HomeMy WebLinkAboutT-5963 - Report - 6/27/2013 City of
IMES
/'r1c '_��►� REPORT TO THE CITY COUNCIL AGENDA ITEM NO.
COUNCIL MEETING 06/06/13
June 6, 2013 APPROVED BY
DEPARTMENT DIRCTOR
FROM: PATRICK N. WIEMILLER, Director
Public Works Department CITY MANAG
BY: SCOTT L. MOZIER, PE, City Engineer/Assistant Director
Public Works Department, Traffic and Engineering Services Division
JONATHAN BARTEL, Supervising Engineering Technician
Public Works Department, Traffic and Engineering Services Division
SUBJECT: APPROVING THE FINAL MAP OF TRACT NO. 5963 AND ACCEPTING THE
DEDICATED PUBLIC USES OFFERED THEREIN (COUNCIL DISTRICT 6)
1. ADOPT A RESOLUTION APPROVING THE FINAL MAP OF TRACT NO. 5963
AND ACCEPTING THE DEDICATED PUBLIC USES OFFERED THEREIN
2. AUTHORIZE THE PUBLIC WORKS DIRECTOR OR HIS DESIGNEE TO
EXECUTE THE SUBDIVISION AGREEMENT AND THE COVENANT TO
PROHIBIT THE PARKING OF VEHICLES ON DRIVEWAYS ON BEHALF OF
THE CITY
3. AUTHORIZE THE DIRECTOR OF PUBLIC UTILITIES OR HIS DESIGNEE TO
EXECUTE THE COVENANT FOR SPECIAL SOLID WASTE DISPOSAL
SERVICES ON BEHALF OF THE CITY
4. AUTHORIZE THE FIRE CHIEF OF THE FIRE DEPARTMENT OR HIS
DESIGNEE TO EXECUTE THE COVENANT FOR EMERGENCY ACCESS
FACILITIES ON BEHALF OF THE CITY
5. AUTHORIZE THE DEVELOPMENT AND RESOURCE MANAGEMENT
DIRECTOR OR HIS DESIGNEE TO EXECUTE THE COVENANT DEFERRING
ELIGIBLE DEVELOPMENT IMPACT FEES TO THE TIME OF OCCUPANCY ON
BEHALF OF THE CITY
RECOMMENDATION
Staff recommends the City Council take the following action:
Adopt a resolution approving the Final Map of Tract No. 5963 and accepting the dedicated public uses offered
therein; and to authorize the Public Works Director or his designee to execute the subdivision agreement on
behalf of the City, authorize the Director of Public Utilities or his designee to execute the covenant for special
solid waste disposal services on behalf of the City, authorize the Fire Chief of the Fire Department or his
designee to execute the covenant for emergency access facilities on behalf of the City, and to authorize the
Development and Resource Management Director or his designee to execute the covenant deferring eligible
development impact fees to the time of building permit and occupancy on behalf of the City.
REPORT TO THE CITY COUNCIL
Adopt Resolution Approving Final Map of Tract No. 5963
June 6, 2013
Page 2
EXECUTIVE SUMMARY
The Subdivider, Copper River Southwest, Inc., a California Corporation, (Steven G. Rau, Secretary), has filed
for approval, the Final Map of Tract No. 5963, for a 55-lot single-family residential planned development
subdivision with one outlot for open space and storm drain purposes, located on the north side of East Copper
River Drive between North Cedar Avenue and North Maple Avenue on 7.91 acres.
The Final Map is technically correct and conforms to the approved Vesting Tentative Map No. 5963 dated
October 3, 2012 and approved revisions thereto ("Tentative Map"), the Subdivision Map Act and the Fresno
Municipal Code. The Subdivider has signed the subdivision agreement and covenants and has posted all
required performance securities, insurance certificates and paid all fees now due to satisfy the conditions of
approval of the Tentative Map. The City Attorney's Office has approved all documents as to form and the Risk
Management Division has approved all security bonds and insurance certificates. The provisions of Section
66474.1 of the Subdivision Map Act require a final map that is in substantial compliance with the approved
tentative map to be approved by the City Council.
BACKGROUND
The Fresno City Planning Commission on October 3, 2012 adopted Resolution No. 13180 approving Vesting
Tentative Map No. 5963 (Tentative Map) for a 55-lot single-family residential planned development subdivision
on 7.91 acres at an overall density of 6.95 units per acre. The Fresno City Planning Commission on October
3, 2012 adopted Resolution No. 13179 approving Conditional Use Permit Application No. C-09-275 for a single
family residential planned development with modified property development standards, including lot size, lot
coverage and setback requirements. Attached is the Fresno City Planning Commission report which provides
the project details, staff analysis, environmental findings and consistency findings for Vesting Tentative Map
No. 5963 with the 2025 General Plan and the Woodward Park Community Plan to comply with the provisions
of the Subdivision Map Act. The approval of Vesting Tentative Map No. 5963 will expire on October 3, 2014.
The Final Map has been reviewed and deemed to be technically correct. The Subdivider has satisfied all other
conditions of approval by executing the Subdivision Agreement for Tract No. 5963, submitted securities in the
total amount of $230,000.00 to guarantee the completion and acceptance of the public improvements and
$115,000.00 for a payment security and has paid the miscellaneous and development impact fees due as a
condition of approval for the Final Map in the amount of $40,627.06. Covenants have been executed to defer
eligible development impact fees totaling $167,570.93 to the time of issuance of building permit and final
occupancy of each unit, to prohibit the parking of vehicles on driveways, for special solid waste disposal
services, and for emergency access facilities.
MAINTENANCE DISTRICT: A condition of approval of the Tentative Map is to maintain the landscaping and
irrigation systems within street and landscaping easements and outlots, concrete curbs and gutters, valley
gutters, entrance median curbs, median island and entrance street decorative concrete, hardscapes, special
features within outlots, sidewalks, curb ramps, street lighting, interior street paving, street furniture, pilasters,
and street name signage within and adjacent to the Final Map in accordance with the adopted standards of the
City. The Subdivider has satisfied the maintenance requirement for this Final Map with the establishment of
City's Community Facility District No. 12 (CFD-12) which the City Council approved on July 19, 2006.
REPORT TO THE CITY COUNCIL
Adopt Resolution Approving Final Map of Tract No. 5963
June 6, 2013
Page 3
FISCAL IMPACT
There will be no impact to the City's General Fund. Approval by the Council will result in timely deliverance of
the review and processing of the Final Map as is reasonably expected by the Subdivider. Prudent financial
management is demonstrated by the expeditious completion of this Final Map inasmuch as the Subdivider has
paid the city a fee for the processing of this Final Map and that fee is, in turn, funding the respective operations
of the Public Works Department.
Attachments:
Resolution Approving the Final Map of Tract No. 5963 and Accepting the Dedicated Public Uses Therein
Final Map of Tract No. 5963
Report to the Planning Commission—Consideration of Vesting Tentative Map No. 5963 and Related
Environmental Finding for Environmental Assessment No.T-5963
This page intentionally left blank.
RESOLUTION NO.
A RESOLUTION OF THE COUNCIL OF THE CITY OF FRESNO,
CALIFORNIA, TO APPROVE THE FINAL MAP OF TRACT NO.5963
AND ACCEPTING DEDICATED PUBLIC USES THEREIN EXCEPT
FOR DEDICATIONS OFFERED SUBJECT TO CITY ACCEPTANCE OF
DEVELOPER INSTALLED REQUIRED IMPROVEMENTS
WHEREAS, COPPER RIVER SOUTHWEST, INC., a California Corporation, has offered for
approval a Final Map designated as Tract No. 5963 ("map"), pursuant to approved Vesting Tentative Map
No. 5963 ("tentative map"); and,
WHEREAS, all the certificates which appear on the map (except the approval certificate of the
Council of the City of Fresno and the recording certificate of the Recorder of the County of Fresno) have been
signed and acknowledged and said map has been filed for approval; and,
WHEREAS, the subdivision lies within the boundaries of the City of Fresno; and,
WHEREAS, the map conforms to all of the requirements of the Subdivision Map Act of the State
of California, and City ordinances, resolutions and standards, except that Section 66492 and 66493 of the
Subdivision Map Act may not be fully complied with at the time of passage of this resolution and owner having
previously filed with the Clerk of the Board of Supervisors of Fresno County a Tax Compliance Certificate
Request along with copies of the map considered herewith by the Council; and,
WHEREAS, the Council finds that the proposed subdivision, together with the provisions for its
design and improvement, is consistent with all applicable general and specific plans of the City; and,
WHEREAS, the Subdivider and the Owners, whose signatures appear on the map, and others have
offered for dedication certain streets, public utility easements, access rights and other public properties and uses
as shown and delineated upon said map; and,
WHEREAS, the Planning Commission of the City of Fresno, by formal resolution, approved said
tentative map.
I of 3 Resolution Approving the Final Map of
Date Adopted: Tract No.5963,etc.
Date Approved: Resolution No.
Effective Date:
City Attorney Approval:
NOW,THEREFORE,BE IT RESOLVED by the Council of the City of Fresno as follows:
1. The Council finds that the map is in substantial compliance with said tentative map,
any deviations therefrom being deemed to be approved by the Council.
2. That the map is hereby approved and any and all of the streets, public utility
easements, public utility facilities, access rights and all parcels of land and easements offered
for dedication on the map are hereby accepted, unless it is stated on the Final Map that said
dedications are subject to City acceptance of Developer installed improvements, subject to
complete compliance with Sections 66492 and 66493 of the Subdivision Map Act prior to
release of the map for recordation.
11/
2 of 3 Resolution Approving the Final Map of
Date Adopted: Tract No.5963,etc.
Date Approved: Resolution No.
Effective Date:
City Attorney Approval: �.
STATE OF CALIFORNIA )
COUNTY OF FRESNO ) ss.
CITY OF FRESNO )
1, YVONNE SPENCE,City Clerk of the City of Fresno,certify that the foregoing resolution was adopted by
the Council of the City of Fresno,at a regular meeting held on the
day of 12013.
AYES
NOES
ABSENT
ABSTAIN
Mayor Approval: 2013
Mayor Approval/No Return: 2013
Mayor Veto: 2013
Council Override Vote: 12013
YVONNE SPENCE, CMC
City Clerk
BY:
Deputy
APPROVED AS TO FORM:
CITY ATTORNEY'S OFFICE
BY:
Talia Kolluri-Barbick
Deputy City Attorney
3 of 3
Resolution Approving the Final Map
of Tract No.5963,etc.
Resolution No.
RECORD TITLE INTEREST STATEMENT: 4uU / /�� nnO ��/�� ENGINEER'S STATEMENT:
THE UNDERSIGNED,BEING ILL PARTIES HAMNc ANY RECORD TIRE INTEREST IN WE{AND WITHIN �tv=, w o VO THE SURVEY FOR THIS MM WAS MADE BY ME OR UNDER MY DIRECTION ARID IS TRUE AND COMPLETE
THIS SNB)MISKAN,HEREBY CONSENT TO ME PREPARATION AND RECORDATKIN OF THIS MAP AND OFFER
FOR DEIXCATON FOR PUBUC USE THE PARCELS AND EASEMENTS SPECIFIED ON SAID MAP AS INTENDED ❑ AS SHOWN.
FOR PUBLIC USE FOR THE PURPOSES SPECIFIED THEREIN
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O CHARACTER
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CHRISTINE UNGENFELTER. ASSISTANT SECRETARY IN THE CITY OF FRESNO, COUNTY OF FRESNO, STATE OF CAUFORNIACITY
U.S.BANK NMOWJ.ASSOCMOON APPROVED By THE ACE ENGINEERATHAT
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CONSISTING OF THREE SHEETS
BY, SHEET ONE OF THREE SHEETS
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AS
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3/4'IRON RPE DOM3 6•.TAGGED IS 7680 e N 90! p1 ' 43 J.SEE SHE.]FDR CURT,LINE IND RIdAL DATA
AS BONG J'4ApY ME NORRIEALY PRODUCFUN OF RCC.NC.2006-(1(1668,77 SEE NOiE 46 gx S�_
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HT,I a IAII C UIRM FASEMOR PREY/JUAY OEI3GTFD PER ME
AND S'fA011 ME SOUIIMTSTEALY PRod1CFIFM G `\ AS BEmC 3'ON14 ME SOMIUSFFALY LINE M LOT 111 6.0A °1 J s PAGESANDIG uI➢OF HRA`.NO. NOT0.RECORDOM"a M N MIS 76 IS MTS,AT
THE SWIIIGSRALY WE G SIN EDT 211 222 d iWCT$268 AVD J'fROu RIE `J \553 x o1O. PAGES 4fi-)D,F.C.R.,wAKN R NOT OEIlxU1E0 CN MIS✓/J 5 DEEMED
1(T35�.n ^ 'i FKNRIIEASTERLY DOUNOARY OF SUO LOT 212 "i "t o X,27 + SOE N3WDQVEO WRSLLAVt TO SECTION 684N(9)OF THE sUBOH14OH NAP ACT.
(" a+7 i/ (}3}11 Ai a1 x �: 26 cif cu
JY" 0.6158'58"(o•eTs9'G'�[0.6150'58"[ f\ 5.3/4'WON RPE W'LONG.fi'OONx TA4S;i0 R.CE 16996 AS BEw10 AN AMIE
("X6]19 4� `'/ fl.1 W.W' (R•I W.00) [R.I50.0077 N tTSA" LBS 25 Ni'�: *6�9 W CIpY POINT ON THE BOUNOAW OF TRADE N0.58.18.W u NOTED
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'x 9127 'R L20 L11 122 123 Lxt l25 L18 L"Ix L}5 0
y ") NOTE S u$ - FRESNO "SOPCUTAN RDOD CCNMW DISTRICT DRAINAGE
"_I �.•wol: -1 -+n 46 C�0 Ct •'s E9 z EE NOTE 5 t)_I]• NEL EASEUENT.RECORDED 2013 As COC.NO.
^^' 123 I .• o z 81 rsr LI T 2013- F.C.R.
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_ L51 *vC58 *-L59 _ EVA EUERCEKY VDRCLE ACCESS GSEUENT.
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$ RSA ' _- - _ -_ ♦ U �� [ CB'2N �' & 52 - CONCRETE TAccm RCE 2n996 2013- .FC.R-
2, / 221 F/ST _ cas - A ' 'g-.g 53 U g AS BONG J'FRW THE wAT wRIC WA1EA GSEVEM.RECORDED 1013
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OF ME RIGIUS CURVE ON ME SOVM SUE CEl(fFRUNE OF FAST COMFA RNEfl ORW
-
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ME NORM SK OF ME 22'WLR PURPOSE TRAIL ME 1017.00'RADUS CURYE ON ME 50UM SEE OF ME CENAMIrE OF EAST COPPER RYOZ ORW RECORDED IN BOCK 71)OF PLAIS
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AY)NING WP OF TRACT N0,5205 AND 42.00'FROM ME MM OF tAJCF N0.5205 AND u.W'FROM ME CSW W A! PAGES 39-40,EC.R,
CENTERLINE OF GST COPPIX AYf11UE CENIEMNE OF FAST COPPER RxER ORW -'.Y
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(1103.91'] 1209.96'CILC 1209.91' AVpIUE
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5 ' ' ; OOAN 4 x 89
WJ'
84250'E(59250'E) [5 99]501FCOR OME MEA DR OT
SECTION 11.TO 12 A20 DST.IAOUM
W810 E ANERi ,SCOTT R -INT.
ICON-No-RES IXREGOFE. G.R.
