REPORT TO THE CITY COUNCIL DATE: October 28, 2021 FROM: JENNIFER CLARK, Director Planning & Development Department BY: ELIZABETH SALAZAR, Planner II Planning & Development Department SUBJECT ..Title HEARING to Consider Development Permit Application No. P21-02326 and related Environmental Assessment No. P21-02326 for �2.97 acres of property located on the east side of North Dante Avenue between East Escalon and West Bullard Avenues (Council District 2) - Planning and Development Department. ..Body RECOMMENDATIONS 1. ADOPT Environmental Assessment No. P21-02326 dated October 28, 2021, a Class 32 Categorical Exemption prepared for the proposed project pursuant to the California Environmental Quality Act (CEQA). 2. ADOPT 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 Allocation (RHNA). 3. APPROVE Development Permit Application No. P21-02326, requesting authorization to construct a 52-unit multi-family development in the RM-2/UGM/cz (Residential Multi-Family Urban Neighborhood/Urban Growth Management/conditions of zoning,) zone district, subject to compliance with the Conditions of Approval dated October 28, 2021. EXECUTIVE SUMMARY Scott Vincent of The Vincent Company Architects, Inc., has filed Development Permit Application No. P21-02326 pertaining to �2.97 acres of property located on the east side of North Dante Avenue between East Escalon and West Bullard Avenues. Development Permit Application No. P21-02626 requests authorization to construct a 52-unit multi-unit development in the RM-2/UGM/cz (Residential Multi-Family Urban Neighborhood/Urban Growth Management/conditions of zoning,) zone district, subject to compliance with the Conditions of Approval dated October 28, 2021. The application is being considered by the City Council because a condition of zoning for the subject property requires final approval by the City Council. The subject property is located within the boundaries of the Fresno General Plan and Bullard Community Plan. BACKGROUND Pursuant to Section 15-1002 of the Fresno Municipal Code (FMC), Multi-Unit Residential developments are permitted in the RM-2 zone district by right. Typically, action pertaining to a Development Permit is granted by the Planning and Development Department Director. However, a condition of zoning on the subject property requires any site plan review application submitted for the subject property to obtain final approval from the City Council. The development project proposes to construct a 52-unit multi-family apartment complex, consisting of 11 two-story residential buildings on an approximately �2.97-acre subject property. The project proposes 17.5 dwelling units per acre, which is below the limited 18 dwelling units per acre permitted per conditions of zoning tied to the subject property and within the 16 to 30 dwelling units per acre permitted in the RM-2 zone district. The multi-family complex is proposed to be gated, will include private drive aisles with parking for the residents, and will provide walkways complemented by surrounding landscaping throughout the complex connecting the buildings. The subject property is currently vacant. The site is located within an area that has been significantly developed with single family homes and multi-family apartment complexes. The subject property buffers single family homes on the northern and eastern property lines, and a multi-family apartment complex is currently under construction along the southern property line. Land Use Plans and Policies The project is consistent with the following Fresno General Plan goals and objectives related to land use and the urban form: * Goal 7: 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 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. * Goal 15: Emphasize increased land use intensity and mixed-use development at densities supportive of greater use of transit in Fresno. * Policy LU-1-a: Promote new development, infill, and rehabilitation of existing building stock in the Downtown Planning Area, along Bus Rapid Transit corridors, in established neighborhoods generally south of Herndon Avenue, and on other infill sites and vacant land within the City. * Policy LU-2-a: Promote development of vacant, underdeveloped, and re-developable land within the City Limits where urban services are available by considering the establishment and implementation of supportive regulations and programs. * 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-e: Promote urban neighborhood residential uses to support compact communities and Complete Neighborhoods that include community facilities, walkable access to parkland and commercial services, and transit stops. * Policy LU-5-h: Support housing that offers residents a range of amenities, including public and private open space, landscaping, and recreation facilities with direct access to commercial services, public transit, and community gathering spaces. * Policy UF-1-a: Support development projects that provide Fresno with a diversity of urban and suburban neighborhood opportunities. * Policy UF-1-d: Provide for diversity and variation of building types, densities, and scales of development in order to reinforce the identity of individual neighborhoods, foster a variety of market-based options for living and working to suit a large range of income levels, and further affordable housing opportunities throughout the city. The proposed project supports the above goals which 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 the Fresno General Plan. The proposed project supports the above policies by developing vacant land in a manner that promotes walkable communities, increases neighborhood connectivity, and accommodates the City's share of the regional housing need. William Saroyan Elementary School and Stallion Park are located approximately one mile northwest of the project site. Currently, the nearest public transit option to serve the subject property is Bus Route 20 approximately 800 feet south of the subject property along West Bullard Avenue. There are two bus stops located on the northwest and southeast corners of North Dante and West Bullard Avenues providing immediate transit service for all future residents of the proposed apartments. Nearby neighborhood-serving retail is present at the intersection of Bullard Avenue and Figarden Drive, approximately one-half mile from the subject property; additional retail and employment opportunities are provided along the Golden State Blvd, Herndon, and Shaw Avenue corridors within approximately one-half to one mile of the subject property. 