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Home My WebLink AboutT-6132 - Conditions of Approval - 6/21/2017 y OF FR 2600 Fresno Street ,t Fs City of Fresno Fresno,CA 93721 20 www.fresno.gov 09000: 'oo�da!o oo° ibh OR�OoRAT Legislation Details (With Text) File#: ID17-915 Version: 1 Name: Type: Action Item Status: Agenda Ready File created: 6/14/2017 In control: Planning Commission On agenda: 6/21/2017 Final action: Title: Consideration of Vesting Tentative Tract map No. 6132, Conditional Use Permit Application No. C-17- 020; and, related Environmental Assessment No. T-6132/C-17-020/R-17-003, for property located on North Knotting Hill Drive, northeast of the intersection of East Copper and North Maple Avenues, within the Copper River Ranch Planned Community (Council District 6)- Development and Resource Management Department. 1. APPROVE the Finding of Conformity to the Fresno General Plan Master Environmental Impact Report as prepared for Environmental Assessment No. T-6132/C-17-020/R-17-003 dated April 14, 2017. 2. APPROVE Conditional Use Permit No. C-17-020 subject to compliance with the Conditions of Approval dated June 21, 2017. 3. APPROVE Vesting Tentative Tract Map No. T-6132 subject to compliance with the Conditions of Approval dated June 21, 2017. Sponsors: Development and Resource Management Department Indexes: Code sections: Attachments: 1. Exhibits A-K. Date Ver. Action By Action Result REPORT TO THE PLANNING COMMISSION June 21, 2017 FROM: MIKE SANCHEZ, Assistant Director Development and Resource Management Department THROUGH: WILL TACKETT, Supervising Planner Development Services Division BY: ISRAEL TREJO, Planner Development Services Division SUBJECT Consideration of Vesting Tentative Tract map No. 6132, Conditional Use Permit Application No. C-17- City of Fresno Page 1 of 10 Printed on 9/7/2017 powered by Legistar- File#: ID17-915, Version: 1 020; and, related Environmental Assessment No. T-6132/C-17-020/R-17-003, for property located on North Knotting Hill Drive, northeast of the intersection of East Copper and North Maple Avenues, within the Copper River Ranch Planned Community (Council District 6) - Development and Resource Management Department. 1. ADOPT the Finding of Conformity to the Fresno General Plan Master Environmental Impact Report as prepared for Environmental Assessment No. T-6132/C-17-020/R-17-003 dated April 14, 2017. 2. APPROVE Conditional Use Permit No. C-17-020 subject to compliance with the Conditions of Approval dated June 21, 2017. 3. APPROVE Vesting Tentative Tract Map No. T-6132 subject to compliance with the Conditions of Approval dated June 21, 2017. EXECUTIVE SUMMARY Gary Giannetta, on behalf of Gary McDonald Homes, has filed Vesting Tentative Tract Map No. 6132 and Conditional Use Permit No. C-17-020, pertaining to approximately 3.88 acres of property located on North Knotting Hill Drive, northeast of the intersection of East Copper and North Maple Avenues, within the Copper River Ranch Planned Community. Vesting Tentative Map No. 6132 is a request to subdivide the subject property into a 21-lot single family residential planned unit development subdivision. Conditional Use Permit Application No. C-17- 020 proposes gated 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 (3.5 to 6 dwelling units per acre) planned land uses. Vesting Tentative Tract Map No. 6132 proposes a 21 lot single-family residential subdivision on approximately 3.88 acres at a density of 5.41 dwelling units per acre. 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. 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 application 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. The subject property is proposed to be developed at intensity and scale that is permitted by the Medium Low Density Residential (3.5 to 6 dwelling units per acre) planned land use designation for the subject site. Thus, the subdivision of the subject property in accordance with the Vesting Tentative Tract Map No. 6132 and Conditional Use Permit No. C-17-020 at a density of 5.41 dwelling units per acre 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 City of Fresno Page 2 of 10 Printed on 9/7/2017 powered by Legistar- File#: ID17-915, Version: 1 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 April 14, 2017. 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. BACKGROUND /ANALYSIS Gary Giannetta, on behalf of Gary McDonald Homes, has filed Vesting Tentative Tract Map No. 6132 and Conditional Use Permit No. C-17-020, pertaining to approximately 3.88 acres of property located on North Knotting Hill Drive, northeast of the intersection of East Copper and North Maple Avenues, within the Copper River Ranch Planned Community. Vesting Tentative Map No. 6132 is a request to subdivide the subject property into a 21-lot single family residential planned unit development subdivision. Conditional Use Permit Application No. C-17-020 proposes gated 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 (3.5 to 6 dwelling units per acre) planned land uses. Vesting Tentative Tract Map No. 6132 proposes a 21 lot single-family residential subdivision on approximately 3.88 acres at a density of 5.41 dwelling units per acre. 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. Conditional Use Permit Application (CUP) In addition to submitting a vesting tentative tract map, the applicant has submitted Conditional Use Permit Application No. C-17-020. 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-17-020 proposes modified City of Fresno Page 3 of 10 Printed on 9/7/2017 powered by Legistar- File#: ID17-915, Version: 1 property development standards, including reduced setbacks. Reduced Front and Side Yard Setbacks The applicant is proposing 8' front yard setbacks. The standard minimum front yard setback in the RS-4 (Residential Single Family District) zone district is 13'. The applicant is proposing 3' interior side yard setbacks. The standard minimum side yard setback in the RS-4 (Residential Single Family District) zone district is 4' with a total of 10' required between the two side yard setbacks on the subject property. The applicant is proposing 8' street side yard setbacks, the standard minimum street side yard setback in the RS-4 (Residential Single Family District) zone district is 10'. No rear yard setback reduction is proposed. 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 March 28, 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. Landscaping/Walls/Open Space A bicycle/pedestrian trail is designated along East Copper Avenue. The proposed planned development will have sidewalk access to said trail. A six-foot high screen wall will be provided on the shared lot lines where the residential development abuts non-residential uses to the south, in accordance with Section 15-2008 of the Fresno Municipal Code. Council District Plan Implementation Committee There is no Council District 6 Plan Implementation Committee at this time. Public Services The Public Utilities Department has identified water and sewer requirements for this project. These conditions are listed in the memoranda dated April 3 and April 10, 2017, respectively. 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 permanent drainage service and can be accommodated by the district. The project applicant shall City of Fresno Page 4 of 10 Printed on 9/7/2017 powered by Legistar- File#: ID17-915, Version: 1 comply with the FMFCD requirements as detailed in its memorandum dated April 10, 2017. 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. 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-17-020 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 June 21, 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 City of Fresno Page 5 of 10 Printed on 9/7/2017 powered by Legistar- File#: ID17-915, Version: 1 Density Residential and the Woodward Park Community Plan. 2. The subject site is physically suitable for the type and intensity of the land use being proposed; and, 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 site is located near the intersection of two major streets (East Copper and North Maple Avenue). 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 property is oddly shaped and is surrounded by an existing developed property to the north and south, making the subject property somewhat difficult to develop. The project is similar to existing developments in the area, however, the proposed lots are somewhat smaller, providing a product with varying price points. The project will be required to construct appropriate infrastructure. The subject site is located near, and has sidewalk access to, the trail along East Copper Avenue. Conditional Use Permit Application Findings Conditional Use Permit No. C-17-020 proposes modified property development standards, including City of Fresno Page 6 of 10 Printed on 9/7/2017 powered by Legistar- File#: ID17-915, Version: 1 reduced setbacks. Based upon analysis of the conditional use permit application and subject to the applicant's compliance with the Conditions of Approval dated June 21, 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-17-020 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. 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. 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. 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. City of Fresno Page 7 of 10 Printed on 9/7/2017 powered by Legistar- File#: ID17-915, Version: 1 The proposed development is consistent with the General Plan designation of Medium Low Density Residential and the Woodward Park Community Plan. 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. 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 April 3, 2017. Additionally, the application is proposing less than 500 lots. 4. 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. 5. 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. City of Fresno Page 8 of 10 Printed on 9/7/2017 powered by Legistar- File#: ID17-915, Version: 1 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. 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 of the proposed Vesting Tentative Tract Map and Conditional Use Permit, unless appealed to the Council, is final. CONCLUSION / RECOMMENDATION The appropriateness of the proposed project has been examined with respect to its consistency with goals and policies of the 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 Vesting Tentative Tract Map No. 6132 and Conditional Use Permit No. C-17-020 are appropriate for the project site. Attachments: Exhibit(s) A: Vesting Tentative Tract Map No. 6132 and Site Plan dated February 14, 2017 Exhibit B: 2017 Aerial Photograph of Site Exhibit C: General Plan Planned Land Use Map Exhibit D: Project Information Exhibit(s) E: Elevations dated February 14, 2017 Exhibit F: Bordering Property Information Exhibit G: Noticing Vicinity Map (1000 feet) City of Fresno Page 9 of 10 Printed on 9/7/2017 powered by Legistar- File#: ID17-915, Version: 1 Exhibit H: Conditions of Approval for T-6132 dated June 21, 2017 Exhibit I: Conditions of Approval for CUP Application No. C-17-020 dated June 21, 2017 Exhibit J: Comments and Requirements from Responsible Agencies Exhibit K: Environmental Assessment No. T-6132/C-17-020/R-17-003, Finding of Conformity to the Fresno General Plan MEIR dated April 14, 2017 City of Fresno Page 10 of 10 Printed on 9/7/2017 powered by LegistarTM ............ .......... . ............. ... 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"`�• �:� � ;piny NCO Amo r6 0- fl, Exhibit B i lh 1 r wa I 1 1 t Y i y 7 I { 1111 �A ;�'? k.�+ � � 6 �` � E C �•�.� o it a' 1r -i tit Eat '► �� a .0 •v,r.��_, �r'• � � 1,56 �'� F �- •man i'r ql � �;._ `M ' Y rJ .,_..�.Ems.++ '_• ... r Exhibit C ....... .................. --—— ----- a� as a� 0 J � OJ E 0 0 u u Exhibit D PROJECT INFORMATION PROJECT A 21 lot, single-family residential planned development subdivision to be developed at a density of 5.41 dwelling units per acre. The project proposes a gated development with private streets and modified property development standards, including reduced setbacks APPLICANT Gary Giannetta on behalf of Gary McDonald Homes LOCATION Located on North Knotting Hill Drive, northeast of the intersection of East Copper and North Maple Avenues, within the Copper River Ranch Planned Community (Council District 6, Councilmember Bredefeld) SITE SIZE Approximately 3.88 acres LAND USE Existing - Vacant Proposed Single-family residential ZONING Existing - RS-4/CZ (Residential Single Family DistricVConditions of Zoning) Proposed No change PLAN DESIGNATION The proposed 21 lot single-family residential subdivision AND CONSISTENCY is consistent with the Fresno General Plan and Woodward Park Community Plan designation of the site for medium low density residential planned land uses ENVIRONMENTAL Finding of Conformity to the Fresno General Plan FINDING Master Environmental Impact Report (MEIR) SCH No. 2012111015, dated April 14, 2017 PLAN COMMITTEE There is no Council District 6 Plan Implementation RECOMMENDATION Committee at this time STAFF Approve Vesting Tentative Tract Map No. 6132 and RECOMMENDATION Conditional Use Permit No. C-17-020, subject to compliance with the Conditions of Approval dated June 21, 2017 Exhibit E-I E- 2 - -- .� .�� a - nod S6Qi = -- .grv.,a_. ;� 3 � � . � � � � �� r� I _ a -- —._.__.� f � � �T � � � � �� q � � �� __ \ � � � � � T ti � � I - �� ' 1 � � � - � � �� ", � � � i ��4 � �; � � p �7. � � ox �� _ � o � _�, __ ---- 9s11�. 3HI .. ------ - - t � _- �I I � v r r y4,F I CC)) C " x rcT 4 o-5 -- �V _ -� � a I Exhibit F BORDERING PROPERTY INFORMATION Planned Land Use Existing Zoning Existing Land Use North Low Density RS-3 Single-Family Residential Single-Family Residential Residential East Medium Low Density RS-5 Rural Residential Residential Single-Family Residential South Community CC Commercial Community Commercial Office West Community CC Vacant Commercial Community Commercial ......................... Exhibit G �7 a � �•�� rye �� e ,. iiim 40017,9 55'� .,. � ■rte►► :� / , • • � �� 5792711 • ��,1,1 ,1, /1. 1 11. ��jj 405S 57907430S 57i •'�' / 1 / 7'922 571- par. 1 .w 7801011 Aeolis �• Eli] M�i►+I��1R !•�•, 1 :: • //1� MAL e) d4• • rlSr .4L•MEL �r � �1 Exhibit H IL CITY OF FRESNO DEVELOPMENT AND RESOURCE MANAGEMENT DEPARTMENT CONDITIONS OF APPROVAL JUNE 21,2017 VESTING TENTATIVE TRACT MAP NO. 6132 "A PLANNED DEVELOPMENT" Located on North Knotting Hill Drive, northeast of the intersection of East Copper and North Maple Avenues, 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. 6132, a 21 lot single- family residential conventional subdivision dated February 14, 2017, 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. 6132 June 21, 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. 6132 June 21, 2017 Page 3 11. Vesting Tentative Tract Map No. 6132 is subject to approval of related Conditional Use Permit No. C-17-020. 12. Conditional Use Permit Application No. C-17-020, filed to establish a 21-lot planned development shall be approved prior to final map approval. 13. Conditions of zoning were placed on the site in 2003 with approval of Rezone Application No. R-01-14 (Copper River Ranch rezone). This application is subject to compliance with the mitigation measures established by the certification of Final Environmental Impact Report No. 10126 (SCH No. 2000021003) prepared for Copper River Ranch. GENERAL INFORMATION 14. When the grading plan establishes a top of slope beyond the required landscape easement noted and the construction of the required wall is to be established coincident with the top of slope, then the required minimum easement width shall be expanded to include the full landscaped area up to the wall location. 15. 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. 16. Maintenance of the required landscape easements, streets, curbs and gutters, sidewalks, medians, and street furniture may be the responsibility of the City's Community Facilities District. Contact the Public Works Department, Engineering Services Division, at 559-621-8695 for information regarding the City's Community Facilities District. The property owners may petition the City for annexation to the City's Community Facilities District prior to Final Map approval. 17. If the developer/subdivider elects to petition for annexation into the City's Community Facilities District, the subdivider/owner shall be required to provide the City of Fresno, Department of Public Works, with copies of signed acknowledgments from each purchaser of a lot within the subdivision, attesting to the purchasers understanding that the lot will have an annual maintenance assessment and that he/she is aware of the estimated amount of the assessment. The subdivider/owner shall execute and record a Conditions of Approval Vesting Tentative Tract Map No. 6132 June 21, 2017 Page 4 covenant on each lot providing notice that the subject property is subject to annual payment of the Community Facilities District assessment. 18. Should the City Council not approve the annexation of any or all of the maintenance items listed above, then the property owner/subdivider shall create a homeowners association for the maintenance of these items and proposed private streets, utilities, and walls/gates. The proposed Declaration of Covenants, Conditions, and Restrictions (CC&Rs) and the proposed instruments for the homeowners association shall be submitted to the Planning and Development Department for review two weeks prior to Final Map approval. Said documents shall be recorded with the Final Map or alternatively submit recorded documents or documents for recording prior to final acceptance of subdivision improvements. Said documents shall include assignment of responsibility to the homeowners association for landscaping and other provisions as stated in the Planning and Development Department Guidelines for preparation of CC&Rs dated January 11, 1985. 19. Comply with the requirements of FMC Chapter 15, Article 40, relative to subdivisions that include common ownership, as appropriate. Walls/Fences/Landscaping 20. Provide a minimum 6' high wall along the south property line of the project (abutting the commercial zoned property). Depict the wall (and height) on Exhibit A-1 (site plan) for C-17-020. Provide the landscape setback along North Knotting HIII Drive as depicted on Exhibit A-1 (site plan) dated February 14, 2017. 21. Provide one pedestrian gate at the front of the property, providing access to Knotting Hill Drive. Additionally, consider providing one pedestrian gate between lots 18 and 19, providing access to the commercial shopping center. 22. 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 Line Adjustment 23. A lot line adjustment is required to obtain the subject property configuration and is required prior to final map submittal. Lot Dimensions 24. Lot dimensions shall match those depicted Vesting Tentative Tract Map No. 6132 dated February 14, 2017, excepting changes as required per the conditions of approval. Conditions of Approval Vesting Tentative Tract Map No. 6132 June 21, 2017 Page 5 Lot Coverage 25. Lot coverage shall match that as shown on Exhibit A-1 dated February 14, 2017. 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 February 14, 2017, unless otherwise noted in these conditions. Front yard: Front yard setbacks shall be a minimum of 8 feet. Interior side yard: Interior side yard setbacks shall be a minimum of 3 feet. Where a 3 foot side yard setback is used, the second side yard shall be a minimum of 5 feet to allow for solid waste container storage. Street side yard: Street side yard setbacks shall be a minimum of 8 feet. Rear yard: Rear yard setbacks shall be a minimum 10 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 developer/owner shall also obtain any and all permits required for the proper abandonment/closure of any existing water well, septic tank/leach field or cesspool, and irrigation pipeline on the subject property. All such permits shall be obtained prior to Conditions of Approval Vesting Tentative Tract Map No. 6132 June 21, 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. 6132 June 21, 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 February 9, 2017. COMMUNITY FACILITIES DISTRICT 38. Comply with the memorandum from the Public Works Department dated February 12, 2017. FIRE SERVICE 39. Comply with the memorandum from the Fire Department dated March 30, 2017. An Emergency Vehicle Access is proposed (and required) near the southeast area of the site. If one does not exist, a mutual easements covenant is required which requires the abutting property(ies) to the south to be used as an access point providing an Emergency Vehicle Access to the subject property. SOLID WASTE SERVICE 40. Comply with the memorandum from the Solid Waste Division dated May 26, 2017. STREETS AND RIGHTS-OF-WAY 41. The subdivider shall furnish to the City acceptable security to guarantee the construction of the off-site street improvements in accordance with all applicable provisions of the FMC and the State Subdivision Map Act. 42. The subdivider/owner shall make provisions for disabled persons in accordance with the Department of Public Works standards and as required by State law. Handicap access ramps are required to be constructed in sidewalks at all corners within the limits of the tract. Where street furniture is located within the sidewalk area (fire hydrants, streetlights, etc.), a minimum of 48 inches of unobstructed path shall be maintained to satisfy the American Disabilities Act requirements. If necessary, dedicate a pedestrian easement to accommodate for the four foot minimum unobstructed path requirement. 43. All of the required street improvements shall be constructed and/or installed in accordance with the City of Fresno Standard Specifications (2002 Edition). The following shall be submitted as a single package to the Public Works Department for review and approval: a. Signing and striping plans (per current California Department of Transportation standards); b. Street Construction Plans; Conditions of Approval Vesting Tentative Tract Map No. 6132 June 21, 2017 Page 8 c. Landscape and irrigation plans (median island and street trees within all parkways); and 44. The subdivider shall underground all existing off-site overhead utilities and proposed utility systems in accordance with FMC Sections 12-1011 and Resolution No. 78-522, 88-229. 45. The subdivider shall construct an underground street lighting system per Public 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. 46. All dead-end streets created by this subdivision shall be properly barricaded in accordance with City standards within seven days from the time the streets are surfaced or as directed by the City Engineer. 