HomeMy WebLinkAboutT-5973 - Conditions of Approval - 4/14/2011 FRESNO CITY PLANNING COMMISSION
RESOLUTION NO. 13081
The Fresno City Planning Commission at its meeting on February 02, 2011, 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. 5973/UGM was filed with the City of Fresno and
proposes to subdivide the subject property for the purposes of a 56-lot, single family residential
gated private street subdivision on approximately 13.05 net acres of property located on the north
side of East Clubhouse Drive between North Alicante and North Knotting Hill Drives; and,
WHEREAS,the Development and Resource Management Department staff recommended approval
of the proposed project subject to all conditions of approval contained in the staff report dated
February 02, 2011; and,
WHEREAS, the Fresno City Planning Commission conducted a public hearing on February 02,
2011,to review the proposed subdivision and considered the staff report and invited testimony with
respect to the proposed subdivision.
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 Vesting Tentative
Tract:Map No. 5973/UGM may have a significant effect on the environment and adopts the Finding
of Conformity to the 2025 Fresno General Plan Master Environmental Impact Report (MEIR) No.
10130 and the Mitigated Negative Declaration for Plan Amendment Application No. A-09-02 to
amend the Air Quality Element of the 2025 Fresno General Plan (Air Quality MND), which was
prepared for Environmental Assessment No. C-10-203/T-5973 dated December 17, 2010.
BE IT FURTHER RESOLVED that the Fresno City Planning Commission finds that approval of the
subject vesting tentative tract map is consistent with the adopted 2025 Fresno General Plan and the
Woodward Park Community Plan and the findings required pursuant to Section 66410 et. seq.of the
Government Code.
BE IT FURTHER RESOLVED that the Fresno City Planning Commission hereby approves Vesting
Tentative Tract Map No. 5973/UGM subject to the Development & Resource Management
Department Conditions of Approval dated February 02, 2011; and the following:
1. Condition No. 44 of the Conditions of Approval for Vesting Tentative Tract Map No. 5973/UGM
shall be, revised to state, "The subdivider shall be required to comply with the. specific
requirements imposed by the Fresno Metropolitan Flood Control District (FMFCD) for the
subdivision or any amendments or modifications to those requirements which may be granted by
the FMFCD Board of Directors, pursuant to Section 13-1307 of the Fresno Municipal Code.
These requirements are identified in the District's letters to the Planning and Development
Department dated November 23, 2010 and January 31, 2011."
Planning Commission Resolution No..13081
Vesting Tentative Tract Map No. 5973/UGM
February 02, 2011
Page 2
The foregoing Resolution was adopted by the Fresno City Planning Commission upon a motion by
Commissioner Caprioglio, seconded by Commissioner Torossian.
VOTING: Ayes - Caprioglio, Dawar, Hansen-Smith, Holt, Medina,Torossian,Vasquez
Noes - None
Not Voting - None
Absent - None
DATED: February 02, 2011
Jo n M. Dugan, Se tary
esno City Planning Commission
Resolution No. 13081
Vesting Tentative Tract Map No. 5973/UGM
Filed by Gary G. Giannetta Civil Engineering
& Land Surveying., on behalf of Copper
River Ranch Villages, LLC.
Action: Approved
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
File 210.41
January 31, 2011
Mr. Will Tackett
City of Fresno, Planning& Development Department
2600 Fresno Street, Room 3043
Fresno, CA 93721-3604
Dear Mr. Tackett,
Tract 5973
Clarification and Modification to Notice of Requirements
The District wishes to clarify/modify our comments regarding the building set backs for Tract
5973; specifically Item 3 on Page 2 of our Notice of Requirements:
1) The flood study performed for this area requiring flood protection to the homes
indicated an eighteen foot (18') set back to the front of the home/garage. The front
yard set back may be modified depending on how the site is graded and upon review
of the grading plan.
2) We also wish to clarify the side yard set back: the eight foot (8') set back per the
flood study is from the curb face to the side of the home and relates only to those
homes on Northshire Avenue.
I hope this addresses the concerns regarding set backs. Feel free to call me if you have any
questions.
Sincerely,
Debbie Campbell
Development Services Manager, P.E.
DC/Irl
jA%vprocess\debbiec(dkc)\201 htackett city of fresno-15973 nor.docz
5469 E. OLIVE 9 FRESNO, CA 93727 • (559)456-3292 • FAX(559)456-3194
Will Tackett
From: Debbie Campbell [debbiec@fresnofloodcontrol.org]
Sent: Monday, January 31, 2011 11:46 AM
To: Will Tackett
Cc: garygce@sbcglobal.net; Neda Shakeri
Subject: RE: Changes to District Notice of Requirements -Tract 5973
Will—
The 8' applies only to those homes with side yards facing Northshire.
From: Will Tackett jmailto:Will.Tackett(afresno._ov]
Sent: Monday, January 31, 2011 11:33 AM
To: Debbie Campbell
Cc: garygce(d)sbcglobal.net; Neda Shakeri
Subject: RE: Changes to District Notice of Requirements -Tract 5973
Debbie,
Thank you very much for addressing these issues for us!
I do have one question regarding the side yard setback however...
This new memo indicates that the side yard setback of 8' per the flood study is from the curb face to the side of home.
For our purposes, a side yard setback is measured from the side yard property line to the structure (measuring from the
face of curb would be similar to a front yard setback).
This development proposes minimum 8-foot spaces between buildings (5'foot side yard setback on one lot and an
adjacent 3' side yard setback for the neighboring/abutting lot). Therefore,the minimum side yard setback from a side
property line would be 3 feet.
Do you mind clarifying this point further?
Thanks again,
Will
From: Debbie Campbell jmaiIto:debbiec(&fresnofloodcontrol.or41
Sent: Monday, January 31, 2011 10:23 AM
To: Will Tackett
Cc: garygce sbcglobal.net; Neda Shakeri
Subject: Changes to District Notice of Requirements -Tract 5973
Will—
See attached revisions to District Notice of Requirements for Tract 5973. Feel free to call myself or Neda if you have any
questions.
Thank you, Debbie
i
When Recorded Mail To:
City Clerk
City of Fresno 02/18/2011 20
2600 Fresno Street 110026316
Fresno, CA 93721-3603
NO FEE - Government Code 6103
CITY OF FRESNO PLEASE CONFORM
Development and Resource Management Department
STATEMENT OF COVENANT BY AND BETWEEN THE CITY
OF FRESNO AND COPPER RIVER RANCH VILLAGES, LLC
TO INDEMNIFY THE CITY OF FRESNO
FOR
CONDITIONAL USE PERMIT APPLICATION NO. C-10-203
AND VESTING TENTATIVE TRACT MAP NO. 5973
COVENANT TO INDEMNIFY
THIS COVENANT is made by and between the CITY OF FRESNO, a Municipal Corporation,
hereinafter referred to as "City," and Copper River Ranch Villages, LLC, hereinafter referred to as
"Covenantor" without regard for number or gender, and is effective the date first appearing on the Clerk's
Certification of signature.
Covenantor is in the process of developing certain real property situated in the City of Fresno, County
of Fresno, State of California, hereinafter referred to as the "Subject Property" and more particularly
depicted in EXHIBIT"A"attached hereto and made a part of this Covenant, which is generally located on
the north side of E. Clubhouse Drive, west of N. Knotting Hill Drive. Covenantor has submitted an
application for Vesting Tentative Tract No. 5973 for a planned community consisting of approximately
56 single-family residential units. The planned development is designed without sidewalks on both sides
of the private streets. Covenantor is requesting to proceed with the pending application as designed, and
by this Covenant intends to comply with the requirements of Resolution No. 2010-279 [A Resolution of
the Council of the City of Fresno, California, Concerning Past Application of Policies E-1-A and E-1-o of
the 2025 Fresno General Plan Regarding Sidewalk Requirements for Private Streets in Planned Unit
Developments for Certain Entitlement Applications Deemed Complete].
For the purposes of this Covenant, "LAND USE APPROVALS" shall mean the granting, issuing,
approval of, or any benefits arising from, any of the following: the approval of Vesting Tentative Tract
Map No. 5973, Conditional Use Permit No. C-10-203 and any document prepared pursuant to the Surface
Mining and Reclamation Act (SMARA), the California Environmental Quality Act (CEQA) or other law
that is approved in conjunction with Vesting Tentative Tract Map No. 5973, Conditional Use Permit No.
C-10-203. LAND USE APPROVAL does not include a ministerial permit.
1. To the furthest extent allowed by law, Covenantor agrees to indemnify, hold harmless and defend
City and each of its officers, officials, employees, agents and volunteers from any and all loss,
liability, fines, penalties, forfeitures, costs and damages (whether in contract, tort or strict liability,
including but not limited to personal injury, death at any time and property damage) incurred by City,
Covenantor or any other person, and from any and all claims, demands and actions in law or equity
(including attorney's fees, litigation and legal expenses incurred by City or held to be the liability of
City, including plaintiffs or petitioner's attorney's fees if awarded, in connection with City's defense
of its actions in any proceeding), arising or alleged to have arisen directly or indirectly out of
performance or in any way connected with: (i) the granting, issuing or approving of, or any benefits
arising from, the LAND USE APPROVALS; (ii)the making or performance of this Covenant; or the
(iii) the design, installation, operation, removal or maintenance of the work and improvements by
Covenantor and Covenantor's employees, officers, agents, contractors or subcontractors.
Covenantor's obligations under the preceding sentence shall apply regardless of whether City or any
of its officers, officials, employees or agents are negligent, but shall not apply to any loss, liability,
fines, penalties, forfeitures, costs or damages caused solely by the gross negligence, or caused by the
willful misconduct, of City or any of its officers, officials, employees, agents or authorized
volunteers.
2. City shall notify Covenantor of its receipt of any demand, claim, action, proceeding, or litigation in
which City is to be indemnified and held harmless by Covenantor. If City requests Covenantor
defend City, City shall notify Covenantor in writing and shall cooperate fully in such defense.
Covenantor shall then have the right to select the attorney or attorneys who will defend the City.
However,the City shall have the right to approve the counsel selected by Covenantor,which approval
shall not be unreasonably withheld. Covenantor agrees to fully reimburse City for any and all City
costs, including any attorney and staff time, to determine the suitability of the attorney or attorneys
proposed by Covenantor. Covenantor further agree to be fully responsible for any and all costs and
attorney's fees generated by said attorney(s) in the defense of CITY in any claim, demand, action,
proceeding or litigation arising out of the LAND USE APPROVALS.
3. Notwithstanding the foregoing, City shall have final approval of all briefs submitted on behalf of the
City in any litigation related to the defense of this matter. Covenantor shall reimburse the CITY for
Page 1 of 3
up to 20 hours of City Attorney's Office review time for each draft brief to be filed on behalf of the
City. The hourly rate shall be the current rate the City Attorney's Office charges to City Departments
at the time of the review of each brief. If the City Attorney's Office reasonably determines that it
requires additional time to review and comment on any of the briefs, it may request Covenantor
reimburse CITY for that additional time and Covenantor shall not unreasonably deny this request.
4. This Covenant shall burden the Subject Property described and constitute a covenant running with the
land in favor of and for the benefit of City and its property; be enforceable by City by any legal or
equitable means; and shall be binding upon the successor, assigns, transferees, and heirs of
Covenantor. Covenantor shall ensure this fully executed covenant is recorded with the Fresno County
Recorder and encumber the Subject Property prior or concurrently with development entitlement(s)
associated with the LAND USE APPROVALS.
5. If either party is required to commence any proceeding or legal action to enforce or interpret any term
or condition of this Covenant, the prevailing party in such proceeding or action shall be entitled to
recover from the other party its reasonable attorney's fees and legal expenses. For the purposes of this
Covenant, "attorneys' fees" and "legal expenses" include, without limitation, paralegals' fees and
expenses, attorneys, consultants fees and expenses, expert witness fees and expenses, and all other
expenses incurred by the prevailing party's attorneys in the course of the representation of the
prevailing party in anticipation of and/or during the course of litigation, whether or not otherwise
recoverable as "attorneys' fees" or as "costs" under California law, and the same may be sought and
awarded in accordance with California procedure as pertaining to an award of contractual attorneys'
fees.
6. Certain planning, land use, zoning and other permits and public actions required in connection with
the LAND USE APPROVALS including, without limitation, the approval of this Covenant, the
environmental review and analysis under CEQA or any other statute, and other transactions
contemplated by this Covenant are discretionary government actions. Nothing in this Agreement
obligates City or any other governmental entity to grant final approval of any matter described herein.
7. The waiver by either party of a breach by the other of any provision of this Covenant shall not
constitute a continuing waiver or a waiver of any subsequent breach of either the same or a different
provision of this Agreement. No provisions of this Covenant may be waived unless in writing and
signed by all parties to this Covenant. Waiver of any one provision herein shall not be deemed to be a
waiver of any other provision herein.
CITY OF FRESNO, COVENANTOR:
a Municipal Corporation Copper River Ranch Villages,LLC,
a California Limited Liability Company
By: 1qeAZ
Mark Scott,City Manager
Approved as to form: B
McDonald
JAMES C. S CBE P esid nt
City Atto �y
—� (Att ch Notary Acknowledgment)
By:
annon haf
��Senivr epu City ttorney
Attachment: Exhibit"A"
Page 2 of 3
CALIFORNIA ALL-PURPOSE ACKNOWLEDGEMENT
File No: (DBB)
STATE OF California )SS APN No:
COUNTY OF Fresno )
On February 1, 2011 before me, Donna Brown , Notary Public, personally appeared
Gary L. McDonald
who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within
instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by
his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the
instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.
WITNESS my n and official seal.
Signature COMM ItBROW82
>r tW PWM-cAL1FoR NR 9
FRESNO COUNTY
MY fknrn Expires Nov.19,2011
This area for official notarial seal.
OPTIONAL SECTION
CAPACITY CLAIMED BY SIGNER
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SIGNER(S) OTHER THAN NAMED ABOVE
Reproduced by First American Title Company 1112007
CLERK'S CERTIFICATION
State of California )
County of Fresno )
On February 16, 2011 before me, Sherrie L. Badertscher, Deputy City Clerk, personally
appeared, Mark Scott, City Manager, who proved to me on the basis of satisfactory evidence, to
be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to
me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by
his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the
person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the
foregoing paragraph is true and correct.
WITNESS my hand and official seal
REBECCA E. KLISCH, CMC
City Clerk, City of Fresno
By 6y,
Deputy
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City
o1 ,��, REPORT TO THE PLANNING COMMISSION
left,_ �y AGENDA ITEM NO. VIIIA.
rn�:
COMMISSION MEETING 02/02/11
February 02, 2011
FROM: KEVIN FABINO, Planning ManagDEPARTMENT DIRECTO
Development & Resource ManagemengDepa ment
THROUGH: MIKE SANCHEZ, Planning Manager
Development Services Division
BY: WILL TACKETT, Planner III
Development Services Division
SUBJECT: CONSIDERATION OF CONDITIONAL USE PERMIT APPLICATION NO.
C-10-203; VESTING TENTATIVE TRACT MAP NO. 5973/UGM; AND, RELATED
ENVIRONMENTAL ASSESSMENT NO. C-10-203/T-5973.
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 for Plan Amendment
A-09-02 (Air Quality MND) prepared for Environmental Assessment No. C-10-203(T-5973
dated December 17, 2010.
