29, 2004 Page 13 shall include: a. Solar or low emission water heaters. b. Central water heating systems in commercial areas. c. Open hearth fireplaces shall require use of natural gas or installation of "low-emission, EPA-certified fireplace inserts. Implementation of the above mitigation measures would reduce impacts to a less than significant level. Compliance/Verification The developer shall incorporate these mitigation measures as part of Conditional Use .,Permit No. C-04153 and Vesting Tentative Tract Map No. 5205 and will:be verified by the Planning and Development Department. 3.0 WATER >Conditional Use Permit No...0-04153 and Vesting Tentative Tract Map No. 5205.is expected to generate a significant demand for water services, the following significant impacts were identified in EIR 10126 with respect to water for the entire Copper River Ranch Project: Impact • Project development could lead to the degradation of water quality in off-site seasonal creeks and downstream waters, resulting in a significant impact. Mitigation: = The developer shall be responsible for the following mitigation measures to be,included as a condition of approval on each conditional use permit, tentative tract map, or site plan: 1. Prior to site grading and preparation,,a storm water pollution prevention plan prepared by a qualified geologist or consultant shall be submitted to and approved by the City of Fresno Public.Works Department demonstrating compliance with water quality standards. Elements of this plan shall address both the potential for soil erosion and non-point source pollution. Implementation of the soil erosion control measures will reduce impacts to water quality in off-site seasonal.creeks and downstream drainages,to a less than significant level. Comoliance/Verification The developer shall incorporate these mitigation measures as part of Conditional Use 4 ! } f I 1 { J Initial Study Conditional Use Permit No. C-04-153 Vesting Tentative Tract Map No. T-5205 September.29, 2004 Page.14 1 Permit No. C-04-153.and Vesting.Tentative Tract.Map No. 5205 and will be verified by the Public Works Department and Planning and Development Department. a 'Impact Increased runoff could result in erosion,'-sedimentation,. and increased levels of contaminants, including nutrients, resulting in possible water quality impacts associated with detention facilities. Mitigation: The developer shall be responsible for the following mitigation measures to be included as a condition of approval on each conditional use permit, tentative.tract map, or site plan: 1., The master storm water plan developed and implemented for the project shall include all applicable best management practices identified. in the:Construction and Post-Construction.Guidelines to ensure that pollutants are controlled to standards required by the City of Fresno and-State of California. 2.' As a project specific mitigation measure, the project.applicant shall comply with the.memorandum dated September 24, 2004 from the Fresno Metropolitan Flood Control District.- { Implementation of the above mitigation measure would reduce impacts to a less than significant level. i f Comoliance/Verification :- The applicant shall incorporate'this"mitigation_measure as partof Conditional Use - - Permit No. C-04-153 and Vesting Tentative Tract Map No. 5205 and will be verified by the Public.Works Department, Department of Public Utilities and the Planning and Development Department: 'Impact ! E - •. Groundwater degradation caused by infiltration of diluted treated effluent from the irrigation lakes and irrigation of the golf course and open space imay occur if appropriate management, monitoring,.and sampling is not fully implemented. Mitigation: 1 The developer shall be responsible for the following-mitigation measures to be included as a condition of approval for the wastewater treatment plant: Initial.Study Conditional Use Permit No. C-04-153 Vesting Tentative Tract Map No. T-5205 September 29, 2004 Page 15 1. Monitoring wells shall be provided to detect the influence of reclaimed water-if,. any, on groundwater quality. At a minimum, monitoring wells shall be located one quarter and one-half the distance (plus or minus 10 percent) between the lined storage pond containing reclaimed water and the nearest domestic water supply well on-site and off-site southwest in the direction of groundwater flow.. In addition, a monitoring well shall be placed immediately down gradient of the wastewater treatment plant effluent storage ponds. The number and exact location of monitoring wells shall be described in the engineering report submitted pursuant to Section 60320.07 and approved by DHS. 2. A recommended plan for use of the existing wells in conjunction with new monitoring wells shall be made in the engineering report pursuant to Section ....60320.05'(d) and approved by DHS. All other wells on-site except for irrigation.. wells to remain in use shall be properly abandoned according to adopted standards. 3. Comply with the effluent management plan prepared.by a qualified engineer - and/or professional consultant approved by the Fresno County Department of Community Health and DHS. 4. Annual nutrient summaries shall be prepared for all turf areas served with reclaimed water. The summaries shall evaluate the needs of the turf, the. r : amount of nutrient applied,,and any supplemental fertilizers applied. The amount of treated effluent applied shall be adjusted bsed on the turf nutrient requirements. .:Implementation of mitigation measures would reduce impacts to:a less-than-significant level. Compliance/Verification This mitigation measure is applicable to Conditional Use Permit No. C-04153 and Vesting Tentative Tract Map No. 5205 and will be verified by the Department of Public Utilities and the Planning and Development Department. Impact Groundwater quality degradation from nutrient accumulation may occur from small amounts of nitrogen that exist in treated effluent used for irrigation. The migration of some nitrogen to groundwater could occur irrespective of the use of reclaimed effluent with norma!golf course irrigation. Mitigation: k t Initial Study 4 Conditional Use Permit No. C-04-153 f Vesting Tentative Tract Map No. T-5205 September 29, 2004 Page 16 I The developer shall be responsible for the following mitigation measures to be included -= as a condition of approval for the wastewater treatment plant: k 1. Monitoring groundwater, including nitrogen content, has been proposed as a mitigation measure for this project( see mitigation for groundwater degradation caused by infiltration of diluted treated effluent, above). Measurements shall be taken each calendar quarter by the City of Fresno personnel or a,qualified consultant. Should the monitoring tests exceed nitrogen standards, a denitrification process shall.be started at the wastewater treatment facility. The plant design shall incorporate a process that shall denitrify the treated effluent to the 10 mg/I total nitrogen level. Implementation of the recommended mitigation measures will reduce potential impacts to a less-than-significant level. Compliance/Verification This mitigation measure is applicable to Conditional Use Permit No C-04-153 and Vesting Tentative Tract Map No. 5205 and will be.verified by the Department of Public Utilities and the Planning and Development Department. � ten. Impact Approval of the project will require pumping from the groundwater aquifer. Mitigation: The developer shall be,responsible for the following mitigation measures through.the subsequent master use permit and associate development plan: 1: Establish.a development fee for the project's fair share of the City's surface water treatment plant construction and expansion. E 2., The project shall commit to a'water conservation program which shall.include low-flow water fixtures;;water conserving landscaping of public spaces, and water conserving practices for golf course irrigation. 4 3. Technical water supply information shall be submitted which demonstrates residential and commercial uses and corresponding water.requirements. 4 The developer.shall commit to plan'and maintain on-site recharge basins and lakes to ensure that necessary recharge can be accomplished over the life of the i project. . I _ Initial Study Conditional Use Permit No. C-04-153 Vesting Tentative Tract Map No. T=5205 September 29,2004 Page 17 ` 5. The developer shall prepare a water master plan for approval by the City in accordance with City requirements. Implementation of the recommended mitigation measures will reduce potential impacts to a less-than-significant level. Compliance/Verification The developer shall incorporate these mitigationmeasures as part of Conditional Use Permit No. C-04-153 and Vesting Tentative Tract.Map No. 5205 and will be verified by the. ; Department of Public Utilities.and.the Planning and Development Department. Impact Project approval could J PP adversely affect off-site wells. Mitigation: The developer shall be responsible for the following mitigation measures through the subsequent development agreement and,associate specific plan or development plan: a 1. New wells shall be placed'a minimum of 500 feet from the project boundaries where there is an adjoining proximate off-site well, in order to preclude drawdown in off-site wells due to pumpage of new public supply wells in the project. In addition, new public supply wells on the project site shall include a test well and monitoring of a_sufficient number of adjoining proximate off-site °wells as determined by the City of Fresno to determine potential drawdown in the off-site wells. Should adverse effects on adjoining proximate off-sitewells be determined, the public supply wells shall tie relocated ordthe-rwise`m tigated to preclude such adverse impacts. 2. Locate domestic wells in accordance with the recommendation contained within' the report, Groundwater Conditions at the.Copper River Ranch, prepared by Kenneth D. Schmidt and Associates, May , 2000. 