REPORT TO THE PLANNING COMMISSION June 3, 2020 FROM: DAN ZACK, Assistant Director Planning and Development Department THROUGH: ISRAEL TREJO, Supervising Planner Development Services Division BY: ROB HOLT, Planner III Development Services Division SUBJECT ..Title Consideration of Vesting Tentative Tract Map No. 6187 and related addendum to Environmental Assessment No. EA-17-003 for �7.79 acres of property located on the northwest corner of East Annadale and South Ivy Avenues (Council District 3). 1. APPROVE addendum to Environmental Assessment No. EA-17-003 dated May 22, 2020, in accordance with Section 15164 of the California Environmental Quality Act (CEQA) Guidelines. 2. APPROVE findings pursuant to Government Code Section 65863(b)(2) that there is substantial evidence in the record that remaining sites identified in the Housing Element can accommodate the City of Fresno's share of the Regional Housing Needs Assessment (RHNA). 3. APPROVE Vesting Tentative Tract Map No. 6187 dated February 25, 2020, proposing to subdivide �7.79 acres of the subject property into a 23-lot residential subdivision, subject to compliance with the Conditions of Approval dated June 3, 2020. ..Body EXECUTIVE SUMMARY Joshua Mann of Mid Valley Engineering, on behalf of Self-Help Enterprises, has filed Vesting Tentative Tract Map No. 6187, pertaining to �7.79 acres of property located on the northwest corner of East Annadale and South Ivy Avenues. Vesting Tentative Tract Map No. 6187 proposes to subdivide the property into a 23-lot residential subdivision at a density of 7.96 dwelling units per acre (du./ac.).The subject property is located within the boundaries of the Fresno General Plan and the Southwest Fresno Specific Plan; both plans designate the subject property for the Medium Density Residential planned land uses (5 to 12 du./ac.). Based upon the submitted subdivision design, the proposed subdivision can be found consistent with the Medium Density Residential planned land use for the subject property as designated by both the Fresno General Plan and the Southwest Fresno Specific Plan. BACKGROUND Project Setting/Details Joshua Mann of Mid Valley Engineering, on behalf of Self-Help Enterprises, has filed Vesting Tentative Tract Map No. 6187, pertaining to �7.79 acres of property located on the northwest corner of East Annadale and South Ivy Avenues. Vesting Tentative Tract Map No. 6187 proposes to subdivide the property into a 23-lot residential subdivision at a density of 7.96 dwelling units per acre (du./ac.).The subject property is located within the boundaries of the Fresno General Plan and the Southwest Fresno Specific Plan; both plans designate the subject property for the Medium Density Residential planned land uses (5 to 12 du./ac.). Based upon the submitted subdivision design, the proposed subdivision can be found consistent with the Medium Density Residential planned land use for the subject property as designated by both the Fresno General Plan and the Southwest Fresno Specific Plan. The subdivision will be conditioned to comply with Section 15, Article 9 of the Fresno Municipal Code (FMC) for all density and massing, site design, and fa�ade design standards. Single-family residential is permitted "by-right" in the RS-5 zone district. Self-Help Program Self-Help Enterprises (SHE) will be incorporating their mutual self-help program for this project. The program allows between 8 to 12 families that assist in building their houses with guidance from SHE construction staff. Each participating family is required to contribute a minimum of 40 hours per week for a period of 9 to 12 months. The labor hours are used as the down payment on the new houses, reducing costs for the participating families. All homes will be marketed to low-income households at or below 80% AMI. The houses will range from between 1,100 to 1,450 square feet and will consist of three- and four-bedroom floor plans. Previous Applications (Senior Living Development) The proposed single-family residential development was anticipated from the previously approved 40-unit senior living development located adjacent east of lots 1-22. The previously approved senior living development project included Plan Amendment Application No. A-17-003, Rezone Application No. R-17-005 and Conditional Use Permit Application No. C-17-044, which were adopted by City Council in June of 2017. Adoption of Plan Amendment Application No. A-17-003 changed the planned land use designation of the subject property from High Density Residential (30 to 45 du./ac.) to Medium Density Residential (5 to 12 du./ac.). Adoption of Rezone Application No. R-17-003 changed the zone district of the subject property from RM-3 (Residential Multi-Family, High Density) to RS-5 (Residential Single-Family, Medium Density). Approval of Conditional Use Permit Application No. C-17-044 allowed for a multi-family use (senior living development) in the RS-5 (Residential Single-Family, Medium Density) zone district. The purpose for the change in land use and zoning was to provide consistency with the adoption of the Southwest Fresno Specific Plan. Although an application for the single-family residential development was not submitted in conjunction with the aforementioned applications for the senior living development, the single-family residential development was anticipated to incorporate 26 dwelling units. The anticipation of 26 dwelling units was depicted in the staff report for the aforementioned applications and the Mitigated Negative Declaration for Environmental Assessment No. EA-17-003, dated March 17, 2017 (Exhibit L). Vesting Tentative Tract Map No. 6187 is proposing 22 single-family residential lots and the 23rd lot will encompass the