2. APPROVE Conditional Use Permit Application No. C-10-203 subject to the findings included
within the Staff Report to the Planning Commission dated February 02, 2011; and, compliance
with the Conditions of Approval dated February 02, 2011.
3. APPROVE Vesting Tentative Tract Map No. 5973/UGM subject to the findings included within
the Staff Report to the Planning Commission dated February 02, 2011; and, compliance with
the Conditions of Approval dated February 02, 2011.
EXECUTIVE SUMMARY
Gary G. Giannetta Civil Engineering & Land Surveying, on behalf of Copper River Ranch Villages, LLC.,
property owner/subdivider, has filed Conditional Use Permit Application No. C-10-203, and Vesting
Tentative Tract Map No. 5973/UGM pertaining to approximately 13.05 net acres of property located on
the north side of East Clubhouse Drive between North Alicante and North Knotting Hill Drives; within the
Copper River Ranch Development Project.
Conditional Use Permit Application No. C-10-203 and Vesting Tentative Tract Map No. T-5973/UGM
propose to develop and subdivide the subject property for the purposes of creating a 56-lot single family
residential gated private street planned development subdivision with modified property development
standards at an overall density of approximately 4.29 dwelling units per acre. An additional three
"Outlots" are proposed to be dedicated for private street, public utilities, storm drain, and open space
purposes.
The subject property is currently zoned under the R-1/UGM (Single Family Residential/Urban Growth
Management) zone district classification. The subject property is located within the boundaries of the
2025 Fresno General Plan and Woodward Park Community Plan, which designate the subject property
for Medium-Low Density Residential (2.19-6.00 dwelling units/acre) planned land uses. Pursuant to
Table 2 (Planned Land Use and Zone District Consistency Matrix) of the 2025 Fresno General Plan and
Section 12-403-B-1 (Zone District Consistency Table) of the Fresno Municipal Code (FMC), the existing
REPORT TO THE PLANNING COMMISSION
Conditional Use Permit Application No. C-10-203
Vesting Tentative Tract Map No. 5973/UGM
February 02, 2011
Page 2
R-1 (Single Family Residential) zone district and the proposed project density of approximately 4.29
dwelling units per acre may be found to be consistent with the Medium-Low Density Residential planned
land use designation.
The development and subdivision of the subject property in accordance with Conditional Use
Permit Application No. C-10-203 and Vesting Tentative Tract Map No. 5973/UGM will bring the
subject property into conformance with the 2025 Fresno General Plan and Woodward Park
Community Plan.
PROJECT INFORMATION
PROJECT Conditional Use Permit Application No. C-10-203 and Vesting Tentative
Tract Map No. 5973/UGM propose to create a 56-lot single family
residential gated private street planned development with modified
building setback requirements at an overall density of approximately
4.29 dwelling units/per acre. An additional three outlots are proposed to
be dedicated for private street, public utilities, storm drain, and open
space purposes.
APPLICANT Gary G. Giannetta Civil Engineering & Land Surveying, on behalf of,
Copper River Ranch Villages, LLC., owner/subdivider.
LOCATION North side of East Clubhouse Drive between North Alicante and North
Knotting Hill Drives; within the Copper River Ranch Development
Project.
(Council District 6, Councilmember Brand)
SITE SIZE Approximately 13.05 net acres.
PLANNED LAND USE Existing - Medium-Low Density Residential
Proposed - Medium-Low Density Residential
ZONING Existing - R-1/UGM (Single Family Residential DistrictlUrban Growth
Management)
Proposed - R-1/UGM (Single Family Residential District/Urban Growth
Management)
PLAN DESIGNATION Pursuant to Table 2 (Planned Land Use and Zone District Consistency
AND CONSISTENCY Matrix) of the 2025 Fresno General Plan and Section 12-403-B-1 (Zone
District Consistency Table) of the FMC, the existing R-1 zone district
classification for the subject property and -the existing Medium-Low
Density Residential planned land use designations for the subject
property may be found consistent.
ENVIRONMENTAL Finding of Project Conformity to the 2025 Fresno General Plan Master
FINDING Environmental Impact Report (MEIR) No. 10130 (SCH # 2001071097)
and Mitigated Negative Declaration No. A-09-02 (SCH # 2009051016)
filed on December 17, 2010.
REPORT TO THE PLANNING COMMISSION
Conditional Use Permit Application No. C-10-203
Vesting Tentative Tract Map No. 5973/UGM
February 02, 2011
Page 3
STAFF Recommend Approval (by the Planning Commission) of: (1) Adoption of
RECOMMENDATION the Finding of Conformity to the 2025 Fresno General Plan Master
Environmental Impact Report (MEIR) No. 10130 (SCH # 2001071097)
and Mitigated Negative Declaration No. A-09-02 (SCH # 2009051016)
prepared for Environmental Assessment No. C-10-203/T-5973 and filed
on December 17, 2010 for the Conditional Use Permit and Vesting
Tentative Tract Map applications; (2) Conditional Use Permit Application
No. C-10-203; and, (3) Vesting Tentative Tract Map No. 5973/UGM.
BORDERING PROPERTY INFORMATION
Planned Land Use Existing Zoning Existing Land Use
North R-1/UGM
Open Space/Golf Course Single Family Residential District/ Golf Course
Urban Growth Management
East R-1/UGM
Medium-Low Density Residential Single Family Residential District/ Single Family Residential
Urban Growth Management
South R-1/UGM
Medium-Low Density Residential Single Family Residential District/ Single Family Residential
Urban Growth Management
est Single Family Residential
Medium-Low Density Residential R-1/UGM g y
& Single Family Residential District/ &
Open Space/Golf Course Urban Growth Management Golf Course
ENVIRONMENTAL FINDING
The 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 (MEIR) No. 10130/State Clearing House No. 2001071097 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). The subject property remains vacant but may be
developed at an intensity and scale that is permitted by the planned land use designation and proposed
zone district classification for the site. Thus, the subdivision of the subject property in accordance with
Vesting Tentative Tract Map No. 5973/UGM will not facilitate an additional intensification of uses beyond
that which would be allowed by the above-noted planned land use designation. Moreover, it is not
expected that the future development will adversely impact existing city service systems or the traffic
circulation system that serves the subject property. These infrastructure findings have been verified by
the Public Works and Public Utilities Departments. If has been further determined that all applicable
mitigation measures of MEIR No. 10130 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 Air Quality MND as provided by
CEQA Section 15177(b)(3).
REPORT TO THE PLANNING COMMISSION
Conditional Use Permit Application No. C-10-203
Vesting Tentative Tract Map No. 5973/UGM
February 02, 2011
Page 4
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 and the Air Quality MND. Relative to the specific project proposal, the
environmental impacts noted in the MEIR and Air Quality MND, pursuant to the 2025 Fresno General
Plan land use designation, include impacts associated with the Medium-Low Density Residential
planned land use designation specified for the subject property. Based on the initial study prepared, the
following findings are made: (1) The proposed project was identified as a Subsequent Project in 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 (as indicated on the attached Environmental
Assessment Checklist) and Air Quality MND 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 and Air Quality MND.
Therefore, the project proposal has been determined to be within the scope of the MEIR and Air Quality
MND as defined by Section 15177 of the CEQA Guidelines and staff has properly published a Finding of
Conformity to MEIR No. 10130 dated December 17, 2010, 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 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.
BACKGROUND/ANALYSIS
Gary G. Giannetta Civil Engineering & Land Surveying, on behalf of Copper River Ranch Villages, LLC.,
property owner/subdivider, has filed Conditional Use Permit Application No. C-10-203, and Vesting
Tentative Tract Map No. 5973/UGM pertaining to approximately 13.05 net acres of property located on
the north side of East Clubhouse Drive between North Alicante and North Knotting Hill Drives; within the
Copper River Ranch Development Project.
Conditional Use Permit Application No. C-10-203 and Vesting Tentative Tract Map No. T-5973/UGM
propose to develop and subdivide the subject property for the purposes of creating a 56-lot single family
residential gated private street planned development subdivision with modified building setback
requirements at an overall density of approximately 4.29 dwelling units per acre. An additional three
"Outlots" are proposed to be dedicated for private street, public utilities, storm drain, and open space
purposes.
The subject property is currently zoned under the R-1/UGM (Single Family Residential/Urban Growth
Management) zone district classification. The subject property is located within the boundaries of the
2025 Fresno General Plan and Woodward Park Community Plan, which designate the subject property
for Medium-Low Density Residential (2.19-6.00 dwelling units/acre) planned land uses. Pursuant to
Table 2 (Planned Land Use and Zone District Consistency Matrix) of the 2025 Fresno General Plan and
Section 12-403-B-1 (Zone District Consistency Table) of the Fresno Municipal Code (FMC), the existing
R-1 (Single Family Residential) zone district and the proposed project density of approximately 4.29
REPORT TO THE PLANNING COMMISSION
Conditional Use Permit Application No. C-10-203
Vesting Tentative Tract Map No. 5973/UGM
February 02, 2011
Page 5
dwelling units per acre may be found to be consistent with the Medium-Low Density Residential planned
land use designation.
The subject property was previously approved for subdivision and development as Village "D" of Vesting
Tentai:ive Tract Map No. 5205 (Copper River Ranch); comprising 32 single family residential lots.
Vesting Tentative Tract Map No. 5973/UGM proposes the reconfiguration of the approved street and lot
patterns for further intensification.
Lots proposed to be created within the planned development meet the minimum lot area, lot width and
lot depth requirements of the R-1 zone district property development standards; ranging in size from
approximately 7,000 square feet in area to approximately 12,000 square feet in area.
An additional three "Outlots" are proposed to be dedicated and utilized for private street, public utility,
storm drain, and open space purposes.
The conditional use permit will provide for reduced front and rear yard setbacks as are typically provided
in planned development subdivisions. Residential units range from 2,350 to 2,743 square feet in floor
area. Two-car, garages are typical throughout the subdivision with an additional separate one car
garage (three covered parking spaces) also standard except where opted as an additional bedroom.
The subject property is bounded on the north by the Copper River Ranch Golf Course. Property to the
east, south and west of the subject property has been subdivided and partially developed for single
family residential land uses.
Streets and Access Points
The subject property is located on the north side of East Clubhouse Drive between North Alicante and
North Knotting Hill Drives; within the Copper River Ranch Development Project. The adjacent segment
of East Clubhouse Drive is designated as a Local Public Street. Interior streets will be gated and private
without sidewalks.
On December 09, 2010, the City Council approved Resolution No. 2010-279 authorizing specific
"pending" applications for planned unit developments designed without sidewalks on both sides of
private residential streets to proceed with the entitlement process subject to: (1) The entitlement
application must have been received by the City of Fresno and deemed "complete" as defined by the
Fresno Municipal Code prior to December 09, 2010; (2) The development applications must be for
"vesting" entitlements; and, (3) -rhe applicant must enter into an agreement to defend, hold harmless
and indemnify the City of Fresno. This Resolution acknowledged five development entitlement
applications for approximately 370 total single family residential units currently pending; including
Vesting Tentative Tract Map No. 5973/UGM.
The Public Works Department, Traffic Engineering Division has reviewed the proposed project and
potential traffic related impacts for the conditional use permit and vesting tentative tract map
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
November 23, 2010. 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, and sidewalks, permanent
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)
REPORT TO THE PLANNING COMMISSION
Conditional Use Permit Application No. C-10-203
Vesting Tentative Tract Map No. 5973/UGM
February 02, 2011
Page 6
Fee, and the Regional Transportation Mitigation Fee (RTMF) Fee, and Copper River Ranch Assocaited
major Roadway Infrastructure and Interior Collector Roadway Facility Fees.
All necessary dedications to facilitate street improvements have been previously made and no vacations
of public street rights-of-way have been identified as necessary at this time.
The area street plans are the product of careful planning that projects traffic capacity needs based on
the densities and intensities of planned land uses anticipated at build-out of the planned area. These
streets will provide adequate access to, and recognize the traffic generating characteristics of, individual
properties and, at the same time, afford the community an adequate and efficient circulation system.
Public Services
The Department of Public Utilities (DPU) has determined that adequate sanitary sewer and water
services are available to serve the project site subject to implementation of the 2025 Fresno General
Plan policies and the mitigation measures of Master Environmental Impact Report No. 10130.
Construction and installation of public facilities and infrastructure in accordance with Department of
Public Works standards, specifications and policies, including extensions of sewer and water services
within the proposed tract, are also required.
Therefore, implementation of the 2025 Fresno General Plan policies and the mitigation measures of
Master Environmental Impact Report No. 10130, along with the implementation of the Water Resources
Management Plan and the identified project specific conditions of approval will provide an adequate,
reliable, and sustainable water supply for the project's urban domestic and public safety consumptive
purposes.
The proposed subdivision will be serviced by the Department of Public Utilities, Solid Waste Division
with Basic Container Service (three containers for solid waste, green waste, and recyclable materials).
The City of Fresno Fire Department has conditioned the proposed project with requirements for
installation of on-site fire hydrants and the provision of adequate fire flows per Public Works Standards,
with two sources water. Additionally, the proposed project will be required to designate specific
locations within the proposed private street network as "Fire Lanes", with on-street parking restrictions in
order to accommodate emergency vehicle movements. These restricted parking areas are limited
primarily to cul-de-sacs, "T" intersections, corners, and the primary entryway into the gated subdivision;
leaving most street segments available for on-street parking. Emergency vehicle access (EVA) and
gated entries will be required to provide approved Police/Fire bypass locks.
The Fresno Metropolitan Flood Control District (FMFCD) has indicated that drainage service is available
for the development subject to the developer constructing new, and relocating and removing portions of
existing, FMFCD Master Plan Facilities as determined by the district. Major storm flows from north of
the subject property (north portion of the Copper River Ranch) have historically flowed south across the
subject property through an existing 40-foot wide public utility easement (PUE). The portion of this
PUE, which is located within proposed Outlot "B" of Vesting Tentative Tract Map No. 5973/UGM will be
required to be graded and improved as a drainage "channel" maintained with vegetation. The
subdivider/developer will also be responsible for accommodating the passage of the major storm flow to
East Clubhouse Drive through the improvement of interior private streets to standards approved by
FMFCD for conveyance and storage of flood flows. A drainage report that identifies the adequacy of the
conveyance capacity of the streets within the project for major storm flows, including but not limited to,
the height of curb, elevation of finish floors, and the setback distances of structures to property lines will
be required. Amendments or modifications to the FMFCD requirements will be required to be approved
REPORT TO THE PLANNING COMMISSION
Conditional Use Permit Application No. C-10-203
Vesting Tentative Tract Map No. 5973/UGM
February 02, 2011
Page 7
by the FMFCD Board of Directors, pursuant to Section 13-1307 of the Fresno Municipal Code, prior to
approval of the final map.
Conditional Use Permit Findings
Based upon analysis of the conditional use permit application and subject to the applicant's compliance
with all of the conditions of approval noted, staff concludes that the following required findings of Section
12-405-A-2 of the Fresno Municipal Code (FMC) can be made.
