Exhibit I
Exhibit A
RS-5
CG
RS-4 PR
PR
RS-3
RS-4
PR
PR
RS-3
RS-3
RS-4
PR
RS-3
RS-5
RS-3
RS-4
RS-3
RS-3
RS-4
RS-3
RS-3
RS-4
PR
N Friant Rd
N Alicante Dr
N Alicante Dr
N Willow Ave
N Alicante Dr
0 500 1,000250
Feet
/
Rezone
County of Fresno
City of Fresno
No. 17
RS-4
No Change
No. 2
RS-3 to RS-3
(4.55 Acres)
No. 1a
RS-3 to RS-3
(12.69 Acres)
No.16
RS-4
No Change
1a) From RS-3/UGM/cz (Single Family Residential, Low Density/Urban Growth Management/conditions of zoning) zone district to RS-3/UGM/cz (Single Family Residential, Low Density/Urban Growth Management/conditions of zoning) zone district. 1b) From RS-3/UGM/cz (Single Family Residential, Low Density/Urban Growth Management/conditions of zoning) zone district to RS-3/UGM/cz (Single Family Residential, Low Density/Urban Growth Management/conditions of zoning) zone district. 2) From RS-3/UGM/cz (Single Family Residential, Low Density/Urban Growth Management/conditions of zoning) zone district to RS-3/UGM/cz (Single Family Residential, Low Density /Urban Growth Management/conditions of zoning) zone district. 3) From RS-3/UGM/cz (Single Family Residential, Low Density/Urban Growth Management/conditions of zoning) zone district to RS-3/UGM/cz (Single Family Residential, Low Density/Urban Growth Management/conditions of zoning) zone district. 4) From RS-4(Single Family Residential, Medium Low Density/Urban Growth Management/conditions of zoning) zone district to RS-4/UGM/cz(Single Family Residential, Medium Low Density/Urban Growth Management/ conditions of zoning) zone district.
No.3
RS-3 to RS-3
(1.48 Acres)
No. 4
RS-4 to RS-4
(1.43 Acres)
No. 15
RS-4
No Change
No. 15
RS-4
No Change
City
of
Fresno
County
of
Fresno
No.1b
RS-3 to RS-3
(0.39 Acres)
P23-02992 Copper River
Southwest of E. Silaxon and N. Willow Avenues
RS-4
PR
PR
RS-4
RS-4
RS-3
CC
PR
RS-4PR
RS-5
RS-5
RS-4
RS-5
CG
RS-5
RS-4
PR
RS-4
E Via Cesena Dr
N W
illow Ave
E Via
Cesena DrN Valley Dr
E Via Sofia Dr
E Course
View Way
N View Pl
E Pinnacle Ln
N Via
Romagna Dr
E Copper Ridge Dr
N Via
Pavena Dr
N Via Rim
ini Dr
E Copper Ave
N Chestnut Ave
0 500 1,000250
Feet/
Rezone
City of Fresno
County of Fresno
No. 7
RS-3 to RS-3
(Acres 9.07)
5a) From the RS-3/UGM/cz (Single Family Residential, Low Density/Urban Growth Management/conditions of zoning) zone district to RS-3/UGM/cz (Single Family Residential, Low Density/Urban Growth Management/conditions of zoning) zone district. 5b) From the RS-3/UGM/cz (Single Family Residential, Low Density/Urban Growth Management/conditions of zoning) zone district to RS-3/UGM/cz (Single Family Residential, Low Density/Urban Growth Management/conditions of zoning) zone district. 7) From the RS-3/UGM/cz (Single Family Residential, Low Density/Urban Growth Management/conditions of zoning) zone district to RS-3/UGM/cz (Single Family Residential, Low Density/Urban Growth Management/conditions of zoning) zone district. 9) From the RS-5/UGM/cz (Single Family Residential, Medium High Density/Urban Growth Management/conditions of zoning) zone district to RS-5/UGM/cz (Single Family Residential, Medium Density/Urban Growth Management/conditions of zoning) zone district. 10a) From the CC/UGM/cz (Community Commercial/Urban Growth Management/conditions of zoning) zone district to CC/UGM/cz (Community Commercial/Urban Growth Management/conditions of zoning) zone district. 10b) From the RS-4/UGM/cz (Single Family Residential, Medium Low Density/Urban Growth Management/conditions of zoning) zone district to the RS-4/UGM/cz (Single Family Residential, Medium Low Density/Urban Growth Management/conditions of zoning) zone district. 10c) From the RS-4/UGM/cz (Single Family Residential, Medium Low Density/Urban Growth Management/conditions of zoning) zone district to the RS-4/UGM/cz (Single Family Residential, Medium Low Density/Urban Growth Management/conditions of zoning) zone district. 12a) From the RS-4/UGM/cz (Single Family Residential, Medium Low Density/Urban Growth Management/conditions of zoning) zone district to RS-4/UGM/cz (Single Family Residential, Medium Low Density /Urban Growth Management/conditions of zoning) zone district. 12c) From the RS-4/UGM/cz (Single Family Residential, Medium Low Densityl/Urban Growth Management/conditions of zoning) zone district to RS-4/UGM/cz (Single Family Residential, Medium Low Density /Urban Growth Management/conditions of zoning) zone district.
