REPORT TO THE PLANNING COMMISSION
December 3, 2025
FROM: JENNIFER K. CLARK, AICP, Director
Planning and Development Department
ASHLEY ATKINSON, AICP, Assistant Director
Planning and Development Department
THROUGH: ISRAEL TREJO, Planning Manager
Planning and Development Department
ROBERT HOLT, Supervising Planner
Planning and Development Department
BY: VALERIA RAMIREZ, Planner II
Planning and Development Department
SUBJECT
Title
Consideration of Vesting Tentative Tract Map No. 6248 and related Environmental Assessment No. T-6248 for approximately 26.33 acres of property located on the south side of North Alicante Drive between North Crest View and North Portofino Drives (Council District 6) - Planning and Development Department.
1. ADOPTION of Environmental Assessment No. T-6248 dated December 3, 2025, an Addendum to the Final Subsequent Environmental Impact Report (SEIR) State Clearinghouse No. 2000021003 for the proposed project pursuant to the California Environmental Quality Act (CEQA).
2. APPROVE Vesting Tentative Tract Map No. 6248 proposing to subdivide approximately 26.33 acres of property into a 93-lot conventional single-unit residential development, subject to compliance with Conditions of Approval dated December 3, 2025, and contingent upon approval of the related environmental assessment.
Body
EXECUTIVE SUMMARY
Bret Giannetta of Giannetta Engineering, on behalf of Brenda Cosio of Granville Homes, has filed Vesting Tentative Tract Map No. 6248, pertaining to approximately 26.33 acres of property located on the south side of North Alicante Drive between North Crest View and North Portofino Drives.
Vesting Tentative Tract Map No. 6248 proposes to subdivide approximately 26.33 acres of property into a 93-lot single-unit residential development.
The subject property is located within the boundaries the Woodward Park Community Plan. Both the Woodward Park Community Plan and the Fresno General Plan designate the subject property for Medium Low Density Residential (3.5 to 6 dwelling units per acre (du/ac). The proposed density of the subdivision is 3.53 du/ac. Based upon the submitted subdivision design, and conditions of approval, the proposed subdivision can be found consistent with the Medium Low Density Residential planned land use for the subject property.
BACKGROUND
The subject property is a vacant site located on the south side of North Alicante Drive between North Crest View and North Portofino Drives. The vicinity of the subject property consists of the Copper River Country Club and golf course to the east, south, and west. Immediately north are vacant properties approved to be subdivided for single-unit residential development.
Conditions of Zoning
Conditions of zoning were placed on the site in 2021 with approval of Rezone Application No. P21-01875, requiring the project to be in compliance with the mitigation measures established by the certification of the Final SEIR prepared for Copper River Ranch.
Copper River Ranch History - EIR
The Copper River Ranch Development was originally submitted to and approved by the County of Fresno Board of Supervisors in 2000. The project was designated and zoned for a mixture of uses including commercial, multi-unit residential, and single-unit residential. In 2001, the City of Fresno initiated the update of the General Plan and included the Copper River Ranch area.
The City of Fresno prepared and certified an Environmental Impact Report (EIR) (No. 10126) for the Copper River Ranch Project (State Clearinghouse #2000021003). Said EIR analyzed the impacts of the following:
• 2,837 residential units on 706 acres
• 250,000 square feet of office/commercial (60 acres)
The Fresno City Council approved the Copper River Ranch Project and its EIR in 2003.
Copper River Ranch History - SEIR
Since that time, the Copper River Ranch Project has been developing in general conformance to what was analyzed in the 2003 EIR. However, as development has occurred there have been some changes with regard to subdivision layouts, number of units, and locations of commercial/office. In addition, there are approximately 170.77 acres that were not studied as part of the 2003 EIR and of which the project applicant proposes to eventually develop approximately 109 acres. As such, those areas required additional environmental evaluation, and a Subsequent EIR (SEIR) was prepared. The SEIR included a full evaluation of the “new” project areas as well as all proposed land use changes and associated maps.