FINDINGS PER FRESNO MUNICIPAL CODE SECTION 12-405-A-2.
a. All applicable provisions of this Code are complied with and the site of the proposed use is
adequate in size and shape to accommodate said use, and accommodate all yards, spaces, walls
and fences, parking, loading, recycling areas, landscaping, and other required features;and,
Finding The area of the proposed residential planned development is approximately 13.05 net
a: acres in size. The subject site has been proposed to be subdivided into 56 residential lots,
with lot sizes ranging from approximately 7,000 to 12,000 square feet in area at an overall
density of approximately 4.29 dwelling units/acre. Multi-department/agency review of the
proposed development plan (Conditional Use Permit Application No. C-10-203) has
demonstrated that there is adequate space to meet all applicable requirements of the Code
as established and modified in the Special Permit conditions of approval dated February
027 2011; including yards, spaces, walls and fences, parking, landscaping and open spaces
and other required features.
b. The site for the proposed use relates to streets and highways adequate in width and pavement
type to carry the quantity and kind of traffic generated by the proposed use;and,
Finding Staff from the Public Works Department, Transportation Planning section has estimated `
b: that the proposed development will generate approximately 42 a.m./57 p.m. peak hour
vehicle trips which can be accommodated by the adjacent streets subject to the respective
requirements for improvement of adjacent portions of the public street network where not
existing, and improvement of interior private streets in accordance with the Department of
Public Works, Public Utilities, and FMFCD memorandums referenced above. These
requirements are necessary for the traffic generated by the project and to accommodate
city services and meet the needs of the proposed subdivision.
c. The proposed use will not be detrimental to the public welfare or injurious to property or
improvements in the area in which the property is located. The third finding shall not apply to
uses which are subject to the provision of Section 12-306-N-30 of this Code.
Finding The staff of the Development and Resource Management Department has determined that
c: 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.
REPORT TO THE PLANNING COMMISSION
Conditional Use Permit Application No. C-10-203
Vesting Tentative Tract Map No. 5973/UGM
February 02, 2011
Page 8
Tentative Tract Map Findings
The Subdivision Map Act (California Government Code Section 66400 et. seq.) requires that a proposed
subdivision not be approved unless the map, together with its design and improvements, is found to be
consistent with the General Plan and any applicable specific plan (Finding No. 1 below).
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 Fresno General Plan and Woodward Park Community Plan. Pursuant to Table 2
(Planned Land Use and Zone District Consistency Matrix) of the 2025 Fresno General Plan and
Section 12-403-B-1 (Zone District Consistency Table) of the FMC the project design meets the
density and zoning ordinance criteria for development in the Medium-Low Density Residential
planned land use and R-1 (Single Family Residential) zone district designation.
2. This site is physically suitable for the proposed type and density of development, because
conditions of approval prepared 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 all
agricultural uses on the subject property have been discontinued and the site is located within an
area, which has been substantially graded and developed with urban uses. The subject property
remains fallow without trees, vegetation, or irrigation to sustain and attract wildlife; or, provide a
suitable habitat to species other than vermin. Furthermore, the project will have no impact on the
adjacent golf course, which will continue to provide an appropriate and suitable habitat for local
species of fauna.
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 ensure that the
subdivision conforms to city health and safety standards, specifications, and policies.
5. The proposed subdivision design will not conflict with public easements within or through the site,
because the project design and conditions of approval will assure noninterference with any
existing or proposed easements on the subject property.
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, which will
permit alignment of structures in an east-west direction for southern exposure.
The subdivision map, subject to the recommended conditions of approval, complies with the design and
property development standards of the Zoning Ordinance and local Subdivision Ordinance except as
modified in accordance with Planned Development allowances. 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.
REPORT TO THE PLANNING COMMISSION
Conditional Use Permit Application No. C-10-203
Vesting Tentative Tract Map No. 5973/UGM
February 02, 2011
Page 9
Action by the Planning Commission regarding the conditional use permit and vesting tentative tract map
are final unless appealed in accordance with the Fresno Municipal Code, Sections 12-406-1 and
12-1019, respectively.
Conclusion
Action by the Planning Commission regarding Conditional Use Permit Application No. C-10-203 and
Vesting Tentative Tract Map No. 5973/UGM is final unless appealed in accordance with Sections
12-406-J and 12-1019 of the FMC.
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 Conditional Use Permit Application No. C-10-203, and Vesting Tentative Tract Map No.
5973/UGM are appropriate for the project site.
Attachments: Vicinity Map
2010 Aerial Photograph
Public Hearing Notice Mailing List Vicinity Map
2025 Fresno General Plan Planned Land Use Map
Vesting Tentative Tract Map No. T-5973/UGM
Exhibits for Conditional Use Permit Application No. C-10-203
Conditions of Approval for Vesting Tentative Tract Map No. 5973/UGM dated February 02, 2011.
Conditions of Approval for Conditional Use Permit Application No. C-10-203 dated
February 02, 2011
Environmental Assessment No. C-10-203/T-5973, Finding of Conformity to the 2025 Fresno
General Plan Master Environmental Impact Report (MEIR) No. 10130 and Mitigated Negative
Declaration for Plan Amendment A-09-02 (Air Quality MND) prepared for Environmental
Assessment No. C-10-203/T-5973 dated December 17, 2010.
CiftLd+\ta-V==
W.TACKETT
PLANNING & DEVELOPMENT DEPARTMENT
2600 FRESNO STREET
FRESNO, CA. 93721-3604
THIS IS A LEGAL NOTICE
Conditional Use Permit Application No.C-10-203
Vesting Tentative Tract Map No.5973/UGM
North side of E.Clubhouse Dr.btwn N.Alicante
and N.Knotting Hill Dr.
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CITY OF FRESNO
PLANNING AND DEVELOPMENT DEPARTMENT
CONDITIONS OF APPROVAL
FEBRUARY 02, 2011
VESTING TENTATIVE TRACT MAP NO. 5973/UGM
"A PLANNED DEVELOPMENT"
NORTH SIDE OF EAST CLUBHOUSE DRIVE BETWEEN NORTH ALICANTE AND NORTH KNOTTING HILL DRIVES;
WITHIN THE COPPER RIVER RANCH DEVELOPMENT PROJECT
t
All tentative maps are subject to the applicable provisions of the State Subdivision Map Act,
Fresno Municipal Code (FMC), City policies, and City of Fresno Standard Specifications. The
following specific conditions are applicable to this vesting tentative 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. 5973/UGM, the subdivider
may prepare a Final Map in accordance with the approved tentative map, and
Conditional Use Permit Application No. C-10-203.
2. An Air Impact Assessment (AIA) application for the proposed project shall have been
submitted to the San Joaquin Valley Air Pollution Control District prior to the
submittal/acceptance of any phase of the Final Map for recordation/processing.
3. The developer/owner shall pay the appropriate park facilities fee and/or dedicate lands
for parks and recreation purposes pursuant to Ordinance Nos. 2005-112 and 2005-113
adopted by the Fresno City Council on September 27, 2005.
4. Submit grading plans and a soils report to the City of Fresno Planning and Development
Department for verification prior to Final Map approval (Reference: Sections 12-1022
and 12-1023 of the Fresno Municipal Code). Grading plans shall indicate the location of
any required walls and indicate the proposed width of required landscape easements or
strips. Approval of the grading plan is required prior to Final Map approval.
Vesting Tentative Tract Map No. T-5973/UGM
February 02, 2010
Page 2 of 11
5. At the time of Final Map submittal, the subdivider shall submit engineered construction
plans to the City of Fresno Public Works, Public Utilities, and Planning and Development
Departments for grading, public sanitary sewer system, public water system, street
lighting system, public streets, and storm drainage, including other technical reports and
engineered plans as necessary to construct the required public improvements and work
and applicable processing fees.
6. Engineered construction plans shall be approved by the City prior to the approval of the
Final Map. If, at the time of Final Map approval, such plans have not been approved, the
subdivider shall provide performance security in an amount established by the City to
guarantee the completion of plans.
7. Public utilities easements, as necessary, shall be shown on the Final Map and dedicated
to the City of Fresno. Public utility easements beyond the limits of the Final Map, but
required as a condition of development, shall be acquired at -the subdivider's cost and
shall be dedicated by separate instrument at the time of Final Map approval. The
relocation of existing utilities necessitated by the required public improvements shall be
paid for by the subdivider. The subdivider is responsible to contact the appropriate utility
company for information.
8. Comply with the conditions, policies and standards set forth in the City of Fresno,
Municipal Code, 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.
9. The subdivider shall pay applicable fees for, but not limited to, plan checks for street
improvements and other grading and construction; street trees, street signs, water and
sewer service, and inspections in accordance with the City of Fresno Master Fee
Schedule (City Resolution No. 79-606 and No. 80-420) and any amendments,
modifications, or additions thereto; and in accordance with the requirements of State law
as related to vesting tentative maps.
10. The subdivider shall furnish to the City acceptable security to guarantee the construction
of the off-site street improvements in accordance with all applicable provisions of the
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.
11. As a condition of Final Map approval, the subdivider shall furnish to the City a
subdivision guarantee listing all parties having any right, title or interest and the nature of
their interest per State law.
GENERAL INFORMATION
12. 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
Vesting Tentative Tract Map No. T-5973/UGM
February 02, 2010
Page 3 of 11
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.
i) Attached for the subdivider/developer's use is a copy of the Mode of Delivery
Agreement— New Construction Form.
13. 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.
14. 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.
15. 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.
16. 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.
17. If archaeological and/or animal fossil material is encountered during project surveying,
grading, excavating, or construction, work shall stop immediately.
18. 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.
19. If animal fossils are uncovered, the Museum of Paleontology at the University of
California, Berkeley shall be contacted to obtain a referral list of recognized
paleontologists. An assessment shall be conducted by a paleontologist; if the
paleontologist determines the material to be significant, a recommendation shall be
made to the City as to any further site investigation or preservation measures.
20. 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
Vesting Tentative Tract Map No. T-5973/UGM
February 02, 2010
Page 4 of 11
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.
ZONING & PROPERTY DEVELOPMENT STANDARDS
21. As a proposed "Planned Development" subdivision, approval of Vesting Tentative Tract
Map No. 5973/UGM is contingent upon approval of Conditional Use Permit Application
No. C-10-203; authorizing the planned development of the subject property.
22. The subject property is zoned R-1/UGM (Single Family Residential District/Urban
Growth Management). Any development on the subject property or individual lots
resulting from a subdivision thereof shall comply with the property development
standards of the R-1 zone district except as may be modified herein pursuant to
Conditional Use Permit Application No. C-10-203.
23. Proposed Outlot "A" of Vesting Tentative Tract Map No. 5973/UGM shall be dedicated
for private street, public utility, and storm drain purposes.
24. Proposed Outlot "B" of Vesting Tentative Tract Map No. 5973/UGM shall be dedicated
for open space, public utility and storm drain purposes.
25. Proposed Outlot "C" of Vesting Tentative Tract Map No. 5973/UGM shall be dedicated
for open space purposes.
Lot Area and Dimensions
26. Pursuant to Section 12-306-N-21 of the FMC the Director of the Development and
Resource Management Department or the Planning Commission may modify the
property development standards of the underlying zone district if determined that the
proposed development conforms to the provisions of the abovementioned section.
However, in no case shall proposed parcels be less than the following minimum
standards:
Vesting Tentative Tract Map No. T-5973/UGM
February 02, 2010
Page 5 of 11
a) Proposed lots shall be configured and dimensioned in accordance with Vesting
Tentalive Tract Map No. 5973/UGM.
• NOTE: All lots proposed by Vesting Tentative Tract Map No. 5973/UGM
comply with the minimum lot area and lot dimension development standards
of the R-1 zone district.
Building Setbacks
27. Building setbacks shall be provided in accordance with the Conditions of Approval and
the approved site plan (Exhibit[s] "A") for Conditional Use Permit Application No.
C-10-203.
Fences, Hedges & Walls
28. Fences Hedges and Walls shall be provided in accordance with the Conditions of
Approval and the approved site plan (Exhibit[s] "A") for Conditional Use Permit
Application No. C-10-203.
LANDSCAPING AND OPEN SPACE
29. All proposed landscaped open spaces, pedestrian connections, entryways, and
pathways shall be improved in accordance with the approved landscape improvement
plans, which are to be submitted to the Development and Resource Management
Department for review and approval prior to Final Map approval.
a) Entryways should contain enhanced landscaping (and irrigation systems), surface
materials, and fencing/wall treatments 'that respectively improve and better define a
project's visual image and character.
• NOTE: Lighting details shall be provided with the submittal of the landscape
improvement plans.
30. Maintenance of all Outlots proposed within the boundary of Vesting Tentative Tract Map
No. 5973/UGM shall be provided pursuant to the Maintenance Obligations stipulated
herein below or in a mariner which provides appropriate security and is deemed
acceptable to both the City of Fresno Development and Resource Management and
Public Works Departments.
31. Landscaping, which is compliant with the City of Fresno "Anti-Graffiti Landscaped Buffer
Development and Planting Standards," shall be required adjacent to all required walls or
fences that are accessible to the public and shall be maintained in accordance with the
Maintenance Obligations stipulated herein below; or, in a manner which provides
appropriate security and is deemed acceptable to both the City of Fresno Development
and Resource Management and Public Works Departments.
32. 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 landscape
easements as determined by the Planning and Development Department. Street trees
shall be planted at the minimum rate of one tree for each 60 feet of street frontage; or,
one tree per home (whichever is greater) by the developer. The subdivider is required to
provide irrigation for all street trees. The irrigation system shall comply with FMC
Vesting Tentative Tract Map No. T-5973/UGM
February 02, 2010
Page 6 of 11
Section 12-306-N-23, Water Efficient Landscape Standards and AB 1881 Model Water
Efficient Landscape Ordinance.
33. Comply with all of the: (1) Street Tree; (2) Buffer Landscape & Maintenance; (3) Median
Island Landscape; and, (4) Outlot requirements stipulated within the Department of
Public Works Engineering Division memorandum from the Park Supervisor dated
October 31, 2010.
STREETS AND RIGHTS-OF-WAY
The following street names shall be corrected on the tentative map:
Street Name Status Required Change
(provide new street names for
(blank fronting onto Lots 40-48) Add (preview & approval)
East Clubhouse Avenue Change East Clubhouse Drive
(blank siding onto Lot 29) Add (Provide new street names for
review & approval)
North Knotting Avenue Change North Knotting Hill Drive
38. 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.
39. Comply with all of the requirements stipulated within the attached Public Works
Department, Traffic and Engineering Division memorandum dated November 23, 2010
with the following exceptions:
a) In accordance with City Council Resolution No. 2010-279, the proposed project is
exempt from providing sidewalks on both sides of private streets subject to the
execution of an indemnification agreement, in a form provided by the City of Fresno,
prior to Planning Commission action respective to the proposed project.
SANITARY SEWER SERVICE
The nearest sanitary sewer mains to serve the proposed project is an 8-inch main located in
East Clubhouse Drive. The following sewer improvement conditions shall be required prior to
providing City sewer service to the project:
40. Comply with all of the requirements stipulated within the attached Department of Public
Utilities, Planning and Engineering Division (Sanitary Sewer) memorandum dated
November 01, 2010.
WATER SERVICE
The nearest water main to serve the proposed project is a 12-inch main located in East
Clubhouse Drive. The following water improvements shall be required prior to providing City
water service to the project:
Vesting Tentative Tract Map No. T-5973/UGM
February 02, 2010
Page 7 of 11
41. Comply with all of the requirements stipulated within the attached Department of Public
Utilities, Water Division memorandum dated November 09, 2010.