No. 8
RS-4
No Change
No. 12b CC
No Change
No. 9
RM-5 to RS-5
(7.38 Acres)
No. 5a
RS-3 to RS-3
(15.61 Acres)
No.5
RS-5
No Change
No. 13
RS-5
No Change
No.10b
RS-4 to RS-4
(0.44 Acres)
No.10a CC to CC
(2.82 Acres)
No. 12c
RS-4 to RS-4
(0.98 Acres)
No.5b
RM-3 to RS-3
(0.5 Acres)
No.12a
RS-4 to RS-4
(1.42 Acres)
No.10c
RS-4 to RS-4
(0.11 Acres)
P23-02992 Copper River
Northwest of E. Copper and N. Willow Avenues
PR
RS-4
RS-4
RS-3
RS-4
PI CC
RS-4
RS-3
PI
RS-3
RS-4
RS-5
N Garden Sage
Ave
N Cherry
Sage Ave
E Autumn
Sage Ave
E Autumn
Sage
Ave
N Sageberry
W
ay
N John
Albert Ave
N Blue
Sage Ave
N M
aple Ave
E Autumn Sage Ave
E Copper Ave
E Banwell Ln
N Knotting Hill Dr
E Copper River Dr
P23-00992 Copper River
Northwest of E. Copper and N. Maple Avenues
0 150 30075
Feet
/
Rezone
No. 18
CC
No Change
No. 11
RM-2 to RM-2
(7.95 Acres)
11) From RM-2/UGM/cz (Multi-Family Residential, Urban Neighborhood/Urban Growth Management/conditions of zoning) zone district to RM-2/UGM/cz (Multi-Family Residential, Urban Neighborhood/Urban Growth Management/conditions of zoning) zone district.
RM-1 OS RS-4
RS-4
RM-1
RM-1
RM-1
RM-1
RM-1
RS-4
OS
RS-4
OS
RS-4
RS-4
RS-4
E Via Estrella Dr
N Alicante Dr
N Via Campagna Dr
E Copper River Dr
N Via
Lavanda Dr
E Via
Sentieri Dr
E Via Girasoli Dr
E Via Ulivo Dr
E Via Palmi Dr
N Via Milano Way
N Via San Toma Dr
N Via Ventana Way
N Old Friant Rd
N Via Napoli Dr
E Copper River Dr
E Via Roma Dr
N Alicante Dr
N Friant Rd
P23-02992 Copper River
Properties along E. Copper River Drive between E. Friant and N. Allcante Drives 0 150 30075
Feet
/
Rezone
County of Fresno
City of Fresno
No. 19
RM-2 to RM-2
(1.06 Acres)
No. 20
RM-2 to RM-2
(0.94 Acres)
No. 21
RM-2
No Change
19) From RM-2/UGM/cz (Multi-Family Residential, Urban Neighborhood/Urban Growth Management/conditions of zoning) zone district to RM-2/UGM/cz (Multi-Family Residential, Urban Neighborhood/Urban Growth Management/conditions of zoning) zone district. 20) From RM-2/UGM/cz (Multi-Family Residential, Urban Neighborhood/Urban Growth Management/conditions of zoning) zone district to RM-2/UGM/cz (Multi-Family Residential, Urban Neighborhood/Urban Growth Management/conditions of zoning) zone district.