47. The developer shall comply with Rule 8060 of the San Joaquin Valley Air Pollution Control District for the control of fugitive dust requirements from paved and unpaved roads. 48. Comply with the memoranda from the Public Works Department, Traffic and Engineering Division, dated March 28, 2017. SANITARY SEWER SERVICE 49. Comply with the memorandum from the Public Utilities Department dated April 10, 2017. WATER SERVICE 50. Comply with the memorandum from the Department of Public Utilities, Water Division dated April 3, 2017. 51. 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) 52. 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. 53. 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. 6132 June 21, 2017 Page 9 Right-of-Way Acquisition 54. The developer will be responsible for the acquisition of any necessary right-of-way to construct any of the required improvements. 55. 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. 56. 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. 57. 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. 58. 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 59. Comply with the memoranda from the Fresno Metropolitan Flood Control District both dated April 12, 2017. 60. 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 61. 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 62. Comply with the letter from the County of Fresno dated March 14, 2017. Conditions of Approval Vesting Tentative Tract Map No. 6132 June 21, 2017 Page 10 FRESNO IRRIGATION DISTRICT 63. Comply with the letter from the Fresno Irrigation District dated March 22, 2017. CLOVIS UNIFIED SCHOOL DISTRICT 64. Comply with the letter from the Clovis Unified School District dated March 14, 2017. DEVELOPMENT FEES AND CHARGES 65. 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] $804/gross acre (parcels 5 gross acres or more) k. Transmission Grid Main Bond Debt Service Charge [1] $304/gross acre (parcels 5 gross acres or more) I. UGM Water Supply Fee [2] $456/living unit Service Area: 101s Conditions of Approval Vesting Tentative Tract Map No. 6132 June 21, 2017 Page 11 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] $758/living unit q. Park Facility Impact Fee — Citywide [4] $2663/living unit r. Quimby Parkland Dedication Fee [2] $1153/living unit s. Citywide Regional Street Fee [3] $7,617/adj. acre t. New Growth Area Major Street Fee [3] $20,968/adj. acre u. Police Facilities Impact Fee — Citywide [4] $586/living unit v. Traffic Signal Charge [1] $475/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. [2] Due at Final Map. Conditions of Approval Vesting Tentative Tract Map No. 6132 June 21, 2017 Page 12 [3] Due at Building Permit. [4] Due at Certificate of Occupancy. [5] Determined by Public Works. Exhibit I CITY OF FRESNO DEVELOPMENT AND RESOURCE MANAGEMENT DEPARTMENT CONDITIONS OF APPROVAL JUNE 21, 2017 CONDITIONAL USE PERMIT APPLICATION NO. C-17-020 "A PLANNED DEVELOPMENT" PART A - PROJECT INFORMATION 1. Assessor's 579-220-26, -27 Parcel No(s): 2. Job Address: Vesting Tentative Tract Map No. 6132 3. Street Location: Located on North Knotting Hill Drive, northeast of the intersection of 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-17-020 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. 6132 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-17-020 June 21, 2017 Page 2 of 6 PART B - GENERAL CONDITIONS AND REQUIREMENTS The City of Fresno Planning Commission, on July 21, 2017, approved the special permit application subject to the enclosed list of conditions and Exhibits A-1, E-1 and E-2 dated February 14, 2017, for Conditional Use Permit Application No. C-17-020. 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. C-17-020 June 21, 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 February 14, 2017)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 gdgr to issuance of building permits. The final approved site plan must also include all corrections identified in the plan check process. Be advised that on-site inspections will not be authorized unless the final stamped approved site plan, elevations, landscape, and irrigation plans are included in the plan check file copy. Please contact Israel Trejo at(559) 621-8044 or via e-mail at Israel.Trejo@fresno.gov to schedule an appointment for final sign-off for building permits following your receipt and substitution of the four copies of the stamped, corrected, approved exhibits in the plan check sets. PART C - PUBLIC IMPROVEMENT REQUIREMENTS The following requirements are based on city records and the accuracy of the existing and proposed on-site and off-site conditions depicted on the exhibits submitted. Requirements not addressed due to omission or misrepresentation of information, for which this review process is dependent, will be imposed whenever such conditions are disclosed. Conditions of Approval Conditional Use Permit Application No. C-17-020 June 21, 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/I..ouise.Giliogfresno.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 priorto 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, rior 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. C-17-020 June 21, 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, i.e., 35'. 3) LOT COVERAGE a) Lot coverage ,shall match that as shown on Exhibit A-1 dated February 14, 2017. 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 February 14, 2017, unless otherwise noted in these conditions: Conditions of Approval Conditional Use Permit Application No. C-17-020 June 21, 2017 Page 6 of 6 Front yard: Front yard setbacks shall be a minimum of 8 feet. Interior side yard: Interior side yard setbacks shall be a minimum of 3 feet. Where a 3 foot side yard setback is used, the second side yard shall be a minimum of 5 feet to allow for solid waste container storage. Street side yard: Street side yard setbacks shall be a minimum of 8 feet. Rear yard: Rear yard setbacks shall be a minimum 10 feet. 5) FENCES, HEDGES, WALLS a) Provide a minimum 6' high wall along the south property line of the project (abutting the commercial zoned property). Depict the wall (and height) on ExhibitA-1 (site plan) for C-17-020. Provide the landscape setback along North Knotting HIII Drive as depicted on Exhibit A-1 (site plan) dated February 14, 2017. b) Provide one pedestrian gate at the front of the property, providing access to Knotting Hill Drive. Additionally, consider providing one pedestrian gate between lots 18 and 19, providing access to the commercial shopping center. c) 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. 6132 dated June 21, 2017. Exhibit J DEPARTMENT OF PUBLIC WORKS TO: Will Tackett, Supervising Planner Planning Division FROM: Hilary Kimber, Parks Supervisor II (559.621.1345) Streets Division DATE: February 9,-. 7 of SUBJECT: Tract 6132 (APN 579-220-26; 27); 11110 North Knotting Hill Drive; located on the east side of North Knotting Hill Drive (private street) north of East Copper Avenue between North Maple and North Chestnut Avenues: GENERAL REQUIREMENTS STREET TREE RE!2UIREMENTS 1. The subdivider is required to provide street trees on all public street frontages per Fresno Municipal Code and for the dedication of planting and buffer landscaping easements as determined by the Planning Department. Street trees shall be planted at the minimum rate of one tree for each 60' of street frontage or one tree per home (whichever is greater) by the Developer. The subdivider is required to provide irrigation for all street trees. The irrigation system shall comply with FMC 12-306-23, Water Efficient Landscape Standards and AB1881. 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 existing buffer along North Knotting Hill Drive is currently maintained by CFD12. There are no additional landscape/irrigation requirements for this street. 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: February 12,- TO: 2,-TO: Will Tackett, Supervising Planner Development and Resource Management Department FROM: Ann Lillie, Senior Engineering Technician Public Works Department, Traffic and Engineering Services Division SUBJECT: PUBLIC WORKS CONDITIONS OF APPROVAL FOR VESTING TENTATIVE TRACT MAP NO. 6132 REGARDING MAINTENANCE REQUIREMENTS LOCATION: 11110 North Knotting Hill Drive APN: 579-220-26, 27 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. These requirements are based on City of Fresno code, policy, standards and the public improvements depicted on the exhibits submitted for this development. This subdivision is located within the existing Community Facilities District No. 12 and will pay their fair share of the costs for the maintenance of certain public improvements within the district. For questions regarding these conditions please contact me at (559) 621-8690 or ann.lillieCcDfresno.gov Page 1 of 1 REV:April 29,2015 TT 6132 CONDITIONS FOR MAINTENANCE.DOCX City of C FIRE DEPARTMENT DATE: March 30, 2017 TO ISRAEL TREJO, Planner III Development and Resource Management Department FROM: BYRON BEAGLES, Fire Prevention Enginee *Z3 Prevention and Technical Services Division SUBJECT: TRACT 6132, CUP-17-020, R-17-003, 11110 N. Knotting Hill Drive (S/A) This is a 21 lot gated private street subdivision. If you have questions and would like more information regarding FFD Development Policies please see the following: htt s.//www,fresno. ov/fire/fire- revention- investigation/development-policies/ The subdivision is within 3.0 miles of existing Fire Station #16 located at 10512 N. Maple Ave. Install a private fire hydrant with minimum 8 inch water main at the lot 14/15 property line. The following comments regard the fire service infrastructure for the building on the parcel to the south addressed to 2152 E. Copper: The fire service for this building is located on the frontage of the proposed Tract and the 8"fire service is being billed to 2152 E. Copper. • Much of the 8 inch fire main loop underground serving 3 private hydrants and a fire sprinkler riser runs beneath proposed lots in the Tract. • 1 could not locate the Building and Safety approved site utility plan, but I do have a referenced plan for the fire sprinkler installation that shows the entire 8 inch loop which would have been sourced from the approved utility plan. ■ It appears to be impractical to change the fire service location for 2152 E. Copper to that street frontage, but it may be possible to relocate the onsite private fire service main to the proposed Tract streets. The relocated line may also supply the needed private hydrant indicated above. Both these issues require recorded covenants. ■ Relocating the fire service main for 2152 E. Copper will place the fire sprinkler system and private fire hydrants for that building out of service for an extended period of time. A 24 hour fire watch in accordance with FFD Policy 402.012 will be required for the duration of that work. This work needs to be arranged to minimize the impairment time frame. 