REPORT TO THE PLANNING COMMISSION March 19, 2025 FROM: ASHLEY ATKINSON, Assistant Director Planning and Development Department THROUGH: ISRAEL TREJO, Planning Manager Planning and Development Department BY: VALERIA RAMIREZ, Planner II Planning and Development Department SUBJECT ..Title Consideration of Tentative Tract Map No. 6494 and related Environmental Assessment No. T-6494 for approximately 1.13 acres of property located on the southeast corner of West Barstow Avenue and North Veterans Boulevard (Council District 2) - Planning and Development Department. 1. ADOPTION of Environmental Assessment No. T-6494 dated March 19, 2025, a determination that the proposed Project is exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to Section 15332/Class 32 (In-fill Development Projects) of CEQA Guidelines. 2. APPROVE Tentative Tract Map No. 6494 proposing to subdivide approximately 1.13 acres of property into a 6-lot conventional single-family residential subdivision, subject to compliance with Conditions of Approval dated March 19, 2025. ..Body EXECUTIVE SUMMARY Ernie Escobedo of QK Inc., on behalf of Brandon De Young of De Young Properties, has filed Tentative Tract Map No. 6494, pertaining to approximately 1.13 acres of property located on the southeast corner of West Barstow Avenue and North Veterans Boulevard. The subject property is located within the boundaries of the Fresno General Plan and West Area Community Plan, and both plans 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 5.31 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 southeast corner of West Barstow Avenue and North Veterans Boulevard. The general vicinity surrounding the subject property is primarily single-family residential uses to the north and east, rural residences to the west, and vacant lots to the south. Site History The subject property was part of a previous tract map (T-5224) that was developed on the east and west sides of the North Veterans Boulevard alignment for a 187-lot single-family residential subdivision. As part of the map, the subject property was dedicated as an outlot (Outlot C) for future development. The purpose of this was to develop the property as a temporary ponding basin to serve the subdivided lots until permanent drainage service was available. At that time, Outlot C would be developed with future single-family residential properties. Conditions of Zoning Rezone Application No. R-96-04 was approved in conjunction with T-5224 by Fresno City Council on November 12, 1996, under Ordinance No. 96-72. The Ordinance specified two conditions of zoning, with responses, as follows: 1. Development of the site shall be in accordance with the acoustical analysis submitted by Brown-Buntin Associates dated May 8, 1996, and shall reduce outdoor noise levels to 60 db Ldn and indoor noise levels to 45 db Ldn. Staff Response An Acoustical Study was completed for the project dated January 29, 2025 (Exhibit K), and the recommendations that will be included as conditions of approval are as follows: * The sound wall along a portion of Lots 1 and 2 must be constructed to a minimum height of 7 feet, as depicted in Figure 2 of the Acoustical Study. * The sound wall along all lot frontages along West Barstow Avenue and North Veterans Boulevard, outside of the portion mentioned above in Figure 2, must be constructed to a minimum height of 6 feet. * Suitable construction materials for sound walls include concrete blocks, masonry, or stucco on both sides of a wood or steel stud wall. * Mechanical ventilation or air conditioning must be provided for all homes so that windows and doors can remain closed for sound insulation purposes. The acoustical study's recommendations provide for all proposed lots to not exceed 60 db Ldn for outdoor noise levels and 45 db Ldn for indoor noise levels, providing consistency with this condition of zoning. 2. The Developer shall submit to the City a detailed proposal for providing temporary sewer service to the project site and the City Council shall approve a temporary service connection to the Cornelia Trunk Sewer, prior to the submittal of a Final Map. Staff Response With the development of T-5224, Veterans Boulevard has been constructed and there are active sewer mains serving all properties within the tract. Furthermore, as detailed below, the Department of Public Utilities requires the installation of an 8-inch sanitary sewer main in Brent Avenue within the project from the existing 12-inch sanitary sewer main located in West Barstow Avenue to provide service to each lot. This condition of zoning is in compliance. Landscaping/Walls/Open Space The subject property is located within the West Area Community Plan and along two major streets (West Barstow Avenue (collector) and North Veterans Boulevard (super arterial)). Pursuant to West Area Community Plan Policy W-3-a, a 30-foot landscaped setback is required for the Grantland Diagonal (also known as Veterans Boulevard). Additionally, pursuant to West Area Community Plan Policy W-3-c, a minimum 15-foot landscaped setback is required along West Barstow Avenue. The proposed map depicts these required setbacks, and the project is conditioned to require these landscaped setbacks, respectively. The developer is required to provide street trees on all public street frontages per Fresno Municipal Code (FMC) Section 15-4108. Street trees shall be planted at the minimum rate of one tree for each 40' 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. The irrigation system shall comply with FMC Section 15-2309 (Irrigation Specifications) and Assembly