SOLID WASTE SERVICE
This tract will be serviced as Single Family Residential properties with basic container
service, subject to the following conditions:
42. Comply with all of the requirements stipulated within the attached Department of Public
Utilities, Solid Waste Division memorandum dated November 23, 2010.
FIRE SERVICE
Fire service is available to the proposed tract subject to the following requirements:
43. Comply with all of the requirements stipulated within the attached Fresno Fire
Department memorandum dated November 04, 2010.
FLOOD CONTROL AND DRAINAGE
44. The subdivider shall be required to comply with the specific requirements imposed by
the Fresno Metropolitan Flood Control District (FMFCD) for the subdivision or any
amendments or modifications to those requirements which may be granted by the
FMFCD Board of Directors, pursuant to Section 13-1307 of the Fresno Municipal Code.
These requirements are identified in the District's letters to the Planning and
Development Department dated November 23, 2010.
COUNTY OF FRESNO DEPARTMENT OF PUBLIC HEALTH
45. Comply with all of the requirements stipulated within the attached County of Fresno
Department of Public Health memorandum dated October 27, 2010.
RIGHT-OF-WAY ACQUISITION
46. The developer will be responsible for the acquisition of any necessary right-of-way to
construct any of the required improvements.
47. Rights-of-way acquisition shall include any rights-of-way necessary for proper drainage,
signing, pole relocation, and shoulder grading. In general, this will require right-of-way to
be provided approximately 10 feet outside the travel lane. The exact requirement must
be determined at the project design stage based on the existing conditions and detailed
design information.
48. 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.
49. 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
Vesting Tentative Tract Map No. T-5973/UGM
February 02, 2010
Page 8 of 11
determined by the City of Fresno Real Estate Section) prior to preparation of a
Subdivision Agreement.
50. The subdivider shall submit adequate security in the form of a cash deposit to guarantee
payment of all costs associated with the acquisition, including staff time, attorney's fees,
appraisal fees, court costs, and all related expenditures and costs necessary to effect
the acquisition of such easements or rights-of-way.
MAINTENANCE OBLIGATIONS
51. 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.
52. If the owner/developer chooses to be annexed into the City's CFD for maintenance
purposes, then an Annexation Request Package shall be submitted to the Public Works
Department for review, processing, and approval.
• NOTE: Packages must be complete with all required information in order to
be accepted. The Annexation Request Form is available on-line on the City
of Fresno website (http://www.fresno.gov) under the Public Works Department
Developer Doorway.
a) Construction plans for all features to be maintained by a CFD for a final map shall be
included in the final map submission to the Development Department for processing.
Where applicable, this shall include a Street Tree Location and Street Tree Species
(by street) map. Landscaping plans shall contain actual tree and plant counts by
species and include the areas (in square feet) of turf, shrubs and trees, and
sidewalks or other paved areas within all landscaped areas.
• NOTE: The Department of Public Works will not be responsible for the
maintenance of any outlots if they are not included into the Community
Facilities District (CFD). If the outlots are to be included into the CFD, the
Department of Public Works will require that landscape and irrigation plans
be submitted with landscape buffer plans for approval prior to inclusion into
the CFD.
Vesting Tentative Tract Map No. T-5973/UGM
February 02, 2010
Page 9 of 11
b) Proceedings to place the Final Map into a CFD shall not commence until the Final
Map has been annexed into the City of Fresno and the Final Map, Landscape and
Street Construction Plans are considered to be technically correct.
c) If the developer/subdivider elects to petition for annexation into the City's Community
Facilities District, he/she shall be required to provide the City of Fresno, Department
of Public Works, with copies of signed acknowledgments from each purchaser of a
lot within the subdivision, attesting to the purchasers understanding that the lot will
have an annual maintenance assessment and that he/she is aware of the estimated
amount of the assessment. The developer/subdivider shall execute and record a
covenant on each lot providing notice that the subject property is subject to annual
payment of the Community Facilities District assessment.
55. Should the City Council or owner/developer choose not to include all of the maintenance
items or certain items listed above in a CFD, then the property owner/developer shall be
responsible for establishing a Home Owners' Association (HOA) or other property based
management mechanism which provides for the maintenance of these items in a
manner which provides appropriate security and is deemed acceptable to both the City
of Fresno Development and Resource Management and Public Works Departments.
a) The subdivider shall establish a Home Owners' Association (or other approved
mechanism) to perform the above listed maintenance responsibilities pursuant to a
formal agreement with the City pursuant to Section 12-1026 of the Fresno Municipal
Code. The agreement with the City described herein, shall among other things,
specify level of effort and frequency, insurance requirements, traffic control, and
inspection and be subject to approval by the Director of Public Works and the City
Attorney's Office.
• NOTE: Should the owner/developer elect to establish a Home Owners'
Association to perform maintenance obligations and assure that said
obligations are met, then the owner/developer may include such other items
as are deemed appropriate and necessary for the sustainability of the
subdivision and its amenities within the responsibilities of the association.
b) The proposed Declaration of Covenants, Conditions, and Restrictions (CC&Rs) and
the proposed instruments for the homeowners association shall be submitted to the
Development and Resource Management Department for review prior to final map
approval. Said documents shall be recorded with the final map or alternatively
submit recorded documents or documents for recording prior to final acceptance of
subdivision improvements. Said documents shall include assignment of
responsibility to the homeowners association for landscaping and other provisions as
stated in the Development and Resource Management Department Guidelines for
preparation of CC&Rs dated January 11, 1985.
i) Proposed CC&Rs for the project shall include a term, which stipulates that there
shall be no parking in driveways if the distance from the garage to the face of
curb is less than 18 feet. If all garages are to be setback a minimum of 18 feet,
then no such term shall be required.
Vesting Tentative Tract Map No. T-5973/UGM
February 02, 2010
Page 10 of 11
DEVELOPMENT FEES AND CHARGES
This project is subject to the following fees and charges:
• Applicable Flood Fees as determined by the Fresno Metropolitan Flood Control District.
SEWER CONNECTION CHARGES FEE RATE
a. Lateral Sewer Charge [1] $0.10/sq. ft. (to 100' depth)
b. Oversize Charge [1] $0.05/sq. ft. (to 100' depth)
c. Trunk Sewer Charge [2] N/A
Service Area: Herndon
d. Wastewater Facilities Charge [3] $2,119/living unit
f. Copper River Ranch Sewer Backbone System [4] $877/living unit
g. Copper Avenue Sewer Lift Station Charge [4] $650/living unit
h. House Branch Sewer Charge [2] N/A
WATER CONNECTION CHARGES FEE RATE
i. Service Connection Charge Fee based on service(s) and
meter(s) sizes specified by owner;
fee for service(s) and Meter(s)
established by the Master Fee
Schedule.
j. Frontage Charge [1] $6.50/lineal foot
k. Transmission Grid Main Charge [1] $643/gross acre
(parcels 5 gross acres or more)
I. Transmission Grid Main
Bond Debt Service Charge [1] $243/gross acre
(parcels 5 gross acres or more)
m. UGM Water Supply Fee [2] $456/living unit
Service Area: 101-S
n. Well Head Treatment Fee [2] $0/living unit
Service Area: 101
o. Recharge Fee [2] $0/living unit
Service Area: 101
p. 1994 Bond Debt Service [1] $895/living unit
Service Area: 101
Vesting Tentative Tract Map No. T-5973/UGM
February 02, 2010
Page 11 of 11
CITYWIDE DEVELOPMENT IMPACT FEES FEE RATE
q. Fire Facilities Impact Fee — Citywide [4] $539/living unit
r. Park Facility Impact Fee— Citywide [4] $2278/living unit
s. Quimby Parkland Dedication Fee [2] $1120/living unit
t. Citywide Regional Street Impact Fee [3] $8,361/adj. acre
u. New Growth Area Major Street Fee [3] $18,790/adj. acre
v. Police Facilities Impact Fee— Citywide [4] $624/living unit
w. Traffic Signal Charge [1] $450.94/living unit
x. UGM Right of Way Acquisition Charge [2] N/A
COPPER RIVER RANCH IMPACT FEES FEE RATE
y. CRR Major Roadway Infrastructure
Facility Fee [4] $7,972/adj. acre
z. CRR Major Interior Collector Roadway
Facility Fee [4] $26,676/adj. acre
aa. CRR Clovis Mitigation Fee [2] $38.99/ADT [5]
ab. CRR Friant Widening Mitigation Fee [2] $9.76/ADT [5]
Notes:
On July 22, 2008, the Fresno County Board of Supervisors passed Ordinance No. 2008 — 023
requiring the payment of County Public Impact Facilities Impact Fees. The effective date of this
ordinance is September 20, 2008. Contact the County of Fresno, Public Works and Planning
Department to determine payment of this fee obligation. Confirmation by the County of Fresno
is required before the City of Fresno can issue building permits.
The Board of Directors of the Fresno County Regional Transportation Mitigation Fee Agency
approved Resolution No. 2009 — 01 requiring the payment of Regional Transportation Mitigation
Fee. The effective date of this resolution is January 1, 2010. Contact the Council of Fresno
County Governments (FCOG) to determine this fee obligation. Confirmation by the FCOG is
required before the City of Fresno can issue building permits,
[1] Deferrable through Fee Deferral Covenant.
[2] Due at Final Map.
[3] Due at Building Permit.
[4] Due at Certificate of Occupancy.
[5] Determined by Public Works.
CITY OF FRESNO
PLANNING AND DEVELOPMENT DEPARTMENT
CONDITIONS OF APPROVAL
FEBRUARY 02, 2011
CONDITIONAL USE PERMIT APPLICATION NO. C-10-203
"A PLANNED DEVELOPMENT"
NORTH SIDE OF EAST CLUBHOUSE DRIVE BETWEEN NORTH ALICANTE AND NORTH KNOTTING
HILL DRIVES; WITHIN THE COPPER RIVER RANCH DEVELOPMENT PROJECT
PART A - PROJECT INFORMATION
1. Assessor's
Parcel No(s): 579-072-12
2. Street Location: Located on the north side of East Clubhouse Drive between North
Alicante and North Knotting Hill Drives.
(Council District 6, Councilmember Brand)
3. Existing Zoning "R-1/UGM" (Single Family Residential/Urban Growth Management)
4. Proposed Zoning "R-1/UGM" (Single Family Residential/Urban Growth Management)
5. Existing
Planned Land Use: Medium-Low Density Residential (2.19-6.00 dwelling units/acre)
6. Proposed
Planned Land Use: Medium-Low Density Residential (2.19-6.00 dwelling units/acre)
7. Plan Areas: Woodward Park Community Plan
8. Project Description. Requests authorization to establish a 56-lot single family residential
gated private street planned development with modified property
development standards for lots proposed to be created by Vesting
Tentative Tract Map No. 5973/UGM.
PART B - GENERAL CONDITIONS AND REQUIREMENTS
The City of Fresno Planning Commission, on February 02, 2011, approved the special permit
application subject to the enclosed list of conditions and Exhibit(s) "A", "E" & "L", inclusive, of
Conditional Use Permit Application No. C-10-203.
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
Conditions of Approval
Conditional Use Permit Application No. C-10-203
February 02, 2011
Page 2 of 12
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(FMC)
Section 12-405.A can be made.
All discretionary conditions of approval will ultimately be deemed mandatory unless appealed
either verbally or in writing to the City of Fresno Planning Commission at the scheduled public
hearing regarding Conditional Use Permit Application No. C-10-6203 and Vesting Tentative
Tract Map No. T-5973/UGM.
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. 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 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 exhibit(s) to the final site plan(s).
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 February 02, 2015(four
years from the date of Director approval). The time limits for any special permit conditionally granted in
Conditions of Approval
Conditional Use Permit Application No. C-10-203
February 02, 2011
Page 3 of 12
conjunction with an approved tentative tract map shall be automatically extended upon the extension of
such tentative tract map pursuant to Section 12-1005.1 of the FMC.
To complete the back-check process for building permit relative to planning and zoning issues,
submit 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
Development Services(Planning)Division for final review and approval,a minimum of ten days
before applying for building permits.
Copies of this final approved site plan, elevations, landscape, and irrigation plans stamped by the
Development Services 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 Will Tackett at (559) 621-8063 or via e-mail at Will.Tackett@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.
NOTICE TO PROJECT APPLICANT
In accordance with the provisions of Government Code Section 66020(d)(1), the imposition of fees,
dedication, reservations or exactions for this project are subject to protest by the project applicant at the
time of approval or conditional approval of the development or within 90 days after the date of the
imposition of the fees, dedications, reservation or exactions imposed on the development project.
This notice does not apply to those fees,dedications, reservations or exactions which were previously
imposed and duly noticed; or, where no notice was previously required under the provisions of
Government Code Section 66020(d)(1) in effect before January 1, 1997.
PART C - PUBLIC IMPROVEMENT REQUIREMENTS
The following requirements are based on city records and the accuracy of the existing and proposed
on-site and off-site conditions depicted on the exhibits submitted. Requirements not addressed due to
omission or rnisrepresentaiion 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 geometrics may be directed
to Louise Gilio at (559) 621-8678 / Louise,Gilio 0fresno.gov of the City of Fresno Public Works
Department, Engineering Division, Traffic Section.
1. STREET ENCROACHMENT PERMITS, DEDICATIONS AND VACATIONS
a) Exhibit(s) "A" is required to include all street furniture, e.g.: public utility poles and boxes, guy
Conditions of Approval
Conditional Use Permit Application No. C-10-203
February 02, 2011
Page 4 of 12
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.
b) 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.
c) DEDICATIONS. The following dedication requirements must be satisfied rior to the issuance
of building permits:
i) Dedications shall take place in accordance with the Conditions of Approval for Vesting
Tentative Tract Map No. 5973/UGM.
d) VACATIONS. The following vacation requirements must be satisfied r[or to issuance of
building permits:
i) There are no vacations of public rights-of-way required at this time.
2. 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
irnprovements must be completed and accepted by the City prior to occupancy.
b) Existing off-site concrete improvements to remain in place shall be repaired if damaged and/or
off grade as determined by the Public Works Department, Construction Management Division
(559) 621-5500. Such repairs must be completedrp for to final occupancy.
c) Where required, design and construct curb,gutter,AC paving,and sidewalk patterns to Public
Works standards, specifications, and policies. Plans shall be prepared by a registered Civil
Engineer.
• NOTE: Reference Conditions of Approval for Vesting Tentative Tract Map No.
5973/UGM for requirements respective to local and interior private streets.
d) Install streetlights on all frontages to City Standards as determined by the City Traffic Engineer.
Street lighting plans are required and must be approved by 'the Public Works
Department/Engineering Services rior to commencement of the work.
e) Underground all existing off-site overhead utilities within the limits of this site as per FMC
Conditions of Approval
Conditional Use Permit Application No. C-10-203
February 02, 2011
Page 5 of 12
Section 12-1011, Section 8-801 and Resolution No. 78-522/88-229.
f) Submit four copies of a Geometric Approval Drawing (GAD) to Traffic Engineering for review
and approval, per the attached checklist, prior to submittal of street plans.
g) 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, Prior 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. (Include
this note on the site plan.)