The SEIR consisted of adding approximately 109 acres to the Copper River Ranch development that was not included in the original 2003 Copper Ranch EIR, as well as land use and zoning designation changes within the existing 706.5-acre Copper River Ranch development. On December 9, 2021, the Fresno City Council certified Final SEIR SCH No. 2000021003 relative to the overall Copper River Ranch project. The subject property of the proposed Vesting Tentative Tract Map was included within the SEIR for Medium Density Residential uses.
The proposed project will require dedications for public street rights-of-way as well as the installation and construction of public facilities and infrastructure in accordance with the standards, specifications and policies of the City of Fresno.
Landscaping/Walls/Open Space
The proposed subdivision is located along a major street (North Alicante Drive). Lots 1 through 7 and lots 85 through 93 are considered double frontage lots. Pursuant to the requirements of FMC Section 15-4105.F.2, the project will be required to install landscaping and irrigation within a minimum 10-foot-wide landscaped outlot abutting all property lines with double frontage along North Alicante Drive. Pursuant to FMC Section 15-4105.G.2.a, major street entryways into the subdivision are required to incorporate enhanced 10-foot-wide landscaped outlots along the street side yards of adjacent lots specifically for corner lots (lots 1 and 85 of Vesting Tentative Tract Map No. 6248).
The developer is required to provide street trees on all public street frontages per FMC Section 15-4108 and the applicable Public Works Standards. Street trees shall be planted at the minimum rate of one tree for each 40 feet of street frontage or one tree per home (whichever is greater) by the developer. The developer is required to provide irrigation for all street trees; the irrigation system shall comply with FMC Section 15-2309 (Irrigation Specifications) and the Model Water Efficient Landscape Ordinance (MWELO).
The long-term maintenance and operating costs, including repair and replacement, of certain required public improvements (Services) associated with new single-unit developments (e.g., landscaped areas, concrete curb and gutters, sidewalks, curb ramps, median islands, etc.) are the responsibility of the developer. The developer shall provide for maintenance of these services either by a mechanism approved by the Public Works Department or by annexing into Community Facilities District (CFD) No. 11. The public improvements eligible for service by the CFD include landscaping, irrigation, outlots for open space, curbs, gutters, and sidewalks. However, per the developer’s request, a Homeowners Association will maintain all outlots and landscaping along North “B” Avenue.
Walls
Pursuant to FMC Section 15-4105.F.2, the rear of all lots with frontage along North Alicante Drive shall construct a minimum 6-foot-high decorative masonry wall. This applies to lots 1 through 7 and 85 through 91. Pursuant to FMC Section 15-4105.G.2.a, major street entryways into the subdivision will incorporate enhanced 10-foot-wide landscaped outlots along the street side yard of adjacent lots. This applies specifically to corner lots (lots 1 and 85).
Open Space
Approximately 0.5 acres (23,449 square feet) of open space is proposed in two outlots; one located along the western subdivision boundary, and one located at the southern end of North “B” Avenue.
Pursuant to FMC Section 12-4.705.a.ii, residential subdivisions with tentative maps containing more than fifty parcels (inclusive of outlots) shall pay in-lieu fees and dedicate 0.6 acres per 1,000 residents, or 0.001884 acres per residential unit, for a pocket park within the overall tentative map.
The Copper River SEIR analyzed a minimum amount of open space for the entire Copper River area (all properties within City limits north of East Copper Avenue), which is 28.8 acres including existing and future open space, parks, and trails. With the inclusion of 0.5 acres of open space, the proposed project exceeds the standard minimum open space requirements of the Fresno Municipal Code.
Public Services
Public Utilities
The Department of Public Utilities (DPU) has determined that adequate sanitary sewer and water services are available to serve the project site subject to implementation of the Fresno General Plan policies; the mitigation measures of the related Copper River SEIR; and the construction and installation of public facilities and infrastructure in accordance with Department of Public Works standards, specifications, and policies.
Sewer improvements and facilities include typical requirements such as the construction and extension of sanitary sewer mains and branches within the interior of the proposed tract. Additionally, the project requires realignment of the proposed sewer main along North “B” Avenue so that it is not under any portion of the proposed median. The proposed project will also be required to provide payment of sewer connection charges.
