HomeMy WebLinkAboutT-6065 - Conditions of Approval - 4/24/2014 "Y°' , REPORT TO THE PLANNING COMMISSION AGENDA ITEM IVO. VIII-A
FRES i
COMMISSION MEETING 4/2/14
April 2, 2014 APPROVED BY
I�
DEPARTMENT DIRECTOR
FROM: MIKE SANCHEZ, Planning Man
a
Development Services Division
THROUGH: WILL TACKETT, Supervising Plann
Development Services Division
BY: ISRAEL TREJO, Planner
Development Services Division
SUBJECT: CONSIDERATION OF CONDITIONAL USE PERMIT APPLICATION NO.
C-13-136, VESTING TI:NTATIVE TRACT MAP NO. 6045/UGM AND REL.A ll-L D
ENVIRONMENTAL ASSESSMENT NO. C-13-136/T-6045, LOCA i-ED WITHIN THE.
COPPER RIVER RANCH PLANNED COMMUNITY
RECOMMENDATION
Staff recommends that the Planning Commission take the following actions:
1. APPROVE the Finding of Conformity to the 2025 Fresno General Plan Master
Environmental Impact Report (i/IEIR) No. 10130 and Mitigated Negative Declaration
prepared for Plan Amendment A-09-02 (Air Quality MND) and to the Program EIR No.
10126 related to the Copper River Ranch Project, prepared for Environmental Assessment
No. C-13-136/T-6045 dated January 17, 2014.
2. APPROVE Conditional Use Permit Application No. C-13-136 subject to compliance %'J:th the
Conditions of Approval dated April 2, 2014.
3. APPROVE Vesting Tentative Tract Map No. 6045/UGM subject to compliance with the
Conditions of Approval dated April 2, 2014.
EXECUTIVE SUMMARY
Gary Giannetta, on behalf of Copper River 74, Inc., has filed Vesting Tentative Tract Map No.
6045/UGM and Conditional Use Permit Application No. C-13-136 pertaining to approximately
21.07 acres of property located between North Friant Road and East Copper Avenue, within the
Copper River Ranch Master Planned Community. Vesting Tentative Tract Mala No.
6045/UGM proposes to subdivide the property into a 134-lot single-family residential
subdivision. Conditional Use Permit No. C-13-136 proposes a gated development with private
streets and modified property development standards for 49 of the proposed lots; the remaining
85 lots are proposed on public streets and will include modified property development
standards.
The subject property is located within the 2025 Fresno General Plan and the Woodward Park
Community Plan, both plans designate the subject site for medium low (2.19 to 6.00 dwelling
units per acre) density residential planned land uses. Vesting Tentative Tract Map
REPORT TO THE PLANNING COMMISSION
Conditional Use Permit Application No. C-13-136
Vesting Tentative Tract Map No. 6045/UGM
April 2, 2014
Page 2
No. 6045/UGM proposes a 134-lot single family residential planned development subdivision on
approximately 21.07 acres at a density of 6.35 dwelling units per acre. The Copper River
Ranch Planned Community was approved with blended densities that involved both single and
multiple farnily residential development with an overall residential unit restriction of 2837 units.
Based upon the submitted subdivision design, the proposed subdivision can be found consistent
with the medium low density residential planned land use designation for the subject property
pursuant to Section 12-304-B-23 of the Fresno Municipal Code (FMC). Thus, the subject
applications are consistent with the planned land uses and zoning approved for the project site
and will implement goals, objectives, and policies of the 2025 Fresno General Plan and the
Woodward Park Community Plan.
PROJECT INFORMATION
PROJECT A 134-lot, single family residential subdivision to be
developed at a density of 6.35 dwelling units per acre. The
project proposes to develop single-family residences with
modified property development standards, including lot size,
lot coverage and setback requirements
APPLICANT Gary Giannetta on behalf of Copper River 74, Inc.
LOCATION Located between North Friant Road and East Copper Avenue,
within the Copper River Ranch Planned Community
(Council District 6, Councilmember Brand)
SITE SIZE Approximately 21.07 acres
LAND USE Existing - Vacant
Proposed - Single family residential
ZONING Existing - R-1/EA/UGM/cz (Single Family Residential
DistrictlExpressway Area Overlay
District/Urban Growth Management/coiiditions
of zoning)
Proposed- No change
PLAN DESIGNATION The proposed 134-lot single family residential subdivision is
AND CONSISTENCY consistent with the 2025 Fresno General Plan and Woodward
Park Community Plan designation of the site for medium low
density residential planned land uses pursuant to Section
12-304-B-23 of the FMC
ENVIRONMENTAL Finding of Conformity to the 2025 Fresno General Plan Master
FINDING Environmental Impact Report (MEIR) No. 10130 and Mitigated
Negative Declaration No. A-09-02 and to the Program EIR No.
10126 related to the Copper River Ranch Project, dated
January 17, 2014
REPORT TO THE PLANNING COMMISSION
Conditional Use Permit Application No. C-13-136
Vesting Tentative Tract Map No. 6045/UGM
April 2, 2014
Page 3
PLAN COMMITTEE The Copper River Ranch Master Planned Community was
RECOMMENDATION recommended for approval on October 11, 2004, by the
Northeast Area Plan and Implementation Committee
STAFF Approve the vesting tentative tract map and conditional use
RECOMMENDATION permit applications subject to compliance with the Conditions
of Approval for T-6045/UGM and for C-13-136 dated April 2,
2014
BORDERING PROPERTY INFORMATION
Planned Land Existing Zoning Existing Land Use
Use
R-11EA/UGM/cz
Medium Low Single t-amily Residential Single-family Residences
North Density District/Expressway Area Overlay (under construction)
Residential District/Urban Growth
Management/conditions of zoning
R-A/UG M
East Open Space Single Family Residential-
- Golf Course Agricultural District/Urban Growth Golf Course
Management
R-A/UGM
South Open Space Single Family Residential- Golf Course
— Golf Course Agricultural District/Urban Growth
Management
West Open Space AE-20 (County)
— Multi-use Agricultural— Twenty Acres Rural Residential
Li
ENVIRONMENTAL FINDING
Development and Resource Management Department staff has 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 (SCH # 2001071097), and Mitigated
Negative Declaration (NIND) No. A-09-02 (SCH # 2009051016) and to the Program EIR No.
10126 (SCH # 2000021003) related to the Copper River Ranch Project. The subject property
has been proposed to be developed at an intensity and scale that is permitted by the Medium
Low Density Residential (2.19 to 6.00 dwelling units per acre) planned land use designation for
the subject site. The Copper River Ranch Planned Community was approved with blended
densities that involved both single and multiple family residential development with an overall
residential unit restriction of 2837 units. Thus, the subdivision of the subject property in
accordance with the Vesting Tentative Tract Map No. 6045/UGM and Conditional Use Permit
No. C-13-136 will not facilitate an additional intensification of uses beyond that which already
REPORT TO THE PLANNING COMMISSION
Conditional Use Permit Application No. C-13-136
Vesting Tentative Tract Map No. 6045/UGM
April 2, 2014
Page 4
exists or would be allowed by the above-noted planned land use designation. Moreover, it is
not expected that the future development will adversely impact existing city service systems or
the traffic circulation system that serves the subject property. These infrastructure findings have
been verified by the Public Works and Public Utilities Departments. It has been further
determined that all applicable mitigation measures of MEIR No. 10130 and MND No. A-09-02
and the Program EIR No. 10126 related to the Copper River Ranch Project have been applied
to the project necessary to assure that the project will not cause significant adverse cumulative
impacts, growth inducing impacts, and irreversible significant effects beyond those identified by
MEIR No. 10130 and MND No. A-09-02 and Program EIR No. 10126 as provided by CEQA
Section 15177(b)(3).
Pursuant to Section 21157.1 of the California Public Resources Code (California Environmental
Quality Act), it may be determined that a subsequent project, as identified in the MEIR pursuant
to Section 21157(b)(2) of the Public Resources Code and CEQA Guidelines Section 15177, falls
within the scope of a MEIR, provided that the project does not cause significant impacts on the
environment that were not previously examined by the MEIR. Relative to the specific project
proposal, the environmental impacts noted in the MEIR, pursuant to the 2025 Fresno General
Plan land use designation, include impacts associated with the Medium Low Density Residential
planned land use designation specified for the subject property. Based on the initis: study
prepared, the following findings are made: (1) The proposed project was identified as a
Subsequent Project in MEIR No. 10130 because its land use designation and permissible
densities and intensities are set forth in Figure 1-1 of MEIR No. 10130; (2) The proposed project
will not generate additional significant effects not previously identified and analyzed by the MEIR
or MND No. A-09-02 (as indicated on the attached Environmental Assessment Checklist) or the
Program EIR No. 10126 related to the Copper River Ranch Project for the reasons discussed
within the environmental assessment for the subject project; and, (3) No new additional
mitigation measures are required because the proposed project will not generate additional
significant effects not previously identified and analyzed by the MEIR or HIND or the Program
EIR No. 10126 related to the Copper River Ranch Project.
Therefore, the project proposal has been determined to be within the scope of the MEIR, MND
and Program EIR as defined by Section 15177 of the CEQA Guidelines and staff has properly
published a Finding of Conformity to MEIR No. 10130 dated January 17, 2014, with no
comments received to date. In addition, after conducting a review of the adequacy of the MEIR
pursuant to Public Resources Code Section 21157.6(b)(1), the Development and Resource
Management Department, as lead agency, finds that no substantial changes have occurred with
respect to the circumstances under which the MEIR was certified and the MND adopted; and,
that no new information, which was not know and could not have been known at the time that
the MEIR was certified as complete or the HIND was adopted, has become available.
BACKGROUND / ANALYSIS
Gary Giannetta, on behalf of Copper River 74, Inc., has filed Vesting Tentative Tract Map No.
6045/UGM and Conditional Use Permit Application No. C-13-136 pertaining to approximately
21.07 acres of property located between North Friant Road and East Copper Avenue, within the
Copper River Ranch Master Planned Community. Vesting Tentative Tract Map No.
6045/UGM proposes to subdivide the property into a 134-lot single-family residential
REPORT TO THE PLANNING COMMISSION
Conditional Use Permit Application No. C-13-136
Vesting Tentative Tract Map No. 6045/UGM
April 2, 2014
Page 5
subdivision. Conditional Use Permit No. C-13-136 proposes a gated development with private
streets and modified property development standards for 49 of the proposed lots; the remaining
85 lots are proposed on public streets and will include modified property development
standards,
The subject property is located within the 2025 Fresno General Plan and the Woodward Park
Community Plan, both plans designate the subject site for medium low (2.19 to 6.00 dwelling
units per acre) density residential planned land uses. Vesting Tentative Tract Map
No. 6045/UGM proposes a 134-lot single family residential planned development subdivision on
approximately 21.07 acres at a density of 6.35 dwelling units per acre. The Copper River
Ranch Planned Community was approved with blended densities that involved both single and
multiple family residential development with an overall residential unit restriction of 2837 units.
Based upon the submitted subdivision design, the proposed subdivision can be found corsistent
with the medium low density residential planned land use designation for the subject property
pursuant to Section 12-304-B-23 of the Fresno Municipal Code (FMC). Thus, the subject
applications are consistent with the planned land uses and zoning approved for the project site
and will implement goals, objectives, and policies of the 2025 Fresno General Plan and the
Woodward Park Community Plan.
Density Transfer
Density transfers are permitted through the processing of a planned development conditional
use permit pursuant to Section 12-304-B-23 of the FMC. As noted previously, the Copper River
Ranch Planned Community was approved with blended densities that involved both sinc;le and
multiple family residential developments with an overall residential unit restriction of 2837 units.
The subject application is proposed to be directly integrated with Vesting Tentative Tract Map
No. 5892, which was approved by the Planning Commission on August 7, 2013. Said map
abuts the subject property to the north.
Conditional Use Permit Application (CUP)
In addition to submitting a vesting tentative tract map, the applicant has submitted Conditional
Use Permit Application No. C-13-136. Pursuant to Section 12-306-N-21 of the FMC, a CUP is
required in order to create a planned development; the development may be served by pU blic or
private streets or a combination thereof. The northerly two-thirds of the subject tract map will
be served by public streets, while the southerly one-third will be served by private gated streets.
As part of the CUP, an applicant may request a modification of development standards.
Conditional Use Permit Application No. C-13-136 is a request to establish a Planned
Development, which proposes to establish modified property development standards, including
lot size, lot coverage and yard requirements.
Homes Fronting on Public Streets
The applicant is proposing to develop single-family residences with reduced yards, specifically,
the applicant to proposing to have minimum 7 foot front yards, 3 foot side yards and 10 foot rear
yards. The typical yards within the R-1 (Single Family Residential District) zone district are a
REPORT TO THE PLANNING COMMISSION
Conditional Use Permit Application No. C-13-136
Vesting Tentative Tract Map No. 6045/UGM
April 2, 2014
Page 6
15 foot front yard, 5 foot side yard and 20 foot rear yard. Staff is not in support of the 7 foot
front yard setback to garage (staff does support a 7 foot setback to living space). Staff does not
support a 7 foot setback from garage to sidewalk because there is not enough space to park a
vehicle. Among other issues, vehicles parked on the sidewalk would force pedestrians Lo walk
in the street.
Homes Fronting on Private Streets
The applicant is proposing to develop single-family residences with reduced yards, specifically,
the applicant to proposing to have minimum 15 foot front and rear yards and 3 foot side yards.
Staff can support a 15 foot setback from garage to back of sidewalk; however, the applicant will
be required provide a section in the CC&R's within the Homeowners Association prohibiting
parking in driveways less than 18' from garage to back of sidewalk (to prohibit parking over the
sidewalk).
Streets and Access i^oints
The Public Works Department, i raffic Engineering Division has reviewed the proposed project
and potential traffic related impacts for the proposed applications and has determined that the
streets adjacent to and near the subject site will be able to accommodate the quantity aild kind
of traffic which may be potentially generated subject to the requirements stipulated within the
memoranda from the Traffic Engineering Division dated March 28, 2014. These requirements
generally include: (1) The provision of a minimum two points of vehicular access to major
streets for any phase of the development; (2) Street improvements, (including, but not limited to,
construction of concrete curbs, gutters, pavement, underground street lighting systems; and,
(3) Payment of applicable impact fees (including, but not limited to, the Traffic Signal Mitigation
Impact (TSMI) Fee, Fresno Major Street Impact (FMSI) Fee, and Copper River Ranch
Associated Fees.
The applicant is proposing to create a planned development to be served by public and private
streets. There will only be one general entrance to the gated private street portion of the
project; there will be two exits, the easterly exit will be accessed only by emergency services
and solid waste. In order to mitigate any issues with the public and private street interface at the
easterly gate, staff has required the applicant to redesign the gated entry to provide a
distinguished separate treatment between the public and private streets, i.e., provide bulb-outs
at the corner of Lots 33 and 34. The final design of said gate must be approved by the Traffic
Engineer.
Sidewalks
Pursuant to the requirements of City Council Resolution No. 2010-280 all planned
developments shall have sidewalks constructed on both sides of a private residential street or
as otherwise provided by a pedestrian access plan, in accordance with updated Policy E-1 of
the 2025 Fresno General Plan. It is noted that a pedestrian access plan is not allowed on public
streets.
