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HomeMy WebLinkAboutT-6153 - Conditions of Approval - 1/25/2017 ,���, REPORT TO THE PLANNING COMMISSION c®c�►l� AGENDA ITEM NO. V11 /-, j rn� : 'op COMMISSION MEETING 1/25/17 January 25, 2017 APPROVED BY DE ANT DIRECTOR FROM: MIKE SANCHEZ, Assistant DirectoCIteDepartment Development and Resource Manag THROUGH: WILL TACKETT, Supervising Plann Development Services Division BY: ISRAEL TREJO, Planner Development Services Division SUBJECT: Consideration of Rezone Application No. R-17-001, Vesting Tentative Tract Map No. 6153, Conditional Use Permit Application No. C-16-045 and related Environmental Assessment No. T-6099/C-16-030, for property located between North Friant Road and East Copper Avenue, within the Copper River Ranch Planned Community. 1. RECOMMEND APPROVAL (to the City Council) of the Finding of Conformity (and Addendum) to the Fresno General Plan Master Environmental Impact Report as prepared for Environmental Assessment No. T-6153/C-16-045 dated September 16, 2016. 2. RECOMMEND APPROVAL (to the City Council) of Rezone Application No. R-17-001 to rezone the subject property from the RS-4/EA/CZ (Single-Family Residential District/Expressway Area/Conditions of Zoning) zone district to the RS-4/EA/PD/CZ (Single- Family Residential District/Expressway Area/Planned Development/Conditions of Zoning) zone district. 3. RECOMMEND APPROVAL (to the City Council) of Conditional Use Permit No. C-16-045 subject to compliance with the Conditions of Approval dated January 25, 2017, and contingent upon City Council approval of Rezone Application No. R-17-001 and the related environmental assessment. 4. RECOMMEND APPROVAL (to the City Council) of Vesting Tentative Tract Map No. T-6153 subject to compliance with the Conditions of Approval dated January 25, 2017, and contingent upon City Council approval of Rezone Application No. R-17-001 and the related environmental assessment. EXECUTIVE SUMMARY Gary Giannetta, on behalf of McDonald Homes, has filed Rezone Application No. R-17-001, Vesting Tentative Tract Map No. 6153 and Conditional Use Permit No. C-16-045, pertaining to approximately 13.49 acres of property located between North Friant Road and East Copper Avenue, within the Copper River Ranch Planned Community. Rezone Application No. R-17-001 is a proposal to rezone the subject property from the RS-4/EA/CZ (Single-Family Residential District/Expressway Area/Conditions of Zoning) zone district to the RS-4/EA/PD/CZ (Single- Family Residential DistricUExpressway Area/Planned Development/Conditions of Zoning) zone REPORT TO THE PLANNING COMMISSION Rezone No. R-17-001 Conditional Use Permit No. C-16-045 Vesting Tentative Tract Map No. 6153 January 25, 2017 Page 2 district. Vesting Tentative Tract Map No. 6153 is a proposal to subdivide the property into a 41 lot single-family residential planned development subdivision. Conditional Use Permit No. C-16- 045 proposes a gated development with private streets and modified property development standards. The subject property is located within the Fresno General Plan and the Woodward Park Community Plan, both plans designate the subject site for medium low density residential (3.50 to 6.00 dwelling units per acre) planned land uses. Vesting Tentative Tract Map No. 6153 proposes a 41 lot single-family residential subdivision on approximately 13.49 acres at a density of 3.03 dwelling units per acre. Pursuant 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. Based upon the submitted subdivision design, the proposed project can be found consistent with the medium low density residential planned land use designation for the subject property pursuant to Section 15-310.0 of the Fresno Municipal Code. 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 Fresno General Plan and the Woodward Park Community Plan. PROJECT INFORMATION PROJECT A 41 lot, single-family residential planned development subdivision to be developed at a density of 3.03 dwelling units per acre. The project proposes a gated development with private streets and modified property development standards APPLICANT Gary Giannetta on behalf of McDonald Homes LOCATION Located between North Friant Road and East Copper Avenue, within the Copper River Ranch Planned Community (Council District 6, Councilmember Bredefeld) SITE SIZE Approximately 13.49 acres LAND USE Existing - Vacant Proposed - Single-family residential ZONING Existing - RS-4/EA/CZ (Single-Family Residential District/ Expressway Area/Conditions of Zoning) Proposed- RS-4/EA/PD/CZ (Single-Family Residential District/ Expressway Area/Planned Development/Conditions of Zoning) REPORT TO THE PLANNING COMMISSION Rezone No. R-17-001 Conditional Use Permit No. C-16-045 Vesting Tentative Tract Map No. 6153 January 25, 2017 Page 3 PLAN DESIGNATION The proposed 41 lot single-family residential subdivision is AND CONSISTENCY consistent with the Fresno General Plan and Woodward Park Community Plan designation of the site for medium low density residential planned land uses pursuant to Section 15-310.0 of the FMC ENVIRONMENTAL Finding of Conformity (and Addendum) to the Fresno General FINDING Plan Master Environmental Impact Report (MEIR) SCH No. 2012111015, dated September 16, 2016 PLAN COMMITTEE The Council District 6 Plan Implementation Committee RECOMMENDATION recommended approval of the project on August 15, 2016, by a vote of 4 to 0 STAFF Recommend approval of Rezone Application No. R-17-001, RECOMMENDATION Vesting Tentative Tract Map No. 6153 and Conditional Use Permit No. C-16-045, subject to compliance with the Conditions of Approval dated January 25, 2017, to the City Council BORDERING PROPERTY INFORMATION Planned Land Use Existing Zoning Existing Land Use North Multi-Use — Open AE20 (County) Rural Residential Space Agricultural— 20 acres Low Density RS-3 East Residential Single Family Residential Vacant District Medium Low Density RS-4 South Residential Single Family Residential Vacant District Medium Low Density RS-3 West Residential Single Family Residential Vacant District ENVIRONMENTAL FINDING The Development and Resource Management Department staff has prepared an Initial Study (See Attached "Appendix G to Analyze Subsequent Project Identified in MEIR No. SCH No.2012111015/initial Study") to evaluate the proposed applications in accordance with the land use and environmental policies and provisions of the lead agency City of Fresno General Plan and the related Master Environmental Impact Report (MEIR) SCH No. 2012111015 and the Program EIR No. 10126 (SCH # 2000021003) related to the Copper River Ranch Project. REPORT TO THE PLANNING COMMISSION Rezone No. R-17-001 Conditional Use Permit No. C-16-045 Vesting Tentative Tract Map No. 6153 January 25, 2017 Page 4 The subject property is proposed to be developed at intensity and scale that is permitted by the medium low density residential (3.50 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. 6153 and Conditional Use Permit No. C-16-045 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 the MEIR 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 the MEIR and Program EIR No. 10126 as provided by CEQA Guidelines 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 Fresno General Plan land use designation, include impacts associated with the medium low density residential planned land use designation specified for the subject property. Based on the initial study prepared, the following findings are made: (1) The proposed project was identified as a Subsequent Project in the MEIR because its land use designation and permissible densities and intensities are allowed as set forth in the Fresno General Plan; (2) The proposed project will not generate additional significant effects not previously identified and analyzed by the MEIR 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 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 and Program EIR as defined by Section 15177 of the CEQA Guidelines and staff has properly published a Finding of Conformity to MEIR SCH No. 2012111015 dated September 16, 2016. 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, that no new information, which was not known and could not have been known at the time that the MEIR was certified as complete, has become available. REPORT TO THE PLANNING COMMISSION Rezone No. R-17-001 Conditional Use Permit No. C-16-045 Vesting Tentative Tract Map No. 6153 January 25, 2017 Page 5 Finally, the Development and Resource Management Department proposes to have adopted an addendum to Environmental Assessment No. T-6153/C-16-045 dated September 16, 2016, which states that Rezone Application No. R-17-001, merely a request to add the "PD" (Planned Development) designation to the existing zone designation, has been adequately addressed through the subject environmental document. BACKGROUND / ANALYSIS Gary Giannetta, on behalf of McDonald Homes, has filed Rezone Application No. R-17-001, Vesting Tentative Tract Map No. 6153 and Conditional Use Permit No. C-16-045, pertaining to approximately 13.49 acres of property located between North Friant Road and East Copper Avenue, within the Copper River Ranch Planned Community. Rezone Application No. R-17-001 is a proposal to rezone the subject property from the RS-4/EA/CZ (Single-Family Residential District/Expressway Area/Conditions of Zoning) zone district to the RS-4/EA/PD/CZ (Single- Family Residential District/Expressway Area/Planned Development/Conditions of Zoning) zone district. Vesting Tentative Tract Map No. 6153 is a proposal to subdivide the property into a 41 lot single-family residential planned development subdivision. Conditional Use Permit No. C-16- 045 proposes a gated development with private streets and modified property development standards. The subject property is located within the Fresno General Plan and the Woodward Park Community Plan, both plans designate the subject site for medium low density residential (3.50 to 6.00 dwelling units per acre) planned land uses. Vesting Tentative Tract Map No. 6153 proposes a 41 lot single-family residential subdivision on approximately 13.49 acres at a density of 3.03 dwelling units per acre. Pursuant 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. Based upon the submitted subdivision design, the proposed project can be found consistent with the medium low density residential planned land use designation for the subject property pursuant to Section 15-310.0 of the Fresno Municipal Code. 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 Fresno General Plan and the Woodward Park Community Plan. Rezone Application Vesting Tentative Tract Map No. 6153 and Conditional Use Permit No. C-16-045 were initially submitted without Rezone Application No. R-17-001. However, pursuant to section 15-5903.D of the Fresno Municipal Code, where a Planned Development (PD) has been approved, the property subject to the PD shall be noted on the zoning map by the designation "PD". The intent of the proposed rezone is merely a request to add the "PD" (Planned Development) overlay designation to the existing zone designation. No changes to the project will occur with the addition of the "PD" designation. REPORT TO THE PLANNING COMMISSION Rezone No. R-17-001 Conditional Use Permit No. C-16-045 Vesting Tentative Tract Map No. 6153 January 25, 2017 Page 6 Conditional Use Permit Application (CUP) In addition to submitting a vesting tentative tract map, the applicant has submitted Conditional Use Permit Application No. C-16-045. Pursuant to Chapter 15, Article 59 of the FMC, a CUP is required in order to create a planned development. As part of the CUP process, an applicant may request a modification of development standards. Conditional Use Permit No. C-16-045 proposes modified property development standards, including reduced setbacks. Reduced Front and Street Side Yard Setbacks The applicant is proposing 10' front yard setbacks. The standard minimum front yard setback in the RS-4 (Single-Family Residential District/Expressway Area/Conditions of Zoning) zone district is 13'. The applicant is proposing 5' street side yard setbacks, the standard minimum is 10'. Streets and Access Points The Public Works Department, Traffic Engineering Division has reviewed the proposed project and potential traffic related impacts for the proposed applications and has determined that the streets adjacent to and near the subject site will be able to accommodate the quantity and kind of traffic which may be potentially generated subject to the requirements stipulated within the memoranda from the Traffic Engineering Division dated January 12, 2017. 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, and the Fresno Major Street Impact (FMSI) Fee. The two points of vehicular access to the site are proposed from North Alicante Drive and from an Emergency Vehicle Access (EVA) located off of North Friant Road. Landscaping/Walls/Open Space A six-foot high wall is required along the major street fronting the project (North Alicante Drive). The wall will be constructed at the rear of the required landscaped area along the street right-of- way. The City of Fresno Noise Element of the Fresno General Plan identifies the maximum appropriate noise level exposure for outdoor activity areas to be 65 dB DNL, and for interior living areas a noise level exposure of not more than 45 dB DNL. The project applicant has provided an acoustical analysis prepared by WJV Acoustics dated July 11, 2016. As noted within the acoustical analysis, the proposed development will comply with the sound requirements of the General Plan provided that air conditioning or mechanical ventilation be REPORT TO THE PLANNING COMMISSION Rezone No. R-17-001 Conditional Use Permit No. C-16-045 Vesting Tentative Tract Map No. 6153 January 25, 2017 Page 7 installed in the houses so that it will be possible for windows and doors to remain closed for sound insulation purposes. It is noted that a 2.6 acre park within the Copper River Ranch Community is located within approximately 1 mile from the southern boundary of the subject site. Council District Plan Implementation Committee The Council District 6 Plan Implementation Committee recommended approval of the project on August 15, 2016, by a vote of 4 to 0. Public Services The Public Utilities Department has identified sewer and water requirements for this project. These conditions are listed in the memoranda both dated January 19, 2017. It is 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 has can be accommodated by the district. The project applicant shall comply with the FMFCD requirements as detailed in its memorandum dated September 8, 2016. Clovis Unified School District Development and Resource Management Department staff made an attempt to obtain project conditions from the Clovis Unified School District (CUSD) on July 28, 2016, no conditions were received. Staff made a second attempt on December 29, 2016; no conditions were received. It is noted, however, that staff has required the payment of school fees a condition of project approval as allowed pursuant to Business and Professions Code section 11010 subdivision (b)(11)(A). Notice of Planning Commission Hearing The Development and Resource Management Department mailed notices of this Planning Commission hearing to surrounding property owners within 1,000 feet of the subject property (see attached Noticing Vicinity Map). LAND USE PLANS AND POLICIES As proposed, the project would be consistent with the Fresno General Plan goals and objectives related to residential land use and the urban form: Goal No. 7 of the Fresno General Plan encourages the City to provide for a diversity of districts, neighborhoods, housing types (including affordable housing), residential densities, job opportunities, recreation, open space, and educational venues that appeal to a broad range of people throughout the City. REPORT TO THE PLANNING COMMISSION Rezone No. R-17-001 Conditional Use Permit No. C-16-045 Vesting Tentative Tract Map No. 6153 January 25, 2017 Page 8 Goal No. 8 of the Fresno General Plan encourages the development of Complete Neighborhoods and districts with an efficient and diverse mix of residential densities, building types, and affordability which are designed to be healthy, attractive, and centered by schools, parks, and public and commercial services to provide a sense of place and that provide as many services as possible within walking distance. These Goals contribute to the establishment of a comprehensive city-wide land use planning strategy to meet economic development objectives, achieve efficient and equitable use of resources and infrastructure, and create an attractive living environment in accordance with Objective LU-1 of the Fresno General Plan. Similarly, supporting Objective LU-2 of the General Plan calls for infill development that includes a range of housing types, building forms, and land uses to meet the needs of both current and future residents. Likewise, Objective LU-5 of the General Plan calls for a diverse housing stock that will support balanced urban growth, and make efficient use of resources and public facilities. Therefore, it is staff's opinion that the proposed project is consistent with respective general and community plan objectives and policies and will not conflict with any applicable land use plan, policy or regulation of the City of Fresno. Planned Development Findings Conditional Use Permit No. C-16-045 proposes modified property development standards, including reduced setbacks. Based upon analysis of the conditional use permit application and subject to the applicant's compliance with the Conditions of Approval dated January 25, 2017, staff concludes that the following required findings of Section 15-5905 of the Fresno Municipal Code can be made: 1. The proposed development is consistent with the General Plan, any applicable operative plan, and adopted policies, including the density and intensity limitations that apply; and, The proposed development is consistent with the General Plan designation of Medium Low Density Residential and the Woodward Park Community Plan. 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 project can be found consistent with the medium low density residential planned land use designation for the subject property pursuant to Section 15-310.0 of the FMC. 2. The subject site is physically suitable for the type and intensity of the land use being proposed; and, REPORT TO THE PLANNING COMMISSION Rezone No. R-17-001 Conditional Use Permit No. C-16-045 Vesting Tentative Tract Map No. 6153 January 25, 2017 Page 9 The site is vastly surrounded by residential and urban uses and is developed at an allowable density under the Fresno General Plan. 3. Adequate transportation facilities, utilities, and public services exist or will be provided, in accord with the conditions of PD approval, to serve the proposed development; and the approval of the proposed development will not result in a reduction of public services so as to be a detriment to public health, safety, or welfare; and, The project will be required to construct a sidewalk along the major street (North Alicante Drive) and construct sewer and water infrastructure to serve the site. The project is not proposed in size or scope which would result in a reduction of public services so as to be a detriment to public health, safety, or welfare. 4. The proposed development will not have a substantial adverse effect on surrounding land uses and will be compatible with the existing and planned land use character of the surrounding area; and, The staff of the Development and Resource Management Department has determined that the proposed use will not have a substantial adverse effect on surrounding land uses if developed in accordance with the various conditions/requirements established through the related tentative tract map application review and conditional use permit application review process. 5. The proposed development is demonstratively superior to the development that could occur under the standards applicable to the underlying base district, and will achieve superior community design, environmental preservation, and/or substantial public benefit. In making this determination, the following factors should be considered: (a) Appropriateness of the use(s) at the proposed location, (b) The mix of uses, housing types, and housing price levels, (c) Provision of infrastructure improvements, (d) Provision of open space. For example, a greater amount of open space than would otherwise be provided under the strict application of this code, (e) Connectivity to public trails, schools, etc., (f) Compatibility of uses within the development area, (g) Creativity in design and use of land, (h) Quality of design, and adequacy of light and air to the interior spaces of the buildings, (i) Overall contribution to the enhancement of neighborhood character and to the built and natural environment of Fresno in the long term. The subject property is planned and zoned for residential uses. The subject project is part of the previously approved Copper River Ranch development which includes single-family residential, multi-family residential and commercial uses. Copper River Ranch is built around an 18-hole par 72 championship golf course and country club. Copper River Ranch is being developed by Granville Homes and Gary McDonald Homes; these two builders offer a broad range of styles, sizes and costs. Copper River Ranch includes many community amenities including winding streetscapes, parks and trails. It is noted that a 2.6 acre park within the Copper River Ranch Community is located within approximately 1 mile from the southern boundary of the subject site. The park can be accessed by the internal REPORT TO THE PLANNING COMMISSION Rezone No. R-17-001 Conditional Use Permit No. C-16-045 Vesting Tentative Tract Map No. 6153 January 25, 2017 Page 10 network of walking paths. The subject project is the latest planned and gated community being offered by Gary McDonald Homes. Conditional Use Permit Application Findings Conditional Use Permit No. C-16-045 proposes modified property development standards, including reduced setbacks. Based upon analysis of the conditional use permit application and subject to the applicant's compliance with the Conditions of Approval dated January 25, 2017, staff concludes that the following required findings of Section 15-5306 of the Fresno Municipal Code can be made: 1. The proposed use is allowed within the applicable zoning district and complies with all other applicable provisions of this Code and all other chapters of the Municipal Code; and, Conditional Use Permit Application No. C-16-045 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 proposed use is consistent with the General Plan and any other applicable plan and design guideline the City has adopted; and, The proposed development is consistent with the General Plan designation of Medium Low Density Residential and the Woodward Park Community Plan. 