11 HOUSING ELEMENT CONSISTENCY CHAPTER

The purpose of the Housing Element Consistency Chapter is to provide residents, public officials, and the general public with an understanding of the city’s housing needs and the goals, policies and programs that have been developed to help meet those needs and how they are consistent with other policies of this General Plan. The Housing Element, included as Appendix B, provides analysis of i) the city’s existing, projected and special housing needs; ii) a land inventory for residential development; iii) household characteristics; iv) adequate sites to provide for the needs of households at all income levels; v) governmental and nongovernmental constraints; and vi) a statement of the communities’ goals, polices, quantified objectives, financial resources, and scheduled programs for the preservation, improvement, and development of housing.

11.1 CONTEXT

The Housing Element is one of the State-mandated elements of the General Plan. Unlike other required elements, the Housing Element has a review process and implementation program distinct from the other portions of the General Plan. State housing law required the City to update and adopt its fourth revision to the Housing Element by June of 2008. The next comprehensive Housing Element update is not required until 18 months after the Fresno Council of Governments adopts the 2014 Regional Transportation Plan (RTP) with the Sustainable Communities Strategy (SCS), which occurred in June 2014. This General Plan is scheduled to be adopted before the next revision is due; therefore, it is prudent to wait on updating the City's Housing Element until the new RTP and SCS have been adopted and the new Regional Housing Needs Allocations (RHNA) for the County of Fresno are finalized.

The Housing Element that was adopted in 2008 must be consistent with the General Plan to maintain internal consistency, as required by State law. The purpose of this element is to provide the necessary information to demonstrate consistency between the General Plan and the adopted Housing Element. This General Plan, therefore, does not include an update to the Housing Element; instead, the goals, objectives, and policies of the updated elements have been drafted to be consistent with and support implementation of the adopted Housing Element.

The City's adopted Housing Element contains goals, policies and implementation measures similar to the other elements of the General Plan. The adopted Housing Element, due to its size, is included as an Appendix and is a fully incorporated part of the General Plan. It contains technical background information to support the policies, standards, and implementation measures noted in this Housing Element Consistency Chapter. The adopted Housing Element and this Consistency Chapter jointly comprise the Housing Element for the purposes of the General Plan.

This section of the General Plan provides a consistency matrix showing how the General Plan implements the requirements of the Housing Element. In addition, matrices are used to translate references, terms and citations used in the General Plan with those used in the adopted Housing Element to clarify any changes in terminology. For example, the "Planning and Development Department" used in the adopted Housing Element has the equivalent meaning of "Development and Resource Management Department" when used in other elements of this General Plan. Likewise, this element provides matrices for comparing the current zoning districts with the proposed citywide and Downtown zoning districts, as well as allowed housing types and their development standards.

Chapter 11: Housing Element Consistency

Relationship to Updated General Plan Goals

The Housing Element supports the following General Plan goals:

3. Emphasize conservation, successful adaptation to climate and changing resource conditions, and performance effectiveness in the use of energy, water, land, buildings, natural resources, and fiscal resources required for the long-term sustainability of Fresno.

4. Provide for a diversity of districts, neighborhoods, housing types (including affordable housing), residential densities, job opportunities, recreation, open space, and educational venues that appeal to a broad range of people throughout the city.

5. 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.

Intentionally plan for Complete Neighborhoods as an outcome and not a collection of subdivisions which do not result in Complete Neighborhoods.

9. Promote a city of healthy communities and improve quality of life in established neighborhoods.

Emphasize supporting established neighborhoods in Fresno with safe, well maintained, and accessible streets, public utilities, education and job training, proximity to jobs, retail services, health care, affordable housing, youth development opportunities, open space and parks, transportation options, and opportunities for home grown businesses.

10. Emphasize increased land use intensity and mixed-use development at densities supportive of greater use of transit in Fresno.

Greater densities can be achieved through encouragement, infrastructure and incentives for infill and revitalization along major corridors and in Activity Centers.

11.2 CONSISTENCY WITH REGIONAL HOUSING NEEDS ALLOCATION PLAN

As noted in the adopted Housing Element¹, the 2007 Fresno County RHNA Plan assigned the City a proportional share of the area’s housing needs. Specifically, the City’s 2007 RHNA identified a need for approximately 20,967 units for the 2008-2013

as amended planning period, and when the previous unmet need of 273 units is added, the total unmet need is 21,240 units. The dwelling unit capacity identified in the adopted Housing Element inventory is 25,210, which exceeds the unmet need by 3,070 dwelling units. Amendment 1 to the adopted Housing Element identified an additional capacity of 13,357 dwelling units through the rezoning of approximately 500 acres of vacant land to the R-2 or R-3 zoning districts and approximately 200 acres of vacant land to the R-3 or R-4 zoning districts.¹

The City has reviewed the number of potential dwelling units allowable in the land use designations proposed by this General Plan and concluded a dwelling unit capacity of 38,835 within the Planning Area.² This exceeds the RHNA unmet need by 17,595 dwelling units and identified capacity in the adopted Housing Element by 268 dwelling units, demonstrating how the General Plan's land use designations are not inconsistent with adopted Housing Element's goals, policies and programs related to the City's RHNA and the provision of sufficient housing units to meet the city's housing needs. A comparison of these numbers is illustrated below in Table 11-1: Plan Housing Capacity Comparison. Table 11-2: General Plan Capacity by Land Use Designation breaks down the dwelling units by Land Use Designation.