REPORT TO THE PLANNING COMMISSION
Conditional Use Permit Application No. C-13-136
Vesting Tentative Tract Map No. 6045/UGM
April 2, 2014
Page 7
The applicant has proposed to provide a pedestrian access plan, on the private street portion of
the map, as allowed under Resolution No. 2010-280. Pursuant to the conditions of approval for
this project, sidewalks are required on both sides of the streets, throughout the private street
portion of the map. As shown on the Pedestrian Access Plan (Exhibit P dated December 24,
2013), no sidewalk is required for a majority of the west side of Lot 90; no sidewalk is required in
said location since there is no pedestrian access gate along the west side of Lot 90 and there is
a curb ramp proposed at the northwesterly portion of Lot 90.
Additionally, pedestrian gates are required on both sides of the street at the fence proposed
within Avenue G (easterly fence). Alternatively, the applicant may provide curb ramps on both
sides of the street, to be located just south of the proposed fence, in order to provide pedestrian
connectivity for residents living on either side of Avenue G; should this alternative be used, only
one pedestrian gate will be required.
Walls/Open Space
The City of Fresno Noise Element of the 2025 Fresno General Plan identifies the maximum
appropriate noise level exposure for outdoor activity areas to be 60 dB DNL, and for interior
living areas a noise level exposure of not more than 45 dB DNL. The acoustical analysis
prepared by Brown-Buntin Associates, Inc. dated July 18, 2013, recommends, in part, a 6' high
solid masonry wall along Alicante Avenue in order to comply with the sound requirements of the
General Plan. Said wall is a condition of approval for the subject project.
The County of Fresno, Department of Public Works and Planning, has required a block wall, or
other type of screening device, to mitigate headlight glare between North Friant Road and North
Alicante Drive (said streets run adjacent to each other). Pursuant to the conditions of approval,
the applicant must provide a wall, dense landscaping (minimum 4' high) or other t,, pe of
screening device between North Friant Road and North Alicante Drive, where said streets abut
each other.
It is noted that a 2.6 acre park within the Copper River Ranch Community is located within
approximately 0.40 mile from the southern boundary of the subject site.
Community Plan Citizen Committees
The Copper River Ranch Planned Community was recommended for approval on October 11,
2004, by the Northeast Area Plan and Implementation Committee.
Public Services
The Public Utilities Department has identified sewer and water requirements for this project.
These conditions are listed in the memoranda dated March 20, 2014 and March 21, 2014,
respectively. It should be noted that a tertiary wastewater treatment facility within the Copper
River Ranch project will accommodate the wastewater flow from this project.
The Fresno Metropolitan Flood Control District (FMFCD) has indicated that this project can be
accommodated by the district. The project applicant shall comply with the FMFCD requirements
as detailed in its memorandum dated December 20, 2013.
REPORT TO THE PLANNING COMMISSION
Conditional Use Permit Application No. C-13-136
Vesting Tentative Tract Map No. 6045/UGM
April 2, 2014
Page 8
Notice of Planning Commission Hearing
The Development and Resource Management Department mailed notices of this Planning
Commission hearing to surrounding property owners within 350 feet of the subject property,
pursuant to Section 12-401-C-2 of the Fresno Municipal Code.
LAND USE PLANS AND POLICIES
The subject site is designated for medium low density residential planned land uses by the 2025
Fresno General Plan and the Woodward Park Community Plan.
The objectives and policies of the 2025 Fresno General Plan encourage the development of
master planned communities in an attempt to maximize the efficient use of the land. Policy
C-8-g states: Support the planning and development of master planned/mixed use comt, unities
such as the Dominion Project.
Additionally, Objective C-10 states: Promote the development of more compact pedestrian
friendly, single-family residential projects to aid in the conservation of resources such a3 land,
energy, and materials.
Conditional Use Permit Application Findings (Planned Development)
Conditional Use Permit Application No. C-13-136 proposes the development of a 134-lot single
family residential planned development. The planned development will provide modified
property development standards. Based upon analysis of the conditional use permit application
and subject to the applicant's compliance with the Conditions of Approval dated April 2, 2014,
staff concludes that the following required findings of Section 12-405-A-2 of the Fresno
Municipal Code can be made.
1. All applicable provisions of this Code are complied with and the site of the proposed use is
adequate in size and shape to accommodate said use, and accommodate all yards,
spaces, walls and fences, parking, loading, recycling areas, landscaping, and other
required features; and,
Conditional Use Permit Application No. C-13-136 will comply with all applicable codes,
including, landscaping, walls, etc., given that the special conditions of project approval will
ensure that all conditions are met.
2. The site for the proposed use relates to streets and highways adequate in width and
pavement type to carry the quantity and kind of traffic generated by the proposed use; and,
The Public Works, Traffic Engineering Division reviewed the proposed project and
assessed the adjacent streets to ensure that the proposal would not have significant
impacts on traffic and the surrounding community.
REPORT TO THE PLANNING COMMISSION
Conditional Use Permit Application No. C-13-136
Vesting Tentative Tract Map No. 6045/UGM
April 2, 2014
Page 9
3. The proposed use will not be detrimental to the public welfare or injurious to property or
improvements in the area in which the property is located. The third finding shall not apply
to uses which are subject to the provision of Section 12-306-N-30 of the FMC.
The site is vacant and with the adoption of the 2025 Fresno General Plan, the city analyzed the
impacts of converting vacant land into urban uses and determined that it is necessary to convert
land within the sphere of influence in an attempt to provide housing, growth, employment
opportunities, etc. The Development and Resource Management Department has determined
that the proposed use will not be detrimental to the public welfare or be injurious to property or
improvements in the area in which the property is located if developed in accordance with the
various conditions/requirements established through the related vesting tentative tract map
application review and conditional use permit application review processes.
Vesting Tentative Tract Map Findings
The Subdivision Map Act (California Government Code §§ 66400, et seq.) requires that a
proposed subdivision not be approved unless the map, together with its design and
improvements, is found to be consistent with the General Plan and any applicable specific plan
(Finding No. 1 below).
State law further provides that the proposed subdivision map be denied if any one of the Finding
Nos. 2 - 5 below is made in the negative. In addition, State law requires that a subdivision be
found to provide for future passive and natural heating or cooling opportunities in the subdivision
development (Finding No. 6 below).
1. The proposed subdivision map, together with its design and improvements, is consistent
with the City's 2025 General Plan and the Woodward Park Community Plan, becaL;se the
plans designate the site for medium low density residential planned land uses and the
project design meets the density and zoning ordinance criteria for development.
2. This site is physically suitable for the proposed type and density of development, because
conditions of approval will ensure adequate access and drainage on and off the site; and,
that development shall occur in accordance with adopted standards, goals, objectives, and
policies for development in the City of Fresno.
3. The proposed subdivision design and improvement is not likely to cause substantial and
considerable damage to the natural environment, including fish, wildlife or their habitat,
because the area is not known to contain any unique or endangered species and the
urbanized nature of the area in which the site is located.
4. The proposed subdivision design and improvements are not likely to cause serious public
health and safety problems, because the conditions of approval have shown and will insure
that the subdivision conforms with city health and safety standards.
5. The proposed subdivision design will not conflict with public easements within or through
the site, because conditions of approval will assure noninterference with any existing or
proposed public easements.
REPORT TO THE PLANNING COMMISSION
Conditional Use Permit Application No. C-13-136
Vesting Tentative Tract Map No. 6045/UGM
April 2, 2014
Page 10
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.
The subdivision map, based on the required findings for approval and subject to the
recommended conditions of approval, and the standards and policies of the 2025 I resno
General Plan and Woodward Park Community Plan, complies with applicable zoning and
subdivision requirements. Based upon the plans and information submitted by the a[:aplicant
and the recommended conditions of project approval, staff has determined that these findings
can be made.
Planning Commission action of the proposed Vesting Tentative Tract Map and Conditional Use
(Permit, unless appEMled to the Council, is final.
CONCLUSION / RECOMMENDATION
The appropriateness of the proposed project has been examined with respect to its consistency
with goals :end policies of the 2025 Fresno General Plan and the Woodward Park Community
Plan; its compatibility with surrounding existing or proposed uses; and its avoidance or
mitigation of potentially significant adverse environmental impacts. These factors have been
evaluated as described above and by the accompanying environmental assessment. Upon
consideration of this evaluation, it can be concluded that the Vesting Tentative Tract Map No.
6045/UGM and Conditional Use Permit No. C-13-136 are appropriate for the project site.
Attachments: 2013 Aerial Photograph of Site
Exhibit A - Vesting Tentative Tract Map No. 6045/UGM dated December 24,
2013
Exhibit A-1 - Site plan dated February 6, 2014
Exhibit A-2 - Site plan (typical lot) dated February 6, 2014
Exhibits E-1 through E-3 - Elevations dated September 4, 2013
Exhibits F-1 and F-2 - Floor Plans dated September 4, 2013
Exhibit P — Pedestrian Access Plan dated February 6, 2014
Conditions of Approval for T-6045/UGM dated April 2, 2014
Conditions of Approval for CUP Application No. C-13-136 dated April 2, 2014
Comments and Requirements from Responsible Agencies
Environmental Assessment No. T-6045/C-13-136, Finding of Conformity to
the 2025 Fresno General Plan MEIR No. 10130 and Mitigated Negative
Declaration for Plan Amendment A-09-02 and to the Program E.IR No.
10126 related to the Copper River Ranch Project dated January 17, 2014
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1
iITY OF FRESNO
DEVELOPMENT AND RESOURCE MANAGEMENT DEPARTMENT
CONDITIONS OF APPROVAL
APRIL 2,2014
VESTING TENTATIVE TRACT MAP NO. 6045/UGM
Located Between North Friant Road and East Copper Avenue, within the Copper River
Ranch Planned Community
All vesting tentative maps are subject to the applicable provisions of the State Subdivision Map
Act, Fresno Municipal Code, City policies, and City of Fresno Standard Specifications. The
following specific, conditions are applicable to this vesting tentative tract map.
NOTICE TO PROJECT APPLICANT
In accordance with the provisions of Government Code §66020(d)(1), the imposition of
fees, dedications, reservations or exactions for this project are subject to protest by the
project applicant at the time of approval or conditional approval of the development or
within 60 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 tra�.t
maps.
GENERAL CONDITIONS
1. Upon conditional approval of Vesting Tentative Tract Map No. 6045/UGM (Exhibit A), a
Planned Development dated December 24, 2013, the subdivider may prepare a Final
Map in accordance with the approved vesting tentative map and Conditional Use Permit
No. C-13-136 which establishes a planned development for the subject property.
2. Submit grading plans and a soils report to the City of Fresno Development and
Resource Management Department for verification prior to Final Map approval
(Reference: Sections 12-1022 and 12-1023 of the Fresno Municipal Code). Grading
plans shall indicate the location of any required walls and indicate the proposed width of
required landscape easements or strips. Approval of the grading plan is required prior to
Final Map approval.
3. At the time of Final Map submittal, the subdivider shall submit engineered construction
plans to the City of Fresno Public Works, Public Utilities, and Planning and Development
Departments for grading, public sanitary sewer system, public water system, street
lighting system, public streets, and storm drainage, including other technical reports and
Conditions of Approval
Vesting Tentative Tract Map No. 60451UGM
April 2, 2014
Page 2
engineered plans as necessary to construct the required public improvements and work
and applicable processing fees.
4. Engineered construction plans shall be approved by the City prior to the approval of the
Final Map. If, at the time of Final Map approval, such plans have not been approved, the
subdivider shall provide performance security in an amount established by the City to
guarantee; the completion of plans.
5. Public utilities easements, as necessary, shall be shown on the Final Map and dedicated
to the City of Fresno. Public utility easements beyond the limits of the Final Map, but
required as a condition of development, shall be acquired at the subdivider's cost and
shall be dedicated by separate instrument at the time of Final Map approval. The
relocation of existing utilities necessitated by the required public improvements shall be
paid for by the subdivider. The subdivider is responsible to contact the appropriate utility
company for information.
6. Comply with the con.ditior,s, policies and standards set forth in the City of Fresno,
Municipal Code, Article 10, Chapter 12, "Subdivision of Real Property;" Resolution No.
68-187, "City Policy with Respect to Subdivisions;" and City of Fresno Standard
Specifications, 2002 Edition, and any amendments thereto.
7. The developer/owner shall pay applicable fees for, bort riot limited to, plan checks for
street improvement c� and other grading and construction; stre t_,>t trees, street signs, wate
and sewer service, and inspections in accordance; with the i;ity of Fresno Master Feo
Schedule (City Resolution No. 79-606 and No. 80-420) and any amendments,
modifications, or additions thereto; and in accordance with the requirements of State law
as related to vesting tentative maps.
8. The subdivider shall furnish to the City acceptable security to guarantee the construction
of the off-site street improvements in accordance with all applicable provisions of thn
Fresno Municipal Code (FMC) and the State Subdivision Map Act. The subdivider sha',I
complete all the public improvements prior to the approval of the Final Map by the City.
If, at the time of Final Map approval, any public improvements have not been completed
and accepted in accordance with the standards of the City, the subdivider may elect to
enter into an agreement with the City to thereafter guarantee the completion of the
improvements.
9. As a condition of Final Map approval, the subdivider shall furnish to the City La
subdivision guarantee listing all parties having any right, title or interest and the nature of
their interest per State law.
10. It shall be required that you file an updated Exhibit Seven titled "Land Use, Density and
Parcel Identification Matrix" relative to Conditional Use Permit Application No. C-04-153.
The Copper River Ranch Planned Community was approved with blended densities that
involved both single and multiple family residential development with an overall
residential unit restriction of 2837 units. Provide an exhibit showing approved and future
development which does not exceed 2837 units.
11. Vesting Tentative Tract Map No. 6045/UGM is subject to approval of related Conditional
Use Permit No. C-13-136.
Conditions of Approval
Vesting Tentative Tract Map No. 6045/UGM
April 2, 2014
Page 3
12. Conditional Use Permit Application No. C-13-136, filed to establish a 134-lot planned
development shall be approved prior to final map approval.
13. Conditions of zoning were placed on the site in 2003 with approval of Rezone
Application No. R-01-14 (Copper River Ranch rezone). This application is subject to
compliance with the mitigation measures established by the certification of Final
Environmental Impact Report No. 10126 (SCH No. 2000021003) prepared for Copper
River Ranch.
GENERAL. INFORMATION
14. When the grading plan establishes a top of slope beyond the required landscape
easement noted and the construction of the required wall is to be established coincident
with the top of slope, then the required minimum easement width shall be expanded to
include the fall landscaped -u::a up to the wall Iucation.
I 5. I he long tern, maintenance of all the items listed below is the ultimate responsibility of
the owner/developer.
a) The property owner shill 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.
16. Maintenance of the required landscape easements, streets, curbs and gutters,
sidewalks, medians, and street furniture may be the responsibility of the City's
Community Facilities district. Contact the Public Works Department, Engineering
Services Division, at 559-621-8695 for information regarding the City's Community
Facilities District. The property owners may petition the City for annexation to the City's
Community Facilities District prior to Final Map approval.
17. If the developer/subdivider elects to petition for annexation into the City's Community
Facilities District, the subdivider/owner shall be required to provide the City of Fresno,
Department of Public Works, with copies of signed acknowledgments from each
purchaser of a lot within the subdivision, attesting to the purchasers understanding that
the lot will have an annual maintenance assessment and that he/she is aware of the
estimated amount of the assessment. The subdivider/owner shall execute and record a
covenant on each lot providing notice that the subject property is subject to annual
payment of the Community Facilities District assessment.