previously approved 40-unit senior living development. The change from the anticipated 26 dwelling units to 22 dwelling units requires an addendum to the Mitigated Negative Declaration for Environmental Assessment No. EA-17-003, dated March 17, 2017. Lot 23 and Density The proposed vesting tentative map exhibit (Exhibit A) depicts the 40-unit senior living complex east of the single-family residential development as lot 23. It should be noted that this lot has been considered in density calculations because it is part of the map, which includes the 40 dwelling units. It is noted that the 40 dwelling units are currently being constructed on the property as approved under Conditional Use Permit Application No. C-17-044 noted above. The inclusion of lot 23 encompassing the approved 40 dwelling units in addition to the proposed 22 single-family residential dwelling units on �7.79 acres of property provides a total density of 7.96 du./ac., consistent with the density requirements of the Medium Density Residential (5 to 12 du./ac.) planned land use designation. Even with the exclusion of lot 23 and the 40 dwelling units, the single-family residential development, on its own, provides a density of 5.66 du./ac., consistent with the density requirements of the Medium Density Residential (5 to 12 du./ac.) planned land use designation. Landscaping/Walls/Open Space Given the proposed subdivision is located along a major street (East Annadale Avenue) and within the boundaries of the Southwest Fresno Specific Plan, the development will be required to install landscaping and irrigation within a minimum 10-foot wide landscape strip across all lots abutting East Annadale Avenue. A 6-foot high concrete/masonry wall will be required to be constructed at the rear of the landscaped areas along the major street. Major street entryway(s) into the subdivision will incorporate enhanced 10-foot wide landscape easements along the street side yards of adjacent lots. Interior end-blocks will incorporate a minimum 5-foot landscape strip in accordance with Section 15-4105-G-2-b of the Fresno Municipal Code (FMC). The developer is required to provide street trees on all public street frontages per FMC. Street trees shall be planted at the minimum rate of one tree for each 60 feet of street frontage or one tree per home (whichever is greater) by the developer. Furthermore, the developer is required to provide irrigation for all street trees. Lot Area and Dimensions The proposed lots meet the minimum 4,000 to the maximum 6,500 square foot lot area requirement, and the minimum lot depth and lot width requirements of the property development standards for the RS-5 (Residential Single Family, Medium Density) zone district. It should be noted that two lots (Lots 5 and 23) are proposed to exceed the 6,500 square foot requirement. Table 15-903-1 of the FMC allows for maximum lot sizes to exceed in developments whose overall density does not fall below the approved General Plan density. The required density of the Medium Density Residential planned land use designation is between 5 and 12 du./ac.. The proposal of 22 dwelling units in addition to the approved 40 dwelling units on �7.79 acres equates to a density of 7.96 du./ac.. Because the proposed density is consistent with the density required by the General Plan, the proposal of Lots 5 and 23 to exceed the maximum area required by the RS-5 zone district standards can be allowed. The average lot size for the subdivision is approximately 5,531 square feet, excluding Lot 23, and the average lot width for all lot types (general, corner, curved) comply with their respective minimum standards. The proposed subdivision meets the minimum lot size and dimension requirements subject to Section 15-4105.A.1 of the FMC. Land Use Plans and Policies Fresno General Plan The Fresno General Plan puts a strong emphasis on infill development, complete neighborhoods and mobility and multimodal connectivity. Goals of the Fresno General Plan include providing for a diversity of districts, neighborhoods, housing types, and residential densities through 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. The supporting Objectives and Policies of the Fresno General Plan include emphasizing compatible infill development opportunities which provide for a diversity of districts, neighborhoods, and housing types in order to afford a range of housing stock within the City of Fresno that will support balanced urban growth and make efficient use of resources and public facilities. Encouraging infill development on vacant lands within predominantly urbanized areas is necessary in order to meet the Fresno General Plan's objective to locate roughly one-half of future residential development in infill areas-defined as being within the City on December 31, 2012-including the Downtown core area and surrounding neighborhoods, mixed-use centers and transit-oriented development along major BRT corridors, other non-corridor infill areas, and vacant land. The subject property is �7.79 acres, which is substantially surrounded by urban development. The proposed project makes the most efficient use of land and existing public improvements, infrastructure and services by taking advantage of the opportunity to develop in an area that is already developed and accommodated by City services. The Fresno General Plan provides goals, objectives, and policies to guide development. The proposed project aligns with many objectives and policies found in the Fresno General Plan. The following are applicable goals, objectives and policies: Goal 7: Provide for a diversity of districts, neighborhoods, housing types, residential densities, job opportunities, recreation, open space, and education