REPORT TO THE PLANNING COMMISSION August 2, 2017 FROM: DAN ZACK, Assistant Director Development and Resource Management Department THROUGH: SOPHIA PAGOULATOS, Planning Manager Long Range Planning Division BY: AMBER PIONA, Planner II Long Range Planning Division SUBJECT: CONSIDERATION OF PLAN AMENDMENT APPLICATION NO. A-17-007, PREZONE APPLICATION NO. R-17-010, ANNEXATION APPLICATION NO. ANX 17-005, TENTATIVE PARCEL MAP APPLICATION NO. TPM-17-06, AND ENVIRONMENTAL ASSESSMENT NO. A-17-007/R-17-010/TPM-17-06/ANX-17-005 FOR PROPERTY LOCATED ON THE NORTHWEST CORNER OF WEST JENSEN AND SOUTH MARTIN LUTHER KING, JR AVENUES ..Title Consideration of Plan Amendment Application No. A-17-007, Prezone Application No. R-17-010, Annexation Application No. 17-005 Tentative Parcel Map Application No. TPM-17-06, and related Environmental Assessment No. A-17-007/ R-17-010/ ANX-17-005/ TPM-17-06 pertaining to approximately � 115.95 acres of property located on the northwest corner of East Jensen Avenue and South Martin Luther King Jr. Boulevard (Council District 3) 1. RECOMMEND APPROVAL (to the City Council) of the adoption of the Mitigated Negative Declaration prepared for Environmental Assessment No. A-17-007/ R-17-010/ ANX-17-005/ TPM-17-06 dated August 2, 2017 for the proposed project. 2. RECOMMEND APPROVAL (to the City Council) of Annexation Application No. ANX-17-005 proposing detachment from the Fresno county Fire Protection District and the Kings River Conservation District and annexation to the City of Fresno. 3. RECOMMEND APPROVAL (to the City Council) of Plan Amendment Application No. A-17-007, which proposes to amend the Fresno General Plan and Edison Community Plan from the following designations: Medium Density Residential for 19.25 acres, Urban Neighborhood for 29.44 acres, Community Commercial for 10.11 acres, Office for 37.69 acres and Community Park for 19.09 acres to Medium Density Residential for 54.48 acres, Community Commercial for 2.4 acres, Regional Commercial for 22.52 acres, Park for 9.63 acres and Public Facility - College designation for 26.55 acres. 4. RECOMMEND APPROVAL (to the City Council) of Prezone Application No. R-17-010 to amend the Official Zone Map to reclassify the subject property from the Fresno County AL-20 (Limited Agriculture) to the City of Fresno zone districts to designated as follows: RS-5 (Residential Single Family) for 54.48 acres, CC (Community Commercial) for 2.4 acres, CR (Community-Regional) for 22.52 acres, PR (Parks and Recreation for 9.63 acres, and PI (Public and Institutional) for 26.55 acres. 5. RECOMMEND APPROVAL (to the City Council) of Tentative Parcel Map Application No. TPM-17-06 for the establishment of four parcels on 115.949 acres. ..Body EXECUTIVE SUMMARY Scott Mommar, on behalf of Sylvesta Hall of Blue Ocean Development, has filed Plan Amendment Application No. A-17-007, Prezone Application No. R-17-010, Annexation Application No. 17-005 and Tentative Parcel Map Application No. TPM-17-06, pertaining to approximately � 115.95 acres of property located on the northwest corner of East Jensen Avenue and South Martin Luther King Jr. Boulevard, as described above (See Exhibits A -D). The Plan Amendment, Prezone and Tentative Parcel Map Applications have been filed in order to facilitate the annexation pursuant to Annexation No. ANX-17-005, which also proposes the detachment of the property from the Kings River Conservation District and the Fresno County Fire Protection District and annexation to the City of Fresno. Staff supports approval of these applications. PROJECT INFORMATION PROJECT See description above in executive summary APPLICANT Scott Mommar on behalf of Sylvesta Hall of Blue Ocean Development LOCATION Located on the Northwest corner of East Church Avenue and Martin Luther King Jr. Boulevard (Council District 3, Councilmember Baines) SITE SIZE Approximately 115.95 acres LAND USE Existing - Medium Density Residential (19.25 acres) Urban Neighborhood (29.44 acres) Community Commercial (10.11 acres) Office (37.69 acres) Community Park (19.09 acres) Proposed - Medium Density Residential (54.48 acres) Community Commercial (2.4 acres) Regional Commercial (22.52 acres) Park (9.63 acres) Public Facility - College (26.55 acres) ZONING Existing - AL-20 (Fresno County-Limited Agriculture) Proposed - RS-5 (Residential Single Family) for 54.48 acres, CC (Community Commercial) for 2.4 acres, CR (Community Regional) for 22.52 acres, PR (Parks and Recreation) for 9.63 acres and PI (Public and Institutional) for 26.52 acres PLAN DESIGNATION