Conditions of Approval
Vesting Tentative Tract Map No, 6045/UGM
April 2, 2014
Page 4
18. Should the City Council not approve the annexation of any or all of the maintenance
items listed above, then the property owner/subdivider shall create a homeowners
association for the maintenance of these items and proposed private streets, utilities,
and walls/gates. The proposed Declaration of Covenants, Conditions, and Restrictions
(CC&Rs) and the proposed instruments for the homeowners association shall be
submitted to the Planning and Development Department for review two weeks prior to
Final Map approval. Said documents shall be recorded with the Final Map or
alternatively submit recorded documents or documents for recording prior to final
acceptance of subdivision improvements. Said documents shall include assignment of
responsibility to the homeowners association for landscaping and other provisions as,
stated in the Planning and Development Department Guidelines for preparation of
CC&Rs dated January 11, 1985.
19. Improvement plans for all required landscaping and irrigation systems to the Planning
and Development Departi-nent for review prior- to Fis ial Map approval.
Sidewalks (Pedestrian Access Plan)
20. Pursuant to the requirements of City Council Resolutiun No. 2010-280 all planned
developments shall have sidewalks constructed on bath sides of a. pi ivate residential
street of .is otherwise provided by a pedestrian access pla i, in accordance with updated
Policy I ' I of the 2025 Fresno General Plan.
The developer- has proposed to provide a pedestrian access plan, on the private street
portion of the map, as allowed under Resolution No. 2010-280. It is required that
sidewalks be constructed on both sides of the streets, throughout the private street
portion of the map. As shown on the Pedestrian Access Plan (Exhibit P dated
December 24, 2013), no sidewalk is required for a majority of the west side of Lot 90; no
sidewalk is required in said location since there is no pedestrian access gate along the
west side of Lot 90 and there is a curb ramp proposed at the northwesterly portion of Lot
90. Provide an updated Pedestrian Access Plan depicting sidewalks throughout
the private street portion of the map (except along the west side of Lot 90 as noted
above).
Additionally, pedestrian gates are required on both sides of the street at the fence
proposed within Avenue G (easterly fence). Alternatively, the applicant shall
provide curb ramps on both sides of the street, to be located just south of the
proposed fence. Should this alternative be used, only one pedestrian gate will be
required.
Walls/Fences/Landscaping
21. The City of Fresno Noise E=lement of the General Plan identifies the maximum
appropriate noise level exposure for outdoor activity areas to be 60 dB DNL, and for
interior living areas a noise level exposure of not more than 45 dB DNL. The acoustical
analysis prepared by Brown-Buntin Associates, Inc. dated July 18, 2013, recommends,
in part, a 6' high solid masonry wall along Alicante Avenue in order to comply with the
sound requirements of the General Flan. Comply with the conclusions and
recommendations in the acoustical analysis prepared by Brown-Buntin Associates, Inc.
Conditions of Approval
Vesting Tentative Tract Map No. 6045/UGM
April 2, 2014
Page 5
dated July 18, 2013. Any changes to these requirements must be approved by the
Development and Resource Management Department.
22. As noted on the Site Plan (Exhibit A-1 dated February 6, 2014) the easterly vehicle gate
is limited to Emergency Vehicle Access and Solid Waste access only.
23. Provide a corner cut-off area at all street intersections in accordance with Section
12-306-H-3-d of the Fresno Municipal Code. Corner cut-offs are established to provide
an unobstructed view for vehicular and pedestrian traffic approaching an intersection.
They are a triangular area formed by the property lines and a diagonal line adjoining
points on the property lines, measured a specific distance from the point of their
intersection. At the intersections of streets, this distance is 30 feet.
Lot Dimensions
24. Lot dimensions shall match those depicted on "Exhibit A," dated December 24, 2013, for
Vesting Tentative Tract Map No. 6045/UGM, excepting changes as required per the.
conditions of approval.
BUildinq Setbacks
Homes fronting on Public Streets
25. Minimum building setbacks shall be in accordance with exhibit "A-1" (site; plan) for 0-13-
136 dated February 6, 2014, except as follows:
Front and side yard: The setback to the garage from property line shall be 20' (18'
to back of sidewalk from the garage is allowed with a roll-up
door).
Homes frontinq_on Private Streets
26. Minimum building setbacks shall be in accordance with exhibit °A-1" (site plan) for C-13-
136 dated February 6, 2014. Provide a section in the CC&R's for the Homeowners
Association prohibiting parking in driveways less than 18' from garage to back of
sidewalk (to prohibit parking over the sidewalk).
INFORMATION
27. Prior to the issuance of building permits for the subdivision, school construction fees
shall be paid to the Clovis Unified School District in accordance with the school district's
adopted schedule of fees.
28. Contact the United States Postal Service for the location and type of mailboxes to be
installed in this subdivision.
a) It is recommended that at least 6 months prior to the first occupancy, the Developer
shall contact the local United States Postal Service representative to complete a
Mode of Delivery Agreement for New Construction, The Mode of Delivery
Agreement mutt have District approval signature to be valid. In addition to
Conditions of Approval
Vesting Tentative Tract Map No. 6045/UGM
April 2, 2014
Page 6
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.
29. 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.
30. 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 prop:.:
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.
31. If archaeological and/or animal fossil material is encountered during project surveying,
grading, excavating, or construction, work shall stop immediately.
32. If there are suspected human remains, the Fresno County Coroner shall be immediately
contacted (business hours: (559) 268-0109; after hours the contact phone number is
(559) 488-3111 for the Fresno County Sheriff's Department). If remains or other
archaeological material is possibly Native American in origin, the Native American
Heritage Commission (phone number (916) 653-4082) shall be immediately contacted,
and the California Archaeological Inventory/Southern San Joaquin Valley Information
Center (phone number (805) 644-2289) shall be contacted to obtain a referral list of
recognized archaeologists.
33. If animal fossils are uncovered, the Museum of Paleontology at the University of
California, Berkeley shall be contacted to obtain a referral list of recognized
paleontologists. An assessment shall be conducted by a paleontologist; if th=:
paleontologist determines the material to be significant, a recommendation shall b--
made to the City as to any further site investigation or preservation measures.
34. Apportionment of Special Assessment: If, as part of this subdivision, a division will be
made of any lot or parcel of land upon which there is an unpaid special assessment
levied under any State or local law, including a division into condominium interest as
defined in Section 783 of the Civil Code, the developer/owner shall file a written
application with the City of Fresno Director of Public Works, requesting apportionment of
the unpaid portion of the assessment or pay off such assessment in full.
If the subdivider elects to apportion the assessment, the application shall contain the
following information:
a) A full description of each assessed lot, parcel or interest to be divided and of how
such lot, parcel or interest will be divided;
Conditions of Approval
Vesting Tentative Tract Map No. 6045/UGM
April 2, 2014
Page 7
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 ?mount sufficient to pay all costs of
the City and the Engineer of Work responsible for determining the initial assessment
in making the requested apportionment.
35. The subdivider ,hall comply with Regulation VIII of the San Joaquin Valley Air Pollution
Control District for the control of particulate anatter, and fugitive dust during construction
of this project.
16. Solid waste disposal for the subdivision shall be provided by the City of Fresno. The
method of collection to be utilized in this tract shall be subject to approval of the Solid
Waste! Manager(see below-rioted conditions).
PARK SERVICE
37. Comply with the memorandum from the Public Works Department dated November 15,
2013.
COMMUNITY FACILITIES DISTRICT
38. Comply with the memorandum from the Public Works Department dated November 25,
2013.
FIRE SERVICE
39. Comply with the memorandum from the Fire Department dated March 26, 2014.
Should a second point of access be proposed from North Friant Road, it will only be
allowed until such time as North Alicante is provided with a second permanent public
street access connection or revised temporary access point. The applicant is required to
provide a covenant is stating that an access point from North Friant Road is temporary
and that the access point be removed and replaced with landscaping, parkstrip, curbing,
etc.
SOLID WASTE SERVICE
40. Comply with the memorandum from the Solid Waste Division dated March 27, 2014.
Conditions of Approval
Vesting Tentative Tract Map No. 6045/UGM
April 2, 2014
Page 8
STREETS AND RIGHTS-OF-WAY
41. The subdivider shall furnish to the City acceptable security to guarantee the construction
of the off-site street improvements in accordance with all applicable provisions of the
FMC and the State Subdivision Map Act.
42. The subdivider/owner shall make provisions for disabled persons in accordance with the
Department of Public Works standards and as required by State law. Handicap access
ramps are required to be constructed in sidewalks at all corners within the limits of the
tract. Where street furniture is located within the sidewalk area (fire hydrants,
streetlights, etc.), a minimum of 48 inches of unobstructed path shall be maintained to
satisfy the American Disabilities Act requirements. If necessary, dedicate a pedestrian
easement to accommodate for the four foot minimum unobstructed path requirement.
43. All of the required street improvements shall be constructed and/or installed in
accordance with the City of Fresno Standard Specifications (2002 Edition). The
following shall be submitted as a single package to the Public Works Department for
review and approval:
a. Signing and striping plans (per current California Department of Transportation
standards);
b. Street Construction Plans;
c. Landscape and irrigation plans (median island and street trees within all
parkways); and
44. The subdivider shall underground all existing off-site overhead utilities and proposed
utility systems in accordance with FMC Sections 12-1011 and Resolution No. 78-522,
88-229.
45. The subdivider shall construct an underground street lighting system per Public Work
Standards within the limits of the tract. Spacing and design shall conform to Public
Works Standards. Height, type, spacing, etc., of standards and luminaries shall be in
accordance with Resolution No. 68-187, 78-522, 81-219, and 88-229 or any modificatio'i
thereto approved by the City Traffic Engineer prior to Final Map approval. Upoli
completion of the work by the subdivider and acceptance of the work by the City, the
street lighting system shall be dedicated to the City. Submit engineered construction
plans to the Public Works Department for approval.
46. All dead-end streets created by this subdivision shall be properly barricaded in
accordance with City standards within seven days from the time the streets are surfaced
or as directed by the City Engineer.
47. The developer shall comply with Rule 8060 of the San Joaquin Valley Air Pollution
Control District for the control of fugitive dust requirements from paved and unpaved
roads.
48. Comply with the memorandum from the Public Works Department dated March 28,
2014.
Conditions of Approval
Vesting Tentative Tract Map No. 6045/UGM
April 2, 2014
Page 9
SANITARY SEWER SERVICE
49. Comply with the memorandum from the Public Utilities Department dated March 20,
2014.
WATER SERVICE
50. Comply with the Department of Public Utilities, Water Division memorandum dated
March 21, 2014.
URBAN GROWTH MANAGEMENT REQUIREMENTS (GENERAL)
51. The developer of property located within the UGM boundaries shall comply with all
sewer, water and street requirements and pay all applicable UGM fees imposed under
the Urban Growth Management process (with appropriate credit given for the installatio I
of required UGM improvements) in accordance with the requirements of State Law as
related to tentative tract maps.
52. The developer will be responsible for the relocation or reconstruction of any existing
improvements or facilities necessary to construct any of the required UGM
improvements.
Right-of-Way Acquisition
53. The developer will be responsible for the acquisition of any necessary right-of-way to
construct any of the required improvements.
54. Rights-of-way acquisition shall include any rights-of-way necessary for proper drainage,
signing, pole relocation, and shoulder grading. In general, this will require right-of-way to
be provided approximately 10 feet outside the travel lane. The exact requirement must
be determined at the project design stage based on the existing conditions and detailed
design information.
55. In the event an acquisition of any easement or right-of-way is necessitated by the
subject development, said acquisition will be accomplished prior to Final Map approval.
The developer/owner should contact the Real Estate Section of the Public Works
Department to receive procedural guidance in such acquisitions.
56. Should such acquisition not be accomplished by the subdivider prior to Final Map
approval, the subdivider must request and grant to the City the full authority to attempt
acquisition either through negotiation or through its power of eminent domain. The
subdivider shall furnish to the City Public Works Department, Engineering Division/Real
Estate Section, an appraisal report or a request for an estimated appraisal amount(to be
determined by the City of Fresno Real Estate Section) prior to preparation of a
Subdivision Agreement.
57. The subdivider/owner shall submit adequate security in the form of a cash deposit to
guarantee payment of all costs associated with the acquisition, including staff time,
attorney's fees, appraisal fees, court costs, and all related expenditures and cost!,
necessary to effect the acquisition of such easements or rights-of-way.
Conditions of Approval
Vesting Tentative Tract Map No. 60451UGM
April 2, 2014
Page 10
FLOOD CONTROL AND DRAINAGE
58. Comply with the memorandum from the Fresno Metropolitan Flood Control District dated
December 20, 2013.
59. Any temporary ponding basins constructed or enlarged to provide service to the
subdivision shall be fenced in accordance with City standards with seven days from the
time the basin becomes operational or as directed by the City Engineer. Temporary
ponding basins will be created through a covenant between the City and the Developer
prior to Final Map approval. Maintenance of the temporary ponding basin shall be by the
Developer until permanent service for the entire subdivision is provided.
STREET NAMES
60. Submit a list of street names, to Jon Bartel in the Public Works Department, for review
and approval. North Via Venitzia shall extend from Lot 22, south to Lot 12:3 (which
includes the privates street {_)ortion of the snap.
COUNTY OF FRESNO— DEPARTMENT OF PUBLIC WORKS AND PLANNING
61, The County of Fresno, Department of Public Works and Planning, requires a block wall
or other tyl'r' ui screening device to mitigate headlight glare between North Friant Road
and North Alicante Drive.
As such, it is required that you provide a wall or dense landscaping (minimum 4' high)or
other type of screening device between North Friant Road and North Alicante Drive,
where said streets abut each other.
Additionally, should a second point of access (temporary) be proposed from North Friant
Drive, appropriate permit(s) shall be obtained from the County of Fresno.
FRESNO IRRIGATION DISTRICT
62. Comply with the letter from the Fresno Irrigation District dated December 9, 2013.
SAN JOAQUIN VALLEY AIR POLLUTION CONTROL DISTRICT
63. Comply with the letter from the San Joaquin Valley Air Pollution Control District dated
December 16, 2013.
CLOVIS UNIFIED SCHOOL DISTRICT
64. Comply with the letter from the Clovis Unified School District dated November 14, 2013.
CALTRANS
65. Comply with the letter from Caltrans dated December 10, 2013.
Conditions of Approval
Vesting Tentative Tract Map No. 6045/UGM
April 2, 2.014
Page 11
DEVELOPMENT FEES AND CHARGES
66. This project is subject to the following fees and charges:
SEWER CONNECTION CHARGES FEE RATE
a. Lateral Sewer Charge[1] $0.10/sq. f#: (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] $2,113/living unit
e. Copper River Sewer Backbone System [4] $877/living unit
f. Capper Avenue Sewer Lift Station Charge[4] $650/living unit
g. House Branch Sewer Chargo [2] NIA
WATER CONNECTION CHARGES FEE RATE
h. Service Connection Charge Fee based on service(s) and
meter(s) sires specified by owner;
fee for service(s) and Meter(s)
established by the Master Fee
Schedule.
i. Frontage Charge [1] $6.50/lineal foot
j. Transmission Grid Main Charge [1] $643/gross acre (parcels 5 gross
acres or more)
k. Transmission Grid Main Bond Debt Service Charge [1] $243/gross acre (parcels 5 gross
acres or more)
I. UGM Water Supply Fee [2] N/A
Service Area: 101s
I. Well Head Treatment Fee [2] N/A
Service Area: 101
m. Recharge Fee [2] N/A
Service Area: '101
Conditions of Approval
Vesting Tentative Tract Map No. 6045/UGM
April 2, 2014
Page 12
In. 1994 Bond Debt Service [1] N/A
Service Area: 101
CITYWIDE DEVELOPMENT[ IMPACT FEES FEE- RATE:
o. Fire Facilities Impact Fee-- Citywide [4] $539/living unit
p. Park Facility Impact Fee-- Citywide [4] $2278/living unit
q. Ouimby Parkland Dedication Fee [2.] $1120/living unit
r. Citywide Regional Street Impact Fee [3] $8,361/adj. acre
s. New Growth Area Major Street Fee [3] $18,790/adj. acre
t. Police Facilities Impact Fee —Citywide [4j $624/living unit
u. Traffic Signal Charge [1] $450.94/living unit
COPPER RIVER RANCH IMPACT FEES FEE RATE
v. CRR Major Roadway Infrastructure Facility Fee [4] $7,972/adj. acre
w. CRR Major Interior Collector Roadway Facility Fee [4] $26,676/adj. acre
x. CRR Clovis Mitigation Fee [2] $38.99/ADT [5]
z. CRR Friant Widening Mitigation Fee [2] $9.76/ADT [5]
On July 22, 2008, the Fresno County Board of Supervisors passed Ordinance No. 2008—023 requiring the payment
of County Public Impact Facilities Impact Fees. The effective date of this ordinance is September 20, 2008. Contact
the County of Fresno, Public Works and Planning Department to determine payment of this fee obligation.