PART D - PLANNING/ZONING REQUIREMENTS
1. PLANNING
a) Development is subject to the following plans and policies:
i) "R-1," Single Family Residential District(Section 12-211 of the FMC)
ii) "UGM", Urban Growth Management(Section 12-4.500 et seq. of the FMC)
iii) 2025 Fresno General Plan
iv) Woodward Park Community Plan
2. ZONING
a) Approval of Conditional Use Permit Application No. C-10-203 is contingent upon approval of
Vesting Tentative Tract Map No. 5973/UGM.
b) No portion of any proposed structure within the proposed residential planned development may
be located over either existing or proposed easements on the subject property without first
having obtained an easement encroachment permit through the Development and Resource
Management Department prior to issuance of building permits; and/or,
Existing easements on the subject property,which are located over lots proposed to be created
by Vesting Tentative Tract Map No. 5973/UGM, shall be abandoned, relocated or quitclaimed,
as may be appropriate prior to issuance of building permits.
3. POPULATION DENSITY
a) Pursuant to the Medium-Low Density Residential planned land use designation for the subject
property; the subject property shall be developed in accordance with Vesting Tentative Tract
Map No. 5973/UGM and Exhibit(s) "A" of Conditional Use Permit Application No. C-10-203.
Conditions of Approval
Conditional Use Permit Application No. C-10-203
February 02, 2011
Page 6 of 12
i) Based upon the number of dwelling units(du)allowed per acre, respective to the Medium-
Low Density Residential planned land use designation, the subject property is required to
be developed with between 2.19-6.00 du/acre to meet the density requirements of the 2025
Fresno General Plan and FMC.
• NOTE: Pursuant to Vesting Tentative Tract Map No5973/UGM and Conditional Use
Permit Application No. C-10-203, the subject property is proposed to be developed at
an overall density of approximately 4.29 du/acre.
ii) A subsequent entitlement will be required in order to revise the current development
proposal or authorize an alternative development scheme for the subject property. Further
environmental review may also be required for any future revisions dependent upon the
level of intensification that may be proposed.
4. BUILDING HEIGHT
a) No building or structure erected in the R-1 (Single Family Residential)zone district shall have a
height greater 35 feet.
b) All accessory buildings on the subject property, or lots proposed to be created by Vesting
Tentative Tract Map No. 5973/UGM shall comply with the requirements and provisions of the
development standards of the FMC for the R-1 zone district and are subject to the provisions of
Section 12-306-N-1 (Accessory Buildings) of the FMC.
• NOTE: Exceptions. Over height structures may be approved by the City of Fresno
Planning Commission or Director of the Planning and Development Department.
However, no roof structure or any space above the height limit shall be allowed for the
purpose of providing additional living or floor space.
5. BUILDING AND YARD SETBACKS AND SPACES BETWEEN BUILDINGS
Setbacks shall be provided in accordance with Exhibit(s)"A"of Conditional Use Permit Application
No.C-10-203,the Conditions of Approval for Vesting Tentative Tract Map No.5973/UGM;and,the
following:
a) Any proposed deviation from the building setbacks established by Exhibit(s) "A"of Conditional
Use Permit Application No. C-10-203 requires a revision to Conditional Use Permit Application
No. C-10-203.
b) Spaces between buildings shall be provided in accordance with the approved building setbacks
and building envelopes for individual properties respective to Exhibit(s)"A"of Conditional Use
Permit Application No. C-10-203 and the Conditions of Approval for Vesting Tentative Tract
Map No. 5973/UGM.
c) Proposed structures are required to be found in compliance with the fire resistive standards of
the Uniformed Building Code. In the event structures do not comply they must be modified so
as to meet the requirement.
Conditions of Approval
Conditional Use Permit Application No. C-10-203
February 02, 2011
Page 7 of 12
6. LOT COVERAGE
a) Lot coverage shall be permitted in accordance with the approved building setbacks and building
envelopes for individual properties respective to Exhibit(s) "A" of Conditional Use Permit
Application No. C-10-203 and the Conditions of Approval for Vesting Tentative Tract Map No.
5973/UGM.
7. OPEN SPACES AND LANDSCAPING
The subdivider shall provide and maintain all landscaping (and irrigation systems) in accordance
with the Conditions of Approval of Vesting Tentative Tract Map No. 5973/UGM, and the following:
a) A landscape and irrigation plan prepared by a landscape professional,shall be submitted to the
Development Services (Planning) Division and approved for all open space and recreational
areas within the development. These plans must be reviewed and approved prior to obtaining
building permits.
b) Outlots of Vesting Tentative Tract Map No.5973/UGM,which are proposed to be dedicated for
open space purposes shall be landscaped by the developer in accordance with the approved
landscape and irrigation plans and shall thereafter be maintained by the property
owner/subdivider in a manner which provides appropriate security and is deemed acceptable to
both the City of Fresno Development and Resource Management and Public Works
Departments.
c) All yards (including private) and areas designated for open space purposes shall be
landscaped and maintained in accordance with Sections 12-306-N-24 of the FMC.
i) All yards and landscaped areas located adjacent to street frontage shall be provided
automatic irrigation systems.
ii) All yards (including private) and areas designated for open space purposes shall comply
with the water efficient landscape standards in accordance with Section 12-306-N-23 of the
FMC.
d) All required Walls or fences, which are accessible to the public, shall incorporate an adjacent
landscaped buffer area pursuant to the City of Fresno "Anti-Graffiti Landscaped Buffer
Development and Planting Standards."
e) Provide a minimum of 112 medium sized trees on-site per FMC Section 12-306-N-24-g and in
accordance with the following:
i) Provide a minimum of one medium size tree for each required parking space, plus one
medium sized tree for each residential unit.
• NOTE: One medium size tree is defined as attaining a height of 30-60 feet at maturity.
Two small size trees, up to 30 feet high at maturity may be substituted for one medium
Conditions of Approval
Conditional Use Permit Application No. C-10-203
February 02, 2011
Page 8 of 12
size tree.
f) No building permit shall be issued for any development for which a special permit has been
issued until the requirements for street trees as provided in Article 3 of Chapter 11 of the FMC
have been met and street tree inspection fees paid pursuant to the Master Fee Schedule.
• NOTE: Street trees shall be planted by the property owner and shall be inspected by
the City pursuant to the payment of street tree inspection fees.
i) Fresno Municipal Code requires one (1) street tree per 60 linear feet of public street
frontage.
• NOTE: The Department of Public Works may approve a request for waiver of street
tree requirements if the applicant agrees to plant a minimum of one (1) tree (of similar
type and size) for every 60 linear feet of street frontage on private property within ten
feet of the back of the sidewalk.
• NOTE: An approved landscape plan, properly scaled and dimensioned, shall serve as
a street tree planting permit for on-site trees not in the public right of way. A copy of this
plan shall be kept at the job site at all times.
ii) Call (559) 621-5600 to notify the Public Works Department Construction Management
Division 72 hours priorto tree hole drilling/tree planting in the public right-of-way, in orderto
verify tree locations, to obtain inspection of drilling operations, and to check backfilling
procedures and safety barriers.
iii) All planting, irrigation and related work within the city right-of-way shall comply with the City
of Fresno Public Works Department Standard Specifications, Section 25 and 26.
iv) All landscaping and related work to be performed within the city right-of-way shall be done
by a qualified contractor and requires a street encroachment permit from the Public Works
Department prior to commencement. Call (559)621-8685 for information on encroachment
permits and required insurance and bonding.
g) All trees shall be maintained in good health. Trees may not be trimmed or pruned to reduce the
natural height or overall crown of the tree, except as necessary for the health of the tree and
public safety; or as may otherwise be approved by the Development and Resource
Management Department. (Include this note on the site plan and landscape plan.)
h) All vegetation shall be maintained free of physical damage or injuryfrom lack of water, excess
chemical fertilizer or other toxic chemical, blight, or disease, and any such vegetation which
shows signs of such damage or injury at any time shall be replaced by the same, similar, or
substitute vegetation of a size, form, and character, which will be comparable at full growth.
i) Landscaping shall be kept free from weeds and undesirable grasses.
j) Landscaping must be in place before issuance of the certificate of occupancy for each
Conditions of Approval
Conditional Use Permit Application No. C-10-203
February 02, 2011
Page 9 of 12
individual dwelling.
i) A Hold on Occupancy shall be placed on the proposed development until such time that
landscaping has been approved and verified for proper installation by the Development
Services Division. (Include this note on the site and landscape plans.)
• NOTE: The hold on occupancy may be released at the discretion of the Development
and Resource Management Department to subjectively accommodate inappropriate
planting conditions, which are outside of the control of the developer/subdivider (e.g.
weather conditions which may be prohibitive to planting in a timely and appropriate
manner, etc.).
• NOTE: The use of utilities for temporary occupancy may be allowed by the Building
Official pursuant to FMC Section 13-100.110.1.2 et seq.
ii) Prior to granting of final occupancy, a written certification, signed by a landscape
professional approved by the Development and Resource Management Department
Director, shall be submitted stating that the required landscaping and irrigation system have
been installed in accordance with the landscaping and irrigation plans approved by the
Planning Division. (Include this note on the site and landscape plans.)
8. FENCES, HEDGES, AND WALLS
Fences, hedges and walls shall be provided in accordance with the Conditions of Approval of
Vesting Tentative Tract Map No. 5973/UGM and, the following:
a) All proposed fences, hedges and walls, etc. shall be reviewed and approved prior to installation
by the City of Fresno, Development and Resource Management Department. (Include this
note on the site plan.)
i) Clearly depict any proposed/existing fences, hedges and walls on Exhibit(s) "A" of
Conditional Use Permit Application No. C-10-203. Note that all proposed/existing fences,
hedges and walls must comply with all policies, ordinances, regulations, etc. of the City of
Fresno, Development and Resource Management Department.
ii) Submit a rendering depicting the fence, hedge or wall height, material, location etc. for
review and approval.
• NOTE: Only those fences, hedges and walls as shown on the site plan shall be
reviewed for approval.
b) All fences, hedges and walls shall conform to the provisions of Section 12-306-H of the FMC
except as may be modified herein below.
• NOTE: Without exception, all present and future fences, hedges, and walls shall not
exceed three feet in height within the corner cut-off area defined at Section
12-306-H-3-e of the FMC; and, shall conform to all aspects of the corner cut-off
Conditions of Approval
Conditional Use Permit Application No. C-10-203
February 02, 2011
Page 10 of 12
provisions of Section 13-227 (Obstruction to Visibility at Intersection) and 13-228
(Intersection Visibility, Investigation and Enforcement. Lien.) of the FMC.
c) Fences, hedges, and walls, not greater than six feet in height, shall be permitted on all rear and
side property lines and on or to the rear of all front yard setback lines.
d) No fence, hedge, or wall over three feet in height shall be permitted in any required front yard
setback area.
e) Temporary fences to secure projects under construction are allowed. Any temporary fence
shall be adequately secured and constructed to prevent overturning due to wind, vandalism,
and/or casual contact by the general public. The construction shall be performed in such a
manner as to minimize any potential safety hazard, which may occur as a result of improper
fence installation or damage to the fence.
9. ACCESS
a) There shall be vehicular access from a dedicated and improved street,alley or recorded private
access to off-street parking facilities.
b) There shall be pedestrian access from a dedicated and improved street, alley or recorded
private access to property used for residential purposes.
c) Vehicular and/or pedestrian access shall be maintained and remain clear at all times.
d) Provide vehicular and/or pedestrian access as noted on Exhibit(s)"A"of Conditional Use Permit
Application No. C-10-203 and as indicated per Conditions of Approval for Vesting Tentative
Tract Map No. T-5973/UGM.
10. OUTDOOR ADVERTISING AND MARKETING
a) Signs, other than directional signs, if applicable,are not approved for installation as part of this
special permit. Submit for a separate Master Sign Program or Sign Review Application.
Applications and requirements for submittal are available at the Planning Division's Public Front
Counter. (Include this note on the site plan).
11. BUILDING STANDARDS AND ELEVATIONS
Building plans and elevations for all residential dwellings in the subject planned development shall
be subject to review and approval bythe Development and Resource Management Department in
accordance with the following:
a) Clearly identify all condensing units,air conditioning and heating units on the site and elevation
plans. Roof mounted mechanical equipment shall be recessed and shall not be visible from the
public right-of-way (or private street) or shall be placed on the ground outside of the required
yards.
Conditions of Approval
Conditional Use Permit Application No. C-10-203
February 02, 2011
Page 11 of 12
• NOTE: When placed on the ground outside of required yards, condensing units shall
be screened from view of the public right-of-way with structures, fencing and/or
landscaping as may be appropriate.
b) Pursuant to Policy numbers C-20-f, C-21-a, C-21-b and C-21-c of the 2025 Fresno General
Plan, all proposed buildings shall include design features and decorative treatments. Visible
sides of buildings shall not be developed with featureless "blank" walls. Design measures
should be utilized to avoid large scale, massive, monolithic, and repetitive "institutional'visual
appearances. This may be accomplished by varying the building footprint with indentations,
projections, offsets, different building materials, or adding polyfoam with a stucco finish to add
visual interest and to break up monotonous walls. Submit elevations inclusive of any required
modifications for review and approval.
i) Roofing material shall consist of:architectural grade composition roofing guaranteed bythe
manufacturer for at least 20 years; cement or clay tile; treated wood shakes; and/or,
architectural-grade metal and coated non-glare decorative metal roofing products.
ii) Garage doors with decorative features (which may include windows) shall be provided for
each dwelling on all lots within the subdivision which front onto, and gain access from a
street.
iii) Where proposed, attic vents shall be decorative, consistent with the style and character of
each structure.
PART E - CITY AND OTHER SERVICES
1. TRANS PO RTATION/TRAFFIC PLANNING REQUIREMENTS
a) Comply with all of the requirements stipulated within the attached Public Works Department,
Traffic and Engineering Services Division memorandum dated November 23, 2010 and any
requirements noted on Exhibit(s) "A" of Conditional Use Permit Application No. C-10-203.
2. SOLID WASTE COLLECTION
a) Comply with all of the requirements stipulated within the attached Department of Public Utilities,
Solid Waste Division memorandum dated November 23, 2010.
3. FIRE PROTECTION REQUIREMENTS
a) Comply with all of the requirements stipulated within the attached City of Fresno Fire
Department memorandum dated November 04, 2010.
4. STREET TREES, BUFFER, PARKWAY AND MEDIAN ISLAND LANDSCAPING
a) Comply with all of the requirements stipulated within the attached Department of Public Works,
Engineering Division memorandum from the Parks Supervisor dated October 31, 2010.
Conditions of Approval
Conditional Use Permit Application No. C-10-203
February 02, 2011
Page 12 of 12
S. FLOOD CONTROL REQUIREMENTS
a) Comply with all of the requirements stipulated within the attached Fresno Metropolitan Flood
Control District memorandum dated November 23, 2010.
6. PUBLIC UTILITIES REQUIREMENTS
a) Comply with all of the requirements of the attached Department of Public Utilities, Planning and
Engineering Division (Sanitary Sewer) memorandum dated November 01, 2010.
b) Comply with all of the requirements stipulated within the attached Department of Public Utilities,
Water Division memorandum dated November 09, 2010.
7. COUNTY OF FRESNO, DEPARTMENT OF COMMUNITY HEALTH
b) Comply with all of the requirements stipulated within the attached County of Fresno Department
of Public Health memorandum dated October 27, 2010.