AND CONSISTENCY Pursuant to the Urban Form, Land Use and Design section of the General Plan, the proposed zone district classifications and land designations for the subject property may be found consistent. ENVIRONMENTAL FINDING Finding of a Mitigated Negative Declaration dated August 2, 2017. STAFF RECOMMENDATION That the Planning Commission recommend approval to the City Council of the proposed applications. BORDERING PROPERTY INFORMATION Planned Land Use Existing Zoning Existing Land Use North Medium Density Residential Open Space- Park RS- 5 Residential Single Family PR/UGM/cz Commercial Office/ Urban Growth Management/ conditions of zoning Single Family Residential and Park South Medium Density Residential RS-5 Single Family Residential AL-20 (Fresno County) Limited Agriculture Single Family Residential and Open Space -Agricultural East Medium Density Residential Public Facility-Middle School RS-5 Residential Single Family PI Public and Institutional Single Family Residential and Middle School West Medium Density Residential RS-5 Residential Single Family Single Family Residential and Vacant ENVIRONMENTAL FINDING An initial study was prepared for this project as part of the Environmental Assessment 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 (see Exhibit H). 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 project 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. The proposed Plan Amendment, Prezone, Annexation and Tentative Parcel Map Applications have been determined to not be fully within the scope of the recently updated MEIR SCH No. 2012111015 as provided by the CEQA, as codified in the Public Resources Code (PRC) Section 21157.1(d) and the CEQA Guidelines Section 15177(c) because a plan amendment is proposed which would change the land use designated in the general plan for the site. It has been further determined that all applicable mitigation measures of MEIR SCH No. 2012111015 have been applied to the project, together with project specific mitigation measures 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). In addition, pursuant to Public Resources Code, Section 21157.6(b)(1), staff has determined that no substantial changes have occurred with respect to the circumstances under which the MEIR was certified and that no new information, which was not known and could not have been known at the time that the MEIR was certified as complete, has become available. Therefore, it has been determined based upon the evidence in the record that the project will not have a significant impact on the environment and that the filing of a Mitigated Negative Declaration is appropriate in accordance with the provisions of CEQA Section 21157.5(a)(2) and CEQA Guidelines Section 15178(b)(1) and (2). Based upon the attached Environmental Assessment and the list of identified mitigation measures, staff has determined that there is no evidence in the record that the project may have a significant effect on the environment and has prepared a Mitigated Negative Declaration for this project. A public notice of the attached mitigated negative declaration finding for Environmental Assessment Application No. A-17-007, R-17-010, ANX-17-005, TPM-17-06 was published on August 2, 2017 with no comments or appeals received to date. Project specific mitigation measures include: * Compliance with Fresno County Environmental Health Department requirements; * Compliance with Fresno Metropolitan Flood Control District requirements; * Compliance with Department of Public Works Traffic Engineering requirements and Traffic Impact Study requirements; and * Payment of public service-related impact fees * Conducting of a Phase 1 Site Assessment The complete list of project specific mitigation measures can be found in the Environmental Assessment in Exhibit H. BACKGROUND / ANALYSIS Background The 115.95 acres that is the subject of the proposed applications is currently outside the city limits, and consists of four rural residences (3 of which are vacant), and vacant land. The project area falls within the city's Sphere of Influence, and is depicted in the General Plan Land Use Map. The General Plan envisioned this area as a mixture of office, medium density housing, urban neighborhood, park and general commercial. The proposed applications would add 35.26 acres of Medium Density Residential use to the 19.26 acres and simultaneously eliminate 29.44 acres of Urban Neighborhood use, resulting in approximately 54.48 acres of Medium Density Residential uses. The 37.69 acres of Office