Documented by Josef Sibala
Here’s what you need to know:
- The City of Fresno Planning Commission recommended the adoption (to the City Council) of text amendment amending sections relating to the language of the required appeal hearing date from 30 days to 45 days.
- The commission approved the Tentative Tract Map No. 6392, proposing to subdivide approximately 7.71 acres of the subject property into a 33-lot, single-family residential development,
- Director of Real Estate Development in Fresno Housing Authority Christina Stokes-Johnson said the home price is $350,000 each. She added that soft second mortgages will be available to make it affordable for families.
Follow-up questions:
- How will the text amendment affect applications?
- How will residents benefit from the residential development?
The Scene
The Fresno Planning Commission meeting occurred on Wednesday, Nov. 15, 2023, at 6 p.m. The commission meets on the first and third Wednesdays of the month (unless otherwise noted) at 6 p.m. in the City Council Chambers located at 2600 Fresno St., second floor.
They make decisions and recommendations on city planning issues and review proposals for compliance with the general plan to make recommendations to the City Council.
Commission Members:
- Chair Peter Vang
- Vice Chair Brad Hardie
- Commissioner Haley M Wagner
- Commissioner Kathy Bray
- Commissioner Monica Diaz
- Commissioner Jacqueline Lyday
Commissioner not present:
- Commissioner David Criner
Others present:
- Director of Planning and Development Jennifer Clark
- Chris Lang from the Planning and Development Department
- Planning Manager Israel Trejo
- City Attorney Kristi Costa
- Director of Real Estate Development in Fresno Housing Authority Christina Stokes-Johnson
- Brunette from Heat for South Fresno Community
- Robert Holt from Planning and Development
Discussions/Actions
A. ID 23-1655 Hearing to consider Text Amendment Application No. P23-02808 and related Environmental Findings:
1. The commission (6-0) recommended (to the City Council) the Finding of No Possibility of Significant Adverse Effect as prepared for Environmental Assessment No. P23-02808 dated Sept. 13, 2023.
2. The commission (6-0) recommended the adoption (to the City Council) of Text Amendment Application P23-02808 amending Subsection E to Section 3314 of Chapter 15 of the Fresno Municipal Code relating to the language of the required appeal hearing date from 30 days to 45 days.
Supervisor Robert Holt from Planning and Development said that the subdivision map act is a state law that governs all subdivisions in California and includes parcels tentative act maps. Subdivision Map Act (SMA) Section 66452.5 was updated in 202.According to Fresno Municipal Code (FMC) Section 15.3314, appeals must be heard by the Review Authority within 30 days after the appeal is filed.
The text amendment changes from 30 to 45 days under the SMA update; all committees/ALUC recommended approval.
B. ID 23-1657 Consideration of Tentative Tract Map 6392, Planned Development Permit Application. P23-02692 and the related Environmental Assessment T-6392/P23-02692 for approximately 7.71 acres of property located on the south side of East Florence Avenue, between South Walnut and South Fruit Avenues (Council District 3).
1. The commission (6-0) adopted the mitigated negative declaration prepared for Environmental Assessment T-6392/P23-02692 dated Oct. 27, for the proposed project under California Environmental Quality Act (CEQA) Guidelines.
2. The commission (6-0 approved Planned Development Permit Application P23- 02692, proposing to modify the RS-3 (single-family residential, low-density) zone district development standards to allow for a reduction in the minimum lot width, lot area and front yard setbacks.
3. The commission (6-0) approved Tentative Tract Map 6392, proposing to subdivide approximately 7.71 acres of the subject property into a 33-lot, single-family residential development, subject to compliance with the Conditions of Approval dated November 15, 2023
Chris Lang from Planning and Development said the map consists of Approximately 7.71 acres of property on the north side of East Florence Avenue between South Walnut and South Fruit Avenues.
The subject property is within the low-density residential land planned land use.
The Vesting Tentative Tract Map proposes to subdivide 7.71 net acres of property into a 33-lot single-family residential subdivision and provide one hundred percent affordable housing to qualify for an affordable housing density bonus.
One hundred percent low/very low-income housing qualities for up to a 35% density bonus (4.7 dwelling units per acre).
Planned land use of Low-Density Residential (1-3.5 dwelling units per acre), with granting of an affordable housing density bonus, the subdivision will be developed at an overall density of approximately 4.3 dwelling units per acre.
The map proposes to modify the development standards of the RS-3 (Single-Family Residential.
Density) zone district
Modifications include minimum lot area width and reduced front and side yard setbacks.
The requested modifications will facilitate the development of the subdivision at the permitted 4.3 dwelling units per acre.
Director of Real Estate Development in Fresno Housing Authority Christina Stokes-Johnson said the home price is $350,000 each. She added that soft second mortgages will be available to make it affordable for families.
Brunette from Heat for South Fresno Community objected to the project due to a lack of community engagement and outreach. She mentioned that Southwest Fresno is a “blighted area.”
Stokes-Johnson stated that the soft second mortgages and environmental findings were amply discussed in the Fresno Housing Authority board meetings and the Planning Commission meeting for District 3.
She added that the target demographic for the project is people who make 50-80% of the average median income and cannot support a $350,000 mortgage. She highlighted the role of the soft second mortgages to subsidize housing.
She clarified that the median incomes at the 50% end for a two-bedroom would start at $41,250 for a four-person household.
She added that a maximum size of four bedrooms, which assumes an eight-person household at 80%of the average median income, with a household makes $87,020 a year.
She said soft second mortgages are forgivable if the occupant retains ownership over 30 years.
Wagner sought communication between the applicant and the public.
The meeting adjourned at 7:30 p.m. The Fresno Planning Commission is scheduled to meet again on Dec. 6.
If you believe anything in these notes is inaccurate, please email us at Fresnodocs@thefresnoland.com with “Correction Request” in the subject line.
