HomeMy WebLinkAboutT-5205 - Conditions of Approval - 1/20/2006 CITY OF FRESNO
PLANNING AND DEVELOPMENT DEPARTMENT
CONDITIONS OF APPROVAL
November 3, 2004
(Revised June 24, 2005)
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 provisior%s 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
Vesting Tentative Tract Map No. T-5205
. Page 3
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 security in 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 to Final Map approval.
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:
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.
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.
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.
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 street right-of-way between the street curb and 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
Conditions of Approval
Vesting Tentative Tract Map No. T75205
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.12-1011-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 8 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.
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
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) 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.
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.
20. 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).
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:
BUILDING SETBACKS -
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 "K" of Vesting Tentative Tract No.5205/UGM dated
June 30,2004, except as modified by Conditional Use Permit Application No. C-04-153.
23. Reverse corner lot and key lot building setback lines shall be as shown on the appropriate
exhibits of Conditional Use.Permit No. C-04-153.
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).
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.
r
Conditions of Approval
Vesting Tentative Tract Map No. T-5205
Page 6
November
3 2 (Revised e2
•04 (R sed Jun 4, 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'division into condominium interest as defined in Section 783 of the
Civil Code, the developer/owner shall file a written application with the City of Fresno Director of
Public Works, requesting apportionment of the unpaid portion of the assessment or pay off such
assessment in full.
If the subdivider elects to apportion the assessment, the application shall contain the following
information:
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
Vesting Tentative Tract Map No.T-5205
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 owner(s) of each such lot,.parcel, or interest to the 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 for each separate
lot, parcel, or interest into which the original assessed lot, parcel or interest is to be divided.
The fee shall be in an amount sufficient to pay all costs of the City and the Engineer of Work
responsible for determining the initial assessment in making the requested apportionment.
32. 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:
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
34. 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. 5205/UGM.
Urban Growth Management Requirements
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.
37. Fire service will be provided by City of Fresno Fire Station No. 21 (temporary location and future,
permanent location) Provide residential fire 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
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.
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 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:`
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 comers 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
Page 9
November 3, 2004(Revised June 24, 2005)
50. All of the required street improvements shall be constructed and/or installed in accordance with
the City of Fresno Standard Specifications (2002 Edition).
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, 20051
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.)
Maior Streets Frontage Improvement Requirements
North Friant Road : Scenic Expressway
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 Standard Drawing 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, 0
20 5
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 and9 utter 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. 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 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
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.
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-1 within the limits
of this development. Spacing and design shall conform to Public Works Standard E-8 for
Collector Streets.
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 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', 1712').
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.
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 written 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 meetthe 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 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.
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 subdivision shall 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
a. Provide a 36' minimum width from curb to curb.
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 the layout.for all utilities. (fire hydrants, street lights, PG&E,
telephone, cable, pull boxes, FMFCD utilities, street signs, mailboxes,etc..)
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'.
C. Construct a minimum 4' sidewalk.
96 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.
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"
a. Dedicate 72'.of property for public street purposes, within the. limits of this 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.
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 all 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.
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
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.
108. 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 1/2 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
Conditions of Approval
Vesting Tentative Tract Map No. T-5205
Page 15
November 3, 2004
113. 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.
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 Copper Avenue and North Cedar Avenue complete with left
turn phasing, actuation and emergency signal preemption.
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 Avenue complete 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'
entrance street to the subdivision. The right turn lane shall be a minimum of 250' or 25' per
h 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 letter dated June 24, 2005 from Granville Homes to
i
Director Nick.Yovino.)
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 turn access point shall be allowed in each direction.
b. The maximum number of access points shall not exceed three
(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 along North 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 greaten
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 Copper 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
130. 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/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
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.
138. Construct an 8" raised concrete median-island within the limits of this development.
North Cedar Avenue: Collector
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. -
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 a 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
(Appeal to condition withdrawn, see letter dated June 24, 2005 from Granville Homes to Director
Nick Yovino.)
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 following requirements 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 Frianf
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:
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 meter boxes 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. 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.
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).
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. Thefollowing Water Connection Charges and fees shall be aid for the project. Payment of
9 P J Y
9 P
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
(Appeal to condition withdrawn, see letter dated June 24, 2005 from Granville Homes to
Director Nick Yovino.)
