REPORT TO THE PLANNING COMMISSION October 16, 2024 FROM: ASHLEY ATKINSON, Assistant Director Planning and Development Department THROUGH: ISRAEL TREJO, Planning Manager Planning and Development Department BY: JOHN GEORGE, Planner Planning and Development Department SUBJECT ..Title Consideration of Vesting Tentative Tract Map No. 6470 and related Environmental Assessment for approximately 47.06 acres of property located on the west side of North Willow Avenue, north of North Alicante Drive (Council District 6) - Planning and Development Department. 1. ADOPT Environmental Assessment No. T-6470 dated October 16, 2024, an Addendum to the Final Subsequent Environmental Impact Report State Clearinghouse No. 2000021003 (SEIR) for the proposed project, pursuant to Section 15164 of the California Environmental Quality Act (CEQA) Guidelines. 2. APPROVE Vesting Tentative Tract Map No. 6470 proposing to subdivide approximately 47.06 acres of the subject property into a 194-lot conventional single-family residential development, subject to compliance with the Conditions of Approval dated October 16, 2024. ..Body EXECUTIVE SUMMARY Precision Civil Engineering, on behalf of Wathen Castanos Homes, has filed Vesting Tentative Tract Map No. 6470, pertaining to approximately 47.06 acres of property located on the west side of North Willow Avenue, north of North Alicante Drive. The subject property is located within the boundaries of the Fresno General Plan and Woodward Park 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 4.12 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 west side of North Willow Avenue, north of North Alicante Drive. The general vicinity surrounding the subject property consists primarily of single-family residences, rural residences, and a golf course. Adjacent west of the proposed subdivision is the Copper River Country Club golf course. Adjacent north are rural residences located in Fresno County. Adjacent south are recently approved single-family residential neighborhoods. Adjacent east of the site is a large agricultural property located in Fresno County. 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-family residential, and single-family residential. In 2001, the City of Fresno initiated the update of the General Plan and included the Copper River Ranch area. The Copper River Ranch Project was approved in 2003 by the Fresno City Council. The Copper River Ranch area has been in a state of development since 2004 and today, there are commercial and residential uses within the area. The City of Fresno prepared and certified an Environmental Impact Report (No. 10126) for the Copper River Ranch Project (State Clearinghouse #2000021003), adopted in 2003. Said EIR analyzed the impacts of the following: * 2,837 residential units on 706 acres * 250,000 square feet of office/commercial (60 acres) Copper River Ranch History - SEIR The Copper River Ranch Project has been in development since 2003 in general conformance to what was analyzed in the 2003 EIR. However, as development has occurred there have been some changes regarding subdivision layouts, number of units, and to locations of commercial/office. In addition, there are 170.77 acres that were not studied as part of the 2003 EIR; the project applicant proposes to eventually develop approximately 109 acres of the 170.77 acres. As such, those areas required additional environmental evaluation, and a Subsequent Environmental Impact Report (SEIR) was prepared that included a full evaluation of the newly-added project area as well as all proposed land use changes and associated maps (including subject vesting tentative tract map). The SEIR evaluated the addition of 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 subdivision map was included within the SEIR. The proposed project will require dedications for public street rights-of-way as well as the installation and construction of both public and private facilities and infrastructure in accordance with the standards, specifications, and policies of the City of Fresno. Trail The proposed subdivision is located adjacent to and abutting a super arterial (North Willow Avenue). A proposed Class I bicycle/pedestrian trail is to be constructed along the rear of lots with frontage along North Willow Avenue located within a minimum 26-foot wide outlot. Pursuant to FMC Section 15-4107.G.4 (Pedestrian and Bicycle Paths), for subdivisions adjacent to a major street, a pedestrian path (including sidewalks and trails) to the major street shall be spaced no more than 600 feet apart. The proposed subdivision map will be required to provide one pedestrian paseo connecting the proposed gated subdivision to the trail. Walls An Acoustical Study was completed for the project dated November 28, 2023, and the following recommendation will be included as a condition of approval: * Sound wall constructed to a minimum height of six feet along the entire project site frontage adjacent to North Willow Avenue. Additionally, the sound wall should be constructed toward the west, for a minimum of 20 feet at the southern lot lines of Lots 51, 118, and 126, as well as the northern lot lines of Lots 67, 125, and 128 of Vesting Tentative Tract Map No. 6470. Major street entryways into the subdivision will incorporate enhanced 10-foot-wide landscaped outlots along the street side yards of adjacent lots. Interior end-blocks will incorporate a minimum 5-foot landscape strip with six-foot high concrete/masonry wall in accordance with Section 15-4105-G-2-b of the Fresno Municipal Code. Landscaping / Open Space The developer is required to provide street trees on all public street frontages per FMC Section 15- 4308-N and for the dedication of planting and buffer landscaping easements as determined by the Planning Department. 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. 