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. Public Services 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 limit. The subject property is located 0.6 miles from Fire Station 14, which is located at 6239 North Polk Avenue. Public Utilities The Department of Public Utilities has determined that adequate sanitary sewer and water services are available to serve the project site. For sanitary sewer service these infrastructure improvements and facilities include the installation of sewer house branch(s). The proposed project will also be required to provide payment of sewer connection charges. For water service, the subject property will be served by City of Fresno Water. All water service requirements and/or restrictions shall be applicable to the City of Fresno Water District and all comments provided in the Department of Public Utilities Water memorandum dated July 26, 2021. According to the Fresno Metropolitan Flood Control District, the subject site is not located within a flood prone or hazard area. The developer will be required to provide improvements which will convey surface drainage to the available permanent drainage service provided the developer can verify to the satisfaction of the City that runoff can be safely conveyed to the Master Plan inlet(s); therefore, not creating flooding. Mobility and Transportation The Fresno General Plan designates North Dante Avenue as a collector street. The proposed project will be required to dedicate and construct improvements along North Dante Avenue. The site design includes gated entryways to the project site from North Dante Avenue. The proposed project is located within Traffic Impact Zone III pursuant to Figure MT-4 of the Fresno General Plan, which generally represents areas near or outside the City Limits but within the Sphere of Influence (SOI) as of December 31, 2012. A Traffic Impact Study (TIS) is required for all development projected to generate 100 or more peak hour new vehicle trips. The project is expected to generate no more than 29 peak-hour vehicle trips, thus a TIS is not required. 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 provided within the memoranda from the Traffic Engineering Division dated August 02, 2021. These requirements generally include: (1) Two-foot dedication along Dante Avenue; (2) Street improvements, (including, but not limited to, construction/repair 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, the Fresno Major Street Impact (FMSI) Fee and the Regional Transportation Mitigation Fee (RTMF). Therefore, the Public Works Department/Traffic Engineering Division has determined that, based upon the proposed traffic yield from and the expected traffic generation of the proposed project for the subject property, the proposed project will not adversely impact the existing and projected circulation system. Project Details The proposed development includes 11 two-story apartment buildings which will encompass a total of 52 multi-family units including the following: * (8) 1 bedroom/1 bathroom, 647 sq. ft. units * (28) 2 bedrooms/2 bathrooms, 945 sq. ft. units * (16) 3 bedrooms/2 bathrooms, 1,068 sq. ft. units The operational statement can be found in Exhibit C. Through the conditions of approval, the applicant will meet the required Site Design Development Standards. The proposed project meets height, interior and rear setbacks with required screening and landscape buffer standards provided in compliance with the Residential Single-Family Transition requirement. With existing multi-family development just south of the subject property along with commercial uses located within an approximate one-mile distance, the proposed multi-family development would be consistent with existing development in the immediate area. Council District Project Review Committee Development Permit applications submitted in multi-family districts consistent with the Certainty Option set forth in sections 15-1004 and 15-1005 of the FMC shall not be subject to review and recommendation by Council District Project Review Committees. Therefore, this application was not reviewed by the Council District 2 Project Review Committee. California Housing Shortage Since about 1970, California has been experiencing an increasing housing shortage, such that by 2018, California ranked 49th among the United States in housing units per resident. This shortage has been estimated to be between 3 and 4 million housing units (20-30 percent of California's housing stock, 14 million as of 2017). Experts say that California needs to double its current rate of housing production (85,000 units per year) to keep up with expected population growth and prevent prices from further increasing and needs to quadruple the current rate of housing production over the next seven years in order for prices and rents to decline. Approval of the project would help contribute to fulfilling the housing needs of the region. Notice of City Council Hearing The Planning and Development Department mailed notices of this City Council hearing to all surrounding property owners within 1,000 feet of the subject property, pursuant to Section 15-5007 of the FMC on October 18, 2021 (Exhibit E). ENVIRONMENTAL FINDINGS A Class 32 (In-Fill Development Projects) Categorical Exemption was prepared for the proposed project pursuant to the California Environmental Quality Act (CEQA). The �2.97-acre subject parcel is located within city limits and is well below the Class 32 allowance of no greater than five acres. Furthermore, the subject parcel is surrounded by similar urban uses. The site has no value as habitat for endangered, rare, or threatened species. Given the conditions of approval and that the surrounding properties and neighborhoods have been substantially developed and utilities and public services already exist in the area, the site can be adequately served by all required utilities, including sewer, water, and solid waste, as well as public services. No adverse environmental impacts will occur as a result of the proposed project. None of the exceptions to Categorical Exemptions set forth in the CEQA Guidelines, Section 15300.2 apply to the project. Furthermore, the proposed project is not expected to have a significant or cumulative effect on the environment. The project is not located on a hazardous waste site, a historical resource, or adjacent to a scenic highway. A categorical exemption, as noted above, has been prepared for the project and the area is not environmentally sensitive. Additional supporting evidence for why the project qualifies for the exemption can be found in Exhibit J. LOCAL PREFERENCE Local preference was not considered because this project does not include a bid or award of a construction or service contract. FISCAL IMPACT Affirmative action by the Council will result in timely deliverance of the review and processing of the applications as is reasonably expected by the applicant. Prudent financial management is demonstrated by the expeditious completion of this land use application inasmuch as the applicant has paid to the City a fee for the processing of this application and that fee, is, in turn, funding the respective operations of the Planning and Development Department. Attachments: Exhibit A: Vicinity Map, Aerial Photograph, Zoning Map Exhibit B: Project Information Table Exhibit C: Operational Statement dated July 07, 2021 Exhibit D: Site Plan, Elevations, Floor, and Landscape Plan dated July 07, 2021 Exhibit E: Public Hearing Notice and Radius Map Exhibit F: Fresno Municipal Code Findings Exhibit G: Housing Element Code Findings Exhibit H: Conditions of Approval for Development Application No. P21-02326 dated October 28, 2021 Exhibit I: Comments and Requirements from Responsible Agencies Exhibit J: Environmental Assessment No. P21-02326 dated October 28, 2021 Exhibit K: PowerPoint Presentation