City Limits
Exhibit B
PUBLIC WORKS DEPARTMENT
City Hall Scott L. Mozier, P.E.
2600 Fresno Street, 4th Floor Public Works Director
Fresno, California 93721
Ph. (559) 621-8800
www.fresno.gov
January 17, 2024
Israel Trejo, Supervising Planner
Planning and Development Department
2600 Fresno Street, 3rd Floor
Fresno, CA 93721
SUBJECT: REVIEW OF THE UPADTED TRAFFIC IMPACT ANALYSIS REPORT DATED AUGUST 22, 2023 FOR THE COPPER RIVER RANCH DEVELOPMENT
LOCATED ON THE NORTHWEST QUADRANT OF WILLOW AVENUE AND
COPPER AVENUE
TIS 23-016, P23-02992
PROJECT OVERVIEW
Traffic & Engineering Services staff has reviewed the Updated Traffic Impact Analysis (TIA) Report prepared by JLB Traffic Engineering, Inc. for th e pr oposed Copper River Ranch Development, “project”. At build out, the project has proposed to have constructed the following:
• 3,278 residential units (2,429 single family & 849 multi-family) • 254,423 square feet of mixed-use commercial uses
• Park-N-Ride lot with 27 parking spaces
• 28.80 acres of park space
• 3.30 acres of wastewater treatment plant
The Updated TIA evaluated the vehicular traffic operational analysis of five (5) intersections which the City of Fresno conditioned the project to construct traffic si gnals at varying levels of development. Vehicle trips projected to be generate d by the project were calculated using the ITE Trip Generation Manual, 10th Edition. The following table below includes a comparison of the daily (ADT), AM and PM peak hour trips projected to be generated by proposed project as remaining to be Built (2020), Built (2020-2023), and Build Projections (2023-2025).
Land Use
Size
Weekday
ADT
AM
Peak Hour
PM
Peak Hour
In Out Total In Out Total
Remaining to be Built (2020) – Included in EIR project description Single Family
Detached Housing 1,270 DU 11,987 233 705 938 792 466 1,258 Apartments 849 DU 6,215 89 301 390 299 176 475
City Park 25.30 acres 20 1 0 1 2 1 3
Commercial 192,273 SF 14,230 464 380 844 539 583 1,122
Total 32,452 787 1,386 2,176 1,632 1,226 2,858
Built (2020-2023) – Since adoption of EIR
Single Family
Detached Housing 254 DU 2,397 48 138 186 155 96 251
Apartments 216 DU 1,581 23 76 99 76 45 121
City Park 0 acres 0 0 0 0 0 0 0
Commercial 22,500 SF 1,921 68 52 120 67 76 143
Total 5,899 139 266 405 298 217 515
Build Projections (2023-2025)
Single Family
Detached Housing 240 DU 2,265 41 135 176 152 87 239
Apartments 276 DU 2,020 29 98 127 98 57 155
Commercial 38,400 SF 4,241 132 119 251 165 164 329
Total 8,526 202 352 554 415 308 723
DU = dwelling units SF = square feet
GENERAL COMMENTS and CONDITIONS
1. This project shall pay its Traffic Signal Mitigation Impact (TSMI) Fee per the Master Fee Schedule at the time of building permit.
The TSMI fee fa cilitates project impact mitigation to the City of Fresno Traffic Signal infrastructure so that costs are applied to each new project/building based on the generated ADT. The TSMI fee is credi ted against traffic signal installation/modifications and/or Intelligent Transportation System (ITS ) improvements (constructed at their ultimate location) that plan to build out the General Plan Circulation Element and are included in the Nexus Study for the TSMI fee. If the project is conditioned with traffic si gnal improvements in excess of their TSMI fee amount, the applicant may apply for fee credits (security/bonding and/or developer agreement required) and/or reimbursement for work in excess of their fee as long as the infrastructure is in place at the ultimate location. The applicant should work w ith the Public Works Department and identify, with a Professional Engineers estimate, the costs associated with the improvements prior to paying the TSMI fee to determine any applicable fee credits and/or reimbursements.
For project specific impacts that are not consistent with the General P lan, Public Works Standards, and/or are not incorporated into the TSMI fees, the infrastructur e costs will not be eligib le. Failure to pay this fee or construct improvements that are credited/reimbursable with this fee will result in a significant unmitigated impact as this fee is applied to all projects within the City Sphere of Influence.