173. Private 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. (Appeal to condition
withdrawn, see letter dated June 24, 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'.
Fresno Irrigation District
177. The Fresno Irrigation District has identified no requirements with respect to 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.
• Maintenance of all Curbs and Gutters, 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 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 of features and facilities requested by the owner/developer and approved by
the Public Works Department.
Conditions of Approval
Vesting Tentative Tract Map No. T-5205
Page 22
November 3,,2004
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.
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:
I
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
November 3, 2004 .
pursuant to Section 13-1307.of the 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 with Cit standards within seven 7 days from the time the basin
Y � ) Y
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.
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 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
d. Maintenance District Plan Review fee $176.00
e. Maintenance District Inspection fee $305.00
f. Reinspection Fee $29/1-lour
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
SEWER CONNECTION CHARGES FEE RATE
h. Lateral Sewer Charge $0.10/sq. ft. (to 100' depth)
Conditions of Approval
Vesting Tentative Tract Map No. T-5205 -
Page 24
November _
o ember 3 2004
i. Oversize Charge $0.05/sg: 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).
I: 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.
g. 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
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 $2,450/gross acre (R-1)
$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
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 $2.061sq. ft.
Commercial Fast Food $23.71/sq. ft: .
Commercial Mini-Mart w/gas $40.40/sq..ft.
ee.. UGM Grade Separation Fee n/a
ff. Trunk Sewer Charge n/a
Service.Area:
gg. *Street Acquisition/Construction Charge n/a
K:\Master Files-2003\Copper River Ranch Development\T-5205-COA-041023.wpd
s
ry
• J r�
HOMES, INC.
June 24, 2005
Nick Yovino, Director
Development Department
City of Fresno
2600 Fresno Street
Fresno, CA 93721
Subject: Vesting Tentative Tract Map No. 5205; Conditions of Approval
Dear Mr.Yovino,
-The purpose of1his letter is`to-update-- o
u on-the-Appeal letters that were-sent to
you and dated November 10th and 11 h, 2004. As you may be aware, we have.
spent considerable time meeting with the Development Department and Public
Works Department staff members on these issues. We are happy to report that
we have clarified most of the issues. The conditions that would like to withdraw
from our appeal request are conditions 41, 52, 55, 68, 121, 152, .172, 173, and
191.
We are still interested in appealing several conditions listed below but are willing
to consider withdrawing the appeal if you and your staff concur with our
understanding of the conditions as outlined below,
1. Conditions 11 and 12: We have worked with staff on this condition and
believe that we have an agreement on the scope of work that will occur on
Friant Road from our southerly boundary (south of the hew Copper-Friant
.Cuc _I0intersection) t'o approximately 500' north of our 'new' signalized
intersection that is '/z mile north of Copper Avenue. Friant Road will be
developed with appropriate width for 2 travel lanes southbound, a 20
wide median island, three travel lanes north bound and a 20' landscaped
area, all within the Public ROW. A 12' high sound wall (or combination
wall/berm) shall be constructed at the property line. North of the 'new'
intersection, transition paving and a east bound left turn lane into Copper
River Ranch shall be constructed.
2. Condition No. 35: At this point in time, the City Council has adopted an
,��actis� 'Interim' fee schedule for Copper River but these fees need to be 'fine
RaGs— 1?rt'C'"k '0 tuned' and adopted by ordinance prior to final map adoption. It is our
understanding that we will receive 'credit' for work done on parks, trails,
landscaping in :FMFCD Basin 'DE' (a designated dual use basin) against
our fee obligations. -
1 .
1396 West Herndon Avenue Suite 101 Fresno,California 9371`1 Telephone:559.436.0900 Facsimile:559.436.1659 Web:www.gvhomes.com
3. Condition No. 64: We have worked with FAX on our numerous bus bay
locations. We do not wish to include a busbay at the Millbrook and
Copper intersection on the north side of Copper Avenue. An alternate
location has been selected to the west of this on Copper.
4. Condition No. 76: We wish to appeal this condition. Cedar Avenue will
not be on a bus route and there is no reason to construct this facility.