3. If water yields from adjacent private wells are determined by the City Department of Public Utilities in consultation with the Fresno County Department of Community Health to have been adversely affected by the project, the developer shall improve the private well to standards acceptable to the City; or connect the user to the project water system. Implementation of the recommended mitigation measures will reduce potential impacts to a less-than-significant level. " : 9 Initial Study Conditional Use Permit No. C-04-153 i. Vesting Tentative Tract Map No. T-5205 September 29, 2004 } Page 18 r Com pliance/Verification The developer shall incorporate these mitigation measures as part of Conditional Use Permit No. C-04-153 and Vesting Tentative Tract Map No. 5205 and will be ver by the Department of Public.Utilities and the Planning and Development Department. Impact • Approval of the project could result in domestic water wells with contaminants exceeding State MCL-s. Mitigation: The developer shall be res onsible for.the following mitigation measures 'based on P P � required water-well monitoring: 1. Should any existing community water supply well exceed the DPCtP MCL as detected in regular monitoring, granular activated carbon treatment or other acceptable technology shall be required consistent with CCR Title 22 requirements 2. Should any existing community water supply well exceed the uranium MCL as . : detected in regular monitoring, the contaminated well water shall.be blended with other on-site groundwater supplies to reduce the contamination level below the MCL'at all times. ..A State DHS-approved blended program shall be implemented to meet this requirement. The effectiveness of the program shall 6e supported by on-going monitoring at State-specified frequencies and;locatiors: - -- 1 3. Should other contaminants be identified in the future, remediation shall,be resolved in accordance with CCR title 22 requirements. .Implementation of the recommended mitigation measures will reduce potential impacts to a less-than-significant level. j 'Compliance/Verification { The developer shall incorporate these mitigation measures as part of Conditional Use Permit No...0-04-153 and Vesting Tentative Tract Map No: 5205 and will be verified by the Department of Public Utilities and the Planning.and Development.Department. Impact 'Approval of the project may involve groundwater recha a with reel aimed water PP p 1 Y 9 r9 that may.contain nitrogen or other contaminants. 'I Initial Study., -Conditional Use Permit No. C=04-153 Vesting Tentative Tract Map No. T-5205 September 29, 2004 Page 19 Mitigation:t The developer shall be responsible for the following mitigation measure to included as a condition of approval of the conditional use permit for the wastewater treatment plant: 1. Monitoring groundwater, including nitrogen content, has been proposed as a mitigation measure for this project(see mitigation for groundwater degradation caused by infiltration of diluted treated effluent, in Section 2.8). . Measurements shall be taken each calendar quarter.by City of Fresno personnel or a qualified consultant. Should the monitoring tests exceed nitrogen standards, a denitrification process shall be started at the wastewater treatment facility. The plant design shall incorporate a denitrification process that shall denitrify the treated effluent to the 10 mg/l total nitrogen level. Implementation of the mitigation measures would reduce impacts to a less-than- significant level. Cormoliance/Verification This mitigation measure is applicable to Conditional Use Permit No. C-04-153 and v; Vesting Tentative Tract Map No. 5205.and will be verified by the Department of Public Utilities and the Planning and.DevelopmentDepartment. Impacts Groundwater quality degradation from stormwater runoff associated wFth�urban-= ---- _ development is a significant impact - Mitigation The developer shall be responsible for the following mitigation measure to be included as a condition of approval for all conditional use permits, tentative tract maps, or site plans: 1. Grading plans shall demonstrate that all areas of irrigated turf or other open space receiving reclaimed water drain away from FMFCD basins, except in extraordinary wet years (10-year frequency storms)when on-site lakes may fill from stormwater and utilize the FMFCD basins. Implementation of the mitigation measures would reduce impacts to a less-than- significant level. Co m o l iance/Verificatio n f - 1 . i Initial Study i Conditional Use Permit No. C-04-153 NoT-520Vesting Tentative Tract Map 5 September 29, 2004 Page 20 The developer shall incorporate these mitigation measures as part,of Conditional Use Permit No.C-04-1.53 and Vesting Tentative Tract Map No. 5205 and will be verified by the Public Works Department, Department of Public Utilities and the Planning and Development Department. ` 4.0 AND 5.0 PLANT LIFE AND ANIMAL LIFE - BIOTIC RESOURCES a The study area is located in the San Joaquin Valley on agricultural, urban and vacant lands north of the City of Fresno. The elevation of the study areas varies between 340 and 400 feet above sea.level. Annual precipitation',is approximately 8 to 15 inches, almost 95 percent of .which falls between the months of October and March.. Storm water, runoff or summer irrigation collects in various drainage swales, depressions, and pnds and leaves the site{via infiltration, 'evaporation, or sheet flow I The development of open.space parcels such as the Copper River Ranch can damage or modify biotic habitats used by sensitive plant and wildlife species. EIR No.'10126 has identified the following,significant impacts: Impact { Special status wildlife species could be adversely affected by project . Mitigation: 1 The developer shall be responsible for the following mitigation measures to be included as a conditionof appro ral on each condition-al use--permit-ter}tative tract-map, onsite pian: 1 1: A qualified biologist shallconduct a preconstruction survey for Burrowing oWls no more than 30 days prior,' to the onset of project construction This shall be constructed according to methods described in the Draft Report on Burrowing Owl Mitigation (CDFG 199.5). If preconstruction surveys undertaken during the breeding season(February through July) locate active nest burrows within or near construction zones,the developer shall establish an appropriate construction-free setback around these nests until the conclusion of the breeding. season. A qualified ornithologist in consultation.with the CDFG shall determine the distance of the setback': At the conclusion of the nesting season,-these owls may be relocated as discussed below. i. .2. If preconstruction surveys undertaken during the non-breeding season (August through.January) locate resident owls, these individuals may be relocated to . alternative habitat. The relocation of resident owls shall be conducted according to a relocation plan prepared by,a qualified biologist in consultation with CDFG. Passive_relocation as described in Draft Report on Burrowing Owl Mitigation shall Initial Study Conditional. Use Permit No: C-04--153 Vesting Tentative Tract Map No. T-5205 September 29,2004 Page 21 be the preferred method:of relocation. The plan shall provide for the owls relocation to nearby lands possessing available habitat. Ground squirrel populations and other burrow complexes can then be eliminated to prevent the return of burrowing owls at.a later time when construction may occur. 3 A qualified biologist shall conduct a preconstruction survey for Northern Harriers no more than 30 days prior to the onset of project construction,.if construction is to occur during the breeding season (February to July). If active nest burrows are located within or near construction zones, the developer shall establish an appropriate construction-free setback around these nests until the conclusion of the breeding.season: Aqualified ornithologist in consultation with the CDFG shall determine the distance of the setback. The developer may also disc the non-native grassland prior to the onset of the breeding season. Discing shall prevent the growth of dense tall grasses favorable for nesting Northern Harriers. Implementation of mitigation measures would reduce.impacts to a less-than-significant level. Com plianceNerification The developer shall incorporate these mitigation measures as part of Conditional Use - Permit No. C-04-153 and Vesting Tentative Tract Map No. 5205 and will be verified by the " Public Works Department, Parks.and Recreation.Department and the Planning and Development Department. 6:0 HUMAN_HEALTH The following significant impacts were identified in ElR 10125 with'respect to human`health: Impact • Public health is the predominate concern associated with the use of reclaimed water for the irrigation of a golf course. This is primary due to the potential ; presence of pathogenic organisms in the untreated wastewater. Mitigation: The developer shall be responsible for the following mitigation measures.to be included as a condition of approval on each conditional use permit, tentative tract map,.or site plan: 1 Reclaimed water shall be utilized for golf course or landscape irrigation in designated open space areas. These sites shall be fully described and approved by the RWQCB as part of the preliminary discharge permit and it must be,shown i i Initial Study Conditional Use Permit No. C-04-153 Vesting Tentative Tract Map No. T-5205 September 29,2004 Page 22 by soil testing by a qualified engineer that the sites are capable of handling the entire planned disposal flow, '. 1. 2. The spray irrigation system shall be operated so as to minimize contact with the . public. Irrigation shall be scheduled for times when the areas are not in use and all irrigation piping shall be clearly marked as not for potable use. The system shall be operate to minimize aerosols, ponding , and runoff of reclaimed water. Operation of the.irrigation system by certified personnel shall be in accordance with guidelines established by the.Department of.Health Services (DHS). : y pl 3. Separation of the reclaimed effluent distributions stem and the otable water distribution.system shall be assured through the.use of.color coded pipe for new pipes. Effluent pipelines and hardware shall be appropriately labeled, and backflow prevention devicesmay be required where a potential cross . connection may exist. Minimum separation of potable water and reclaimed water lines shall be as prescribed by the City of Fresno and State of California standards. Signage shall be posted on-site per the Report of Waste Discharge permit as issued by the California Regional Water.Quality ControlBoard. 4. The design of the treatment plant and the treated effluent quality,shall meet the . requirements of.Title 22%CCR for the-use of reclaimed wastewater. The project developer shall obtain a';Waste Discharge Permit from the RWQC'B. Prior to.the construction of the reclamation facility,:an engineering report demonstrating compliance with these regulations shall be submitted to the RWQCB and the DHS. In the event that standards are exceeded, additional disinfection shall be "required until standards are attained. The applicant shall ' develop a contingency part tof the Wase D rprevents nadequately treated wastewatefrom being toareas that allow public. access. Implementation of the mitigation measures would reduce impacts to a lessthan- significant level. I Comoliance/Verification This mitigation measure is applicable to the development of Conditional Use.Permit No. C-04-153 and Vesting Tentative Tract Map No. 5205 and will be verified by the Public Works Department, Department of Public Utilities and the Planning and Development Department. Impact . The proposed project would result in the need to dispose of biosolids. Mitigation: - j i i I Initial Study . Conditional Use Permit No. C-04-153 Vesting Tentative Tract:Map.No. T-5205 September 29, 2004 Page 23 The developer shall be responsible for the following mitigation measures to be included as a condition of approval.for the wastewater treatment plant: 1. The developer shall participate in any necessary collection system enhancements subject to full and satisfactory mitigation by the developer of all potentially.significant impacts identified by the City of Fresno Department of Public Utilities. 