Confirmation by the County of Fresno is required before the City of Fresno can issue building permits.
The Board of Directors of the Fresno County Regional Transportation Mitigation Fee Agency approved Resolution
No. 2009—01 requiring the payment of Regional Transportation Mitigation Fee. The effective dale 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
DEVELOPMENT AND RESOURCE MANAGEMENT DEPARTMENT
LONDITIONS OF APPROVAL
APRIL 2, 2014
CONDITIONAL USEI `'I :RMI7 APPLIC, 'ION NO. C-13-136
"A PLANNED DEVELOPMENT"
PART A - PROJECT INFORMIATION
1 . Assessor's 579-074-09
Parcel No(s):
2. Job Address: Vesting Tentative Tract Map No. 6045/UGM
3. Street Location: Located between North Friant Road and East Copper Avenue,
within the Copper River Ranch Planned C:ornrnunity
4. -ening R.-1/EA/UGM/c.- (-dingle Family Residential District/Expressway
Area Overlay l District/Urban Growth Management/conditions of
zoning) zone district
5. Planned Land Use: Medium Low Density Residential
6. Plan Areas: 2025 Fresno General Plan and Woodward Park Community Plan
7. Project Description: Conditional Use Permit Application C-13-136 proposes a gated
development with private streets and modified property/
development standards for 49 of the proposed lots; the remaining
85 lots are proposed on public streets and will include modified
property development standards,for Vesting Tentative Tract Map
No. 6045/UGM on approximately 21 .07 acres
NOTICE TO PROTECT 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 b.,F
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, reservatiow'.
or exaction,; impose on th - development projeu:
Conditions of Approval
Conditional Use Permit Application No. C-13-136
April 2, 2014
Page 2 of 8
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 B - GENERAL CONDITIONS AND REQUIREMENTS
The City of Fresno Planning Commission, on April 2, 2014, approved the special permit
application subject to the enclosed list of conditions and Exhibits A-1, A-2 dated February 6,
2014, and Exhibits E-1, E-2, E-3, F-1, F-2 dated September 4, 2013, and Exhibit P dated
December 24, 2013, for Conditional Use Permit Application No. C-13-136.
IMPOR i;"AN 1 : PLI-:ASI READ CARE! ULLY
Please note that this project may be subject to a variety of discretionary conditions of
approval. I'hese include conditions based on adopted City plans and policies, those
determined through site plan review and environmental assessment essential to mitigate
adverse effects on the environment including the health, safety, and welfare of the
community, and recommended conditions for development that are not essential to health,
safety, and welfare, but would on the whole enhance the project and its relationship to the
neighborhood and environment.
Discretionary conditions of approval may be appealed. All code requirements, however, are
mandatory and may only be modified by variance, provided the findings pursuant to Fresno
Municipal Code Section 12-405.A can be made.
Approval of this special permit shall be considered null and void in the event of failure by the
applicant and/or the authorized representative, architect, engineer, or designer to disclose
and delineate all facts and information relating to the subject property and the proposed
development including, but not limited to, the following:
1. All existing and proposed improvements including but not limited to buildings and
structures, signs and their uses, trees, walls, driveways, outdoor storage, and open land
use areas on the subject property and all of the preceding which are located on adjoining
property and may encroach on the subject property;
2. All public and private easements, rights-of-way and any actual or potential prescriptive
easements or uses of the subject property; and,
3. Existing and proposed grade differentials between the subject property and adjoining
property zoned or planned for residential use.
Conditions of Approval
Conditional Use Permit Application No, C-13-136
April 2, 2014
Page 3 of 8
Approval of this special permit may become null and void in the event that development is not
completed in accordance with all the conditions and requirements imposed on this special
permit, the Zoning Ordinance, and all Public Works Standards and Specifications. This
special permit is granted, and the conditions imposed, based upon the Operation Statement
provided by the applicant. The Operation Statement is material to the issuance of this special
permit. Unless the conditions of approval specifically require operation inconsistent with the
Operation Statement, a new or revised special permit is required if the operation of this
establishment changes or becomes inconsistent with the Operation Statement. Failure to
operate in accordance with the conditions and requirements imposed may result in revocation
of the special permit or any other enforcement remedy available under the law.
The Development and Resource Management Department shall not assume responsibility for
any deletions or omissions resulting from the special permit review process or for additions or
alterations to construction plan not specifically submitted and reviewed and approved
pursuant to this special permit or subsequent amendments or revisions. (Include this note:,
on the site plan.)
No uses of land, buildings, or structures other than those specifically approved pursuant to
this site plan shall be permitted. (Include this note on the site plan.)
Transfer all red line notes, etc., shown on the original site plan exhibits(dated September 19,
2013)to the final site plan. CORRECTIONS SHALL INCLUDE ALL THOSE LISTED IN THIS
DOCUMENT AND THOSE LISTED IN THE CORRECTION LIST PROVIDED BY THE PLAN
CHECK PROCESS.
The exercise of rights granted by this special permit must be commenced by April 2, 2018
(four years from the date of approval).
To complete the back-check process for building permit relative to planning and zoning
issues, submit four copies of this corrected,final site plan,together with copies of the
elevations, landscape, and irrigation plans, and any required covenants and/or studies
or analyses to the Planning Division for final review and approval, ten days before
applying for building permits.
Copies of this final approved site plan, elevations, landscape, and irrigation plans stamped by
the Planning Division must be substituted for unstamped copies of the same in each of the
sets of construction plans submitted for plan check prior to issuance of building permits. The
final approved site plan must also include all corrections identified in the plan check process.
Be advised that on-site inspections will not be authorized unless the final stamped approved
site plan, elevations, landscape, and irrigation plans are included in the plan check file copy.
Conditions of Approval
Conditional Use Permit Application No. C-13-136
April 2, 2014
Page 4 of 8
Please contact Israel Trejo at(559)621-8044 or via e-mail at Israel.Trejo@fresno.gov to
schedule an appointment for final sign-off for building permits following your receipt
and substitution of the four copies of the stamped, corrected, approved exhibits in the
plan check sets.
PART C - PUBLIC IMPROVEMENT REQUIREMENTS
The following requirements are based on city records and the accuracy of the existing and
proposed on-site and off-site conditions depicted on the exhibits submitted. Requirements
not addressed due to omission or misrepresentation of information, for which this review
process is dependent, will be imposed whenever such conditions are disclosed.
Questions relating to dedications, street improvements or off-street parking geometrics ma-,.,
be directed to Louise Gilio at(559)621-8678/L.ouise.Gilio@fresno.gov of the City of Fresno
Public Works Department, Engineering Division, Traffic Section.
STREET ENCROACHMENT PERMITS, DEDICATIONS AND VACATIONS
a) Exhibit "A" is required to include all street furniture, e.g.: public utility poles and
boxes,guy wires, signs, fire hydrants, bus stop benches, mail boxes, news stands,
trash receptacles, tree wells, etc., within the existing and proposed public rights-of-
way.
b) Deed documents for the required property dedications shall be prepared by the
applicant's engineer and submitted to the Public Works Department, Engineering
Division, Special Districts/Projects and Right-of-Way Section with verification of
ownership prior to issuance of building permits. Deed documents must conform to
the format specified by the City. Document format specifications may be obtained
from the Public Works Department, Engineering Division, Special Districts/Projects
and Right-of-Way Section, or by calling (559) 621-8694.
c) ENCROACHMENT PERMITS. The construction of any overhead, surface or sub-
surface private structures and appurtenances extending within the public rights-of-
way is prohibited unless an encroachment permit is approved by the City of Fresno
Public Works Department, Engineering Division, Special Districts/Projects and
Right of Way Section, (559) 621-8693. Encroachment permits must be approved
prior to issuance of building permits.
STREET IMPROVEMENTS
a) All public improvements shall be constructed in accordance with the Standard
Specifications and Standard Drawings of the City of Fresno, Public Works
Department or street construction plans required and approved by the City
Conditions of Approval
Conditional Use Permit Application No. C-13-136
April 2, 2014
Page 5of8
Engineer. The performance of any work within the public street rights-of-way
(including pedestrian, water and sewer utility easements) requires a Street Work
Permit issued by the Public Works Department, Engineering Services Division at
(559) 621-8693, prior to commencement of the work. Contact the Public Works
Department, Engineering Services Section at (559) 621-8686 for detailed
information. All required street improvements must be completed and accepted by,
the City prior to occupancy.
b) Repair damaged and/or off grade off-site concrete improvements as determined by
the Public Works Department, Construction Management Division(559)621-550C.
c) Install streetlights along all street frontages in accordance with City standards.
Plans must be prepared by a registered Civil Engineer and must be approved b,r
the Public Works Department Engineering Division prior to installation.
d) Submit the following as a single package to the Public Works Department
Engineering Division, Plan Check and GIS Mapping Section, (559) 621-8682, for
review and approval, 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.
PART D - PLANNING/ZONING REQUIREMENTS
1) PLANNING
a) Development is subject to the following plans and policies:
i) 2025 Fresno General Plan
ii) Woodward Park Community Plan
iii) Planned Development (Section 12-306-N-21 of the FMC)
iv) Medium Low density residential planned land uses
2) ZONING
a) Development is proposed in accordance with the R-1/EA/UGM/cz (Single Family
Residential District/Expressway Area Overlay District /Urban Growth
Management/conditions of zoning) zone district. Approval of Conditional Use Permit
Application No. C-13-136 is contingent upon approval of Vesting Tentative Tract Map
No. 6045/UGM.
Conditions of Approval
Conditional Use Permit Applicstbn No. C-13-136
April 2, 2014
Page 6 of 8
b) Conditions of Zoning were placed on the project site in 2003 with approval of Rezone
Application No. R-01-14 (Copper River Ranch rezone). This application is subject to
compliance with the mitigation measures established by the certification of Final
Environmental Impact Report No. 10126(SCH No. 2000021003) prepared for Copper
River Ranch.
3) BUI1 DING HEIGHT
a) The height of the proposed structures shall meet the requirements of Section 12-
211.5-D of the FMC.
4) LOT COVERAGE
a) The lot coverage shall be as depicted on Exhibit A-1 (Site Plan) dated February 6,
2014. Additionally, lot coverage shall comply with the requirements of the Fresno
Metropolitan Control District as noted in their letter dated December 20, 2013.
5) BUILDING SETBACKS, OPEN SPACES AND LANDSCAPING
a) Minimum building setbacks shall be: in accordance with Exhibit A-1 (Site Plan) dated
February 6, 2014, except as follows.
Homes fronting on Public Streets
Minimum building setbacks shall be in accordance with exhibit "A-1" (site plan)for(:
13-136 dated February 6, 2014, except as follows:
Front and side yard:The setback to the garage from property line shall be 20' (18' to
back of sidewalk from the garage is allowed with a roll-up door).
Homes fronting on Private Streets
Minimum building setbacks shall be in accordance with exhibit "A-1" (site plan) for C.-
13-136 dated February 6, 2014. Provide a section in the CC&R's for the Homeowners
Association prohibiting parking in driveways less than 18' from garage to back of
sidewalk (to prohibit parking over the sidewalk).
b) On-site trees are required as follows: Section 12-306-N-24-G-3 of the FMC require's
one medium sized tree (30-60 feet at maturity) for each required parking space, plus
one medium sized tree for each residential unit. Two small size trees (15-30 feet a�
maturity) may be substituted for one medium size tree.
Conditions of Approval
Conditional Use Permit Application No. C-13-136
April 2, 2014
Page 7 of 8
6) FENCES, HEDGES, WALLS
a) Comply with the conclusions and recommendations in the acoustical analysis prepared
by Brown-Buntin Associates, Inc. dated July 18, 2013, which, in part, requires a 6' high
solid masonry wall along Alicante Avenue.
b) As noted on the Site Plan (Exhibit A-1 dated February 6, 2014) the easterly vehicle
gate is limited to Emergency Vehicle Access and Solid Waste access only.
c) Provide a corner cut-off area at all street intersections in accordance with Section 12-
306-H-3-d of the Fresno Municipal Code. Corner cut-offs are established to provide an
unobstructed view for vehicular and pedestrian traffic approaching an intersection.
They are a triangular area formed by the property lines and a diagonal line adjoining
points on the property lines, measured a specific distance from the point of their
intersection. At the intersections of streets, this distance is 30 feet.
7) SIDEWALKS (PEDESTRIAN ACCESS.PL. AN)
a) Pursuant to the requirements of City Council Resolution No. 2010-280 all planned
developments shall have sidewalks constructed on both sides of a private residential
street or as otherwise provided by a pedestrian access plan, in accordance with
updated Policy E-1 of the 2025 Fresno General Plan.
The developer has proposed to provide a pedestrian access plan, on the private street
portion of the map, as allowed under Resolution No. 2010-280. It is required that
sidewalks be constructed on both sides of the streets, throughout the private street
portion of the map. As shown on the Pedestrian Access Plan (Exhibit P dated
December 24, 2013), no sidewalk is required for a majority of the west side of Lot 90:
no sidewalk is required in said location since there is no pedestrian access gate along
the west side of Lot 90 and there is a curb ramp proposed at the northwesterly portion
of Lot 90. Provide an updated Pedestrian Access Plan depicting sidewalks
throughout the private street portion of the map (except along the west side of
Lot 90 as noted above).
Additionally, pedestrian gates are required on both sides of the street at the
fence proposed within Avenue G (easterly fence). Alternatively, the applicant
shall provide curb ramps on both sides of the street, to be located just south of
the proposed fence. Should this alternative be used, only one pedestrian gate
will be required.
PART E - CITY AND OTHER SERVICES
a) Comply with the Conditions of Approval for Vesting Tentative Tract Map No.
6045/UGM dated April 2, 2014.
Conditions of Approval
Conditional Use Permit Application No. C-13-136
April 2, 2014
Page 8 of 8
DEPARTMENT OF PUBLIC WORKS
TO: Israel Trejo, Planner III
DARM, Planning Division
FROM: Hilary Kimber, Parks Supervisor II (559.621.1345)
Streets Division, Public Works
DATE: November 15, 2013
SUBJECT: Tract 6045; c-13-136 (APN: 579-074-09s) located on the east side of proposed
North Alicante Avenue, north of East Club House Drive, in the Copper River Development Outlot
G. The Department of Public Works has reviewed the Tentative Tract Subdivision Map proposed
by Gary Gianetta., on engineering plans dated August 30, 2013 . 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 AB1881.