Bill (AB) 1881. The long-term maintenance and operating costs, including repair and replacement, of certain required public improvements ("Services") associated with all new single-family developments (e.g., landscaped areas, concrete curb and gutters, sidewalks, curb ramps, median islands, etc.) are the ultimate responsibility of the Developer. The Developer shall provide these services either by a mechanism approved by the Public Works Department or by annexing them into the applicable Community Facilities District (CFD). Per the Public Works Department memorandum dated January 8, 2025, the site may be required to annex into CFD No. 11. The public improvements eligible for service by the CFD include landscaping, irrigation, outlots for open space, curbs, gutters, and sidewalks. Open Space Pursuant to FMC Section 12-4.705, residential subdivisions with tentative maps containing 50 parcels or fewer are required to pay in-lieu fees for open space/park facility purposes. The project proposes six parcels and so does not require open space. 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. For sanitary sewer service, these infrastructure improvements and facilities include typical requirements including the construction and extension of sanitary sewer mains and branches within the interior of the proposed tract, including the installation of an 8-inch sanitary sewer main in Brent Avenue within the project from the existing 12-inch sanitary sewer main located in West Barstow Avenue to provide service to each lot. The proposed project will also be required to pay sewer connection charges. For water service, required infrastructure improvements and facilities include installation of an 8-inch water main in Brent Avenue within the project from the existing 14-inch water main located in West Barstow Avenue to provide service to each lot. Additionally, the project will provide an adequate, reliable, and sustainable water supply for the project's urban domestic and public safety consumption purposes. Fresno Metropolitan Flood Control District According to the Fresno Metropolitan Flood Control District (FMFCD), the subject site is not located within a flood prone or hazard area. 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 to West Barstow Avenue. It should be noted that the subject property previously served as a temporary ponding basin to be maintained until permanent drainage service was available, which it now is. Fire Department The subject property is located within the boundaries of the Fire Station 18 Service Area. Additional Fire service requirements for development of the proposed project will include installation of public fire hydrants and the provision of adequate fire flows per Public Works Standards. Internal access to the tract is acceptable. The project applicant shall comply with the Fresno Fire Department requirements dated December 9, 2024. Streets and Access Points The Fresno General Plan designates West Barstow Avenue as a collector street and North Veterans Boulevard as a super arterial street. The proposed project will provide general public access and emergency vehicle access directly to West Barstow Avenue via a public cul-de-sac with relinquishment of vehicular access for North Veterans Boulevard. 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 potentially generated subject to the requirements stipulated within the memoranda from the Traffic Engineering Division dated March 11, 2025. These requirements include: (1) Street dedications and improvements, (including, but not limited to, construction of concrete curbs, gutters, pavement, underground street lighting systems); and (2) 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. Council District Project Review Committee There is no Council District 2 Project Review Committee at this time. Notice of Planning Commission Hearing The Planning and Development Department mailed notices of this Planning Commission hearing to all surrounding property owners within 1,000 feet of the subject property, pursuant to FMC Section 15-5007 (Exhibit G) and posted in the Fresno Bee pursuant to FMC Section 15-3308.B.4.a. ENVIRONMENTAL FINDINGS The California Environmental Quality Act (CEQA), Public Resource Code Section 21000, et seq., permits a public agency to determine whether a particular project is exempt from CEQA. A determination of Categorical Exemption from CEQA under Section 15332/Class 32 (In-Fill Development Projects) of the CEQA Guidelines was made and Environmental Assessment T-6494 was completed for this project on March 19, 2025 (Exhibit J). None of the exceptions to categorical exemptions set forth in CEQA Guidelines Section 15300.2 apply to this project. FRESNO MUNICIPAL CODE FINDINGS Based upon analysis of the applications, Staff concludes that the required findings contained within FMC Section 15-3309 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 the 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 tentative tract map and has determined that none of the findings above apply to the project, pursuant to the Findings (Exhibit F) and Conditions of Approval (Exhibit H) 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 West Area 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 - Tentative Tract Map 6494 [1-29-2025] Exhibit B - Operational Statement [12-4-2024] 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 Tentative Tract Map 6494 [3-19-2025] Exhibit I - Comments & Requirements from Responsible Agencies Exhibit J - Environmental Assessment No. T-6494 [3-19-2025] Exhibit K - Acoustical Study [1-29-25]