Improvements at the following study intersections are included in the TSMI fee program:
• Willow Avenue at Alicante Drive
• Millbrook Avenue at Olympic Avenue
• Cedar Avenue at Olympic Avenue
• Chestnut Avenue at Behymer Avenue
• Sommerville Avenue at Chestnut Avenue
2. This project shall pay its Fresno Major Street Impact (FMSI) Fee, which will be determined at time of building permit. This FMS I fee is creditable towards major street roadway improvements included in the nexus study for the FMSI fee.
3. The project shall pay the Regional Transportation Mitigation Fee (RTMF). Pay the RTMF fee to the Joint Pow ers Ag ency located at 2035 Tulare Street, Suite 201, Fresno, CA 93721; (559) 2 33-4148, ext. 200; www.fresnocog.org. Provide proof of payment or exemption, based on vesting rights, prior to issuance of building permits.
4. The proposed project shall pay the $ 525 Traffic Study review fee for review of the document. Proof of payment shall be provided to the Traffic Operations and Planning Division.
5. The proposed project shall install a traffic signal with protected left-turn phasing per City of Fresno standards at the intersection of Chestnut Avenue and Behymer Avenue prior to the occupancy of building permits for development of the proposed project generating up to 950 average daily trips (ADT) of the 32, 452 ADT projected to be generated by the remaining build out of the project (See Remaining to be Built 2020 in Table above) . This improvement will improve the crossing conditions for students. The traffic signal poles shall be installed in the ultimate location and may require the acquisition of right -of-way.
The intersection shall be constructed to include the following configuration:
• Eastbound – one (1) left -turn lane , two (2) thro ugh lanes and one (1) right -turn lane
• Westbound – one (1) left -turn lane, two (2) through lanes and one (1) right -turn lane
• Northbound – one (1) left -turn lane, one (1 ) through lane and one (1) righ t-turn lane
• Southbound – one (1) left -turn lane, one (1) through lane and one (1) right -turn lane
• Bike lanes shall be provided in all directions
6. The proposed project shall install a traffic signal with protected left -turn phasing per City of Fresno standards at the intersection of Cedar Avenue and Olympic Avenue prior to the occupancy of building permits for development of the proposed project generating up to 2,400 average daily trips (ADT) of the 32, 452 ADT projected to be generated by the remaining build out of the project (See Remaining to be Built 2020 in Table above) . This improvement will improve t he crossing c onditions for students. The traffic signal poles shall be installed in the ultimate location and may require the acquisition of right -of-way.
The intersection shall be constructed to include the following configuration:
• Eastbound – one (1) left-turn lane and one (1) right-turn lane • Northbound – one (1) left-turn lane and two (2) through lanes • Southbound –two (2) through lanes and one (1) right turn lane • Bike lanes shall be provided in all directions
7. The proposed project shall install a traffic signal with protected left-turn phasing per City of Fresno standards at the intersection of Millbrook Avenue and Olympic Avenue prior to the occupancy of building permits for development of the proposed project generating up to 2,400 average daily trips (ADT) of the 32, 452 ADT projected to be generated by the remaining build out of the project (See Remaining to be Built 2020 in Table above) . This improvement will improve the crossing conditions for students. The traffic signal poles shall be installed in the ultimate l ocation and may require the acquisition of right -of-way.
The intersection shall be constructed to include the following configuration:
• Westbound – one (1) left-turn lane and one (1) right-turn lane • Northbound –two (2) through lanes and one (1) right turn lane • Southbound – one (1) left-turn lane and two (2) through lanes • Bike lanes shall be provided in all directions
