REPORT TO THE PLANNING COMMISSION March 4, 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 Tentative Tract Map No. 6291 and related Environmental Assessment No. T-6291 for approximately 4.48 net acres of property located on the west side of North Fowler Avenue between East Fancher Creek Drive and East Tulare Street (Council District 5). 1. ADOPT Environmental Assessment No. T-6291 dated January 21, 2020, a determination that the proposed project is Categorically Exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to Section 15332/Class 32 of the CEQA Guidelines. 2. APPROVE Tentative Tract Map No. 6291 subject to compliance with the Conditions of Approval dated March 4, 2020. ..Body EXECUTIVE SUMMARY Daniel Bond of Gateway Engineering, on behalf of Bonadelle Homes, has filed Tentative Tract Map Application No. 6291, pertaining to approximately 4.48 net acres of property located on the west side of North Fowler Avenue between East Fancher Creek Drive and East Tulare Street. Tentative Tract Map Application No. 6291 proposes to subdivide the property into a 25-lot conventional single-family residential subdivision at a density of 5.58 dwelling units per acre. The subject property is located within the boundaries of the Fresno General Plan and the Roosevelt Community Plan; both plans designate the subject property for Medium Low Density Residential planned land uses (3.5 to 6 dwelling units per acre). Based upon the submitted subdivision design, the proposed subdivision can be found consistent with the Medium Low Density Residential planned land uses for the subject property as designated by both the Fresno General Plan and the Roosevelt Community Plan. BACKGROUND Project Setting/Details Daniel Bond of Gateway Engineering, on behalf of Bonadelle Homes, has filed Tentative Tract Map Application No. 6291, pertaining to approximately 4.48 net acres of property located on the west side of North Fowler Avenue between East Fancher Creek Drive and East Tulare Street. Tentative Tract Map Application No. 6291 proposes to subdivide the property into a 25-lot conventional single-family residential subdivision at a density of 5.58 dwelling units per acre. The subject property is located within the boundaries of the Fresno General Plan and the Roosevelt Community Plan; both plans designate the subject property for Medium Low Density planned land uses (3.5 to 6 dwelling units per acre). Based upon the submitted subdivision design, the proposed subdivision can be found consistent with the Medium Low Density Residential planned land uses for the subject property as designated by both the Fresno General Plan and the Roosevelt Community Plan. The subject property is generally surrounded by single-family residential houses. Surrounding adjacent properties provide the following land uses along with their respective zone district and land use designation: * North: Fancher Creek Elementary School o Zone District: PI (Public and Institutional) o Land Use Designation: Public Facility - Elementary School * East: Future single-family residential subdivision o Zone District: RS-5 (Single-Family Residential, Medium Density) o Land Use Designation: Residential - Medium Density * South: Vacant commercial land o Zone District: CC (Commercial - Community) o Land Use Designation: Commercial - Community * West: Existing single-family residential houses o Zone District: RS-4 (Single-Family Residential, Medium Low Density) o Land Use Designation: Residential - Medium Low Density The proposed subdivision will provide for the future construction of 25 single-family residential houses. A pedestrian walkway (and emergency services access point) will be provided at the southeast portion of the subdivision which provides walkability with a pedestrian connection of the subdivision to North Fowler Avenue and to the future vacant commercial land to the south. 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-4 zone district. Landscaping/Walls/Open Space North Fowler Avenue is designated as an arterial street. A 15-foot outlot dedicated for landscape purposes is required to be dedicated along the entirety of the North Fowler Avenue frontage of the subject property, pursuant to Roosevelt Community Plan Policies 1-5.8 and 2-3.9. In accordance with Section 15-2002 of the FMC, a 6-foot high masonry wall will be required at the rear of the required 15-foot landscaped outlot along North Fowler Avenue, along the required 10-foot outlot along South Renn Avenue, where access rights will be relinquished, and along the southern property line of the subject property separating the vacant commercial property from the subject property. Pursuant to Section 12-4.705 of the FMC, residential subdivisions with tentative maps containing 50 parcels or less are required to pay in-lieu fees for open space/park facility purposes; no on-site open space is required due to the limited number of proposed lots. It is noted, however, that the applicant is providing a 26-foot wide landscaped pedestrian paseo connecting from within the subdivision leading to North Fowler Avenue. Lot Area and Dimensions The proposed lots meet the minimum 5,000 to the maximum 9,000 square foot lot area requirement, and the minimum lot depth (85 feet) and lot width (50 feet) requirements of the property development standards for the RS-4 (Residential Single Family, Medium Low Density) zone district. It should be noted that there are six lots that have less than the minimum required amount of lot area (5,000 sq. ft.) of the RS-4 zone district. Section 15-4105.A.1 of the FMC allows 25 percent of the lots in a proposed residential subdivision of five or more lots to be up to 20 percent smaller in area and/or width, as