The designated street tree for North Alicante Drive is: There is no designated stre ;t
tree for N. Alicante Dr. Please choose an appropriate street tree from the list of
Approved Street Trees.
2. Street Tree Planting by Developer: For those lots having internal street tree fronta«e
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.
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 either petitioning for annexation in the Community Facilities District or by forming
a Home Owner's Association.
2. Maintenance Service Through Annexation into the Community Facilities District.
Landscape and Irrigation plans are required and shall be submitted to the Department of
Public Works for review and approval prior to a Council approval of the final map. Plans
shall be numbered to conform to and be included in the Department of Public Works street
construction plan set for the final map. Fees are applicable when the subdivider elects to
have landscaping maintained by annexing into the City's Community Facilities District.
A. Landscaping shall comply with Landscape Buffer Development Standards approved
by the City Council on October 2, 1990. Landscape and irrigation plans shall comply with
Sections 12-306-23 & 24 and 14-121 of the Fresno Municipal Code regarding Wn:nr
efficient Landscaping and Buffer landscaping.
B. Should the proposed landscape buffers and/or parkway strips be located next to n
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 l Le
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 vrth
ground cover species approved by the Department of Public Works/Engineering Services
Division.
D. The water meter(s) serving the buffer landscaping shall be sized for the anticipated
service flows.
E. No private flags, signs or identification of any kind shall be permitted in the right-of-w�iy,
within the City- controlled easement or on the fence or wall facing the street.
F. Landscaping in the right-of-way and landscape setback adjacent to water well sites
shall be the responsibility of the City of Fresno Water Division and may not be included in
the CFD.
MEDIAN ISLAND LANDSCAPE REQUIREMENTS
1. When median islands front onto the proposed development project, applicants shall submit
Plans to the Public Works/Engineering Services showing the location and configuration of
all median islands fronting the proposed project.
2. The Public Works Department will review and evaluate existing median island(s) for a
determination of all required improvements prior to approval of Final Map.
3. Landscape and irrigation is required on all new construction of median islands and shall be
applied in accordance with the City of Fresno, Public Works Department Standards &
Specifications and FMC sections 12-306-24 and 12-306-23. The Public Works
Department requires all proposed median islands to be constructed with 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 approved 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
DATE: November 25, 2013
TO: Israel Trejo, Development Services/Planning
Development and Resource Management Department
FROM: Ann Lillie, Senior Engineering Technician
Public Works Department, Traffic and Engineering Services Division
SUBJECT: CONDITIONS OF VESTING TENTATIVE TRACT MAP NO. 6045 FOR
MAINTENANCE REQUIREMENTS
LOCATION: No address sited
APN: 579-074-09S portion
MAINTENANCE REQUIREMENTS OF PUPI.IC IMPROVEMENTI)
1. Vesting Tentative Tract Map No. 6045 is within the boundaries of Community Facilities
District No. 12 ("CFD No. 12") and will share the costs for maintenance of certain pub!i
improvements based the special tax rates as defined in the CFD No. 12 District Report
on file in the City of Fresno City Clerk's Office.
2, The developer shall provide a quantified estimate of all improvements to be added to
CFD No. 12 for maintenance at time of final map submittal. Submit or email to Ann Lillie
in the Public Works Department, Traffic and Engineering Services Division.
For questions regarding these conditions please contact Ann Lillie at (559) 621-8690/
ann.lillie(ab-fresno.gov
Page 1 of 1
11/25/2013
C:\DOCUMENT'S AND SETTINGS\ISRAELI'\LOCAL SEITINGSITEMPORARY INTERNET
FILES\CONTENT.OUTLOOK\D7V4G5FI1T'1'6045 CONDITIONS FOR MAINTENANCE.DOCX
City of
FIRE DEPARTMENT
Date: March 26, 2014
To: ISRAEL TREJO, Planner
Development and Resource Management Department
I.1'rom: BYRON BEAG.LFS, Fire Prevention Lngincer
Firc:Department, Fire Prevention Division
Subject: Nesting Tentative Map of Tract No. 6045/UGM and {'onditional Llse Permit
Application No. C-13-136 were fled by Gary G. Oannctta Consulting Civil Engineer,
on bcllali of Copper River 7/4, Inc., and pertain to 21.07 acres of vacant property
hx;ated oil the east side ol,proposed North Alicantk:• Avenue north of East Clubhouse
Drive in the. Copper River IDvelopment Out.lot G. Vesting Tentative Map of Tract No.
6045/UCiM proposes to subdivide the property into a 135-lot singh: family residential
planned unit development subdivision consisting of 95 lots with public streets and 50
lots with gated private st.rects. Conditional Use Pen-nit Application No. C-13-136
proposes modified property development standards(lot area, lot dimensions, lot
coverage, and building setbacks).
Other
Public street hydrant(s) must be installed. Coordinate location with Public Works.
Note on plan: Fire hydrants and access roads shall be installed, tested and approved and shall
be maintained serviceable prior to and during all phases of development.The 41/2"outlet shall
face the access lane.
Access roadways shall be constricted within 10' of the fire hydrant.
Note on plan: Two means of ingress/egress must be provided.This access must be maintained
during all phases of development.
Analysis of access to the this tract and previously approved T-5892 fronting N. Alicante in this part
of Copper River has revealed that no provisions have been made for a second point of access to this
primary tract access drive. The tract master plan for this area of Copper River indicator an eventual
connection to N. Willow Ave and N. Friant Road,but no permanent or temporary second access
point has been proposed at this time. FFD will not accept a two lane divided public street as
satisfying the 2i1 point of access requirement to T-6045 or tracts further to the north along N.
Alicante. Should a second point of access be proposed from N. Friant Road it shall be located
directly across from the T-6045 primary entrance designated at this time as Avenue"C"where the
Alicante media is open and connected to N.Friant Road or at an approved location further north on
N. Alicante.This would be a temporary second point until such time as N. Alicante is provided with
a second permanent public street access corutection or revised temporary access point. The
temporary EVA design must be approved by Traffic Engineering and Fire and provided with
approved gates and approaches.
Provide note on plan: All construction work on this project is subject to interruption if the road
system becomes impassable for fire apparatus due to rain or other obstacles.
All required fire access lanes shall be provided and maintained with an approved "all weather"
surface capable ol*supporting 80,000 lb. vehicles (minimum 4"of base rock over compacted or
undisturbed native soil or per approved engineered plans) Year-around and with 24 feet
minimum width or other approved method that would prev:_ut shoulder degradation,
This project was reviewed by tlhc fire department.onl y for w([mvemmit,rolated to water supply,
fire hydrants, and fire apparatus access to the buildings) on situ. Review for compliance with
fire and life safety requirements for the Intilditig interior and its intended use are reviewed by
both tlhL,,1"ire Department�md tl:c Building and Safety Section o['fl,,%-RkI when a submittal for
building plan review is tnad(s as required by the California Build np Co& by thc trchi6xt or
endue i of wcord for thy.;Building.
City of
FRE"S'1 H10 \4'0/4/Pi
DEPARTMENT OF PUBLIC UTILITIES
March 27, 2014 REVISED
TO: Israel Trejo, Planner III
Development and Resource Management Department, Planning Division
FROM: (��,,rChxis Weibert, Management Analyst II
Department of Public Utilities,Administration
SUBJECT: TT 6045/UGM & C-13-136; Solid Waste Conditions of Approval
Location: East side of proposed North Alicante Avenue north of East Clubhouse Drive
(APN 579-074-095)
The Department of Public Utilities, Solid Waste Division has completed a review of Tentative Tract
Map TT' 60451[1GM and C-13-136 that were submitted by Gary G. Giannetta Consulting Civil Engineer,
on behalf of Copper River 74, Inc. The following requirements and conditions are to be placed on this
tentative tract map as a condition of approval by the Department of Public Utilities.
General Requirements:
• Tract 6045 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 l 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, Recycling and Green Waste Disposal
Regulations, Section (c)(10). No material container shall be stored in the front yard or side yard
on a street as said yards are described in Chapter 12, Articles 2 and 3 of this Code, unless the
container is screened from view from the street in accordance with that article of the Code.
Special Conditions.
Gated entrances require 16' of clearance.
I'age I of2
C.d[donsofAppioval'f"16045&.C-I3-,136.Rt, . -a,doux
Covenant Requirements:
There shall be no parking allowed in the cul-de-sacs on the solid waste service day. All tots that are part
of a cul-de-sac shall be clear of all vehicles by 5:30 a.m.:
• Lots 74, 75, 76 & 77 on Avenue C
Lots 92, 93, 94 & 95 on Avenue E
Lots 104, 105 & 106 on Avenue A
Those tots that are part of a dead-end street cannot be serviced until Avenue G connects to the north:
Lots 19, 20,21,22 & 23 on Avenue G
PI,�c 2 d
l'onditions oC Ahp civu!"1T6045 R C-13-136I. cvkcd docx
City of
ff
DATE: March 28, 2014
TO: Israel Trejo
Development and Resource Management Department
THROUGH: M. Scott Tyler, PE, City Traffic Engineer
Public Works Department, Traffic & Engineering Services Division
FROM: Louise Gilio, Traffic Planning Supervisor
Public Works Department, Traffic & Engineering Services Division
SUBJECT: Public Works Conditions of Approval
TT 6045, Alicante
Copper River Development, Inc./Gary G. Giannetta Civil Engineering .and Land Surveyinci
The Public Works Department, Traffic and Engineering Services Division, has completed its review and
the follmving raquilernents are to be placed on this tentative map as a condition of approval by the, Public;
Works Department
Provide the following prior to Planning Commission.
1. Provide cross sections along Friant Road and Alicante. Identify slope, proposed expressway
fencing and how the sidewalk interacts between the two roadways.
2. Public Streets: Redesign the proposed building setback to provide for adequate visibility and
parking. Provide a 20' building setback at the proposed garages. (18'from back of walk to the
proposed garage is allowed with a roll-up door)
3. Redesign the gated entry to provide 50' of stacking and vehicle turn around. Provide enlarged
detail.
4. Redesign gated entry at Avenue B and G to distinguish a separate treatment for public versus
private streets, i.e. bulb-out at corner of lots 33 and 34. Gate should be relocated as far north as
possible. Final design to be approved by Traffic Engineer.
5. Identify two points of vehicular access as approved by Fire and Public Works Department.
6. Separate the proposed 2' pedestrian easement from the 10' utility easement. Reference P-56,
7. Remove the pedestrian easements shown on the private streets.
General Conditions:
1. Curb Ramps: Provide curb ramps at all corners within the limits of this subdivision.
2. Overhead Utilities: Underground all existing offsite overhead utilities with the limits of this map in
accordance with Fresno Municipal Code Section 12-1011 and Resolution No. 78-522/88-229.
3. Design local streets with a minimum of 250' radius.
4. Provide 30'visibility triangles at all street intersections and 10'visibility triangles where driveways
intersect with roadways.
5. Local street lengths exceeding 800' and four way intersections require traffic calming measures.
Construct permanent traffic circles per Public Works Standards P-83, P-84 and/or P-85.
Identify and provide cross sections an the map, No parking is allowed adjacent to the circles,
6. 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.
Page 1 of 4
TATraffi,. 11 inning\_CONDITIONS of APP'ROVAL\TRAC:T MAP8.6000\i'-6045 COPPER RIVEMT-6045 revised 3-28.14:doa
7. Outlots. If the subdivider seeks to dedicate to the City, in fee, an outlot for open space purposes,
subdivider shall prove to the City that the outlot is free of toxic or hazardous materials pursuant to
the requirements of City Administrative Order 8-1, including, but not limited to, performing a
Phase I Soils Investigation. The soils Investigation report shall be submitted to the Public Works
Department for review and approval. The subdivider must obtain Public Works approval of the
soils investigation report and complete any mitigation work identified by the soils investigation
prior to subdivider's submittal of the Final Map to the Development Department. Any and all costs
associated of the soils investigation and any required mitigation work shall be performed at the
sole expense of the subdivider.
8. Plan Submittal: Submit the following plans, as applicable, in a single package, to the Development
and Resource Management Department for review and approval: Street: construction, signing,
striping, traffic signal and streetlight and Trail: construction, grading, lighting, striping, signing,
landscape and irrigation.
9. Street widening and transitions shall also include utility relocations and necessary dedications.
10. Garages:
a. Public Streets: Garages or carports shall be located not less than twenty (20)feet from any
street frontage where the garage door of caiport opening faces and takes direct access, to the
street. FPJC '12-207.5 E,e—or- Provide a rninimurn of 18' froni garage to back of walk with a
roll-up door.
b Private Streets: Provide a section in the C'C& R's prohibiting parking in driveways less than
18'from garage to back of walk.
11. Construct the entrance to meet the mini Lim dimensions of P-86. Revise the sidewalk pattern to:
5 1/2� planter--4' sidewalk and '/' From back of walk to property line.
Frontage Improvement Requirements:
Major Streets:
Alicante Drive: lviodified_.Collector w114' median island(Construct both sides)
1. Dedicate 94' of property, for public street purposes within the limits of this subdivision and
continue south to match the existing street right of way.
2. Construct concrete curb,gutter and sidewalk to Public Works Standard P-5.
a. Northwest: The curb shall be constructed to a 16'pattern with a 6' sidewalk (per Public Works
Standard P-5)and 5' of landscaping on both sides.
b. Southeast: The curb shall be constructed to a 22' pattern with a 10' sidewalk and 6'of
landscaping on both sides.
3. Construct 20' of permanent paving (measured from face of curb on each side)within the limits of
this subdivision.
4. Construct an underground street lighting system to Public Works Standards within the limits of this
subdivision. Spacing and design shall conform to Public Works Standards for Collector Streets.
5. Relinquish direct vehicular access rights to Alicante Avenue from all lots within this subdivision.
Friant Road Avenue: Scenic Expressway
1. Construct an expressway barrier fence within the limits of this application, per Public Works
Standard P-74 and P-75.
Page 2 of 4
T.+rraftic f'I inning_ uNfi H UNS OF APPROVAUTRACT FAAPS1600CAT-6045;COPPER RIVER'+7-6045 ievisei 3-:'.8-i4.doc
Interior Streets: Public
Dedicate, design and construct all curb, gutter, sidewalk, (both sides), permanent paving, cul-de-sacs,
easements and underground street lighting systems on all interior local streets to Public Works Standard
P-56 or provide documentation to support the approval of the alternative shown.
1. Pedestrian easements are required when utilities encroach into the 4'walk.
2. Revise entry sidewalk pattern to 5 '/z' planter—4'sidewalk- %'from walk to property line.
Construct the entrance to meet the minimum dimensions of P-86.
Interior Streets: Private
Construct sidewalks on both sides of the street or as otherwise required by a pedestrian access plan
approved by the City of Fresno, in accordance with Resolution No, 2010-280.
Specific Mitigation Requirements: (134 SFR units)This tract will generate 1276 Average Daily Trips.
Comply with the mitigation measure requirements of the Traffic L;igineering Manager for Tract 5205.
Reference TIS 04.034.
1. Relinquish direct vehicular-access rights to
a, the south property line of lot 1.
b. the north property line of lots 91 and 92-
2. The intersection of Alicante and the proposed entrance street shall be designed with a full median
opening to allow for left turns-in and left turns-out.
3 The first order of work shall include a minimurn of two points of vehicular access to the rnalor
streets for any phase of this development.
Traffic Sd_ nal 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 gent;;;:;tion 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).