that appeal to a broad range of people throughout the city. Goal 8: Develop 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. Objective UF-1: Emphasize the opportunity for a diversity of districts, neighborhoods, and housing types. * Policy UF-1-f promotes diversity and variations of building types, densities, and scales of development to reinforce the identity of individual neighborhoods, and further affordable housing opportunities. Objective LU-2: Plan 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. * Policy LU-2-a promotes infill development in areas where urban services are available Objective LU-5: Plan for a diverse housing stock that will support balanced urban growth, and make efficient use of resources and public facilities. * Policy LU-5-c promotes the development of medium density residential uses to maximize efficient use of residential property through a wide range of densities. * Policy LU-5-g supports development adjacent to established neighborhoods that is compatible in scale and character with the surrounding area. * Policy LU-5-h supports housing that offers residents a variety of amenities including public and private open space, landscaping, with direct access to public transit and community gathering spaces. Housing Element Site State law requires that when a jurisdiction permits development on a Housing Element Site at less than the established minimum residential capacity, the following findings must be made at the time of approval: (a) the reduction is consistent with the adopted general plan and (b) the remaining sites identified in the Housing Element are adequate to accommodate the City of Fresno's share of the Regional Housing Needs Allocation (RHNA). These findings are attached as Exhibit G. As of the date of this analysis, the remaining sites identified in the 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. The previously approved applications for the 40-unit senior living development identified and approved findings for a decrease of the 2013-2023 RHNA capacity for very low/low by 156 dwelling units. At that time, it was anticipated a total of 66 dwelling units would be developed when 222 were anticipated prior to the General Plan amendment; 40 dwelling units for the senior living development and 26 dwelling units for the single-family residential development. The proposed project is reducing the originally anticipated 26 dwelling units to 22 dwelling units. Approval of this project will decrease the 2013-2023 RHNA capacity for very low/low by 4 units, which will decrease the excess capacity from 4,797 to 4,793. The 2013-2023 RHNA obligation for very low/low is 8,834 and the total capacity remaining after the proposed decrease is 13,627. 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, therefore, this project is consistent with the Housing Element. Public Services Fire The Fresno 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, in addition to having mutual aid agreements with the Fresno County Fire Protection District and the City of Clovis Fire Departments. Based on the conditions received from the Fire Department dated March 19, 2020, the subject property will be served by Fire Station 7, which is located at 2571 South Cherry Avenue (approximately 1.25 miles away). 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; and, the construction and installation of public facilities and infrastructure in accordance with Department of Public Works standards, specifications and policies. For sanitary sewer service these infrastructure improvements and facilities include the construction of an 8-inch sewer main in East Annadale Avenue, as well as typical requirements including the construction and extension of sanitary sewer mains and branches within the interior of the future proposed tract. The proposed project will also be required to provide payment of sewer connection charges. For water service, required infrastructure improvements and facilities include installation of water mains within the interior of the future proposed tract that will allow for lots to provide an adequate, reliable, and sustainable water supply for the project's urban domestic and public safety consumptive purposes. According to the Fresno Metropolitan Flood Control District (FMFCD), the subject property is not located within a flood prone or hazard area. The developer will be required to provide improvements which will convey surface drainage to a temporary storage facility (until permanent facilities are available) and will, therefore, not create flooding. Mobility and Transportation The Fresno General Plan designates East Annadale Avenue as a collector street and South Ivy Avenue as a local street. The proposed project will be required to dedicate and construct improvements along all major street frontages and on all interior local streets. Direct vehicular access will be relinquished along all major street frontages of single-family residential lots. The subdivision design includes major street entryways to the interior of the subdivision from East Annadale Avenue. Interior local streets are proposed to be dedicated in accordance with the City Standard 50-foot right-of-way, which will provide for parking and sidewalks on both sides of all streets. The proposed project is located within Traffic Impact Zone II pursuant to MT-4 of the Fresno General Plan, which generally represents areas of the City currently built up and wanting to encourage infill development. A Traffic Impact Study (TIS) is required for all development projected to generate 200 or more peak hour new vehicle trips. Traffic/Transportation analysis from the adopted Mitigated Negative Declaration for Environmental Assessment No. EA-17-003 dated