2. The developer shall be responsible for all wastewater facility and trunk fees necessary to accommodate the sludge loading. Implementation of the mitigation measures would reduce impacts to a less-than :significant level. Compliance/Verification This mitigation measure is applicable to the development of Conditional Use Permit No. C-04-153 and Vesting Tentative Tract Map No. 5205 and will be verified by the Public Works Department, Department of Public Utilities and the Planning and Development-Department. 7.0 N61SE The proposed development will abut North Friant Road, a designated expressway, that.will be widened to four lanes. In addition,,the EA overlay district will be applied to the project which requires an eight-foot wall together with varying deep building setbacks dependent upon whether a frontage road is present or not. An eight -foot wall will be required and be placed 50 .=feet from the center of the nearest travel lane on North Friant-Road. This will result:in-a 26400t - landscaped area between the property line and the wall Mitigation: 1. The applicant shall comply with the acoustical analysis prepared by Brown- Buntin Associates for the Copper River Ranch Project dated July.1.1,.2004. 9.0 LAND USE AND AGRICULTURE The proposed development of a tertiary treatment plant is consistent with the 2025 General - Plan designation of public facilities subject to the filing of a conditional use permit. However, EIR No. 10126 has identified the following significant impacts with respect to land use and agriculture: Impact • Approval of the project would substantially modify the current use of the land °I l f Initial Study, Conditional Use Permit No. C-04-153 Vesting Tentative Tract Map No. T-5205 September 29, 2004 Page 24 from agriculture to urban use and would result in the conversion of .prime agricultural land. Mitigation: 1. The developer shall insure through the subsequent master use permit and associated development plan, that the project is designed in a compact nature consistent with the principles of Landscape of Choice to maximize the use of land, thereby reducing ithe pressure on productive agricultural land to the west, southwest, east, and southeast of the Fresno/Clovis metropolitan area. Although impacts to regional agriculture would be reduced, loss of agricultural land on the site itself represents a significant unavoidable impact. i Compliance/Verification The developer shall incorporate these mitigation measures as part of Conditional Use Permit No. C-04-153 and Vesting Tentative Tract Map No. 5205 and will be verified by the .Public Works Department, Department of Public,Utilities and the Planning and Development Department. f Conversion of productive agricultural land would increase the potential for'land use impacts at the interface of agricultural and.residential uses. Miti4ation 1 1. -The City shall pursue appropriate.measures, including recordatibihid right to farm covenants, to ensure that agricultural uses of land may continue within those areas off transition where planned urban areas interface with planned_ agricultural areas. Implementation of the mitigation measure would reduce the potential for conflict between agricultural ,uses and the residential project, to a less than significant level. I ComlianceNerification i 1 The developer shall incorporate these mitigation measures as part of Conditional Use Permit No. C-04-153 and Vesting Tentative Tract Map No. 5205 and will be verified by the Public Works Department, Department of Public Utilities and the Planning and Development Department. { Impact { i Initial Study ,Conditional Use Permit No. C-04-153 Vesting Tentative Tract Map No. T-5205 -September 29, 2004 . Page 25 • The project would place urban level development along the Silaxo Road alignment resulting in land use impacts. to rural residential uses north of the project Rural residential uses remaining south of Silaxo Road but outside the project boundary will also experience land use impacts from urban development. Mitigation: The developer shall insure through the subsequent master use permit and associated development plan, that the following measures are incorporated in the design of future plans at the interface with adjacent residential properties: 1. All lots shall back onto the common property line on the northern boundary of the. project. 2. All lots shall be fenced. 3. All lots along these common property lines shall include a backyard landscaping plan to provide fora continuous screening with evergreen and deciduous trees. Implementation of the mitigation measure would reduce the.potential for conflict between existing rural residences and the proposed project. ,r. ComgliancelVerification This mitigation measure is applicable to the development of Conditional Use Permit No. C-04-153 and Vesting Tentative Tract Map No. 5205.and will be verified by the Public Works Department and the Planning and Development�Department. 10.0 TRANSPORTATION AND CIRCULATION ' The development of.a the proposed project in of itself will not generate significant traffic volumes. It has been determined that a traffic impact study is not required the plan amendment and. rezone applications, however, the site will be subject to the mitigation measures as identified by EIR No. 10126 which identified the following impacts with respect to traffic and circulation with respect to other elements of the project: Impact Approval of the project will cause some street segments to operate below acceptable standards in 2025. Mitigation (for both 2012 and 2025): The developer shall ensure through the master use permit or development plan, that the f Initial Study ` Conditional Use Permit No. C-04-153 I Vesting Tentative Tract Map No. T-5205 'i September 29, 2004 Page 26 k following measures are incorporated in the design of future plans: 1. If the project is found to tdggera capacity improvement, which otherwise would not be required under the no-project scenario, the project will be required to fully fund (100%) the improvement. Subsequent project-specific studies will determine the need and feasibility of the improvement. I 2 Since the project is defined in very general terms at the Program EIR level, developer responsibility; for proposed mitigation measures is shown as fair share estimates rather than project specific fair share responsibilities. The fair share percentage estimates provide a general overview of how much the project may need to contribute to mitigate potential impacts on the future roadway system. Once the project is defined through the development plan and specific : plan/development plan,ja project specific traffic analysis will determine both project-specific and associated developer responsifjility for mitigation. In these future project-specific traffic studies,:actual project fair shares will be determined. However, unless other projects in the study area are proposed.for the development with amore intensive land use, those segments ithat are shown at 100% developer responsibility are likely to remain at 100% developer , responsibility in all future project -specific traffic studies. The fair share estimates do not take into account either the City of Fresno UGM'fees or the.City yr:. of Clovis TIF Program. -- The following section summarizes he currently recommended 2025 Project road widening mitigation measures with appropriate fair share estimates. Final mitigation measures, fair share estimates and timing of implementation will be determined when the future Project- ��specifc analysis is.completed. Roadway widening mitigations required with Project build out in 2025 are:: li - ❑ Friant Road from SR 41+southbound off-ramp to SR 41 northbound off-ramp,- widen from 5 lanes to 8 lanes (9.3%) I ❑ Friant Road from SR 41 northbound off-ramp to Fresno Street, widen from.6 to 8 lanes (16%) ❑ Friant Road from Fresno Street to Audubon Drive, widen from 6 to 8 lanes (20.1%) ❑ Friant Road from Audubon Drive to Shepherd Avenue, widen from'4 to 6 lanes (20.9%) ❑` Friant Road from Shepherd Avenue to Ft. Washington Road;widen from 4 to 6 lanes (34.4%) - ❑ Copper Avenue from Peach Avenue to Auberry Road, widen from 12 to 4 lanes (27.2%) ❑ Willow Avenue from Herndon Avenue to Alluvial Avenue, widen from 2 to 4 lanes (3.3%) ❑ Willow Avenue from Alluvial Avenue to Nees Avenue, widen from 2 to 4 lanes Initial Study Conditional, Use Permit No. C-04-153 Vesting Tentative Tract Map No.T-5205 September 29, 2004 Page 27 (3.9%) ❑ Willow Avenue from Nees Avenue to Teague Avenue, widen from 2 to 6 lanes (3.4%) ❑ Willow Avenue from Teague Avenue to Shepherd Avenue, from 2 to 8 lanes (4.3%) ❑ Willow Avenue from Shepherd Avenue to Perrin Avenue, widen from 2 to 6 lanes (7.5%) ❑ Willow Avenue from Perrin Avenue to Behymer Avenue, widen from 2.to 4 lanes 11'. : Willow Avenue.from Behymer Avenue to International Avenue,.widen from 2 to 4 lanes (13.4%) ❑ Willow Avenue from International Avenue to Copper Avenue, widen from 2 to 4 lanes (100%) D Willow Avenue from Copper Avenue to South Project Road, widen from 2 to 4 lanes (100%) ❑ Willow Avenue from South Project Road to-North. Project Road, widen from 2 to 4 lanes (100%) ❑ ;.Chestnut Avenue from,Nees Avenue to Shepherd Avenue, widen from 2 to 4 lanes (52.5%) ❑ Shepherd Avenue from MinnewawaAvenue to Fowler Avenue,widen from 2 to 4 lanes (9.3%) El Shepherd Avenue from Fowler Avenue to Temperance Avenue, widen from 2 to 4 lanes (2.3%) ❑ Hemdon Avenue from Willow Avenue to Peach Avenue, widen from 4 to 6 lanes (1.4%) ❑ Hemdon Avenue from Peach`Avenue to Villa Avenue, widen from.4 to 6 lanes ❑ Hemdon Avenue from Villa Avenue to Clovis Avenue, widen from 4 to 6 lanes (1:4%) ❑ Herndon Avenue from Clovis Avenue to FowlerAvenue, widen from 4 to 6 lanes ❑ Hemdon Avenue from Toll House Road to De Wolf Avenue, widen.from 2 to 4 lanes (1.7%°) Alternative Transportation Mitigation Measures. As discussed in the 2012 Project Mitigated Section, the project should also encourage transit usage. Potential alternative -transportation measures include: 1. Establish a Transportation DemandManagement Program that provides incentives for people both living and working in the project area to take some form of commute alternative such as walking', bicycling, carpool/vanpool, transit, and flex-scheduling. 