8. The project has proposed a full access intersection on Willow Avenue at Alicante Drive.
Willow Avenue is a super arterial which allow s for limited access points. All full access intersections along a super arterial shall be signalized . This intersection shall be modified to restrict eastbound left -turn movements. Prior to the project utilizing eastbound left-turn movements, the traffic signal at the intersection shall be operationa l. The traffic signal poles shall be installed in the ultimate location and may require the acquisition of right -of- way. The signalized intersection shall be constructed to include the following configuration:
• Eastbound – one (1) left-turn lane and one (1) right turn lane • Northbound – one (1) left-turn lane and one (1) through lane • Southbound – one (1) left -turn lane, two (2) through lane s and one (1) right -turn lane
• Bike lan es shall be provided along the west side of Willow in the southbound direction
9. The proposed pr oject shall widen/construct Willow Avenue between Copper Avenue and Alicante Drive prior to the occupancy of building permits for development of the proposed project generating up to 20,000 average daily trips (ADT) of t he 32,452 ADT projected to be generated by the remaining build out of the project (See Remaining to be Built 2020 in Table above) . The segment shall be widened/constructed to include two (2) 12’ tra vel lanes in each direction, shoulder, and a raised median island. The northbound portion of the segment should reduce to one northbound through lane prior to the intersection of
Alicante Drive, utilizing a 55 mph desi gn speed and 55:1 taper, following a series of three Type VI lane drop arrows north of Copper Av enue. The roadway segment shall be constructed per City of Fresno standards and may require the acquisition of right -of-way.
Note, the intersection of Alicante Drive and Willow Avenue shall conform to the configuration in condition #8 above.
10. The proposed project shall install a traffic signal with protected left -turn phasing per City of Fresno standards at the intersection of Chestnut Avenue and Sommerville Driv e prior to the occupancy of building permits for development of the proposed project generating up to 4,800 average daily trips (ADT) of the 32,452 ADT projected to be generated by the remaining build out of the project (See Remaining to be Built 2020 in Table above) . This improvement will i mprove the crossing conditions for students. The traffic signal poles shall be installed in the ultimate location and may require the acquisition of right -of-way.
The intersection shall be constructed to include the following configuration:
• Westbound – one (1) left-turn lane and one (1) right-turn lane • Northbound – one (1) left -turn lane, one (1) through lane, and one (1) shared through-right-turn lane
• Southbound – one (1) left-turn lane and two (2) through lanes • Bike lanes shall be provided in all directions
11. The project has proposed a full access intersection on Willow Avenue north of Alicante.
Willow Avenue is a super arterial which allow s for limited access points. All full access intersections along a super arterial shall be signalized . The City is not supportive of a traffic signal or a full access intersection at this location. The intersection shall be designed and constructed to include the following configuration:
• Eastbound – one (1) right turn lane
• Northbound – one (1) left-turn lane, one (1) through lane • Southbound – one (1) through lane and one (1) right-turn lane • Bike lanes shall be provided along the west side of Willow in the southbound direction
12. Each entitlement of the proposed project shall be responsible for providing a trip generation study as part of its application. The trip generation study sha ll include the trip generation of the proposed project as well as the trip generation of all components approved at that time.
13. For additional building permit issuance, each entitlement shall provi de a signed acknowledgement from the homebuyer ( Residential unit s) or developer/ten ant (Commercial units) that occupancy will not be permitted until traffic signal improvements listed on conditions #5 through #10 (Whichever are applicable) are completed. The developer of each entitlement shall have a sign install ed at the entra nce into each development stating, “Traffic signal improvements coming soon to the intersection of “street” and “street” (each applicable intersection/improvement shall be listed) . No occupancies or move-in(s) will be allowed until the required traffic signal improvements are completed.
14. If the above listed traffic signal s are not operational by August 1, 2024, the project shall enter into a Deferral Agreement with c ash deposit(s) for the remaining work and schedule for completion of work. The Deferral Agreement will allow for 100 occupancies.
15. The proposed project shall make necessary improvements and right -of-way and public easement dedications along adjacent public street(s) and within the site boundaries per City of Fresno standards/requirements.
16. The proposed site plan shall be reviewed and approved by the City of Fresno Traffic & Engineering Services Division, Land Planning & Subdivision Inspection Section.
If you have any further questions regarding this matter, please contact me at (559) 621 -8694 or [email protected] .
Sincerely,
Harmanjit Dhaliwal, PE
Licensed Engineer Manager, Land Planning & Subdivision Inspection Section Public Works Department, Traffic & Engineering Services Division
C: Copy filed with Traffic Impact Study
Nicholas D. Mascia, PE, TE, PTOE, Assistant City Manager Scott Mozier, PE Public Works Director
Jill Gormley, TE Assistant Director
Scott Tyler, PE City Traffic Engineer/Licensed Engineer Manager Jason Camit, Chief Surveyor