use would be eliminated. Community Commercial uses would be reduced from 10.11 acres to 2.4 acres, and 22.52 acres of Regional Commercial use would be added. The 19.09 acres of Community Park use would be replaced with 9.63 acres of Park use. The applications would also add 26.55 acres of Public Facility - Community College use for a future community college. See table below for land use summary: Planned Land Use Existing Acreage Proposed Acreage Change (ac) Medium Density Residential 19.25 54.48 +35.23 Urban Neighborhood 29.44 0 -29.44 Community Commercial 10.11 2.4 -7.71 Regional Commercial 0 22.52 +22.52 Office 37.69 0 -37.69 Community Park 19.09 0 -19.09 Park 0 9.63 +9.63 Public Facility - Community College 0 26.55 +26.55 Transportation The project is a Plan Amendment, Prezone, and Tentative Parcel Map to facilitate annexation of the property for the future development of the property with an educational facility, a park, a residential neighborhood, and commercial uses. The Public Works Department, Traffic and Engineering Division conducted a Traffic Impact Study (TIS), dated July 19, 2017, for the project. The analysis found that the project is expected to generate 26,279 average daily trips (ADT) including 1,554 morning peak hour trips and 2,503 evening peak hour trips. These numbers were compared to the trip generations projected by the land use designations in the General Plan and found that this project would result in 5,020 fewer ADT, with 1,198 fewer morning peak hour trips and 829 fewer evening peak hour trips. Per the Fresno General Plan, the City is divided into four traffic impact zones (TIZ), representing an acceptable level of service (LOS) for each zone. Analysis results were evaluated against the corresponding TIZ LOS. The developer of the project will be required to pay the Traffic Signal Mitigation Impact (TSMI) Fee per the Master Fee Schedule at the time of building permits. The TSMI fee facilitates 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 credited against traffic signal installation/modifications and/or Intelligent Transportation System (ITS) improvements (constructed at their ultimate location) that plan to build out in the General Plan circulation element and are included in the Nexus Study for the TSMI fee. Traffic and Engineering Division has reviewed the proposed Plan Amendment, Prezone, and Tentative Parcel Map and has determined that the streets adjacent to and near the subject site will be able to accommodate the quantity and kind of traffic generated upon implementation of the traffic related mitigation measures of the MEIR and completion of the adjacent street segments and intersections in accordance with the transportation element of the Fresno General Plan. Based upon the project requirements for street dedications, improvements, and contributions to the City-wide impact fee system, the adjacent and interior streets will provide adequate access to, and recognize the traffic generating characteristics of, individual properties and, at the same time, afford the community an adequate and efficient circulation system. Council District Plan Implementation Committee The District 3 Plan Implementation Committee is not active at this time. Public Notice and Comment July 21, 2017-Public notice mailed to property owners within 1000 feet of project site. Several phone calls have been received asking about the project. All have been in support of the project. LAND USE PLANS AND POLICIES Fresno General Plan The Fresno General Plan puts a strong emphasis on complete neighborhoods and multimodal connectivity. Complete Neighborhoods UF-1-f Complete Neighborhoods Densities and Development Standards. Use Complete Neighborhood design concepts and development standards to achieve the development of Complete Neighborhoods and the residential density targets of the General Plan. The General Plan states that the defining characteristic of a complete neighborhood is one that is mostly self-sufficient, walkable and interconnected. It provides residents with most daily needs. A complete neighborhood should include most of the following elements: * A range of housing choices * Neighborhood serving retail * A range of employment opportunities * Public services, such as health clinics * Entertainment and cultural assets * Parks and public schools * Community services such as a library, recreation center, senior center or community garden * Public plaza/civic space * Access to Public Transit The neighborhood around the site includes both single family and