2. With the assistance of the County, contract with FAX to provide transit stops internal to and bordering the project site; or create a project internal transit i InitialStudy . i Conditional Use Permit No.C-04153' Vesting Tentative Tract Map No. T-5205 i September 29, 2004 Page 28 i system that connects to the FAX system at designated points along Friant Road, Maple Avenue, or Willow Avenue. 3. Create park and ride lots within the project; possibly at retail/service/office uses locations. ! 4. As a project specific mitigation measure for Conditional Use Permit No. C-04 153 and Vesting Tentative Tract Map No. 5205, the project applicant shall . comply with the memorandum dated July 29, 2004, from Public Works -Traffic Division regarding site specific improvements for Tract No. 5205. 11 5. The project applicant shall also comply with memorandum.dated. October 26, 2004, from Public Works -Traffic Division regarding traffic impactstudy mitigations . Implementation of the mitigation measures would reduce impacts for most�study segments to a less-than-significant level. For a limited number of study segments, -.however, levels of service would remain below accepted standards, resulting in significant, unavoidable impacts for; those segments. Compliance/Verification ( ,. The developer shall incorporate these mitigation measures as part of Conditional Use Permit No. C-04-153 and Vesting Tentative Tract Map No. 5205 and will be verified by the Public Works.Department, Department of Public Utilities and the Planning and Development Department: 11.0 URBAN SERVICES Development of the 760 acre Copper River Ranch will dispose its sewage at the proposed tertiary wastewater treatment planta Solids material will be pumped to the Regional Wastewater Reclamation Facility located at Jensen and Polk Avenues located five miles west`of the southwest city limits on Jensen Avenue. EIR No. 10126 identified the following impacts with respect to sewer, police, fire, school,and parks services: Impact • There is not capacity in the Herndon Sewer Trunk to accommodate the proposed project Even with mitigation measures in place to allow to allow development of the Urban Reserve Area of the Woodward Park Community, the City of Fresno has determined that there is no collection capability with full build-out of! lanned land uses to serve.future development north of Copper Avenue. Lack of siewer service constitutes a significant impact. . l Initial.Study Conditional Use Permit No. C-04-153 Vesting Tentative Tract Map No. T-5205 September 29, 2004 Page 29 Mitigation: -The developer shall be responsible.for the following mitigation measures: 1. Thedeveloper shall construct and/or pay for all facilities necessary to accommodate the impact of connection to the City sewer system and associated wastewater treatment. - 2. The`design of necessary collection systems improvements is subject to approval by the city. All reasonable effort will. be made by the developer and the City to design and stage facilities to maximize value and minimize cost. 3. .The developer shall construct wastewater treatment facility of a capacity and ...,design acceptable to the City of Fresno. The wastewater.treatment facility shall be completed and "on-line" in time to satisfythe conditions of accommodation of temporary flows (not to exceed seven years, or four years from,the first building permits, or until the completion of the on-site wastewater treatment plant). 4 Treated effluent from the proposed.wastewater treatment facility(recycled water) shall be reused by the project. Land application of.recycled water shall be subject to the approval of the City of Fresno and.the appropriate County and State agencies. 5. Equitable impact fees and monthly user charges shall be approved by the developer and the City prior to the Maple Avenue connection at Perrin Avenue. Equitable in this context shall mean: • the cost of facilities and operational expenses,necessary to-serve the project shall be borne by the.developer. • to the extent that such facilities and expenditures benefit other developments, the project shall be eligible for reimbursement pursuant to :.,existing mechanisms and protocols. 6 An emergency operational plan shall be prepared by the facility designer to be countersigned by the City of Fresno which specifies steps to be taken in case of an emergency and.contact persons name and telephone numbers. Implementation of mitigation measures would reduce impacts to a less-than-significant lever. Compliance/Verification The developer shall incorporate these mitigation measures as part of.Conditional Use . .Initial Study . I Conditional Use Permit No C-04-1531 Vesting Tentative Tract Map,No. T-5205 { September 29, 2004 Page 30 i Permit No. C-04-153 and Vesting Tentative Tract Map No. 5205 and will be verified by the Public Works Department; Department of Public Utilities and the Planning and Development Department - Impact The project would result in the need for additional law enforcement;services. f Mitigation: i . i The developer shall be responsible for the following mitigation measure to be included as.a condition of approval for all conditional use permits, tentative tract maps, or site plans: I 1. The developer`shall ensure through the subsequent master use permit and associated development plan,.that a site for a "community service center" is provided within the project acceptable to the Fresno Police Department. l 2. Maximize visibility and natural surveillance abilities through the placement and design of physical features including building orientation, windows, entrances and exists, parking lots;;walkways, guard gates, low-maintenance landscaping (trees and shrubs), fences or walls, signage and any other physical obstructions, 3. Implement design features to clearly identify public/private spaces`and to facilitate natural accessIcontrol and territorial enforcement, to include, but not limited to, the following measures: l L. A. Identify public entrances and exits through the implementation.of sidewalks, pavement, lighting and landscaping to clearly guide the public. B. Discourage/prevent public access to and'from dark and/orunmonitored - = areas through the use of fences, walls, and landscaping. t C. All residential and commercial addresses shall be clearly visible from the street and shall be illuminated. j D Incorporate access control, including parking lot barriers, fenced rear and side yards, and entry telephones for gated neighborhoods: E. Implement exterior nightime lighting of display areas, parking lots, walkways,.entrances. and exits. These areas shall be illuminated, at a minimum, one-half hour after the sunset and one-half hourbefore sunrise during hours of operation. F. Incorporate measures that provide off-street parking to discourage auto- related crimes, graffiti-resistant paints and surfaces; and vi 1 w fences. 4. The Fresno Police Department shall be consulted during site planning and subdivision design to ensure that adequate provisions acceptable to the police Department for crime.prevention are designed.into the project. Initial Study Conditional Use Permit No. C-04-153 Vesting Tentative Tract Map No. T-5205 September 29, 2004 Page 31 Implementation of mitigation measures.would reduce impacts to a less=than-significant level. Compliance/Verification The developer shall incorporate these mitigation measures as part of Conditional Use Permit No. C-04-153 and Vesting Tentative Tract Map No. 5205 and will be verified by the Public Works Department, Department of Public Utilities and the Planning and Development. Department.'.. Impact project would result in the need for Thep f additional fire protection services. Mitigation: The developer shall be responsible for the following mitigation measure to be included as a condition of approval for all conditional use permits,,tentative tract maps, or.site plans: 1 The geometric sections of all interior roads shall, at a minimum, be improved to City of Fresno standards to adequately provide for emergency vehicles. Any deviations from the standards shall be accomplished through modifications or exceptions requested at the Vesting Tentative Subdivision Map or site.plan review stage. 2. A water supply and distribution.system, including fire hydrants,.shall be designed and constructed to meet the adopted fire protection standards of.the City of Fresno. 3. All residential and commercial development shall be provided with fire control system as required by Fresno Fire Department regulations. The tertiary . Wastewater treatment facility shall also be provided with fire control system. Implementation of mitigation measures would reduce impacts to a less-than-significant level. Compliance/Verification The developer shall incorporate these mitigation measures as part of Conditional.Use Permit No. C-04-153 and Vesting Tentative Tract Map No. 5205 and will be verified by the Public Works Department, Department of Public Utilities and the Planning and Development Department. Impact E Initial Study. `Conditional Use Permit No. C-04-153 Vesting Tentative Tract Map No. T-5205 September 29,,2004 Page 32. F There is insufficient capacity in existing schools within Clovis Unified School 'District(CUSD) to accommodate estimated new students.` If additional fiscal resources are not provided to CUSD for the purpose of construction new schools, would be a significant , Mitigation: . The developer shall ensure through the subsequent master use permit and associated development plan, that the following measures are incorporated in future conditional use permits, tentative tract maps, and site plans: 1. The developer shall identify the location of an elementary school site within the ..boundaries of Copper River Ranch acceptable to CUSD. Should CUSD select an off-site location to serve Copper River Ranch, the agreed-upon site and any necessary agreements'shall be.in place prior.to approval of the first final subdivision map; l • - ,I - 2. The developer shall pay current impact fees to the CUSD in effect at the time of .specific project approval. Implementation of mitigation measures would reduce impacts.to a less-than-significant :. level. Compliance/Verification The developer shall incorporate these mitigation measures as part of Conditional Use Permit No. C-04-153 and Vesting Tentative Tract Map No. 5205 and will be verified-by the-- Public he Public Works Department, Department,of Public Utilities and the Planning and Development - Department. The applicant shall provide necessary documentation from Clovis UFnifed'School District that mitigation Measure.No. 1 is no longer,.n,ecessary.l. t Impact 1 l - The project will generate the need for additional park space. ' l Mitigation.