Friant Widening Mitigation Fee: Applicant shall pay fair share contribution. Construct improvements as
directed by Scott Tyler.
Clovis Mitigation Fee: Applicant shall pay fair share contribution.
Fresno Maior Street Impact (FMSI): This Map is in the New Growth Area; therefore pay all applicable
growth area fees and City-wide regional street impact fees.
Fresno Major Street Impact (FMSI) Requirements:
Friant Road: Expressway
1. Complete the center section improvements within the City of Fresno limits for TT-5205. Dedicate
and construct (3) 17' center section travel lanes and a raised concrete median island with 250' left
turn pockets at all major intersections within the limits of this subdivision. Dedication shall be
sufficient to accommodate additional paving and any other grading or transitions as necessary
based on a 55 MPH design speed.
Copper River Ranch Associated Major Roadway Infrastructure Fee Applicant shall pay fair share
contribution.
Page 3 of 4
l M rarri '..wnningl CONCIITIONS OF APPROVAL\TRAcT MAW3'�60011� M45 COPPER RIVEMT-6045 revised 3.28.14.dac
Copper River Ranch Interior Collector Roadway Facility Fee: Applicant shall pay fair share
contribution.
Allicante Drive: Collector(Growth Area Street) both sides
1. Dedicate and construct(2) 17' center section travel lanes and a 14' median island within the limits
of this subdivision and continue south to the existing roundabout. Dedication shall be sufficient to
accommodate additional paving and any other grading or transitions as necessary based on a 4!.
MPH design speed. Frontage Improvements required beyond the limit of development: 2025
General Plan Policy numbers E-1-c, E-1-j, E-1-n and E-3-e.
2. Dedicate and construct full offsite improvements on both sides of the street within the limits pf!his
Subdivision and continue southwest to connect to the existing °public" s#reef. Dedication shall be
sufficient to accommodate additional paving and any other grading or transitions as necessary
based on a 45 MPH design speed. Dedicate and construct the full turn around at the north
easterly portion of this map to accommodate the proposed traffic circle to allow for u-turns.
Regional Transportation Mitigation Fee (RTMI-'I.,Pay all .:)plicable IRTMIF fees to the Joint Powers
Agency located at 2035 Tulare Street, Suite 201, Fre ,lo, ( F,93721; (559)233-4148 ext. 200;
www.f(esnocog.org. Provide proof of payment or ext-mption prior to issuance of building permits.
Page 4 of 4
i:1Trsffic Planning',—CONDITIONS OF APPROVAL I`RAC,i MAPS160001T-6045 COPPER RNER1 i-5045 revised 3-218-14.doc
City of �tV,&CONSERJ,gt
104,
rn -..r:al 44iAk/. oyDPU
o
r
DEPARTMENT OF PUBLIC UTILITIES DU
ADMINISTRATION DIVISION � e
MEMORANDUM �9CW
Date: March 20, 2014 Providing Life's Essential Services
To: ISRAEL TREJO
Planning and Development
From: DOUG HECKER, Supervising Engineering TechnicianL
Department of Public Utilities, Planning and Engineering Division
Subject: REVISED SEWER REQUIREMENTS FOR VESTING TENTATIVE TRACT T-
6045/UGM; AND CONDITIONAL USE PERMIT C-13-136
General
T-6045-UGM & C-13-136 were filed by Gary G. Giannetta Consulting Civil Engineer, on behalf
of Copper River 74, Inc., and pertain to 21.07 acres of vacant property located on the east side
of proposed North Alicante Avenue north of East Clubhouse Drive in the Copper River
Development Outlot G, 11602 North Alicante Drive, APN 579-074-09S. T-6045-UGM proposes
to subdivide the property into a 135-lot single family residential planned unit development
subdivision consisting of 85 lots with public streets and 50 lots with gated private streets. C-13-
136 proposes modified property development standards, lot area, lot dimensions, lot coverage,
and building setbacks.
Sewer Requirements
The nearest sanitary sewer main to serve the proposed project is an existing 15-inch in N.
Alicante Drive. Sewer facilities are available to provide service to the site subject to the
following requirements:
1. Construct a 15-inch sanitary sewer main in North Alicante Drive north across the project
frontage.
2. All sanitary sewer mains shall be extended within the proposed tract to provide service
to each lot.
3. Street easements and/or deeds shall be recorded prior to approval of improvement
plans.
4. On-site sanitary sewer facilities shall be private.
5. Installation of sewer house branch(s) to each lot shall be required.
6. Abandon any existing on-site private septic systems.
Y/ �= A Nationally Accredited Public Utility Agency
7. 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.
8. All public sanitary sewer facilities shall be constructed in accordance with City
Standards, specifications, and policies.
9. All underground utilities shall be installed prior to permanent street paving.
10. Public sewer service is allowed within private streets for Conditional Use Permit
Application No. C-13-136 subject to the following:
i) The granting of a public utility easement (P.U.E.).
ii) The Subdivider shall include at a minimum, the following terms in the Covenants,
Conditions, and Restrictions, subject to approval as to form by the City Attorney:
• Compliance with Section 12-1026 of the Fresno Municipal Code, as may be
amended.
• Compliance with Chapter 6 of the Fresno Municipal Code, relating to municipal
services, as may be amended.
• City Easements: Subdivider shall include a section of the Declaration entitled
"City Easements" wherein Declarant reserves, for the benefit of the City, r on-
exclusive easements to enter the Community for the maintenance, repair ind
replacement of the public water and sewer mains and lines that are to be located
within the private streets, and other public utility facilities. This section shall also
allow the City, at a minimum, to engage in any and all traffic control measures
necessary to preserve public health and safety during such maintenance, repair
and replacement of the facilities. Finally, this section shall provide that neither the
Association nor any Owner may interfere with the City's right to exercise this
easement.
• Costs of repair and/or replacement of asphalt and other street improvements
within the community due to repair of public utilities within the streets is at the
expense of the Homeowner's Association. These repairs and/or replacement will
be to City Standards.
• To the furthest extent allowed by law, the Homeowner's Association shall
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, Homeowner's Association or any other person, and
from any and all claims, demands and actions in law or equity (including
attorney's fees and litigation expenses), arising or alleged to have arisen directly
or indirectly out of CITY's maintenance, repair or replacement of utilities or
related replacement of asphalt or street or other improvements. Homeowner's
Association's obligations under the preceding sentence shall apply regardless of
whether CITY or any of its officers, officials, employees, agents or volunteers are
passively negligent, but shall not apply to any loss, liability, fines, penalties,
forfeitures, costs or damages caused by the active or sole negligence, or the
willful misconduct, of CITY or any of its officers, officials, employees, agents or
volunteers.
• Insurance provisions consistent with City requirements as determined by Risk
Management.
• Amendments Requiring City Approval. Proposed amendments to Section
_ of this Declaration, entitled "City Easements," shall be approved a:; to
form by the City Attorney prior to the amendments to such Section being valid.
No later than the date that is thirty (30) calendar days after its receipt of a
proposed amendment, the City shall deliver written notice of its approval or
disapproval of the proposed amendment to the party who delivered the proposed
amendment to the City. If the City fails to deliver such written notice within such
thirty (30) calendar day period, the City shall be deemed to have approved the
proposed amendment.
Sewer Fees
The following Sewer Connection Charges are due and shall be paid for the Project:
1. Trunk Sewer Charge: C.R.R. —Sewer Backbone system facility fee.
2. Trunk Sewer Charge: Herndon
3. Copper Avenue Sewer Lift-Station Benefit Service Area fee.
4. Sewer Lateral Charge
5. Sewer Oversize Charge
6. Sewer Facilities Charge (Residentia:l Only)
i OI P��P�COHSfR�gT/a
! t
Department of Public Utilities —Water Division
7
D,PU
DATE: March 21, 2014 pili p
Pmd:y I 4•.C+srr;ref:r+v[c:
TO: ISRAEL TREJO, Planner III
Development Department/Current Planning
THROUGH: MICHAEL CARBAJAL, Chief Engineering Technician
Department of Public Utilities, Water Division
FROM: ROBERT A. DIAZ, Senior Engineering Technician
Department of Public Utilities, Water Division
SUBJECT: WATER REQUIREMENTS FOR VESTING TENTATIVE TRACT T-6045 UGM
AND CONDITIONAL USE PERMIT APPLICATION C-13-136.
General
T-6045-UGM & C-13-136 were filed by Gary G. Giannetta Consulting Civil Engineer, cn
behalf of Copper River 74, Inc-, and pertain to 21.07 acres of vacant property located on the
east side of proposed North Alicante Avenue north of East Clubhouse Drive in the Copper
River Development Outlot G, 11602 North Alicante Drive, APN 579-074-09S. T-6045-UGM
proposes to subdivide the property into a 135-lot single family residential planned ur it
development subdivision consisting of 85 lots with public streets and 50 lots with gated
private streets. C-13-136 proposes modified property development standards, lot area, lot
dimensions, lot coverage, and building setbacks.
Water Service
The nearest water mains to serve the proposed project are a 12-inch main located in North
Alicante Drive, and an 8-inch main located in North Barcus Avenue, an 8-inch main located in
North Devonshire Avenue within Tract 5272. The following water improvements shall be
required prior to providing City water service to the project:
1. Construct a 12-inch transmission grid water main (including installation of City fire
hydrants) in North Alicante Avenue from East Clubhouse Drive north across tl-e
frontage of the tract.
2. Water mains (including installation of City fire hydrants) shall be extended within the
proposed tract to provide service to each lot.
3. All Public water facilities shall be constructed in accordance with The Department of
Public Works standards, specifications, and policies.
� � A Nalionalli-Acerediled Public Uldihv,Igency
Public water service is allowed within private streets for Conditional Use Permit
Application No. C-13-138 subject to the following:
i) The granting of a public utility easement (P.U.E.).
ii) The Subdivider shall include at a minimum, the following terms in the Covenants,
Conditions, and Restrictions, subject to approval as to form by the City Attorney:
• Compliance with Section 12-1026 of the Fresno Municipal Code, as may be
amended.
• Compliance with Chapter 6 of the Fresno Municipal Code, relating to municipal
services, as may be amended.
• City Easements: Subdivider shall include a section of the Declaration entitled
"City Easements" wherein Declarant reserves, for the benefit of the City, non-
exclusive easements to enter the Community for the maintenance, repair and
replacement of the public water and sewer mains and lines that are to ')e
located within the private streets, and other public utility facilities. This section
shall also allow the City, at a minimum, to engage in any and all traffic control
measures necessary to preserve public health and safety during such
maintenance, repair and replacement of the facilities. Finally, this section shall
provide that neither the Association nor any Owner may interfere with the City's
right to exercise this easement.
• Costs of repair and/or replacement of asphalt and other street improvemerts
within the community due to repair of public utilities within the streets is at the
expense of the Homeowner's Association. These repairs and/or replacement
will be to City Standards.
• To the furthest extent allowed by law, the Homeowner's Association shall
indemnify, hold harmless and defend CITY and each of its officers, officias,
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, Homeowner's Association or any other
person, and from any and all claims, demands and actions in law or equ,"ty
(including attorney's fees and litigation expenses), arising or alleged to hale
arisen directly or indirectly out of CITY's maintenance, repair or replacement of
utilities or related replacement of asphalt or street or other improvements.
Homeowner's Association's obligations under the preceding sentence shall
apply regardless of whether CITY or any of its officers, officials, employees,
agents or volunteers are passively negligent, but shall not apply to any loss,
liability, fines, penalties, forfeitures, costs or damages caused by the active or
sole negligence, or the willful misconduct, of CITY or any of its officers, officials,
employees, agents or volunteers.
• Insurance provisions consistent with City requirements as determined by Risk
Management.
• Amendments Requiring City Approval. Proposed amendments to Section
of this Declaration, entitled "City Easements," shall be approved as to
form by the City Attorney prior to the amendments to such Section being valid.
No later than the date that is thirty (30) calendar days after its receipt of a
proposed amendment, the City shall deliver written notice of its approval or
disapproval of the proposed amendment to the party who delivered the
proposed amendment to the City. If the City fails to deliver such written notice
within such thirty (30) calendar day period, the City shall be deemed to have
approved the proposed amendment.
4. Construct a water supply well(s) on a site(s) dedicated to the City of Fresno. Tile
well(s) shall be capable of producing a minimum of 500 gallons per minute. Well situs
shall be of a size and at a location acceptable to the Assistant Director of Public
Utilities.
5. No occupancies will be permitted prior to completion of the water supply well site(s).
The developer is currently constructing Pump Station No. 369. Once the capacity of
this well is determined, the Assistant Director of Public Utilities will determine if an
additional well site is necessary to serve the proposed tract.
6. Water well construction shall include wellhead treatment facilities, if required
7. No occupanrir will be permitted prior to the satisfaction of the water supply
requirement.
8. Separate water services with i meters shall be provided to each lot created.
9. Two independent sources, of water, meeting Federal '.nd State Drinking Water Act
Standards, are required to serve the tract incicrdinq any subsequent phases thereof.
The two-source requii,,rnent may be acGorripiisht:,d through a combination of water
main extensions, construction of supply wells, or other acceptable sources of water
supply approved by the Water Systems Manager.
10.Seal and abandon existing on-site well(s) in compliance with the State of California
Well Standards, Bulletin 74-90 or current revisions issued by California Department of
Water Resources and City of Fresno standards.
11 The developer shall provide a detailed water usage analysis identifying water fixture,
landscape, and laundry efficiencies to document water conservation design
characteristics, subject to approval by the Director of Public Utilities.
12.The development shall incorporate water use efficiency for landscaping including the
use of artificial turf and native plant materials, reducing turf areas, and discouraging
the development of artificial lakes, fountains and ponds unless only untreated surface
water or recycled water supplies are used for these decorative and recreational water
features as appropriate and sanitary.
13.Engineered improvement plans prepared by a Registered Civil Engineer shall be
submitted for Department of Public Utilities review and approvals for proposed addition
and/or modification to the City Sewer System. Depict neighboring parcels arid
proposed plans for their continued service.
14.All public water facilities shall be constructed in accordance with Public Works
Department standards, specifications, and policies.
Water Fer:>;
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) instal Iation(s).
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT File No 210.45
NOTICE OF REQUIREMENTS
Page I of 4
PUBLIC AGENCY DEVELOPER
ISRAEL TREJO COPPER RIVER 74,INC. on
DEVELOPMENT SERVICES/PLANNING 1396 E.HERNDON AVE.,SUITE 101
CITY OF FRESNO FRESNO,CA 93711
2600 FRESNO STREET,THIRD FLOOD
FRESNO,CA 93721
PROJECT NO: 6045 Eq
ADDRESS: COPPER RIVER OUTLOT G
APN: 579.074-03S,09S SENT: i I p� L5
Drainage Area(s) Preliminary Fee(s)
DE $185,385.00
TOTAL FEE:$185,385.00
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 Environnr ntal
11olicv Act.'[he District in cooperation with the City and County has developed and adopted the Storm Drainage and F'locd
Coulrol Master Plan.Compliance with and inrplumn;ntation of this Master Plan by this development project witl satisfy the
clramage related C'EQA/NEPA impact of the project mitigation requirements.
■
Thr:proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance prior to approval of tlw fiiral map at
the rates in effect t=t the time of such approval. Tlrr Cee indicated above is based on the tentative map.Contact the FMF('D
PFOB ect 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:
I
a.) Fees related to undeveloped or phased portions of the project may be deferrable.