PART F - MISCELLANEOUS
Approval of this site plan is contingent upon the submittal of corrected site plans showing all
existing/proposed on-site conditions as reflected on all exhibits and the following:
1. If archaeological and/or animal fossil material is encountered during project surveying, grading,
excavating, or construction, work shall stop immediately.
2. If there are suspected human remains,the Fresno County Coroner shall be immediately contacted.
If the remains or other archaeological material is possibly Native American in origin, the Native
American Heritage Commission (Phone: 916/653-4082) shall be immediately contacted, and the
California Archaeological Inventory/Southern San Joaquin Valley Information Center
(Phone: 805/644-2289)shall be contacted to obtain a referral list of recognized archaeologists. An
archaeological assessment shall be conducted for the project, the site shall be formally recorded,
and recommendations made to the City as to any further site investigation or site
avoidance/preservation.
3. If animal fossils are uncovered, the Museum of Paleontology, U.C. Berkeley shall be contacted to
obtain a referral list of recognized paleontologists. A paleontologist shall conduct an assessment
and, if the paleontologist determines the material to be significant, it shall be preserved.
Unless the Planning Commission decision is set for hearing to the Council in accordance with
Section 12-406-J of the FMC,the decision of the Commission shall be final and effective at 12:01
a.m. on the sixteenth day after the date of the decision, subject to writ of administrative
mandamus under 1094.6 of the Code of Civil Procedures.
DEPARTMENT OF PUBLIC WORKS
TO: Will Tackett, Planner III
Planning Division
FROM: Hilary Kimber, Parks Supervisor II (559.621.1345)
Engineering Division
DATE: October 31, 2010
SUBJECT: Tract 5973 (APN: 579-074-12s) located on the north side of East Clubhouse
Drive between North Alicante Drive and North Knotting Hill Drive. The Department of Public
Works has reviewed the Tentative Tract Subdivision Map proposed by Gary G. Gianetta Civil
Engineering, on plans dated August 19, 2010 for Copper River Ranch Villages, LCC The
Department of Public Works offers the following comments regarding the requirements for
landscaping and irrigation in the street right-of-ways, landscape easements, outlots and median
islands:
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. 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 Model Water Efficient Landscape Ordinance.
2. Street Tree Planting by Developer: For those lots having internal street 'Frontage
available for street tree planting, the developer shall plant one tree for each 60' of street
frontage, or one tree per lot having street frontage, whichever is greater. Tree planting
shall be within a 10' Planting and Utility Easement. Trees taller than fifteen (15) feet will
not be allowed on North Garrymore Way and the portion of East Northshire Way that
contain the 30" FM Flood Control pipe and sewer mainlines.
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, Engineering
Services. A street tree planting permit shall be required for all residential street tree
planting.
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 the
Specifications of 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 forming a Home Owner's Association with the Tract 5205 Master Plan. No trees
taller than 'Fifteen (15) feet will be allowed within the buffer on East Clubhouse
Avenue due to the existing 8" sewer mainline pipe.
2. 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 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 sidewalk and/or face offence. 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. 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/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. Check median
island for location in relation to existing 8" sewer mainline pipe.
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 2 foot wide
colored concrete strips, flush along curb edge, in a 12 inch by 12 inch brick red slate
pattern.
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 shall be
capped with concrete as an integral part of the off site improvements, whether the median
is landscaped or not.
OUTLOTS
1. The Department of Public Works will not be responsible for the maintenance of any outlots
if they are not included into the Community Facilities District (CFD). If the outlots are to be
included into the CFD, the Department of Public Works will require approving landscape
and irrigation plans to be submitted with landscape buffer plans prior to inclusion into the
CFD.
2. Outlots which are utilized for water well purposes will not be included in the CFD.
The Water Division Department in Public Utilities will provide the maintenance of all
plant material on the well site.
City of Fresno
General Plan
Sewer
PublicWorks i
Flood Control
FID
Parcels
Parcels
i
Development E NORTHSHIRE WAY
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City Limits > - Q
Fresno County *ACT:5973 �
ARproval Year.
a a z
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TRACT:5205 1`
- Approval Year:2004 - 1 t
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TRACT:5838
Approval Y"?r.2007
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SCALE 1 : 2,945
MIA
200 0 200 400 600
FEET
Sunday, October 31, 2010 10:48 AM
City of
=rO te,ter■ . I���
DATE: November 23, 2010
TO: Will Tackett, Planner III
Development Department, Planning Division
THROUGH: Bryan Jones, TE, PTP, AICP City Traffic Engineer, Division Manager
Public Works Department, Traffic & Engineering Division
FROM: Louise Gilio, Traffic Planning Supervisor
Public Works Department, Traffic & Engineering Division
SUBJECT: Public Works Conditions of Approval
TT 5973 / C-10-203
1998 East Clubhouse Drive
Copper River Ranch Villages, LLC / Gary Giannetta
The Public Works Department, Traffic and Enginering 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.
General Conditions:
1. Curb Ramps: Provide curb ramps at all corners within the limits of this subdivision.
2. Pedestrian Easements: Identify all pedestrian easements on the map.
3. 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.
4. Intelligent Transportation Systems (ITS): Street work on major streets shall be designed to include
ITS in accordance with the Public Works ITS Specifications, where not existing.
5. 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.
6. 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
rp for 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.
7. Plan Submittal: Submit the following plans, as applicable, in a single package, to the Traffic and
Engineering Division for review and approval: Street Construction, Signing, Striping, Traffic Signal
and Streetlight and Trail Lighting, Signing and Striping.
8. Street widening and transitions shall also include utility relocations and necessary dedications.
Page 1 of 3
TATraffic Planning\TRACT 1\4APS\5900\T-5973 C-10-230 COPPER RIVER\T-5973 C-10-230.docx
Frontage Improvement Requirements:
Public Streets:
Clubhouse Drive: Local
1. If not existing, construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The
curb shall be constructed to a 12' residential pattern.
2. If not existing, construct 24' of permanent paving (measured from face of curb) within the limits of
this subdivision.
3. Construct an underground street lighting system to Public Works Standard E-3 within the limits of
this subdivision. Spacing and design shall conform to Public Works Standard E-9 for Local
Streets.
4. Construct a Fire Access Lane Across Parkway per Public Works Standard P-67.
5. Relinquish direct vehicular access rights to Clubhouse Drive from all lots within this subdivision.
Interior Streets: Private
Sidewalks shall be constructed on both sides of the proposed private streets or as approved by the City
Traffic Engineer. For details reference ADA standards and the 2025 General Plan page 69 E-1-j.
There shall be no parking in driveways when the distance from the garage to the back of walk (or face of
curb if no walk provided) is less than 18'. Contact Planning for CC& R details.
Specific Mitigation Requirements: This tract will generate 42 a.m. /57 p.m. peak hour trips. Comply
with the mitigation measure requirements of the EIR for T-5205.
1. Relinquish direct vehicular access rights to the east property line of lot 29.
2. The first order of work shall include a minimum of two points of vehicular access to the major
streets for any phase of this development.
3. Provide a 4' minimum clearance along Clubhouse Drive, if not existing.
Traffic Signal Mitigation Impact (TSMI) Fee:
This project shall pay the current Traffic Signal Mitigation Impact Fee (TSMI Fee) at the time of building
permit based on the trip generation rate(s) as set forth in the latest edition of the ITE Generation Manual
for single family units (fee rate as shown in the Master Fee Schedule).
This TSMI fee is credited against signal installation and Intelligent Transportation System (ITS)
improvements (constructed at their ultimate location) anticipated to build out the 2025 General Plan
circulation element and included in the Nexus Study for the TSMI fee. Project specific impacts that are
not consistent with the 2025 General Plan, Public Works P69 standards, and/or already incorporated into
the TSMI fees infrastructure costs are not reimbursable unless the City Engineer and City Traffic
Engineer include the new traffic signal and/or ITS infrastructure in the next update and the applicant
agrees to pay the new calculated TSMI fee that includes the new infrastructure. Failure to pay this fee or
construct improvements that are credited/reimbursable with this fee will result in a significant unmitigated
impact as this fee is applied to all projects within the City Sphere of Influence. If the applicant is
conditioned with improvements that are credited/reimbursable with this fee they should work with the
Department of Public Works and identify with a Professional Engineers estimate the costs associated
with the improvements prior to paying the TSMI fee at time of building permit.
Fresno Malor Street Impact (FMSO Fee :
Page 2 of 3
TATraffic Planning\TRACT MAPS\5900\T-5973 C-10-230 COPPER RIVER\T-5973 C-10-230.docx
This Map is in the New Growth Area; therefore pay all applicable growth area fees and City-wide
regional street impact fees.
Copper River Ranch Associated Maior Roadway Infrastructure Fee:
Applicant shall pay fair share contribution.
Copper River Ranch Interior Collector Roadway Facility Fee:
Applicant shall pay fair share con'tribu'tion.
Regional Transportation Mitigation Fee (RTMF):
Pay all applicable RTMF fees to the Joint Powers Agency located at 2035 Tulare Street, Suite 201,
Fresno, CA 93721; (559) 233-4148 ext. 200; www.fresnocog.org. Provide proof of payment or exemption
prior to issuance of building permits.
State of California Department of Transportation (Caltrans) Fees: No Comment
Page 3of3
TATraffic Planning\TRACT MAPS\5900\T-5973 C-10-230 COPPER RIVER\T-5973 C-10-230.docx
Cit ��`�yS�*ItA14AN SQ11Q
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DEPARTMENT OF PUBLIC UTILITIES
9���AhAGEMEHI
Date: November 1, 2010 Providing Life's Essential Services
To: WILL TACKETT, Planner III
Planning and Development
From: DOUG HECKER, Supervising Engineering Technicia436
Department of Public Utilities, Planning and Engineering Division
Subject: SANITARY SEWER REQUIREMENTS FOR VESTING TENTATIVE
TRACT 5973/UGM AND C-10-203
General
T-5973-UGM & C-10-203 were filed by Gary G. Giannetta Civil Engineering, on behalf of Copper
River Ranch Villages, LLC, and pertain to 13.05 acres of property located on the north side of East
Clubhouse Drive between North Alicante Drive and North Knotting Hill Drive, 1998 East Clubhouse
Drive, APN 579-074-12S. T-5973-UGM proposes to subdivide the 13.05 acres of property into a 56-
lot single family residential planned unit development with 3 outlots. C-10-204 proposes a gated
planned unit development with private streets.
Sanitary Sewer Requirements
The nearest sanitary sewer main to serve the proposed project is an 8-inch main located in East
Clubhouse 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. 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.
4. 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.
2. Sewer Oversize Charge.
3. Sewer Facility Charge (Residential)
4. Trunk Sewer Charge: C.R.R. —Sewer Backbone system facility fee.
5. Trunk Sewer Charge: Herndon
6. Copper Avenue sewer lift-station service fee
City of �.tAilQ4o
DPU
DEPARTMENT OF PUBLIC UTILITIES—WATER DIVISION �o
y�4�CfIF.1P 54�``�
ft viding Life's Essential Services
DATE: November 9, 2010
TO: WILL TACKETT, Planner III
Development and Resource Management Department—Current Planning Division
THROUGH: MICHAEL CARBAJAL, Chief Engineering Technician
Department of Public Utilities—Water Division
FROM: ROBERT A. DIAZ, Senior Engineering TechnicianA .p
Department of Public Utilities—Water Division
SUBJECT: WATER REQUIREMENTS FOR VESTING TENTATIVE TRACT 59731UGM
General
T-5973-UGM & C-10-203 were filed by Gary G. Giannetta Civil Engineering, on behalf of Copper
River Ranch Villages, LLC, and pertain to 13.05 acres of property located on the north side of East
Clubhouse Drive between North Alicante Drive and North Knotting Hill Drive, 1998 East Clubhouse
Drive, APN 579-074-12S. T-5973-UGM proposes to subdivide the 13.05 acres of property into a 56-
lot single family residential planned unit development with 3 outlots. C-10-204 proposes a gated
planned unit development with private streets.
Water Service
The nearest water main to serve the proposed project is a 12-inch main located in East Club House
Avenue. The following water improvements shall be required prior to providing City water service to
the project:
1. Separate water services with meters shall be provided to each lot created.
2. Water mains (including installation of City fire hydrants) shall be extended within the proposed
tract to provide service to each lot.
3. Construct a water supply well(s) on a site(s) dedicated to the City of Fresno. The well(s) shall
be capable of producing a total of 500 gallons per minute. Well sites shall be of a size and at
a location acceptable to the Assistant Director of Public Utilities.
4. Water well construction shall include wellhead treatment facilities, if required.
5. No occupancies will be permitted prior to the satisfaction of the water supply requirement.
6. Seal and abandon any existing on-site well 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.
7. Two independent sources of water, meeting Federal and State Drinking Water Act Standards,
are required to serve the tract including any subsequent phases thereof. The two-source
requirement may be accomplished through any combination of water main extensions,
construction of supply wells, or other acceptable sources of water supply approved by the
Assistant Public Utilities Director.
8. All Public water facilities shall be constructed in accordance with The Department of Public
Works standards, specifications, and policies.
Water 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).
City of
ii
DEPARTMENT OF PUBLIC UTILITIES
November 23, 2010
TO: Will Tackett, Planner III
Development Department, Planning Division
THROUGH: Robert Weakley, Chief of Operations
-90�-
Department of Public Utilities, Solid Waste Division
FROM: Chris Weibert, Management Analyst Il
6ur, Department of Public Utilities,Administration
SUBJECT: TT 5973/UGM &C-10-203, Solid Waste Conditions of Approval
Location: North side of East Clubhouse Drive between North Alicante-Drive-and-North
Knotting Hill Drive(APN 579-074-12S)
The Department of Public Utilities, Solid Waste Division has completed a review of the Vesting
Tentative Tract Map 5973 and Conditional Use Permit C-10-203 that was submitted by Gary G.
Giannetta Civil Engineering, on behalf of Copper River Ranch Villages, LLC. The following
requirements and conditions are to be placed on this vesting tentative tract map as a condition of
approval by the Department of Public Utilities.
General Requirements:
• Tract 5973 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)(11). No solid waste container nor residential rubbish shall be allowed to
remain at the curbline after 8:00 p.m. on the collection day.
• Per Municipal Code, Section 6-205 Solid Waste, Rec cy ling_ and Gree_n_Wast_e 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.
Page 1 of 2
Conditions of Approval TT5973&C-10-203.doex
Special Conditions:
Developer shall provide a minimum 18' of clearance at all entrance and exit gates for solid waste
vehicles.
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 22 and 23
• Lots 1, 2, and 38
Page 2 of 2
Conditions of Approval T175973&C-10-203.docx
i
FIRE DEPARTMENT
Date: November 04, 2010
To: WILL TACKETT, Planner II
Planning and Development Department , Advance Planning
From: MIKE SCHMIDT, Supervising Fire Prevention Inspector
Fire Department, Fire Prevention& Investigative Services
Subject: T-5973-UGM & C-10-203 were filed by Gary G. Giannetta Civil Engineering, on
behalf of Copper River Ranch Villages, LLC, and pertain to 13.05 acres of property
located on the north side of East Clubhouse Drive between North Alicante Drive and
North Knotting Hill Drive, 1998 East Clubhouse Drive, APN 579-074-12S. T-5973-
UGM proposes to subdivide the 13.05 acres of property into a 56-lot single family
residential planned unit development with 3 outlots. C-10-204 proposes a gated
planned unit development with private streets.