5. Conditions No. 120 and 122: This is acceptable provided the
improvement occurs when traffic counts warrantthe installation,J)%4-Net y►9y �17��
r6. Condition No. 129: We are willing to construct this facility with the
understanding that ROW and improvements that exceed standard Arterial
`back on' treatment will be credited to us against our trail] park fees.
Please fee free to contact me if you have any questions. Thank you.
c4T. oJrts.
effrey
�C•A,rr_ ��A+uS 4i iM�to HE 4 Ol�-t21t�
71ga gPPfoao�Q . � 1tit� (Q �lov bis o� SU oM At
- - 2
HOMES, 1 NC.
July 6, 2005
Nick Yovino, Director
City of Fresno
Planning and Development Dept.
2600 Fresno Street
Fresno, CA 93721
Subject: Letter dated June 24, 2005; VTTM 5205 Conditions of Approval
Dear Mr..Yovino, .
The purpose of this letter is to supplement the information contained in the
document referenced above. Specifically, Item No. 1 in the June 24, 2005 letter
refers to Conditions No. 11 and 12 for VTTM No. 5205. We would like to add the
following:
1. 'Outdoor Activity Areas' for Multi-family projects located east of Friant
Road will be oriented away from the Friant expressway.
2. Door openings will be oriented away from Friant Road. Opening
windows shall be minimized in the project design.
3. Future Multi-family buildings will be located 75' frola '
centerline of
the nearest travel lane. ,;1t 6�
4. An internal private `frontage road' - ent to and east
of the future ground wall.
5. No sidewalks will be installed within the proposed 20' landscaped set
back area between the street-and the future sound wall. The extension
of the 'Eaton Trail' on the west side of Friant Road will provide for
pedestrian accessibility.
Thank you for your consideration of this additional information.
*rely,eGranv ,
1396 West Herndon Avenue Suite 101 Fresno,California 93711 Telephone:559.436.0900 Facsimile:559.436.1659 Web:www.gvhomes.com
�� Mike Sanchez Vesting Tentative Tract Map 5205
Page 1
From: John Downs
To: Mike Sanchez
Date: 7/7/2005 8:33:17 AM
Subject: Vesting Tentative Tract Map 5205
Mike,
FAX has met with Jeffery Roberts, Granville Homes, regarding the requirement for a bus bay at the
Millbrook and Copper intersection on the north side of Copper. FAX is satisfied the with an alternate
location to the west of the intersection on Copper.
If you have any questions, please let me know.
Thanks,
John
John Downs
Planning Division Manager .
Department of Transportation
Phone: 559-621-1502
Email: ,john.downs@fresno.gov
Fax: 559-488-1065.-
Fresno Area Express
2223'G' Street
Fresno, CA 93706-1600
CC: Bruce Rudd; Nick Yovino
Mike Sanchez Re. Vesting Tentative Tract Map 5205 Page 1
_ , ,,,... .. ._Mr rM. iv . ,.._t
From: John Downs
To: Mike Sanchez
Date: 7/28/2005 3:15:04 PM
Subject: Re: Vesting Tentative Tract Map 5205
Mike,
Yes, I have met with Jeffrey, and we have pretty well laid out how the transit service will work when it gets
that far north. FAX is ok with not placing a bay on Cedar.
thanks,
JD
John Downs
Planning Division Manager
Department of Transportation
Phone: 559-621-1502
Email: john.downs@fresno.gov
Fax: 559-488-1065
_ Fresno Area Express
2223'G'Street . .
Fresno, CA 93706-1600
>>> Mike Sanchez 07/28/05 11:37 AM »>
John
Jeff had also requested that a condition for a bus bay on CedarAvenue be removed. is FAX OK with that
request as well? Jeff has indicated that Cedar Avenue was not planned fora bus route at this location.
Mike Sanchez
>>>John Downs 7/7/2005 8:33 AM »>
Mike,
FAX has met with Jeffery Roberts, Granville Homes, regarding the requirement for a bus bay at the
Millbrook and Copper intersection on the north side of Copper. FAX is satisfied the with an alternate
location to the west of the intersection on Copper.
If you have any questions, please let me know.
Thanks,
John
John Downs
Planning Division Manager
Department of Transportation
Phone: 559-621-1502
Email: john.downsCcr�fresno.gov
Fax: 559-488-1065
Fresno Area Express
2223 'G' Street
Fresno, CA 93706-1600