La Villita Apartment Complex Project

La Villita Apartment Complex Project

PROJECT DESCRIPTION: Environmental Assessment No. 2023-11, General Plan Amendment Application No. 2023-01, Rezone Application No. 2023-01, and Conditional Use Permit Application No. 2023-05 pertains to the construction of an eight-unit two-story market-rate apartment complex as a Planned Unit Development located on three contiguous APNs and situated at 261 E. North Avenue (APNs: 368-183-01, 368-183-02, and 368-183-03). The applicant will be proposing to merge all of the parcels into one at a future date. Each unit is approximately 1,205 square feet, with each unit having three-bedrooms and two-bathrooms. The parking proposed would be seventeen (17) total parking stalls with eleven (11) stalls being covered parking. The driveway approach would remain on B Street and the applicant is proposing a new driveway approach on N. East Avenue. General Plan Amendment Application No. 2023-01 specifically relates to the reclassification of three undeveloped contiguous parcels of land located at 261 E. North Avenue (APNs: 368-183-01, 368-183-02, and 368-183-03). The three parcels have a current General Plan Planned Land Use designation of Low Density Residential. The applicant proposed to reclassify the three parcels to the General Plan Planned Land Use designation of High Density Residential. The reclassification of land use requires the zoning district designation be changed in order to be consistent with the General Plan. Rezone Application No. 2023-01 (Ordinance No. 2023-005) pertains to the reclassification of three undeveloped contiguous parcels of land located at 261 E. North Avenue (APNs: 368-183-01, 368-183-02, and 368-183-03). The current zoning district designation is RM-3 (Multi-Unit Residential) and the applicant is proposing to reclassify the three parcels to the RM-2 (Multi-Unit Residential) zone district designation. The RM-2 zone district designation would be consistent with the proposed General Plan Planned Land Use designation of High Density Residential. Under the RM-2 (Multi-Unit Residential) zone district designation the applicant would be permitted to construct an eight-unit apartment complex at the project location. The project is proposed as a Planned Unit Development (PUD). According to the Reedley Municipal Code Title 10, Chapter 11, PUDs involve projects with careful application of design in order to achieve a more functional, aesthetically pleasing and harmonious living and working environment within the city which otherwise might not be possible by strict application and adherence to the regulations within the zoning code. With PUDs, the development standards of site area and dimensions, site coverage, yard spaces, distances between structures, and off-street parking need not be strictly compliant with the standards prescribed in the zoning district where the project is located. However, the applicant has to demonstrate by the design of the proposed project that the objectives of the zoning ordinance will be achieved. The site location is unique because it faces a public alley, East North Avenue, and B Street. There is an existing drive approach on East North Avenue and B Street sides of the project area. The size of the lot is slightly less than .05 acres. The zoning code requires 3.5 spaces per unit. In the instant, the project would need to have 28 parking stalls. With the PUD, the applicant is proposing to have 17 parking stalls. Additionally, the covered parking stalls and trash enclosure is located within the required 15-foot front yard setback located on East North Avenue and B Street. The required front yard setbacks would prevent the project from being able to accommodate parking and would limit buildable area. The site plan still provides space for emergency access and vehicular circulation, therefore staff believes there will be no detrimental effects to public health, safety or welfare as a result of the project. Additionally, under the current district designation of RM-3 (Multi-Unit Residential), the applicant would be permitted to construct up to six-dwelling units. With the proposed change in the zone district designation to RM-2 (Multi-Unit Residential), the applicant would be permitted to construct two additional dwelling units. The two additional dwelling units is minor in nature and would not create potentially significant environmental impacts in addition to those already identified in the 2030 General Plan EIR. The project would also not substantially increase the magnitude or severity of impacts that were previously identified. The Addendum has been prepared in accordance with the relevant provisions of CEQA and the CEQA Guidelines as implemented by the City of Reedley. See Attachment 6. According to Section 15164(a) of the CEQA Guidelines, “The lead agency or responsible 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.” This Addendum does not require public circulation because it does not provide significant new information that changes the 2030 General Plan EIR in a way that deprives the public of a meaningful opportunity to comment upon a substantial adverse environmental effect of the Project or a feasible way to mitigate or avoid such an effect. The City of Reedley shall consider this Addendum to the 2030 General Plan EIR prior to making a decision on the project.

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