OSBW
4G° &@U m@1 @9@0
A PLANNED DEVELOPMENT
WHO A RE-SUBOW90N OF WTLOT D OF TRACT NO.5804
RECORDED IN VOLUME 81 OF PLATS,PACES 97 THROUGH 99,
FRESNO COUNTY RECORDS
IN THE CITY OF FRESNO,COUNTY OF FRESNO.STATE OF CA WORNIA
SURVEYED AND PLATTED IN SEPTEMBER 2012 BY GARY 0.GIANNETTA
CONSISTING OF TVRrr SATS
S"d ff THME OF Tff",r SM=
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FRESNO CITY PLANNING COMMISSION
RESOLUTION NO. 13180
The Fresno City Planning Commission at its regular meeting on October 3, 2012, 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, Vesting Tentative Tract Map No. 5963/UGM was filed with the City of Fresno and
proposes to subdivide the subject property into a 55 lot single-family residential planned
development subdivision on approximately 7.91 acres,located between North Friant Road and East
Copper Avenue, within the Copper River Ranch Master Planned Community; and,
WHEREAS, on October 3, 2012, the Commission received a staff report and related information,
environmental documents and considered testimony regarding the requested subdivision; and,
WHEREAS,the Development and Resource Management Department staff recommended approval
of the proposed project subject to the conditions of approval contained in the staff report dated
October 3, 2012; and,
WHEREAS, one neighbor spoke in opposition to the project at the Commission hearing; the
neighbor requested that a greater rear yard setback and enhanced aesthetic features be provided
for the lots that abut the golf course and,
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 the vesting
tentative tract map may have a significant effect on the environment as identified by the Finding of
Conformity to the 2025 Fresno General Plan Master Environmental Impact Report (MEIR No.
10130)and Mitigated Negative Declaration No.A-09-02 and the Program EIR No. 10126 related to
the Copper River Ranch Project dated August 31, 2012, prepared for Environmental Assessment
No. T-5963/C-09-275.
BE IT FURTHER RESOLVED that the Fresno City Planning Commission finds that approval of the
Vesting Tentative Tract Map No.5963/UGM, is consistent with the adopted 2025 Fresno General
Plan and Woodward Park Community Plan and the findings required pursuant to Section 66410 et.
seq. of the California Government Code.
BE IT FURTHER RESOLVED that the Fresno City Planning Commission hereby approves the
Vesting Tentative Tract Map No. 5963/UGM, subject to the Development and Resource
Management Department Conditions of Approval dated October 3, 2012, and the following
modification.
1. Condition No. 20 shall read: Provide pedestrian access to the abutting tract to the east
(Tract 5838), between Lots 28-29 and Lets 51 . Depict the sidewalk on the site plan for
C-09-275.
aGr.esr,: Should pedestrians cross over lots 28-29,a pedestrian easement will be required.
The foregoing Resolution was adoptedby the Fresno City Planning Commission upon a motion by
Commissioner Hansen-Smith, seconded by Commissioner Dawar.
Planning Commission Resolution No. 13180
Vesting Tentative Tract Map No. 59631UGM
October 3, 2012
Page 2
VOTING: Ayes - Hansen-Smith, Dawar, Torossian (vice chair),Vasquez, Holt(chair)
Noes - None
Not Voting - Reed
Absent - Medina
DATED: October 3, 2012 KEITH BERGTHOLD, Secretary
Fresno City Planning Commission
Resolution No. 13180
Vesting Tentative Tract Map No. 5963/UGM
Filed by Gary G. Giannetta on behalf of
Copper River Development, Inc.
Action: Approve
FRESNO CITY PLANNING COMMISSION
RESOLUTION NO. 13179
The Fresno City Planning Commission, at its regular meeting on October 3, 2012, adopted the
following resolution relating to Conditional Use Permit Application No. C-09-275.
CONDITIONAL USE REQUESTED: 55-lot single family residential planned development
subdivision with modified property development
standards, including lot size, lot coverage and setback
requirements
PROPERTY LOCATION: Located between North Friant Road and East Copper
Avenue within the Copper River Ranch Master Planned
Community
PROPERTY DESCRIPTION: Approximately 7.91 acres
(APN: 579-074-76)
EXISTING/PROPOSED ZONING: R-1/UGM/CZ (Single Family Residential DistrictlUrban
Growth Management/Conditions of Zoning)
WHEREAS,Conditional Use Permit Application No.C-09-275 has been filed with the City of Fresno
by Gary G. Giannetta.,on behalf of Copper River Development,Inc.,for approximately 7.91 acres of
property located between North Friant Road and East Copper Avenue within the Copper River
Ranch Master Planned Community; and,
WHEREAS, Conditional Use Permit Application No. C-09-275 seeks authorization for the
development of a planned development which includes modified property development standards,
including lot size, lot coverage and setback requirements; and,
WHEREAS, on October 3, 2012, the Fresno City Planning Commission, reviewed the subject
conditional use permit application in accordance with the policies of the 2025 Fresno General Plan
and the Woodward Park Community Plan; and,
WHEREAS, the Commission conducted a public hearing to review the proposed conditional use
permit application and considered the Development and Resource Management Department's
report recommending approval of the proposed conditional use permit application subjectto special
permit conditions; and,
WHEREAS,the Fresno City Planning Commission considered the proposed conditional use permit
application relative to the staff report and environmental assessment issued for the project; and,
WHEREAS, the Fresno City Planning Commission invited testimony with respect to the proposed
conditional use permit application; and,
WHEREAS, one neighbor spoke in opposition to the project at the Commission hearing; the
neighbor requested that a greater rear yard setback and enhanced aesthetic features be provided
for the lots that abut the golf course; and; and,
i
i
i
PLANNING COMMISSION RESOLUTION No. 13179
Conditional Use Permit Application No. C-09-275
October 3, 2012
Page 2
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-09-275 may have additional significant effects on the environment that
were not identified in the 2025 Fresno General Plan Master Environmental impact Report(MEIR)
No. 10130 and Mitigated Negative Declaration No.A-09-02(Air Quality MND)and the Program EIR
No. 10126 related to the Copper River Ranch Project; and hereby adopts the Finding of Conformity
prepared for Environmental Assessment No. T-5963IC-09-275 dated August 31, 2012 for the
proposed 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.
BE IT FURTHER RESOLVED that the Fresno City Planning Commission hereby approves
Conditional Use Permit Application No. C-09-275 authorizing the development of a planned
development, which includes modified property development standards, including lot size, lot
coverage and setback requirements, subject to the Development and Resource Management
Department Conditions of Approval dated October 3, 2012, and the following modification:
1. Condition No. 7 shall read: Pedestrian access is required to the abutting tract to the east
(Tract 5838), between Lots 28-29 and '=GIs 51 Depict the sidewalk on the site plan
(Exhibit A-1).
The foregoing Resolution was adopted by the Fresno City Planning Commission upon a motion by
Commissioner Hansen-Smith, seconded by Commissioner Dawar.
VOTING: Ayes - Hansen-Smith, Dawar, Torossian (vice chair), Vasquez, Holt(chair)
Noes - None
Not Voting - Reed
Absent - Medina
DATED: October 3, 2012 KEITH BERGTHOLD, Secretary
Fresno City Planning Commission
Resolution No. 13179
Conditional Use Permit Application No.
C-09-275
Filed by Gary G. Giannetta on behalf of
Copper River Development, Inc.
Action: Approve
a4'°r ���, REPORT TO THE PLANNING COMMISSION
WE r AGENDA ITEM NO. VIII-A
COMMISSION MEETING 10/3/12
October 3, 2012
APPROVED BY
FROM: MIKE SANCHEZ, Planning Manager DEPARTMENT DSR CTOR „
Development Services Division
THROUGH: SOPHIA PAGOULATOS, Supervising Planner
Development Services Division
BY: ISRAEL TREJO, Planner
Development Services Division
SUBJECT: CONSIDERATION OF CONDITIONAL USE PERMIT APPLICATION NO. C-09-275,
VESTING TENTATIVE TRACT MAP NO. 5963/UGM AND RELATED ENVIRONMENTAL
ASSESSMENT NO. T-5963/C-09-275, LOCATED WITHIN THE COPPER RIVER RANCH
PLANNED COMMUNITY
RECOMMENDATION
Staff recommends that the Planning Commission take the following actions:
1. APPROVE the Finding of Conformity to the 2025 Fresno General Plan Master Environmental Impact
Report (MEIR) No. 10130 and Mitigated Negative Declaration prepared for Plan Amendment
A-09-02 (Air Quality MND) and to the Program EIR No. 10126 related to the Copper River Ranch
Project, prepared for Environmental Assessment No. T-5963/C-09-275 dated August 31, 2012.
2. APPROVE Conditional Use Permit Application No. C-09-275 subject to compliance with the
Conditions of Approval dated October 3, 2012.
3. APPROVE Vesting Tentative Tract Map No. 5963/UGM subject to compliance with the Conditions of
Approval dated October 3, 2012.
EXECUTIVE SUMMARY
Gary G. Giannetta, on behalf of Copper River Development, Inc., has filed Conditional Use Permit
Application No. C-09-275 and Vesting Tentative Tract Map No. 5963/UGM pertaining to approximately
7.91 acres of property located between North Friant Road and East Copper Avenue, within the Copper
River Ranch Planned Community. Vesting Tentative Tract Map No. 5963/UGM proposes to subdivide
the subject property into a 55-lot single family residential planned development subdivision with
one outlot. The outlot is proposed to be developed as open space and will also facilitate drainage
through the property. Conditional Use Permit Application No. C-09-275 is a request to establish a
Planned Development, which proposes to establish modified property development standards, including
lot size, lot coverage and setback requirements.
The subject property is located within the 2025 Fresno General Plan and the Woodward Park
Community Plan, both plans designate the subject site for medium low (2.19 to 4.98 dwelling units per
acre) density residential planned land uses. Vesting Tentative Tract Map No. 5963/UGM proposes a 55-
lot single family residential planned development subdivision on approximately 7.91 acres at a density of
6.95 dwelling units per acre. The Copper River Ranch Planned Community was approved with blended
densities that involved both single and multiple family residential development with an overall residential
unit restriction of 2837 units. Based upon the submitted subdivision design, the proposed subdivision
can be found consistent with the medium-low density residential planned land uses for the subject
REPORT TO THE PLANNING COMMISSION
Conditional Use Permit Application No. C-09-275
Vesting Tentative Tract Map No. 5963/UGM
October 3, 2012
Page 2
property pursuant to the 2025 Fresno General Plan and the Copper River Ranch Planned Community
design as provided by Vesting Tentative Tract Map No. 5205/UGM and Conditional Use Permit No.
C-04-153. Thus, the subject applications 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.
PROJECT INFORMATION
PROJECT A 55-lot, single family residential subdivision to be developed at a
density of 6.95 dwelling units per acre. Outlot A is proposed to be
developed as open space and will also facilitate drainage through
the property. The project proposes to establish modified property
development standards, including lot size, lot coverage and
setback requirements
APPLICANT Gary G. Giannetta on behalf of Copper River Development, Inc.
LOCATION Located between North Friant Road and East Copper Avenue, within
the Copper River Ranch Master Planned Community
(Council District 6, Councilmember Brand)
SITE SIZE Approximately 7.91 acres
LAND USE Existing - Vacant
Proposed - Single family residential
ZONING Existing - R-1/UGM/cz (Single Family Residential District/Urban
Growth Management/conditions of zoning)
Proposed- No change
PLAN DESIGNATION The proposed 55-lot single family residential subdivision is consistent
AND CONSISTENCY with the 2025 Fresno General Plan and Woodward Park Community
Plan designation of the site for medium low density residential planned
land uses
ENVIRONMENTAL Finding of Conformity to the 2025 Fresno General Plan Master
FINDING Environmental Impact Report (MEIR) No. 10130 and Mitigated
Negative Declaration No. A-09-02 and to the Program EIR No. 10126
related to the Copper River Ranch Project, dated August 31, 2012
PLAN COMMITTEE The Copper River Ranch Planned Community was recommended for
RECOMMENDATION approval on October 11, 2004, by the Advisory Committee
STAFF Approve the vesting tentative tract map and conditional use permit
RECOMMENDATION application subject to compliance with the Conditions of Approval for
T-5963/UGM and for C-09-275 dated October 3, 2012
REPORT TO THE PLANNING COMMISSION
Conditional Use Permit Application No. C-09-275
Vesting Tentative Tract Map No. 5963/UGM
October 3, 2012
Page 3
BORDERING PROPERTY INFORMATION
Planned Land Existing Zoning Existing Land Use
Use
North Open Space— O/UGM
Golf Course Open Space/Urban Growth Management Golf Course
AE-5/UGM
South Public Facility Exclusive Five Acre Agricultural Ponding Basin
District/Urban Growth Management
Medium Low R-1/UGM
East Density Single Family Residential District/Urban Single-family Residences
Residential Growth Management
Medium Low R-1/UGM
West Density Single Family Residential District/Urban Single-family Residences
Residential Growth Management
ENVIRONMENTAL FINDING
Development and Resource Management Department staff have prepared an initial study and
environmental checklist and evaluated the proposed development in accordance with the land use and
environmental policies and provisions of the 2025 Fresno General Plan, the related Master
Environmental Impact Report (MSIR) No. 10130 (SCH # 2001071097), and Mitigated Negative
Declaration (MND) No. A-09-02 (SCH # 2009051016) and to the Program EIR No. 10126 (SCH #
2000021003) related to the Copper River Ranch Project. The subject property has been proposed to be
developed at an intensity and scale that is permitted by the Medium Low Density Residential (2.19 to
4,98 dwelling units per acre) planned land use designation and R-1/UGM/cz (Single Family
Residential/Urban Growth Management/conditions of zoning) zone district classification for the subject
site. The Copper River Ranch Planned Community was approved with blended densities that involved
both single and multiple family residential development with an overall residential unit restriction of 2837
units. Thus, the subdivision of the subject property in accordance with the Vesting Tentative Tract Map
No. 5963/UGM will not facilitate an additional intensification of uses beyond that which already exists or
would be allowed by the above-noted planned land use designations. Moreover, it is not expected that
the future development will adversely impact existing city service systems or the traffic circulation system
that serves the subject property. These infrastructure findings have been verified by the Public Works
and Public Utilities Departments. It has been further determined that all applicable mitigation measures
of MEIR No. 10130 and MND No. A-09-02 and the Program EIR No. 10126 related to the Copper River
Ranch Project have been applied to the project necessary to assure that the project will not cause
significant adverse cumulative impacts, growth inducing impacts, and irreversible significant effects
beyond those identified by MEIR No. 10130 and MND No. A-09-02 and Program EIR No. 10126 as
provided by CEQA Section 15177(b)(3).
Pursuant to Section 21157.1 of the California Public Resources Code (California Environmental Quality
Act), it may be determined that a subsequent project, as identified in the MEIR pursuant to Section
21157(b)(2) of the Public Resources Code and CEQA Guidelines Section 15177, falls within the scope of
a MEIR, provided that the project does not cause significant impacts on the environment that were not
previously examined by the MEIR. Relative to the specific project proposal, the environmental impacts
noted in the MEIR, pursuant to the 2025 Fresno General Plan land use designation, include impacts
REPORT TO THE PLANNING COMMISSION
Conditional Use Permit Application No. C-09-275
Vesting Tentative Tract Map No. 5963IUGM
October 3, 2012
Page 4
associated with the Medium Low Density Residential planned land use designation specified for the
subject property. Based on the initial study prepared, the following findings are made: (1) The proposed
project was identified as a Subsequent Project in MEIR No. 10130 because its land use designation and
permissible densities and intensities are set forth in Figure 1-1 of MEIR No. 10130; (2) The proposed
project will not generate additional significant effects not previously identified and analyzed by the MEIR
or MND No. A-09-02 (as indicated on the attached Environmental Assessment Checklist) or the Program
EIR No. 10126 related to the Copper River Ranch Project for the reasons discussed within the
environmental assessment for the subject project; and, (3) No new additional mitigation measures are
required because the proposed project will not generate additional significant effects not previously
identified and analyzed by the MEIR or MND or the Program EIR No. 10126 related to the Copper River
Ranch Project.