0 The project civil engineer needs to consult with the Fire Dept. on the above issues. Israel Trejo March 30, 2017 Page 2 City of Fresno Water Plat information indicates an existing 4" domestic lateral is located adjacent to the 8" fire service indicated above. Utility Billing information indicates that this service is not being billed and it appears that all the domestic water services for 2152 E. Copper are located on the Copper frontage. The 4" domestic lateral could be utilized for the PUD and the fire hydrant required for the Tract connected to the covenanted fire service main. Provide note on plan: Fire hydrants and access roads shall be installed, tested and approved and shall be maintained serviceable prior to and during all phases of development. The 4 % inch outlet shall face the access lane. All weather access roads shall be installed and maintained in a serviceable condition prior to and during construction. Provide a street section detail for the 28' wide Outlot "B". It is was assumed in the review that the 28' dimension is to back of the wedged curbs and both sides of the road need to be designated as fire lanes with red curb and "FIRE LANE NO PARKING" in 3" white letters. In order to comply with the CVC requirements allowing towing from private property, signs shall be installed at all public entrance driveways that complies with CVC 22658. Provide Click-2-Enter radio frequency remote gate opening hardware and Fire X-1 hardware on electric vehicle gates. The manual EVA gate shall have the Fire X-1 padlock installed. Both sides of the proposed EVA gate shall be posted with permanent signs with the following wording: "FIRE LANE" in six-inch letters, "VEHICLES REMOVED AT OWNER'S EXPENSE" in two-inch letters, and display a telephone number the vehicle owner can call to recover their vehicle. (See: Policy No. 403.005 Requirements for Marking Fire Lanes on Private Property) City of FRESNO DEPARTMENT OF PUBLIC UTILITIES MEMORANDUM DATE: May 26, 2017 TO: Israel Trejo, Planner III Planning and Development Department _ FROM: KEVIN GRAY, Supervising Engineering Technician Department of Public Utilities, Planning and Engineering SUBJECT: SOLID WASTE REQUIREMENTS FOR VESTING TFNTATIVE MAP OF TRACT No. 6132, CONDITIONAL USE PERMIT APPLICATION No. C-17- 020 and REZONE APPLICATION No. R-17-003 General Vesting Tentative Map of Tract No. 6132, Rezone Application No. R-17-003, and Conditional UsePermit Application No. C-17-020 were filed by Gary Giannetta, on behalf of Gary McDonald Homes, and pertain to approximately 3.88 net acres of property located on North Knotting Hill Drive, northeast of the intersection of East Copper and North Maple Avenues, 11110 North Knotting Hill Dr. S/A & APN: 579-220- 26 & -27. Vesting Tentative Map No. 6132 is a request to subdivide the subject property into a 21-lot single family residential planned unit development with gated private streets and modified property development standards including reduced setbacks Solid Waste Requirements Suggestions to Reduce Impacts/Address Concerns Tract 6132 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. $' o A Nationally Accredited Public Utility Agency MEMORANDUM ISRAEL TREJO, Planner III Planning and Development Department April 26 , 2017 SEWER REQUIREMENTS FOR VESTING TENTATIVE MAP OF TRACT No. 6132, CONDITIONAL USE PERMIT APPLICATION No. C-17-020 and REZONE APPLICATION No. R-17-003 Page 2 of 2 Covenant Requirements: A covenant is required for lots 8 and 17-20 since their location exceeds the maximum 45' back-up distance allowed for a solid waste truck. The covenant will require that lot 8 place their solid/green/recyclable waste containers in front of lot 9, and lots 17-20 place their solid/green/recyclable waste containers along the side (north) of lot 16, on solid waste service days in accordance with City of Fresno and Solid Waste Division standards. Recommended Conditions of Approval Provide access to gates by 5:30 a.m. or provide remote, key or access code. City of DATE March 28, 2017 TO: Israel Trejo Development and Resource Management Department THROUGH: Jill Gormley, TE, Traffic and Engineering Manager, City Traffic Engineer Public Works Department, Traffic & Engineering Services Division FROM: Louise Gilio, Traffic Planning Supervisor r Public Works Department, Traffic & Engineering Services Division SUBJECT: Public Works Conditions of Approval TT 6132 and C-17-020, Gary McDonald Homes/ Gary 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. General Conditions: 1. Identify all easements on the map. 2. 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. 3. Overhead Utilities: Underground all existing offsite overhead utilities with the limits of this map in accordance with Fresno Municipal Code Section 15-4114. PRIVATE IMPROVEMENT REQUIREMENTS Off-Street Parking_Facilities and Geometrics 1. Off-Street parking facilities and geometrics shall conform to the City of Fresno Public Works Department, Parking Manual and Standard Drawing(s) P-21, P-22, P-23. 2. Provide parking space needs, circulation, access, directional signs (e.g. "Entrance," "Exit," "Right Turn Only," "One Way" signs, etc.) as noted on Exhibit "A". 3. When no masonry wall is required, wheel stops in the form of a 6" high concrete curb or other approved fixed barrier, placed a minimum distance of 3' from the property line, or the building to be protected, shall be installed. Page 1 of 2 T:\Traffic Planninq\ CONDITIONS OF APPROVAL\TRACT MAPS\6100\T-6132 KNOTTING HILL 11110 N\T-6132 AND C-17-020 KNOTTING HILL 11110 N doc 4. All streets and pedestrian ways shall connect to other streets and pedestrian ways to form a continuous vehicular and pedestrian network with connections within the subdivision and to adjacent development. Pedestrian paths of travel must meet current accessibility regulations. Sidewalks are recommended on both sides of the street. Identify ramps within the proposed subdivision wherever sidewalks are provided. 5. Garages and Carports: The setback is recommended to be a minimum of 18' from the back of walk or curb, whichever is greater. 6. Provide a 10' visibility triangle at all driveways. Specific Mitigation Requirements: This tract will generate 200 average daily trips 1. 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. Traffic Signal Mitigation Impact TSMI Fee: This project shall pay the current Traffic Signal Mitigation Impact Fee (TSMI Fee) at the time of building permit based on the trip generation rate(s) as set forth in the latest edition of the ITE Generation Manual for single family units (fee rate as shown in the Master Fee Schedule). Fresno Maior Street Impact (FMSD Fee: This Map is in the New Growth Area; therefore pay all applicable growth area fees and City-wide regional street impact fees. Regional Trans ortation Mitigation Fee RTMF : Pay all applicable RTMF fees to the Joint Powers Agency located at 2035 Tulare Street, Suite 201, Fresno, CA 93721; (559) 233-4148 ext. 200; www.fresnocog.org. Provide proof of payment or exemption rior to certificate of occupancy. Page 2 of 2 T:\Traffic Planning\_CONDITIONS OF APPROVAL\TRACT MAPS\6100\T-6132 KNOTTING HILL 11110 N\T-6132 AND C-17-020 KNOTTING HILL 11110 N.doc City of DEPARTMENT OF PUBLIC UTILITIES MEMORANDUM DATE: April 10, 2017 TO: Israel Trejo, Planner III Planning and Development Department FROM: KEVIN GRAY, Supervising Engineering Technician Department of Public Utilities, Planning and Enginee SUBJECT: SEWER REQUIREMENTS FOR VESTING TENTATIVE MAP OF TRACT No. 6132, CONDITIONAL USE PERMIT APPLICATION No. C-17-020 and REZONE APPLICATION No. R-17-003 General Vesting Tentative Map of Tract No. 6132, Rezone Application No. R-17-003, and Conditional UsePermit Application No. C-17-020 were filed by Gary Giannetta, on behalf of Gary McDonald Homes, and pertain to approximately 3.88 net acres of property located on North Knotting Hill Drive, northeast of the intersection of East Copper and North Maple Avenues, 11110 North Knotting Hill Dr. S/A & APN: 579-220- 26 & -27. Vesting Tentative Map No. 6132 is a request to subdivide the subject property into a 21-lot single family residential planned unit development with gated private streets and modified property development standards including reduced setbacks. Sewer Requirements The nearest sanitary sewer main to serve the proposed project is a 12-inch sewer main located in North Knotting Hill Drive. Sanitary sewer facilities are available to provide service to the site subject to the following requirements: 1. Street easements and/or deeds shall be recorded prior to approval of improvement plans. 2. All underground street utilities shall be installed prior to permanent street paving. 3. On-site sanitary sewer facilities shall be private. 4. Public sewer facilities shall be constructed in accordance with the Department of Public Works standards, specifications, and policies i ®�. A Nationally Accredited Public Utility Agency •a.YJ' MEMORANDUM ISRAEL TREJO, Planner III Planning and Development Department April 4th, 2017 SEWER REQUIREMENTS FOR VESTING TENTATIVE MAP OF TRACT No. 6132, CONDITIONAL USE PERMIT APPLICATION No. C-17-020 and REZONE APPLICATION No. R-17-003 Page 2 of 3 5. 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. (For public systems only) 6. Installation of sewer house branch(s) shall be required. 7. All sanitary sewer mains shall be extended within the proposed tract to provide service to each lot. 8. Separate sewer house branches are required for each lot 9. Abandon any existing on-site private septic systems. 10.The Project Developer shall contact Wastewater Management Division/Environmental Services at (559) 621-5100 prior to pulling building permits regarding conditions of service for special users. Sanitary Sewer Fees The following Sewer Connection Charges are due and shall be paid for the Project: 1. Sewer Lateral Charge. 2. Sewer Oversize Charge. 3. Waste Water Facility Charge (Residential Only) 4. Trunk Sewer Charge: Herndon 5. Herndon Trunk Enhancement Fee. 6. Copper Avenue Sewer Lift-Station Benefit Service Area Fee. 7. Trunk Sewer Charge: Sewer Backbone Facility Fee. 8. Upon connection of this Project to the City Sewer System the owner shall be subject to payment of Sewer Facility charges per Fresno Municipal Code Sections 6-304 and 6-305. Sewer Facility Charges consist of two components, a Wastewater Facilities Charge and Trunk Sewer Charge where applicable. MEMORANDUM ISRAEL TREJO, Planner III Planning and Development Department April 4th, 2017 SEWER REQUIREMENTS FOR VESTING TENTATIVE MAP OF TRACT No. 6132, CONDITIONAL USE PERMIT APPLICATION No. C-17-020 and REZONE APPLICATION No. R-17-003 Page 3 of 3 9. Sewer Facility Charges are collected after occupancy on a monthly basis over time based on metered (water or sewer effluent) usage. The developer may contact the Department of Public Utilities/Wastewater-Environmental Control at (559) 621-5153 to receive an estimated cost of the Sewer Facility Charges applicable to the project (based on a constant sewer discharge and loading (Biochemical Oxygen Demand [BOD] and Total Suspended Solids [TSS] levels anticipated) at the current rates in effect, at that time, per Fresno's Master Fee Resolution. The developer shall provide data regarding estimated sewer discharge rates [flow] and loading [BOD/TSS levels] required for calculating the estimated charges. City of FRE!3 N 4A DEPARTMENT OF PUBLIC UTILITIES —WATER DIVISION MEMORANDUM DATE: April 3, 2017 TO: ISRAEL TREJO, Planner III 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-6132, CONDITIONAL USE PERMIT C-17-020 AND REZONE APPLICATION R-17-003 General Vesting Tentative Map of Tract No. 6132, Rezone Application No. R-17-003, and Conditional Use Permit Application No. C-17-020 were filed by Gary Giannetta, on behalf of Gary McDonald Homes, and pertain to approximately 3.88 net acres of property located on North Knotting Hill Drive, northeast of the intersection of East Copper and North Maple Avenues, 11110 North Knotting Hill Dr. S/A & APN: 579-220- 26 & -27. Vesting Tentative Map No. 6132 is a request to subdivide the subject property into a 21-lot single family residential planned unit development with gated private streets. Rezone Application No. R-17-003 requests the addition of Water Service The nearest water mains to serve the proposed project is a 12-inch main located in North Knotting Hill Drive. Water facilities are available to provide service to the site subject to the following requirements: 1. Water service(s) with meter box(es) shall be required. 