- The itigation:The developer shall ensure through the subsequent master use permit and associated development plan,that the following measures are incorporated in future conditional use permits, tentative tract maps, and site plans: j 1. A minimum of 24 acres of park space shall be provided within the Copper River Ranch project. Initial:Study Conditional Use Permit No:'C-04-153 Vesting Tentative Tract Map No. T-5205 September 29, 2004 Page 33 Implementation of mitigation measures would reduce impacts to a less-than-significant level. Compliance/Verification This mitigation measure is applicable to the development of Conditional Use Permit No. C-04-153 and Vesting Tentative Tract Map No. 5205 and will be verified by the Public Works Department, Department of Public Utilities and the Planning and Development.Department. Impact Copper River Ranch recreational opportunities will attract traffic and accommodate activities which could be considered nuisances to adjoining properties.. Mitigation: The developer shall ensure through the subsequent master use permit and associated. development plan, that the.following measures are incorporated in the design of future plans: '1. The FMFCD flood control basin/community park shall be bounded on at least one side by a street: Parking facilities shall be located off a public street. 2. Road improvements shall be made to adequately accommodate vehicle traffic that shall be generated by the parks, recreation and open space uses within the project. Implementation.of mitigation measures would reduce impacts to a.less-than-significant -- level., Compliance/Verification This mitigation measure is applicable to the development of Conditional Use Permit No. C-04-153 and Vesting Tentative Tract Map No. 5205 and will be verified by the Public Works Department, Department of Public Utilities and the Planning and Development Department. Impact' Development of the site will place substantial development in proximity to the San Joaquin River parkway, increasing visitors to the parkway and creating "access issues. Mitiaation: Initial Study Conditional Use Permit No. C-04-153 Vesting Tentative Tract Map No. T-5205 1 , September 29,2004 I Page 34 i The developer shall ensure through the subsequent master use permit and associated development plan, that the following measures are incorporated in future conditional use permits, tentative tract maps, and site: plans: 1 In cooperation with the San Joaquin River Parkway Conservancy; the developer shall design and construct safe crossing(s) of Friant Road as well as suitable connections from the project to the parkway. The City of Fresno,!Fresno County, .and parkway representatives shall be involved in design review of the facilities early-on, including scoping sessions. ; Implementation of mitigation measures would reduce impacts to a.less-than-significant level. I A Compliance/Verification The developer shall inco orate these mitigation measures as art of Co ditional Use P incorporate 9 P , Permit No. C-04-153 and Vesting Tentative Tract Map No. 5205 and will be verified by the Public Works,Department, Department of..Public Utilities and the Planning and Development Department. l : 12.0 HAZARDS The subject property was at one time was under productive agricultural practices However, all of the vineyards have been taken out of production. The lack of agricultural activity diminishes the potential useof agricultural pesticides and herbicides which may impact encroaching urban development. Nonetheless, EIR No. 10126 reflected the following impact: Impact Removal of existing on-site.fuel tanks and the demolition of existing ibuildings may expose construction workers and the general public.to contammated,soil groundwater. roundwater. 11 Mitigation 1 The developer shall be responsible for the following mitigation measure toibe included as a conditional of approval on each conditional use permit, tentative tract map, or site plan: 1. Where a storage tank may be located, appropriate sampling shall be performed by a qualified technician to evaluate.the potential of soil contamination. Removal of tanks and any contaminated soil shall be accomplished consistent with all applicable regulations of Fresno County. Implementation of mitigation measures would reduce impacts to a less-than;significant f : zz l I i Initial Study Conditional Use Permit No. C-04-153 `. Vesting Tentative Tract Map No. T-5205 September 29, 2004 Page 35 level. Com pliance/Verification This mitigation measure is not applicable to the development of Conditional Use Permit No. C-04-153 and Vesting Tentative Tract Map No. 5205 since all evidence of underground tanks have been removed pursuant applicable to local, county and state parameters. 13.0 AESTHETICS Development of the Copper River Ranch Project will change the agricultural landscape into a ::,more urban setting. ; EIR No..1.0.126 did identify the following.impact: Impact Development 'of Copper River Ranch would alter the character and appearance of the project area..., Mitigation. The developer shall insure that the following measures are incorporated in the design of future conditional use permits, tentative tract maps, and site plans: t : r; 1. The developer shall incorporate landscape, wall treatment, signage, and architectural standards for the development of residential, commercial, public facility, open space, and mixed use areas. 2. A minimum 20-foot landscaped area shall parallel the easterly side of Friant Road, the northerly side of.Copper.Avenue, and the westerly side of Willow. -_ Avenue.. A berm and/or combination berm/sound wall shall parallel these roadways,where residential lots are proposed. 3. Project entries along Copper and Willow Avenues, and along Friant Road, shall incorporate special entry features, such as extensive landscaping and low profile entry signs. 4. In addition, as a project specific mitigation measure; theprojectapplicant shall .comply the memorandum dated August 18, 2004 from the Public Works Department as it relates to the formation of a Community Facilities District. Despite these mitigation measures, open views to the east and north across the Copper River Ranch site will be permanently altered, resulting in significant, .unavoidable impacts. r s I — I Initial Study Conditional Use Permit No. C-04-153 Vesting Tentative Tract Map No. T-5205 September 29, 2004 Page 36 l I Compliance/Verification i The developer shall incorporate these mitigation measures as part of.Conditional Use Permit No. C-04-153 and Vesting Tentative Tract Map No. 5205 and will be verified by the Public Works Department, Department of Public Utilities and the Planning and Development Department. I 14.0 HISTORICAUARCHAEOLOGIC'AL 15.0 ENERGY It does not appear the proposed Copper River Ranch would have an immediate'impact on historical or archeological resources. However, as a precautionary measure, EIR No. 101.26 did identify the following impact and mitigation measures with respect historical archaeological resources: i Impact { 1 Project activities could result in the loss of important cultural resources from the project site. r l Mitigation: l _ The developer shall include the following mitigation measure in all construction contracts'. t ` for earthworklexcavation: I } 1. If material that may be human remains, animal fossils, or archeolodgiacal material is encountered during project surveying-,--grading,' excavatio g,.or construction,- � ---- -==' work shall stop in the immediate area. a. If the material is'or includes, suspected human remains, the Fresno. . County Coroner'shall be immediately contacted for his determination as to whether the material is prehistoric in nature. If the remains or other archeological material is possibly Native American in origin!, the Native American Heritage Commission shall be immediately contacted, and a recognized archaeologist shall be retained to conduct an archaeological assessment for the project. The site shall be formally recoeded, and recommendations made to the City of Fresno as to any further site investigators or site avoidancelpreservation. b. If the material is human related, but does not include human remains, and if this archaeological material is Native American in origin, the Native , American Heritage Commission shall be immediately contacted and the . California Archaeological Inventory/Southern San Joaquin Valley Information Center shall be contacted to obtain a referral list of Initial Study Conditional Use Permit No: C-04-153. Vesting Tentative Tract Map No. T-5205 September 29, 2004 ,Page 37 recognized archaeologists An Archaeological assessment shall be conducted for the project, the site shall be formally recorded, and recommendations made to the.City.of Fresno as to site investigation or . site avoidance/preservation. C. If.animal fossils are uncovered, the Museum of Paleontology, U.C. Berkeley shall be contacted to obtain a referral.list of recognized paleontologists. An assessment shall be conducted by a paleontologist and, if the paleontologist determines the material to be significant, it shall be preserved. .Implementation of mitigation measures would reduce impacts to a less-than-significant level. Compliance/Verification The developer shall incorporate these mitigation measures as part of Conditional Use' Permit No. C-04-153 and Vesting Tentative Tract Map No. 5205 and will be verified by the Public Works Department, Department of Public Utilities and the Planning and Development Department.. Impact - Project development will increase electricity.and natural gas use and related services from PG&E. Mitigation. The developer shall be responsible for the following mitigation measure to be included as a conditionalof approval on each conditional use permit, tentative tract map, or site plan: 1. Following consultation with developer, PG&E shall provide verification to the City of Fresno that the project is phased in keeping with availability of electric and - gas services. Implementation of mitigation measures would reduce impacts to a less-than-significant level. - Compliance/Verification The developer shall incorporate these mitigation measures as part of Conditional Use Permit No. C-04-153 and Vesting Tentative Tract Map No. 5205 Conditional Use Permit No. C- 04-153 and Vesting Tentative Tract Map No. 5205 and will be verified by the Public Works Department, Department of Public.Utilities and the Planning and Development Department. CITY OF FRESNO PLANNING AND DEVELOPMENT DEPARTMENT - SPECIAL PERMIT CONDITIONS OF APPROVAL Application No. C-04-153 November 