Therefore, the project proposal has been determined to be within the scope of the MEIR, MND and
Program EIR as defined by Section 15177 of the CEQA Guidelines and staff has properly published a
Finding of Conformity to MEIR No. 10130 dated August 31, 2012, with no comments received to date. In
addition, after conducting a review of the adequacy of the MEIR pursuant to Public Resources Code
Section 21157.6(b)(1), the Development and Resource Management Department, as lead agency, finds
that no substantial changes have occurred with respect to the circumstances under which the MEIR was
certified and the MND adopted; and, that no new information, which was not know and could not have
been known at the time that the MEIR was certified as complete or the MND was adopted, has become
available.
BACKGROUND / ANALYSIS
Gary G. Giannetta, on behalf of Copper River Development, Inc, has filed Conditional Use Permit
Application No. C-09-275 and Vesting Tentative Tract Map No. 5963/UGM pertaining to approximately
7.91 acres of property located between North Friant Road and East Copper Avenue, within the Copper
River Ranch Master Planned Community. Vesting Tentative Tract Map No. 5963/UGM proposes to
subdivide the subject property into a 55-lot single family residential planned development subdivision
with one outlot for proposed to be developed as open space and will also facilitate drainage through the
property. Conditional Use Permit Application No. C-09-275 is a request to establish a Planned
Development, which proposes to establish modified property development standards, including lot size,
lot coverage and yard requirements.
The subject property is located within the jurisdiction of the 2025 Fresno General Plan and the
Woodward Park Community Plan, both plans designate the subject site for medium-low density
residential planned land uses (2.19 to 4.98 dwelling units per acre). Vesting Tentative Tract Map
No. 5963/UGM proposes a 55-lot single family residential planned development subdivision on
approximately 7.91 acres at a density of 6.95 dwelling units per acre. The Copper River Ranch Planned
Community was approved with blended densities that involved both single and multiple family residential
development with an overall residential unit restriction of 2837 units. Based upon the submitted
subdivision design, the proposed subdivision can be found consistent with the medium low density
residential planned land uses for the subject property pursuant to the 2025 Fresno General Plan and the
Copper River Ranch Planned Community design as provided by Vesting Tentative Tract Map No.
5205/UGM and Conditional Use Permit No. C-04-153.
The Copper River Ranch Planned Community was approved under Vesting Tentative Tract Map
No. 5205/UGM and Conditional Use Permit Application No. C-04-153, approved on November 3, 2004.
These development applications identified the subdivision of approximately 574 acres into an 830-lot
single family residential subdivision that includes 8 single family residential villages consisting of both
conventional lots and planned development lots with 45 outlots for multiple family residential
REPORT TO THE PLANNING COMMISSION
Conditional Use Permit Application No. C-09-275
Vesting Tentative Tract Map No. 5963/UGM
October 3, 2012
Page 5
development, landscaped open space, and commercial development and single family residential
planned developments. The overall Copper River Ranch project is planned for development in phases.
Vesting Tentative Tract Map No. 5963/UGM and Conditional Use Permit Application No. C-09-275
implement the development and design concepts of the Copper River Ranch Planned Community.
Density Transfer
Density transfers are permitted through the processing of a planned development conditional use permit
pursuant to Section 12-304-B-23 of the FMC. As noted previously, the Copper River Ranch Planned
Community was approved with blended densities that involved both single and multiple family residential
development with an overall residential unit restriction of 2837 units.
Since being approved on November 3, 2004, Vesting Tentative Tract Map No. 5205/UGM and
Conditional Use Permit Application No. C-04-153 (entitlements which approved the Copper River Ranch
Planned Community), have undergone multiple revisions. Including the subject application, 709 lots
have either been developed with a single family residence or have been subdivided and approved for
development; these tracts include: T-5205 with 134 lots, T-5268 with 230 lots, T-5838 with 95 lots,
T-5270 with 54 lots, T-5271 with 39 lots, T-5272 with 25 lots, T-5273 with 21 lots, T-5973 with 56 lots and
T-5963 with 55 lots. Village G and H of the Copper River Ranch project have yet to be developed but
are currently approved for 249 lots. The Copper River Ranch project is currently developing at a pace of
958 units (709 + 249), which is within the overall residential unit restriction of 2837 units.
Conditional Use Permit Application (CUP)
In addition to submitting a vesting tentative tract map, the applicant has submitted Conditional Use
Permit Application No. C-09-275. Pursuant to Section 12-306-N-21 of the FMC, a CUP is required in
order to create a planned development. As part of the CUP, an applicant may request a modification of
development standards. Conditional Use Permit Application No. C-09-275 is a request to establish a
Planned Development, which proposes to establish modified property development standards, including
lot size, lot coverage and yard requirements. The applicant is proposing reduced yards, including,
between a 5 and 8 foot garage set back (front yard), a 6 foot rear yard and 3 foot side yards. The
standard yards within the R-1 (Single Family Residential District) zone district are a 15 foot front yard, 5
foot side yard and 20 foot rear yard.
The applicant is also proposing an increase in lot coverage. Staff has limited the lot coverage to 60
percent; the R-1 standard is 50 percent. Lots within planned developments may have modified lot
widths, depths and areas. The vast majority of the proposed lots are smaller than the typical R-1 lot.
Sidewalks, Streets and Access Points
The Public Works Department, Traffic Engineering Division has reviewed the proposed project and
potential traffic related impacts for the proposed applications and has determined that the streets
adjacent to and near the subject site will be able to accommodate the quantity and kind of traffic which
may be potentially generated subject to the requirements stipulated within the memoranda from the
Traffic Engineering Division dated September 28, 2012. These requirements generally include: (1) The
provision of a minimum two points of vehicular access to major streets for any phase of the development;
(2) Street improvements, (including, but not limited to, construction of concrete curbs, gutters,
pavement, underground street lighting systems; and, (3) Payment of applicable impact fees (including,
but not limited to, the Traffic Signal Mitigation Impact (TSMI) Fee, Fresno Major Street Impact (FMSI)
Fee, and Copper River Ranch Associated Fees.
REPORT TO THE PLANNING COMMISSION
Conditional Use Permit Application No. C-09-275
Vesting Tentative Tract Map No. 5963/UGM
October 3, 2012
Page 6
Landscaping[Walls/Open Space
For Vesting Tentative Tract Map No. 5963/UGM, a six foot high wall is required along East Copper River
Drive. This wall will be constructed at the rear of the required landscaped portions of the street right-of-
way within the tract. The developer will also be required to install landscape "end treatment" at the end
of the neighborhood blocks to add visual interest to the project. Outlot A within the tract map is proposed
to be developed as open space and will also facilitate drainage through the property.
Community Plan Citizen Committees
The Copper River Ranch Planned Community was recommended for approval on October 11, 2004, by
the Advisory Committee.
Public Services
The Public Utilities Department has identified sanitary water and sewer requirements for this project.
These conditions are listed in the memoranda dated July 25, 2012. It should be noted that a tertiary
wastewater treatment facility within the Copper River Ranch project will ultimately accommodate the
wastewater flow from this project.
The Fresno Metropolitan Flood Control District (FMFCD) has indicated that this project can be
accommodated by the district. The project applicant shall comply with the FMFCD requirements as
detailed in its memorandum dated August 3, 2012.
Notice of Planning Commission Hearing
The Development and Resource Management Department mailed notices of this Planning Commission
hearing to all surrounding property owners within 350 feet of the subject property, pursuant to Section
12-401-C-2 of the Fresno Municipal Code.
Conditional Use Permit Application Findings (Planned Development)
Conditional Use Permit Application No. C-09-275 proposes the development of a 55-lot single family
residential planned development. The planned development will provide modified property development
standards. Based upon analysis of the conditional Use permit application and subject to the applicant's
compliance with the Conditions of Approval dated October 3, 2012, staff concludes that the following
required findings of Section 12-405-A-2 of the Fresno Municipal Code can be made.
1. 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; and,
Conditional Use Permit Application No. C-09-275 will comply with all applicable codes, including,
landscaping, walls, etc., given that the special conditions of project approval will ensure that all
conditions are met.
2. 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; and,
The Public Works, Traffic Engineering Division reviewed the proposed project and assessed the
adjacent streets to ensure that the proposal would not have significant impacts on traffic and the
surrounding community.
REPORT TO THE PLANNING COMMISSION
Conditional Use Permit Application No. C-09-275
Vesting Tentative Tract Map No. 5963/UGM
October 3, 2012
Page 7
3. 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
which are subject to the provision of Section 12-306-N-30 of the FMC.
The site is vacant and with the adoption of the 2025 Fresno General Plan, the city analyzed the impacts
of converting vacant land into urban uses and determined that it is necessary to convert land within the
sphere of influence in an attempt to provide housing, growth, employment opportunities, etc. The
Development and Resource Management Department has determined that the proposed use will not be
detrimental to the public welfare or be injurious to property or improvements in the area in which the
property is located if developed in accordance with the various conditions/requirements established
through the related vesting tentative tract map application review and conditional use permit application
review processes.
Vesting Tentative Tract Map Findings
The Subdivision Map Act (California Government Code §§ 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).
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 consistent with the
City's 2025 General Plan and the Woodward Park Community Plan, because the plans designate
the site for medium low density residential planned land uses and the project design meets the
density and zoning ordinance criteria for development.
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; and, that
development shall occur in accordance with adopted standards, goals, objectives, and policies for
development in the City of Fresno.
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
the area is not known to contain any unique or endangered species and the urbanized nature of the
area in which the 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 and placement of
landscaping plant materials and because of the orientation of the proposed lots.
REPORT TO THE PLANNING COMMISSION
Conditional Use Permit Application No. C-09-275
Vesting Tentative Tract Map No. 5963/UGM
October 3, 2012
Page 8
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 and subdivision requirements. 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.
Planning Commission action of the proposed Vesting Tentative Tract Map and Conditional Use Permit,
unless appealed to the Council, is final.
CONCLUSION / RECOMMENDATION
The appropriateness of the proposed project has been examined with respect to its consistency with
goals and policies of the 2025 Fresno General Plan and the Woodward Park Community Plan; its
compatibility with surrounding existing or proposed uses; and its avoidance or mitigation of potentially
significant adverse environmental impacts. These factors have been evaluated as described above and
by the accompanying environmental assessment. Upon consideration of this evaluation, it can be
concluded that the Vesting Tentative Tract Map No. 5963/UGM and Conditional Use Permit No.
C-09-275 are appropriate for the project site.
Attachments: Vicinity Map
2011 Aerial Photograph of Site
Proposed Vesting Tentative Tract Map No. 5963/UGM dated September 13, 2012
Proposed Site plan for Conditional Use Permit Application No. C-09-275 dated
September 13, 2012
Conditions of Approval for T-5963/UGM dated October 3, 2012
Conditions of Approval for CUP Application No. C-09-275 dated October 3, 2012
Comments and Requirements from Responsible Agencies
Environmental Assessment No. T-5963/C-09-275, Finding of Conformity to the 2025 Fresno General
Plan MEIR No. 10130 and Mitigated Negative Declaration for Plan Amendment A-09-02 and to the
Program EIR No. 10126 related to the Copper River Ranch Project dated August 31, 2012
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2 225 33 45 . EXISTING USE-VACANT
- 4. THERE ARE NO WELLS,CESSPOOLS.SEWER.CULVERTS,OUMPSRES
OR OTHER UNDERGROUND STRUCTURES WITHIN THIS SUBOMSION.
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t 1: l 1 S.zo31 51 w '- -- - 5. THERE ARE NOT EXISTING AREAS WITHIN THIS SUBDIVISION THAT
>>- -" .... F- ra�y t C�` .e3 • ARE SUBJECT TO INUMOA31ON OR S WATER OVERFLOW.
.,_r p 14 f J ffi, 34 �,.G 1 1 K. 50 6. THE SUBDIVISION DMON PROVIOE5.TOTO'tHE,EXTENT FEASI8LE,
T 46 FOR PASSIVE NATURAL HEAMHO OR CWUNO OPPORTUNITIES.BY
4 228 g z'a I'A'9•oc ?. 36 35 4`, IA o 49 >•rr_Z MAXIMIZING NORTH-SOUTH FACING BUILDINGS. (48 LOTS)
39 38 37 t \`,t ,. 48 r ' ` -- 7. THERE IS r LESS THAN A 5'.DIFFERENCE.BETWEEN THIS TRACT AND
ADJACENT PROPERTIES.
EASTrn ' 13 - Y I6 5,,3 SY3 'a�a•s a°'s ` t `�. 47 r �. ' / AUTUMN e. THERE ARE NO..EXISTING TREES WITHIN THIS PROPERTY.
La's -�°•z ? \ \ �.. . SAGE 9. OUTLOT A IS FOR COMMON AREA WALKWAYS.
227 > z _o. I a0'3�- adz '4's \ AYEN!£ OPEN SPACES..RELATED FACILITIES AND DRAINAGE PURPOSES.
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14 ` e. 10. MERE ARE NO EXISTING ABOVE GROUND
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40 ,•
11. ""A-INDICATES REUNOUISHMENT'OF DIRECT ACCESS RIGHTS,
228 ' 7.z - I n 12 &lU166-INDICATES RELINQUISHMENT OF VEHICULAR ACCESS RIGHTS.
4 .N_ o - I 13. ALL STREET SIDEYAR05 HAVE A 5'PDE_
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This page intentionally left blank.
CITY OF FRESNO
DEVELOPMENT AND RESOURCE MANAGEMENT DEPARTMENT
CONDITIONS OF APPROVAL
OCTOBER 3,2012
VESTING TENTATIVE TRACT MAP NO. 5963/UGM
Located Between North Friant Road and East Copper Avenue, within the Copper River
Ranch Planned Community
All vesting tentative maps are subject to the applicable provisions of the State Subdivision Map
Act, Fresno Municipal Code, City policies, and City of Fresno Standard Specifications. The
following specific conditions are applicable to this vesting tentative tract map.
NOTICE TO PROJECT APPLICANT
In accordance with the provisions of Government Code §66020(d)(1), the imposition of
fees, dedications, reservations or exactions for this project are subject to protest by the
project applicant at the time of approval or conditional approval of the development or
within 90 days after the date of the imposition of the fees, dedications, reservations or
exactions imposed on the development project.
URBAN GROWTH MANAGEMENT REQUIREMENTS (GENERAL)
The subdivider of property located within the UGM boundaries shall comply with all sewer, water
and street requirements and pay all applicable UGM fees imposed under the Urban Growth
Management process (with appropriate credit given for the installation of required UGM
improvements) in accordance with the requirements of State Law as related to tentative tract
maps.
GENERAL CONDITIONS
1. Upon conditional approval of Vesting Tentative Tract Map No. 5963/UGM, a Planned
Development dated September 13, 2012, the subdivider may prepare a Final Map in
accordance with the approved vesting tentative map and Conditional Use Permit No.
C-09-275 which establishes a planned development for the subject property.
2. Submit grading plans and a soils report to the City of Fresno Development and
Resource Management 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.
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
Conditions of Approval
Vesting Tentative Tract Map No. 5963/UGM
October 3, 2012
Page 2
engineered plans as necessary to construct the required public improvements and work
and applicable processing fees.
4. 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. 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.
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 applicable fees for, but not limited to, plan checks for
street improvements and other grading and construction; street trees, street signs, water
and sewer service, and inspections in accordance with the City of Fresno Master Fee
Schedule (City Resolution No. 79-606 and No. 80-420) and any amendments,
modifications, or additions thereto; and in accordance with the requirements of State law
as related to vesting tentative maps.
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 (FMC) and the State Subdivision Map Act. The subdivider shall
complete all the public improvements prior to the approval of the Final Map by the City.
If, at the time of Final Map approval, any public improvements have not been completed
and accepted in accordance with the standards of the City, the subdivider may elect to
enter into an agreement with the City to thereafter guarantee the completion of the
improvements.
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.
10. It shall be required that you file an amended Exhibit Seven titled "Land Use, Density and
Parcel Identification Matrix" for Conditional Use Permit Application No. C-04-153.
11. Vesting Tentative Tract Map No. 5963/UGM is subject to approval of related Conditional
Use Permit No. C-09-275.