Fees may be calculated based on the actual percentage of runoff if different than that typical for the zone district under
b.) which the development is being undertaken and if permanent provisions are made to assure that the site remains in that
configuration.
c.) Master Plan storm drainage facilities may be constructed,or required to be constructed in lieu of paying fees.
d) The actual cost incurred in constructing Master Plan drainage system facilities is credited against the drainage fee
obligation.
When the actual costs incurred in constructing Master Plan facilities exceeds the drainage fee obligation,
e') reimbursement will be made for the excess costs from future fees collected by the District from other development.
Any request for a drainage fee refund requires the entitlement cancellation and a written request addressed to the
f.) General Manager of the District within 60 days from payment of the fee.A non refundable$300 Administration fee or
5%of the refund whichever is less will be retained without fee credit.
5469 E.OLIVE•FRESNO,CA 93727-(559)456-3292-FAX(559)456-3194
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 2 of 4
Approval of this development shall be conditioned upon compliance with these District Requirements.
I• — a. Drainage from the site shall BE DIRECTED TO
X b. Grading and drainage patterns shall be as identified on Exhibit No. I
_ The grading and drainage patterns shown on the site plan conform to the adopted Storm Drainage and
C. Flood Control Master Plan.
2. The proposed development shall construct and/or dedicate Storm Drainage and Flood Control Master Plan facilities
located within the development or necessitated by any off-site improvements required by the approving agency:
X Developer shall construct facilities as shown on Exhibit No. I as "MASTER PLAN FACILITIES TO BE
CONSTRUCTED BY DEVELOPER".
None required.
3. The following final improvement plans and information shall be submitted to the District for review prior to final
development approval:
Grading Plan
X Street Plan
X_. Storm Drain Plan
X Water&Sewer Plan �1
X Final Map
Drainage Report(to be submitted with tentative map)
Other
None Required
4. Availability of drainage facilities:
Permanent drainage service is available provided the developer can verify to the satisfaction of the City
a' that runoff can be safely conveyed to the Master Plan inlet(s).
X b. The construction of facilities required by Paragraph No.2 hereof will provide permanent drainage service.
_ Permanent drainage service will not be available. The District recommends temporary facilities until
C. permanent service is available.
X d. See Exhibit No.2.
5. The proposed development:
Appears to be located within a 100 year flood prone area as designated on the latest Flood Insurance Rate
Maps available to the District,necessitating appropriate floodplain management action.(See attached
Floodplain Policy.)
X Does not appear to be located within a flood prone area.
6. The subject site contains a portion of a canal or pipeline that is used to manage recharge,storm water,
and/or flood flows.The existing capacity must be preserved as part of site development.Additionally,site
development may not interfere with the ability to operate and maintain the canal or pipeline.
5469 E.OLIVE-FRESNO,CA 93727-(559)456-3292-FAX(559)456-3194
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 3 of
7. The Federal Clean Water Act and the State General Permits for Storm Water Discharges Associated with
Construction and Industrial Activities(State General Permits)require developers of construction projects disturbing
one or more acres,and discharges associated with industrial activity not otherwise exempt from National Pollutant
Discharge Elimination System(NPDES)permitting,to implement controls to reduce pollutants,prohibit the
discharge of waters other than storm water to the municipal storm drain system,and meet water quality standards.
These requirements apply both to pollutants generated during construction,and to those which may be generated by
operations at the development after construction.
a. State General Permit for Storm Water Discharges Associated with Construction Activities,effective July
I,2010,as amended. A State General Construction Permit is required for all clearing,grading,and
disturbances to the ground that result in soil disturbance of at least one acre(or less than one acre)if part
of a larger common plan of development or sale). Permittees are required to:submit a Notice of Intent
and Permit Registration Documents to be covered and must pay a permit fee to the State Water Resources
Control Board(State Board),develop and implement a storm water pollution prevention plan,eliminate
non-storm water discharges,conduct routine site inspections,train employees in permit compliance,and
complete an annual certification of compliance.
b. State General Permit for Storm Water Discharges Associated with Industrial Activities,April, 1997
(available at the District Office). A State General Industrial Permit is required for specific types of
industries described in the NPDES regulations or by Standard Industrial Classification(SIC)code. The
following categories of industries are generally required to secure an industrial permit:manufacturing;
trucking;recycling;and waste and hazardous waste management. Specific exemptions exist for
manufacturing activities which occur entirely indoors. Permittees are required to:submit a Notice of
Intent to be covered and must pay a permit fee to the State Water Resources Control Board,develop and
implement a storm water pollution prevention plan,eliminate non-storm water discharges,conduct routine N
site inspections,train employees in permit compliance,sample storm water runoff and test it for pollutant
indicators,and annually submit a report to the State Board.
c. The proposed development is encouraged to select and implement storm water quality controls
recommended in the Fresno-Clovis Storm Water Quality Management Construction and Post-Construction
Guidelines(available at the District Office)to meet the requirements of the State General Permits,
eliminate the potential for non-storm water to enter the municipal storm drain system,and where possible
I
minimize contact with materials which may contaminate storm water runoff.
8. A requirement of the District may be appealed by filing a written notice of appeal with the Secretary of the District
within ten days of the date of this Notice of Requirements.
9. The District reserves the right to modify,reduce or add to these requirements,or revise fees,as necessary to
accommodate changes made in the proposed development by the developer or requirements made by other agencies.
10. X See Exhibit No.2 for additional comments,recommendations and requirements.
Gerald E.Lakeman Neda Shakeri
District Engineer Project Engineer
5469 E.OLIVE-FRESNO,CA 93727-(559)456-3292-FAX(559)456-3194
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 4 of 4
CC:
GARY GIANNETTA,CIVIL ENGINEERING mm
1119'S'STREET
FRESND,CA 9972'1
5469 E.OLIVE,-FRESNO,CA 93727-(559)456-3292-FAX(559)456-3194
NOTE:
// •' / /' THIS MAP IS SCHEMATIC
• / ,/ / DISTANCES ARE APPROXIMATE.
TRACT
5892
o
TRACT//6045
' �` CUP 2013-136
0
aI
73'Creditable As 24"
—— 61 Creditable As 18"
40' Not Creditable
GOLF COURSE Existing 15'
Easement
LEGEND
0— — Existing Master Plan Facilities
Creditable Surcharge Facilities(Master Plan Surcharge Facilities
■— To Be Constructed By Developer) -Pipeline(Size Shown)&Inlet
(Max. Credit$140,206)
24"(18") Pipe Size To Be Constructed (Creditable Pipe Size In Parenthesis)
Non-Master Plan Facilities To Be Constructed By Developer 1 "=200'
(Not Eligible For Fee Credit)
Drainage Area Boundary
Inlet Boundary TRACT 6045
Direction of Drainage CUP 2013-136
Major Storm Breakover DRAINAGE AREA "DE"
Pipeline&Channel Easement To Be Dedicated
reEXHIBIT N0. 1
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
Prepared by:keithr
Date:12120/2013
Path:K:VWtocadlDWGS10ExHISIT\TRACTS\6045.mxd
OTHER REQUIREMENTS
EXHIBIT NO.2
There may be construction credits available from the original development agreement
(Agreement No. 1342(D)-DE-11/14/16/18; 1370(D)-DE-20) 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 6045/CUP 2013-136, the
construction credits will be applied to the first finalized maps, unless indicated otherwise by
Copper River Development Company, Inc.
The Master Plan facilities shown on Exhibit No. 1 are a portion of the surcharge facilities
associated with the surcharge fee adopted in Drainage Area "DE". As these are the final
surcharge facilities to be constructed in Drainage Area "DE", the amount of credit that is
available to be applied to these facilities from the surcharge fee is $140,206. The developer must
construct all the facilities as shown on Exhibit No. 1 and surcharge credits will be applied up to a
maximum of the$140,206 available.
The cost of construction of' the Master Plan surcharge facilities up to the maximum as noted
above, 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. As the surcharge credits are less that the drainage
fee of the Tract/CUP, the difference shall be paid upon demand to the City/District or
construction credits from the original development agreement may be applied as described
above.
The developed lot coverage shall be 42% or less, otherwise, the developer shall be required to
mitigate the impacts of the increased runoff due to the increased lot coverage to a rate that would
be expected if developed to 42% maximum lot coverage. The developer may either make
improvements to the existing pipeline system to provide additional capacity (reference should be
made to Exhibit No. 1 for increases to existing system)or may use some type of permanent peak
reducing facility in order to eliminate adverse impacts on the existing storm drainage system. At
this time the developer's engineer has indicated he wishes to increase proposed Master Plan pipe
sizes (pipe sizes shown on Exhibit No. 1 as "Pipe Size To Be Constructed"). The pipe sizes
shown on Exhibit No. 1 are preliminary and shall be confirmed by the Engineer and the District.
Costs to increase pipe sizes shall be at developer's expense.
Development No. Tract 6045
Page 1 of 2
e n gape rm i t sle xh i b i t s Al r a c 11604 5(ns)
OTHER REQUIREMENTS
EXHIBIT NO.2
The site shall not block the major storm pattern for Tract 5892, along the south portion of the
tract as shown on Exhibit No. 1. The developer shall verify to the satisfaction of the District that
runoff from the tract has the ability to be conveyed to the golf course. A channel easement must
be dedicated to the District for the flow path if not within public right-of-way.
The Master Plan system has been designed such that during a two-year event flow will not
exceed the height of the 6 inch curb. Should wedge curb (4.5 inches height) be used the same
criteria shall apply whereby flow remains below the top of curb. Any extensions or pipe size
increase due to meeting the requirement listed above shall be at the developer's expense.
There is an existing fifteen foot (15`) wide ,corm drain easement as shown on the attached
sketch No encroachnne.nts into the easement sliall be permitted including; but not limited to;
foundaitions, roof overhangs,.swimming pools,and trees.
Development No. Tract 6045
Page 2 of 2
engrlpermitslexh ibits2Vract16045(ns)
OFFICE OF'
61
'- J6�
{
- _ TELEPHONE(569)233-7161
FAX(559)233.8227
_ 2997 B.MAPLE AVENUE
FRESNO,CALIFORNIA 937"
YOUR MOST VALUABLE RESOURCE-WATER
December 9, 2013
I
Mr. Israel Trejo
City of r resno
Development and Resource Management Department
2600 Fresno Street, Third Floor
Fresno, CA 93721
RF-, Vesting Tentative Map of Tract No. 6045/UGM and Conditional Use Permit Application
No, C-13-136, N/F Clubhouse Drive and Alicante Avenue
Dear Mr, Trejo:
The Fresno Irrigation District(FID) has reviewed the Vesting Tentative Map of Tract Application
No. 6045/UGM and Conditional Use Permit Application No. 0-13-13£pertaining to the 21.07
acres of vacant property located on the east side of proposed Alicante Avenue and north of
Clubhouse Drive in the Copper River Development Outlot r,. Vesting Tentative Map of Tract
No. 6045/UGM propose::-.to subdivide the property into a 135-lot single family residential
planned unit development subdivision consisting of 85 lots with public streets and 50 lots with
gated private streets. Conditional Use Permit Application No. C-13-136 proposes modified
property development standards(lot area, lot dimensions, lot coverage, and building setbacks),
APN: 579-074-09s. FID has the following comments:
1. FID does not own, operate or maintain any facilities located on the subject property as
shown on the attached FID exhibit map.
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;i:Id
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. 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 aclricultuial land and 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
GVAganctaslFresnoCltylTrect Map16045 C-13-136 dor
BOARD OF Fr e a i d a n t RYAN JACOBSEN, VICa-FreSiaa-t STEVEN BALLS
DIRECTORS JEFFERY NEELY, GEORGE PORTER, GREGORY BE6ERiAN, [;+:meal Manager GARY R.SERRATO
Mr.Israel Trejo
Re:TTM 6045/UGM,CUP C-13-136
December 9,2013
Page 2 of 2
groundwater overdraft. Should the proposed development result in a conversion from
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.
4. 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.
5. 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 b ;onsidered as a requirement of the project.
6. 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 Sen Saetern at 233-7161 extension 7406 or ssaetern(d-)fresnoirrigation.com.
Sincerely, /
William R. Stretch, P.E.
Assistant General Manager-Operations
Attachment
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114
San Joaquin Valley q EQ
AIR POLLUTION CONTROL DISTRICT HEALTHY AIR LIVING
December 16, 2013
Israel Trejo
City of Fresno
Development& Resource Management
Planning Department
'500 Fresno Street, Third Floor
! no, CA 93721-3604
Agency Project: Vesting Tentative Tract Map 6042/UGM and Conditional Use
Penult Application No. C-13-136— Copper River Outlot G
District CEQA Reference No: 20130969
Dear Mr. Trejo:
The San Joaquin Vallev Unified Air Pollution Control District (District) has reviewed til,.
pi,)jt,ct referenced above consisung if 1 -135-unit residential development located within
the Copper River development area, in Fresno, f ►lifornia. fhe project would allow 85
lots with public strccts and 50 lots with gated private streets. The District offers the
following c.,)mment: .
1. Based on the information provided to the District, project specific criteria pollutant
emissions are not expected to exceed District significance thresholds of 10 tons/year
NOx, 10 tons/year ROG, and 15 tons/year PM10. Therefore, project specific criteria
pollutant emissions would have a less than significant adverse impact on air quality.
2. Based on the information provided to the District, at full build-out the proposed
project would exceed 50 residential dwelling units. Therefore, the District concludes
that the proposed project would be subject to District Rule 9510 (Indirect Source
Review). District Rule 9510 is intended to mitigate a project's impact on air quality
through project design elements or by payment of applicable off-site mitigation fees.
Any applicant subject to District Rule 9510 is required to submit an Air Impact
Assessment (AIA) application to the District no later than applying for final
discretionary approval, and to pay any applicable off-site mitigation fees before
issuance of the first building permit. If approval of the subject project constitutes the
Seyed Sadredin
Executive Oireclorlk Pollution Control Officer
Northern Region Central Region(Main 011ice) Southern Region
4800 Entxrpose Way 1990 E.Gellyshurq Avenue 34946 Flyover Court
htodeslo,C,A 953568710 Fresno,CA 931260244 0nkresf eld,CA 933089725
Tel:12091 5576400 FAX.12091 557 6475 To) 1559',2306000 FAX:('5591230 6061 fel 661 392 5500 `AX:6(11-3925585
www vall=pair.org wwxr.lrea1111y::uliviug.com
District CEQA Reference No:20130969 Page 2
last discretionary approval by your agency, the District recommends that
demonstration of compliance with District Rule 9510, including payment of all
applicable fees before issuance of the first building permit, be made a condition of
project approval. Information about how to comply with District Rule 9510 can be
found online at: http:/Nwww.valleyair.org/ISR/ISRHome.htm.
3. The proposed project may be subject to District rales and regulations, including:
Regulation VIII (Fugitive PM10 Prohibitions), Rule 4102 (Nuisance), Rule 4601
(Architectural Coatings), and Rule 4641 (Cutback, Slow Cure, and Emulsified
Asphalt, Paving and Maintenance Operations). In the event an existing building will
be renovated, partially demolished or removed, the project may be subject to District
Rule 4002 (National Emission Standards for Hazardous Air Pollutants). The above
list of rales is neither exhaustive nor exclusive. To identify other District rules or
regulations that apply to this project or to obtain information about District permit
requirements, the applicant is strongly encouraged to contact the District's Small
Business Assistance Office at (559) 230-5888. Current District rules can be found
online at: www.valleyair.org/rules/lruieslist.htm.
4. The District recommends that a copy of the District's comments be provided to the
project proponent.
If you have any questions or require further information, please call Jessica Willis at
(559) 230-5818.