Source: City of Fresno, 2014.

Chapter 11: Housing Element Consistency

TABLE 11-2: GENERAL PLAN CAPACITY BY PROPOSED LAND USE DESIGNATION

Source: City of Fresno, 2014.

11.3 CONSISTENCY MATRIX

The General Plan is a high-level planning document that expresses the community’s development goals and embodies public policy relative to the distribution of future land uses. Its purpose is not to provide a progress report on the implementation of the adopted Housing Element, as this is subject to a separate process and timelines.¹ Instead, the purpose of Table 11-3; Consistency Matrix is to provide an overview of how the General Plan’s goals, objectives, and implementation policies are not inconsistent with the adopted 2008-2013 Housing Element; specific details can be found throughout the General Plan. These requirements are in addition to the goals, policies, and programs of the adopted Housing Element incorporated into this General Plan. To the extent a particular program of the adopted Housing Element may include a non-policy issue, such as the progress on taking a certain action, it is not required to be addressed in the General Plan and may be identified as “N/A.”

TABLE 11-3: CONSISTENCY MATRIX

Redevelopment Agency of the City of Fresno. Housing activities are supported by the General Plan as noted in the Programs. For example: Objective LU-5, Objective HC-2 and Objective HC-3.

Program 1.1.1 –Implementation of General Plan Policies (affordable housing policies and policies for compact and mixed use development)

The General Plan is not inconsistent with the affordable housing policies and policies for compact and mixed use development in this program. Examples include: Creates a range of housing opportunities and choices. See General Plan Goals 7, 8 and 10; Objectives HC-3, UF-1, LU-2 and LU-5; Policies HC-3-a, UF-1-a, and UF-1-d. Creates walkable neighborhoods. See General Plan Goals 8, 9, 10, and 14; Objectives HC-2, D-4; UF-13, UF-14, MT-5; Policies HC-2-a, HC-2-c, HC-2-d, HC-2-e, HC-6-a, MT-6-g , UF-12-a, UF 14-b and UF-14-c. Recognizes mixed land uses, including Corridor/Center Mixed Use, Regional Mixed Use and Neighborhood Mixed-Use. See General Plan Goals 7 and 8; Objective UF-12; Policies UF-12-d, UF-12-f, LU-3-b; and Figure LU-1 (Land Use Diagram). Takes advantage of compact building designs. See General Plan Goal 10, Objective LU-2, Policies LU-1-c, LU-1-e, LU-2-a, LU-2-b, LU-2-c, LU-3-b, LU-3-c, LU-5-e, LU-5-f, and UF-12-b. Policy LU-3-b explicitly encourages development of mixed-use urban corridors, with other policies supporting infill and higher density, compact development. Additionally, the General Plan is implemented through an updated Development Code, which allows housing to take advantage of compact building designs. It will provide considerable additional opportunities for medium-high (12 to 16 dwelling units per acre), urban neighborhood densities (16 to 30 units per acre) and high density (30 to 45 dwelling units per acre) residential development in close proximity to public transit and employment opportunities. Compact building designs are contemplated to accommodate for these greater densities. Additionally, the adoption of a comprehensive update of the Development Code is part of the implementation of this General Plan. Form-based codes are anticipated for the Downtown Planning Area as part of the pending community and Specific Plans for that area. This General Plan provides a land use plan for SEDA. See Figure LU-1 (Land Use Diagram)

Program 1.1.2 – One Stop Processing

The General Plan is not inconsistent with this program. This Program has been incorporated into the General Plan, which promotes streamlining of applications, etc. For examples, see Goal 1 commentary, Goal 13; Objective LU-5; Policies D-4-a, LU-2-b, LU-2-f, and RC-1-c. The MEIR will also allow for streamlining for certain environmental review, and the adoption of a comprehensively updated Development Code (including the streamlining of permit approval) is

Chapter 11: Housing Element Consistency

for the 2008-2013 planning period. The number of potential dwelling units allowable in the land use designations proposed by the General Plan, and by zoning in the updated Development Code meet and exceed this amount. Details can be found throughout the General Plan, including increased density and development intensity (such as Table 3-1 and Table 3-2) and infill/growth area construction (Objectives UF-1, UF-12, UF-13, LU-2, LU-4, and LU-5 and supporting Policies).