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 project can be found consistent with the medium low density residential planned land use designation for the subject property pursuant to Section 15-310.0 of the FMC. 3. The proposed use will not be substantially adverse to the public health, safety, or general welfare of the community, nor be detrimental to surrounding properties or improvements, and; 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 tentative tract map application review and conditional use permit application review process. 4. The design, location, size, and operating characteristics of the proposed activity are compatible with the existing and reasonably foreseeable future land uses in the vicinity, and; The site is vastly surrounded by residential and urban uses and is developed at an allowable density under the Fresno General Plan. REPORT TO THE PLANNING COMMISSION Rezone No. R-17-001 Conditional Use Permit No C-16-045 Vesting Tentative Tract Map No. 6153 January 25, 2017 Page 11 5. The site is physically suitable for the type, density, and intensity of use being proposed, including access, emergency access, utilities, and services required. The site is vastly surrounded by residential uses and is developed at an allowable density under the Fresno General Plan; and the project must comply with applicable codes, including, landscaping, walls, etc., and conditions from other City Departments and outside agencies. Vesting Tentative Tract Map Findings pursuant to the FMC Section 15-3309 of the FMC states that the Review Authority may approve or conditionally approve a Tentative Map if it makes all of the following findings: 1. Consistency. The proposed subdivision, together with the provisions for its design and improvement, is consistent with the General Plan, any applicable operative plan, adopted policies or guidelines, and the Municipal Code. The proposed development is consistent with the General Plan designation of Medium High Density Residential and the Woodward Park Community Plan. 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 project can be found consistent with the medium low density residential planned land use designation for the subject property pursuant to Section 15-310.0 of the FMC. 2. Passive and Natural Heating and Cooling. A subdivision for which a Tentative Map is required shall provide pursuant to the Map Act (Section 66473.1), to the extent feasible, for future passive or natural heating or cooling opportunities in the subdivision. As proposed, the proposed subdivision will provide for future passive or natural heating or cooling opportunities. 3. Availability of Water. Water will be available and sufficient to serve a proposed subdivision with more than 500 dwelling units in accordance with the Map Act (Section 66473.7). Water facilities are available to provide service to the site subject to the conditions listed in the memoranda dated January 19, 2017. Additionally, the application is proposing less than 500 lots. 5. Infrastructure Capacity. There exists sufficient infrastructure capacity for water, runoff, storm water, wastewater, and solid waste systems to serve the proposed subdivision. In cases where existing infrastructure is found to be deficient, plans shall show how sufficient capacity will be provided. The project was routed to the appropriate agencies and it was determined that there is sufficient infrastructure capacity for water, runoff, storm water, wastewater, and solid waste systems to serve the proposed subdivision. REPORT TO THE PLANNING COMMISSION Rezone No. R-17-001 Conditional Use Permit No. C-16-045 Vesting Tentative Tract Map No. 6153 January 25, 2017 Page 12 6. Compliance with Floodplain Regulations. The proposed subdivision is compliant with the City of Fresno Floodplain Management Ordinance and the State of California Code of Regulations Title 23, as well as any other applicable State or federal law. The project is not located within a flood prone area. 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 General Plan and the Woodward Park Community Plan, because the plans designate the site for medium low density residential planned land uses and the project design meets the density and zoning ordinance criteria for development pursuant to Section 66474.2 of the Subdivision Map Act and 15-310.0 of the FMC. 2. This site is physically suitable for the proposed type and density of development, because conditions of approval will ensure adequate access and drainage on and off the site; and, that development shall occur in accordance with adopted standards, goals, objectives, and policies for development in the City of Fresno. 3. The proposed subdivision design and improvement is not likely to cause substantial and considerable damage to the natural environment, including fish, wildlife or their habitat, because the area is not known to contain any unique or endangered species and the urbanized nature of the area in which the site is located. 4. The proposed subdivision design and improvements are not likely to cause serious public health and safety problems, because the conditions of approval have shown and will insure that the subdivision conforms with city health and safety standards. 5. The proposed subdivision design will not conflict with public easements within or through the site, because conditions of approval will assure noninterference with any existing or proposed public easements. 6. The design of the subdivision provides, to the extent feasible, for future passive and natural heating or cooling opportunities in the subdivision, because of the appropriate use and placement of landscaping plant materials and because of the orientation of the proposed lots. REPORT TO THE PLANNING COMMISSION Rezone No. R-17-001 Conditional Use Permit No. C-16-045 Vesting Tentative Tract Map No. 6153 January 25, 2017 Page 13 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 Fresno General Plan and Woodward Park Community Plan (as referenced herein above), complies with applicable zoning and subdivision requirements. Based upon the plans and information submitted by the applicant and the recommended conditions of project approval, staff has determined that these findings can be made. Planning Commission action on the proposed Rezone Application, Vesting Tentative Tract Map and Conditional Use Permit will be considered by the City Council. CONCLUSION / RECOMMENDATION The appropriateness of the proposed project has been examined with respect to its consistency with goals and policies of the 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 Rezone Application No. R-17-001, Vesting Tentative Tract Map No. 6153 and Conditional Use Permit No. C-16-045 are appropriate for the project site. Attachments: Vicinity Map 2015 Aerial Photograph of Site Noticing Vicinity Map General Plan Planned Land Use Map Exhibit A - Vesting Tentative Tract Map No. 6153 dated December 27, 2016 Exhibit A-1 - Site plan dated December 27, 2016 Exhibit A-2 — Street Cross Sections dated December 27, 2016 Conditions of Approval for T-6153 dated January 25, 2017 Conditions of Approval for CUP Application No. C-16-045 dated January 25, 2017 Comments and Requirements from Responsible Agencies Environmental Assessment No. T-6153/C-16-045, Finding of Conformity to the Fresno General Plan MEIR dated September 16, 2016 (and Addendum) J _ N. Friant Rd W U _ E"CORREF PaU E-COpR R. �~ 3 E. Copper Ave. � } f i Y� �1Tn-1 r t-rTn _ o LEGEND ® Subject Proverty VICINITY MAP w c Not To Scale i S M :. ■ rte*. . . - ,- , ,. CY c d?�• �+1 y S•.3 r! 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I'M Mg 1 112? 9 ks- r Ar L. r N3;lvvi�W p L L- 19 10" Lj L'i LLJ LLJ L (n 4 A-1 1-w i;. -,Kt § \ \ Z § �r� n n 'S o ~ ) \\ % \ \\/ ( ƒ \ � ) ! . ! ` ° LN \ � �-�_�� ��®.« • \ � \ k. \ - Lu ` § �j \ \ : � ¢ \ . � \ � \ - \ \/ \ e[ / \ . � r }- � | } CITY OF FRESNO DEVELOPMENT AND RESOURCE MANAGEMENT DEPARTMENT CONDITIONS OF APPROVAL JANUARY 25,2017 VESTING TENTATIVE TRACT MAP NO. 6153 "A PLANNED DEVELOPMENT" Located between North Friant Road and East Copper Avenue, within the Copper River Ranch Planned Community All vesting tentative maps are subject to the applicable provisions of the State Subdivision Map Act, Fresno Municipal Code, City policies, and City of Fresno Standard Specifications. The following specific conditions are applicable to this vesting tentative tract map. NOTICE TO PROJECT APPLICANT In accordance with the provisions of Government Code §66020(d)(1), the imposition of fees, dedications, reservations or exactions for this project are subject to protest by the project applicant at the time of approval or conditional approval of the development or within 90 days after the date of the imposition of the fees, dedications, reservations or exactions imposed on the development project. URBAN GROWTH MANAGEMENT REQUIREMENTS (GENERAL) The subdivider of property located within the UGM boundaries shall comply with all sewer, water and street requirements and pay all applicable UGM fees imposed under the Urban Growth Management process (with appropriate credit given for the installation of required UGM improvements) in accordance with the requirements of State Law as related to tentative tract maps. GENERAL CONDITIONS 1. Upon conditional approval of Vesting Tentative Tract Map No. 6153, a 41 lot single- family residential conventional subdivision dated December 27, 2016, the subdivider may prepare a Final Map in accordance with the approved vesting tentative map. 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 Development and Resource Management Departments for grading, public sanitary sewer system, public water system, street lighting system, public streets, and storm drainage, including other Conditions of Approval Vesting Tentative Tract Map No. 6153 January 25, 2017 Page 2 technical reports and engineered plans as necessary to construct the required public improvements and work and applicable processing fees. 4. Engineered construction plans shall be approved by the City prior to the approval of the Final Map. If, at the time of Final Map approval, such plans have not been approved, the subdivider shall provide performance security in an amount established by the City to guarantee the completion of plans. 5. Public utilities easements, as necessary, shall be shown on the Final Map and dedicated to the City of Fresno. Public utility easements beyond the limits of the Final Map, but required as a condition of development, shall be acquired at the subdivider's cost and shall be dedicated by separate instrument at the time of Final Map approval. The relocation of existing utilities necessitated by the required public improvements shall be paid for by the subdivider. The subdivider is responsible to contact the appropriate utility company for information. 6. Comply with the conditions, policies and standards set forth in the City of Fresno, Municipal Code, Article 10, Chapter 12, "Subdivision of Real Property;" Resolution No. 68-187, "City Policy with Respect to Subdivisions;" and City of Fresno Standard Specifications, 2002 Edition, and any amendments thereto. 7. The developer/owner shall pay applicable fees for, but not limited to, plan checks for street improvements and other grading and construction; street trees, street signs, water and sewer service, and inspections in accordance with the City of Fresno Master Fee Schedule (City Resolution No. 79-606 and No. 80-420) and any amendments, modifications, or additions thereto; and in accordance with the requirements of State law as related to vesting tentative maps. 8. The subdivider shall furnish to the City acceptable security to guarantee the construction of the off-site street improvements in accordance with all applicable provisions of the Fresno Municipal Code (FMC) and the State Subdivision Map Act. The subdivider shall complete all the public improvements prior to the approval of the Final Map by the City. If, at the time of Final Map approval, any public improvements have not been completed and accepted in accordance with the standards of the City, the subdivider may elect to enter into an agreement with the City to thereafter guarantee the completion of the improvements. 9. As a condition of Final Map approval, the subdivider shall furnish to the City a subdivision guarantee listing all parties having any right, title or interest and the nature of their interest per State law. 10. It shall be required that you file an 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. Conditions of Approval Vesting Tentative Tract Map No. 6153 January 25, 2017 Page 3 11. Vesting Tentative Tract Map No. 6153 is subject to approval of related Conditional Use Permit No. C-16-045. 12. Conditional Use Permit Application No. C-16-045, filed to establish a 41-lot planned development shall be approved prior to final map approval. 13. Vesting Tentative Tract Map No. 6153 and Conditional Use Permit Application No. C-16- 045 are subject to approval of related Rezone No. R-17-001. 14. 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 15. When the grading plan establishes a top of slope beyond the required landscape easement noted and the construction of the required wall is to be established coincident with the top of slope, then the required minimum easement width shall be expanded to include the full landscaped area up to the wall location. 16. The long term maintenance of all the items listed below is the ultimate responsibility of the owner/developer. a) The property owner shall be responsible for providing for the maintenance of all landscaping and hardscaping located within proposed Outlots associated with the proposed project. b) The property owner shall be responsible for providing for the maintenance of all landscaping and hardscaping located in any entry median island or traffic medians located within the project. c) The property owner shall be responsible for providing for the maintenance of the curbs and gutters, valley gutter, sidewalks, street lights and street signage within any local public street rights-of-way associated with the project. d) The property owner shall be responsible for providing for the maintenance of all street trees within any local public street rights-of-way associated with the project. 17. 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. 18. 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 Conditions of Approval Vesting Tentative Tract Map No. 6153 January 25, 2017 Page 4 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. 19. 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. 20. Comply with the requirements of FMC Chapter 15, Article 40, relative to subdivisions that include common ownership, as appropriate. Walls/Fences/Landsca in 21. The subdivider/owner shall construct a minimum 6 foot high solid wall along North Alicangte Drive. Depict the wall (and height) on Exhibit A-1 (site plan) dated December 27, 2016, for C-16-045. Provide the landscape setback along North Alicante Drive as depicted on Exhibit A-1 (site plan) dated December 27, 2016. 22. The acoustical analysis prepared by WJV Acoustics dated July 11, 2016, recommends, in part, that air conditioning or mechanical ventilation be installed in the houses so that it will be possible for windows and doors to remain closed for sound insulation purposes. Any changes to these requirements must be approved by the Development and Resource Management Department. 23. Provide a corner cut-off area at all street intersections in accordance with the requirements 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. Lot Dimensions 24. Lot dimensions shall match those depicted Vesting Tentative Tract Map No. 6153 dated December 27, 2016, excepting changes as required per the conditions of approval. Conditions of Approval Vesting Tentative Tract Map No. 6153 January 25, 2017 Page 5 Lot Coverage 25. Lot coverage shall match that as shown on Exhibit A-1 dated December 27, 2016. Additionally, lot coverage shall comply with the requirements of the Fresno Metropolitan Flood Control District. Building Setbacks 26. Building setbacks shall be in accordance with Exhibit A-1 dated December 27, 2016, unless otherwise noted in these conditions. Front yard: Front yard setbacks shall be a minimum of 10 feet. Interior side yard: Interior side yard setbacks shall be a minimum of 5 feet. Street side yard: Street side yard setbacks shall be a minimum of 5 feet. (standard lot) Rear yard: Rear yard setbacks shall be a minimum 15 feet. 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 must have a District approval signature to be valid. In addition to completing the Agreement, the Developer shall provide a final map (with address details) to the local USPS representative. The Developer shall, at their own expense, procure, construct and install all mail receptacle facilities for each location as specified and approved by the USPS. 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 the Fresno Municipal Code. 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 developerlowner shall also obtain any and all permits required for the proper abandonment/closure of any existing water well, septic tank/leach field or cesspool, and irrigation pipeline on the subject property. All such permits shall be obtained prior to Conditions of Approval Vesting Tentative Tract Map No. 6153 January 25, 2017 Page 6 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 the paleontologist determines the material to be significant, a recommendation shall be made to the City as to any further site investigation or preservation measures. 34. Apportionment of Special Assessment: If, as part of this subdivision, a division will be made of any lot or parcel of land upon which there is an unpaid special assessment levied under any State or local law, including a division into condominium interest as defined in Section 783 of the Civil Code, the developer/owner shall file a written application with the City of Fresno Director of Public Works, requesting apportionment of the unpaid portion of the assessment or pay off such assessment in full. If the subdivider elects to apportion the assessment, the application shall contain the following information: a) A full description of each assessed lot, parcel or interest to be divided and of how such lot, parcel or interest will be divided; b) A request that the Engineer apportion the amount remaining unpaid on the assessment in accordance with applicable law; and c) Written consent of the owner(s) of each such lot, parcel, or interest to the requested apportionment. d) The application shall be filed prior to the approval of the Final Map(s) by the City and shall be accompanied by a fee in an amount specified in the Master Fee Resolution for each separate lot, parcel, or interest into which the original assessed lot, parcel or interest is to be divided. The fee shall be in an amount sufficient to pay all costs of the City and the Engineer of Work responsible for determining the initial assessment in making the requested apportionment. 35. The subdivider shall comply with Regulation VIII of the San Joaquin Valley Air Pollution Control District for the control of particulate matter and fugitive dust during construction of this project. Conditions of Approval Vesting Tentative Tract Map No. 6153 January 25, 2017 Page 7 36. Solid waste disposal for the subdivision shall be provided by the City of Fresno. The method of collection to be utilized in this tract shall be subject to approval of the Solid Waste Manager(see below-noted conditions). PARK SERVICE 37. Comply with the memorandum from the Public Works Department dated August 3, 2016. HEALTH AND SAFETY - BUILDING DIVISION 38. Provide an approved grading plan to the Building Division. COMMUNITY FACILITIES DISTRICT 39. Comply with the memorandum from the Public Works Department dated August 1, 2016. FIRE SERVICE 40. Comply with the memorandum from the Fire Department dated January 19, 2017. SOLID WASTE SERVICE 41. Comply with the memorandum from the Solid Waste Division dated August 11, 2016. STREETS AND RIGHTS-OF-WAY 42. 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. 43. 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. 44. 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 Conditions of Approval Vesting Tentative Tract Map No. 6153 January 25, 2017 Page 8 45. 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. 46. The subdivider shall construct an underground street lighting system per Public Works Standards within the limits of the tract. Spacing and design shall conform to Public Works Standards. Height, type, spacing, etc., of standards and luminaries shall be in accordance with Resolution No. 68-187, 78-522, 81-219, and 88-229 or any modification thereto approved by the City Traffic Engineer prior to Final Map approval. Upon completion of the work by the subdivider and acceptance of the work by the City, the street lighting system shall be dedicated to the City. Submit engineered construction plans to the Public Works Department for approval. 47. 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. 48. 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. 