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 for maintenance of these Services either by a mechanism approved by the Public Works Department or by annexing to the City of Fresno's Community Facilities District No. 11 and 15. Additionally, approximately 56,660 total square feet (1.30 acres) of open space is proposed in two outlots: one located roughly central in the northern portion of the subdivision, and one located adjacent to the golf course along the western subdivision boundary. There is a paseo proposed along the North Willow Avenue frontage, abutting the proposed trail, which provides pedestrian connectivity from North Willow Avenue and the southern portion of the subdivision. 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 incorporating existing and future open space, including parks and trails. With the inclusion of 1.30 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 identified that adequate sanitary sewer and water services are available to serve the project subject to the requirements listed in the memoranda dated May 22, 2024, as well as implementation of the Fresno General Plan policies and the mitigation measures of the SEIR; and, the construction and installation of public facilities and infrastructure in accordance with Department of Public Works Standards, specifications and policies. For water service, required infrastructure improvements and facilities include extension of water mains within the interior of the proposed tract to individual lots, providing an adequate, reliable, and sustainable water supply for the project's urban domestic and public safety consumptive purposes. Installation of these services with meters to proposed residential lots along with payment of applicable Water Capacity Charges comprise this project's obligations toward implementation of the Fresno General Plan policies (including the mitigation measures of the associated SEIR). Implementation of the Water Resources Management Plan and the identified project related conditions of approval 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, the subject site is not located within a flood prone or hazard area. Permanent drainage service will not be available for a portion of North Willow Avenue draining south along the frontage of the proposed subdivision and for the northwesterly portion of the proposed subdivision draining to the proposed Master Plan facilities in Friant View Lane. Permanent drainage service is available for the remainder of the proposed subdivision with the construction of the required Creditable Facilities, which include a 36-inch into a 30-inch storm drain pipeline in North Portofino Drive. Drainage from the site shall be directed to North Portofino Drive south of the centerline of the "Road G" alignment, and drainage from the site shall be directed to North Willow Avenue north of the centerline of the "Road G" alignment. Fire Department The subject property is located within the boundaries of the Fire Station 17 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, with two sources water. Internal access to the tract is acceptable, and compliance with the provision of two means of emergency access during all phases of construction is required. The project applicant shall comply with the Fresno Fire Department requirements dated October 8, 2024. Streets and Access Points The Fresno General Plan designates North Willow Avenue as a super arterial street. The proposed project will take access from North Willow Avenue via two vehicular public entrances and one pedestrian paseo and will also take access from North Portofino Drive at the southwest corner of the property and provide for future connectivity to future single-family development to the west over the golf course cart path. 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 which may be potentially generated subject to the requirements stipulated within the memoranda from the Traffic Engineering Division dated July 24, 2024. 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 The Council District 6 Project Review Committee reviewed the proposed project at its regular meeting on July 10, 2024, and did not provide any recommendations for the project. Notice of Planning Commission Hearing The Planning and Development Department mailed notices of this Planning Commission hearing to property owners within 1,000 feet of the subject property, pursuant to Section 15-5007 of the Fresno Municipal Code (Exhibit F) and posted in the Fresno Bee pursuant to FMC Section 15-3308.B.4.a. ENVIRONMENTAL FINDING 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 15 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 environmental review 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 15 as specified in the SEIR. The only minor technical change here is to the unit number for the single-family residential development, which specifies 194 units for Vesting Tentative Tract No. 6470, where the SEIR did not provide an exact number of 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 at the time of the previous EIR 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 measure or alternatives previously found to be not feasible are now feasible and would substantially reduce one or more significant effects of the project. 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 multi-family units for the subject site, which was already analyzed for single-family development consistent with the Medium 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 required findings contained within Section 15-3309 et seq. of the Fresno Municipal Code can be made. These findings are attached as Exhibit F. GROUNDS FOR DENIAL OF TENTATIVE MAP 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 reviewed the proposed vesting 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 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 Section 15-3309 of the FMC 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 6470 [5-1-2024] Exhibit B - Operational Statement [5-1-2024] 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 Vesting Tentative Tract Map 6470 [10-16-2024] Exhibit I - Comments & Requirements from Responsible Agencies Exhibit J - Environmental Assessment No. T-6470 [10-16-2024]