public school uses. FAX Routes 32 and 38 serve the project. The neighborhood has the potential to be a complete neighborhood. Approval of the project would result in the future development of commercial, residential, community college and park uses. UF-1-c Identifiable City Structure. Focus integrated and ongoing planning efforts to achieve an identifiable city structure, comprised of a concentration of buildings, people, and pedestrian-oriented activity in Downtown; along a small number of transit-oriented, mixed-use corridors and strategically located Activity Centers; and in existing and new neighborhoods augmented with parks and connected by multi-purpose trails and tree lined bike lanes and streets. UF-12-b Activity Centers. Mixed-use designated areas along BRT and/or transit corridors are appropriate for more intensive concentrations of urban uses. Typical uses could include commercial areas; employment centers; schools; compact residential development; religious institutions; parks; and other gathering points where residents may interact, work and obtain goods and services in the same place. The northwest corner of East Jensen Avenue and South Martin Luther King Jr. Boulevard is identified in the General Plan as an Activity Center. The project maintains the site as an Activity Center, proposing only to change the configuration of uses within the center by increasing the acreage designated for residential uses, increasing the overall acreage designated for commercial uses, reducing park acreage, removing office uses and adding public and institutional uses to allow for the future development of a community college. The resulting mix of uses will serve as a gathering point for residents to live, work, recreate and go to school. The Activity Center will be connected to the neighborhood through transit lines and by trails. UF 14-b Design Guidelines for Walkability. Develop and use design guidelines and standards for a walkable and pedestrian-scaled environment with a network of streets and connections for pedestrians and bicyclists as well as transit and autos. The project will increase bicycle and pedestrian access throughout the neighborhood. The proposed project includes the development of a Class I trail along the south side Church Avenue and along the north side of East Jensen Avenue, connecting through the project site. The proposed trails align with General Plan Figure MT-2 Paths and Trails. In conclusion, the proposed project is consistent with many of the goals and policies of the General Plan. The proposed project promotes the development of complete neighborhoods, and increases the walkability of the neighborhood. Community and Specific Plans The Edison Community Plan was adopted in 1977. At that time, its primary goals were to stimulate growth through improving the quality of the environment and strategically providing public facility improvements, to provide housing to support diverse needs, and to increase income levels thorough programs of economic and employment development. The proposed project will facilitate the development of a public facility (a community college), housing, and community and regional commercial. The proposed project is consistent with the land use map, goals and policies of the draft Southwest Fresno Specific Plan (SWFSP), which calls for the development of magnet cores to attract development. Magnet cores are locations designated to be centers of activity, similar to activity centers described in the General Plan. This site was designated as one of two identified magnet cores for development in the planning area. Although the Southwest Fresno Specific Plan is not yet adopted, the project's consistency with this plan demonstrates that it aligns with the community's desires as expressed in the draft plan to date. 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 Edison Community Plan; 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. Upon consideration of this evaluation, it can be concluded that Plan Amendment Application No. A-17-007, Prezone Application No. R-17-010, Tentative Parcel Map Application No. TPM-17-06, and Annexation Application ANX-17-005 and are appropriate for the project site. Exhibits: Exhibit A: Vicinity Map Exhibit B: Aerial Photograph Exhibit C: Annexation Map Exhibit D: Fresno General Plan Map Exhibit E: Prezone Map Exhibit F: Tentative Parcel Map Exhibit G: Conditions of Approval for Tentative Parcel Map Application No. TPM-17-06 Exhibit H: Environmental Assessment No. A-17-007/ANX-17-005/R-17010/TPM-17-06 1