3, 2004 PART A- PROJECT INFORMATION 1. Assessor's Parcel,Nos. 579-070.02, 03, 07, 18, 82, 94 2. Job Address NA Street Location: North side of East Copper Avenue between North.Friant Road and North . Willow Avenue 3. Existing/Proposed Zoning: .R-1/UGM/cz & R-1/EA/UGM/cz (Single Family Residential/Expressway Area/Urban Growth Management), R-2/EA/UGM/cz & R-2/UGM/cz (Low Density Multiple Family Residential/Expressway Area/Urban Growth Management), R-3/EA/UGM/c.z (Medium Density . Multiple Family Residential/Expressway Area/Urban Growth Manangment); C- 1/EA/UGM/cz (Neighborhood Shopping Center/Expressway Area/Urban Growth Managment), C-2/UGM/cz (Community Shopping Center/Urban Growth Management) and R-A/UGM/cz (Rural Residential/Urban Growth Managment) 4. Project Description: An 829-lot non-clustered single family residential planned development project with reduced front, side and rear yard setbacks, lot coverage and minimum lot size for lots throughout the entire subdivision. PART B - GENERAL CONDITIONS AND REQUIREMENTS The Fresno City Planning Commission on November;,3, 2004,. will, consider:the special permit application subject to the enclosed list of conditions, and Exhibits "A-1" thru "A-6" dated June, 18, 2004 and the Master Conditional Use Permit Application Project Description dated-June 18, 2004. This project was subject to the completion of the notice and appeal period for the department's finding that the proposed project will not have a,significant impact on the environment. The proposed development was addressed by the 2025 Fresno.General Plan Master Environmental.Impact Report(MEIR) No. 10130 certified on.November 19,2002,and the Copper River Ranch Project Environment Impact Report(EIR)No. 10126 certified on June 3, 2003, and a Mitigated Negative Declaration implementing the mitigation measures ofthe previously certified final EIR's was published on September 30,2004, providing any interested party with an appeal period of 20 days. Notice of the hearing for the special.permit was mailed to surrounding property owners on October 8, 2004. Conditional Use Permit Application No. C-04-153 is issued subject to all applicable mitigation measures of the above referenced environmental review documents. The approval of Conditional Use Permit Application No. C-04-153 is subject to all conditions of Vesting Tentative Tract Map No. 5205/UGM, dated November 3, 2004, and all additional conditions that may be approved by the Fresno.City Planning Commission Building permits will not be issued for this project; until the Planning Commission and the City Council (if appealed) have acted on the Conditional Use Permit Application No. C-04-153. i I; 1. Conditions of Approval `Conditional Use Permit No. C-04-153 I - -- ,Page 2 November 3, 2004 IMPORTANT: PLEASE READ CAREFULLY Please note that this project may be subject to a variety of discretionary conditions of approval. These include conditions based upon adopted City plans.and policies,#hose determined through site plan review and environmental assessment essential to mitigate adverse effects on the environment including the health; safety, and welfare of the community, and recommended conditions for development that are,not essential to health, safety,and welfare,but would on the whole enhance the project and its relationship to the neighborhoodand environment. Discretionary conditions.of approval are listed in the last section of this list of conditions under the heading "Part F Miscellaneous"and may be appealed. All code requirements, however,.are mandatory and may.only be modified by variance, provided the findings pursuant to Fresno Municipal Code Section 12-405.A can be made. Approval of this special permit shall be considered null and void in the event of failure by the applicant and/or the authorized representative, 'architect, engineer, or designer to disclose and delineate all facts and information relating to the subject property.and the,proposed development including, but not.limited to,.the following: : 1 All existing and proposed improvements including but not limited to buildings and structures, signs and their uses, trees, walls, driveways, outdoor storage, and open land use areas on the subject .property and all.of the preceding which are located on adjoining property and may encroach on the .subject property; 2 All public and private easements, rights-of-way and any actual or potential presc4riptive.easements or uses of the subject property; 3. Existing and proposed grade differentials between the subject property and.adjoiningproperty zoned or planned for residential use. :,:Approval.of this special: permit may become null and void in the _event.that d'eve.., en is:::_not completed in accordance with all the conditions and requirements imposed on thisspecial permit;the.-- Zoning Ordinance,.and all Public Works Standards and Specifications: The=DevelopmentDepas'tm:ent shall,not assume responsibility for any deletions or omissions resulting from the special permit review . process or for additions or alterations to construction plan not specifically submitted and reviewed and approved pursuant to this special permit or subsequent amendments or revisions. No'uses of land, buildings, or structures other than those specifcallyapproved pursuant to this site plan shall be permitted. (Include this note on the site plan.) l .Transfer all red line notes, etc. shown on.all original site pian exhibits (dated June 18,2004) to.the final site plan. CORRECTIONS SHALL INCLUDE ALL THOSE LISTED .IN THIS DOCUMENT AND THOSE LISTED IN THE CORRECTION LIST PROVIDED BY THE PLAN CHECK PROCESS. l To complete the backcheck process for building permit relative to planning and zoning issues, submit eight copies of this corrected, final site plan,.,together with six copies of the elevations,.landscape, and irrigation plans,:and any required covenants and/or studies or analyses to the Planning Division, Project Evaluation Section, for final review and approval, ten days before applying for building permits. Copies of this final approved.site.plan, elevations, landscape, and irrigation plans stamped by the Planning Division must be substituted for unstamped copies of same. in each of the four sets of construction plans submitted for plan check prior to issuance of buildina permits. The final aonrnvPrJsltP nia;n mi mt ai_n inch iriP Conditions of Approval Conditional Use Permit No. C-04-153 Page 3 November 3, 2004' all corrections identified in the plan check process Be advised that on-site inspections will not be authorized unless the final stamped approved site plan, elevations, landscape, and.irrigation plans are included in the plan check file copy. Please call for an appointment for final sign-off for building permits'.following your receipt and substitution of the four copies,of the stamped, corrected, approved exhibits in the plan check sets. Call Shelby Chamberlain at 559/621-8042. NOTICE TO PROJECT APPLICANT In accordance with the provisions of government Code Section 66020(d)(1),'the imposition of fees,dedication, 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, reservation or exactions imposed on,the development project. This:Notice does not apply to those fees,dedications,reservations or exactions which were previously imposed and duly noticed; or,,where no notice was previously required under the provisions of Government Code Section 66020(d)(1) in effect before January 1, 1997. PART C - PUBLIC IMPROVEMENT REQUIREMENTS The following requirements are based on city records and the accuracy of the existing and proposed on-site and.off-site conditions depicted on the exhibits submitted. Requirements not addressed due to omission or misrepresentation of information, for which this review process is dependent, will be imposed whenever such conditions are disclosed. Questions relative to dedications, street improvements or off-street parking geometrics may be directed to Louise. Monroe at 559/621-8678. and questions relative to utility connection charges and Urban Growth Management fees may be directed to Daniel Wichman at 559/621-8045 of the Planning and Development Department, Building and Safety.Services Division, Land Division and Engineering Section 1. OFF-STREET PARKING FAC!Lt-TIES AND GEOMETRICS , a. Public street improvements shall be constructed as required by the conditions of.approval.of Tentative Tract Map No. 5205/UGM; the mitigation measures of Final Environmental Impact Report(EIR)No. 10126,and the implementing Mitigated Negative Declaration No.T-5205/UGM. . b.. Construct and maintain all private streets in accordance,with the approved exhibits and project description; C. Off-Street(on-site) parking facilities and geometries shall conform to the City of Fresno, Public Works Department, Parking Manual, Standard Specifications.and requirements. d The applicant shall provide access and directional signs (e.g. "Entrance, "Exit,""Right Turn Only, "One Way," handicap signs, etc.).as determined by the City Traffic Engineer. e. Parking lot pavement and drainage design shall be in accordance with Public Works Department Standard Drawing Nos..P-34, P-35.& P-36 and incorporated into the site drainage plan. Site drainage to alleys requires approval by the City Engineer. '.A site drainage plan is required to be reviewed and approved by the Planning and Development Department, Building.& Safety. Services Division prior to the commencement of work. - Conditions of.Approval j Conditional Use Permit No. C-04153 Page 4 November 3, 2004 2 WATER FACILITIES a. Water system improvements shall be constructed as required by the conditions of approval of Tentative Tract Map No. 5205/UGM, the mitigation measures of Final Environmental Impact Report(EIR)No.'10126,and the implementing Mitigated Negative Declaration No.T-5205/UGM. 3. SANITARY SEWER SERVICE t a. . Sewer system improvements shall be constructed as required by.the conditions of approval of Tentative Tract Map No. 5205/UGM, the mitigation measures of Final Environmental Impact Report(EIR)No. 10126,and the implementing Mitigated Negative Declaration No.T-5205/UGM. i PART D - PLANNING/ZONING REQUIREMENTS i 1.: Development is subject to the following plans and policies: • Woodward Area Community Plan { • Medium low; medium,medium high, and high density residential, neighborhood commercial, community commercial, open space and public facility land use. a ZONING 4 2. : Development is in accordance with the existing R-1JEA/UGM/cz, R-2/EA/UGM/CZ,.R-3/EA/UGM/cz, C-1/EA/UGM/cz, C-2/UGM/cz, C-5/EA/UGM/cz, O/UGM/cz zone districts. POPULATION.DENSITY (Residential Projects) 3. Tf7e proposed densities identified by the project,description are consistent with the planned lard:uses and the property's corresponding zone districts. BUILDING HEIGHT l 4. The maximum allowable building heights shall be. consistent with the applicable zone district standards. EXCEPTIONS: Overheight structure may be approved by the City Planning Commission as provided by the Zoning Ordinance. However, no roof structure or any space above the height limit shall be allowed for the purpose of providing additional living. or floor space. Submit a letter together with the filing 'fee to the Secretary of the Planning Commission requesting approval. BUILDING SETBACK LOT DIMENSIONS OPEN SPACES AND LANDSCAPING 5. All proposed lots of Vesting Tentative Tract No. 5205/UGM,dated June 30,:2004, may have reduced front, side andrear yard setbacks, including up to 15-foot front yard setback to accommodate a side on garage/bonus room as shown in approved conditional use permit exhibits land related project description. i Conditions of Approval Conditional Use Permit No. C-04-153 -_ Page 5 November 3, 2004 . 