long as the average lot area and width for the subdivision are no less than the required minimum for the district. The average lot size for the subdivision is approximately 6,015 square feet, 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. Sidewalks, Streets and Access Points The Public Works Department, Traffic Engineering Division has reviewed the proposed project for on- and off-site circulation and potential traffic impacts. It was determined the streets adjacent to and near the subject property will be able to accommodate the change in traffic generated from the development subject to the conditions within the memoranda dated January 13, 2020. These conditions include, but are not limited to: (1) Dedication of public streets and right-of-way; (2) Street improvements (including but not limited to construction of concrete curbs, gutters, pavements, underground street lighting systems) and; (3) Payment of any applicable impact fees (including but not limited to Traffic Signal Mitigation Impact (TSMI) Fee, Fresno Major Street Impact (FMSI) Fee, and Regional Transportation Mitigation (RTMF) Fee). The Fresno General Plan Circulation Element has designated North Fowler Avenue as an arterial street, and East Kerckhoff Avenue, East Laurel Avenue, South Fairway Avenue, and South Shirley Avenue as local streets. Direct vehicular access will be relinquished to North Fowler Avenue and South Renn Avenue from all lots within the subdivision. Public Services Sewer The nearest sanitary sewer main to serve the proposed project is an existing 8-inch main located in South Renn Avenue with capacity to serve the proposed project. Sewer facilities are available to provide service to the site subject to the conditions listed in the Department of Public Utilities, Planning and Engineering comments dated January 13, 2020. Water The subject property is located within the jurisdiction of the Bakman Water District. All water service requirements and/or restrictions shall be applicable to the Bakman Water District. Fire The Fresno Fire Department reviewed the proposed project for requirements relating to water supply, fire hydrants, and fire apparatus access to the building(s) on site. The project will be required to comply with the Fire Department's conditions dated January 13, 2020. 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 approximately 4.48 net acres of vacant land, 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-d promotes the development of medium-high density residential uses to optimize use of available or planned public facilities and services. Provide housing opportunities with access to employment, shopping services, and transportation. * 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. Roosevelt Community Plan Upon reviewing the policies contained in the Roosevelt Community Plan, staff has determined that, with the exception of the landscaped area along the North Fowler Avenue frontage, there are no policies that are applicable or which control based upon the priority of plans specified at Section 15-104-B-4 of the FMC. The purpose of these goals and objectives are to provide a variety of housing types for individual lifestyles and space needs. Further, it is to provide opportunities of higher densities in neighborhoods throughout the City. The proposed project meets the goals and objectives of the General Plan and the Roosevelt Community Plan by implementing the appropriate regulations of the RS-4 zone district and ensuring that new development is compatible to the existing structures in relation to scale, mass, and character. Housing Element The subject property is designated as a Housing Element site, and it is a site listed in the 2013-2023 RHNA Housing Sites Inventory. The Housing Sites Inventory establishes the minimum capacity of this site to be 18 units and a maximum of 30 units with an affordability categorization of Above Moderate. The proposed project proposes 25 units of market rate (Above Moderate) housing, providing consistency with the Housing Element of the Fresno General Plan and the RHNA Housing Sites Inventory. As such, findings are not required to be made under Government Code Section 65863(b)(2). Council District Project Review Committee The Council District 5 Project Review Committee reviewed the proposed project at their regular meeting on February 10, 2020 and voted unanimously to recommend approval of the project, 4 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 (Notice Vicinity Map - Exhibit G). ENVIRONMENTAL FINDINGS The California Environmental Quality Act (Public Resource Code Section 21000 et seq.) permits a public agency to determine whether a particular project is exempt from CEQA. A determination of a Categorical Exemption from Section 15332/Class 32 (Infill Development) was made and findings can be found in Environmental Assessment No. P19-05340 (Exhibit J). 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 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 Roosevelt 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. Upon consideration of this evaluation, it can be concluded that Tentative Tract Map No. 6291 is appropriate for the subject property. Planning Commission action of the proposed Tentative Tract Map and Planned Development Permit, unless appealed to the Council, is final. Attachments: Exhibit A - Tentative Tract Map No. 6291 dated January 21, 2020 Exhibit B - Application Information 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 Exhibit H - Conditions of Approval for Tentative Tract No. 6291 dated March 4, 2020 Exhibit I - Comments and Requirements from Responsible Agencies Exhibit J - Environmental Assessment No. T-6291 dated February 7, 2020