12. Conditions of zoning were placed on the site in 2003 with approval of Rezone
Application No. R-01-14 (Copper River Ranch rezone). This application is subject to
compliance with the mitigation measures established by the certification of Final
Conditions of Approval
Vesting Tentative Tract Map No. 5963/UGM
October 3, 2012
Page 3
Environmental Impact Report No. 10126 (SCH No. 2000021003) prepared for Copper
River Ranch.
GENERAL INFORMATION
13. 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.
14. The long term maintenance of all the items listed below is the ultimate responsibility of
the owner/developer.
a) The property owner shall be responsible for providing for the maintenance of all
landscaping and hardscaping located within proposed Outlots associated with the
proposed project.
b) The property owner shall be responsible for providing for the maintenance of all
landscaping and hardscaping located in any entry median island or traffic medians
located within the project.
c) The property owner shall be responsible for providing for the maintenance of the
curbs and gutters, valley gutter, sidewalks, street lights and street signage within any
local public street rights-of-way associated with the project.
d) The property owner shall be responsible for providing for the maintenance of all
street trees within any local public street rights-of-way associated with the project.
15. Maintenance of the required landscape easements, streets, curbs and gutters,
sidewalks, medians, and street furniture may be the responsibility of the City's
Community Facilities District. Contact the Public Works Department, Engineering
Services Division, at 559-621-8695 for information regarding the City's Community
Facilities District. The property owners may petition the City for annexation to the City's
Community Facilities District prior to Final Map approval.
16. If the developer/subdivider elects to petition for annexation into the City's Community
Facilities District, the subdivider/owner shall be required to provide the City of Fresno,
Department of Public Works, with copies of signed acknowledgments from each
purchaser of a lot within the subdivision, attesting to the purchasers understanding that
the lot will have an annual maintenance assessment and that he/she is aware of the
estimated amount of the assessment. The subdivider/owner shall execute and record a
covenant on each lot providing notice that the subject property is subject to annual
payment of the Community Facilities District assessment.
17. Should the City Council not approve the annexation of any or all of the maintenance
items listed above, then the property owner/subdivider shall create a homeowners
association for the maintenance of these items and proposed private streets, utilities,
and walls/gates. The proposed Declaration of Covenants, Conditions, and Restrictions
(CC&Rs) and the proposed instruments for the homeowners association shall be
submitted to the Planning and Development Department for review two weeks prior to
Conditions of Approval
Vesting Tentative Tract Map No. 5963/UGM
October 3, 2012
Page 4
Final Map approval. Said documents shall be recorded with the Final Map or
alternatively submit recorded documents or documents for recording prior to final
acceptance of subdivision improvements. Said documents shall include assignment of
responsibility to the homeowners association for landscaping and other provisions as
stated in the Planning and Development Department Guidelines for preparation of
CC&Rs dated January 11, 1985.
18. Improvement plans for all required landscaping and irrigation systems to the Planning
and Development Department for review prior to Final Map approval.
Curbing
19. Modified (wedged) curbing is proposed is at the drive approaches for the proposed lots.
Modified curbing is only allowed in front of the driveway. Standard curbing is required
along the areas that are not in front of the driveway.
Pedestrian Access
20. Provide pedestrian access to the abutting tract to the east (Tract 5838), between Lots
28-29 and Lots 51-52. Depict the sidewalk on the site plan for C-09-275. A pedestrian
easement is required within Lots 51-52 to allow for the pedestrian access. Should
pedestrians cross over lots 28-29, a pedestrian easement will be required.
Walls/Fences/Landscape Easement
21. The subdivider/owner shall construct a 6 foot high solid wall along East Copper River
Drive, a designated collector street within the subdivision. Depict the wall (and height)
on Exhibit A-1 (site plan)dated September 13, 2012, for C-09-275.
22. Provide a corner cut-off area at all street intersections in accordance with Section
12-306-H-3-d of the Fresno Municipal Code. Corner cut-offs are established to provide
an unobstructed view for vehicular and pedestrian traffic approaching an intersection.
They are a triangular area formed by the property lines and a diagonal line adjoining
points on the property lines, measured a specific distance from the point of their
intersection. At the intersections of streets, this distance is 30 feet.
23. Provide a minimum 4.5' wide landscape easement along the street side yard of
proposed parcels 1, 33, 34, 39, 40, 46, 47 and 55. Depict the easement on the tract
map and site plan.
Lot Dimensions
24. Lot dimensions shall match those depicted on "Exhibit A," dated September 13, 2012, for
Vesting Tentative Tract Map No. 5963/UGM, excepting changes as required per the
conditions of approval.
Building Setbacks
25. Building setbacks shall be in accordance with exhibit "A-1" (site plan)for C-09-275 dated
September 13, 2012, except as follows:
Conditions of Approval
Vesting Tentative Tract Map No. 5963/UGM
October 3, 2012
Page 5
Front yard: The setback to the garage from property line must be between 5' and
8'. Should a greater setback be proposed, the setback to garage
must be a minimum of 18'. Front yard setbacks to living space shall
be a minimum of 7 feet.
Interior Side yard: Interior side yard setbacks shall be a minimum of three feet. The
easterly side yards for lots 28-29 and 51-52 shall be a minimum of 5
feet.
Street side yard: Street side yard setbacks shall be a minimum of 3 feet.
Rear yard: Rear yard setbacks shall be a minimum 6 feet.
INFORMATION
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.
27. Contact the United States Postal Service for the location and type of mailboxes to be
installed in this subdivision.
a) It is recommended that at least 6 months prior to the first occupancy, the Developer
shall contact the local United States Postal Service representative to complete a
Mode of Delivery Agreement for New Construction. The Mode of Delivery
Agreement must have a District approval signature to be valid. In addition to
completing the Agreement, the Developer shall provide a final map (with address
details) to the local USPS representative. The Developer shall, at their own
expense, procure, construct and install all mail receptacle facilities for each location
as specified and approved by the USPS.
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," 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. Conditional Use Permit Application No. C-09-275, filed to establish a 55-lot planned
development shall be approved prior to final map approval.
Conditions of Approval
Vesting Tentative Tract Map No. 59631UGM
October 3, 2012
Page 6
31. If archaeological and/or animal fossil material is encountered during project surveying,
grading, excavating, or construction, work shall stop immediately.
32. 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.
33. If animal fossils are uncovered, the Museum of Paleontology at the University of
California, Berkeley sha(I 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.
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.
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;
b) A request that the Engineer apportion the amount remaining unpaid on the
assessment in accordance with applicable law; and
c) Written consent of the owner(s) of each such lot, parcel, or interest to the requested
apportionment.
d) The application shall be filed prior to the approval of the Final Map(s) by the City and
shall be accompanied by a fee in an amount specified in the Master Fee Resolution
for each separate lot, parcel, or interest into which the original assessed lot, parcel or
interest is to be divided. The fee shall be in an amount sufficient to pay all costs of
the City and the Engineer of Work responsible for determining the initial assessment
in making the requested apportionment.
35. The subdivider shall comply with Regulation VIII of the San Joaquin Valley Air Pollution
Control District for the control of particulate matter and fugitive dust during construction
of this project.
Conditions of Approval
Vesting Tentative Tract Map No. 5963/UGM
October 3, 2012
Page 7
36. 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(see below-noted conditions).
STREET NAMES
37. Comply with the street name memorandum dated July 13, 2012.
PARK SERVICE
38. Comply with the memorandum from the Public Works Department dated July 30, 2012.
FIRE SERVICE
39. Comply with the memorandum from the Fire Department dated July 12, 2012.
SOLID WASTE SERVICE
40. Comply with the memorandum from the Solid Waste Division dated August 7, 2012.
STREETS AND RIGHTS-OF-WAY
41. The subdivider shall furnish to the City acceptable security to guarantee the construction
of the off-site street improvements in accordance with all applicable provisions of the
FMC and the State Subdivision Map Act.
42. The subdivider/owner shall make provisions for disabled persons in accordance with the
Department of Public Works standards and as required by State law. Handicap access
ramps are required to be constructed in sidewalks at all corners within the limits of the
tract. Where street furniture is located within the sidewalk area (fire hydrants,
streetlights, etc.), a minimum of 48 inches of unobstructed path shall be maintained to
satisfy the American Disabilities Act requirements. If necessary, dedicate a pedestrian
easement to accommodate for the four foot minimum unobstructed path requirement.
43. All of the required street improvements shall be constructed and/or installed in
accordance with the City of Fresno Standard Specifications (2002 Edition). The
following shall be submitted as a single package to the Public Works Department for
review and approval:
a. Signing and striping plans (per current California Department of Transportation
standards);
b. Street Construction Plans;
c. Landscape and irrigation plans (median island and street trees within all
parkways); and
44. The subdivider shall underground all existing off-site overhead utilities and proposed
utility systems in accordance with FMC Sections 12-1011 and Resolution No. 78-522,
88-229.
Conditions of Approval
Vesting Tentative Tract Map No. 5963/UGM
October 3, 2012
Page 8
45. The subdivider shall construct an underground street lighting system per Public Works
Standards within the limits of the tract. Spacing and design shall conform to Public
Works Standards. Height, type, spacing, etc., of standards and luminaries shall be in
accordance with Resolution No. 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 sha:li be dedicated to the City. Submit engineered construction
plans to the Public Works Department for approval.
46. All dead-end streets created by this subdivision shall be properly barricaded in
accordance with City standards within seven days from the time the streets are surfaced
or as directed by the City Engineer.
47. The developer shall comply with Rule 8060 of the San Joaquin Valley Air Pollution
Control District for the control of fugitive dust requirements from paved and unpaved
roads.
48. Comply with the memorandum from the Public Works Department dated September 28,
2012.
SANITARY SEWER SERVICE
49. Comply with the memorandum from the Public Utilities Department dated July 25, 2012.
WATER SERVICE
50. Comply with the Department of Public Utilities, Water Division memorandum dated July
25, 2012.
URBAN GROWTH MANAGEMENT REQUIREMENTS (GENERAL)
51. 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 tentative tract maps.
52. 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
53. The developer will be responsible for the acquisition of any necessary right-of-way to
construct any of the required improvements.
54. 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
Conditions of Approval
Vesting Tentative Tract Map No. 59631UGM
October 3, 2012
Page 9
be determined at the project design stage based on the existing conditions and detailed
design information.
55. 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.
56. 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.
57. The subdivider/owner 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
58. Comply with the memoranda from the Fresno Metropolitan Flood Control District both
dated August 3, 2012.
59. Any temporary ponding basins constructed or enlarged to provide service to the
subdivision shall be fenced in accordance with City standards with seven 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
60. Contact the San Joaquin Valley Air Pollution Control District at (559) 230-6000 for their
requirements.
CLOVIS UNIFIED SCHOOL DISTRICT
61. Pay all applicable Clovis Unified School District fees.
COUNTY OF FRESNO
62. Comply with the letter, from the County of Fresno, Department of Public Health, dated
July 31, 2012.
CALTRANS
63. Comply with the letter from Caltrans dated July 18, 2012.
Conditions of Approval
Vesting Tentative Tract Map No. 5963/UGM
October 3, 2012
Page 10
DEVELOPMENT FEES AND CHARGES
64. This project is subject to the following fees and charges:
SEWER CONNECTION CHARGES FEE RATE
a. Lateral Sewer Charge[1] $0.10/sq. ft. (to 100' depth)
b. Oversize Charge[1] $0.05/sq. ft. (to 100' depth)
c. Trunk Sewer Charge[2] N/A
Service Area: Herndon
d. Wastewater Facilities Charge[3] $2,119/living unit
e. Copper River Sewer Backbone System [4] $877/living unit
f. Copper Avenue Sewer Lift Station Charge[4] $650/living unit
g. House Branch Sewer Charge [2] 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 Charge [1] $6.50/lineal foot
j. Transmission Grid Main Charge [1] $643/gross acre (parcels 5 gross
acres or more)
k. Transmission Grid Main Bond Debt Service Charge [1] $243/gross acre (parcels 5 gross
acres or more)
I. UGM Water Supply Fee [2] $456/living unit
Service Area: 101s
I. Well Head Treatment Fee [2] $0/living unit
Service Area: 101
m. Recharge Fee [2] $0/living unit
Service Area: 101
Conditions of Approval
Vesting Tentative Tract Map No. 5963/UGM
October 3, 2012
Page 11
n. 1994 Bond Debt Service [1] $895/living unit
Service Area: 101
CITYWIDE DEVELOPMENT IMPACT FEES FEE RATE
o. Fire Facilities Impact Fee—Citywide [4] $539/living unit
p. Park Facility Impact Fee—Citywide [4] $2278/living unit
cl. Quimby Parkland Dedication Fee [2] $1120/living unit
r. Citywide Regional Street Impact Fee [3] $8,361/adj. acre
s. New Growth Area Major Street Fee [3] $18,790/adj. acre
t. Police Facilities Impact Fee— Citywide [4] $624/living unit
u. Traffic Signal Charge [1] $450.94/living unit
COPPER RIVER RANCH IMPACT FEES FEE RATE
v. CRR Major Roadway Infrastructure Facility Fee [4] $7,972/adj. acre
w. CRR Major Interior Collector Roadway Facility Fee [4] $29,676/adj. acre
x. CRR Clovis Mitigation Fee [2] $38.99/ADT [5]
z. CRR Friant Widening Mitigation Fee [2] $9.76/ADT [5]
On July 22, 2008, the Fresno County Board of Supervisors passed Ordinance No. 2008—023 requiring the payment
of County Public Impact Facilities Impact Fees. The effective date of this ordinance is September 20, 2008. Contact
the County of Fresno, Public Works and Planning Department to determine payment of this fee obligation.
Confirmation by the County of Fresno is required before the City of Fresno can issue building permits.
The Board of Directors of the Fresno County Regional Transportation Mitigation Fee Agency approved Resolution
No. 2009—01 requiring the payment of Regional Transportation Mitigation Fee. The effective date of this resolution
is January 1, 2010. Contact the Council of Fresno County Governments (FCOG) to determine this fee obligation.
Confirmation by the FCOG is required before the City of Fresno can issue building permits.
[1]Deferrable through Fee Deferral Covenant.
[2] Due at Final Map.
[3] Due at Building Permit.
[4]Due at Certificate of Occupancy.
[5]Determined by Public Works.
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CITY OF FRESNO
DEVELOPMENT AND RESOURCE MANAGEMENT DEPARTMENT
CONDITIONS OF APPROVAL
OCTOBER 3, 2012
CONDITIONAL USE PERMIT APPLICATION NO. C-09-275
"A PLANNED DEVELOPMENT"
PART A- PROJECT INFORMATION
1. Assessor's 579-074-76
Parcel No(s):
2. Job Address: Vesting Tentative Tract Map No. 5963/UGM
3. Street Location: Located between North Friant Road and East Copper Avenue, within
the Copper River Ranch Planned Community
4. Zoning R-1/UGM/cz (Single Family Residential/Urban Growth
Management/conditions of zoning)zone district
5. Planned Land Use: Medium Low Density Residential
6. Plan Areas: 2025 Fresno General Plan and Woodward Park Community Plan
7. Project Description: Conditional Use Permit Application C-09-275 proposes a planned
development,which includes modified property development standards,
including lot size, lot coverage and setback requirements, for Vesting
Tentative Tract Map No. 5963/UGM on approximately 7.91 acres.
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.
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.
Conditions of Approval
Conditional Use Permit Application No. C-09-275
October 3, 2012
Page 2 of 6
PART B - GENERAL CONDITIONS AND REQUIREMENTS
The Cityof Fresno Planning Commission,on October 3,2012,approved the special permit application
subject to the enclosed list of conditions and Exhibits A-1 and A-2 dated September 13, 2012, for
Conditional Use Permit Application No. C-09-275.
IMPORTANT: PLEASE READ CAREFULLY
Please note that this project may be subject to a variety of discretionary conditions of approval. These
include conditions based on adopted City plans and policies,those 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 neighborhood and environment.