2. All public water facilities shall be constructed in accordance with City Standards, specifications, and policies. 3. Water mains (including installation of City fire hydrants) shall be extended within the proposed tract to provide service to each lot. K A Nationally Accredited Public Utility Agency 4. 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. 5. 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. 6. 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. 7. Public water service is allowed within private streets for Conditional Use Permit Application No. C-17-020 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) 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.210.413 NOTICE OF REQUIREMENTS Page]of 4 PUBLIC AGENCY DEVELOPER ISRAEL TREJO GARY MCDONALD,GYDA LAND COMPANY,INC. DEVELOPMENT SERVICES/PLANNING CITY OF FRESNO 11326 N.GLENCASTLE WAY 2600 FRESNO STREET,THIRD FLOOD FRESNO,CA 93730 FRESNO,CA 93721 PROJECT NO: 2017-020 ADDRESS: 11110 N.KNOTTING HILL DR. APN: 579-220-26S,27S SENT: Drainage Area(s) Preliminary Fee(s) Development Review Fee(s) Service Charge(s) DE $31,595.00 NOR Review* S167.00 To be paid prior to release of District comments to Public Agency and Developer. Grading Plan Review' $466.00 Amount to be submitted with first grading plan submittal Total Drainage Fee: S31,595.00 Total Service Charge: 5633.00 z *The Development Review Service Charge shown above is associated with FR TRACT 6132 and is currently proposed to develop in conjunction with this permit Payment for this entitlement shall satisfy the amount due on the associated permits. M The proposed development will generate storm runoff which produces potentially significant environmental impacts and which must be properly discharged and mitigated pursuant to the California Environmental Quality Act and the National Environmental Policy Act.The District in cooperation with the City and County has developed and adopted the Storm Drainage and Flood Control Master Plan.Compliance with and implementation of this Master Plan by this development project will satisfy the drainage related CEQA/NEPA impact of the project mitigation requirements. 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 2/28/18 based on the site plan submitted to the District on 3/13/17 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 4 Approval of this development shall be conditioned upon compliance with these District Requirements. 1. X a. Drainage from the site shall BE DIRECTED TO NORTH KNOTTING HILL DRIVE. b. Grading and drainage patterns shall be as identified on Exhibit No. _ The grading and drainage patterns shown on the site plan conform to the adopted Storm Drainage and c' Flood Control Master Plan. 2. The proposed development shall construct and/or dedicate Storm Drainage and Flood Control Master Plan facilities located within the development or necessitated by any off-site improvements required by the approving agency: Developer shall construct facilities as shown on Exhibit No. 1 as X 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 X Street Plan ■ _ Storm Drain Plan Water&Sewer Plan X Final Map _X Drainage Report(to be submitted with tentative map) Other None Required 4. Availability of drainage facilities: X 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 drainage service will not be available. The District recommends temporary facilities until C. permanent service is available. 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 4 7. The Federal Clean Water Act and the State General Permits for Storm Water Discharges Associated with Construction and Industrial Activities(State General Permits)require developers of construction projects disturbing one or more acres,and discharges associated with industrial activity not otherwise exempt from National Pollutant Discharge Elimination System(NPDES)permitting,to implement controls to reduce pollutants,prohibit the discharge of waters other than storm water to the municipal storm drain system,and meet water quality standards. These requirements apply both to pollutants generated during construction,and to those which may be generated by operations at the development after construction. a. State General Permit for Storm Water Discharges Associated with Construction Activities,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 00 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,2014 (available at the District Office). A State General Industrial Permit is required for specific types of industries described in the NPDES regulations or by Standard Industrial Classification(SIC)code. The following categories of industries are generally required to secure an industrial permit:manufacturing; trucking;recycling;and waste and hazardous waste management. Specific exemptions exist for manufacturing activities which occur entirely indoors. Permittees are required to: submit a Notice of Intent to be covered and must pay a permit fee to the State Water Resources Control Board,develop and implement a storm water pollution prevention plan,eliminate non-storm water discharges,conduct routine site inspections,train employees in permit compliance,sample storm water runoff and test it for pollutant indicators,and annually submit a report to the State Board. c. The proposed development is encouraged to select and implement storm water quality controls recommended in the Fresno-Clovis Storm Water Quality Management Construction and Post-Construction ML Guidelines(available at the District Office)to meet the requirements of the State General Permits, eliminate the potential for non-storm water to enter the municipal storm drain system,and where possible minimize contact with materials which may contaminate storm water runoff. 8. A requirement of the District may be appealed by filing a written notice of appeal with the Secretary of the District within ten days of the date of this Notice of Requirements. 9. The District reserves the right to modify,reduce or add to these requirements,or revise fees,as necessary to accommodate changes made in the proposed development by the developer or requirements made by other agencies. 10. X See Exhibit No.2 for additional comments,recommendations and requirements. Debbie Campbell Denise Wade Design Engineer Project Engineer 5469 E.OLIVE-FRESNO,CA 93727-(559)456-3292-FAX(559)456-3194 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 4 of 4 CC: GARY GIANNETTA on 1119 S STREET FRESNO,CA 93721 ■ 5469 E.OLIVE-FRESNO,CA 93727-(559)456-3292-FAX(559)456-3194 NOTE:THIS MAP IS SCHEMATIC. DISTANCES,AMOUNT OF CREDITABLE FACILITIES,AND LOCATION OF INLET BOUNDARIES ARE APPROXIMATE. t I - I I t.' i r,• % ract-6132�µ + CUP-2017;;020 rrQEtr I �� ji, I I I .I t P Ivate faciliti to be I A ndoned/l located by Developer I I l I I I I 4� I II I 1 --- — --- — --- — 'Y� COPPER— -- ---- - 54 _..—_ -------- --- ^�--------- LEGEND E3— — Existing Master Plan Facilities © Future Master Plan Facilities Private Facilities -– –– – Inlet Boundary Direction of Drainage 1 "=200' Tract-61 -020 DRAINAGE AREA "DE" EXHIBIT NO. 1 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT Prepared by:rickh Date:4/3/2017 Path:K:1Autocad\DWGS10EXHIBITITRACTS16132.mxd OTHER REQUIREMENTS EXHIBIT NO. 2 There is an existing private on-site system located within the proposed development. The developer shall work with the owners of the private on-site system to relocate and/or abandon the facilities. The existing Master Plan facilities which serve the area of CUP 2017-020 were constructed to accommodate runoff generated from commercial development. The cost of the Master Plan facilities are to be paid for through the collection of drainage fees. The density of the proposed development is consistent with an R-1 development; however, the fee rate shown on the cover sheet of this Notice of Requirements is based on a C-2 rate. 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. 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. Development No. CUP 2017-020 k:\permits\exhibit2\city-cup\2017\2017-020.docx(dw) FRESNO METROPOLITAN FLOOD CONTROL DISTRICT File No.210.45 NOTICE OF REQUIREMENTS Page 1 of 4 PUBLIC AGENCY DEVELOPER ISRAEL TREJO GARY MCDONALD,GYDA LAND COMPANY,INC. Mn DEVELOPMENT SERVICES/PLANNING Mn CITY OF FRESNO 11326 N.GLENCASTLE WAY 2600 FRESNO STREET,THIltD FLOOD FRESNO,CA 93730 FRESNO,CA 93721 PROJECT NO: 6132 ADDRESS: 11110 N.KNOTTING HILL DR. !.4 I hn In N4 APN: 579-220-26S,27S SENT: Drainage AreaL7eveloptncnt Reviews) Preliminary Fee(s) Service Cbarge(s) Feels) DE $31,595.00 NOR Review* $167.00 To be paid prior to release of District comments to Public Agency and Developer. Grading Plan Review* $466.00 Amount to be submitted with fust grading plan submittal Total Drainage Fee: 531,595.00 Total Service Charge: $633.00 'The Development Review Service Charge shown above is associated with FR CUP 2017-020 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 Storm Drainage and Flood Control Master Plan.Compliance with and implementation of this Master Plan by this development project will satisfy the ■ drainage related CEQA/NEPA impact of the project mitigation requirements. 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 2/28/18 based on the site plan submitted to the District on 3/13/17 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 4 Approval of this development shall be conditioned upon compliance with these District Requirements. 1. X a. Drainage from the site shall BE DIRECTED TO NORTH KNOTTING HILL DRIVE. b. Grading and drainage patterns shall be as identified on Exhibit No. _ The grading and drainage patterns shown on the site plan conform to the adopted Storm Drainage and c' Flood Control Master Plain. 2. The proposed development shall construct and/or dedicate Storm Drainage and Flood Control Master Plan facilities located within the development or necessitated by any off-site improvements required by the approving agency: Developer shall construct facilities as shown on Exhibit No. 1 as X None required. 3. The following final improvement plans and information shall be submitted to the District for review prior to final development approval: 04 X Grading Plan X Street Plan W Storm Drain Plan Water&Sewer Plan X Final Map w X Drainage Report(to be submitted with tentative map) Other None Required 4. Availability of drainage facilities: X 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 drainage service will not be available. The District recommends temporary facilities until C. permanent service is available. 