49. Comply with the memoranda from the Public Works Department, Traffic and Engineering Division, dated January 12, 2017. SANITARY SEWER SERVICE 50. Comply with the memorandum from the Public Utilities Department dated January 19, 2017. WATER SERVICE 51. Comply with the memorandum from the Department of Public Utilities, Water Division dated January 19, 2017. 52. Comply with the Copper River Ranch Water Supply Implementation Agreement as approved by the City Council on November 17, 2016. URBAN GROWTH MANAGEMENT REQUIREMENTS (GENERAL) 53. The developer of property located within the UGM boundaries shall comply with all sewer, water and street requirements and pay all applicable UGM fees imposed under the Urban Growth Management process (with appropriate credit given for the installation of required UGM improvements) in accordance with the requirements of State Law as related to tentative tract maps. 54. The developer will be responsible for the relocation or reconstruction of any existing improvements or facilities necessary to construct any of the required UGM improvements. Conditions of Approval Vesting Tentative Tract Map No. 6153 January 25, 2017 Page 9 Right-of-Way Acquisition 55. The developer will be responsible for the acquisition of any necessary right-of-way to construct any of the required improvements. 56. 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. 57. 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. 58. 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. 59. The subdivider/owner shall submit adequate security in the form of a cash deposit to guarantee payment of all costs associated with the acquisition, including staff time, attorney's fees, appraisal fees, court costs, and all related expenditures and costs necessary to effect the acquisition of such easements or rights-of-way. FLOOD CONTROL AND DRAINAGE 60. Comply with the memoranda from the Fresno Metropolitan Flood Control District dated September 8, 2016. 61. 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 62. Submit a list of street names, to Jon Bartel in the Public Works Department, for review and approval. COUNTY OF FRESNO -- DEPARTMENT OF PUBLIC HEALTH 63. Comply with the letter from the County of Fresno dated August 1, 2016. Conditions of Approval Vesting Tentative Tract Map No. 6153 January 25, 2017 Page 10 FRESNO IRRIGATION DISTRICT 64. Comply with the letter from the Fresno Irrigation District dated August 9, 2016. CLOVIS UNIFIED SCHOOL DISTRICT 65. 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. 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. ft. (to 100' depth) b. Oversize Charge [1] $0.05/sq. ft. (to 100' depth) c. Trunk Sewer Charge [2] $N/A Service Area: Herndon d. Wastewater Facilities Charge [3] $2,119/living unit e. Copper River Ranch Sewer Backbone System [4] $877/living unit f. Copper Avenue Sewer Lift Station Charge [4] $650/living unit g. House Branch Sewer Charge [2] N/A WATER CONNECTION CHARGES FEE RATE h. Service Connection Charge Fee based on service(s) and meter(s) sizes specified by owner; fee for service(s) and Meter(s) established by the Master Fee Schedule. i. Frontage Charge [1] $6.50/lineal foot J. Transmission Grid Main Charge [1] $643/gross acre (parcels 5 gross acres or more) k. Transmission Grid Main Bond Debt Service Charge [1] $243/gross acre (parcels 5 gross acres or more) Conditions of Approval Vesting Tentative Tract Map No. 6153 January 25, 2017 Page 11 I. UGM Water Supply Fee [2] $456/living unit Service Area: 101s m. Well Head Treatment Fee [2] $0/living unit Service Area: 101 n. Recharge Fee [2] $0/living unit Service Area: 101 o. 1994 Bond Debt Service [1] $895/living unit Service Area: 101 CITYWIDE DEVELOPMENT IMPACT FEES FEE RATE p. Fire Facilities Impact Fee — Citywide [4] $539/living unit q. Park Facility Impact Fee —Citywide [4] $2278/living unit r. Quimby Parkland Dedication Fee [2] $1120/living unit s. Citywide Regional Street Fee [3] $8,361/adj. acre t. New Growth Area Major Street Fee [3] $18,790/adj. acre u. Police Facilities Impact Fee —Citywide [4] $624/living unit v. Traffic Signal Charge [1] $450.94/living unit w. UGM Right of Way Acquisition Charge [2] N/A COPPER RIVER RANCH IMPACT FEES FEE RATE x. CRR Major Roadway Infrastructure Facility Fee [4] $7,972/adj. acre y. CRR Major Interior Collector Roadway Facility Fee [4] $26,676/adj. acre z CRR Clovis Mitigation Fee [2] $38.99/ADT [5] aa. CRR Friant Widening Mitigation Fee [2] $9.76/ADT [5] On July 22, 2008, the Fresno County Board of Supervisors passed Ordinance No. 2008—023 requiring the payment of County Public Impact Facilities Impact Fees. The effective date of this ordinance is September 20, 2008. Contact the County of Fresno, Public Works and Planning Department to determine payment of this fee obligation. Confirmation by the County of Fresno is required before the City of Fresno can issue building permits. The Board of Directors of the Fresno County Regional Transportation Mitigation Fee Agency approved Resolution No. 2009—01 requiring the payment of Regional Transportation Mitigation Fee. The effective date of this resolution is January 1, 2010. Contact the Council of Fresno County Governments (FCOG) to determine this fee obligation. Confirmation by the FCOG is required before the City of Fresno can issue building permits. [1] Deferrable through Fee Deferral Covenant. Conditions of Approval Vesting Tentative Tract Map No. 6153 January 25, 2017 Page 12 [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 CONDITIONS OF APPROVAL JANUARY 25, 2017 CONDITIONAL USE PERMIT APPLICATION No. C-16-045 "A PLANNED DEVELOPMENT" PART A - PROJECT INFORMATION 1. Assessor's 579-074-06 Parcel No(s): 2. Job Address: Vesting Tentative Tract Map No. 6153 3. Street Location: Located between North Friant Road and East Copper Avenue, within the Copper River Ranch Planned Community 4. Planned Land Use: Medium Low Density Residential 5. Plan Areas: Fresno General Plan and Woodward Park Community Plan 6. Project Description: Conditional Use Permit Application C-16-045 proposes a gated development with private streets and modified property development standards including lot coverage and yard setback requirements for Vesting Tentative Tract Map No. 6153 NOTICE TO PROJECT APPLICANT In accordance with the provisions of Government Code§66020(d)(1),the imposition of fees, dedications, reservations or exactions for this project are subject to protest by the project applicant at the time of approval or conditional approval of the development or within 90 days after the date of the imposition of the fees, dedications, reservations or exactions imposed on the development project. This notice does not apply to those fees, dedications, reservations,or exactions which were previously imposed and duly noticed; or, where no notice was previously required under the provisions of Government Code Section 66020(d)(1) in effect before January 1, 1997. Conditions of Approval Conditional Use Permit Application No. C-16-045 January 25, 2017 Page 2 of 6 PART B - GENERAL CONDITIONS AND REQUIREMENTS The City of Fresno Planning Commission, on January 25, 2017, approved the special permit application subject to the enclosed list of conditions and Exhibits A-1 and A-2 dated December 27, 2016, for Conditional Use Permit Application No. C-16-045. IMPORTANT: PLEASE READ CAREFULLY Please note that this project may be subject to a variety of discretionary conditions of approval. These include conditions based on adopted City plans and policies, those determined through site plan review and environmental assessment essential to mitigate adverse effects on the environment including the health, safety, and welfare of the community, and recommended conditions for development that are not essential to health, safety, and welfare, but would on the whole enhance the project and its relationship to the neighborhood and environment. Discretionary conditions of approval may be appealed. All code requirements, however, are mandatory and may only be modified by variance, provided the findings pursuant to the Fresno Municipal Code can be made. Approval of this special permit shall be considered null and void in the event of failure by the applicant and/or the authorized representative, architect, engineer, or designer to disclose and delineate all facts and information relating to the subject property and the proposed development including, but not limited to, the following: 1. All existing and proposed improvements including but not limited to buildings and structures, signs and their uses, trees, walls, driveways, outdoor storage, and open land use areas on the subject property and all of the preceding which are located on adjoining property and may encroach on the subject property; 2. All public and private easements, rights-of-way and any actual or potential prescriptive easements or uses of the subject property; and, 3. Existing and proposed grade differentials between the subject property and adjoining property zoned or planned for residential use. Approval of this special permit may become null and void in the event that development is not completed in accordance with all the conditions and requirements imposed on this special permit, the Zoning Ordinance, and all Public Works Standards and Specifications. This special permit is granted, and the conditions imposed, based upon the Operation Statement provided by the applicant. The Operation Statement is material to the issuance of this special permit. Unless the conditions of approval specifically require operation inconsistent with the Operation Statement, a new or revised special permit is required if the operation of this establishment changes or becomes inconsistent with the Operation Statement. Failure to Conditions of Approval Conditional Use Permit Application No. G16-045 January 25, 2017 Page 3 of 6 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 December 27, 2016)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. 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 riorto issuance of building permits. The final approved site plan must also include all corrections identified in the plan check process. Be advised that on-site inspections will not be authorized unless the final stamped approved site plan, elevations, landscape, and irrigation plans are included in the plan check file copy. Please contact Israel Trejo at(559)621-8044 or via e-mail at lsrael.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. Conditions of Approval Conditional Use Permit Application No. C-16-045 January 25, 2017 Page 4 of 6 Questions relating to dedications, street improvements or off-street parking geometrics may be directed to Louise Gilio at(559) 621-8678/LOL1ise.Gilio(a7fresno.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 Engineer. The performance of any work within the public street rights-of-way (including pedestrian, water and sewer utility easements) requires a Street Work Permit issued by the Public Works Department, Engineering Services Division at (559) 621-8693, prior to commencement of the work. Contact the Public Works Department, Engineering Services Section at (559) 621-8686 for detailed information. All required street improvements must be completed and accepted by the City prior to occupancy. b) Repair damaged and/or off grade off-site concrete improvements as determined by the Public Works Department, Construction Management Division (559) 621-5500. Conditions of Approval Conditional Use Permit Application No. G16-045 January 25, 2017 Page 5 of 6 c) Install streetlights along all street frontages in accordance with City standards. Plans must be prepared by a registered Civil Engineer and must be approved by the Public Works Department Engineering Division prior to installation. d) Submit the following as a single package to the Public Works Department Engineering Division, Plan Check and GIS Mapping Section, (559) 621-8682, for review and approval, prior to issuance of building and street work permits: Street Improvement Plans, Signing and Striping Plans, Street Lighting Plans and Landscape and Irrigation Plans. 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) Fresno General Plan ii) Woodward Park Community Plan iii) Planned Development iv) Medium low density residential planned land uses 2) BUILDING HEIGHT a) The height of the proposed structures shall meet the requirements of the RS-4 section of the FMC. 3) LOT COVERAGE a) Lot coverage shall match that as shown on Exhibit A-1 dated December 27, 2016. Additionally, lot coverage shall comply with the requirements of the Fresno Metropolitan Flood Control District. 4) BUILDING SETBACKS OPEN SPACES AND LANDSCAPING a) Building setbacks shall be in accordance with Exhibit A-1 dated December 27, 2016, unless otherwise noted in these conditions: Conditions of Approval Conditional Use Permit Application No. C-16-045 January 25, 2017 Page 6 of 6 Front yard: Front yard setbacks shall be a minimum of 10 feet. Interior side yard: Interior side yard setbacks shall be a minimum of 5 feet. Street side yard: Street side yard setbacks shall be a minimum of 5 feet. (standard lot) Rear yard: Rear yard setbacks shall be a minimum 15 feet. 5) FENCES, HEDGES. WALLS a) The subdivider/owner shall construct a minimum 6 foot high solid wall along North Alicangte Drive. Depict the wall (and height) on Exhibit A-1 (site plan) dated December 27, 2016, for C-16-045. Provide the landscape setback along North Alicante Drive as depicted on Exhibit A-1 (site plan) dated December 27, 2016. b) Provide a corner cut-off area at all street intersections in accordance with the requirements 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 PART E - CITY AND OTHER SERVICES a) Comply with the Conditions of Approval for Vesting Tentative Tract Map No. 6153 dated January 25, 2017. DEPARTMENT OF PUBLIC WORKS TO: Israel Trejo, Planner III DARM, Planning Division FROM: Hilary Kimber, Parks Supervisor II (559.621.1345) Public Works, Street Maintenance Division DATE: August 3, 2016 SUBJECT: Tract 6153; (APN: 579-074-06) located on the north side of North Alicante Drive just east of North Friant Road. The Department of Public Works offers the following comments regarding the requirements for landscaping and irrigation in the street right-of-ways, landscape easements, outlots and median islands: GENERAL REQUIREMENTS STREET TREE REQUIREMENTS 1. The subdivider is required to provide street trees on all public street frontages per Fresno Municipal Code and for the dedication of planting and buffer landscaping easements as determined by the Planning Department. Street trees shall be planted at the minimum rate of one tree for each 60' of street frontage or one tree per home (whichever is greater) by the Developer. The subdivider is required to provide irrigation for all street trees. The irrigation system shall comply with FMC 12-306-23, Water Efficient Landscape Standards and AB 1881. Please match the existing landscape and irrigation designs on North Alicante Drive. 2. Street Tree Planting by Developer: For those lots having internal street tree frontage available for street tree planting, the developer shall plant one tree for each 60' of street frontage, or one tree per lot having street frontage, whichever is greater. Tree planting shall be within a 10' Public 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 Water Efficient Landscaping and Buffer landscaping. B. Should the proposed landscape buffers and/or parkway strips be located next to an existing buffer and/or parkway strip, the planting concept shall simulate the adjacent landscape design to present a more uniform appearance on the street. Variances in the landscape concept will be acceptable, but the design of the new landscape buffer and/or parkway strip shall strive to mimic the existing as much as possible. C. Landscape plans shall indicate grades on a cross-section detail to include fencing or wall details. All fencing shall be placed outside the landscape easement. Maximum slopes shall not exceed 4:1 with 1 foot of level ground between the slope and the back of the side walk and/or face of fence. Erosion control measures shall be implemented on all slopes of 4:1, including the use of synthetic erosion control netting in combination with ground cover species approved by the Department of Public Works/Engineering Services Division. D. The water meter(s) serving the buffer landscaping shall be sized for the anticipated service flows. E. No private flags, signs or identification of any kind shall be permitted in the right-of-way, within the City - controlled easement or on the fence or wall facing the street. F. Landscaping in the right-of-way and landscape setback adjacent to water well sites shall be the responsibility of the City of Fresno Water Division and may not be included in the CFD. MEDIAN ISLAND LANDSCAPE REQUIREMENTS 1. When median islands front onto the proposed development project, applicants shall submit Plans to the Public Works/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 and AB 1881. The Public Works Department requires all proposed median islands to be constructed with a one 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: August 1, 2016 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. 6153 FOR MAINTENANCE REQUIREMENTS LOCATION: 11871 North Alicante Drive APN: 579-074-06 MAINTENANCE REQUIREMENTS OF PUBLIC IMPROVEMENTS 1. Vesting Tentative Tract Map No. 6153 is within the boundaries of Community Facilities District No. 12 ("CFD No. 12") and will share the costs for maintenance of certain public 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. 3. All improvements on private property shall not be included in CFD No. 12 for maintenance. For questions regarding these conditions please contact Ann Lillie at(559) 621-8690 / ann.lilliepa fresno.gov Page 1 of 1 TT 6153 Conditions For Maintenance.Docx City of ILI i SLO j iOW FIRE DEPARTMENT DATE: January 19, 2017 TO: ISRAEL TREJO, PLANNER III Development Department/Current Planning FROM- BYRON BEAGLES, Fire Prevention Engineer Fire Department, Prevention Technical Services Division SUBJECT: VESTING TENTATIVE TRACT MAP NO. 6153/C-16-045 (Revision 2.0) This is a 41 lot single family home private street gated development addressed to 11817 N. Alicante Drive and submitted by Gary Gianetta Consulting Civil Engineer on behalf of Gary McDonald Homes. The Fire Department's conditions of approval include the following: 1. Proposed tract is located within 2.7 miles of permanent Fire Station17. 2. Provide onsite fire hydrants at 600 foot maximum spacing with a minimum fire flow of 1500 gpm at 20 psi residual pressure for single family home residential development. Where hydrants are necessary in cul-de-sacs to meet the maximum 300' distance from the cul-de-sac bulb, a fire hydrant is required to be located at the termination of the 8" water main in lieu of a blow-off. The fire hydrant system shall be in service before delivery of lumber on site unless otherwise approved with a temporary water supply for model home construction only. 3. All construction work on this project is subject to interruption if the road system becomes impassable for fire apparatus. Access roadways during construction shall be paved or provided with an all-weather driving surface approved by the Fire Department. 4. Curbs adjacent to the entrance drive shall be designated as fire lanes with "NO PARKING FIRE LANE" with red curb and 3" white letters or approved signs so that a 44" centerline turn can be made because of the median obstruction. See attached exhibit for locations. Alternatively, the median and intersection with Avenue "D" may be redesigned. 5. The 16' minimum lane width for split entry drives shall be dimensioned inside the gate opening pivot hardware or other obstructions to the clear width. 6. A fire lane towing warning sign is required at all common access (non-EVA) entrances to private developments per California Vehicle Code CVC Section 22658. The entrance sign gives the HOA the legal authority to tow vehicles parked in fire lanes off private property. (continued on back) 7. Signs are required on both sides of the EVA only gates within the tract per Fire Department Development Policy 403.005 (available at the COF website): "FIRE LANE" (6 inch letters) "VEHICLES REMOVED AT OWNER'S EXPENSE" (2 inch letters) "FRESNO POLICE DEPARTMENT @ (559) 621-7000"(1 inch letters) 8. The entrance gate shall be provided with Fire X-1 hardware (available from Sierra Lock and Glass) as well as Click-2-Enter radio frequency gate opening hardware, see the following link: http:iiwww.click2enter.net/howtobuV.asp?sid=28&statename=California&cid=1 9. Provide PW Std. P-67 approaches on each side of the EVA gates. 10. Provide Fire X-1 padlocks on the EVA gates. 11. The following comments are regarding the proposed EVA from Road "D" through Outlot "B" and terminating at Friant Road: • The engineer is aware of the 10% maximum grade requirement and has indicated the EVA road plans have been submitted to Public Works to reflect this maximum. • This paved and curbed road is proposed for dual use as an EVA and as a maintenance access road for the Copper River Country Club. Note that there is a similar arrangement at Ft. Washington Course for a second access to Tract 4122. • In order to restrict public use of this road, it will need to be provided with gates or swing barricades at each end of the outlot. • Provide a Fire X-1 padlock in series with the golf course padlock on each gate. • Provide the no parking sign detailed in #7 above; this is only required on the Road D and Friant access sides of the gates (not on both sides as with the EVA gates inside the tract. City of DEPARTMENT OF PUBLIC UTILITIES August 11, 2016 TO: Israel Trejo, Planner III Development Department, Planning Division FROM: Susan Rogers, Provisional Management Analyst Department of Public Utilities, Solid Waste Division SUBJECT: Solid Waste Conditions of Approval TT 6153 Location: 11871 North Alicante Drive The Department of Public Utilities, Solid Waste Division has completed a review of Vesting Tentative Tract Map No. 6153. The following requirements and conditions are to be placed on this vesting tentative tract map as a condition of approval by the Department of Public Utilities. General Requirements: • Tract 6153 will be serviced as Single Family Residential properties with Basic Container Service. Property owners will receive 3 containers to be used as follows: 1 Gray container for solid waste, 1 Green container for green waste and 1 Blue container for recyclable material. • The owners, lessees or other tenants of the residential dwellings on service day, before 5:30 a.m., shall place their solid waste containers at the edge of the curb approximately 3 feet apart and not blocking any vehicle accesses in accordance with the City of Fresno's Solid Waste Management Division Standards. • Per Municipal Code, Section 9-404 Solid Waste Disposal Regulations, Section C,10. No Solid Waste container nor residential rubbish shall be allowed to remain at the curbline after 8:00 p.m. on the collection day. • Per Municipal Code, Section 9-405 Solid Waste, Recycling and Green Waste Regulations, Section 10, I. 