Discretionary conditions of approval 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 prescriptive easements
or uses of the subject property; and,
3. Existing and proposed grade differentials between the subject property and adjoining property
zoned or planned for residential use.
Approval of this special permit may become null and void in the event that development is not
completed in accordance with all the conditions and requirements imposed on this special permit,the
Zoning Ordinance,and all Public Works Standards and Specifications. This special permit is granted,
and the conditions imposed, based upon the Operation Statement provided by the applicant. The
Operation Statement is material to the issuance of this special permit. Unless the conditions of
approval specifically require operation inconsistent with the Operation Statement, a new or revised
special permit is required if the operation of this establishment changes or becomes inconsistent with
the Operation Statement. Failure to operate in accordance with the conditions and requirements
imposed may result in revocation of the special permit or any other enforcement remedy available
under the law.
The Development and Resource Management Department shall not assume responsibility for any
deletions or omissions resulting from the special permit review process or for additions or alterations to
Conditions of Approval
Conditional Use Permit Application No. C-09-275
October 3, 2012
Page 3 of 6
construction plan not specifically submitted and reviewed and approved pursuant to this special permit
or subsequent amendments or revisions. (Include this note on the site plan.)
No uses of land, buildings, or structures other than those specifically approved pursuant to this site
plan shall be permitted. (Include this note on the site plan.)
Transfer all red line notes,etc.,shown on the original site plan exhibits(dated September 13,2012)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.
The exercise of rights granted by this special permit must be commenced by October 3, 2016 (four
years from the date of approval).
To complete the back-check process for building permit relative to planning and zoning issues,
submit four copies of this corrected, final' site plan, together with copies of the elevations,
landscape, and irrigation plans,and any required covenants and/or studies or analyses to the
Planning Division 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 the same in each of the sets of
construction plans submitted for plan check prior to issuance of building permits. The final approved
site plan must also include 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 contact Israel Trejo at(559)621-8044 or via e-mail at Israel.Trejo@fresno.gov to schedule
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.
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 relating to dedications,street improvements or off-street parking geometries may be directed
to Louise Gilio at (559) 621-8678 / Loulse.GilioAlfresno.goy of the City of Fresno Public Works
Department, Engineering Division, Traffic Section.
STREET ENCROACHMENT PERMITS, DEDICATIONS AND VACATIONS
a) Exhibit"A" is;required to include all street furniture, e.g.: public utility poles and boxes, guy
wires, signs, fire hydrants, bus stop benches, mail boxes, news stands, trash receptacles,
tree wells, etc., within the existing and proposed public rights-of-way.
Conditions of Approval
Conditional Use Permit Application No. C-09-275
October 3, 2012
Page 4of6
b) Deed documents for the required property dedications shall be prepared by the applicant's
engineer and submitted to the Public Works Department, Engineering Division, Special
Districts/Projects and Right-of-Way Section with verification of ownership prior to issuance
of building permits. Deed documents must conform to the format specified by the City.
Document format specifications may be obtained from the Public Works Department,
Engineering Division, Special Districts/Projects and Right-of-Way Section, or by calling
(559)621-8694.
c) ENCROACHMENT PERMITS. The construction of any overhead, surface or sub-surface
private structures and appurtenances extending within the public rights-of-way is prohibited
unless an encroachment permit is approved by the City of Fresno Public Works
Department, Engineering Division, Special Districts/Projects and Right of Way Section,
(559) 621-8693. Encroachment permits must be approved prior to issuance of building
permits.
STREET IMPROVEMENTS
a) All public improvements shall be constructed in accordance with the Standard
Specifications and Standard Drawings of the City of Fresno, Public Works Department or
street construction plans required and approved by the City Engineer. The performance of
any work within the public street rights-of-way(including pedestrian,water and sewer utility
easements) requires a Street Work Permit issued by the Public Works Department,
Engineering Services Division at (559) 621-8693, prior to commencement of the work.
Contact the Public Works Department, Engineering Services Section at(559)621-8686 for
detailed information. All required street improvements must be completed and accepted by
the City prior to occupancy.
b) Repair damaged and/or off grade off-site concrete improvements as determined by the
Public Works Department, Construction Management Division (559)621-5500.
c) Install streetlights along all street frontages in accordance with City standards. Plans must
be prepared by a registered Civil Engineer and must be approved by the Public Works
Department Engineering Division prior to installation.
d) Submit the following as a single package to the Public Works Department Engineering
Division, Plan Check and GIS Mapping Section, (559)621-8682, for review and approval,
rior to issuance of building and street work permits: Street Improvement Plans, Signing
and Striping Plans, Street Lighting Plans and Landscape and Irrigation Plans.
3. SURVEY MONUMENTS AND PARCEL CONFIGURATION
a) All survey monuments within the area of construction shall be preserved and if disturbed,
shall be reset by a person licensed to practice Land Surveying in the State of California.
Conditions of Approval
Conditional Use Permit Application No. C-09-275
October 3, 2012
Page 5 of 6
PART D - PLANNINGIZONING REQUIREMENTS
1) PLANNING
a) Development is subject to the following plans and policies:
i) 2025 Fresno General Plan
ii) Woodward Park Community Plan
iii) Planned Development(Section 12-306-N-21 of the FMC)
iv) Medium Low density residential planned land uses
2) ZONING
-a) Development is proposed in accordance with the R-1/UGM/cz (Single-Family Residential
District/Urban Growth Management/conditions of zoning)zone district. Approval of Conditional
Use Permit Application No. C-09-275 is contingent upon approval of Vesting Tentative Tract
Map No. 5963/UGM.
b) Conditions of Zoning were placed on the project site in 2003 with approval of Rezone
Application No. R-01-14 (Copper River Ranch rezone). This application is subject to
compliance with the mitigation measures established by the certification of Final Environmental
impact Report No. 10126 (SCH No. 2000021003) prepared for Copper River Ranch.
c) It shall be required that you file an amended Exhibit Seven titled"Land Use, Density and Parcel
Identification Matrix' for Conditional Use Permit Application No. C-04-153.
3) BUILDING HEIGHT
a) The height of the proposed structures shall meet the requirements of Section 12-211.5-D of the
FMC.
4) LOT COVERAGE
a) Maximum lot coverage shall not exceed 60 percent of the total lot area.
5) BUILDING SETBACKS OPEN SPACES AND LANDSCAPING
a) Building setbacks shall be in accordance with Exhibits A-1 and A-2 dated September 13,2012,
and as follows:
Front yard: The setback to the garage from property line must be between 5' and 8'.
Should a greater setback be proposed, the setback to garage must be a
minimum of 18'. Front yard setbacks to living space shall be a minimum of
7 feet.
Interior Side yard: Interior side yard setbacks shall be a minimum of three feet. The easterly
side yards for lots 28-29 and 51-52 shall be a minimum of 5 feet.
Street side yard: Side yard setbacks shall be a minimum of 3 feet.
Conditions of Approval
Conditional Use Permit Application No. C-09-275
October 3, 2012
Page 6 of 6
Rear yard: Rear yard setbacks shall be a minimum 6 feet.
b) On-site trees are required as follows: Section 12-306-N-24-G-3 of the FMC requires one
medium sized tree(30-60 feet at maturity)for each parking space, plus one medium sized tree
for each residential unit. Two small size trees (15-30 feet at maturity) may be substituted for
one medium size tree.
c) Depict the landscaping within the required landscape easements along proposed parcels 1,33,
34, 39, 40, 46, 47 and 55, on the site plan (Exhibit A-1).
d) Depict the improvements to be installed within Outlot A on the site plan (Exhibit A-1).
6) FENCES, HEDGES, WALLS
a) Construct a 6 foot high solid wall along East Copper River Drive, a designated collector street
within the subdivision. Depict the wall (and height)on Exhibit A-1 dated September 13, 2012.
b) Provide a corner cut-off area at all street intersections in accordance with Section 12-306-H-3-d
of the Fresno Municipal Code. Corner cut-offs are established to provide an unobstructed view
for vehicular and pedestrian traffic approaching an intersection. They are a triangular area
formed by the property lines and a diagonal line adjoining points on the property lines,
measured a specific distance from the point of their intersection. At the intersections of streets,
this distance is 30 feet.
7) PEDESTRIAN ACCESS
a) Pedestrian access is required to the abutting tract to the east(Tract 5838), between Lots 28-29
and Lots 51-52. Depict the sidewalk on the site plan (Exhibit A-1).
PART E - CITY AND OTHER SERVICES
a) Comply with the Conditions of Approval for Vesting Tentative Tract Map No. 5963/UGM dated
October 3, 2012.
Street Name Review
TM-5963 07/13/12
Street Name Status Required Change
East"A"Avenue Chane East Green Sage Avenue
East"B"Avenue Change East Autumn Sage Avenue
East Coppe. River Drive Good
North "C'Avenue Chane (provide a new name)
North "D"Avenue Change North Balmoral Avenue
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DEPARTMENT OF PUBLIC WORKS
TO: Israel Trejo, Planner III
Planning Division
FROM: Hilary Kimber, Parks Supervisor II (559.621.1345)
Streets Division
DATE: January 26, 2010 REVISED July 30, 2012
SUBJECT: Tract 5963 (APN: 579-074-14S & 15S) (C-09-275) located on the north side of E.
Copper River Drive between North Cedar and North Maple Avenues. The Department of Public
Works has reviewed the Tentative Subdivision Map as proposed by Gary Gianetta, Civil
Engineering & Land Surveying, on plans dated June 21, 2012. The Department of Public Works
offers the following comments regarding landscaping and irrigation within the street rights-of-ways:
GENERAL REQUIREMENTS
STREET TREE REQUIREMENTS
1. The subdivider is required to provide street trees on all public street frontages per Fresno
Municipal Code and for the dedication of planting and buffer landscaping easements as
determined by the Planning Department. Street trees shall be planted at the minimum
rate of one tree for each 60' of street frontage or one tree per home (whichever is greater)
by the Developer. Tree planting shall be within a 10' Public Planting and Utility Easement.
The subdivider is required to provide irrigation for all street trees. The irrigation system
shall comply with FMC 12-306-23, Water Efficient Landscape Standards and AB 1881.
2. Landscaping and Irrigation Installed by the Developer
a. Street tree inspection fees shall be collected for each 60' of public street frontage or one
tree per lot whichever is greater.
b. Street trees shall be planted in accordance with the City of Fresno, Department of Public
Works"Standard Specifications."
c. Landscape plans for all public use areas, such as parkways, buffers, medians and trails
shall be reviewed and approved by the Department of Public Works. A street tree planting
permit shall be required for all residential street tree plantings.
d. Performance and payment securities, paid with final map, will be released when all
landscaping installed on public and/or city controlled property is in conformance with
Sections 25 &26 of the Drawings and Specifications for the City of Fresno.
e. Upon acceptance of the required work,warranty security shall be furnished to or retained
by the city for guaranty and warranty of the work for a period of ninety days following
acceptance.
BUFFER LANDSCAPING & MAINTENANCE REQUIREMENTS
1. The subdivider shall provide long term maintenance for all proposed landscaped
areas by either petitioning for annexation in the Community Facilities District or by forming
a Home Owner's Association.
2. Maintenance Service through Annexation into a Community Facilities District.
Landscape and Irrigation plans are required and shall be submitted to the Department of
Public Works for review and approval prior to a Council approval of the final map. Plans
shall be numbered to conform to and be included in the Department of Public Works street
construction plan set for the final map. Fees are applicable when the subdivider elects to
have landscaping maintained by annexing into the City's Community Facilities District.
A. Landscaping shall comply with Landscape Buffer Development Standards approved by
the City Council on October 2, 1990. Landscape and irrigation plans shall comply with
Sections 12-306-23 & 24 and 14-121 of the Fresno Municipal Code regarding Water
Efficient Landscaping and Buffer landscaping and the State's Water Requirements in
AB 1881.
B. Should the proposed landscape buffers and/or parkway strips be located next to an
existing buffer and/or parkway strip, the planting concept shall simulate the adjacent
landscape design to present a more uniform appearance on the street. Variances in the
landscape concept will be acceptable, but the design of the new landscape buffer and/or
parkway strip shall strive to mimic the existing as much as possible.
C. Landscape plans shall indicate grades on a cross-section detail to include fencing or
wall details. All fencing shall be placed outside the landscape easement. Maximum
slopes shall not exceed 4:1 with 1 foot of level ground between the slope and the back of
the side walk and/or face of fence. Erosion control measures shall be implemented on all
slopes of 4:1, including the use of synthetic erosion control netting in combination with
ground cover species approved by the Department of Public Works/Engineering Services
Division.
D. The water meter(s) serving the buffer landscaping shall be sized for the anticipated
service flows.
E. No private flags,signs or identification of any kind shall be permitted in the right-of-way,
within the City-controlled easement or on the fence or wall facing the street.
F. Landscaping in the right-of-way and landscape setback adjacent to water well sites
shall be the responsibility of the City of Fresno Water Division and may not be included in
the CFD.
MEDIAN ISLAND LANDSCAPE REQUIREMENTS
1. When median islands front onto the proposed development project, applicants shall submit
Plans to the Public Works/Traffic Engineering Services showing the location and
configuration of all median islands fronting the proposed project.
2. The Public Works Department will review and evaluate existing median island(s) for a
determination of all required improvements prior to approval of Final Map.
3. Landscape and irrigation is required on all new construction of median islands and shall be
applied in accordance with the City of Fresno, Public Works Department Standards &
Specifications and FMC sections 12-306-24 and 12-306-23. The Public Works
Department requires all proposed median islands to be constructed with 12" wide colored
concrete strips as per Concrete Construction Detail P-9.
4. Trees shall not be planted in sections which are less than eight (8) feet wide unless
approved by the Public Works Department. Sections less than eight(8)feet wide shall be
capped with concrete as an integral part of the offsite improvements, whether or not the
median is landscaped.
5. Medium and large trees shall not be planted in the adjacent median islands on E. Copper
River Dr. This project has an existing 18" sewer line which runs through parts of each
median island. Small trees fifteen feet(16) or under are acceptable.
OUTLOTS
1. The Department of Public Works will not be responsible for the maintenance of any outlots
if they are not included into a Community Facilities District(CFD). If the outlots are to be
included into the CFD, the Department of Public Works will require landscape and irrigation
plans to be submitted with the landscape buffer plans prior to inclusion into the CFD.
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i
LN
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FIRE DEPARTMENT
Date: July 12, 2012
To: ISREAL TREJO, Planner I1
Planning and Development Department
From: RICHARD FULTZ, Senior Fire Prevention Inspector
Fire Department, Fire Prevention&Investigative Services
Subject: T-5963-UGM & C-09-275 were filed by Gary Giannetta, on behalf of Darius Assemi
of Copper River Development, Inc., and pertain to 7.91 acres of property located within
the Copper River Ranch Planned Community, 1648 East Copper Avenue, APN 579-
074-76S. T-5963-UGM proposes to subdivide the subject property into a 55-lot single
family residential planned development with 1 outlot. The map is submitted as a new
version of the previously submitted tentative map for the subject property. C-09-275
proposes a planned development with reduced setbacks and public streets with an
alternative street width and wedged curbs. The property is zoned R-1-UGM-cz, Single
Family Residential-Urban Growth Management-conditions of zoning.
Hydrants
Public streets hydrant(s) must be installed. Coordinate street hydrant locations with Public
Works.
Fire hydrants shall be installed, tested, approved, and all surface access roads shall be installed
and made serviceable prior to and during the time of construction. The hydrant 4 1/2" outlet shall
face the access lane.
Emergency Access Only Roadways
Emergency accesses are required to be dedicated fire protection easements.
Road surface shall be of an all weather construction.
Gates, posts or other barriers suitable to the Fire Department are required to be installed at the
entrance to an "emergency access only" roadway.
The entrance to all emergency accesses shall be posted with permanent signs: "FIRE ACCESS
(6" LETTERS) vehicles removed at owner's expense (2" letters) FRESNO POLICE
DEPARTMENT 621-2300 (1" letters).