6. Iots may have reduced lot areas,depths and widths and increased lot coverage as permitted for non- clustered planned development lots, but must have a minimum lot area of 4,200 square feet in the R-1 zone district, to accommodate the dwellings depicted by conditional use permit exhibits and related project description. 7:. Provide the following landscaped areas with irrigation system: a. 15-20 feet front yards (R 1). b. Corner cut-off area of all reverse corner lots. c. Planters, park strips and median areas located-in public street right-of-way or along private streets, between the curb and sidewalk or sidewalk and wall, along.the front,:side or rearyards of_lots. d. All outlots designated for open space use by Vesting Tentative Tract Map No.. 5205 .and Conditional Use Permit Application No. C-04-153. e. Expressway area setbacks (20 to 26 feet wide along North Friant Road and the multi-purpose trail (30 feet wide) along East Copper Avenue. No structures of any kind may instailed.or maintained within the :above.1andscaped. areas. No exposed utility boxes,.transformers, meters, piping:(excepting the backflow prevention device) etc., are allowed to be located in the. landscape :areas or setbacks or.on the street frontages of.the buildings: All transformers, etc. shall be shown on the site plan. The backflow device shall be screened by landscaping or such other means as may be approved. 8. . .Trees shall be maintained in good health... However, trees may not be trimmed or pruned to reduce the.natural height or overall crown of the tree, except as necessary for the health of the tree and public safety; or as may otherwise be approved by the Planning and Development Department. (Put this note on the site and landscape plans..) FENCES. HEDGES, AND WALLS 9. Walls and vehicle access gates shall be in compliance with the requirement of Vesting.Tentative Tract Map No. T-5205/UGM and Conditional Use Permit Application No. C-041.53 approved exhibits and project description. 10. Temporary fences to secure projects under construction are allowed. Any temporary fence shall be adequately secured and constructed to prevent overturning due to,wind, vandalism and/or casual contact by the general public: The construction shall be performed in such a manner as to minimize any potential safety hazard which may occur as a.result of improper fence.installation or damage to the fence. ACCESS 11. Vehicular and pedestrian access shall tieprovided as indicated per Conditions of Approval for Vesting Tentative Tract Map No. T-5205/UGM,dated June 30,'2004. COVENANTS AND AGREEMENTS (Unless otherwise noted,all covenants or agreements will be prepared upon receipt of the fee indicated below. Covenants must be approved by the City Attorney's Office prior to issuance of buildinq permits.) I. Conditions of Approval f Conditional Use.Permit No. C-04-153 Page 6 November 3, 2004 :12 Prior to final map approval of Tract Map No. 5205iU.GM, the owner of the subject property'shall execute a"Right to Farm"covenant with the City of Fresno. Said covenant is toirun with the land and shall acknowledge and agree that the subject property is in or near agricultural districts located in the County of Fresno and that the residents of said property should be prepared to accept the inconveniences and discomfort associated with normal farm activities. The"Right to Farm"covenant shall be recorded prior to or concurrent with the recording of the final map'of Vesting Tentative Tract - No. 5205/UGM, i OUTDOOR ADVERTISING 13. Signs, other than directional signs,if applicable:are not approved for installation ps part of this special permit. Submit for separate Sign Review. Contact Public Services for information at 559/621-8277. (Include this note on the site plan.) l PART E -CITY AND OTHER SERVICES 14. Comply with all requirements of the Fresno Metropolitan Flood Control District including .the requirements of the attached memorandum'dated September 24, 2004. 15. Comply with ail applicable requirements of the City of Fresno Fire Department including the requirements of the attached memorandums dated October 28, 2004, and !July 21, 2004, with attachments. PART F - MISCELLANEOUS i 16. Approval of this ,site plan is contingent,upon the submittal of corrected. site plans showing..all existing/proposed on-site conditions'as reflected on all,exhibits and the following: If archaeological and/or animal fossil material is encountered during project!surveying, grading, excavating, or construction, work shall,stop immediately. 1 If there are suspected human remains, the Fresno County Coroner shall be immed:iately.contact.e :If.the remains or'.other archaeo.logical _mater-ialjs-.poss.ibly .N-atiye American,in origin, .the Native American ( Commission Heritage Phone: .916/653-4082) shall be immediatelyf contacted,_and the � California Archaeological Inventory/Southern San Joaquin Valley Information Center(Phone:805/644- .2289) 05/644.2289) shall be contacted to obtain a referral list of recognized,archaeologists.i An archaeological assessment shall be conducted for the . project, the site shall be formally recorded, and recommendations made to the City as to any further site investigation or site avoidance/preservation. If animal fossils are uncovered, the Museum of Paleontology, U.C. Berkeley shall be contacted to obtain a referral list of ,recognized. paleontologists. An assessment`shall be conducted by a .paleontologist and, if the paleontologist determines the material to be significant,it shall be preserved. All discretionary conditions of approval will ultimately be deemed mandatory unless appealed in writing to the City Council within 15 days from the date of Planning Commission action. K:\Master Files-Tract Maps\Tract 5205 Mike Sanchez(C-04-153&C-04-154)\C-04 153-COA-102904.wpd� a i City of Planning and Development Department 2600 Fresno Street • Third Floor. Nick P. Yovino Fresno, California 93721-3604 Director (559) 621-8003 FAX (559)488-1020 March 3, 2006 Please reply to: Mike Sanchez (559) 621-8040 Mr. Jeff Roberts Granville Homes 1396 West Herndon Avenue Ste. 101 Fresno, California 93711 Dear Mr. Richards: SUBJECT: FINAL ACTION .BY THE FRESNO CITY PLANNING COMMISSION REGARDING CONDITIONAL USE °PERMIT NO. C-05-247, AND VESTING TENTATIVE TRACT MAP NO. T-5268 FOR PROPERTY LOCATED ON THE NORTH SIDE OF EAST COPPER AVENUE BETWEENNORTH FRIANT ROAD AND NORTH WILLOW AVENUE The Fresno City Planning Commission conducted a duly noticed public hearing on March 1, 2006, to consider Conditional Use Permit No. C-05-247 and Vesting Tentative Tract Map No. T-5268.. The subject property is located within the Copper River Ranch Development Project Area bound by North Friant Road, East Copper Avenue and North Willow Avenue covering approximately 60 acres. After a full and complete hearing, the Planning Commission.resolved to take the following action: 1. ADOPTED Planning Commission Resolution No. 12420 approving Vesting Tentative Tract Map No. T-5268 which proposes to subdivide the subject 60-acre property into a 381-lot single family subdivision to be developed a planned residential development. The project shall be subject to the Conditions of Approval dated March 1, 2006 prepared for Vesting Tentative Tract Map No. T-5268 and Conditional. Use Permit No. C-05-247 and the Conditions of Approval dated November 3, 2004, as revised June 24, 2005 prepared for Conditional Use Permit No..0-04153 and Vesting Tentative Tract map No. T-5205. 2. ADOPTED Planning Commission Resolution No. 12421 approving Conditional Use Permit No. C-05-247 which requested reduced front, side and rear yard setbacks, reduced lot sizes, increased wall heights, creation of private streets, and gated entries. Resolution No. 12421 also amends Condition No. 27 of the Conditions of Approval dated March 1, 2006 prepared for Vesting Tentative Tract Map No. T-5268 and Conditional Use Permit No. C-05- 247. Please record this information for your future use. You will receive no further notice regarding these applications. If you have any questions relating to this matter, please feel free to contact me. i Jeffrey Roberts Conditional Use Permit Application No. C-05-247 { Vesting Tentative Tract Map No.T-.5268 I Page 2 March 3, 2006. . ; Sincerely, ! PLANNING PIVISION Mike Sanc Supervising Planner . j K:\Master Files-Tract Maps\T-5268\Final Action Letter.wpd Enclosures: Planning Commission Resolution Nos. 12420, 12421 . c: Fresno County Assessor y i r i . r l 1 1 i i I. I . + i I' FRESNO.CITY-PLANNING COMMISSION RESOLUTION NO. 12420 The Fresno City Planning Commission at its regular meeting on.March 1, 2006, adopted the following resolution.pursuant to the Subdivision Map Act of the Government Code of the,State of California and the.Municipal Code of the City of Fresno. WHEREAS, a Vesting Tentative Map of Tract No. 5268 was filed with the City of Fresno by Copper River Ranch, and proposesa. 