Water infrastructure improvements and facilities include typical requirements such as the construction and extension of water mains within the interior of the proposed tract. Additionally, the project will provide an adequate, reliable, and sustainable water supply for the project’s urban domestic and public safety consumptive purposes.
Fresno Metropolitan Flood Control District
According to the Fresno Metropolitan Flood Control District (FMFCD), the subject site is located within a 100-year flood plain as designated on the latest Flood Insurance Rate Maps, necessitating appropriate floodplain management action. Permanent drainage service is available provided the developer can verify to the satisfaction of the City that runoff can be safely conveyed to the Master Plan inlet(s). Drainage from the site shall be directed towards the Copper River Golf Course to an agreeable location. The developer is required to acquire and dedicate a minimum fifteen foot (15') wide storm drain easement on the Copper River Golf Course for the required realignment of existing storm drain facilities. Once realigned storm drain facilities are constructed, then the portion of the existing storm drain easement along the south side of Vesting Tentative Tract Map No. 6248 may be quitclaimed to the developer, upon approval of FMFCD.
Fire Department
The Fire Department offers a full range of services including fire prevention, suppression, emergency medical care, hazardous materials, urban search and rescue response, as well as emergency preparedness planning and public education coordination within the Fresno City limits.
Based on the conditions provided by the Fire Department, the subject property will be served by Fire Station 17 (approximately 1.95 miles away).
Streets and Access Points
The Fresno General Plan designates North Alicante Drive as a collector street. The proposed project will take access from North Alicante Drive via one vehicular public entrance.
The project will require dedications and/or acquisitions for public street rights-of-way and utility easements as well as incorporation of existing easements for construction and/or retention of public facilities and infrastructure in accordance with all applicable standards, specifications and policies of the City of Fresno and responsible agencies to facilitate the future proposed development of the subject property.
The Public Works Department, Traffic Engineering Division has reviewed the proposed project and potential traffic related impacts for the proposed application and has determined that the streets adjacent to and near the subject site will be able to accommodate the quantity and kind of traffic that may be generated, subject to the requirements within the memorandum dated September 16, 2025. These requirements include: street dedications and improvements, (including, but not limited to, construction of concrete curbs, gutters, pavement, underground street lighting systems); and 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.
Housing Element
This project is located on a parcel listed in the 2023-2031 RHNA Housing Element Sites Inventory, which anticipates a capacity of 131 above-moderate income units for this site. The 2023-2031 RHNA obligation for above moderate units is 13,298 and the existing surplus capacity is 2,864 for a total existing capacity of 16,162 units. This project proposes 93 units of above-moderate income housing, the development of which would decrease the surplus capacity to 2,826. As the remaining sites identified in the Housing Element are adequate to meet the requirements of Section 65583.2 of the California Government Code and to accommodate the City’s share of the regional housing need pursuant to Section 65584, this project is consistent with the Housing Element.
Woodward Park Community Plan
Upon reviewing the policies contained in the Woodward Park Community Plan, staff has determined that there are no policies that are more restrictive than those in the FMC or the Fresno General Plan. However, pursuant to Section 15-104-B-4 of the FMC, should there be a conflict between the FMC and the Woodward Park Community Plan Community Plan, the FMC shall control.
Council District Project Review Committee
The Council District 6 Project Review Committee reviewed the proposed project at its regular meeting on September 10, 2025, and did not provide any recommendations regarding the project.
Notice of Planning Commission Hearing
The Planning and Development Department mailed notices of this Planning Commission hearing to all property owners and residents within 1,000 feet of the subject property, pursuant to FMC Section 15-5007 (Exhibit G), and posted them in the Fresno Bee pursuant to FMC Section 15-3308.B.4.a.
ENVIRONMENTAL FINDINGS
An environmental assessment was prepared for this project in accordance with the requirements of the California Environmental Quality Act (CEQA) Guidelines.
Preparation of the environmental assessment necessitated a thorough review of the proposed project and relevant environmental issues and considered previously prepared environmental and technical studies, specifically the Final Subsequent Environmental Impact Report State Clearinghouse (SCH) No. 2000021003 (“SEIR”).