Hydrants
Developer must install 4 on-site hydrants with bollards. See Plan for locations. Provide fire
hydrant flow of 1500 GPM with a minimum 8" water main and two sources of water.
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.
General
Two means of ingress/egress must be provided. This access must be maintained during all phases
of development.
Streets highlighted on the plan shall be identified as fire lanes as provided in the California
Vehicle Code, Section 22500.1. Designate highlighted curbs as fire lanes (red curb with "Fire
Lane" in 3" white letters every 50 feet or approved signs every 50 feet).
Provide sign(s) (17" X 22" minimum) at all public entrance drives to the property "Warning -
Vehicles stopped, parked or left standing in fire lanes will be immediately removed at owner's
expense - 22658 California Vehicle Code - Fresno Police Department 621-2300."
Turns in private drives for fire truck access shall have minimum 44 foot centerline turn radius.
All gates on common access drives shall be equipped with approved Police/Fire bypass locks
(BEST LOCKS: Padlock 21B700 series or Cylinder lock 1 W7132). Gates/fences shall not
obstruct the minimum width required for fire lanes.
Emerizency Access Only Roadways
Emergency accesses are required to be dedicated fire protection easements.
Gates, posts or other barriers suitable to the Fire Department are required to be installed at the
entrance to an "emergency access only" roadway. Provide details of emergency access only
gate.
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 621-23 00 (1" letters).
All gates on the "emergency access roadway" shall be fitted with a Police/Fire bypass lock
(BEST LOCKS: Padlock 21 B700 series or Cylinder lock 1 W7132). Gates/fences shall not
obstruct the minimum width required for fire lanes.
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT Foe No.210.45
NOTICE OF REQUIREMENTS
Page 1 of 4
PUBLIC AGENCY DEVELOPER
WILL TACKETT GARY MCDONALD/COPPER RIVER RANCH
PLANNING AND DEVELOPMENT DEPARTMENT VILLAGES,LLC.
CITY OF FRESNO 111326 N.GLENCASTLE AVE.
2600 FRESNO STREET.ROOM 3043 FRESNO,CA 93730
FRESNO.CA 93721-3604
PROJECT NO. 5973
ADDRESS: 1998 E.CLUBHOUSE DR. 1 2 I
APN: 579-074-12S SENT: J
Drainage Area(s) PreliminaryFee(s)
DE $111,939.00
TOTAL FEE:$111,939.00
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 O
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 approval of the final map at r■
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: W
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,reimbursement
e") 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
Q 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.
Approval of this development shall be conditioned upon compliance with these 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. 1
5469 E.OLIVE-FRESNO,CA 93727-(559)456-3292-FAX(559)456-3194
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 2 of 4
The grading and drainage patterns shown on the site plan conform to the adopted Storm Drainage and
C. Flood Control Master Plan. Mn
2. The proposed development shall construct and/or dedicate Storm Drainage and Flood Control Master Plan facilities X
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. I as"Master Plan Facilities
X to be constructed by Developer".
None required.
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 Z
Other O
None Required N
Ul
4. Availability of drainage facilities:
Permanent drainage service is available provided the developer can verify to the satisfaction of the City y
a. that runoff can be safely conveyed to the]Master]Pian inlet(s).
b. The construction of facilities required by Paragraph No.2 hereof will provide permanent drainage service.
Permanent drainage service will not be available. The District recommends temporary facilities until
permanent service is available.TEMPORARY SERVICE IS AVAILABLE THROUGH
X d. See Exhibit No.2.
5. The proposed development:
Appears i10 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 FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 3 of 4
7. The Federal Clean Water Act and the State General Permits for Storm Water Discharges Associated with
Construction and Industrial Activities(State General Permits)require developers of construction projects disturbing
one or more acres,and discharges associated with industrial activity not otherwise exempt from National Pollutant
Discharge Elimination System(NPDES)permitting,to implement controls to reduce pollutants,prohibit the
discharge of waters other than storm water to the municipal storm drain system,and meet water quality standards.
These requirements apply both to pollutants generated during construction,and to those which may be generated by
operations at the development after construction.
a. State General Permit for Storm Water Discharges Associated with Construction Activities,approved
August 1999, (modified December 2002) A State General Construction Permit is required for all clearing, 04
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 O
irnplement 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 N
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 Constriction 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.
is. A requirement of the District imay 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.1Lakeman Neda Shaken
District Engineer Project Engineer
5469 E OLIVE-FRESNO,CA 93727-(559)456-3292-FAX(559)456-3194
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 4 of 4
CC:
GARY G.GWMETTA CWIL ENGINEERING
1119 S ST.
FRESNO,CA 93721
x
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5469 E.OLIVE-FRESNO,CA 93727-(559)456-3292-FAX(559)456-3194
NOTE:
THIS MAP IS SCHEMATIC
DISTANCES ARE APPROXIMATE.
I O
d
Existing 40'Wide P.U.E I
&Pipeline Easement I
I
To Remain
(See Detail On Page 2) I
I
360.10 Top Of Channel �, I
\ Extend Street To (USGS) ro~
lubhouse Ave. 355.70 Top Of Curb
(USGS) I
INN
\ — -- — -- — - — —r
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NORI'MSHIRE•-WAS——•�.— -,
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LEGEND
E Master Plan Facilities To Be Constructed By Developer-Inlets
-- Relocated Master Plan Facilities (Not Fee Creditable)
0— Existing Master Plan Facilities
— — — Existing Master Plan Facilities To Be Removed
-———— Inlet Boundary 1 "=300'
Direction of Drainage TRACT 5973
Major Storm Breakover CUP 2010-203
Limits of Project DRAINAGE AREA "DE"
EXHIBIT NO. 1
(Page 1 of 2)
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
Ren: �•; Kit
Ga:e11.2.'2010
File-K Au,oca&DWGS10EXH181T;TRACT.96973-mx
NOTE:
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R R
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CHANNEL DETAIL
NTS
TRACT 5973
CUP 2010-203
CHANNEL DETAIL
EXHIBIT N0. 1 DRAINAGE AREA:"DE"
(Page 2 of 2)
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
x:�nTw�Ts►�na...iow►aq 0MVMM sae DATE:MOM
FWVMM W- DATE -
OTHER REQUIREMENTS
EXHIBIT NO.2
There are currently construction credits available from the original development agreement for Tract
5205 that could be applied toward a portion of the fee indicated on Page 1 of this notice. Should
other subdivisions covered under the original agreement finalize their maps prior to Tract 5973/CUP
2010-203,this credit will be applied to the first finalized maps,unless indicated otherwise by Copper
River Development Company, Inc.
The cost of construction of Master Plan facilities, excluding dedication of storm drainage
easements, is eligible for credit against the drainage fee of the drainage area served by the
facilities. A Development Agreement shall be executed with the District to effect such credit.
Reimbursement provisions,in accordance with the Drainage Fee Ordinance,will be included to
the extent that developer's Master Plan costs for an individual drainage area exceed the fee of
said area. Should the facilities cost for such individual area total less than the fee of said area,
the difference shall be paid upon demand to the City/County or District.
The existing storm drain pipe shown on attached Exhibit No. 1 will need to be relocated within
Outlot A or within a storm drain easement dedicated to the District. Existing Master Plan facilities
to be relocated will need to be removed in their entirety. A minimum of twenty-foot (20') wide
storm drain easement will be required whenever storm drain facilities are located on private property.
No encroachment will be pennitted including, but not limited to, foundations, roof overhangs,
swimming pools, and trees. The existing storm drain easements that are no longer needed will be
quitclaimed upon completion and acceptance of the relocated Master Plan facilities and dedication of
the new easement.
Construction of the Master Plan facilities identified on Exhibit No. 1 will provide permanent
drainage service to Tract 5973/CUP 2010-203.
The Master Plan facilities for this area have been designed for 46% lot coverage (42%percent lot
coverage plus an additional 10% supplemental). Should Tract 5973 develop with lot coverage
exceeding 46%,the developer shall be required to mitigate the impacts of the increased runoff to a
rate that would be expected if developed to a 46%maximum coverage.
Development No. Tract 5973
Page 1 of 2
engrinermit\exh i bi0tract\5 973(ns)
OTHER REQUIREMENTS
EXHIBIT NO.2
The Master Plan has been designed such that during two-year event flow will not exceed the height
of the 6 inch curb. Should wedge curb (4.5 inches height) be used the same criteria shall apply
whereby flow remains below the top of curb. Any extension or pipe sizes increases due to meeting
the requirement listed above shall 'be at the developer expense.
Major storm flows from north of Tract 5973 (north portion of the Copper River Ranch) have
historically flowed south across the tract through an existing forty-foot (40') wide Public Utility
Easement (PUE). The PUE shall be graded per the channel detail shown on Exhibit No. 1. The
developer will be responsible for accommodating the passage of this major storm flow to Clubhouse
Avenue by making Northshire Way a thru street to Clubhouse Avenue or providing an alternate
method of passing this flow to Clubhouse Avenue. The street grades, width and pattern shall be
consistent with the Flood Study provided by Provost & Pritchard and dated July 24, 2006.
Specifically:
1) The developer shall be responsible to provide standard 6 inch curb within those
streets designated in the study for ponding storage(Garrymore and Northshire Ways)
and for flood routing(Northshire Way).
2) The same amount of ponding storage must be provided (4,779 cubic feet in
Northshire and Garrymore Ways and 236 cubic feet in Clubhouse Avenue).
3) Building(home and garage)setbacks from the curb shall remain as per the study: 18
feet for front yards and 8 feet for side yards.
4) Finish floors and garages shall be set 1 foot above the highwater of 354.94(USGS).
5) The entrance to the tract near Kilarney Way shall be raised to keep flood flows from
Clubhouse Avenue out of the tract.
Development No. Tract 5973
Page 2 of 2
engr\perm i t\exh i bill\lrucl\5973(ns)
� COUP
County of Fresno
i Department of Public Health
•.6 Edward L.Moreno,M.D.,M.P.H., Director-Health Officer
p� >,a5�p
�RE`-5
October 27, 2010
999999999
L00015823
Will Tackett
PE 2602
City of Fresno
Planning & Development Department
2600 Fresno Street
Fresno, CA 93721
Dear Mr. Tackett:
PROJECT NUMBER: T-5973/UGM, C-10-203
PROJECT DESCRIPTION AND LOCATION: Vesting Tentative Map of Tract No. 5973/UGM
was filed by Gary G. Giannetta Civil Engineering, on behalf of Copper River Ranch Villages,
LLC., and pertains to 13.05 acres of property located on the north side of East Clubhouse Drive
between North Alicante Drive and North Knotting Hill Drive. Vesting Tentative Map of Tract
5973/UGM proposes to subdivide the 13.05 acres of property into a 56-lot single family
residential planned unit development with 3 outlots.
Conditional Use Permit Application No. C-10.203 proposes a gated planned unit
development with private streets.
APN: 579-074-12S Zoning: R-1/UGM Address: 1998 East Clubhouse Drive
Recommended Conditions of Approval:
• Construction permits for the 56-lot single family residential development 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 56-lot single family residential development 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 properly 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)445-3271 /FAX(559)445-3301
Equal Employment Opportunity•Affirmative Action•Disabled Employer
Will Tackett
T-5973IUGM, C-10-203
October 27, 2010
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.
The Department of Public Health is available to provide consultation in cooperation with your
city in order to encourage the proper destruction of wells and safeguard our water quality.
City staff may contact Wayne Fox, Supervising Environmental Health Specialist, Water
Surveillance Program, at (559)445-3357 for more information.
• 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:
�.M+M.eMLnN c.eiw
Janet Gardner—,—
R.E.H.S.,
ardner-,—R.E.H.S., M.P.H.
Environmental Health Specialist III
(559)445-3271
A
cc: Wayne Fox, Environmental Health Division
T-5973 Copper River
i
CITY OF FRESNO Filed with:
NOTICE OF INTENT TO ADOPT A
FINDING OF CONFORMITY 5 L
PROJECT TITLE AND ENVIRONMENTAL ASSESSMENT NO.
C-10-203/T-5973 DEC 1 210
Conditional Use Permit Application No. C-10-203; and,
Vesting Tentative Tract Map No. 5973/UGM DE
APPLICANT:
Copper River Ranch Villages, LLC,
11326 N. Glencastle Avenue FRESNO COUNTY CLERK
Fresno, CA 93730 2221 Kern Street, Fresno, CA
93721
PROJECT LOCATION:
t 13.05 acres of property located on the north side of East Clubhouse
Drive between North Alicante and North Knotting Hill Drives; within the
Copper River Development Project, in the City and County of Fresno, CA
Site Latitude: 361 54'09.00" N E201010000358
Site Longitude: 1191 45' 00.00" W
Assessor's Parcel Numbers): 579-074-12
PROJECT DESCRIPTION:
Gary G. Giannetta Civil Engineering & Land Surveying, on behalf of Copper River Ranch Villages, LLC.,
property owner, has filed Conditional Use Permit (CUP) Application No. C-10-203 and Vesting Tentative Tract
Map No. T-5973/UGM pertaining to approximately 13,05 net acres of property located on the north side of East
Clubhouse Drive between North Alicante and North Knotting Hill Drives; within the boundary of the Copper
River Development Project. CUP Application No. C-10-203 and Vesting Tentative Tract Map No. 5973/UGM
requests authorization to subdivide the subject property for the purposes of a creating a 56-lot single family
residential gated private street planned development on the subject property.
The subject property is located within 'the boundaries of the 2025 Fresno General Plan and the Woodward Park
Community Plan. The 2025 Fresno General Plan and the Woodward Park Community Plan designate the
subject site for Medium-Low Density Residential (2.19-6.00 dwelling units/acre) planned land uses. The subject
property is currently zoned under the R-1/UGM (Single Family ResidentiallUrban Growth Management) zone
district classification. According to Table 2 (Planned Land Use and Zone District Consistency Matrix) of the
2025 Fresno General Plan, the existing R-1 (Single Family Residential zone district for the subject property
and the proposed overall density of 4.29 dwelling units/acre are consistent with the Medium-Low Density
Residential planned land use designation.
The City of Fresno has conducted an initial study of the above-described project and it has been determined to
be a subsequent project that is fully within the scope of the Master Environmental Impact Report No. 10130
("MEIR) prepared for the 2025 Fresno General Plan (SCH # 2001071097) and the Mitigated Negative
Declaration prepared for Plan Amendment No. A-09-02 (SCH # 2009051016) (Air Quality MND). Therefore,
the Development and Resource Management Department proposes to adopt a Finding of Conformity for this
project.
With the mitigation imposed, there is no substantial evidence in the record that this project may have additional
significant, direct, indirect or cumulative effects on the environment that are significant and that were not
identified and analyzed in the MEIR of Air Quality MND. After conducting a review of the adequacy of the
MEIR and Air Quality MND 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 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.
Additional information on the proposed project, including the proposed environmental finding and the initial
study may be obtained from the Development and Resource Management Department, Development Services
Division, Fresno City Hall, 2600 Fresno Street, 3rd Floor Fresno, California 93721-3604. Please contact Will
Tackett at(559) 621-8063 or via e-mail at Will.TgckettlMnesno.gov for more information.