Program 2.1.1 – Land Demand | The General Plan is not inconsistent with this program. Land use designations are designed to accommodate population growth through 2035, and zoning is consistent with this planned growth. Policies focus on supporting and encouraging infill development to make better use of underutilized lots such as providing infrastructure (LU-2-d) or other incentives (LU-2-c) to make infill more feasible and attractive to the development community. For example, see Objectives UF-12, UF-13, LU-2, LU-5; Policies UF-12-a, UF-12-b, UF-13-a, LU-1-e, LU-1-f, ED-1-d and ED-1-e.

Program 2.1.2 – Reduction in Density | The General Plan is not inconsistent with this program and will continue to comply with State law regarding density reduction. The General Plan allows an overall increase in residential density and development intensity as compared to the 2025 General Plan. (See Goal 8 and 10, Tables 3-1 and 3-2) As such, under this General Plan the City will more than exceed its fair housing obligation and there will be no net loss of residential capacity.

Program 2.1.3 – Central Community Plan Area Housing | Even though Community Plans, and their potential requirements, are not part of the General Plan and are either being amended or repealed to ensure consistency, Program 2.1.3 references the Central Community Plan for the limited purpose of identifying specific geographical regions. As such, the boundaries are still applicable for the purposes of the Program. The General Plan is not inconsistent with this program. For example, see Commentary to Goal 1, Goal 13; Objective LU-5; Policies LU-1-d, LU- 2-a, LU-2-b, RC-1-c and D-4-a. Additionally, the MEIR will also allow for a streamlined process for certain environmental review. The adoption of a comprehensively updated Development Code (including the streamlining of permit approval) is part of the implementation of this Plan. (See Resource Conservation and Resilience Element narrative including “CEQA Tiering and Streamlining Analysis of Greenhouse Gas Emissions.”) Further, the General Plan anticipates community plans and Specific Plans will be approved for the revitalization and continued development of the Downtown neighborhoods, and contemplates adoption of zoning districts specific to the Downtown which

Chapter 11: Housing Element Consistency

assist with providing additional affordable housing to lower income households. See also Objective LU-5 and Implementing Policy LU-5-f. Any remaining actions are N/A.

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and the Successor Agency to the Redevelopment Agency of the City of Fresno. | | :--- | :--- | | Program 2.1.21 – Zoning for Agricultural Employees (Farmworker) Housing | N/A. Nevertheless, the General Plan is not inconsistent with this program. See Objectives LU-2, LU-5 and HC-3; and Implementing Policies LU-2-b, LU-2-d, and LU-4-c. | | Program 2.1.22 – Single Room Occupancy Housing | N/A. Nevertheless, the General Plan is not inconsistent with this program. See Objective LU-5 and Implementing Policies LU-4-c and HC-2-b. The Development Code update also addresses this program. | | Goal 3 – Housing Rehabilitation, Acquisition and Neighborhood Improvements | | | Policy 3.1 – Neighborhood Revitalization | N/A. Nevertheless, the General Plan is not inconsistent with this program. Although the RDA has been dissolved, this General Plan recognizes and supports the function of the RDA as is now administered by the City of Fresno in its capacity of the Housing Successor to the Redevelopment Agency of the City of Fresno, and the Successor Agency to the Redevelopment Agency of the City of Fresno. See Goal 7, 8, and 9; also Objective LU-5. | | Program 3.1.1 – Comprehensive Code Enforcement | N/A. Nevertheless, the General Plan is not inconsistent with this program. See Objectives LU-4 and LU-5, and Implementing Policies LU-4-a, LU-4-b, and LU-4-c. All demonstrate the General Plan’s support for this program. | | Program 3.1.2 – Neighborhood Infrastructure | N/A. Nevertheless, the General Plan is not inconsistent with this program. See Goal 9; Objective LU-1, LU-4, LU-5, LU-11, MT-5, and UF-6; also Implementing Policy LU-1-a, LU-4-bMT-5-a, and MT-5-b. | | Program 3.1.3 –Public Utilities Sewer and Water Deficiencies | N/A. Nevertheless, the General Plan is not inconsistent with this program. See Goal 9, Objectives LU-1 and LU-5, and Implementing Policies LU-1-a, LU-11, and UF-6. | | Program 3.1.4 – Enhanced Police Service to High-Crime Neighborhoods | N/A. Nevertheless, the General Plan is not inconsistent with this program. See Goal 9, Implementing Objectives LU-5, PU-1, and Implementing Policies PU-1-a and PU-1-g. | | Policy 3.2 – Housing Rehabilitation, Replacement and Home Buyer Assistance | N/A. Nevertheless, the General Plan is not inconsistent with this program. Although the RDA has been dissolved, this General Plan recognizes and supports the function of the RDA as is now administered by the City of Fresno in its capacity of the Housing Successor to the Redevelopment Agency of the City of Fresno, and the Successor Agency to the Redevelopment Agency of the City of Fresno. The General Plan does not address directly the rehabilitation or replacement of housing; nevertheless, the General Plan is not inconsistent with this program. See Objectives LU-1, LU-2, and LU-5; and Implementing Policies LU-1-e, and LU-2-b, LU-4-b, and LU-4-c. They all support this policy and its subsequent Programs; 3.2.1, 3.2.2, 3.2.3, 3.2.4, and 3.2.5. | | Program 3.2.1 – Housing Rehabilitation | N/A. Nevertheless, the General Plan is not inconsistent with this program. Although the RDA has been dissolved, this General Plan recognizes |

