REPORT TO THE CITY COUNCIL
October 29, 2015
FROM: JENNIFER K. CLARK, Director
Development and Resource Management Department
THROUGH: MIKE SANCHEZ, Assistant Director
Development Services Division
BY: STAFF
Development Services Division
SUBJECT
Title
HEARING - To consider Rezone Application No. R-15-007 and Environmental Assessment No. R-15-007/T-6091, filed by Gary Giannetta on behalf of Gary McDonald Homes, pertaining to 2.25 acres of property located on the east side of North Cornelia Avenue between West McKinley and West Normal Avenues (Property located in District 3)
1. Adopt a Finding of Conformity to the Fresno General Plan Master Environmental Impact Report as Environmental Assessment No. R-15-007/T-6091, dated July 2, 2015.
2. BILL - (For Introduction and Adoption) - Amending the Official Zone Map to reclassify the subject property from the AE-5/UGM (Exclusive Five-Acre Agricultural/Urban Growth Management) zone district to the R-1/UGM (Single Family Residential/Urban Growth management) zone district.
Body
RECOMMENDATIONS
Staff recommends that the City Council take the following actions:
1. Adopt a Finding of Conformity to the Fresno General Plan Master Environmental Impact Report as Environmental Assessment No. No. R-15-007/T-6091, dated July 2, 2015.
2. ADOPT BILL amending the Official Zone Map to reclassify the subject property from the AE-5/UGM (Exclusive Five-Acre Agricultural/Urban Growth Management) zone district to the R-1/UGM (Single Family Residential/Urban Growth management) zone district.
EXECUTIVE SUMMARY
Gary Giannetta, on behalf of Gary McDonald Homes, has filed Rezone Application No. R-15-007, pertaining to approximately 2.25 net acres of property located on the east side of North Cornelia Avenue between West McKinley and West Normal Avenues.
Rezone Application No. R-15-007 proposes to rezone the subject property from the AE-5/UGM (Exclusive Five Acre Agricultural District/Urban Growth Management) zone district to the R-1/UGM (Single Family Residential/Urban Growth Management) zone district.
The proposed rezoning of the subject site in accordance with Rezone Application No. R-15-007 would bring the subject site into conformance with the planned land use designation of Medium-Low Density Residential (3.5 to 6.0 dwelling units per acre) of the Fresno General Plan and West Area Community Plan.
BACKGROUND
Rezone Application No. R-15-007 proposes to amend the Official Zone Map and reclassify an approximately 2.25 acre subject site located on the east side of North Cornelia Avenue, between West McKinley and West Normal Avenues from the AE-5/UGM (Exclusive Five Acre Agriculture District/Urban Growth Management) zone district to the R-1/UGM (Single Family Residential/Urban Growth Management) zone district.
The rezoning of the subject site will facilitate the subdivision of approximately 2.25 acres of property into a conventional 8-lot single family residential development subdivision. The proposed development was reviewed by staff as Vesting Tentative Tract Map No. 6091/UGM.
The R-1 zone district allows development of single family residential homes at urban standards on lots not less than 5,000 square feet in area, not more than one dwelling permitted on any lot. The proposed development is consistent with the planned land uses and zoning proposed for the project site and is also compatible with existing residences to the north of the subject site.
Land Use Plans and Policies
The subject site is designated for Medium Low-Density Residential planned land uses by the Fresno General Plan and the West Area Community Plan.
The 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 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.
Likewise, supporting Objectives and Policies of the Fresno General Plan include an emphasis on 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. The West Area Community Plan is supported by Objectives and Policies which include an emphasis on providing streetscapes which create a positive image of the West Area, and providing design standards for single-family residential development to establish and maintain safe, attractive and stable residential neighborhoods.
Additionally, Policy LU-5-b of the current Fresno General Plan states, in part: Promote Medium-Low Density Residential uses to preserve existing uses of that nature.
The proposed project meets the intent of many or all of the goals, objectives, and policies of the Fresno General Plan and West Area Community Plan referenced herein above.
The subject property constitutes approximately 2.25 net acres of land with a single family residence located on the site, which will remain. Substantial urban development has occurred to the north, south and west of the property while bypassing the subject property. The proposed project will make the most efficient use of land and existing public improvements, infrastructure and services by taking advantage of the opportunity to add density to a large lot with an existing single family residence.
The proposed development incorporates a cul-de-sac which will be designed to accommodate future development to the east of the site, which if modified, may function as a through street with a traffic calming island installed in the center of the cul-de-sac. This will allow for a more complete neighborhood as an outcome, rather than a subdivision with limited connectivity to the remainder of the neighborhood.
In conclusion, the proposed project is consistent with many or all of the goals and policies of the Fresno General Plan and West Area Community Plan. The proposed project promotes reinvestment by proposing a quality development in an existing neighborhood and the opportunity to continue development in the future, preserves neighborhood character by retaining an existing single family residence on the project site, and protects property values by constructing a compatible infill development on a currently underdeveloped site.
Public Notice
The Development and Resource Management Department mailed notices of this City council hearing to surrounding property owners within 350 feet of the subject property (Exhibit 3), pursuant to Section 12-401-C-2 of the Fresno Municipal Code.
Fresno Planning Commission Action
The Fresno City Planning Commission considered Rezone Application No. R-15-007/UGM, the related environmental documents, and Vesting Tentative Tract Map No. T-6091/UGM at its regular meeting held on August 19, 2015. The Planning Commission reviewed the staff report in accordance with the policies of the Fresno General Plan and the West Area Community Plan. The Planning Commission then voted unanimously to recommend approval of the Rezone and the related environmental document to the City Council. The Commission also approved the Vesting Tentative Tract Map contingent upon City Council approval of the Rezone Application.
ENVIRONMENTAL FINDINGS
The Development and Resource Management Department staff has prepared an Initial Study of the above-described project and it has been determined to be a subsequent project that is fully within the scope of the Master Environmental Impact Report (MEIR) SCH No. 2012111015 prepared for the City of Fresno General Plan adopted by the Fresno City Council on December 18, 2014. The changes to the land use designations were environmentally assessed under the new MEIR that was completed with the General Plan update. The environmental assessment for the proposed rezone is tiered off of the new MEIR. Therefore, the Development and Resource Management Department proposes to adopt a Finding of Conformity for this project.
The proposed rezone will not facilitate an additional intensification of uses beyond that which would be allowed by the above-noted zoning and planned land use designation. Moreover, it is not expected that the future development will adversely impact existing city service systems or the traffic circulation system that serves the subject site. These infrastructure findings have been verified by the Public Works and Public Utilities Departments. It has been further determined that all applicable mitigation measures of the MEIR have been applied to the project necessary to assure that the project will not cause significant adverse cumulative impacts, growth inducing impacts, and irreversible significant effects beyond those identified by the MEIR as provided by CEQA Guidelines Section 15177(b)(3). A public notice of the attached Finding of Conformity for Environmental Assessment Application No. R-15-007/T-6091 was published on July 2, 2015 with no comments or appeals received to date.
LOCAL PREFERENCE
Local preference was not considered because this ordinance 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 application as is reasonably expected by the applicant/customer. Prudent financial management is demonstrated by the expeditious completion of this land use application inasmuch as the applicant/customer 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 Development and Resource Management Department.
Attachments:
Vicinity Map
Aerial Photograph
Public Hearing Notice Mailing List Map
Fresno General Plan Land Use Map
Zone District Map
Environmental Assessment No. R-15-007/T-6091
Planning Commission Resolution No. 13337
City Council Ordinance Bill for Rezone Application No. R-15-007