The proposed project has been determined to be a subsequent project that is fully within the scope of the SEIR as provided by the Project Description of the SEIR (Parcel 8 development). Therefore, the Planning and Development Department proposes to adopt an addendum to the SEIR.
Pursuant to CEQA Guidelines Section 15164(a), a Lead Agency shall prepare an addendum to a previously certified EIR if some changes or additions are necessary but none of the conditions described in Section 15162 calling for preparation of a subsequent EIR have occurred. An analysis has been performed pursuant to CEQA Guidelines Section 15162 to determine whether a subsequent environmental review is required for this project. Based upon this analysis, the following findings are made to support the determination that no subsequent EIR or Mitigated Negative Declaration is required:
1. No substantial changes are proposed in the project which will require major revisions to the EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects because the project is being implemented as planned. Specifically, this item will implement the plans for Parcel 8 as specified in the SEIR. The only minor technical change here is to the unit number for the single-unit development. Vesting Tentative Tract Map No. 6248 proposes 93 units, where the SEIR specified 105 units.
2. No substantial changes occurred with respect to the circumstances under which the project is undertaken which will require major revisions to the EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects.
3. There is no new information, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete showing that:
a. The project will have one or more significant effects not discussed in the previous EIR;
b. Significant effects previously examined will be substantially more severe than shown in the previous EIR;
c. Mitigation measures or alternatives previously found to be not feasible would in fact be feasible and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or
d. Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative.
Based upon these findings, it has been determined that a subsequent EIR is not required for this approval, and therefore staff has prepared an addendum to the SEIR solely to specify the exact number of single-unit residential units for the subject site, which was already analyzed for single-unit development consistent with the Medium Low Density Residential planned land use in the SEIR. Please see the attached environmental assessment (Exhibit J).
FRESNO MUNICIPAL CODE FINDINGS
Based upon analysis of the applications, Staff concludes that the findings required by FMC Section 15-3309(A) can be made. These findings are attached as Exhibit F.
GROUNDS FOR DENIAL OF TENTATIVE MAP
Section 66474 of the Subdivision Map Act (SMA) (California Government Code §§ 66410, et seq.) provides that approval of a proposed subdivision map shall be denied if any of the following findings are made.
1. That the proposed map is not consistent with applicable general and specific plans as specified in Section 65451 of the SMA.
2. That the design or improvement of the proposed subdivision is not consistent with applicable general and specific plans.
3. That the site is not physically suitable for the type of development.
4. That the site is not physically suitable for the proposed density of development.
5. That the design of the subdivision or the proposed improvements are likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat.
6. That the design of the subdivision or type of improvements is likely to cause serious public health problems.
7. That the design of the subdivision or the type of improvements will conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. In this connection, the governing body may approve a map if it finds that alternate easements, for access of or use, will be provided, and that these will be substantially equivalent to ones previously acquired by the public. This subsection shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction and no authority is hereby granted to a legislative body to determine that the public at large has acquired easements for access through or use of property within the proposed subdivision.
Staff has determined that none of the findings above apply to the project and has recommended approval subject to the Conditions of Approval (Exhibit H).
CONCLUSION
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; compliance with the provisions of the FMC; 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 and exhibits. The proposed project does not meet the findings for denial per the SMA and Staff concludes that the required findings contained within FMC Section 15-3309 can be made. Based upon this evaluation, it can be concluded that the proposed project is appropriate for the project site.
Attachments:
Exhibit A - Vesting Tentative Tract Map No. 6248 [8-28-2025]
Exhibit B - Operational Statement [8-28-2025]
Exhibit C - Aerial Map
Exhibit D - Vicinity Map
Exhibit E - Fresno General Plan Land Use & Zoning Map
Exhibit F - Fresno Municipal Code Findings
Exhibit G - Public Hearing Notice Radius Map (1,000 feet)
Exhibit H - Conditions of Approval for Vesting Tentative Tract Map No. 6248 [12-3-2025]
Exhibit I - Comments & Requirements from Responsible Agencies
Exhibit J - Environmental Assessment No. T-6248 [12-3-2025]