All gates on the "emergency access roadway" shall be fitted with a Police/Fire bypass lock
(BEST LOCKS: Padlock 21B700 series or Cylinder lock 1 W7132). Gates/fences shall not
obstruct the minimum width required for fire lanes.
r
City of
FING.W.
DEPARTMENT OF PUBLIC UTILITIES
August 7, 2012
TO: Israel Trejo, Planner III
Development Department, Planning Division
THROUGH: Jerry Schuber, Solid Waste Manager
Department of Public Utilities, Solid Waste Division
FROM: Chris Weibert, Management Analyst II
Department of Public Utilities,Administration
SUBJECT: TT 59631UGM & C-09-275, Solid Waste Conditions of Approval
Location: North side of East Copper River Drive between North Cedar and North Maple
Avenues (APN 579-074-14, 15)
The Department of Public Utilities, Solid Waste Division has completed a review of the Vesting
Tentative Tract Map 5963/UGM & C-09-275 that was submitted by Gary G. Giannetta Civil
Engineering & Land Surveying, on behalf of Darius Assemi of Copper River Development, Inc. The
following requirements and conditions are to be placed on this vesting tentative tract map and
conditional use permit as a condition of approval by the Department of Public Utilities.
General Requirements:
Tract 5963 will be serviced as Single Family Residential properties with Basic Container
Service. Property owners will receive 3 containers to be used as follows: 1 Gray container for
solid waste, 1 Green container for green waste and 1 Blue container for recyclable material.
The owners, lessees or other tenants of the residential dwellings on service day, before 5:30 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, nor be placed within any traffic circle, in accordance with
the City of Fresno's Solid Waste Management Division Standards.
• Per Municipal Code, Section 6-205 Solid Waste, Recycling and Green Waste Disposal
Regulations, Section (c)(I 1). No solid waste container nor residential rubbish shall be allowed.to
remain at the curbline after 5:00 p.m. on the collection day.
• Per Municipal Code, Section 6-205 Solid Waste, Recycling and Green Waste Disposal
Regulations, Section (c)(10). 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
container is screened from view from the street in accordance with that article of the Code.
Special Conditions:
Maintain 18' of clearance at entrance/exit.
Covenant Requirements:
There shall be no parking allowed 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 5:30 a.m.:
• Lots L .10 97 onrl T) Z.*71 2$, 2`1 4?o
• Lots 28�29, "n, ���eitd k°I,sot rf 15 3
Those lots that are part of a dead-end drive shall place their containers at another location by 5:30 a.m.
on the solid waste service day:
_.._7 Of.. .].7...„1,„11 PIR-l.-e-+l+eir nnn+nin Prs nn +hP westt side of T 41
Conditions of Approval TF5963&C-09-275_Revised.doex
City of
F000110h� W
RESDATE: September 28, 2012 revision
TO: Israel Trejo
Development and Resource Management Department
THROUGH: M. Scott Tyler, PE, City Traffic Engineer
Public Works Department, Traffic & Engineering Services Division
FROM: Louise Gilio, Traffic Planning Supervisor
Public Works Department, Traffic & Engineering Services Division
SUBJECT: Public Works Conditions of Approval
TT 5963/C-09-275, (Copper River between Cedar and Maple)
Granville Homes /Gary G. Giannetta
The Public Works Department, Traffic and Engineering Services Division, has completed its review and
the following requirements are to be placed on this tentative map as a condition of approval by the Public
Works Department.
Provide the fottowino,inform tion o t -map'airy#1 Or Co i t th fOROWi1g R1190nal
map.
1. Revise the proposed layout to meet current Public Works Standards. See Exhibit A.
2, Provide additional cross sections for all streets that are not in the Public Works Standards. (57'
rtw).
3. Add note: No parking allowed in driveways that measure less than 18'from garage to back
of walk.
General Conditions:
1... Curb Ramos: Provide curb ramps at all corners within the limits of this subdivision.
2: Overhead Utilities: 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.
3. Intelligent Transportation Systems ff$): Street work on major streets shall be designed to include
ITS in accordance with the Public Works ITS Specifications,where not existing.
4. Entrances: (local street/major street intersections) Dedicate a minimum of 60' of street right of
way and construct concrete medians to Public Works Standard P-86. A 52' transition is required
from the proposed 60' right of way entrances to the 50' right of way streets. No parking is
allowed within the limits of the proposed,median.
5. Design local streets with a minimum of 250' radius.
6. Local,street;lengths exceeding 800' and four way intersections require traffic calming measures.
Construct permanent traffic circles per Public Works Standards P-83, P-84 and/or P-85.
Identify and provide cross sections on the map. No parking is allowed adjacent to the circles.
Page 1 of 3
TATraffic Planning\TRACT MAPS\5900\T-5963 COPPER RIVER btwn Cedar&Maple\T-5963_C-09-275 REVISION 9-28-12 COPPER RIVER
btwn Cedar&Maple.doc
7. Dead-end Streets: Any temporary dead-end streets created by this subdivision shall be properly
barricaded in accordance with the Public Works Standard P-100.
8. Outlots: If the subdivider seeks to dedicate to the City, in fee, an outlot for open space purposes,
subdivider shall prove to the City that the outlot is free of toxic or hazardous materials pursuant to
the requirements of City Administrative Order 8-1, including, but not limited to, performing a
Phase I Soils Investigation. The soils Investigation report shall be submitted to the Public Works
Department for review and approval. The subdivider must obtain Public Works approval of the
soils investigation report and complete any mitigation work identified by the soils investigation
prior to subdivider's submittal of the Final Map to the Development Department. Any and all costs
associated of the soils investigation and any required mitigation work shall be performed at the
sole expense of the subdivider.
9. Plan Submittal: Submit the following plans, as applicable, in a single package, to the Development
and Resource Management Department for review and approval Street: construction, signing,
striping, traffic signal and streetlight and Trail: construction, grading, lighting, striping, signing,
landscape and irrigation.
10. Street widenin and transitions shall also include utilitij relocations and necessa dedications.
Frontage Improvement Requirements:
Major Streets:
Copper River Drive: Collector
1. Where missing, construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The
curb shall be constructed to a 16' residential pattern. Construct a 6 'h ' residential sidewalk per
Public Works Standards.
2. Where missing, 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
£-8 for Collector Streets.
3. Relinquish direct vehicular access rights to Copper River Drive from all lots within this subdivision.
4. Provide pedestrian easements to allow for the 4' clear walk where street lights and fire hydrants
are located. Identify on map and site plan.
Interior Streets:
1. Dedicate, design and construct all curb, gutter, sidewalk, (both sides), permanent paving, cul-de-
sacs, easements and undergroundstreet lighting systems on all interior local streets to Public
Works Standard P-56.
2. Provide pedestrian easements to allow for the 4' clear walk where street lights and fire hydrants
are located. Identify on map and site plan.
Specific Mina#ion Requirements: This tract will generate 41 a.m. /55 p.m. peak hour trips. A Traffic
Impact Study was previously submitted for the tentative map. Comply with all requirements previously
set.
1. Relinquish direct vehicular access rights to
a. the east property line of lot 351.
b. the west property line of lot 34 55.
2. The intersection of Copper River Drive and North "D" Avenues shall be designed with a full
medan opening to allow for left turns-in and left turns-out.
Page 2 of 3
TATraffic Planning\TRACT MAPS\5900\T-5963 COPPER RIVER btwn Cedar&Maple\T-5963_C-09-275 REVISION 9-28-12 COPPER RIVER
btwn Cedar&Maple.doc
2 and 42 P8F the
,
MBUI)FA I&=40101.
b. =D"Avenue i 67,65'. . Provide cross section
slen on map.
5. Revise the entry dimension from 77 'to 76'.
6. The first order of work shall include a minimum of two points of vehicular access to the major
streets for any phase of this development.
8. Redesign the cul.-de-sac adjacent to lot 20 OAd21 28 and 29 to meet ADA requirements.
9. Dedicate Outlot A in fee to the City of Fresno or as a landscape easement for CFD
maintenance purposes.
Landscape and Feature Maintenance:
1. The long term maintenance and operating costs of all the items, within the boundary of the subdivision
and remainders, listed below shall be the ultimate responsibility of the owner/developer.
a. Landscaping and Irrigation systems within the street right-of-ways, landscape easements,
outlots and trail areas whichincludes one half of median islands (in Major Streets), parkways,
buffers, trails, median island entry treatments, street trees, paseos and open spaces. All
outlots used for open'spaces shall be dedicated to the City of Fresno in fee.
b. Feature Improvements:
• Major Streets: median islands, sidewalk, decorative concrete, curb, gutter, street
furniture, street lights, hardscapes and special features within trails and outlots.
• Local Streets:paving, median islands, sidewalk, decorative concrete, curb, gutter,
valley gutter, street lights, street signs, street furniture, pilasters;hardscapes and
special features within trails and outlots
• Optional Features: Items not listed above shall be submitted in writing to the
Public Works Department for review and approval.
2. The developer/owner shall do one or both of the following:
a. Place the above items into a Community Facilities District(CFD) -An Annexation Request
Package shall be submitted to the Public Works Department to be reviewed for acceptance.
Any special features requested require Public Works Department approval prior to
acceptance. If you have any questions contact Traffic and Engineering Services Division at
(559)621-8690.
—AND/OR-
b. If the Council or property owner/developer chooses not to include all of the items or certain
items listed in a CFD;the property owner/developer shall be responsible for providing a
mechanism approved by the City of Fresno for the maintenance of such items. Contact the
Development and Resource Management Department at (559)621-8277.
Development Fees:This project shall pay all applicable development fees as a condition of this map.
Page 3 of 3
T:1Traffic Planning\TRACT MAPS\5900\T-5963 COPPER RIVER btwn Cedar&Maple\T-5963_C-09-275 REVISION 9-28-12 COPPER RIVER
btwn Cedar&Maple.doc
This Page Left Intentionally Blank
City of � coHsy�r
DEPARTMENT OF PUBLIC UTILITIES
Date: July 25,2012
Providing Life's Essential Services
To: ISRAEL TREJO, Planner III
Planning and Development
From: DOUG HECKER, Supervising Engineering Technician
Department of Public Utilities,Planning and Engineering Division
SubJect: SEWER REQUIREMENTS FOR REVISED TENTATIVE TRACT 5963/UGM
AND C-09-275
General
T-5963-UGM&C-09-275 were filed by Gary Giannetta,on.behalf of Darius Assemi of Copper River
Development,Inc.,and pertain to 7.91 acres of property located within the Copper River Ranch
Planned Community, 1648 East Copper Avenue,APN 579-074-76S. T-5963-UGM proposes to
subdivide the subject property into a 55-lot single family residential planned development with 1
outlot. The map is submitted as a new version of the previously submitted tentative map for the subject
property. C-09-275 proposes a planned development with reduced setbacks and public streets with an,
alternative street width and wedged curbs.The property is zoned R-1-UGM-cz, Single Family
Residential-Urban Growth Management-conditions of zoning.
Sanitary Sewer Requirements
The nearest sanitary sewer mains to serve the proposed project are a 18-inch main located in East
Copper River Avenue and a 10-inch sewer main located in North"D" Avenue. The following sewer
improvements shall be required prior to providing City sewer service to the project:
1. All sanitary sewer mains shall be extended within the proposed tract to provide service to each
lot.
2. Separate sewer house branches are required for each new lot created.
3. Retain the existing 56-foot public utility easement located in North"D"Avenue.
4. All sewer main easements shall be clear and unobstructed by buildings or other structures. No
fencing or wall shall either enclose or be located above the sewer main. The planting plan,for
any proposed landscape within the easement, shall be approved by the Department of Public
Utilities. No trees shall be located within 8-feet of the sewer main.
S. Engineered improvement plans prepared by a Registered Civil Engineer shall be submitted for
Department of Public Utilities review and approvals for proposed additions to the City Sewer
System.
ti. All public sanitary sewer facilities shall be constructed in accordance with City Standards,
specifications,and policies.
Sanitary Sewer Fees
The following Sewer Connection Charges are due and shall be paid for the Project:
1. Lateral Sewer Charge
I Sewer Oversize Charge
3. Sewer Facility Charge (Residential)
4. Trunk Sewer Charge: C.R.R.—Sewer Backbone system facility fee
`.i. Trunk Sewer Charge: Herndon
ti. Copper Avenue sewer lift-station service fee
Oty of
& /ay
CO27SF
ICC%eilimikI--\,ii�
C
DEPARTMENT OF PUBLIC UTILITIES—WATER DIVISION DP
m
P
DATE: July 25, 2012
Providing Life's Essential Services
TO: ISRAEL TREJO, Planner III
Development and Resource Management Department—Current Planning Division
THROUGH: MICHAEL CARBAJAL, Chief Engineering Technician Q.
Department of Public Utilities,Water Division
FROM: ROBERT A. DIAZ, Senior Engineering Technician- 4,
Department of Public Utilities—Water Division
SUBJECT: WATER REQUIREMENTS FOR TENTATIVE TRACT NO. 5963 AND C-09-275
General
T-5963-UGM & C-09-275 were filed by Gary Giannetta, on behalf of Darius Assemi of Copper River
Development, Inc., and pertain to 7.91 acres of property located within the Copper River Ranch
Planned Community, 1648 EastCopper Avenue, APN 579-074-76S. T-5963-UGM proposes to
subdivide the subject property into a 554ot single family residential planned development with 1 outlot.
Thea map is submitted as a new version of tate previously submitted tentative map for the subject
property. C-09-275 proposes a planned development with reduced setbacks and public streets with
an alternative street width and wedged curbs. The property is zoned R-1-UGM-cz, Single Family
Residential-Urban Growth Management-conditions of zoning.
Water Service
The:nearest water main to serve the proposed project is a 14-inch main located in East Copper River
AVe:nue. .The following conditions are required to provide water service to the tract.
1. Water mains (including installation of City fire hydrants)shall be extended within the proposed
tract to provide service to each lot.
2. Construct a water supply well(s) on a site(s) dedicated to the Clty of Fresno. The well(s) shall
be capable of producing a total of 500 gallons per minute. Well sites shall be of a size and at
a location acceptable to the Assistant Director of Public Utilities.
3. Water well construction shall include wellhead treatment facilities, if required.
4. No occupancies will be permitted prior to the satisfaction of the water supply requirement.
5. Separate water services with meters 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
Y A Nationally Accredited Public Utility Agency
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. Seal and abandon existing on-site well(s) in compliance with the State of California Well
Standards, Bulletin 74-90 or current revisions issued by California Department of Water
Resources and City of Fresno standards.
8. All proposed water main easements shall be clear and unobstructed by buildings or other
structures. No fencing or wall shall either enclose or be located above the water main. The
planting plan for any proposed landscape within the easement shall be approved by the
Department of Public Utilities. No trees shall be located within 8 feet of the water main. All
water mains within an easement shall be clearly marked with signage above indicating the
exact location and type of facility below.
9. The developer shall provide a detailed water usage analysis identifying water fixture,
landscape, and laundry efficiencies to document water conservation design characteristics,
subject to approval by the Director of Public Utilities.
10.The development shall incorporate water use efficiency for landscaping including the use of
artificial turf and native plant materials, reducing turf areas, and discouraging the development
of artificial lakes, fountains and ponds unless only untreated surface water or recycled water
supplies are used for these decorative and recreational water features as appropriate and
sanitary.
11. Engineered improvement plans prepared by a Registered Civil Engineer shall be submitted for
Department of Public Utilities review and approvals for proposed addition and/or modification
to the City Sewer System. Depict neighboring parcels and proposed plans for their continued
service.
12.All Public water facilities shall be constructed in accordance with The Department of Public
Works standards, specifications, and policies.
Wager Fees
The following Water Connection Charges are due and shall be paid for the Project:
1. Wet-tie(s),water service(s)and/or meter(s)installation(s).
i
FRESNO METROPOLITAN,,k 0015- LDISTRICT File No.210.45
NOTICE'OF REQUIR};MEN TS
Pago 1 of 4,
PUBLIC AGENCY DEVELOPER
ISRAEL TREJO DA�tII�IS 4SVII,COPPER RIVER
DEVELOPMENT SERVICESIPLANNING nEVEb'MENI S INC.