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 4 7. The Federal Clean Water Act and the State General Permits for Storm Water Discharges Associated with Construction and Industrial Activities(State General Permits)require developers of construction projects disturbing one or more acres,and discharges associated with industrial activity not otherwise exempt from National Pollutant Discharge Elimination System(NPDES)permitting,to implement controls to reduce pollutants,prohibit the discharge of waters other than storm water to the municipal storm drain system,and meet water quality standards. These requirements apply both to pollutants generated during construction,and to those which may be generated by operations at the development after construction. a. State General Permit for Storm Water Discharges Associated with Construction Activities,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 allotice 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,2014 (available at the District Office). A State General Industrial Permit is required for specific types of industries described in the NPDES regulations or by Standard Industrial Classification(SIC)code. The following categories of industries are generally required to secure an industrial permit:manufacturing; trucking;recycling;and waste and hazardous waste management. Specific exemptions exist for manufacturing activities which occur entirely indoors. Permittees are required to:submit a Notice of Intent to be covered and must pay a permit fee to the State Water Resources Control Board,develop and implement a storm water pollution prevention plan,eliminate non-storm water discharges,conduct routine site inspections,train employees in permit compliance,sample storm water runoff and test it for pollutant indicators,and annually submit a report to the State Board. ■ c. The proposed development is encouraged to select and implement storm water quality controls recommended in the Fresno-Clovis Storm Water Quality Management Construction and Post-Construction Guidelines(available at the District Office)to meet the requirements of the State General Permits, eliminate the potential for non-storm water to enter the municipal storm drain system,and where possible ML 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. Debbie Campbell Denise Wade Design Engineer Project Engineer 5469 E.OLIVE-FRESNO,CA 93727-(559)456-3292-FAX(559)456-3194 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 4 of 4 CC: GARY GIANNETTA _ f mm 1119 S STREET FRESNO,CA 93721 z 0 ■ ML 5469 E.OLIVE-FRESNO,CA 93727-(559)456-3292-FAX(559)456-3194 NOTE:THIS MAP IS SCHEMATIC. DISTANCES,AMOUNT OF CREDITABLE FACILITIES,AND LOCATION OF INLET BOUNDARIES ARE APPROXIMATE. [ 1 Z ,, I h r Tract-6132) + _ �•t .,� �� CUP 2017=020 ILI --I I r P ivate Faciliti s to be I jW 1 1 A� andoned/ located by Developer I ! I t; �; I COPPER— ----- -- _---- LEGEND 13— Existing Master Plan Facilities flfls-- Future Master Plan Facilities Private Facilities -—— — Inlet Boundary --^� Direction of Drainage 1 " =200' Tract 1 -020 DRAINAGE AREA "DE" EXHIBIT NO. 1 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT Prepared by:denisew Date:4/3/2017 Path:C:\Users\denisew\Downloads\ggo03ldjutdgrhsr]xKwnqtm.mxd OTHER REQUIREMENTS EXHIBIT NO. 2 There is an existing private on-site system located within the proposed development. The developer shall work with the owners of the private on-site system to relocate and/or abandon the facilities. The existing Master Plan facilities which serve the area of Tract 6132 were constructed to accommodate runoff generated from commercial development. The cost of the Master Plan facilities are to be paid for through the collection of drainage fees. The density of the proposed development is consistent with an R-1 development;however,the fee rate shown on the cover sheet of this Notice of Requirements is based on a C-2 rate. Lot coverage must be provided to the District prior to submittal of improvement plans. The fmal 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. 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. Development No. Tract 6132 k:\permits\exhibit2\tracts\6132.docx(dw) co U� County of Fresno DEPARTMENT OF PUBLIC HEALTH David Pomaville, Director FSS Dr. Ken Bird, Health Officer March 14, 2017 L00018884 Israel Trejo 2602 Development & Resource Management 2600 Fresno Street, Third Floor Fresno, CA 93721-3604 Dear Mr. Trejo: PROJECT NUMBER: C-17-020, R-17-003, T-6132 Vesting Tentative Map of Tract No. 6132, Rezone Application No. R-17-003, and Conditional Use Permit Application No. C-17-020 were filed by Gary Giannetta, on behalf of Gary McDonald Homes, and pertain to approximately 3.88 net acres of property located on North Knotting Hill Drive, northeast of the intersection of East Copper and North Maple Avenues. Vesting Tentative Map No. 6132 is a request to subdivide the subject property into a 21-lot single family residential planned unit development with gated private streets. Rezone Application No. R-17-003 requests the addition of"planned development" (PD) to the existing RS-4 (Residential Single-Family, Medium Low Density) zoning. Conditional Use Permit Application No. C-17-020 proposes gated private streets and modified property development standards including reduced setbacks. APN: 579-220-26, &-27 ZONING: RS-4/PD SITE ADDRESS: 11110 N KNOTTING HILL DR Recommended Conditions of Approval: • 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. • 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. • 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. 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 Promotion,preservation and protection of the community's health 1221 Fulton Mall/P. O. Box 11867, Fresno, CA 93775 (559)600.3,71 - FAX(559)600-7629 The County of Fresno is an Equal Opportunity Employer www.co.fresno.ca.us - www.fcdph.org Israel Trejo March 14, 2017 C-17-020, R-17-003, T-6132 Page 2 of 2 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. REVIEWED BY: Kevin Dighailr ugnM by Kmini,uda MCA-MW Tsu&*,rmM Caunly Dep.,I—i e!Pub k HEaIlh. rw+[rnxarmenlal xrnhh p*mm Tsuda Vap�0 pi�41k3'7r-0107 us 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-Applicant (garygceOlsbcglobai.net) Gary McDonald- Owner (garym-(&aarymcdonaldhomes.com) �. OFFICE OF MT L- TI?M. �, .... .. ....... . .�. f"v f TELEPHONE 559)233-7161 FAX(669)233-6227 2907 S.MAPLE AVENUE FRESNO,CALIFORNIA 93725.2298 YOUR MOST VALUABLE RESOURCE-WATER March 22, 2017 Israel Trejo Development& Resource Management City of Fresno 2600 Fresno Street, Third Floor Fresno, CA 93721 RE: Vesting Tentative Map of Tract No. 6132, Rezone Application No. R-17-003, Conditional Use Permit No. C-17-020 N/E Copper and Maple avenues Dear Mr. Trejo: The Fresno Irrigation District (FID) has reviewed the Vesting Tentative Map of Tract No. 6132, Rezone Application No. R-17-003, Conditional Use Permit No. C-17-020 for which the applicant proposes a 21 lot residential planned unit development with gates private streets. The planned development proposes reduced setbacks, APNs: 579.220--26, 27. 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 service area. 3. For informational purposes, a privately owned canal known as the Phillips No. 158 runs northwesterly and crosses Copper Avenue approximately 300 feet south of the subject property, as shown on the attached FID exhibit map. F[D does not own, operate or maintain this private pipeline. FID's records indicate that the pipeline is active and will need to be treated as such. FID can supply a list of known users for this private line upon request. 4. The proposed development may negatively impact local groundwater supplies including those areas adjacent to or neighboring the proposed development area. The area was historically native or rural residential with minimal to no water use. Under current circumstances the project area is experiencing a modest, but continuing groundwater overdraft. Should the proposed development result in a greater consumption of groundwater, this deficit will increase. FID suggests the County of Fresno require the proposed development balance anticipated groundwater use with sufficient recharge of imported surface water to preclude increasing the area's existing groundwater overdraft or require the use of reclaimed water from the City of Fresno, if available. GAAg%(WrieFityTacea tMag\ 132•d�rsi �AN JACOBSEN, Vica-President JERRY PRIETO, JR DIRECTORS CHRISTOPHER WOOLF,GEORGE PORTER, GREGORY BEBERIAN,General Manager GARY R.SERRATO Israel Trejo Re:VTM6132, R-17-003, C-17-020 March 22, 2017 Page 2 of 2 5. California enacted landmark legislation in 2014 known as the Sustainable Groundwater Management Act (SGMA). The act requires the formation of local groundwater sustainability agencies (GSRs)that must assess conditions in their local water basins and adopt locally-based management plans. FID and the City of Fresno are members of the North Kings Groundwater Sustainability Agency which will manage the groundwater basin within the FID service area. This area is heavily reliant on groundwater pumping and SGMA will impact all users of groundwater and those who rely on it. The City of Fresno should consider the impacts of the development on the City's ability to comply with requirements of SGMA. 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 Jeremy Landrith at (559) 233-7161 extension 7407 or JLandrith fresnoirri ation.com. Sincerely, Laurence Kimura, P.E. Chief Engineer Attachment G:Wgencics\FresnoCily\Tract Map\6132.doc W f "l J __ _ I Y.�V• +: �� a li E r Is jj fill ai °0 c 0 7 � Il ®ITj w m 1; N w ONV_1HD1H -� i 41 ° c3 FA N 7) } if S2 AG �1 Lu o N ao L_ a O� Q M 2g U LC) - 1 d O 1 +c Q o Z to II CL r° 1 - �:�I��IHnn li II a a - - VISIA wo II 4 s . o N - o M0N❑OOM i II � pGK ui bOAt _j 113MOV13 OD tu Ea c S�TI Op.N. �_��n$ a0 it •NOdlMONN r 31dVVY MONoole C U LL Maw Ndr❑IJ9N 31NVVYIV' ys gin, MZAIN3A i 6 VI L�1� 1�w. VIA }} RVs - fivNor J . .V417A FELIZI N30NVO I _ rA 1 A E a z❑ t , rsd .w. .JACICs4 �"a A z LONGFIELI� ]133210•' $ a a - �MOCIVAS E o Ag INN• �a o� a 1 # r ¢ U-lT 1S3f1O 1 �oa LU 319Y/3 r' �_ �11.J,1 ❑ []OCMNOZ1l P�`'t b111 j iQ O r-S 3L11V� FALCON�- D ��E M. D� 7 -'deo w 0. _ ,NOO7V� FAIRE ' L O.. .7 �� d � -I ANN � P U 13�DIN NIJlfS ME •ti _ -�-� CLOVIS � - U N I F I E D SCHOOL DISTRICT Governing Board March 14, 2017 Sandra A.Bengal Christopher Casado SUBJECT: TM6132 Steven G.Fogg,M.D. Brian D.HerArd Dear Mrs. Zuniga: Glnny L.Hovseplan Elizabeth J.Sandoval The purpose of this letter is to provide school district information relative to the above- Jim van volkinburg.D.D.S. referenced subdivision and to comply with Business and Professions Code section 11010, subdivision (b)(11)(A) regarding the provision of school-related information to the subdivider/owner and the State Department of Real Estate. Administration Janet L.Young,Ed.D. 1. Elementary School Information: Superintendent Norm Anderson Assodafr Superintendent (a) The subject land is presently within the attendance area of the elementary school Bary S.Jager,Jr. (grades K-6) listed below: Assodate Superintendent Michael Johnston School Name: Fugman Elementary Asso Jate Superintendent Address: 10825 N Cedar Avenue, Fresno, CA 93730 Telephone: (559) 327-8700 Capacity: 858 Enrollment: 867 (b) Because of projected growth in the District and the District's plans for construction of new school facilities, it is possible that (1) adjustment of school attendance areas could occur in the future such that students residing in the project area may be required to attend an elementary school other than the school listed above, and (2) students residing in the project area may attend more than one elementary school within the District during their elementary school years. 