Sincerely,
David Warner
Director of Permit Services
For: Arnaud Madollet
Permit Services Manager
DW:jw
CLOVIS
U N [ F t E o
SCHOOL DISTRICT
Governing Board
November 14, 2013 Sandra A.Bengel
Chri5topher Ca5ado
Israel Z rejo Brian D.Heryford
Development&Resource Management Glnny L.Hovseplan
2600 Fresno St.,Third hard floor Richard Lake,C.P.A.
Fresno CA 93721-3604 Elizabeth I.Sandoval
Jim Van Volkinburg,D.D.S.
SUBJECT Tentative Tract No. 6045
Administration
Janet L.Young,€d.D,
S'uperhvtendent
Carlo Prandinl,MD.
Associate 5tipedntendent
-- I Cheryl Rogers,Ed.D.
Associate Superintendent
Steve Ward
Associate Superintendent
J)Fal :\/I). l rt:JO:
The purpose of this letter is to provide school district information relative to the above-
referenced subdivision and to comply with Business and Professions Code section 11010,
subdivision (b)(11)(A) regarding the provision of school-related information to the
subdivider/owner and (lie State Department of Real Estate.
1. Elementary School Information:
(a) The subject land is presently within the attendance area of the elementary school
(grades K-6) listed below:
School Name: Valley Oak Elementary
Address: 465 E Champlain Dr Fresno CA 93730-1273
Telephone: (559) 327-8200
Capacity: 635
Enrollment: 538(CBEDS enrollment 2013-14 school year)
(b) Because of projected growth in the District and the District's plans for
construction of new school facilities, it is possible that (1) adjustment of school
attendance areas could occur in the future such that students residing in the
project area may be required to attend an elementary school other than the school
listed above, and (2) students residing in the project area may attend more than
one elementary school within the District during their elementary school years.
1450 Herndon Avenue•Clovis,CA,93511-0599
559-327-9000•www.cusdf.com
2. Intermediate School Information:
School Name: Kastner Inlernrediate
Address: 7676 N 1St St Fresno CA 93720-0995
Telephone: (.559)32.7-2500
Capacity: 1331
Enrollment: 1055(CBEDS enrollment 201.3-14 school year)
3. High School Intorination:
School Name: Clovis West HiK1r
Address: 1 070 E Teague!Ave Fre-mo CA 93720-1899
Telephone: (559)327-2000
Capacity: 2769
Enrollment: 2151(CBEI)S enrol Iment 1613-14 school year)
3. Bits transportation is currently provided for grades K-6 students residing,further than one mile from school
rand for grades 7.12 students residing further than two and one-half rniies from school. Transportation will
he available for students attending the above-identified elementary, intermediate and high schools in
accordance with District standards in effect at the time of enrollment.
4. The District currently levies a school facilities fee of S3.23 per square foot (as of July I I; 2012) for
residential development. The fee is adiusted periodically in accordance with law. New development on the
subject property will be subject to the fee in place at the time fee certificates are obtained.
'rhe District hereby requests that the information in this letter be provided by the owner/subdivider to all
prospective purchasers of property within the project.
"thank you for the opportunity to comment on the project. Please contact ore if you have any questions regarding
this letter.
Sincerely,
Steve Ward
Associate Superintendent
Administrative Services
STATE OF CALIFORNIA—CALIFORNIACTATETRANSPORTATION AGENCY _ EDMUND G.BROWN Jr mvemor
DEPARTMENT OF TRANSPORTATION
DISTRICT 6
RIGHT CLICK[HERE]FOR ADDRESSES
PHONE (559)444-2493
FAX (559)445-5875
Fler your power!
TTY 711 Be energy Oiciem!
www.doi.ca.gov
December 10, 2013
2131-IGR/CEQA
6-FRE-41-31.6+/-
C-13-136&VTTM 6045
COPPER RIVER 74,INC
Mr. Israel Trejo
City of Fresno Development Department
2600 Fresno Street,Third Floor
Fresno,CA 93721-3604
Dear Mr.Trejo:
We have reviewed the revised application for the 135-lot single-family residentiail project within
the Copper River Ranch development. The project is located north of East Copper Avenue
between North Friant Road and North Cedar Avenue. Caltrans has the following comments:
The applicant for the Copper River Ranch Development agreed to pay a fair share of$700,000 to
mitigate for the project's impacts to the State Route 41/Friant Road interchange. The mitigation
for the residential portion of the development has been determined to be$176.24/unit. If this
portion of the Copper River Ranch project is approved with the 152 units specified in the current
application, the mitigation will be$23,792.40.
If you have any questions, please call me at(559)444-2493.
Sincerely,
r � �
-C211� ; « .<.e,—
L=
DAVID PADILLA
Transportation Planner
"CaIrrans improves mobility across California"
CITY OF FRESNO— ENVIRONMENTAL ASSESSMENT
FINDING OF CONFORMITY/MEIR NO. 10130IMND FOR PLAN AMENDMENT A-09-02
(AIR QUALITY MND)
DATE RECEIVED FOR TILING:
Pursuant to Section 21157.1 of the California Public Resource Code (California
Environmental Quality Act) the project described below is determined to be within the
scope of the Master Environmental Impact Report(MEIR) No. 10130 prepared for the
2025 Fresno General Plan
Applicant: Initial Study Prepared By:
Copper River 74, LLC. Planner: Israel Trejo
c/o Darius Assemi Date: January 17, 2014
1396 West Herndon Avenue, #101
Fresno, CA 93711
Environmental Assessment Number: Project Location (including APN):
C-13-136/T-6045 East side of North Friant Road, north c East
Copper Avenue
Vesting Tentative Tract Map No. 6045/UGM
Conditional Use permit No. CA 3-136 (APN: 579-074-09)
Project Description:
Gary Giannetta, on behalf of Copper River 74, Inc., has filed Vesting Tentative Tract Map No.
6045/UGM and Conditional Use Permit No. C-13-136, pertaining to approximately 21.07 acres of
property located between North Friant Road and East Copper Avenue, within the Copper River
Ranch Master Planned Community.
The property is located within the jurisdiction of the Woodward Park Community Plan and the 2025
Fresno General Plan. The Woodward Park Community Plan and the 2025 Fresno General Plan
designate the subject property for medium low density residential planned land uses. The
application is a request to subdivide the subject property into a 134 lot single-family residential
subdivision. Conditional Use Permit No. C-13-136 proposes a gated development with private
streets and modified property development standards for 49 of the proposed lots; the remain ng 85
lots will be on public streets and will include modified property development standards. The existing
R-1/EA/UGM/cz (Single Family Residential District/Expressway Area Overlay District/Urban Crowth
Management/conditions of zoning) zone district is consistent with the planned land use designation
of medium low density.
The subject property is currently vacant.
Conformance to Master Environmental Impact Report (MEIR) NO. 10130:
The adopted 2025 Fresno General Plan and the Woodward Park Community Plan designate the
subject site for medium low density residential planned land uses. The existing R-1/EA/LGM/cz
(Single Family Residential District/Expressway Area Overlay District /Urban Growth
Management/conditions of zoning) zone district for the subject property conforms to the medium low
residential planned land use designation.
The Development and Resource Management Department staff has prepared an Initial Study (See
Attached "Modified Appendix G To Analyze Subsequent Project Identified In NIEIR No. 10130/MND
For Plan Amendment A-09-02 (Air Quality MND)/Initial Study") to evaluate the proposed Vesting
Finding of Conformity Under MEIR No. 10130 and the Air Quality MND prepared for Vesting Tentative Tract Map No.
6045/UGM &Conditional Use Permit No. C-13-136
Environmental Assessment No. C-13-136/T-6045
January 17, 2014
Page 2
Tentative Tract Map and Conditional Use Permit application(s) in accordance with the land use and
environmental policies and provisions of lead agency City of Fresno's 2025 Fresno General Plan
(SCH # 2001071097), the related Master Environmental Impact Report (MEIR) No. 10130 and the
Mitigated Negative Declaration prepared for Plan Amendment A-09-02 to amend the Air Quality
Element of the 2025 Fresno General Plan (Air Quality MND) and Program EIR No. 10126 prepared
for the Copper River Ranch Project. The subject property is currently vacant but may be developed
at an intensity and scale that is permitted by the planned land use designation and zone district
classification for the site. Thus, the proposed Vesting Tentative Tract Map and Conditional Use
Permit applications will not facilitate an additional intensification of uses beyond that which already
exists or would be allowed by the above-noted planned land use designation. Moreover, it is not
expected that the future development will adversely impact existing city service systems or the traffic
circulation system that serves the subject property. These infrastructure findings have been verified
by the Public Works and Public Utilities Departments. It has been further determined that all
applicable mitigation measures of MEIR No. 10130 and the Air Quality MND have been applied to
the project necessary to assure that the project will not cause significant adverse cumulative
impacts, growth inducing impacts, and irreversible significant effects beyond those identified by
MEIR No. 10130 as provided by CEQA Guidelines Section 15177(b)(3). In addition, this, proposed
project was part of Program Environmental Impact Report No. 10126 prepared for the Copper River
Ranch Project which was certified by the City Council on June 3, 2003. FIR No. 10126 required
mitigation measures which have been incorporated into this project.
Pursuant to Section 21157.1 of the California Public Resources Code (California Environmental
Quality Act), it may be determined that a subsequent project, as identified in the MEIR pursuant to
Section 21157(b)(2) of the Public Resources Code and CEQA Guidelines Section 15177, falls within
the scope of a MEIR, provided that the project does not cause additional significant impacts on the
environment that were not previously examined by the MEIR and the Air Quality MND. Relative to
this specific project proposal, the environmental impacts noted in the MEIR and the Air Quality MND,
pursuant to the 2025 Fresno General Plan land use designations, include impacts associated with
the medium low density residential planned land use designation specified for the subject property.
Based on this Initial Study, the following findings are made: (1) The proposed project was identified
as a Subsequent Project in MEIR No. 10130 because its, location, land use designation and
permissible densities and intensities are set forth in Figure 1-1 of MEIR No. 10130; (2) The proposed
project is fully within the scope of the MEIR and Air Quality MND and Program EIR No. 10126
because it will not generate additional significant effects on the environment not previously examined
and analyzed by the MEIR or Air Quality MND and Program EIR No. 10126 for the reasons set forth
in the Initial Study; and (3) other than identified below, there are no new or additional mitigation
measures or alternatives required.
In addition, after conducting a review of the adequacy of the MEIR pursuant to Public Resources
Code Section 21157.6(b)(1), the 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. Moreover, as lead agency
for this project, the Development and Resource Management Department, per Section 15177(d) of
the CEQA Guidelines, has determined that all feasible mitigation measures from MEIR No. 10130
and the Air Quality MND shall be applied to the project as conditions of approval as set forth in the
attached Mitigation Monitoring Checklist (See "Master Environmental Impact Report (MEIR) No.
Finding of Conformity Under MEIR No. 10130 and the Air Quality MND prepared for Vesting Tentative Tract Map No.
6045/UGM & Conditional Use Permit No. C-13-136
Environmental Assessment No. C-13-136/T-6045
January 17, 2014
Page 3
10130/SCH No. 2001071097 For the 2025 General Plan, Mitigation Monitoring Checklist).
Public notice has been provided regarding staffs finding in the manner prescribed by rection
15177(d) of the CEQA Guidelines and by Section 21092 of the California Public Resources Code
(CEQA provisions).
January 17, 2014 _
Will Tackett Date
Supervising Ft"unner, City of Fresno
Attachments: Notice of Intent to Adopt A Finding of Conforwity
Modified Appendix G To Analyze Subsequent Project Identified In MEIR No. 10130/MND
For Plan Amendment A-09-02 (Air Quality MND)/Initial Study for Environmental
Assessment No. C-13-136/T-6045
Master Environmental Impact Report (MEIR) No. 10130/SCH No. 200107109;' For the
2025 General Plan: Mitigation MEIR Mitigation Monitoring Checklist for
Environmental Assessment No. C-13-136/T-6045
Master Environmental Impact Report (MEIR) Review Summary (Attachment: status of
MEIR Analysis with Regard to Air Quality and Climate Change)
CA0031810
CITY OF FRESNO Filed with:
NOTICE OF INTENT TO ADOPT A
FINDING OF CONFORMITY
PROJECT TITLE AND ENVIRONMENTAL ASSESSMENT E201410000013
Vesting Tentative Tract Map No. T-6045/UGM and FRESNO COUNTY CLERK
Conditional Use permit No. C-13-136 2221 Kern Street, Fresno, California 93721
APPLICANT:
Copper River 74, Inc.
c/o Darius Assemi
1396 West Herndon Avenue, #101 L n
Fresno, CA 93711
V
JAN 17 20
PROJECT LOCATION:
East of the North Friant Road, north of East Copper B FRE C CLERK
Avenue y -
DEPLi7Y
360 54' 26.4708" N Latitude, 1191 44' 53.628"W Longitude
(APN: 579-074-09) I
PROJECT DESCRIPTION: Gary Giannetta, on behalf of Copper River 74, Inc., has filed Vesting
Tentative Tract Map No. 6045/UGM and Conditional Use Permit No. C-13-136, pertaining to
approximately 21.07 acres of property located between North Friant Road and East Copper Avenue,
within the Copper River Ranch Master Planned Community. Vesting Tentative Tract Mao No.
6045/UGM proposes to subdivide the property into a 134 lot single-family residential subdivision.
Conditional Use Permit No. C-13-136 proposes a gated development with private streets and modified
property development standards for 49 of the proposed lots; the remaining 85 lots will be on public
streets and will include modified property development standards. The application is consistent with
the planned land uses of medium low density residential as designated by both the 2025 Fresno
General Plan and the Woodward Park Community Plan,
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 (MSIR) prepared for the 2025 Fresno General Plan (SCH # 2001071097) and
Mitigated Negative Declaration prepared for Plan Amendment No. A-09-02 (SCH # 2009051016) (Air
Quality MND) and to the Program EIR No. 10126 (SCH # 2000021003) related to the Copper River
Ranch Project. 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, Air Quality MND or the Program EIR No. 0126
related to the Copper River Ranch Project. 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
-00
Notice of Intent to File
Finding of Conformity
EA No.T-6045/C-13-136
January 17,2014
that the MEIR was certified as complete and the Air Quality MND was adopted, has become available.
The project is not located on a site which is included on any of the lists enumerated under Section
65962.5 of the Government Code including, but not limited to, lists of hazardous waste facilities, land
designated as hazardous waste property, hazardous waste disposal sites and others, and the
information in the Hazardous Waste and Substances Statement required under subdivision (f) of that
Section.
Additional information on the proposed project, including the MEIR, Air Quality MND, Program E R No.
10126, proposed environmental finding and the initial study may be obtained from the Development
and Resource Management Department, Fresno City Hall, 2600 Fresno Street, 3rd Floor F"esno,
California 93721-3604. Please contact Israel Trejo at(559) 621-8044 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 intere in, or
relationship to, the project; (3) the environmental determination being commented upon; and (4) thn
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 February 18, 2014. Please direct comments to Israel Trejo, Planner, City of Fresno
Development and Resource Management Department, City Hall, 2600 Fresno Street, Room 3043,
Fresno, California, 93721-3604; or by email to Israel.Treio@fresno.gov; or comments can be sent by
facsimile to (559) 498-1026.
INITIAL STUDY PREPARED BY: SUBMITTED BY
Israel Trejo, Planner
Will Tac e , Supervising Planner
DATE: January 17, 2014 CITY 0 FRESNO DEVELOPMENT AND
RESOURCE MANAGEMENT DEPARTMENT
E201410000013