CITY OF FRESNO 1396 iK.IETLNbON AVE.,SUITE 101
2600 FRESNO STREET,THIRD FLOOD FRESNO,CA 93711
FRESNO,CA 93721-3604
PROJECT NO: 5963REVMilli
ADDRESS: 1648 E.COPPER AVE.
APN: 579-074-76S SENT:
Drainage Area(s) Preliminary Fee(s)
DE $60,622.00
TOTAL FEE:$60,622.00 (See Exhibit 2,#5)
i
1
The proposed development will generate storm runoff which produces potentially significant environmental impacts and which
must be properly discharged and mitigated pursuant to the California Environmental Quality Act and the National Environmental
Policy Act.The District in cooperation with the City and County has developed and adopted the Storm Drainage and Flood
Control Master Plan.Compliance with and implementation of this Master Plan by this development project will satisfy the
drainage related CEQAINEPA 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.
Fees may be calculated based on the actual percentage of runoff if different than that typical for the zone district under
b.) which the development is being undertaken and if permanent provisions are made to assure that the site remains in that
configuration.
c.) Master Plan storm drainage facilities may be constructed,or required to be constructed in lieu of paying fees.
d) The actual cost incurred in constructing Master Plan drainage system facilities is credited against the drainage fee
obligation.
When the actual costs incurred in constructing Master Plan facilities exceeds the drainage fee obligation,
e') reimbursement will be made for the excess costs from future fees collected by the District from other development.
Any request for a drainage fee refund requires the entitlement cancellation and a written request addressed to the
f.) General Manager of the District within 60 days from payment of the fee.A non refundable$300 Administration fee or
5%of the refund whichever is less will be retained without fee credit.
5469 E.OLIVE-FRESNO,CA 93727-(559)456-3292-FAX(559)456-3194
FRESNO METROPOLITAN FILO + ONTitOL DISTRICT
Page 2 ctf
Approval of this development shall be conditioned upon complianti wt}If mese District Requirements.
1. a. Drainage from the site shall BE DIRECTED TO
X b. Grading and drainage patterns shall be as identified on Exhibit No. I
The grading and drainage patterns shown on the site plan conform to the adopted Storm Drainage and
C. Flood Control Master Plan.
2. The proposed development shalt construct and/or dedicate Storni Drainage and Flood Control Master Plan facilities
t located within the development or necessitated by any off-site improvements required by the approving agency:
Developer shall construct facilities as shown on Exhibit No. l as "MASTER PLAN FACILITIES TO BE
X CONSTRUCTED BY DEVELOPER".
iNone required.
1
M4l 3. The following final improvement plans shall be submitted to the District for review prior to final
development approval:
X Grading Plan
X Street Plan
X Storm Drain Plan
X Water&Sewer Plan
X Final Map
Other
None Required
4. Availability of drainage facilities:
a Permanent drainage service is available provided the developer can verify to the satisfaction of the City
that runoff can be safely conveyed to the Master Plan in
X b. The construction of facilities required by Paragraph No.2 hereof will provide permanent drainage service.
Permanent drainage service will not be available. The District recommends temporary facilities until
C. permanent service is available.TEMPORARY SERVICE IS AVAILABLE THROUGH
d. See Exhibit No.2.
5. The proposed development:
Appears to be located within a 100 year flood prone area as designated on the latest Flood Insurance Rate
Maps available to the District,necessitating appropriate floodplain management action.(See attached
Floodplain Policy.)
X Does not appear to be located within a flood prone area.
The subject site contains a portion of a canal or pipeline that is used to manage recharge,storm water,
6. and/or flood flows.The existing capacity must be preserved as part of site development.Additionally,site
development may not interfere with the ability to operate and maintain the canal or pipeline.
5469 E.OLIVE-FRESNO,CA 93727-(559)456-3292-FAX(559)456-3194
FRESNO METROPOLITAN,F- A Ct3IV TTtUL DISTRICT
N6 'TCE{)F R SEI TS
Page 3 oto,
7. The Federal Clean Water Act and the StateGenera]lsernts flit SQtrt Water Discharges Associated with
Construction and Industrial Activities(State General Perm) u} developers of construction,projects disturbing
one or more acres,and discharges associated tvt#h ltd to 1�ac�it}� tet se eXeii)pt front National Pollutant
Discharge Elimination System(NPDES)permttuog�to un lem'tnt controls to reduce pollutants,prohibit the
discharge of waters other than storm water to the mtlttietpa'storttt dram system,and meet water quality standards.
These requirements apply both to pollutants generated durtrig constltction,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,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. ■
c. The proposed development is encouraged to select and implement storm water quality controls
recommended in the Fresno-Clovis Storm Water Quality Management Construction and Post-Construction
Guidelines(available at the District Office)to meet the requirements of the State General Permits,
eliminate the potential for non-storm water to enter the municipal storm drain system,and where possible
minimize contact with materials which may contaminate storm water runoff.
8. A requirement of the District may be appealed by filing a written notice of appeal with the Secretary of the District
within ten days of the date of this Notice of Requirements.
9. The District reserves the right to modify,reduce or add to these requirements,or revise fees,as necessary to
accommodate changes made in the proposed development by the developer or requirements made by other agencies.
10. X See Exhibit No.2 for additional comments,recommendations and requirements.
Gerald E.Lakeman Neda Shakeri
District Engineer Project Engineer
5469 E.OLIVE-FRESNO,CA 93727-(559)456-3292-FAX(559)456-3194
FRESNO METROPOLITAN FI001 COlVROL.DISTRICT
NOTICE OF i2EQUIItEiV gsls
Page 4 of 4
CC:
GARY G.GIANNETTA
1119"S"STREET
FRESNO,CA 93721
■
5469 E.OLIVE-FRESNO,CA 93727-(559)456-3292-FAX(559)456-3194
NOTE:
THIS DRAWING IS SCHEMATIC,
DISTANCES ARE APPROXIMATE.
It It
-- 40'
Top Bank
2' Elev.Varies 2' Proposed
Flowline Finish
Elev.Varies Floor
d� 0.79'Min.
0.71' `rJ�
6.5' 8.5' 10' 8.5' 6.5'
Landscaping Concrete Landscaping
Walk
NOT TO SCALE
TRACT 5963REV
CUP 2009-275REV
CHANNEL CROSS-SECTION
DRAINAGE AREA:"DE"
EXHIBIT N0. 1A
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
DRAWN BY'KR DATE' 7rMiZ
K:Uv:ond10WG510EXHIBIT\TRACTSL596-M GiREV.&,g REVISEOBV. — DATE: —
NOTE:
TKJG MAP IS SCHEMATIC
DISTANCES ARE APPROXIMATE.
V -
-CHANNEL,
(SEE EXHIBIT NO' .1
1A)
�P
�l4 Mli AS
!Y
C
i h 1H�i; ,
�VIAESTRELLq1 FS W 1,
-- -
� DR
2
fAVENUEzi
� I
77
-
1 � 1
^0�-aa I
Az I I I I
I f CI•• I I
I
- .._. __�.__....� _..:�------_-
------ ------ -------
-----RAVE__
---- COPPER AVE `- ` ARRA - _ ------,---------------
LEGEND
O— — Existing Master Plan Facilities
Future Master Plan Facilities
- - Private Facilities
Master Plan Facilities To Be Constructed By Developer 1 "= 300'
----- Inlet Boundary
Limits Of Tract 5963REV/CUP 2009-275REV
-�- Direction of Drainage
r Major Storm Break Over Path TRACT 5963REV
Major Storm Channel Easement To CUP 2009-275REV
— Be Dedicated To The District DRAINAGE AREA "DE"
EXHIBIT NO. 1
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
Prepared by:keithr
Date:7/31/2012
Path:K.AutocadlDWGS10EXHIBI-RTRACTS1596315963REVmxd
OTHER REQUIREMENTS
EXWBIT NO,2`
1) The developer shall construct the Master Plan inlets identified on Exhibit No. 1 within
the boundary of CUP 2009-275 and Tract 5963 and thereby obtain permanent drainage
service. Contract "DE-16" storm drain and street plans for Copper River Ranch have
been signed. However, the inlets within remaining tracts are not constructed yet. The
storm drain contractor shall return and construct the inlets per approved street plans.
2) Major storm flows from north of Tract 5963/CUP 2009-275 (all north portion of Copper
River Ranch) have historically flowed south across the northerly property line and thru
the existing 40 foot public utility easement(PUE) of Tract 5963 as shown on Exhibit No.
1. A storm drain channel shall be dedicated for conveyance of major storm from the
north area southerly. The design, width, and patterns shall be consistent with the Flood
Study that has been done by Provost and Pritchard dated July 24, 2006. To maintain
major storm flow within street right-of-way, as indicated on the flood study, "D" Avenue
shall be revised to a 36 foot wide street(curb to curb) with standard curb.
3) Drainage patterns currently draining from east of this development to "A" and "B"
Avenues must be maintained.
4) The curb and gutter in "D" Avenue has been set too close to the existing thirty six inch
(36") storm drain pipeline and must be relocated to a minimum of ten foot(10') form the
centerline of the pipeline.
5) No drainage fees are to be collected by the City with the final map. Copper River
Development Company Inc. has an outstanding credit balance of$347,203.00. Copper
River Development Inc. has authorized use of drainage fee credits to fulfill the drainage
fee obligation of Tract 5963. The preliminary drainage fee obligation of$60,622 will be
adjusted according to the final map.
Development No. Tract 5963 Rev
engrlpermiMexhibiMtract15963revised(ns)
FRESNO METROPOLITAN FLQORIti l'KOL DISTRICT File No.210.1 13
NOTT�E OF RE(�UIi ��'�'S
Page I of 4
PUBLIC AGENCY
on
ISRAEL TREJO DAR,U ,COPPER RIVER
DEVELOPMENT SERVICES/PLANNING DEVtOPI��tE i' ,INC.
CITY OF FRESNO 1396 W.�E�NDON AVE.,SUITE 101
2600 FRESNO STREET,THIRD FLOOD FRESNO,CA 93711
FRESNO,CA 93721-3604
f
PROJECT NO: 2009-275REV
ADDRESS: 1648 E.COPPER AVE.
APN: 579-074-76S SENT:
Drainage Area(s) Preliminary Fee(s)
DE $60,622.00
TOTAL FEE:$60,622.00
The proposed development will generate storm runoff which produces potentially significant environmental impacts and which
must be properly discharged and mitigated pursuant to the California Environmental Quality Act and the National Environmental
Policy Act.The District in cooperation with the City and County has developed and adopted the Storm Drainage and Flood
Control Master Plan.Compliance with and implementation of this Master Plan by this development project will satisfy the
drainage related CEQA/NEPA impact of the project mitigation requirements.
The proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance prior to issuance of a building permit
at the rates In effect at the time of such issuance.The fee indicated above is valid through 2/28/13 based on the site plan
submitted to the District on 7/10/12 Contact FMFCD for a revised fee in cases where changes are made in the proposed site plan
which materially alter the proposed Impervious area.
Considerations which may affect the fee obligation(s)or the timing or form of fee payment:
a.) Fees related to undeveloped or phased portions of the project may be deferrable.
Fees may be calculated based on the actual percentage of runoff if different than that typical for the zone district under
b.) which the development is being undertaken and if permanent provisions are made to assure that the site remains in that
configuration. M
c.) Master Plan storm drainage facilities may be constructed,or required to be constructed in lieu of paying fees.
d) The actual cost Incurred in constructing Master Plan drainage system facilities is credited against the drainage fee
obligation.
When the actual costs incurred in constructing Master Plan facilities exceeds the drainage fee obligation,
e.) reimbursement will be made for the excess costs from future fees collected by the District from other development,
Any request for a drainage fee refund requires the entitlement cancellation and a written request addressed to the
f.) General Manager of the District within 60 days from payment of the fee.A non refundable$300 Administration fee or
5%of the refund whichever is less will be retained without fee credit.
5469 E.OLIVE-FRESNO,CA 93727-(559)456-3292-FAX(559)456-3194
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OI;R'EQlltRI 11+INTS
Page 2 of 4'
Approval of this development shall be conditioned upon compliance with these District Requirements.
1. a. Drainage from the site shall BE DIRECTED TOTi
X b. Grading and drainage patterns shall be as identified on Exhibit No. 1
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 required by the approving agency:
Developer shalt construct facilities as shown on Exhibit No. 1 as "MASTER PLAN FACILITIES TO BE
X CONSTRUCTED BY DEVELOPER".
None required. Ma
3. The following final improvement plans shall be submitted to the District for review prior to final
development approval:
X Grading Plan E
X Street Plan
X Storm Drain Pian
X Water&Sewer Plan
X Final Map
Other
None Required /
4. Availability of drainage facilities:
Permanent drainage service is available provided the developer can verify to the satisfaction of the City
a' that runoff can be safely conveyed to the Master Plan inlet(s).
X b. The construction of facilities required by Paragraph No.2 hereof will provide permanent drainage service.
Permanent drainage service will not be available. The District recommends temporary facilities until
C. permanent service is available.TEMPORARY SERVICE IS AVAILABLE THROUGH
d. See Exhibit No.2.
5. The proposed development:
Appears to be located within a 100 year flood prone area as designated on the latest Flood Insurance Rate
Maps available to the District,necessitating appropriate floodplain management action.(See attached
Floodplain Policy.)
X Does not appear to be located within a flood prone area.
The subject site contains a portion of a canal or pipeline that is used to manage recharge,storm water,
6. and/or flood flows.The existing capacity must be preserved as part of site development.Additionally,site
development may not interfere with the ability to operate and maintain the canal or pipeline.
5469 E.OLIVE-FRESNO,CA 93727-(559)456-3292-FAX(559)456-3194
FRESNO METROPOLITAN ELOOO
"T OLDISTRICT
NOTICEOF REtR 1 �1 t5
Page'3 44
7. The Federal Clean Water Act and the State General Permits for SWin Water Discharges Associated with
Construction and Industrial Activities(State General Permits)requlr tgveld ers of construction projects disturbing
one or more acres,and discharges associated with Industrial'aclivi" tot otherwise exempt from National Pollutant
Discharge Elimination System(NPDES)permitting,to Imp Mn
lemertt co
otrols to reduce pollutants,prohibit the
discharge of waters other than storm water to the municipal storm dFain 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,eliminate non-storm water Ma
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.
c. The proposed development is encouraged to select and implement storm water quality controls
recommended in the Fresno-Clovis Storm Water Quality Management Construction and Post-Construction
Guidelines(available at the District Office) to meet the requirements of the State General Permits,
eliminate the potential for non-storm water to enter the municipal storm drain system,and where possible
minimize contact with materials which may contaminate storm water runoff.
8. A requirement of the District may be appealed by filing a written notice of appeal with the Secretary of the District
within ten days of the date of this Notice of Requirements.
9. The District reserves the right to modify,reduce or add to these requirements,or revise fees,as necessary to
accommodate changes made in the proposed development by the developer or requirements made by other agencies. M
10. X See Exhibit No.2 for additional comments,recommendations and requirements.
Gerald E.Lakeman Neda Shakeri
District Engineer Project Engineer
5469 E.OLIVE-FRESNO.CA 93727-(559)456-3292-FAX(559)456-3194
FRESNO METROPOLITAN FLOOD,CONTROL DISTRICT
NOTICE OF RtQIJIRMEIV I
Page 4o 4
CC:
GARY G.GIANNETTA on
1119'S"STREET
FRESNO,CA 93721
wi
X
m
5469 E.OLIVE-FRESNO,CA 93727-(559)456-3292-FAX(559)456-3194
NOTE:
Tt}%MAP IS SCHEMATIC
;\ \ DISTANCES ARE APPROXIMATE.