Chapter 11: Housing Element Consistency

and the Successor Agency to the Redevelopment Agency of the City of Fresno. The General Plan does not address directly the rehabilitation or replacement of housing; nevertheless, the General Plan is not inconsistent with this program. See Objectives LU-1, LU-2, and LU-5; and Implementing Policies LU-1-e, and LU-2-b.

Source: City of Fresno, 2014-15.

11-14 FRESNO GENERAL PLAN

Chapter 11: Housing Element Consistency

Equivalency Matrix for Terms & Zoning

The Term Equivalency Matrix, below in Table 11-4, translates references, terms, and citations used in the rest of the General Plan with those used by the adopted Housing Element. This section also includes matrices for equivalency between the zoning referenced in the current Housing Element and the new zoning districts allowing residential development and Downtown planning area zoning (Tables 11-5 and 11-6). Upon adoption of the updated Development Code, it is anticipated commercial and office zoned lands suitable for residential will be rezoned to a mixed-use district that will allow for both residential and commercial/office uses, increasing the amount of available property for residential use compared to the existing conditions under the 2025 General Plan and zoning.

Source: City of Fresno, 2015.

Equivalency Matrices for Zone Districts

Table 11-5 translates the zoning district terminology used citywide for the General Plan to the equivalent zoning districts used when the Housing Element was adopted in 2008.

TABLE 11 5: ZONING DISTRICTS TRANSLATION MATRIX

Table 11-6 shows the acreage distribution of the Zoning Districts used by the adopted 2008 Housing Element to the existing zoning in the Downtown Planning Area. It is anticipated these districts will be further refined with the adoption of the form-based Downtown Development Code (DDC).

Chapter 11: Housing Element Consistency

TABLE 11-6: ACREAGE DISTRIBUTION EXISTING ZONES TO PROPOSED NEW DOWNTOWN PLANNING AREA ZONES

DECEMBER 2014 11-17

The following tables (Tables 11-7 – 11-12) update the representative tables found in Chapter 4 of the 2013 Housing Element related to development and zoning standards within the city. Tables from the current Chapter 4 not represented here do not need any changes.

Equivalency Matrix for Municipal Code References

The adopted Housing Element contains several references to the requirements of the existing Development Code contained in the Fresno Municipal Code (FMC). However, the existing Development Code is being updated and will be adopted following adoption of this General Plan. The equivalent FMC Sections for the updated Code will not be set until adoption of the new Code. Therefore, there are no equivalent FMC Sections at this time, but equivalent sections consistent with the Housing Element are anticipated. In addition, the General Plan does not envision the FMC as a static document. Instead, it anticipates the FMC will continue to be refined and modified as part of the process to effectively implement all applicable plans, including those that may be adopted in the future. Tables 11-5 and 11-6 provide the equivalency for each proposed zone district, as applicable. A Municipal Code Equivalency Matrix may be developed as necessary upon adoption of the updated Development Code.

TABLE 11 7: HOUSING TYPES¹ PERMITTED BY ZONING DISTRICTS IN GENERAL PLAN

Source: City of Fresno, 2015.

TABLE 11 8: LOT AND DENSITY STANDARDS RESIDENTIAL SINGLE FAMILY IN GENERAL PLAN

⬚ figure

Key — — — ROW / Property Line

NOT TO SCALE

Source: City of Fresno, 2015.

TABLE 11 9: BUILDING FORM, LOT, AND DENSITY STANDARDS RESIDENTIAL MULTI FAMILY DISTRICTS IN GENERAL PLAN

⬚ figure

NOT TO SCALE

Source: City of Fresno, 2015.

TABLE 11 10: LOT AND DENSITY STANDARDS MIXED USE DISTRICTS IN GENERAL PLAN

⬚ figure

NOT TO SCALE

Source: City of Fresno, 2015.

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Source: City of Fresno, 2015.

DECEMBER 2014 11-23

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