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 Requirements: + Developer shall provide a minimum of 16' of unobstructed clearance at all entrances/exits and along the path the solid waste vehicles travel as per P-34 standards. 11 Page Conditions Of Approval TT6153 • Developer must provide access to gates by code or gated entrances will be opened by 5:30 am on service days to be utilized by Solid Waste vehicles. • Developer shall provide a minimum of a 44' foot turning radius at all corners and cul- de-sacs as per P-34 standards. • Developer shall construct a full street, a minimum of 36' feet, from curb face to curb face, throughout the entire to tract. A 36' foot street will provide for parking on both side and an 18' path for the solid waste vehicle. If a street this wide cannot be provided then solid waste will require that there shall be no parking on one side or both side of the street. • Lots that have a frontage of less than 40' and a driveway shall have shared driveways. Solid waste containers require 17' of clear space at the edge of the curb when placed out for servicing. Covenant Requirements: • There shall be no parking allowed in a cul-de-sac on the solid waste service day. All lots that are part of a cul-de-sac shall be clear of all vehicles by 5:30 a.m. Proweet Phasing: • If project is developed in phases then all streets shall connect to one another or temporary turnarounds will be provided. Temporary turnaround shall be large enough to accommodate a solid waste vehicle with a turning radius of 44' and shall be kept clear of all vehicles on the solid waste service day. 21 Page Conditions Of Approval TT6153 City of FR CR�r #jll� DATE: January 12, 2017 TO Israel Trejo Development and Resource Management Department I THROUGH: Jill Gormley, TE, Traffic and Engineering Manager, 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 r TT 6153, 11871 North Alicante Drive McDonald Homes/ Giannetta The Public Works Department, Traffic and Engineering Services Division, has completed its review and the following requirements are to be placed on this tentative map as a condition of approval by the Public Works Department. Provide a fully dimensioned detail, at 1"=10', for the proposed gated entry prior to Planning Commission Identify approach width, vehicle stacking, turning radii, travel lane widths, median, call box, etc. General Conditions: 1 Identify all easements on the map. 2. Street Dedications: Provide corner cut dedications at all intersections for accessibility ramps. 3. 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. 4 The construction of any overhead, surface or sub-surface structures and appurtenances in the public right of way is prohibited unless an encroachment covenant is approved by the City of Fresno Public Works Department, Traffic and Engineering Services Division, (559) 621-8681. Encroachment permits must be approved prior to issuance of building permits. 5- Street widening and transitions shall also include utility relocations and necessary dedications. 6. Overhead Utilities: Underground all existing offsite overhead utilities with the limits of this map in accordance with Fresno Municipal Code Section 15-4114 axed-Resolution-Ns. �78 522168-229. 7. Plan Submittal: Submit the following plans, as applicable, in a single package, to the Public Works Department for review and approval: Street: construction, signing, striping, traffic signal and streetlight. Page 1 of 3 T:\Traffic Planning\_CONDITIONS OF APPROVAL\TRACT MAPS\6100\T-6153 ALLICANTE 11871 N\T-6153 and C-16-145 ALLICANTE 11871 COPPER RIVER JAN 12 2017 doc Frontage Improvement Requirements: Public Streets: Alicante Drive: Collector 1, Dedication Requirements a. Dedicate 47' of property, from center line, for public street purposes, within the limits of this application, per Public Works Standards. b. Dedicate a corner cut for public street purposes at the intersection of Alicante and the proposed entrance. c. Relinquish direct access rights to Alicante Drive from all lots within this subdivision. 2. Construct: a. Construct concrete curb, gutter and sidewalk to Public Works Standard P-5. Construct a 6' minimum residential sidewalk per Public Works Standard P-53. b. Construct 20' of permanent paving (measured from face of curb) within the limits of this sub- division. c. 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. d. Construct a concrete Emergency Vehicle Access (EVA) per Public Works Standard P-67. e. Construct a traffic circle at Alicante and Road D. f. Construct accessibility ramps to serve the traffic circle at Alicante and Road D. Road D: Local 1. Dedication and / or Vacation Requirements a. Dedicate 65'-105' as shown on the proposed cross section, for public street purposes, within the limits of this application, per Public Works Standards, P-18 and P-56. The dedication shall end at the north end of the proposed cul-de-sac. This is in conflict with TT6126. Coordinate proposed street easement with T-6126. Identify 55' radius within the cul- de-sac. A portion of the dedication is outside the ma boundary. b. LmerngenGy VehiGle ❑GGee4.' �ir'sto�pe FiaR.easement on the nerth_side of the w. l .+1.� car.to provide arwessibility behiR d the_EVA that leads to Out". c. Relinquish direct access to Road D from all lots within this subdivision. 2. Construction Requirements: a. Construct 40' of permanent paving per Public Works Standard P-50, within the limits of this application and transition paving as necessary. b. Construct accessibility ramps to serve the traffic circle at Alicante and Road D and at the modified EVA at the north end of Road D. c. Construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The curb shall be constructed to a 15' residential pattern. (5 '/2' min. from curb to sidewalk — 5' sidewalk 4 1/2' from back of walk to right of way. Planting of street trees shall conform to the minimum spacing guidelines as stated in the Standard Specification, Section 26-2.11(C). d. Construct an underground street lighting system to Public Works Standards within the limits of this application. Spacing and design shall conform to Public Works Standards for local streets. Page 2 of 3 T:\Traffic Planning\_CONDITIONS OF APPROVAL\TRACT MAPS\6100\T-6153 ALLICANTE 11871 N\T-6153 and C-16-145 ALLICANTE 11871 COPPER RIVER JAN 12 2017.doc e. Identify and construct two concrete Emergency Vehicle Access (EVA) points per Public Works Standard P-67 (between lots 29 and 30; and a modified EVA per P-76 between lots 29 and TT6126) Interior Streets: Private 1. 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. 2. Provide a 10' visibility triangle at all driveways. 3. Sidewalks are recommended on both sides of the street. 4. Garage or carport setbacks are recommended to be a minimum of 18' from the back of walk or curb, whichever is greater. Specific Mitigation Requirements: This subdivision is proposing 41 single family residential lots. This will generate 390 average daily trips and 31 a.m. /41 p.m. peak hour trips. 1. The intersection of Alicante and the proposed entrance shall be designed with a partial median opening to allow for right-in, right out and left-in turns only. 2. The first order of work shall include a minimum of two points of vehicular access to the major streets for any phase of this development. 3. Entry Gate: Provide a minimum of 50' from the proposed gate to the back of walk, for vehicle stacking at the proposed entrance. Vehicles must be able to turn around on private property without disrupting stacked vehicles. Traffic Siqnal Mitigation Impact(TSMI) Fee: This project shall pay the current Traffic Signal Mitigation Impact Fee (TSMI Fee) at the time of building permit based on the trip generation rate(s) as set forth in the latest edition of the ITE Generation Manual for single family units (fee rate as shown in the Master Fee Schedule). Fresno Ma'or Street Impact FMSI Fee : This Map is in the New Growth Area; therefore pay all applicable growth area fees and City-wide regional street impact fees. Fresno Maeor Street Impact (FMSI) Requirements: Alicante Drive: Modified Collector(Growth Area Street) with median 1. Dedicate and construct(2) 17' center section travel lanes and a raised concrete median from T-5892 to Road "D". Dedicate and construct the full turn around at the intersection of Alicante and Road "D"to accommodate the proposed traffic circle to allow for U-turns. If not existing, an additional 8' dedication is required beyond the edge of pavement. Dedication shall be sufficient to accommodate additional paving and any other grading or transitions as necessary based on a 45 MPH design speed. Regional Transportation Mitigation Fee(RTMF): Pay all applicable RTMF fees to the Joint Powers Agency located at 2035 Tulare Street, Suite 201, Fresno, CA 93721; (559) 233-4148 ext. 200; www.fresnocog.orp. Provide proof of payment or exemption prior to certificate of occupancy. Friant Widening Mitigation Fee: Applicant shall pay fair share contribution. Clovis Mitigation Fee: Applicant shall pay fair share contribution. Capper River Ranch Associated„Magor Roadway,_Infrastructure Fee: Applicant shall pay fair share contribution. Copper River Ranch Interior Collector Roadway Facility Fee: Applicant shall pay fair share contribution. Page 3 of 3 T:\Traffic Planning\_CONDITIONS OF APPROVAL\TRACT MAPS\6100\T-6153 ALLICANTE 11871 N\T-6153 and C-16-145 ALLICANTE 11871 COPPER RIVER JAN 12 2017.doc City of 'reRFe-7-fS141 DEPARTMENT OF PUBLIC UTILITIES ADMINISTRATION DIVISION MEMORANDUM Date: January 19, 2017 To: ISRAEL TREJO, Planner III Planning and Development From: KEVIN GRAY, Supervising Engineering Technician Department of Public Utilities, Planning and Engineering Divisio Subject: SEWER REQUIREMENTS FOR VESTING TENTATIV TRACT MAP 6153 AND CONDITIONAL USE PERMIT APPLICATION No C-16-045 General Vesting Tentative Map of Tract No. 6153 and Conditional Use Permit Application No. C-16-045 were Filed by Gary Giannetta, Giannetta Consulting Civil Engineer, on behalf of Gary McDonald Homes, and pertains to approximately 13.49 net acres of property located north side of North Alicante Drive just east of North Friant Road and north of East Copper Avenue, 11871 North Alicante Drive &APN: 579-074-06. Vesting Tentative Map of Tract No. 6153 is a request to subdivide the subject property into a 41-lot single family residential planned unit development with gated private streets. Conditional Use Permit Application No. C-16-045 proposes modified property development standards and Private Street.. Sewer Requirements The nearest sanitary sewer main to serve the proposed project is a15-inch sewer main located in North Alicante Drive. Sanitary Sewer facilities are available to provide service to the site subject to the following requirements: 1. All sanitary sewer mains shall be extended within the proposed tract to provide service to each lot. 2. Construct a 15-inch sanitary sewer main (including sewer house branches to adjacent properties) in North "D" Road from the existing 15-inch main located at the traffic circle in North Alicante Drive north to the proposed cul-de-sac at the end of Road "D". 3. Installation of sewer house branch(s) shall be required. 4. Separate sewer house branches are required for each lot 5. On-site sanitary sewer facilities shall be private. 6. Abandon any existing on-site private septic systems. 7. All underground utilities shall be installed prior to permanent street paving. f A Nationally Accredited Public Utility Agency y� .,_w. 8. Street easements and/or deeds shall be recorded prior to approval of improvement plans. 9. A Preliminary sewer design layout shall be prepared by the Developer's Engineer and submitted to the Department of Public Utilities for review and conceptual approvals prior to submittal or acceptance of the developers final map and engineered plan & profile improvement drawing for City review. 10. 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. 11. All public sanitary sewer facilities shall be constructed in accordance with City Standards, specifications, and policies. Sanitary Sewer Fees The following Sewer Connection Charges are due and shall be paid for the Project: 1. Lateral Sewer Charge. 2. Oversize Sewer Charge. 3. Trunk Sewer Charge: Herndon 4. Herndon Trunk Enhancement Fee 5. Trunk Sewer Charge C.R.R. —Sewer Backbone system facility fee. 6. Copper Avenue Sewer Lift-Station Benefit Service Area Fee. 7. Wastewater Facility Charge (Residential Only) City of FR �Ip'* DEPARTMENT OF PUBLIC UTILITIES—WATER DIVISION MEMORANDUM DATE: January 19, 2010-7 TO: ISRAEL TREJO, Planner II Development and Resource Management Department— Current Planning THROUGH: MICHAEL CARBAJAL, Planning Manager Department of Public Utilities —Water Division FROM: ROBERT DIAZ, Senior Engineering Technician Department of Public Utilities —Water Division SUBJECT: WATER REQUIREMENTS FOR VESTING TENTATIVE TRACT T-6153 AND CONDITIONAL USE PERMIT NUMBER C-16-045 REVISED General Vesting Tentative Map of Tract No. 6153 and Conditional Use Permit Application No. C- 16-045 were Filed by Gary Giannetta, Giannetta Consulting Civil Engineer, on behalf of Gary McDonald Homes, and pertains to approximately 13.49 net acres of property located north side of North Alicante Drive just east of North Friant Road and north of East Copper Avenue. 11871 North Alicante Drive & APN: 579-074-06. Vesting Tentative Map of Tract No. 6153 is a request to subdivide the subject property into a 41- lot single family residential planned unit development with gated private streets. Conditional Use Permit Application No. C-16-045 proposes modified property development standards and private streets. Water Service The nearest water mains to serve the proposed project is a 12-inch main located in North Alicante Drive. Water facilities are available to provide service to the site subject to the following requirements: 1. Installation of an 8-inch water main (including fire hydrants) in Road "D" from the existing 12-inch main located in North Alicante Drive, north to the Avenue "A" Alignment. 2. Water service(s) with meter box(es) shall be required. Ols A Nationally Accredited Public Utility Agency 3. All public water facilities shall be constructed in accordance with City Standards, specifications, and policies. 4. Water mains (including installation of City fire hydrants) shall be extended within the proposed tract to provide service to each lot. 5. Construct a water supply well(s) on a site(s) dedicated to the City of Fresno. The well(s) shall be capable of producing a total of 500 gallons per minute. Well sites shall be of a size and at a location acceptable to the Assistant Director of Public Utilities. 6. Water well construction shall include wellhead treatment facilities, if required. 7. Destruct any existing on-site well in compliance with the State of California Well Standards, Bulletin 74-81 and 74-90 or current revisions issued by California Department of Water Resources and City of Fresno standards. 8. Two independent sources of water, meeting Federal and State Drinking Water Act Standards, are required to serve the tract including any subsequent phases thereof. The two-source requirement may be accomplished through any combination of water main extensions, construction of supply wells, or other acceptable sources of water supply approved by the Assistant Public Utilities Director. 9. All water main easements shall be clear and unobstructed by buildings or other structures. No fencing or wall shall either enclose or be located above the water main. The planting plan, for any proposed landscape within the easement, shall be approved by the Department of Public Utilities. No Trees shall be located within 8-feet of the water main. All water mains within an easement shall be clearly marked with signage above indicating the exact location and type of facility below. 10.Public water service is allowed within private streets for Conditional Use Permit Application No. C-16-045 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 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. • The Homeowner's Association agrees to hold harmless, indemnify and defend the City of Fresno, and its officers, officials, employees, agents and volunteers, against any claims or causes of action on account of or arising out of the City's maintenance, repair or replacement of utilities or related replacement of asphalt or street or other improvements The Homeowner's Association waives and releases any and all claims or causes of action against the City related to such repairs. • 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. Water Fees The following Water Connection Charges and fees shall be paid for the project. 1. Wet-ties, Water service(s) and/or meter(s) installation(s) In lieu of the Water Service requirements No. 5 and No. 6, the Developer may submit available Project Water EDUs (credits) pursuant to the Copper River Ranch Water Implementation Agreement dated November 17, 2016. FRESNO METROPOLITAN FLOOD CONTROL DISTRICT File No.210.45 NOTICE OF REQUIREMENTS Page 1 of 5 PUBLC AGENCY DEVELOPER ISRAEL TREJO GARY MCDONALD,MCDONALD HOMES on DEVELOPMENT SERVICES/PLANNING 11326 N.GLENCASTLE WAY CITY OF FRESNO FRESNO,CA 93730 2600 FRESNO STREET,THIRD FLOOD FRESNO,CA 93721 PROJECT NO: 6153 ADDRESS: 11871 N.ALICANTE DR. APN: 579-074-06S SENT: ! 'L Q Drainage Area(s) Preliminary Fee(s) Development Review Feels) Service Chargc(s) DN $247.983.00 NOR Review* $659.00 To be paid prior to release of District comments to Public Agency and Developer. Grading Plan Review* $1,840.00 Amount to be submitted with first grading plan submittal Stonn Drain Plan Review* For amount of fee,refer to www.fresnofloodcontrolorg for torn to fill out and submit with first storm drainplan submittal(blank copy attached). Total Drainage Fee: $247,983.00 Total Service Charge: $2,499.00 *The Development Review Service Charge shown above is associated with FR CUP 2016-045 and is currently proposed to develop in conjunction with this permit.Payment for this entitlement shall satisfy the amount due on the associated permits. The proposed development will generate storm runoff which produces potentially significant environmental impacts and which Z must be properly discharged and mitigated pursuant to the California Environmental Quality Act and the National Environmental Policy Act.The District in cooperation with the City and County has developed and adopted the Storm Drainage and Flood 0 Control Master Plan.Compliance with and implementation of this Master Plan by this development project will satisfy the drainage related CEQA/NEPA impact of the project mitigation requirements. Pursuant to the District's Development Review Fee Policy,the subject project shall pay review fees for issuance of this Notice of Requirements(NOR)and any plan submittals requiring the District's reviews.The NOR fee shall be paid to the District by ML Developer before the Notice of Requirement will be submitted to the City.The Grading Plan fee shall be paid upon first submittal.The Storm Drain Plan fee shall be paid prior to return/pick up of first submittal. Ul The proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance prior to issuance of a building permit at the rates in effect at the time of such issuance.The fee indicated above is valid through 2/28/17 based on the site plan submitted to the District on 7/28/16 Contact FMFCD for a revised fee in cases where changes are made in the proposed site plan which materially alter the proposed impervious area. Considerations which may affect the fee obligation(s)or the timing or form of fee payment: a.) Fees related to undeveloped or phased portions of the project may be deferrable. Fees may be calculated based on the actual percentage of runoff if different than that typical for the zone district under b.) which the development is being undertaken and if permanent provisions are made to assure that the site remains in that configuration. 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 5 Approval of this development shall be conditioned upon compliance with these District Requirements. 1• — a. Drainage from the site shall BE DIRECTED TO X b. Grading and drainage patterns shall be as identified on Exhibit No. 1 _ The gradin-g and drainage patterns shown on the site plan conform to the adopted Storm Drainage and C. X 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. 