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.--fSEE EXHIBIT NO.1A)
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_--————-——---—---- --
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---------- �_—
—�--- COPPER AVE —————---`� -----
—---—————————-
i
LEGEND
O-- — Existing Master Plan Facilities
E Future Master Plan Facilities
— — Private Facilities
Master Plan Facilities To Be Constructed By Developer 1 "= 300'
-———— Inlet Boundary
E Limits Of Tract 5963REV/CUP 2009-275REV
Direction of Drainage
4r Major Storm Break Over Path TRACT 5963REV
- Major Storm Channel Easement To CIDP 2009-275REV
Be Dedicated To The District DRAINAGE AREA "DE"
®� EXHIBIT NO. 1
tA FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
Prepared hy.keithr
Date:7/31/2012
Path:K:1AutocadlDWGS\OEXHIBI'RTRACTS1596315963REV.mxd
NOTE:
THIS DRAWINO IS SCHEMATIC,
DISTANCES ARE APPROXIMATE,
R R
40'
Top Bank
21 Elev.Varies 2'I-�— Proposed
G Flowline Finish
Elev.Varies Floor
L 0.79'Min.
0.71' J
I I
6.5' 8.5' 10' 8.5 6.5'
Landscaping Concrete Landscaping
Walk
NOT TO SCALE
TRACT 5963REV
CUP 2009-275REV
CHANNEL CROSS-SECTION
DRAINAGE AREA:"DE"
EXHIBIT N0. 1A
ry FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
DRAWN BY:KR DATE: 7IM12
K..V.tmdOWG=E%Hi8131TRhCTSLW3159&7REV.d+g RENSE08Y: — DATE: - —
OTHER I2 QUJR.EMENTS
EXWAIT`1Y0.2
1) The developer shall construct the Master Plan inlets identified on Exhibit.No. 1 within
the boundary of CUP 2009-275 and Tract 5963 and thereby obtain permanent drainage
service. Contract "DE-16" storm drain and street plans for Copper River Ranch have
been signed. However, the inlets within remaining tracts are not constructed yet. The
storm drain contractor shall return and construct the inlets per approved street plans.
2) Major storm flows from north of Tract 5963/CUP 2009-275 (all north portion of Copper
River Ranch) have historically flowed south across the northerly property line and thru
the existing 40 foot public utility easement(PUE)of Tract 5963 as shown on Exhibit No.
1. A storm drain channel shall be dedicated for conveyance of major storm from the
north area southerly. The design, width, and patterns shall be consistent with the Flood
Study that has been done by Provost and Pritchard dated July 24, 2006. To maintain
major storm flow within street right-of-way, as indicated on the flood study, "D" Avenue
shall be revised to a 36 foot wide street(curb to curb)with standard curb.
3) Drainage patterns currently draining from east of this development to "A" and "B"
Avenues must be maintained.
4) The curb and gutter in "D" Avenue has been set too close to the existing thirty six inch
(36") storm drain pipeline and must be relocated to a minimum of ten foot(10') form the
centerline of the pipeline.
5) No drainage fees are to be collected by the City with the final map. Copper River
Development Company Inc. has an outstanding credit balance of$347,203.00. Copper
River Development Inc. has authorized use of drainage fee credits to fulfill the drainage
fee obligation of Tract 5963. The preliminary drainage fee obligation of$60,622 will be
adjusted according to the final map.
Development No. CUP 2009-275REV
engrlpermiWexhibiOcity•cup\2009\2009-275revised(ns)
co
County of Fresno
�i Department of Public Health
t$ Edward L.Moreno,M.D.,M.P.H.,Director-Health Officer
O�
1856p
July 31, 2012
999999999
L00015495
Israel Trejo PE 2602
City of Fresno
Planning & Development Department
2600 Fresno Street
Fresno, CA 93721
Dear Mr.Trejo:
PROJECT NUMBER: T-5963/UGM, C-09-275
PROJECT DESCRIPTION AND LOCATION: Vesting Tentative Map of Tract No. 5963/UGM and
Conditional Use Permit Application No. C-09-275 were filed by Gary Giannetta,on behalf of
Darius Assemi of Copper River Development, Inc., and pertain to 7.91 acres of property located
within the Copper River Ranch Planned Community. Vesting Tentative Map of Tract No.
5963IUGM proposes to subdivide the subject property into a 55-lot single family residential planned
development with 1 outlot. (The map is submitted as a new version of the previously submitted
tentative map for the subject property.) Conditional Use Permit Application No. C-09-275
proposes a planned development with reduced setbacks and public streets with an alternative
street width and wedged curbs. The property is zoned R-1/UGM/cz (Single Family
Residential/Urban Growth Management/conditions of zoning).
APN: 579-074-76S ZONING: R-1/UGM/cz SITE ADDRESS: 1570 East Copper River Drive
Recommended Conditions of Approval:
• Construction permits for the 55-lot residential subdivision and remainder parcel should be
subject to assurance of sewer capacity of the Regional Wastewater Treatment Facility.
Concurrence should be obtained from the California Regional Water Quality Control Board
(RWQCB). For more information, contact staff at(559)445-5116.
• Construction permits for the 55-lot residential subdivision and remainder parcel should be
subject to assurance that the City of Fresno community water system has the capacity and
quality to serve this project. Concurrence should be obtained from the State Department of
Health Services, Division of Drinking Water and Environmental Management(DDWEM).
For more information call(559)447-3300.
• The Fresno County Department of Public Health is concerned that abandoned water wells
are not being property destroyed, particularly with respect to new development projects. As
city boundaries expand, community services are provided to areas originally served only by
individual domestic and agricultural wells. Improper abandonment of such wells presents a
significant risk of contaminating the city's community water supply. For this reason,when
development occurs, it is extremely important to ensure the safe and proper destruction of
all abandoned water wells.
1221 Fulton Mall/P.O.Box 11867/Fresno,California 93775/(559)600-3271 /FAX(559)600-7633
Equal Eroploymeat opportunity-.Affirmative Action•Disabled Employer
Israel Trejo
T-5963, C-09-275
July 31, 2012
Page 2 of 2
Prior to destruction of any existing agricultural well(s), a sample of the upper most fluid in the
well column should be sampled for lubricating oil. The presence of oil staining around the
well may indicate the use of lubricating oil to maintain the well pump. Should lubricating oil
be found in the well,the oil should be removed from the well prior to placement of fill
material for destruction. The"oily water" removed from the well.must be handled in
accordance with federal, state and local government requirements. Transportation of these
materials on public roadways may require special permits and licensure.
• Appropriate measures should be incorporated into the project to minimize potentially
significant short-term localized noise impacts to noise sensitive receivers caused by the
operation of construction equipment. Construction specifications for the project should
require that all construction equipment be maintained according to the manufacturers'
specifications, and that noise generating construction equipment be equipped with mufflers.
In addition, consideration should be given to limiting noise-generating construction activities
to daytime hours as specified in your municipal code.
REVIEWED BY:
11. Dlg."9w-d by
O":ar- Nna Grtwr
Janet Gardner Hnet6a,d _F_C_.y.
w.EnvMonmenal IIeaRA pvubrt
eme0.lyrMer�nJreuwtwx aUS
' Oxr XIt2013111113)-0)VO'
R.E.H.S., M.P.H.
Environmental Health Specialist III
(559)600-3271
A
cc: Wayne Fox, Environmental Health Division
T-5963 C-09-275 Copper River
STATE OF CALIFORNIA—BUSINESS TRANSPORTATION AND HOUSING AGENCY EDMUND G BROWN Jr.,Governor
DEPARTMENT OF TRANSPORTATION
1352 WEST OLIVE AVENUE a
P.O.BOX 12616
FRESNO,CA 93778-2616
PHONE (559)445-5868
FAX (559)488-4088 Be energy of�ent
TTY (559)488-4066
July 18, 2012
213 1-IGR/CEQA
6-FRE-41-31.6+/-
C-09-275 &VTTM 5963
COPPER RIVER
Mr. Israel Trejo
City of Fresno Development Department
2600 Fresno Street
Fresno, CA 93721
Dear Mr. Tackett:
We have reviewed the application for the proposed 55-lot single-family residential development
to be located within the Copper River Ranch Planned Community. Caltrans has the following
comments:
In our previous comments dated January 25, 2012 (copy enclosed) it was indicated that the Copper
River Ranch Development had agreed to pay a fair share of$700,000 to mitigate project traffic-
related impacts to the State Route(SR)41/Friant Interchange. Based upon that agreement, the
mitigation for the initially proposed 57 units was to be $10,045.68.
However, since the time of that agreement, the Fresno RTMF has been adopted and has become
the mechanism for mitigating traffic-related impacts within the City of Fresno. Therefore, it is
anticipated that this project would mitigate project traffic by paying into the Fresno RTMF and the
City's TSMI program.
If you have any questions, please call me at(559)445-5868.
Sincerely,
MI HAEL NAVARRO
Office of Transportation Planning
District 06
Enclosure
"Callrans improves mobility across California"
This Page Left Intentionally Blank
CITY OF FRESNO— ENVIRONMENTAL ASSESSMENT
FINDING OF CONFORMITY/MEIR NO. 10130/MND FOR PLAN AMENDMENT A-09-02
(AIR QUALITY MND)
DATE RECEIVED FOR FILING:
Pursuant to Section 21157.1 of the California Public Resource Code (California
Environmental Quality Act) the project described below is determined to be within the
scope of the Master Environmental Impact Report(MEIR) No. 10130 prepared for the
2025 Fresno General Plan
Applicant: Initial Study Prepared By:
Copper River Development, Inc. Planner: Israel Trejo
c/o Darius Assemi Date: August 31, 2012
1396 West Herndon Avenue, #101
Fresno, CA 93711
Environmental Assessment Number: T-5933/C-11-066 Project Location (including APN):
East side of North Friant Road, north of East
Vesting Tentative Tract Map No. 5963/UGM and Copper Avenue
Conditional Use Permit Application No. C-09-275
APN: 579-074-76
Project Description:
Gary Giannetta, on behalf of Copper River Development, Inc., has filed Conditional Use Permit Application No.
C-09-275 and Vesting Tentative Tract Map No. 5963/UGM pertaining to approximately 7.91 acres of property located
between North Friant Road and East Copper Avenue, within the Copper River Ranch Master Planned Community.
The property is located within the jurisdiction of the Woodward Park Community Plan and the 2025 Fresno General
Plan. The Woodward Park Community Plan and the 2025 Fresno General Plan designate the subject property for
medium low density residential planned land uses. The application is a request to subdivide the property into a 55-lot
lot single-family residential subdivision with one outlot. The existing R-1/UGM/cz (Single Family Residential
District/Urban Growth Management/conditions of zoning) zone district is consistent with the planned land use
designation of medium low density.
The subject property is currently vacant.
Conformance to Master Environmental Impact Report(MEIR) NO. 10130:
The adopted 2025 Fresno General Plan and the Woodward Park Community Plan designate the subject site for medium
low density residential planned land uses. The existing R-1/UGM/cz (Single Family Residential/Urban Growth
Management/conditions of zoning) zone district for the subject property conforms to the medium low density residential
planned land use designation.
The Development and Resource Management Department staff has prepared an Initial Study (See Attached "Modified
Appendix G To Analyze Subsequent Project Identified In MEIR No. 10130/MND For Plan Amendment A-09-02 (Air
Quality MND)/Initial Study") to evaluate the proposed Conditional Use Permit and Vesting Tentative Tract Map
application(s) in accordance with the land use and environmental policies and provisions of lead agency City of Fresno's
2025 Fresno General Plan (SCH # 2001071097), the related Master Environmental Impact Report (MEIR) No. 10130
and the Mitigated Negative Declaration prepared for Plan Amendment A-09-02 to amend the Air Quality Element of the
2025 Fresno General Plan (Air Quality MND) and Program El No. 10126 prepared for the Copper River Ranch Project.
The subject property is currently vacant but may be developed at an intensity and scale that is permitted by the planned
land use designation and zone district classification for the site. Thus, the proposed Conditional Use Permit and Vesting
Tentative Tract Map applications will not facilitate an additional intensification of uses beyond that which already exists or
would be allowed by the above-noted planned land use designations. Moreover, it is not expected that the future
development will adversely impact existing city service systems or the traffic circulation system that serves the subject
property. These infrastructure findings have been verified by the Public Works and Public Utilities Departments. It has
been further determined that all applicable mitigation measures of MEIR No. 10130 and the Air Quality MND have been
applied to the project necessary to assure that the project will not cause significant adverse cumulative impacts, growth
inducing impacts, and irreversible significant effects beyond those identified by MEIR No. 10130 as provided by CEQA
Finding of Conformity Under MEIR No. 10130 and the Air Quality MND prepared for Conditional Use Permit Application
No. C-09-275 and Vesting Tentative Tract Map No. 5963/UGM
Environmental Assessment No. T-5963/C-09-275
August 31, 2012
Page 2
Guidelines Section 15177(b)(3). In addition, this proposed project was part of Program Environmental Impact Report
No. 10126 prepared for the Copper River Ranch Project which was certified by the City Council on June 3, 2003. EIR
No. 10126 required mitigation measures which have been incorporated into this project.
Pursuant to Section 21157.1 of the California Public Resources Code (California Environmental Quality Act), it may be
determined that a subsequent project, as identified in the MEIR pursuant to Section 21157(b)(2) of the Public Resources
Code and CEQA Guidelines Section 15177, falls within the scope of a MEIR, provided that the project does not cause
additional significant impacts on the environment that were not previously examined by the MEIR and the Air Quality
MND. Relative to this specific project proposal, the environmental impacts noted in the MEIR and the Air Quality MND,
pursuant to the 2025 Fresno General Plan land use designations, include impacts associated with the medium low
density residential planned land use designation specified for the subject property. Based on this Initial Study, the
following findings are made: (1) The proposed project was identified as a Subsequent Project in MEIR No. 10130
because its, location, land use designation and permissible densities and intensities are set forth in Figure 1-1 of MEIR
No. 10130; (2) The proposed project is fully within the scope of the MEIR and Air Quality MND and Program EIR No.
10126 because it will not generate additional significant effects on the environment not previously examined and
analyzed by the MEIR or Air Quality MND and Program EIR No. 10126 for the reasons set forth in the Initial Study; and
(3) other than identified below, there are no new or additional mitigation measures or alternatives required.
In addition, after conducting a review of the adequacy of the MEIR pursuant to Public Resources Code Section
21157.6(b)(1), the Planning and Development Department, as lead agency, finds that no substantial changes have
occurred with respect to the circumstances under which the MEIR was certified and the Air Quality MND was adopted
and that no new information, which was not known and could not have been known at the time that the MEIR was
certified as complete and the Air Quality MND was adopted, has become available. Moreover, as lead agency for this
project, the Planning and Development Department, per Section 15177(d)of the CEQA Guidelines, has determined that
all feasible mitigation measures from MEIR No. 10130 and the Air Quality MND shall be applied to the project as
conditions of approval as set forth in the attached Mitigation Monitoring Checklist (See "Master Environmental Impact
Report(MEIR) No. 10130/SCH No. 2001071097 For the 2025 General Plan, Mitigation Monitoring Checklist).
Public notice has been provided regarding staffs finding in the manner prescribed by Section 15177(d) of the CEQA
Guidelines and by Section 21092 of the California Public Resources Code(CEQA provisions).
August 31 2012
ophia agoutatos` Date
Supervising Planner, City of Fresno
Attachments: Notice of Intent to Adopt A Finding of Conformity
Modified Appendix G To Analyze Subsequent Project Identified In MEIR No. 10130/MND For Plan Amendment A-09-02
(Air Quality MND)/Initial Study for Environmental Assessment No. T-5963/C-09-275
Master Environmental Impact Report(MEIR) No. 10130/SCH No. 2001071097 For the 2025 General Plan: Mitigation
MEIR Mitigation Monitoring Checklist for Environmental Assessment No.T-5963/C-09-275
Master Environmentat Impact Report(MEIR) Review Summary (Attachment: Status of MEIR Analysis with Regard to
Air Quality and Climate Change)
CA0031810