ANY INTERESTED PERSON may comment on the proposed environmental finding. Comments must be in
writing and must state (1) the commentor's name and address; (2) the commentor's interest in, or relationship
to, the project; (3) the environmental determination being commented upon; and (4) the specific reason(s) why
the proposed environmental determination should or should not be made. Any comments may be submitted at
any time between the publication date of this notice and close of business on January 17, 2010, Please direct
comments to Will Tackett, City of Fresno Development and Resource Management Department, Development
Services Division, City Hall, 2600 Fresno Street, Room 3076, Fresno, California, 93721-3604; or by email to
Will,Tackett@ Fre§no.aov. Comments may also be sent by facsimile to (559) 498-1026.
Conditional Use Permit Application No. C-10-203 and Vesting Tentative Tract Map No. 5973/UGM, as well as
this proposed environmental finding, have been tentatively scheduled to be heard by the Planning Commission
on January 26, 2011 at 6:00pm or thereafter. This hearing will be held in the Fresno City Council Chambers
located at Fresno City Hall, 2nd Floor, 2600 Fresno Street, Fresno, California, 93721. Your written and oral
comments are welcomed at the hearing and will be considered in the final decision.
INITIAL STUDY PREPARED BY: SUBMITTED BY:
Will Tackett, Planner
Mike Sanchez, lanning Manager
DATE: December 17, 2010 CITY OF FRESNO PLANNING AND
DEVELOPMENT DEPARTMENT
0100��358
E20�
Street Name Review
TM-5973 10/25/10
Street Name Status Required Change
East Northshire Way Good
(blank fronting onto lots 40-48) Add (provide new street names for review)
East Clubhouse Avenue Change East Clubhouse Drive
North Balmoral Avenue Good
North Garrymore Way Good
North Sandhaven Avenue Good
(blank siding onto lot 29) Add (provide new street names for review)
North Killarney Way Good
North Abbywood Way Good
North Knotting Avenue Change North Knotting Hill Drive
E-File
r ,$r2.x a" W -- OFFICES or
r, III �P�ai( ATIC�l�I r► R� �j
PHONE(559)233.7181
FAX(559)233-8227
2907 SOUTH MAPLE AVENUE
FRESNO,CALIFORNIA 93725-2218
Your Most Valuable Resource-Water
October 28, 2010
Mr. Will Tackett
City of Fresno
Development Services/Planning
2600 Fresno Street, Third Floor
Fresno, CA 93721-3604
RE: Vesting Tentative Tract Map No. 5973/UGM, Conditional Use Permit C-10-203
Dear Mr. Tackett:
The Fresno Irrigation District (FID) has reviewed the Vesting Tentative Tract Map No.
5973/UGM and Conditional Use Permit No. C-10-203 applications, being filed concurrently, to
develop 13.05 acres of property into a 56-lot single family residential planned unit development
with 3 outlots, located on the north side of East Clubhouse Drive between North Alicante Drive
and North Knotting Hill Drive, APN 579-074-12, and has the following comments:
1. FID does not own, operate, or maintain any facilities located within the limits of the
proposed development as indicated on the attached FID exhibit map.
2. The proposed development appears to be within the City of Fresno's Sphere of Influence
but lies outside FID's boundary line. The development is not entitled to water from the
Kings River.
3. The proposed land use (or change in land use) should be such that the need for water is
minimized and/or reduced so that groundwater impacts to the proposed project area and
any surrounding areas are eliminated. The "demand" side of water consumed needs to
be evaluated or scrutinized as much as the"supply" side of the water supply.
4. FID is concerned that the proposed development may negatively impact local
groundwater supplies including those areas adjacent to or neighboring the proposed
development area. The area was historically agricultural land and a significant portion of
FID is concerned that the proposed development may negatively impact local
groundwater supplies including those areas adjacent to or neighboring the proposed
development area. The area was historically agricultural land and a significant portion of
its water supply was imported surface water, supplemented by groundwater pumping.
Under current circumstances the project area is experiencing a modest but continuing
groundwater overdraft. Should the proposed development result in a conversion from
BOARDOF President JEFFREY G. BOSWELL, Vice-President JEFF NEELY
DIRECTORSSTEVE BALLS, RYAN JACOBSEN, GEORGE PORTER, General Manager GARY R.SERRATO
Mr.Will Tackett
Re: TM 5973, CUP C-10-203
October 28, 2010
Page 2 of 2
imported surface water to groundwater, this deficit will increase. FID recommends the
City of Fresno require the proposed development balance anticipated groundwater use
with sufficient recharge of imported surface water in order to preclude increasing the
area's existing groundwater overdraft problem.
5. It is unclear if the source of water for this development is solely groundwater or a mixture
of treated surface water from FID's Enterprise Canal. If treated surface water will be
used, the City must acquire additional water from a water purveyor, such as FID for that
purpose, so as to not reduce water supplies to or create water supply deficits in other
areas of the City. Water supply issues must be resolved before any further"hardening"
of the water supply demand is allowed to take place.
6. It should be noted that without the use of surface water, continued dependence on solely
a groundwater supply will do nothing to reverse or correct the existing overdraft of the
groundwater supply beneath the City of Fresno and FID service area. As this project will
"harden" or make firmer the need for water, the long-term correction of the groundwater
overdraft should be considered as a requirement of the project.
7. The City of Fresno and FID have been working to address water supplies issues for
development outside of the FID service area. We encourage the City to continue
towards finding solutions to minimize the impacts of changes in land uses and to
mitigate any existing adverse water supply impacts within the development areas.
Thank you for submitting this for our review. We appreciate the opportunity to review and
comment on the subject documents for the proposed project. If you have any questions please
feel free to contact James Shields at 233-7161 extension 319 or by email at
jshields@fresnoirdgation.com.
Sincerely,
��AiV-2 Fv&?V-
William R. Stretch, P.E.
Chief Engineer
Attachment
G:\Agendes\CAtffract Wp15973.doc
CITY OF FRESNO - DEVELOPMENT AND RESOURCE MANAGEMENT DEPARTMENT
REQUEST FOR REVIEW, COMMENTS, AND CONDITIONS FOR
VESTING TENTATIVE MAP OF TRACT NO. 5973/UGM and
CONDITIONAL USE PERMIT APPLICATION NO. C-10-203
Return Completed Form to:
TO: CITY OF FRESNO Will Tackett, Development Services/Planning
SUBDIVISION REVIEW COMMITTEE Email: Will.Tackettaa.fresno.gov.
O II Telephone: 559-621-8063
Development& Resource Management
i i` 2600 Fresno Street, Third Floor
Fresno CA 93721-3604
PROJECT DESCRIPTION AND LOCATION:
APN: 579-074-12s ZONING: R-1/UGM SITE ADDRESS: 1998 East Clubhouse Drive
Vesting Tentative Map of Tract No.5973/UGM was filed by Gary G.Giannetta Civil Engineering,on behalf of Copper
River Ranch Villages,LLC.,and pertains to 13.05 acres of property located on the north side of East Clubhouse Drive
between North Alicante Drive and North Knotting Hill Drive. Vesting Tentative Map of Tract 5973/UGM proposes to
subdivide the 13.05 acres of property into a 56-lot single family residential planned unit development with 3 outlots.
Conditional Use Permit Application No.C-10-203 proposes a gated planned unit development with private streets.
DATE ROUTED: October 20, 2010 COMMENT DEADLINE: November 23, 2010
If no response Is received by the comment deadline,It will be assumed you have no comments to submit.
Preliminary Meetinct of the SUBDIVISION REVIEW COMMITTEE:
9:30 A.M. TUESDAY, NOVEMBER. 9 2010 CITY HALL-THIRD FLOOR NORTH ROOM 3078-N
Meeting of the SUBDIVISION REVIEW COMMITTEE WITH SUBDIVIDER AND PROJECT ENGINEER:
2:30 P.M. TUESDAYNOVEMBER 23, 2010, CITY HALL-THIRD FLOOR NORTH, ROOM 3078-N
Your attendance at the review meetings will be appreciated. If you are unable to attend and you have comments you wish to
make, please forward your comments to Will.Tackett(@fresno.gov prior to the meeting date of November 16,2010:or mall
the comments to DEVELOPMENT AND RESOURCE MANAGEMENT DEPARTMENT/PLANNING, 2600 FRESNO STREET,
ROOM 3076,FRESNO,CALIFORNIA 93721-3604. Thank you.
ROUTING LIST OF SUBDIVISION REVIEW COMMITTEE MEMBERS:
CITY OF FRESNO - DEVELOPMENT AND RESOURCE MANAGEMENT DEPARTMENT
REQUEST FOR REVIEW, COMMENTS, AND CONDITIONS FOR
VESTING TENTATIVE MAP OF TRACT NO. 5973/UGM and
CONDITIONAL USE PERMIT APPLICATION NO. C-10-203
Return Completed Form to:
TO: CITY OF FRESNO Will Tackett, Development Services/Planning
SUBDIVISION REVIEW COMMITTEE Email: WiII.Tackett(@fresno.gov.
Telephone: 559-621-8063
Development & Resource Management
2600 Fresno Street, Third Floor
Fresno CA 93721-3604
PROJECT DESCRIPTION AND LOCATION:
APN: 579-074-12s ZONING: R-1/UGM SITE ADDRESS: 1998 East Clubhouse Drive
Vesting Tentative Map of Tract No.5973/UGM was filed by Gary G. Giannetta Civil Engineering, on behalf of Copper
River Ranch Villages, LLC., and pertains to 13.05 acres of property located on the north side of East Clubhouse Drive
between North Alicante Drive and North Knotting Hill Drive. Vesting Tentative Map of Tract 5973/UGM proposes to
subdivide the 13.05 acres of property into a 56-lot single family residential planned unit development with 3 outlots.
Conditional Use Permit Application No.C-10-204 proposes a gated planned unit development with private streets.
DATE ROUTED: October 15, 2010 COMMENT DEADLINE: November 23, 2010
If no response is received by the comment deadline, it will be assumed you have no comments to submit.
Preliminary Meetinq of the SUBDIVISION REVIEW COMMITTEE:
9:30 A.M. TUESDAY, NOVEMBER. 9, 2010, CITY HALL-THIRD FLOOR NORTH, ROOM 3078-N
Meeting of the SUBDIVISION REVIEW COMMITTEE WITH SUBDIVIDER AND PROJECT ENGINEER:
2:30 P.M. TUESDAY, NOVEMBER 23, 2010, CITY HALL-THIRD FLOOR NORTH, ROOM 3078-N
Your attendance at the review meetings will be appreciated. If you are unable to attend and you have comments you wish to
make, please forward your comments to Will.Tackett(aDfresno.gov prior to the meeting date of November 16, 2010; or mail
the comments to DEVELOPMENT AND RESOURCE MANAGEMENT DEPARTMENT/PLANNING, 2600 FRESNO STREET,
ROOM 3076, FRESNO, CALIFORNIA 93721-3604. Thank you.
ROUTING LIST OF SUBDIVISION REVIEW COMMITTEE MEMBERS:
)1-/(,) Go,or�tc�,VZ's
Will Tackett
From: Christopher Preciado
Sent: Thursday, November 18, 2010 4:13 PM
To: Will Tackett
Subject: Tract 5973/UGM and Conditional Use Permit Application No. C-10-203-FAX
Will,
FAX has no comments.
Regards,
Christopher Preciado
Transit Planner II
City of Fresno
Department of Transportation
Planning Division
Fresno Area Express
559-621-1463
Christogher.Preciado@fresno.gov
Will Tackett
From: Heidi Heltne [Heidi.Heltne @fresnounified.org]
Sent: Monday, October 25, 2010 1:29 PM
To: Fresno Development Services; Will Tackett
Subject: RE: Request for Comment-Tract 5973/UGM and Conditional Use Permit Application No.
C-10-203, 56 lot single family residential planned unit development
The referenced project (C-10-203) does not fall within the boundaries of Fresno Unified School District. Thank you.
f=ry Isllo t lnified
!,clwol C)istric l
Heidi Heltne
Budget Technician
Facilities Management& Planning
(559)457-3066
Heidi.Heltne@f resnounified.org
From: Fresno Development Services fmailto:Routing(a)fresno.govl
Sent: Wednesday, October 20, 2010 9:38 AM
To: Gary Witzel; Bryan Jones; Louise Gilio; Alan James; Hilary Kimber; Joe Paff; Michael Carbajal; Doug Hecker; Robert
Diaz; Gregory Contreras; Chris Weibert; Richard Madrigal; Yeghia Oulashian; Jon Bartel; Frank Saburit; Alan Kawakami;
Israel Trejo; Will Tackett; Darrell Unruh; Mike Sanchez; Kevin Fabino; Jerry Bishop; 'mcarter@co.fresno.ca.us';
'skahl@co.fresno.ca.us'; 'glallen@co.fresno.ca.us'; 'jgardner@co.fresno.ca.us'; Wilma Quan; Michael Schmidt; Al Maroney;
Eric Hodge; Christopher Preciado; 'developmentreview@fresnofloodcontrol.org'; Daniel Yrigollen; 'Michael Navarro';
'jshields@fresnoirrigation.com'; Terry Cox; Colleen Beasley; Jerry Haynes; 'ajs4@pge.com'; 'gef5@pge.com';
'rtwi@pge.com'; Vivian Bourbonnais; Heidi Heltne; 'cathy.s.gilles@usps.gov'; 'gmoskat@dtsc.ca.gov';
'rollie_smith@hud.gov'; 'ransome_anderson@cable.comcast.com'; CH3N-3078; Joann Zuniga; 'Smith, Rollie'
Cc: Will Tackett
Subject: Request for Comment - Tract 5973/UGM and Conditional Use Permit Application No. C-10-203, 56 lot single
family residential planned unit development
Routing Partners:
You have been identified as the best contact to provide your department/agency's review and
comments on the subject entitlement applications pertaining to 13.05 acres of property located on the
north side of East Clubhouse Drive between North Alicante Drive and North Knotting Hill Drive in the
Copper River Ranch Development.
Project Address: site address 1998 East Clubhouse Drive
APN: 579-074-12s
htd ),:Hm3.fresno.gov/upload/files/86874-055/'F-5973-C-10-203ElectronicRouting.pdf (click on bookmarks
to navigate).
A preliminary meeting has been scheduled for 9:30 a.m. Tuesday, November 9, 2010, at Fresno City
Hall, Third Floor-North, Conference Room 3078-N of the Subdivision Review Committee (routing
partners) to review the project and to receive your comments. At the same location, a meeting with
the subdivider (Gary McDonald/Copper River Ranch Villages LLC) and project engineer (Gary G.
Giannetta) is scheduled for 2:30 p.m. Tuesday, November 23, 2010. If you will be unable to attend
1
REDEVELOPMENT AGENCY OF THE CITY OF FRESNO
2344 Tulare Street, Suite 200, Fresno, CA 93721 (559) 621-7600
Application No.: TM 5973/UGM (Will Tackett) Date: 10/25/2010
Assessor Parcel No.: 579-074-12s Reviewer: Terry Cox,
Site address: 1998 E. Clubhouse Drive Project Manager/
Redevelopment Area: Not in RDA Area Management Analyst III
Telephone: 621-7622
Agency Staff Recommendation:
APPROVE PROJECT WITH THE FOLLOWING CONDITIONS:
(PROPERTY NOT IN RDA PROJECT AREA)
The property is not in or adjacent to a Redevelopment Area.
PLEASE MAKE APPLICANT AWARE OF AGENCY COMMENTS