1 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: M1 X Grading Plan X Street Plan z X Storm Drain Plan X Water&Sewer Plan 0 X Final Map X Drainage Report(to be submitted with tentative map) Other None Required Ln 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). b. The construction of facilities required by Paragraph No.2 hereof will provide permanent drainage service. Permanent dra'sitage 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 5 7. The Federal Clean Water Act and the State General Permits for Storm Water Discharges Associated with 91 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 1,2010,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 allotice of Intent to be covered and must pay a permit fee to the State Water Resources Control Board,develop and implement a storm water pollution prevention plan,eliminate non-storm water discharges,conduct routine site inspections,train employees in permit compliance,sample storm water runoff and test it for pollutant indicators,and annually submit a report to the State Board. c. The proposed development is encouraged to select and implement storm water quality controls recommended in the Fresno-Clovis Storm Water Quality Management Construction and Post-Construction Guidelines(available at the District Office)to meet the requirements of the State General Permits, eliminate the potential for non-storm water to enter the municipal storm drain system,and where possible Ul 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. c Peter Sanchez Sarai Yanovsky e/ 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 5 CC: GARY GIANNETTA 1119 S STREET FRESNO,CA 93721 z 0 ■ ML W 5469 E.OLIVE-FRESNO,CA 93727-(559)456-3292-FAX(559)456-3194 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 5 of 5 Pursuant to the District's Dcvolopmenl Review Fee Policy.the suli Wt project shall pay,review rets in the amount identified below foot Sjylm Dratn Faellltks Slgnn Drain Review.The rim shall be paid to the Disltict by Devii4Oper with first plan submittAl.Checks shall be made out to frestlo Cos(Sheer Metropolitan Flood Control District. 15"Concrete Pipes$63.00 LF Application No. FR TRACT 6153 18"ConcrelePipes$6700LF 24"Concrete Pipes$75.00 LF Name/Business GARY MCDONALD,MCDONALD HOMES 30"Concrete Pipes$89,00 LF 36"Concrete Pipcs$104 00 LF Project Address 11871 N.AILICANTE DR. _ 42"Concrete Pipes$121.00 LT• 48"Concreie Pipes$142.00 LF ProjectAPN(s) 579-074-06S 54"Concrete Pipes$J 72.00 LF 60"Concrete Pipes$202 00 LF Project Acres(gross) 15.33 66"Cancrele Pipes$238.00 LF 72"Conct etc Pipes$276.00 LF Please fill in the table below of proposed storm drain facilities to be constructed with this development and return completed form with first plan submittal-If you have any questions or concerns regarding the construction of facilities list,you can contact the Fresno 84"Concrcle Pipes$308.00 LF Metropolitan Flood Control District at 559-456-3292. 96"Concrcle Pipes$333.00 LF 15"Jacked Pipes$525,00 LF Description Qty Unit Price Amolmt 18"Jacked Pipes$575.00 LF 24"lacked Pipes$65000 LF 30"lacked Pipes$725.00 LF 36'Jacked Pipes$800 00 LF 42"Jacked Pipes$850 00 LP 48"Jacked Pipes$900 OU LF 54"Jacked Pipes$975 UO LF 1L 60"Jacked Pipes$1.05000 LF 66"Jacked Pipes$1,150.00 LF 72"Jacked Pipes$1,300.00 LF 84"Jacked Pipes$1,450.00 LF Manholes$3,750,00 EA Inlets&Lateiats$4,450 00 EA Outfalls$8.500 00 EA Canal Outfalls$9,000.00 EA Basin Exca\ation$0.75 CY IMPROVEMENTS ADJACENT TO BASIN Fence,Pad,and Gate$20 00 LF Mowsarp$17 50 LF Artcnal Paving$62 00 LF Local Paving$41.50 LF Estimated Construction Cost Curb and Gutter$18.25 LF Sidewalk$36,00 LF Fee equals lesser of Sewer Line$2100 LF $375.00 plus 3%of the estimated construction costs Total($300-00 gloss per acre)_ $4,599.00 Water Line$24,00 LF Street Lights$21,00 Lr Amount Due Pump Station/Intake$375,000,00 EA 5469 E.OLIVE-FRESNO,CA 93727-(559)456-3292-FAX(559)456-3194 To Basin"DN" NOTE:THIS MAP IS SCHEMATIC. Through DISTANCES,AMOUNT OF CREDITABLE FACILITIES,AND LOCATION OF INLET', /"Agreement BOUNDARIES ARE APPROXIMATE. 1793(D)- 1 DN-17/DN-18 i I f f j L 4 —VALLEY VISTA_LN———— — — k i � k k k f • � � i �k / r0i,53TRACT 6126 Ey I L ter, 4R� ► 1 -■ tC 1 X 1 1 1' 38 �_ — —_ —_ — —— 1 • r� 91DE11 LEGEND e f . Creditable Facilities(Master Plan Facilities To Be Constructed By Developer) - Pipeline (Size Shown) &Inlet Creditable Master Plan/Surcharge Facilities (Master Plan Facilities To Be ■ ■ ■ Constructed By Developer- Surcharge Creditable At 48" Diamter Pipeline, Master Plan Creditable For Upsize Cost To 60" Diameter Pipeline) Master Plan Facilities To Be Constructed By "Copper River Development Company, Inc."Through Developer Agreement 1793(D)-DN-17/DN-18 O— Existing Master Plan Facilities 1 " =300' ©- Future Master Plan Facilities Ll-- Future Surcharge Master Plan Facilities --• — Drainage Area Boundary TRACT 6153 Direction of Drainage CUP 2016-045 41-: Major Storm Breakover DRAINAGE AREA "DN" EXHIBIT NO. 1 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT Prepared by:keithr Date:9/212016 Path:K:\Autocad\DWGS\OEXHIBIT\TRACTS\6153.mxd OTHER REQUIREMENTS EXHIBIT NO. 2 The cost of construction of Master Plan facilities, excluding dedication of storm drainage easements, is eligible for credit against the drainage fee of the drainage area served by the facilities. A Development Agreement shall be executed with the District to effect such credit. Reimbursement provisions, in accordance with the Drainage Fee Ordinance, will be included to the extent that developer's Master Plan costs for an individual drainage area exceed the fee of said area. Should the facilities cost for such individual area total less than the fee of said area, the difference shall be paid upon demand to the City/County or District. The construction of the facilities required by Paragraph No. 2 hereof,and the construction of the Master Plan facilities by Copper River Development, Inc., as shown in Exhibit No. 1, will provide permanent drainage service to Tract 6153. If the facilities to be constructed by Copper River Development, Inc. are not completed prior to the development of Tract 6153, the District recommends temporary facilities until permanent facilities are available. The required Master Plan facilities to be constructed by the developer of Tract 6153, as shown on Exhibit No. 1, has also been required of Tract 6126 and Copper River Development, Inc. through Developer Agreement 1793(D)-DN-17/DN-18. If those facilities are completed prior to the development of this site, the construction requirement pursuant to Paragraph No. 2 hereof will be dropped. The Master Plan system has been designed such that during a two-year event flow will not exceed the height of the 6-inch curb. Should wedge curb (4.5 inches height) be used the same criteria shall apply whereby flow remains below the top of curb. Any extensions or pipe size increases due to meeting the requirement listed above shall be at the developer's expense. Lot coverage must be provided to the District prior to submittal of improvement plans. The final drainage fee will be calculated commensurate with the lot coverage provided by the developer. If the lot coverage indicates a density higher than Master Planned, mitigation may be required. The lot coverage calculated by the District includes the front yard walkway, sidewalk walkway and the rear yard patio equaling an additional 6% of impervious area in addition to the City's typical lot coverage calculation. Development No. Tract 6153 Page 1 of 2 k Aperm i is\exh i b i t2\tracts\615 3.docx(rv) OTHER REQUIREMENTS EXHIBIT NO. 2 A minimum thirty-foot (30') wide storm drain easement will be required for the sixty-six inch (66") diameter pipeline whenever located on private property. No encroachments into the easement will be permitted including, but not limited to, foundations, roof overhangs, swimming pools, and trees. Outlot `B" of Tract 6153 is required to grant a drainage covenant to Road "D" to allow surface runoff to reach the Master Plan facilities. The drainage covenant should also allow for the passage of major storm flows across Outlot`B". Drainage fee credits may be available through Developer Agreement 1793(D)-DN-17/DN- 18 between the District and Copper River Development, Inc. Contact the District prior to approval of the final map. Development No. Tract 6153 Page 2 of 2 k:\permits\exhibit2\tracts\6153.doex(rv) FRESNO METROPOLITAN FLOOD CONTROL DISTRICT File No.210.413 NOTICE OF REQUIREMENTS Page 1 of 5 PUBLIC AGENCY DEVELOPER ISRAEL TREJO GARY MCDONALD,MCDONALD HOMES MM DEVELOPMENT SERVICES/PLANNING 11326 N.GLENCASTLE WAY CITY OF FRESNO FRESNO,CA 93730 2600 FRESNO STREET,THIRD FLOOD FRESNO,CA 93721 PROJECT NO: 2016-045 ADDRESS: 11871 N.ALICANTE DR. APN: 579-074-06S SENT:' Drainage Area(s) Preliminary Fee(s) Development Review Fee(s) Service Charge(s) DN $247,983.00 NOR Review* $659.00 To be paid prior to release ofDistricl comments to Public Agency and Developer. Grading Plan Review* $1,840.00 Amount to be submitted with first grading plan submittal Stonn Drain Plan Review* for amount of tee,refer to www.fresnofloodcontrol.org for form to fill out and submit with first storm drainplan submittal(blank copy anached} Total Drainage Fee: $247,983.00 Total Service Charge: $2,499.00 z *The Development Review Service Charge shown above is associated with FR TRACT 6153 and is currently proposed to develop in conjunction with this permit.Payment for this entitlement shall satisfy the amount due on the associated permits. The proposed development will generate storm runoff which produces potentially significant environmental impacts and which must be properly discharged and mitigated pursuant to the California Environmental Quality Act and the National Environmental Policy Act.The District in cooperation with the City and County has developed and adopted the Stone Drainage and Flood Control Master Plan.Compliance with and implementation of this Master Plan by this development project will satisfy the drainage related CEQA/NEPA impact of the project mitigation requirements. Pursuant to the District's Development Review Fee Policy,the subject project shall pay review fees for issuance of this Notice of Requirements(NOR)and any plan submittals requiring the District's reviews.The NOR fee shall be paid to the District by Developer before the Notice of Requirement will be submitted to the City.The Grading Plan fee shall be paid upon first submittal.The Storm Drain Plan fee shall be paid prior to return/pick up of first submittal. The proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance prior to issuance of a building permit at the rates in effect at the time of such issuance.The fee indicated above is valid through 2/28/17 based on the site plan submitted to the District on 7/28/16 Contact FMFCD for a revised fee in cases where changes are made in the proposed site plan which materially alter the proposed impervious area. Considerations which may affect the fee obligation(s)or the timing or form of fee payment: a.) Fees related to undeveloped or phased portions of the project may be deferrable. Fees may be calculated based on the actual percentage of runoff if different than that typical for the zone district under b.) which the development is being undertaken and if permanent provisions are made to assure that the site remains in that configuration. 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 tion 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 5 Approval of this development shall be conditioned upon compliance with these District Requirements. 1• a. Drainage from the site shall BE DIRECTED TO mn X b. Grading and drainage patterns shall be as identified on Exhibit No. 1 _ The grading and drainage patterns shown on the site plan conform to the adopted Storm Drainage and C. X 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. 1 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: X Grading Plan 0 X Street Plan X Storm Drain Plan X Water&Sewer Plan X Final Map X Drainage Report(to be submitted with tentative map) MAMA Other None Required 4. Availability of drainage facilities: _ Pcrmanent 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). — 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 Pap 3 of 5 7. The Federal Clean Water Act and the State General Permits for Storm Water Discharges Associated with Mn 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 1,2010,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; R trucking;recycling;and waste and hazardous waste management. Specific exemptions exist for manufacturing activities which occur entirely indoors. Permittees are required to:submit a Notice of Intent to be covered and must pay a permit fee to the State Water Resources Control Board,develop and implement a storm water pollution prevention plan,eliminate non-storm water discharges,conduct routine site inspections,train employees in permit compliance,sample storm water runoff and test it for pollutant indicators,and annually submit a report to the State Board. j c. The proposed development is encouraged to select and implement storm water quality controls recommended in the Fresno-Clovis Storm Water Quality Management Construction and Post-Construction Guidelines(available at the District Office)to meet the requirements of the State General Permits, eliminate the potential for non-storm water to enter the municipal storm drain system,and where possible minimize contact with materials which may contaminate storm water runoff. S. 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. L f/ - Peter Sanchez Sarai Yanovsky 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 5 CC: GARY GIANNETTA on 1119 SSTREET — FRESNO,CA 93721 ■ 1 5469 E.OLIVE-FRESNO,CA 93727-(559)456-3292-FAX(559)456-3194 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 5 of 5 Pursuant to the District's Development Review Fee Policy,the subject project shall pay review fees in the amount identified below for Ssnrui Dnde FaellllJes Storm Drain Review.The fee shall be paid to the District by Developer with first plan submittal.Checks shall be made out to Fresno Cost Sheer Metropolitan Flood Control District 15"Concrete Pipes$63 00 LF Application No. FR CUP 2016-045 18"Concrete Pipes$67.00 LF 24"Concrete Pipes$75.00 LF Name/Business GARY MCDONALD,MCDONALD HOMES m 30"Concrete Pipes$89-00 LF 36"Concrete Pipes$104,00 LF Project Address 11871 N.ALICANTE DR. 42"coneretePipes$12100LF w 48"Concrete Pipes 5142.00 LF ProjectAPN(s) 579-074-065 54"Concrete Pipes 517200 LF Project Acres(gross) 15.33 60"Comet.Pipes$202.00 LF Ma 66"Concrete Pipes$238.00 LF Please fill in the table below of proposed storm drain facilities lobe constructed with this development and return completed form w4th 72"Concrete Pipes$276.00 LF first plan submittal.If you have any questions or concerns regarding the construction of facilities list,you can contact the Fresno 84"Concrete Pipes$308.00 LF Metropolitan Flood Control District at 559-456-3292. 96"Concrete Pipes$333.00 LF Description Qty Unit Price Amount 15"lacked Pipes 5525.00 LF 18"Jacked Pipes$575 00 LF R 24"Jacked Pipes$650.00 LF 30"Jacked Pipes$725 00 LF 36"Jacked Pipes$800 00 LF C) 1 42"Jacked Pipes$850.00 LF ML 48"Jacked Pipes$900.00 LF 54"Jacked Pipes$975.00 LF 60"Jacked Pipes$1.050.00 LF , 66"Jacked Pipes$1,150.00 LF 72"Jacked Pipes 51,300.00 LF 84"Jacked Pipes$1,450.00 LF Manholes$3.75000 EA Inlets&Laterals$4,450,00 EA Outfalls$8,500.00 EA Canal Ouffalts$9,1100.00 EA Basin Excavalion$0.75 CY IMPROVEMENTS ADJACENT TO BASIN Fence,Pad,and Gate$20.00 LF Momi ip 517.50 LF Arterial Paving$62.00 LF Local Paving$41.50 LF Estimated Construction Cost Curb and Gutter 518.25 LF Sidewalk 536.00 LF Fee equals lesser of Sewer Line$21 00 LF $375.00 plus 3%of the estimated construction costs Total($300.00 gross per acre) $4,599.00 Water Line$24.00 LF Street Lights 521 00 LF Amount Due Pimp Slalion/buake$375,000.00 EA 5469 E.OLIVE-FRESNO,CA 93727-(559)456-3292-FAX(559)456-3194 NOTE:THIS MAP IS SCHEMATIC. To Basin "DN" DISTANCES,AMOUNT OF CREDITABLE l I I Through FACILITIES,AND LOCATION OF INLET � �"Agreement BOUNDARIES ARE APPROXIMATE. fr�- wooly r �'�,� 1793(D)- DN-17/DN-18 VIA J — � r' VALLEY VISTALN _ _ �— ------ i >T --——•-- — f � ectf - f L� 61`53 �, { 5f TRACT — ��' 016 �� I i 6126 l ©lb � 38— ------ --- 1 1 / / 1 LEGEND : Creditable Facilities (Master Plan Facilities To Be Constructed By Developer) - Pipeline(Size Shown) &Inlet Creditable Master Plan/Surcharge Facilities(Master Plan Facilities To Be ■ ■ ■ ■ Constructed By Developer- Surcharge Creditable At 48" Diamter Pipeline, Master Plan Creditable For Upsize Cost To 60" Diameter Pipeline) Master Plan Facilities To Be Constructed By "Copper River Development Company, Inc."Through Developer Agreement 1793(D)-DN-17/DN-18 O— Existing Master Plan Facilities 1 " = 300' �— Future Master Plan Facilities �-- Future Surcharge Master Plan Facilities -- --o — Drainage Area Boundary TRACT 6153 Direction of Drainage CUP 2016-045 Mfr Major Storm Breakover DRAINAGE AREA "DN" EXHIBIT NO. 1 L9 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT Prepared by:keithr Date:9/2/2016 Path:K:Wutocad\DWGS\OEXHIBIT\TRACTS\6153.mxd OTHER REQUIREMENTS EXHIBIT NO. 2 The cost of construction of Master Plan facilities, excluding dedication of storm drainage easements, is eligible for credit against the drainage fee of the drainage area served by the facilities. A Development Agreement shall be executed with the District to effect such credit. Reimbursement provisions, in accordance with the Drainage Fee Ordinance, will be included to the extent that developer's Master Plan costs for an individual drainage area exceed the fee of said area. Should the facilities cost for such individual area total less than the fee of said area, the difference shall be paid upon demand to the City/County or District. The construction of the facilities required by Paragraph No. 2 hereof, and the construction of the Master Plan facilities by Copper River Development, Inc., as shown in Exhibit No. 1, will provide permanent drainage service to CUP 2016-045. If the facilities to be constructed by Copper River Development, Inc. are not completed prior to the development of CUP 2016-045, the District recommends temporary facilities until permanent facilities are available. The required Master Plan facilities to be constructed by the developer of CUP 2016-045, as shown on Exhibit No. 1, has also been required of Tract 6126 and Copper River Development, Inc. through Developer Agreement 1793(D)-DN-17/DN-18. If those facilities are completed prior to the development of this site, the construction requirement pursuant to Paragraph No. 2 hereof will be dropped. The Master Plan system has been designed such that during a two-year event flow will not exceed the height of the 6-inch curb. Should wedge curb (4.5 inches height) be used the same criteria shall apply whereby flow remains below the top of curb. Any extensions or pipe size increases due to meeting the requirement listed above shall be at the developer's expense. Lot coverage must be provided to the District prior to submittal of improvement plans. The final drainage fee will be calculated commensurate with the lot coverage provided by the developer. If the lot coverage indicates a density higher than Master Planned, mitigation may be required. The lot coverage calculated by the District includes the front yard walkway, sidewalk walkway and the rear yard patio equaling an additional 6% of impervious area in addition to the City's typical lot coverage calculation. Development No. CUP 2016-045 Page I of 2 k:\permits\exhibit2\city-cup\2016\2016-045.docx(rv,$)') d OTHER REQUIREMENTS EXHIBIT NO. 2 A minimum thirty-foot (30') wide storm drain easement will be required for the sixty-six inch (66") diameter pipeline whenever located on private property. No encroachments into the easement will be permitted including, but not limited to, foundations, roof overhangs, swimming pools, and trees. Outlot "B" of CUP 2016-045 is required to grant a drainage covenant to Road "D" to allow surface runoff to reach the Master Plan facilities. The drainage covenant should also allow for the passage of major storm flows across Outlot `B". Drainage fee credits may be available through Developer Agreement 1793(D)-DN-17/DN- 18 between the District and Copper River Development, Inc. Contact the District prior to approval of the final snap. Development No. CUP 2016-045 Page 2 of 2 Opermits\exh i b i t2\c i ty-cup\20 1 6\201 6-045.d ocx(rv.sy) co ..........................._.. County of Fresno s85iS Q DEPARTMENT OF PUBLIC HEALTH DAVID POMAVILLE, DIRECTOR FjtS DR. KEN BIRD, HEALTH OFFICER August 1, 2016 L00018598 Israel Trejo 2602 Development & Resource Management 2600 Fresno Street, Third Floor Fresno, CA 93721-3604 Dear Mr. Trejo: PROJECT NUMBER: C-16-045, T-6153 Vesting Tentative Map of Tract No. 6153 and Conditional Use Permit Application No. C-16-045were filed by Gary Giannetta, Giannetta Consulting Civil Engineer, on behalf of Gary McDonald Homes, and pertain to approximately 13.49 net acres of property located north side of North Alicante Drive just east of North Friant Road and north of East Copper Avenue. Vesting Tentative Map of Tract No. 6153 is a request to subdivide the subject property into a 41-lot single family residential planned unit development with gated private streets. Conditional Use Permit Application No. C-16-045 proposes modified property development standards and private streets. APN: 579-074-06 ZONING: RS-4 SITE ADDRESS: 11871 NORTH ALICANTE DRIVE Recommended Conditions of Approval • Construction permits for development should be subject to assurance of sewer capacity of the Regional Wastewater Treatment Facility. Concurrence should be obtained from the California Regional Water Quality Control Board (RWQCB). For more information, contact staff at (559) 445-5116. ■ Construction permits for the development should be subject to assurance that the City of Fresno community water system has the capacity and quality to serve this project. Concurrence should be obtained from the State Water Resources Control Board, Division of Drinking Water-Southern Branch. For more information call (559) 447-3300. • Due to the proximity of the proposed residential uses to an existing thoroughfare, consideration should be given to conformance with the Noise Element of the City of Fresno General Plan. The conclusions and recommendations within the Acoustical Analysis prepared by WJV Acoustics dated July 11, 2016 are based upon the best information known to WJV Acoustics Inc. (WJVA). It is recommended that any significant changes concerning the proposed site plan, traffic volumes and/or roadway configurations will require a reevaluation of the findings of the Acoustical Analysis report. • The proposed construction project has the potential to expose nearby residents to elevated noise levels. Consideration should be given to your City's municipal code. • As a measure to protect ground water, all water wells and/or septic systems that exist or have been abandoned within the project area should be properly destroyed by an appropriately licensed contractor. Promotion,preservation and protection of the community's health 1221 Fulton Mall/ P.O. Box 11867/ Fresno, California 93775/ Phone (559)600-3271/ FAX (559)455-4646 Email: EnvironmentalHealth@co.fresno.ca.us %: www.co.fresno.ca.us❖www.fcdph.org Equal Employment Opportunity❖Affirmative Action ❖ Disabled Employer Israel Trejo August 1, 2016 C-16-045, T-6153 Page 2 of 2 Prior to destruction of agricultural wells, a sample of the upper most fluid in the water well column should be sampled for lubricating oil. The presence of oil staining around the water well may indicate the use of lubricating oil to maintain the well pump. Should lubricating oil be found in the well, the oil should be removed from the well prior to placement of fill material for destruction. The 'oily water" removed from the well must be handled in accordance with federal, state and local government requirements. • Should any underground storage tank(s) be found during the project, the applicant shall apply for and secure an Underground Storage Tank Removal Permit from the Fresno County Department of Public Health, Environmental Health Division. Contact the Certified Unified Program Agency at (559) 600-3271 for more information. ■ Any construction materials deemed hazardous must be characterized and disposed of in accordance with current federal, state, and local requirements. REVIEWED BY: Digi-MV b1'1lgWr+Tyy� Kevin DN:e-Kmwin iwdd, FRrm Counly Eh�enmem of PuBhc Heal[h, Ts u d a °O lnvxm nen[a[fSeallh IWO., +. •crud•k:twle@coAncmw.7 c:VS Kevin Tsuda, R.E.H.S. Environmental Health Specialist II (559) 600-3271 kt cc. Glenn Allen- Environmental Health Division (CT 55.03) Gary Giannetta- Engineer( a ce sbc Icbal.net) Gary McDonald- Applicant ( a m a mcdonaldhomes.com) {« OFFICE OF > r~ TELEPHONE(559)233-7161 FAX(559)233.6227 _ 2907 S.MAPLE AVENUE FRESNO,CALIFORNIA 93725-2208 YOUR MOST VALUABLE RESOURCE-WATER August 9, 2016 Mr. Israel Trejo City of Fresno Development and Resource Management Department 2600 Fresno Street, Third Floor Fresno, CA 93721 RE: Vesting Tentative Map of Tract No. 6153 and Conditional Use Permit Application No. C-16-045 N/E Copper Avenue & Friant Road Dear Mr. Trejo: The Fresno Irrigation District (FID) has reviewed Vesting Tentative Map of Tract No. 6153 and Conditional Use Permit Application No. C-16-045 pertaining to the approximately 13.49 net acres of property located northeast of Copper Avenue and Friant Road, Vesting Tentative Map of Tract No, 6153 is a request to subdivide the subject property into a 41-lot single family residential planned unit development with gated private streets. Conditional Use Permit Application No. C-16-045 proposes modified property development standards and private streets, APN: 579-074-06. 