March 17, 2017, which anticipated this development along with the 40-unit senior living complex immediately east of the subject property, projected to generate 40 AM and 51 PM peak hour trips. Therefore, a TIS is not required. Council District Project Review Committee The Council District 3 Project Review Committee reviewed the proposed project at their regular meeting on April 28, 2020 and voted unanimously to recommend approval of the project, 6 votes to 0. Notice of Planning Commission Hearing The Planning and Development Department mailed notices of this Planning Commission hearing to all surrounding property owners within 1000 feet of the subject property, pursuant to Section 15-5007 of the FMC (Exhibit H). ENVIRONMENTAL FINDINGS A Mitigated Negative Declaration was previously prepared for this project (and the 40-unit senior living complex which is currently under construction) in accordance with the requirements of the California Environmental Quality Act (CEQA) Guidelines. This process included the distribution of requests for comment from other responsible or affected agencies and interested organizations. 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 pertinent to the Southwest Fresno Specific Plan Community Plan area, including the Fresno General Plan Master Environmental Impact Report (MEIR SCH No. 2012111015). These environmental and technical studies have examined projected sewage generation rates of planned urban uses, the capacity of existing sanitary sewer collection and treatment facilities, and optimum alternatives for increasing capacities; groundwater aquifer resource conditions; water supply production and distribution system capacities; traffic carrying capacity of the planned major street system; and, student generation projections and school facility site location identification. It has been further determined that all applicable mitigation measures of SCH No. 2012111015 have been applied to the project, together with project specific mitigation measures, as necessary to assure that the project will not cause significant adverse cumulative impacts, growth inducing impacts and irreversible significant effects beyond those identified by SCH No. 2012111015 as provided by CEQA Section 15178(a). The approved Mitigated Negative Declaration for Environmental Assessment No. EA-17-003, dated March 17, 2017, anticipated 26 dwelling units on the proposed subject property. Because 22 dwelling units are now proposed from the previously anticipated 26 dwelling units, an addendum to the Mitigated Negative Declaration for Environmental Application No. EA-17-003 has been prepared to incorporate this change. This addendum is a minor technical change. Per Section 15164 of the CEQA Guidelines, the addendum will not introduce any new significant environmental effects or substantially increase the severity of previously identified environmental effects (Exhibit K). The reduction of the number of single-family residential dwelling units provides a reduction in potential substantial environmental effects rather than exacerbation due to less intensification of the number of dwelling units than originally anticipated. FRESNO MUNICIPAL CODE FINDINGS Based upon analysis of the application, staff concludes that the required findings contained within Section 15-3309 (Tentative Tract Map Findings) of the FMC can be made. These findings are attached as Exhibit F. GROUNDS FOR DENIAL OF TENTATIVE MAP The Subdivision Map Act (California Government Code �� 66400, et seq.) provides that approval of a proposed subdivision map shall be denied if any of the following findings are made: 1. The proposed map is not consistent with applicable general and specific plans, as specified in Section 65451 of the Subdivision Map Act. 2. The design or improvement of the proposed subdivision is not consistent with applicable general and specific plans. 3. The site is not physically suitable for the proposed development. 4. The site is not physically suitable for the proposed density of development. 5. The design of the subdivision or the proposed improvements is likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. 6. The design of the subdivision or improvements is likely to cause serious public health problems. 7. The design of the subdivision or 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 or use of, will be provided, and that these will be substantially equivalent to those previously acquired by the public. This subsection shall only apply to easements of record or 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 reviewed the proposed vesting tentative tract map and has determined that none of the findings above apply to the project and, therefore, has recommended approval subject to the conditions of approval. 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 Southwest Fresno Specific 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. Upon consideration of this evaluation, it can be concluded that Vesting Tentative Tract Map No. 6187 is appropriate for the subject property. Planning Commission action of the proposed vesting tentative tract map, unless appealed to the Council, is final. Attachments: Exhibit A - Vesting Tentative Tract Map No. 6187 dated February 25, 2020 Exhibit B - Operational Statement 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 - Housing Element Findings Exhibit H - Public Hearing Notice Radius Map Exhibit I - Conditions of Approval for Vesting Tentative Tract Map No. 6187 dated June 3, 2020 Exhibit J - Comments and Requirements from Responsible Agencies Exhibit K - Addendum to Environmental Assessment No. EA-17-003 dated May 22, 2020 Exhibit L - Environmental Assessment No. EA-17-003 dated March 17, 2017