2. Intermediate School Information: i School Name: Granite Ridge Address: 2770 E International Ave, Fresno, CA 93730 Telephone: (559) 327-5000 Capacity: 1600 Enrollment: 1394 1450 Hemdon Avenue• Clovis,CA 93611-0599 559-327-9000 •www.cusd.com 3. High School Information: School Name: Clovis North High School Address: 2770 E International Ave Fresno, CA 93730 Telephone: (559) 327-5000 Capacity: 3100 Enrollment: 2487 4. Bus transportation is currently provided for grades K-6 students residing further than one mile from school and for grades 7-12 students residing further than two and one-half miles from school. Transportation will be available for students attending the above-identified elementary, intermediate and high schools in accordance with District standards in effect at the time of enrollment. 5. The District currently levies a school facilities fee of$4.22 per square foot for residential development. The fee is adjusted periodically in accordance with law. New development on the subject property will be subject to the fee in place at the time fee certificates are obtained. The District hereby requests that the information in this letter be provided by the owner/subdivider to all prospective purchasers of property within the project. Thank you for the opportunity to comment on the project. Please contact me if you have any questions regarding this letter. Sincerely, G f V Michael Johnston Associate Superintendent Administrative Services Exhibit K 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 Report (MEIR) SCH No. 2012111015 prepared for the new Fresno Filed with the Fresno County Clerks office on General Plan Update adopted by the Fresno City Council on December April 14 2017 18, 2014. Applicant: Initial Study Prepared By: Gary McDonald Israel Trejo, Planner 11326 North Glencastle Way April 14, 2017 Fresno, California 93730 Environmental Assessment Number: Project Location (including APN): Vesting Tentative Tract Map No. 6132 Located on North Knotting Hill Drive, northeast of the Conditional Use Permit No. C-17-020 intersection of East Copper and North Maple Avenues, Rezone No. R-17-003 within the Copper River Ranch Planned Community 36053'49.804" N Latitude, 119044'40.052" W Longitude (APN: 579-220-26, -27) Project Description: Gary Giannetta, on behalf of Gary McDonald Homes, has filed Conditional Use Permit No. C-17-020, Rezone No. R-17-003 and Vesting Tentative Tract Map No. 6132, pertaining to approximately 3.88 acres of property located on the on North Knotting Hill Drive, northeast of the intersection of East Copper and North Maple Avenues, within the Copper River Ranch Planned Community. Conditional Use Permit Application No. C-17-020 proposes gated private streets and modified property development standards. Rezone No. R-17-003 requests the addition of "Planned Development" (PD) to the existing RS-4 (Residential Single-Family) zoning. Vesting Tentative Map No. 6132 is a request to subdivide the subject property into a 21-lot single family residential planned unit development subdivision. The applications are 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. 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 RS-4 (Single Family Residential District) zone district 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. 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 that the future development will adversely impact existing city service Finding of Conformity Environmental Assessment No. C-17-020/R-17-003/T-6132 April 14, 2017 Page 2 of 3 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 Program EIR No. 10126 prepared for 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 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 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 prepared for the Copper River Ranch Project because it will not generate additional significant effects on the environment not previously examined and analyzed by the MEIR and Program EIR 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). � ( A ril 14, 2017 Isra,pfTrejo, PIa Date City of Fresno Finding of Conformity Environmental Assessment No. C-17-020/R-17-003/T-6132 April 14, 2017 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/lnitial Study for Environmental Assessment No. T-6132/C-17-020/R-17-003 Mitigation MEIR Mitigation Monitoring Checklist for Environmental Assessment No. T-6132/C-17-020/R-1 7-003 E201710000i02 CITY OF FRESNO Filed with: NOTICE OF INTENT TO ADOPT A L FINDING OF CONFORMITY F D PROJECT TITLE AND ENVIRONMENTAL ASSESSMENT APR I A 2017 TIME Conditional Use Permit No. C-17-020 L M Rezone No. R-17-003 Vesting Tentative Tract Map No. 6132 BY FRESNO COUNTY CLERK APPLICANT: 2220 Tulare Street, Fresno, CA -- - - - ------ 93721 Gary McDonald Homes 11326 North Glencastle Way Fresno, California 93730 PROJECT LOCATION: Located on North Knotting Hill Drive, northeast of the intersection of East Copper and North Maple Avenues, within the Copper River Ranch Planned Community 36053'49.804" N Latitude, 119044'40.052" W Longitude N (APN 579-220-26 & -27) I� PROJECT DESCRIPTION: Gary Giannetta, on behalf of Gary McDonald Homes, has filed Conditional Use Permit No. C-17-020, Rezone No. R-17-003 and Vesting Tentative Tract Map No. 6132 pertaining to approximately 3.88 acres of property located on North Knotting Hill Drive, northeast of the intersection of East Copper and North Maple Avenues, within the Copper River Ranch Planned Community. Conditional Use Permit Application No. C-17-020 proposes gated private streets and modified property development standards. Rezone No. R-17-003 requests the addition of "Planned Development" (PD) to the existing RS-4 (Residential Single-Family) zoning. Vesting Tentative Map No. 6132 is a request to subdivide the subject property into a 21-lot single family residential planned unit development subdivision. 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 Capper 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 E201710000102 --- . . . - - - - E201710000102 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 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 MSIR and Program EIR 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 May 16, 2017. 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 can be sent by facsimile to (559) 498-1026. 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TM o U U C (� O L — M 0 C `n O v w 0 Q ~Z � 4w � 0 � a)v - O Q x � ° ai N Q LZ c � CCL V) cC ca W ON a] O Qz NOE O r� a cn U + -O �CIO d "0 OO , _ UN r- -0 .0 (6 c6 L U ca U� = +C�a- W NXN 0N > Q >1dCIO X — N m : U (D :3 � d ° EaE� vL ° L � E •z oacUOo0 O O v > N� 0O '+� _ ° ° �N M ° 0) -° ° LQaQ L cs cm 5~ V! N "-� > M N � U "� N O E O V ea N M O � V � Lr- •m a) CL M �= M a•°N O > _0 C:ac ° U >m L >,Q U Im LLJL ? � Q m APPENDIX G TO ANALYZE SUBSEQUENT PROJECT IDENTIFIED IN MEIR SCH No. 2012111015/INITIAL STUDY Environmental Checklist Form for: EA No. T-6132/C-17-020/R-17-003 1- Project title: Conditional Use Permit No. C-17-020 Vesting Tentative Tract Map No. 613.2 Rezone No. R-17-003 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 City of Fresno Development & Resource Management Dept. (559) 621-8044 4. Project location: Located on North Knotting Hill Drive, northeast of the intersection of East Copper and North Maple Avenues. within the Copper River Ranch Planned Community,_ in the City and County of Fresno, California Assessor's Parcel Number(s): 579-220-26 & -27 5. Project sponsor's name and address: Gary McDonald Homes 11326 North Glencastle Way Fresno, California 93730 -1- 6. General plan designation: The Woodward Park Community Plan and the Fresno General Plan designate the subject property for medium low density residential planned land uses 7. Zoning: RS-4/CZ Residential Single Family District/Conditions of Zoning) 8. Description of project: A 21 lot, gated single-family residential subdivision with private streets and modified property development standards 9. Surrounding land uses and setting: Planned Land Use Existing Zoning Existing Land Use North Low Density Residential RS-3 Single-Family Single-Family Residential Residential East Medium Low Density RS-5 Rural Residential Single-Family Residential Residential South Community Commercial CC Office Community Commercial west Community Commercial CC Vacant Community Commercial 1 11 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 Safety Services Division; COF Fire Department: Fresno Metropolitan Flood Control District; and, San Joaquin Valley Air Pollution Control District. -2- 11. Have California Native American tribes traditionally and culturally affiliated with the project area requested consultation pursuant to Public Resources Code (PRC) section 21080.3.1? If so, has consultation begun? California Native American tribes traditionally and culturally affiliated with the project area have not requested consultation. 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. ❑ Aesthetics ❑ Agriculture and Forestry ❑ Air Quality Resources ❑ Biological Resources ❑ Cultural Resources ❑ Geology /Soils ❑ Greenhouse Gas ❑ Hazards & Hazardous ❑ Hydrology/Water Emissions Materials Quality ❑ Land Use/Planning ❑ Mineral Resources ❑ Noise ❑ Population /Housing ❑ Public Services ❑ Recreation ❑ Transportation/Traffic ❑ Tribal Cultural Resources ❑ Utilities/Service Systems ❑ Mandatory Findings of Significance 1 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 -3- 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. 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 or Air Quality MND pursuant to Public Resources Code Section 21157.1(d) and CEQA Guidelines 15178(a). X April 14, 2017 sigogfure Date EVALUATION OF ADDITIONAL ENVIRONMENTAL IMPACTS NOT ASSESSED IN THE MEIR or Air Quality MND: 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. -4- 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). 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 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. 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. -5- 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. 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 Less Than ENVIRONMENTAL ISSUES Significant Significant with Mitigation Significant No Impact Incorporated Impact Impact I. AESTHETICS -- Would the project: 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? -6- Potentially Less Than Less Than ENVIRONMENTAL ISSUES Significant Significant with Mitigation Significant Impact Incorporated No Impact Impact — d) Create a new source of substantial 1 light or glare which would adversely affect day or nighttime views in the x area? As noted within the Master Environmental Impact Report for the Fresno General Plan, a scenic vista is a viewpoint that provides a distant view of highly valued natural or man- made landscape features for the benefit of the general public. Scenic vistas within the Fresno area could provide distant views of the foothills of the Sierra Nevada Mountain Range. The site is located within an area which has been substantially developed, i.e., the Copper River Ranch development. The project has a substantial setback from the bicycle/pedestrian trail along East Copper Avenue. Development on the subject site would be consistent with existing development in the area and required to comply with the height standards of the applicable zone 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 urban development does not generally create hazards or nuisance effects, but provides accent, direction and security. -7- Potentially Less Than Less Than ENVIRONMENTAL ISSUES Significant Significant with Significant No Mitigation Impact Impact incorporated Impact II. AGRICULTURE AND FORESTRY I RESOURCES: In determining whether impacts to agricultural resources are significant j 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 x contract? 