381-lot single-family residential subdivision with 6 outlots on 60 acres of land located on the north side of East Copper Avenue between Friant Road and Willow Avenue, more specifically located on the northeast comer of North Copper River Avenue and West Riverbank Avenue; and; WHEREAS, the .Northeast Area Plan and Implementation Committee recommended denial of the i proposed project on February 13, 2006; and, WHEREAS, the Fresno City Planning Commission conducted a public hearing on March 1, 2006, to review the proposed subdivision and considered the staff report and invited testimony with respect to the proposed subdivision; and, WHEREAS,the Planning and Development Department staff recommended approval of the proposed project subject to all conditions of approval contained in the staff report dated March 1, 2006; and, WHEREAS, the project applicant stated that there was agreement with all conditions of approval for Vesting Tentative Tract Map No.T-5268, except for Condition No. 27 which was amended to read as described in Exhibit A, attached hereto; and, WHEREAS,the Planning Commission directed staff to delete references in the staff report regarding the requirement for an on-site surface water treatment facility; and; - WHEREAS, the Fresno City Planning Commission, through Resolution No. 12420,hereby finds and determines that the addendum prepared, for Environmental Assessment No. C-04-153/T-5205 adequately addresses all environmental issues associated with Vesting Tentative Tract Map No.T-5268 and Conditional Use Permit No.C-05-247 and also incorporates all mitigation measures from EA No.C- 04-153/T-5205 and Final EIR No. .10126, prepared for the Copper River Ranch Development; and, WHEREAS, the project applicant is fully committed to the implementation of these environmental mitigation measures as required by Final EIR no. 10126 prepared for the Copper River Ranch Project, and the mitigated negative declaration adopted for Vesting Tentative Tract. Map No. T-5205 and Conditional Use Permit No. C-04-153. NOW,THEREFORE,BE IT RESOLVED that the Fresno City Planning Commission finds that approval of Vesting Tentative Tract Map No. 5205 subject to Section 12-403-B of the Fresno Municipal Code, is consistent with the adopted 2025 Fresno General Plan and the Woodward Park Community Plan, and the findings required pursuant to Section 66410 et. seq. of the Government Code. BE IT FURTHER RESOLVED that the Fresno City Planning Commission hereby approves Vesting Tentative Tract Map No. 5258 subject to the Planning and Development Department Conditions of Approval dated March 1, 2006,for Vesting Tentative Tract Map No.T-5268 and Conditional Use Permit No. C-05-247 and the Conditions of Approval November 3, 2004 as revised on June 24, 2005 for Vesting Tentative Tract Map No.T-5205. The foregoing Resolution was adopted by the Fresno City Planning Commission upon a motion.by Commissioner Vang, seconded by Commissioner Kissler. I VOTING Ayes DiBuduo,Kissler, Cherry, Holt, Torossian, Vasquez Noes - None r Not.Voting - None I Absent Vang 1 � DATED:.March 1, 2006 NICK P. YOVINO, Secretary . Fresno City Planning Commission; Resolution No. 12420 ! Vesting Tentative Tract Map No. 5268 Filed by Copper River Ranch: : Action: Approve KAMaster Files-Tract Maps\T-5268\PC Reso : _ I I ' iII i I jI 1 • i -EXHIBIT A Modification for Condition No. 27 Conditions of Approval for Vesting Tentative Tract Map No. T-5268 and Conditional Use Permit No. C-05-247. dated March 1, 2006 27. Conditional Use Permit No. C-05-247 authorizes the reduction in front, side, and rear yard building setbacks consistent with those granted by C-04-153 and as follows:, Front yards shall be 10 feet. Side yards shall be 4 feet and 8 feet (corner lots), .3 feet and 5 feet or 4 feet and 4 feet (interior lots). There shalt be adequate space to provide for a 42 inch wide gate to one of the side yards for movement of trash containers. Rear yard shall be 10 feet. Project Applicant shall "Pre-Plot" all homes on all lots within the subdivision in an effort to maximize available yard space, increase resident.privacy, and enhance street side appearance. FRESNO CITY PLANNING COMMISSION RESOLUTION NO. 12421 E The Fresno City Planning.Commission at'its regular meeting on March 1, 2006, adopted the following resolution relating to Conditional Use Permit Application No. C-05-247. CONDITIONAL USE REQUESTED: Request for reduced setbacks,-lot sizes, private gated entries, -and private roads for a proposed 381 blot single . family residential subdivision. The reduced requirements would apply to all but 381 lots of Vesting Tentative Tract Map No. 5268. f PROPERTY LOCATION: 579-070-05s and 12s PROPERTY DESCRIPTION: The north side of East Copper Avenue between North Friant Road and North Willow Avenue,.more specifically on the northeast corner of East Riverbank Avenue and North Copper River Avenue EXISTING R-1/UGM/cz (Single Family ResidenANIL/rban Growth Management/conditional zoning) WHEREAS,Copper River Ranch has filed a conditional use permit to request reduced setbacks,lot sizes, ,gated entries and private streets for Vesting Tentative tract Map No. 5268; and, WHEREAS, February 13, 2006 the Northeast Plan and Implementation Committee unanimously ,recommended that the conditional use permit be denied, citing small lots, lack of open space, and no sidewalks; and, l WHEREAS, the Fresno City Planning Commission during its March 1, 2006,. meeting, reviewed and considered the subject conditional use permit application relative to the staff report and the addendum prepared for Environmental Assessment No. C-04-153/T-5205 pursuant to the Project Environmental Impact Report No. 10126, prepared for the.Copper River Ranch Project dated September 29, 2004, issued for the project. NOW, THEREFORE, BE IT RESOLVED that the Fresno City Planning Commission hereby finds and determines that there is no substantial evidence in the record to indicate that Conditional Use Permit Application No. C-04-153 may have a significant effect on the environment as identified by the addendum prepared for Environmental Assessment No. C-04-153/T-5205 pursuant to the Project Environmental Impact Report No. 10126, prepared for.the Copper River Ranch Project dated September 29, 2004, issued for the project. BE IT FURTHER RESOLVED, that the Fresno City Planning Commission, as a result of its inspections, investigations and studies,made by itself and in its behalf,and of testimonies offered at said hearing, has established that approval of the special permit would be in accordance with applicable provisions of the Fresno Municipal Code, including the determination that all findings have been made relative to the issuance of a conditional .use permit for the proposed project. iq ..BE IT FURTHER RESOLVED thatCo Conditional al UsePermit Application No. C-05247 is ap� proved subject to the following conditions, incorporated in said conditional use permit file: i i Planning Commission Resolution No. 12421 Conditional Use Permit No. C-05=247 March 1, 2006 Page 2 1. 'Development shall take place in substantial conformance with Exhibits A-1 to A-3 dated January 9, 2006 that proposes reduction in property development standards, establishes private roads, and gated entries for Vesting Tentative Tract Map.,No. 5268/UGM subject to the following exhibits: Exhibits A-1 to A=3 dated January'9 2006 for C-05-247. Exhibit G dated January 9, 2006 for C=05-247 Exhibit W dated.January 9,' 2006 for C-05-247 Exhibit L-1 and 1.2 dated January 9, 2006 for C-05-247 Exhibits F-1 to F-6 dated February 22, 2006 for C-05-247 2. Development shall take place in accordance with the Conditions of Approval for Conditional Use Permit No.C-05-247dated March 1,2006,as amended by the Commission regarding Condition.No. 27, and the Conditions of Approval for T-5205/UGM dated November 3, 2004, revised June 24, . 2005. The foregoing Resolution was adopted by the Fresno City Planning Commission upon a motion by Commissioner DiBuduo, seconded by Commissioner Kissler. VOTING: Ayes = DiBudou, Kissler,Cherry, Holt,Torossian,Vasquez Noes = None Not Voting None Absent Vang DATED: March 1, 2006 NICK P:YOVINO, Secretary Fresno City Planning Commission Resolution No. 12421' - Conditional Use Permit Application No. C-05-247 Filed by Copper River Ranch Action: Approve with conditions as noted above K:\Master Files-Tract maps\T-5268\PC Reso.wpd I 1 EXHIBIT,A 1 . Modification for Condition No. 27 Conditions of Approval for Vesting Tentative.Tract.Map No. T-5268 and Conditional Use Permit No. C-05-247 dated March 1, 2006 27. Conditional Use.Permits No. C-05-247 authorizes the reduction in front, side, and rear yard building setbacks consistent with those granted by C7'04-153 and as follows: i Front yards shall be 10 feet. Side yards shall be 4 feet and 8 feet (corner lots), 3 feet and 5 feet ;r 4 feet and 4 feet(interior lots). There shall be adequate space to provide for a 42 inch wide gate to one of the side yards for movement of trash containers: + Rear yard shall be 10 feet. Project Applicant shall `Pre-Plot all homes on all lots within the subdivision in an effort to maximize available yard space, increase resident privacy; and enhance street side appearance. { 1 'T .i { i j : .H``0 M E S, :I N C February 22, 2006 Mike`Sanchez Development Department 2600 Fresno Street Fresno, CA 93721 Subject: Tentative Tract No. 5268 Dear Mr. Sanchez: Yesterday; I picked up the agenda for the Planning Commission meeting at 6:00pm this evening and learned that staff will request a continuance of the above referenced issue.. Afterdiscussion with you, I wanted to indicate that we are not opposed to the continuance to allow for further discussion about some of the project details. It is my understanding that the project will be continued to March 1", 2006. That.is acceptable to us and we will be present at the Planning Commission hearing. Thank you. Since e ey T. Roberts 1396 West Herndon Avenue Suite 101 Fresno,California 93711 Telephone:559.436.0900 Facsimile:559.436.1659 Web:www.gvhomes.com city 0i REPORT 1%j THE PLANNING COMMISSION AGENDA ITEM NO. IX-A. COMMISSION MEETING 2-22-06 February 22, 2006 APPROVED BY FROM: STAFF, Planning Division Planning and Development Departme DEPARTMENT DIRECTO SUBJECT. CONSIDERATION.OF VESTING TENTATIVE TRAT MAP NO. T-5268 AND . CONDITIONAL USE PERMIT NO C-05-247, AND RELATED ENVIRONMENTAL FINDINGS f r EXECUTIVE SUMMARY Vesting Tentative Tract Map No. T-5268 and related Conditional Use Permit No.! C-05-247, filed by Granville Homes, on behalf of Copper River Ranch, relates to 60 acres of property located within the confines of the Copper River Ranch area bound by Friant Road, Willow Avenue, and Copper Avenue. The tract map is requesting the development of a 381-lot single family subdivision with a compendium conditional use permit requesting the establishment of reduced property development standards and private streets. Tract No. 5268 is a further `refinement of Vesting Tentative Tract Map No. T-5205 previously approved by the Planning Commission back in November of 2004. At the request of staff, the aforementioned applications are recommended to be continued to the March 1, 2006, meeting of the Planning Commission. The applicant is in agreement with this request. This extension is being sought to give staff and the applicant additional time.to resolve;design issues with respect to the tract map and conditional use permit. } RECOMMENDATION Staff recommends the Planning Commission take the following action: .1. Continue the public hearing to consider Vesting Tentative Tract Map No. T-5268 and Conditional Use Permit Application.No. C-05-247 to the Planning Commission meeting of March 1, 2006. 1 Attachments: ".Vicinity Map � I r i