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 and any surrounding areas are eliminated. The "demand" side of water consumed needs to be evaluated or scrutinized as much as the "supply" side of the water supply. FID is concerned that the proposed development may negatively impact local groundwater supplies including those areas adjacent to or C:lA9encie9kFresn0Cily\Trac1 Map18153 duo BOARD OF P r a s I d e n I RYAN JACOBSEN, Vice-President JERRY PRIET0, JR DIRECTORS CHRISTOPHER WOOLF,GEORGE PORTER, GREGORY BEBERIAN,General Manager GARY R.SERRATO Mr. Israel Trejo Re: TM 6153 &CUP C-16-045 August 9, 2016 Page 2 of 2 neighboring the proposed development area. The area is currently open land with little to no water demand. Under current circumstances the project area is experiencing a modest but continuing groundwater overdraft. Should the proposed development result in a significant increase in dependence on 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 adjacent areas. As this project will "harden" or make firmer the need for water, the long- term correction of the groundwater overdraft should be considered as a requirement of the project. 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 Chris Lundeen at (559) 233-7161 extension 7410 or clundeetiCcr7.fresiioirrigation_com. Sincerely, V Laurence Kimura, P.E. Chief Engineer Attachment G:1AgenclesTfe5noClrylTracl Map16153 doc m PF O Enterprise o NO. 109 - � N P O E ,Nj 0 33- m -HMdMaNN3W LLE'oN i z— — o a p.rempooM I,o _u a o `° 5n zLL � d'3� I a>❑ Z v d 4 a LL `mJ O h 11 ff O Z 4 M 1 z o � H�lf�d HOV3d' ° SL£ 'ON kik 1 I o�,!sourly sol m I Eti M oz o g 2 Q J E tcu a c O p ISS r� o 2 _ I n I III m z p r7 n III 4) 0 W 4 {I W E ?f'17, y OL LL O t~ E S Cn 0. � �Gp No s P } o iq 1l'ON uidneW d % oad�d O^d)-851 f,1N153HO-mb diiiiWd � m c 2 nDa Q1II ; � re 0-0 Z y pL O Q� N L Lo I 3 g F�F N No N ��NUmj CL r- o Z 2 O Li M � m y L 371TANH8 U) Q o e m8VNC13 M LL d OIL at d vim$o off► �kp 0Wm _ 22N O CITY OF FRESNO — ENVIRONMENTAL ASSESSMENT FINDING OF CONFORMITY/MEIR SCH No. 2012111015 Pursuant to Section 21157.1 of the California Public Resource Code DATE RECEIVED FOR (California Environmental Quality Act) the project described below is FILING: determined to be within the scope of the Master Environmental Impact Filed with the Fresno Report (MEIR) SCH No. 2012111015 prepared for the new Fresno County Clerk's office on General Plan Update adopted by the Fresno City Council on December September 16, 2016 18, 2014. Applicant: Initial Study Prepared By: Gary McDonald Homes Israel Trejo, Planner 11326 North Glencastle Way September 16, 2016 Fresno, California 93730 Environmental Assessment Number: Project Location (including APN): Vesting Tentative Tract Map No. 6153 Located between North Friant Road and East Copper and Conditional Use Permit No. Avenue, within the Copper River Ranch Planned C-16-045 Community 36054'35.229" N Latitude, 119044'39.606" W Longitude (APN: 579-074-06) Project Description: Gary Giannetta, on behalf of McDonald Homes, has filed Vesting Tentative Tract Map No. 6153 and Conditional Use Permit No. C-16-045 pertaining to approximately 13.49 acres of property located between North Friant Road and East Copper Avenue, within the Copper River Ranch Planned Community. Vesting Tentative Tract Map No. 6153 is a proposal to subdivide the property into a 41 lot single-family residential subdivision. Conditional Use Permit No. C-16-045 proposes a gated development with private streets and modified property development standards. The application is consistent with the planned land use of medium low density residential as designated by both the Fresno General Plan and the Woodward Park Community Plan. The subject property is currently vacant. Conformance to Master Environmental Impact Report (MEIR) SCH No. 2012111015 prepared for the Fresno General Plan adopted by the Fresno City Council on December 18, 2014: The Fresno General Plan and the Woodward Park Community Plan designate the subject site for medium low density planned land uses. The existing Single Family Residential District designation for the subject property conforms to the medium low density planned land use designation. The Development and Resource Management Department staff has prepared an Initial Study (See Attached "Appendix G To Analyze Subsequent Project Identified In MEIR No. SCH No. 2012111015/Initial Study") to evaluate the proposed application in accordance with the land use and environmental policies and provisions of lead agency City of Fresno's General Plan adopted by the Fresno City Council on December 18, 2014 and the related MEIR SCH No. 2012111015 and Program EIR No. 10126 prepared for the Copper River Ranch Project.. The proposed project will not facilitate an additional intensification of uses beyond that which would be allowed by the above- noted zoning, planned land use designation and street classification. Moreover, it is not expected Finding of Conformity Environmental Assessment No. T-6153/C-16-045 September 16, 2016 Page 2 of 3 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 the MEIR 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 the MEIR 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. EIR No. 10126 required mitigation measures which have been incorporated into this project. Pursuant to Section 21157.1 of the California Public Resources Code (California Environmental Quality Act), it may be determined that a subsequent project falls within the scope of the MEIR, provided that the project does not cause additional significant impacts on the environment that were not previously examined by the MEIR. Relative to this specific project proposal, the environmental impacts noted in the MEIR, pursuant to the Fresno General Plan land use designation, include impacts associated with the above mentioned planned land use designation specified for the subject site. Based on this Initial Study, the following findings are made: (1) The proposed project was identified as a Subsequent Project in the MEIR because its, location, land use designation and permissible densities and intensities are set forth in the Fresno General Plan; (2) The proposed project is fully within the scope of the MEIR and Program EIR No. 10126 because it will not generate additional significant effects on the environment not previously examined and analyzed by the MEIR 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 that no new information, which was not known and could not have been known at the time that the MEIR was certified as complete, 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 the MEIR shall be applied to the project as conditions of approval as set forth in the attached MEIR Mitigation Measure Monitoring Checklist (See "Master Environmental Impact Report (MEIR) SCH No. 2012111015 for the General Plan, Mitigation Monitoring Checklist".) Public notice has been provided regarding staff's finding in the manner prescribed by Section 15177(d) of the CEQA Guidelines and by Section 21092 of the California Public Resources Code (CEQA provisions). September 16. 2016 lsraeryFrejolanner Date City of Fresno Finding of Conformity Environmental Assessment No. T-6153/C-16-045 September 16, 2016 Page 3 of 3 Attachments: Notice of Intent to Adopt a Finding of Conformity Appendix G To Analyze Subsequent Project Identified In MEIR No. 2012111015/Initial Study for Environmental Assessment No. T-6153/C-16-045 Mitigation MEIR Mitigation Monitoring Checklist for Environmental Assessment No. T-6153/C-16-045 E201610000271 CITY OF FRESNO Filed with: 3 NOTICE OF INTENT TO ADOPT A FINDING OF CONFORMITY PROJECT TITLE AND ENVIRONMENTAL ASSESSMENT Vesting Tentative Tract Map No. 6153 Conditional Use Permit No. C-16-045 FRESNO COUNTY CLERK APPLICANT: 2220 Tulare Street, Fresno, CA 93721 Gary McDonald Homes 11326 North Glencastle Way Fresno, California 93730 F � L ED PROJECT LOCATION: SEP 16 2016 TWE Located between North Friant Road and East Copper Z_y t Avenue, within the Copper River Ranch Planned JIR Community By DEPUTY 361D54'35.229" N Latitude, 119044'39.606" W Longitude (APN 579-074-06) PROJECT DESCRIPTION: Gary Giannetta, on behalf of McDonald Homes, has filed Vesting Tentative Tract Map No. 6153 pertaining to approximately 13.49 acres of property located between North Friant Road and East Copper Avenue, within the Copper River Ranch Planned Community. Vesting Tentative Tract Map No. 6153 is a proposal to subdivide the property into a 41 lot single- family residential subdivision. Conditional Use Permit No. C-16-045 proposes a gated development with private streets and modified property development standards. The application is consistent with the planned land use of medium low density residential as designated by both the 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 (MEIR) SCH No. 2012111015 and Program EIR No. 10126 prepared for 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 and Program EIR No. 10126 prepared for the Copper River Ranch Project. 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 E201610000271 E201610000271 circumstances under which the MEIR was certified 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, 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 and Program E!R No, 10126 prepared for the Copper River Ranch Project, 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 Fresno, 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 interest in, or relationship to, the project; (3) the environmental determination being commented upon; and (4) the specific reason(s) why the proposed environmental determination should or should not be made. Any comments may be submitted at any time between the publication date of this notice and close of business on October 18, 2016. 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.Trejo@fresno.gov; or comments 'j can be sent by facsimile to (559) 498-1026. INITIAL STUDY PREPARED BY: SUBMITTED B Israel Trejo, Planner Will Tacke , S pervising Planner DATE: September 16, 2016 CITY OFF NO PLANNING AND DEVELOPMENT DEPARTMENT E201610000271 APPENDIX G TO ANALYZE SUBSEQUENT PROJECT IDENTIFIED IN MEIR SCH No. 2012111015/INITIAL STUDY Environmental Checklist Form for: EA No. T-6153/C-16-045 1. Project title: Vesting Tentative Tract Map No. 6153 Conditional Use Permit No. C-16-045 2. Lead agency name and address: City of Fresno Development and Resource Management Department 2600 Fresno Street Fresno CA 93721 3. Contact person and phone number: Israel Tre'o Planner Cit of Fresno Develo ment & Resource Marva ement Dept. 559 621-8044 4. Project location: Located between North Friant Road and East Copper Avenue within the Copper River Ranch Planned Community, in the City and County of Fresno. California Assessor's Parcel Number(s): 579-074-06 5. Project sponsor's name and address: Gar McDonald Homes 11326 North Glencastle Wa Fresno California 93730 6. General plan designation: The Woodward Park Community Plan and the Fresno General Plan desi_q nate the subiect pr)pert f for medium low densit residential Tanned land uses -1- 7. Zoning: RS-41EAICZ LSingle-Family Single—FamilyResidential DistrictlExpressway ArealConditions of Zoning) 8. Description of project: A 41-lot single-family residential subdivision 9. Surrounding land uses and setting: Planned Land Use Existing Zoning Existing Land Use AE20 (County) Rural North Multi-Use — Open Space Agricultural— 20 acres Residential RS-3 East Low Density Residential Single Family Residential Vacant District RS-4 South Medium Low Density Single Family Residential Vacant Residential District RS-3 west Medium Low Density Single Family Residential Vacant Residential District 10. Other public agencies whose approval is required (e.g., permits, financing approval, or participation agreement): City of Fresno COF Department of Public Works-, COF Department of Public Uitlities; COF Building and Safet Services Division COF Fire Department; Fresno Metropolitan Flood Control District and San Joa uin Valley Air Pollution Control District. -2- ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: Pursuant to Public Resources Code Section 21157.1(b) and CEQA Guidelines 15177(b)(2), the purpose of this MEIR initial study is to analyze whether the subsequent project was described in the Master Environmental Impact Report SCH No. 2012111015 and whether the subsequent project may cause any additional significant effect on the environment, which was not previously examined in MEIR prepared for the Fresno General Plan. The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages. Agriculture and Forestry Aesthetics Resources Air Quality Biological Resources Cultural Resources Geology /Soils Greenhouse Gas Hazards & Hazardous Emissions Materials Hydrology/Water Quality Land Use/Planning Mineral Resources Noise Population /Housing Public Services Recreation Mandatory Findings of Transportation/Traffic Utilities/Service Systems _ Significance DETERMINATION: (To be completed by the Lead Agency) On the basis of this initial evaluation: X I find that the proposed project is a subsequent project identified in the MEIR and that it is fully within the scope of the MEIR because it would have no additional significant effects that were not examined in the MEIR such that no new additional mitigation measures or alternatives may be required. All applicable mitigation measures contained in the Mitigation Monitoring Checklist shall be imposed upon the proposed project. A FINDING OF CONFORMITY will be prepared. I find that the proposed project is a subsequent project identified in the MEIR but that it is not fully within the scope of the MEIR because the proposed project could have a significant effect on the environment that was not examined in the MEIR. However, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. The project specific mitigation measures and all applicable mitigation measures contained in the MEIR Mitigation Monitoring Checklist will be imposed upon the proposed project. A MITIGATED NEGATIVE DECLARATION will be prepared. -3- I find that the proposed project is a subsequent project identified in the MEIR but that it MAY have a significant effect on the environment that was not examined in the MEIR, and an ENVIRONMENTAL IMPACT REPORT is required to analyze the potentially significant effects not examined in the MEIR pursuant to Public Resources Code Section 21157.1(d) and CEQA Guidelines 15178(a). September 16. 2016 Signature Date EVALUATION OF ADDITIONAL ENVIRONMENTAL IMPACTS NOT ASSESSED IN THE MEIR: 1. For purposes of this MEIR Initial Study, the following answers have the corresponding meanings: a. "No Impact" means the subsequent project will not cause any additional significant effect related to the threshold under consideration which was not previously examined in the MEIR. b. "Less Than Significant Impact" means there is an impact related to the threshold under consideration that was not previously examined in the, but that impact is less than significant; c. "Less Than Significant with Mitigation Incorporation" means there is a potentially significant impact related to the threshold under consideration that was not previously examined in the MEIR, however, with the mitigation incorporated into the project, the impact is less than significant. d. "Potentially Significant Impact" means there is an additional potentially significant effect related to the threshold under consideration that was not previously examined in the MEIR. 2. A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based on project-specific factors as well as general standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project-specific screening analysis). -4- 3. All answers must take account of the whole action involved, including off-site as well as on-site, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts. 4. Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect may be significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. 5. A "Finding of Conformity" is a determination based on an initial study that the proposed project is a subsequent project identified in the MSIR and that it is fully within the scope of the MEIR and Air Quality MND because it would have no additional significant effects that were not examined in the MEIR or the Air Quality MND. 6. "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact to a Less Than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from Section XVII, "Earlier Analyses," may be cross-referenced). 7. Earlier analyses may be used where, pursuant to the tiering, program EIR or MIER, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case, a brief discussion should identify the following: a. Earlier Analysis Used. Identify and state where they are available for review. b. Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in the MEIR or another earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c. Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site-specific conditions for the project. 8. Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. -5- 9. Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. 10.This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies should normally address the questions from this checklist that are relevant to a project's environmental effects in whatever format is selected. 