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(g))? j d) Result in the loss of forest land or conversion of forest land to non- x forest use? -8- Potentially Less Than Less Than Significant with No ENVIRONMENTAL ISSUES Significant Mitigation Significant Impact Impact Incorporated Impact 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. Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact Incorporated . .... --...--. .............. - 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 1 contribute substantially to an existing x or projected air quality violation? -9- ........... Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact Incorporated 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 i x air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? d) Expose sensitive receptors to substantial pollutant concentrations? x e) Create objectionable odors affecting a substantial number of x 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. Mixed uses near the subject site include commercial, parks, golf course, and an elementary school. A system of bike and pedestrian trails 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 -10- 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 Incorporated 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? b) Have a substantial adverse effect on any riparian habitat or other 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? -11- Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact Incor orated 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 may typically use habitats similar to those found in the Copper River Ranch project area. These 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 -12- 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. Less Than Potentially j Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact Incorporated V. CULTURAL RESOURCES -- Would the project: 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, 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. -13- 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. 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, 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 Lb) Result in substantial soil erosion or X he loss of topsoil? -14- Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact Incorporated 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? 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. 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 -15- 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: a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on X 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? -16- Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact Incorporated 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? 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 two miles of a public airport or public X 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 result in a safety hazard for people X 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? -17- Less Than 1 Potentially Significant Less Than ENVIRONMENTAL ISSUES Significant with Significant No Impact Mitigation Impact Impact Incorporated 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 wildlands? 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 project will be required to comply with Fire Department requirements, including, providing two points of access. 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 ENVIRONMENTAL ISSUES Significant with Significant No Impact Mitigation Impact Impact incorporated IX. HYDROLOGY AND WATER QUALITY -- Would the project: -18- Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact Incorporated a) Violate any water quality standards or waste discharge X requirements? 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 ranted)? 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? -19- .... ............ ........ _. Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact Incorporated f) Otherwise substantially degrade X water quality? T� 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 hazard area structures which would X 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- The proposed project is a residential project (21 lots), consistent with development in the surrounding area, and, as such, the project is not expected to violate water quality standards of waste discharge requirements. The project is proposing residential uses and is therefore, not expected to substantially degrade water quality or waste discharge requirements. . The 2010 Urban Water Management Plan (UWMP) was adopted by the City Council in November 2012. It describes the current and planned water conservation programs, provides a water shortage contingency plan should it need to be implemented in the event of a severe water shortage or water supply emergency and a future water supply plan for a variety of water sources including treated surface water, groundwater and recycled water. Also included in this 2010 UWMP is an aggressive water conservation plan to reduce demand throughout the City's service area. 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 supply 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 is available to serve the proposed project. The FMFCD has indicated that there is permanent drainage service to serve the project and the project must comply with FMFCD regulations. 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, 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 storm water 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, 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 -21- X. LAND USE AND PLANNING - Would the project: a) Physically divide an established X community? 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 21 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 any conservation plans since it is not located within any 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: 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? -22- 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 generation of noise levels in excess of standards established in the local X general plan or noise ordinance, or applicable standards of other agencies? 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? 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? -23- Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact Incorporated 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 similar with other residential projects in the area and has a significant setback from the major street (East Copper Avenue). The project is not expected to expose persons to noise levels in excess of current standards. A 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. -24- Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact 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. Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact Incorporated XIV. PUBLIC SERVICES -- -25- Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact Incorporated 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 Other public services? f 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 FMFCD has indicated that permanent drainage is available to serve the project; additionally, the project must comply with the conditions submitted by the District 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 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. -26- ............ Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact Incorporated f 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 (21 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 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 i Impact Impact Mitigation Impact Incorporated 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)? I e) Result in inadequate emergency , X access? -28- . . ............ Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact Incorporated 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. Less Than ! Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact Impact Incorporated XVII. TRIBAL CULTURAL RESOURCES -- Would the pro'e� ct: -29- f 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 tribal cultural resource, defined in PRC section 21074 as either a site, feature, place, cultural X landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is? i) Listed or eligible for listing in the California Register of Historical Resources, or in a local X register of historical resources as defined in PRC section 5020.1(k), or, ii) A resource determined by the lead agency, in its discretion and supported by substantial evi- dence, to be significant pursuant to criteria set forth in subdivision (c) of PRC section 5024.1. In X applying the criteria set forth in subdivision (c) of PRC section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe. The Copper River Ranch project underwent a systematic and intensive cultural resource investigation which did not reveal any presence of cultural or historical resources on the project site. As such, the project will not cause a substantial adverse change in the significance of a tribal cultural resource. Additionally, the subject site is not eligible for listing in the California Register of Historical Resources. No resource was determined to be significant at the subject site. -30- Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact Incorporated XVIII. UTILITIES AND SERVICE SYSTEMS -- Would the project: a) Exceed wastewater treatment requirements of the applicable X Regional Water Quality Control Board? 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? -31- Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant . Impact Impact Mitigation Impact Incorporated f) Be served by 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? The wastewater treatment facility within the Copper River Ranch project 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 (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 indicated that there are adequate facilities to serve the proposed project subject to compliance with the conditions submitted by the District for the proposed project, which will not cause significant environmental effects. 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 XVX. MANDATORY FINDINGS OF SIGNIFICANCE -- -32- Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact Incorporated 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? 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 which is neither a direct or indirect detriment to the quality of the environment through reductions in habitat, populations, or examples of local history (through either individual or cumulative impacts). The proposed project does not have 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 -33- 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. -34-