11.The explanation of each issue should identify: a. The significance criteria or threshold, if any, used to evaluate each question; and b. The mitigation measure identified, if any, to reduce the impact to less than significance Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Mitigation Significant Impact Impact Incor orated Impact I. AESTHETICS -- Would the project: �yy a) Have a substantial adverse effect x on a scenic vista? b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and x historic buildings within a state scenic highway? c) Substantially degrade the existing visual character or quality of the site x and its surroundings? d) Create a new source of substantial light or glare which would adversely x affect day or nighttime views in the area?The subject property is planned for residential uses in the current Fresno General Plan. The site is located within an area which has been substantially developed, i.e., the Copper River Ranch development. Development on the subject site would be consistent with existing development in the Copper River Ranch area and required to comply with the height standards of the RS-4 (Single Family Residential District) zone -6- district, therefore this project is expected to have a less than significant impact on a scenic vista. The project is not performing any work within a state scenic highway, therefore, the project will not substantially damage scenic resources, including, trees, rock outcroppings, and historic buildings within a state scenic highway. The project is proposing residential development consistent with the development in the area, therefore it will not substantially degrade the existing visual character or quality of the site and its surroundings. Furthermore, development of the site will not create a new source of substantial light or glare which would affect day or night time views in the project area, given that the project will only have lights consistent with other residential locations in the area. Lighting associated with residential development does not generally create hazards or nuisance effects, but provides accent, direction and security. Potentially Less ThanLess Than ENVIRONMENTAL ISSUES Significant Mitigation Significant with Significant No Impact Impact Impact Incorporated II. AGRICULTURE AND FORESTRY RESOURCES: In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. -- Would the project: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the x Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? b) Conflict with existing zoning for agricultural use, or a Williamson Act L contract? i— L—L— -7- ' Potentially Less Than Significant with Less Than No ENVIRONMENTAL ISSUES Significant Mitigation Significant Impact i Impact Incorporated _Impact c) Conflict with existing zoning for, or . cause rezoning of, forest land (as defined in Public Resources Code section 12220(g)), timberland (as defined by Public Resources Code ! x section 4526), or timberland zoned Timberland Production (as defined by Government Code section 51104(9)? d) Result in the loss of forest land or conversion of forest land to non- x forest use? _ e) Involve other changes in the existing environment which, due to their location or nature, could result x in conversion of Farmland, to non- agricultural use? The subject property is deemed Farmland of Local Importance, therefore it will not convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared (2014) pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to a non-agricultural use. The project site is zoned for residential uses and does not have a Williamson Act contract. The site is zoned for residential uses, therefore it will not conflict with existing zoning for, or cause rezoning of, forest land or timberland. The project has a less than significant impact on the potential to facilitate the conversion of farmland because there is no farmland within the immediate vicinity of the subject site (though there is some farmland located across North Friant Road --- a major street). -8- Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant . with Significant Impact Impact Mitigation Impact 1 _ Incoporated III. AIR QUALITY AND GLOBAL CLIMATE CHANGE - (Where available, the significance criteria . established by the applicable air . quality management or air pollution control district may be relied upon to make the following determinations.) - Would the project: a) Conflict with or obstruct implementation of the applicable air x quality plan? .......... __ — b) Violate any air quality standard or contribute substantially to an existing x or projected air quality violation? c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient x air quality standard (including releasing emissions which exceed quantitative thresholds for ozone . precursors)? — d) Expose sensitive receptors to - x substantial pollutant concentrations? e) Create objectionable odors affecting a substantial number of . x i people? The subject project proposes single family residential houses on land that is planned for residential uses in the Fresno General Plan. Emissions projected to occur from the entire Copper River Ranch project will account for only a small amount of pollutants over the San Joaquin Valley Air Basin. As a mixed use community, the Copper River Ranch project contains many design characteristics to reduce overall air emissions. -9- Mixed uses within and near Copper River Ranch include commercial, parks, golf course, and an elementary school. A system of bike and pedestrian will link much of the Copper River Ranch project, increasing the likelihood of using alternative transportation modes. The project will not occur at a scale or scope with potential to contribute substantially to existing or projected air quality violations, impacts, or increases of criteria pollutants, for which the San Joaquin Valley region is under an applicable federal or state ambient air quality standard (including releasing emissions that exceed quantitative thresholds for ozone precursors). The proposed project will comply with all applicable air quality plans; therefore the project will not conflict with or obstruct an applicable air quality plan. The project must comply with the construction and development requirements of the San Joaquin Valley Air Pollution Control District (SJVAPCD), therefore, no violations of air quality standards will occur. Development of the subject property will not expose sensitive receptors to substantial pollutant concentrations, as the project is similar to many projects in the area and there are no substantial pollutant concentrations in the area; additionally, the project is not expected to create substantial pollutant concentrations. The proposed project must fully comply with Rule 9510 from the San Joaquin Valley Air Pollution Control District (SJVAPCD). This Rule (also called Indirect Source Review or ISR) provides for incorporation of a wide range of mitigation measures into projects, and levies fees for pollutants generated by development projects, transportation and development projects. The fees are used to provide for regional air quality improvements and mitigations. The project is proposing residential uses consistent with the area, therefore, it is not expected to create objectionable odors affecting a substantial number of people. Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact Incor orated IV. BIOLOGICAL RESOURCES -- Would the project: ......... a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or X regional plans, policies, or regulations, or by the California Department of Fish and Game or . U.S. Fish and Wildlife Service? -10- LessThan Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact Incorporated b) Have a substantial adverse effect 1 III on any riparian habitat or other . 1 sensitive natural community identified in local or regional plans, policies, X regulations or by the California Department of Fish and Game or US Fish and Wildlife Service? c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited X to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or X migratory wildlife corridors, or impede the use of native wildlife nursery sites? e Conflict with any local policies or ordinances protecting biological X resources, such as a tree preservation policy or ordinance? f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation X Plan, or other approved local, regional, or state habitat conservation plan? Twelve species including the White-tailed Kite, Sharp-shinned Hawk, Merlin, Prairie Falcon, California Horned Lark, and Tri-colored Blackbird occur regionally and typically use habitats similar to those found in the Copper River Ranch project area. These -11- species would be expected to pass over the Copper River Ranch project area, or venture on to it while foraging. Most of the Copper River Ranch project area, however, provides marginal habitat for these species, at best. Although a small area of non- native grassland provides suitable foraging habitat for some of these species, it does not provide uniquely important habitat for them. The presence of large areas of similar habitat in the project vicinity ensures that the Copper River Ranch project will have little or no effect on regional populations of these 12 species. As required by EIR No. 10126 prepared for the Copper River Ranch project: 1) a qualified biologist shall conduct a preconstruction survey for Burrowing Owls no more than 30 days prior to project construction, 2) If preconstruction surveys undertaken during the non-breeding season locate resident owls, these individuals may be relocated to alternative habitat, and 3) a qualified biologist shall conduct a preconstruction survey for Northern Harriers no more than 30 days prior to project construction. As such, the project is expected to be less than significant regarding the effect on any sensitive, special status, or candidate species, and the habitat that supports them. As required by EIR No. 10126 prepared for the Copper River Ranch project, a qualified geologist or consultant shall prepare and submit an erosion control plan for approval by the City of Fresno. As such, the project is not expected to have a substantial adverse effect on any riparian habitat or other sensitive natural community. Also, as noted in EIR No. 10126 prepared for the Copper River Ranch project, seasonal wetland swales and northern hardpan vernal pools were noted as being present in certain locations within the Copper River Ranch project area, though not necessarily on the subject property. The United States Army Corps of Engineers (USACE) asserts jurisdiction over these habitats. The applicant has received a permit from the USACE aggregating the wetlands resources of the Copper River Ranch project. As such, no federally protected wetlands are located on the subject site. Therefore, there would be no impacts to species, riparian habitat or other sensitive communities and wetlands. The project area is not situated within an apparent movement corridor for native wildlife, although some species move within and through it. The proposed project does not contain a native wildlife nursery site. No local policies, habitat conservation plan, regarding biological resources are applicable to the subject site and there would be no impacts with regard to those plans. i Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact Incor orated --- --- ............... . V. CULTURAL RESOURCES Would the project: j -12- Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact Incorporated a) Cause a substantial adverse change in the significance of a X historical resource as defined in "15064.5? b) Cause a substantial adverse change in the significance of an X archaeological resource pursuant to "15064.5? c) Directly or indirectly destroy a unique paleontological resource or . X site or unique geologic feature? d) Disturb any human remains, 1 including those interred outside of X formal cemeteries? The project proposes a use (residential) that substantially exists in the vicinity, and there is no historical resource in the area, therefore it is not expected to cause a substantial adverse change in the significance of a historical resource. As noted in the EIR No. 10126 prepared for the Copper River Ranch project, the project area underwent a systematic and intensive cultural resource investigation which did not reveal the presence of cultural resources of any type (including historical, archaeological, paleontological, or unique geologic features) on the subject property. Past record searches for the region have not revealed the likelihood of cultural resources on the subject property or in its immediate vicinity. It should be noted however that lack of surface evidence of historical resources does not preclude the subsurface existence of archaeological resources. Therefore, due to the ground disturbing activities that will occur as a result of the project, pursuant to the conditions of approval for the project, if material that may be human remains, animal fossils, or archaeological material is encountered, work shall stop immediately; and, that qualified professionals in the respective field are contacted and consulted in order to insure that the activities of the proposed project will not involve physical demolition, destruction, relocation, or alteration of historic, archaeological, or paleontological resources. -13- Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact Incorporated VI. GEOLOGY AND SOILS -- Would the project: a) Expose people or structures to potential substantial adverse effects, X including the risk of loss, injury, or death involving: i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on X other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. ii) Strong seismic ground shaking? X iii) Seismic-related ground failure, X including liquefaction? iv) Landslides? X b) Result in substantial soil erosion or X the loss of topsoil? c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the X project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), X creating substantial risks to life or property? -14- ........... _ Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact Incorporated .......... -- - — — . e) Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal X systems where sewers are not available for the disposal of waste water? . ...... Fresno has no known active earthquake faults, and is not in any Alquist-Priolo Special Studies Zones. There are no known geologic hazards or unstable soil conditions known to exist on the site. The project site is not located within an area that has strong seismic ground shaking, liquefaction or landslides. Although the project development would include re-vegetation and landscaping that would eventually decrease erosion of soils over the life of the project, disruption of surface soils through excavation, cut and fill, and grading associated with project construction would result in erosion and sedimentation impacts. Grading, and cut and fill activity would be necessary to implement the proposed project. The City of Fresno requires preparation of a grading plan which incorporates temporary stabilization measures to protect exposed areas during construction activities, watering to control dust, and soil erosion, and sedimentation control measures. The developer will be responsible for measures to mitigate impacts to water quality in local creeks from erosion, and must also meet water quality standards for the State of California. Development of the property requires compliance with grading and drainage standards of the City of Fresno and Fresno Metropolitan Flood Control District Standards, therefore the project is not expected to be unstable. Additionally, pursuant to the conditions of approval, as required by the EIR No. 10126 prepared for the Copper River Ranch project, a qualified geologist or consultant shall prepare and submit an erosion control plan for approval by the City of Fresno. All new structures are required to conform to current seismic protection standards in the California Building Code. Septic tanks or alternative waste water disposal systems will not be a part of the project. — Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact Incorporated VII. GREENHOUSE GAS EMISSIONS -- Would the project. -15- Less Than Potentially Significant Less Than . No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact Incorporated a) Generate greenhouse gas emissions, either directly or indirectly, X that may have a significant impact on the environment? b) Conflict with an applicable plan, policy or regulation adopted for the X purpose of reducing the emissions of greenhouse gases? — The proposed project will not occur at a scale or scope with potential to contribute substantially to the generation of greenhouse gas emissions, either directly or indirectly. The proposed project will not conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases. Under the MEIR and General Plan mitigation measures and policies for reducing all forms of air pollution, levels of greenhouse gases may be reduced along with other regulated air pollutants. The proposed project will not affect greenhouse gas emissions beyond what was analyzed in the Master Environmental Impact Report for the Fresno General Plan. Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact Incorporated VIII. HAZARDS AND HAZARDOUS MATERIAL -- Would the project: a) Create a significant hazard to the public or the environment through the X roUtine transport, use, or disposal of hazardous materials? b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and X accident conditions involving the release of hazardous materials into the environment? -16- . Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact Incorporated c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or X waste within one-quarter mile of an existing or proposed school? d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 X and, as a result, would it create a significant hazard to the public or the environment? e) For a project located within an airport land use plan or, where such a plan has not been adopted, within X two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? f) For a project within the vicinity of a private airstrip, would the project X result in a safety hazard for people residing or working in the project area? g) Impair implementation of or physically interfere with an adopted X emergency response plan or emergency evacuation plan? h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including X where wildlands are adjacent to urbanized areas or where residences are intermixed with wild lands..?--.. -17- The proposed project will not create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials, because said project does not involve the use of hazardous materials; additionally, as such, there is no significant hazard to the public or the environment through an accident. The project is a residential use, therefore it is not expected to emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school. There are no known existing hazardous material conditions on the site and the project is not located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5. The project area is not located within an airport land use plan, nor is it located within two miles of a public airport or public use airport (the project area is not located in the vicinity of a private airstrip). The project is not within the vicinity of a private airstrip, therefore, it would not result in a safety hazard for people residing or working in the project area. The project is proposing a residential use on private property, therefore the project is not expected to interfere with an adopted emergency plan. The primary vehicular access point to the property will be from Alicante Drive located along the south boundary of the property. Once Alicante Drive reaches the southeasterly corner of the subject site, a public street (Road "D") will be constructed and provide access on the easterly side of the subdivision. The second point of access to the subject property will be for emergency vehicle access (EVA) only, and which is a connection to Friant Road through adjacent property. The developer will also be required to improve the EVA pursuant to the standards of the Fire and Public Works Departments. The project area is not located near a wildland area, therefore the project will not expose people or structures to a significant risk of loss, injury or death involving wildland fires; though there are large amounts of vacant land in the project vicinity, the land is regularly disced for weeds and dry brush, etc. - - - - -- Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact Incor orated IX HYDROLOGY AND WATER QUALITY -- Would the project: { a) Violate any water quality X standards or waste discharge requirements? -18- Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact Incoorated b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the X production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? -_-_ c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a X manner which would result in substantial erosion or siltation on- or off-site? - d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or X substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off-site? e) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater ; X drainage systems or provide substantial additional sources of polluted runoff? f) Otherwise substantially degrade X water quality? - -19- Less Than Potentially Significant Less Than No l ENVIRONMENTAL ISSUES Significant with Significant 1 Impact Impact Mitigation Impact Incorporated g) Place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary or X Flood Insurance Rate Map or other flood hazard delineation map? h) Place within a 100-year flood uld X hazard area structures which wo impede or redirect flood flows? �--i) Expose people or structures to a significant risk of loss, injury or death involving flooding, including flooding X as a result of the failure of a levee or dam? j) Inundation by seiche, tsunami, or X mudflow? -20- Fresno is one of the largest cities in the United States still relying primarily on groundwater for its public water supply. Surface water treatment and distribution has been implemented in the northeastern part of the City, but the city is still subject to an EPA Sole Source Aquifer designation. While the aquifer underlying Fresno typically exceeds a depth of 300 feet and is capacious enough to provide adequate quantities of safe drinking water to the metropolitan area well into the twenty-first century, groundwater degradation, increasingly stringent water quality regulations, and an historic trend of high consumptive use of water on a per capita basis (some 250 gallons per day per capita), have resulted in a general decline in aquifer levels, increased cost to provide potable water, and localized water supply limitations. Fresno has addressed these issues through metering and revisions to the City's Urban Water Management Plan (UWMP). The purpose of these management plans is to provide safe, adequate, and dependable water supplies in order to meet the future needs of the metropolitan area in an economical manner; protect groundwater quality from further degradation and overdraft; and, provide a plan of reasonably implementable measures and facilities. City water wells, pump stations, recharge facilities, water treatment and distribution systems have been expanded incrementally to mitigate increased water demands and respond to groundwater quality challenges. The City has indicated that groundwater wells, pump stations, recharge facilities, water treatment and distribution systems shall be expanded incrementally to mitigate increased water demands. The City of Fresno Department of Public Utilities, Water Division has reviewed the proposed project and has determined that water service will be available to the proposed project subject to compliance with the Department of Public Works standards, specifications, and policies. The project is proposing residential uses consistent with development in the area, therefore the project is not expected to violate waste discharge requirements. The project must comply with the requirements of the FMFCD; the project is not expected to substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on- or off-site. Development of the property requires compliance with grading and drainage standards of the City of Fresno and FMFCD, as such, the project is not expected to substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off-site. The project is required to comply with the requirements of the FMFCD, therefore, it is not expected to create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff. The project is proposing residential uses and is therefore, not expected to substantially degrade water quality. Additionally, pursuant to the conditions of approval, as required by the EIR No. 10126 prepared for the Copper River Ranch project, a qualified geologist or consultant shall prepare and submit an erosion control plan for approval by the City of Fresno. As noted within the memo from the FMFCD, the project does not appear to be located within a flood prone area. The project is not located near a levee or dam, therefore it will not expose people or structures to a significant risk of loss, -21- injury or death involving flooding. Additionally, the subject property is not located in an area subject to inundation by seiche, tsunami or mudflow. Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact Incorporated X. LAND USE AND PLANNING - Would the project: a) Physically divide an established X community? j b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local X coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? c) Conflict with any applicable habitat conservation plan or natural X community conservation plan? The project proposes to develop 41 lots within a developing area and does not have the capability to divide an established community. The proposed project is consistent with the applicable Fresno General Plan and Woodward Park Community Plan planned land use designation and does not conflict with any applicable land use plan adopted for the purpose of avoiding or mitigating an environmental effect. The project will not conflict with an conservation plans since it is_not_ located within an conservation plan areas. Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact Incorporated XI. MINERAL RESOURCES --Would the project: -22- Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant : with Significant Impact Impact Mitigation Impact Incorporated a) Result in the loss of availability of a known mineral resource that would X be of value to the region and the residents of the state? b) Result in the loss of availability of a locally-important mineral resource recovery site delineated on a local X general plan, specific plan or other land use plan? j The subject property is not located in an area designated for mineral resource preservation or recovery. Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact Incorporated XII. NOISE -- Would the project result in: ... a) Exposure of persons to or I generation of noise levels in excess of standards established in the local X general plan or noise ordinance, or applicable standards of other agencies? J b) Exposure of persons to or generation of excessive groundborne X vibration or groundborne noise levels? c) A substantial permanent increase in ambient noise levels in the project X vicinity above levels existing without the project? -23- f I I Less Than Potentially Significant I Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact Incor orated d) A substantial temporary or periodic increase in ambient noise levels in X the project vicinity above levels existing without the project? e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public X use airport, would the project expose people residing or working in the project area to excessive noise levels? f) For a project within the vicinity of a private airstrip, would the project . expose people residing or working in X the project area to excessive noise levels? In developed areas of the community, noise conflicts often occur when a noise sensitive land use is located adjacent to a noise generator. Noise in these situations frequently stems from on-site operations, use of outdoor equipment, uses where large numbers of persons assemble, and vehicular traffic. Some land uses, such as residential dwellings, are considered noise sensitive receptors and involve land uses associated with indoor and/or outdoor activities that may be subject to stress and/or significant interference from noise. The City of Fresno Noise Element of the Fresno General Plan establishes a land use compatibility criterion of 65dB DNL for exterior noise levels in outdoor activity areas of new residential developments. Outdoor activity areas generally include backyards of single family residences. The intent of the exterior noise level requirement is to provide an acceptable noise environment for outdoor activities and recreation. Furthermore, the Noise Element also requires that interior noise levels attributable to exterior noise sources not exceed 45 dB DNL. The intent of the interior noise level standard is to provide an acceptable noise environment for indoor communication and sleep. The project is not expected to expose persons to noise levels in excess of current standards. The project applicant has provided an acoustical analysis prepared by WJV Acoustics dated July 11, 2016. As noted within the acoustical analysis, the proposed development will comply with the sound requirements of the General Plan provided that air conditioning or mechanical ventilation be installed so that it will be possible for windows and doors to remain closed for sound insulation purposes. A -24- residential development is not a significant noise generator, therefore it will not generate noise levels established in the General Plan. Construction activities associated with the development of the proposed project could expose persons or structures to excessive groundborne vibration or noise levels. However, this would only be during the construction phase of the proposed project. The proposed project is not located within an airport land use plan or within the vicinity of a private airstrip. The project will be required to comply with all noise policies from the Fresno General Plan and noise requirements within the Fresno Municipal Code. Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Mitigation Impact Impact r Incorporated XIII. POPULATION AND HOUSING - - Would the project: a) Induce substantial population growth in an area, either directly (for example, by proposing new homes . X and businesses) or indirectly (for example, through extension of roads or other infrastructure)? b) Displace substantial numbers of existing housing, necessitating the X construction of replacement housing elsewhere? c) Displace substantial numbers of people, necessitating the X construction of replacement housing elsewhere? Although the project will be intensifying the use of the currently undeveloped site, development may occur at an intensity and scale that is permitted by the planned land use designation and zone district classification for the site. Thus, the subdivision of the subject property in accordance with the subject application will not facilitate an additional intensification of uses beyond that which would be allowed by the low density planned land use designation. The subject property is vacant and will, therefore, not displace existing housing or people. -25- -. -..........._ Less Than Potentially . Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant impact Impact Mitigation Impact p Incorporated XIV. PUBLIC SERVICES -- a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Fire protection? X Police protection? X Drainage and flood control? X Parks? X Schools? X Otherpublic services? _ _ X The Department of Public Utilities has reviewed the proposed project and has determined that adequate sewer, water, and solid waste facilities are available subject to compliance with the conditions submitted by the Department of Public Utilities for this project. City police and fire protection services are also available to serve the proposed project. The primary vehicular access point to the property will be from Alicante Drive located along the south boundary of the property. Once Alicante Drive reaches the southeasterly corner of the subject site, a public street (Road "D") will be constructed and provide access on the easterly side of the subdivision. The second point of access to the subject property will be for emergency vehicle access (EVA) only, and which is a connection to Friant Road through adjacent property. The developer will also be required to improve the EVA pursuant to the standards of the Fire and Public Works Departments. The applicant must comply with the conditions submitted by FMFCD for the proposed project. Development of the property requires compliance with grading and drainage standards of the City of Fresno and FMFCD. Pursuant to the conditions -26- of approval, as required by the EIR No. 10126 prepared for the Copper River Ranch project, a qualified geologist or consultant shall prepare and submit an erosion control plan for approval by the City of Fresno Various departments and agencies have submitted conditions that will be required as conditions of approval for the subject entitlement application (tract map). All conditions of approval must be complied with prior to occupancy. Any urban residential development occurring as a result of the proposed project will have an impact on the District's student housing capacity. The developer will pay appropriate school fees at time of building permits. Less Than 1 Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact .. ._ ............_ _ _ I Incorporated XV. RECREATION -- a) Would the project increase the use of existing neighborhood and regional parks or other recreational X facilities such that substantial physical deterioration of the facility would occur or be accelerated? b) Does the project include recreational facilities or require the construction or expansion of X recreational facilities which might have an adverse physical effect on the environment? The project is proposed at a size and scope (41 lots) which is not expected to result in the substantial physical deterioration of existing parks or recreational facilities. The project does not propose recreational facilities at a size or scope which is expected to have a an adverse physical effect on the environment. Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact Incorporated XVI. TRANSPORTATION/TRAFFIC - - Would the project: -27- Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact Incorporated i a) Conflict with an applicable plan, ordinance or policy establishing measures of effectiveness for the performance of the circulation system, taking into account all modes of transportation including mass X transit and non-motorized travel and relevant components of the circulation system, including but not limited to intersections, streets, highways and freeways, pedestrian and bicycle paths and mass transit? b) Conflict with an applicable congestion management program, including but not limited to level of service standards and travel demand X measures or other standards established by the county congestion management agency for designated roads or highways? c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in X location that result in substantial safety risks? d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or X incompatible uses (e.g., farm equipment)? e) Result in inadequate emergency X access? -28- Less Than Potentially Significant Less Than ENVIRONMENTAL ISSUES Significant : with Significant No Impact Mitigation Impact Impact Incor orated f) Conflict with adopted policies, plans, or programs regarding public transit, bicycle, or pedestrian X facilities, or otherwise decrease the performance or safety of such facilities? The Public Works Department/Traffic Engineering Division staff has reviewed the proposed traffic yield from the proposed single family residential development and the expected traffic generation will not adversely impact the existing and projected circulation system as analyzed in MEIR. The project will not conflict with an applicable plan, ordinance or policy establishing measures of effectiveness for the performance of the circulation system. The project will not conflict with an applicable congestion management program, including but not limited to level of service standards and travel demand measures; the project will be required to a pay applicable traffic impact fees. The project is not located near an airport, therefore it will not change air traffic levels. The proposed streets were reviewed by the Department of Public Works and are not expected to create hazards. Any deviations from the standard must be approved by the Department of Public Works. The Fire Department has conditioned the project to provide a second point of access, therefore there will not be inadequate emergency access. The project will not conflict with adopted policies or plans regarding public transit, bicycle or pedestrian facilities because said features are incorporated into the conditions of approval for the project, including the requirement for sidewalks. Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact Incorporated XVII. UTILITIES AND SERVICE SYSTEMS -- Would the project: — a) Exceed wastewater treatment requirements of the applicable X Regional Water Quality Control , Board? - -29- Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact Incorporated b) Require or result in the construction of new water or wastewater treatment facilities or X expansion of existing facilities, the construction of which could cause ' significant environmental effects? c) Require or result in the construction of new storm water drainage facilities or expansion of X existing facilities, the construction of which could cause significant environmental effects? d) Have sufficient water supplies available to serve the project from existing entitlements and resources, X or are new or expanded entitlements needed? e) Result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the X project's projected demand in addition to the provider's existing commitments? fl - y Be served b a landfill with sufficient permitted capacity to X accommodate the project's solid waste disposal needs? g) Comply with federal, state, and local statutes and regulations related X to solid waste? _J The wastewater treatment facility within the Copper River Ranch project area will accommodate the wastewater flow from this project. The North Fresno Water Reclamation Facility (NFWRF) was built sufficient to provide 0.83 million gallons per day -30- (mgd) of wastewater treatment capacity. The Department of Public Utilities has determined that adequate sanitary sewer and water services will be available to serve the proposed project subject to the provision and construction of standard connections, extensions, and installations of facility infrastructure; compliance with the Department of Public Utilities standards, specifications, and policies. The project area has sufficient water supplies available to serve the project from existing resources. The project was reviewed and conditioned for approval by the Solid Waste Division. The project is proposed at a size and scope which will not require new water or wastewater treatment facilities of which could cause significant environmental effects. The Fresno Metropolitan Flood Control District has appropriately conditioned the project which the applicant must comply with. The solid waste division has conditioned the project and has sufficient capacity to accommodate the project's needs. The project is required to comply with federal, state and local statutes and regulations related to solid waste. Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact Incorporated i XVIII. MANDATORY FINDINGS OF SIGNIFICANCE -- a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or X animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? -31- Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with i Significant Impact Impact Mitigation Impact Incorporated b) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a X project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? c) Does the project have environmental effects which will cause substantial adverse effects on X human beings, either directly or indirectly? The proposed project is considered to be proposed at a size and scope to have a less than significant impact on the quality of the environment through reductions in habitat, populations, or examples of local history (through either individual or cumulative impacts). The proposed project has a less than significant impact on the potential to degrade the quality of the environment or reduce the habitat of wildlife species and will not threaten plant communities or endanger any floral or faunal species. Furthermore the project has no potential to eliminate important examples of major periods in history. Therefore, as noted in preceding sections of this Initial Study, there is no evidence in the record to indicate that incremental environmental impacts facilitated by this project would be cumulatively significant. There is also no evidence in the record that the proposed project would have substantial adverse impacts directly, or indirectly, on human beings. -32- N c o a) cu LL C 0 OM c a W U o W ^o a) 0/° U) o L 0 r/ a_ L C a. 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T-6153/C-16-045 Pursuant to Section 15164 of CEQA guidelines Dated January 18, 2017 Gary Giannetta, on behalf of McDonald Homes, has filed Rezone Application No. R-17-001 , Vesting Tentative Tract Map No. 6153 and Conditional Use Permit No. C-16-045, pertaining to approximately 13.49 acres of property located between North Friant Road and East Copper Avenue, within the Copper River Ranch Planned Community. Rezone Application No. R-17-001 is a proposal to rezone the subject property from the RS-4/EA/CZ (Single- Family Residential District/Expressway Area/Conditions of Zoning) zone district to the RS- 4/EA/PD/CZ (Single-Family Residential District/Expressway Area/Planned Development/Conditions of Zoning) zone district. Vesting Tentative Tract Map No. 6153 is a proposal to subdivide the property into a 41 lot single-family residential planned development subdivision. Conditional Use Permit No. C-16-045 proposes a gated development with private streets and modified property development standards. The subject property is located within the Fresno General Plan and the Woodward Park Community Plan, both plans designate the subject site for Medium Low Density Residential (3.50 to 6.00 dwelling units per acre) planned land uses. Vesting Tentative Tract Map No. 6153 proposes a 41 lot single- family residential subdivision on approximately 13.49 acres at a density of 3.03 dwelling units per acre. Pursuant 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. Based upon the submitted subdivision design, the proposed project can be found consistent with the medium low density residential planned land use designation for the subject property pursuant to Section 15-310.0 of the Fresno Municipal Code. 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 Fresno General Plan and the Woodward Park Community Plan. Vesting Tentative Tract Map No. 6153 and Conditional Use Permit No. C-16-45 were initially submitted without Rezone Application No. R-17-001 (Environmental Assessment No. T-6153/C-16-045 was also prepared prior to the submittal of Rezone Application No. R-17- 001). However, pursuant to section 15-5903.D of the Fresno Municipal Code, where a Planned Development (PD) has been approved, the property subject to the PD shall be noted on the zoning map by the designation "PD". The intent of the proposed rezone is merely a request to add the "PD" (Planned Development) designation to the existing zone designation. No changes to the project site will occur with the addition of the "PD" designation. The subject property is proposed to be developed at an intensity and scale that is permitted by the Medium Low Density Residential (3.50 to 6.00 dwelling units per acre) planned land use designation for the subject site as allowed pursuant to section 66474.2 of the Subdivision Map Act and Section 15-310.0 of the Fresno Municipal Code. Thus, the subdivision of the subject property in accordance with Vesting Tentative Tract Map No. 6153 and Conditional Use Permit No. C-16-045 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. Therefore, the Development and Resource Management Department proposes to have adopted this addendum to Environmental Assessment No. T-6153/C-16-0 dated September 16, 2016. Environmental Assessment No. T-6153/C-16-045 and the Program EIR No. 10126, related to the Copper River Ranch Project, contain mitigation measures which the project applicant must abide by. A subsequent environmental assessment to EA No. T-6153/C-16-045 was not prepared for Rezone Application No. R-17-001, since no substantial changes are proposed with this addition (rezone) to the project which require changes to the existing environmental assessment, no substantial changes have occurred with respect to the circumstances under which the environmental assessment was prepared, and there is no new information of substantial importance regarding the proposed project, as noted within Section 15162 of CEQA guidelines. Therefore, this addendum to Environmental Assessment No. T-6153/C-16-045 is appropriate.