HomeMy WebLinkAbout2016-01-14 Council Agenda Final-Revised PacketThursday, January 14, 2016
8:30 AM
City of Fresno
2600 Fresno Street
Fresno, CA 93721
www.fresno.gov
Council Chambers
City Council
President - Paul Caprioglio
Vice President - Sal Quintero
Councilmembers:
Oliver L. Baines, III, Lee Brand, Steve Brandau, Clinton J. Olivier, Esmeralda
Z. Soria
City Manager - Bruce Rudd
City Attorney - Douglas T. Sloan
City Clerk - Yvonne Spence, CMC
Meeting Agenda - Final-revised
Regular Session
January 14, 2016City Council Meeting Agenda -
Final-revised
The meeting room is accessible to the physically disabled. If you require special
assistance to participate in the meeting, notify the Office of the City Clerk at
559-621-7650 at least three business days prior to the meeting. Please keep the
doorways, aisles and wheelchair seating areas open and accessible. If you need
assistance with seating because of a disability, contact Security.
The City Council welcomes you to the Council Chambers, located in City Hall, 2nd
Floor, 2600 Fresno Street, Fresno CA 93721.
The agenda and related staff reports are available on (www.fresno.gov) as well as in
the Office of the City Clerk. The Council meeting can also be heard live at the same
web site address, and viewed live on Comcast Channel 96 and AT&T Channel 99
from 8:30 a.m. and re-played beginning at 8:00 p.m.
PROCESS: For each matter considered by the Council there will first be a staff
presentation followed by a presentation from the involved individuals, if present.
Testimony from those in attendance will then be taken. All testimony will be limited to
three minutes per person. If you would like to speak fill out a Speaker Request Form
available from the City Clerk’s Office and in the Council Chambers. The three lights
on the podium next to the microphone will indicate the amount of time remaining for
the speaker.
The green light on the podium will be turned on when the speaker begins. The yellow
light will come on with one minute remaining. The speaker should be completing the
testimony by the time the red light comes on and tones sound, indicating that time
has expired. A countdown of time remaining to speak is also displayed on the large
screen behind the Council dais.
No documents shall be accepted for Council review unless they are submitted to the
City Clerk at least 24 hours prior to the Council Agenda item being heard.
Following is a general schedule of items for Council consideration and action. The
City Council may consider and act on an agenda item in any order it deems
appropriate. Actual timed items may be heard later but not before the time set on
agenda. Persons interested in an item listed on the agenda are advised to be present
throughout the meeting to ensure their presence when the item is called.
AGENDA ITEMS MARKED WITH AN ASTERISK (***) ARE SUBJECT TO MAYORAL
VETO OR RECONSIDERATION
Page 2 City of Fresno ***Subject to Mayoral Veto
January 14, 2016City Council Meeting Agenda -
Final-revised
Invocation by Fire Chief Kerri Donnis
Pledge of Allegiance to the Flag
APPROVE AGENDA
The City Council met in regular session at the hour of 8:30 A.M. in the Council
Chamber, City Hall, on the day above written.
8:44 A.M. ROLL CALL
Present: 7 - Council President Paul Caprioglio
Vice President Sal Quintero
Councilmember Oliver Baines, III
Councilmember Lee Brand
Councilmember Steve Brandau
Councilmember Clinton Olivier
Councilmember Esmeralda Z. Soria
Invocation by Fire Chief Kerri Donis
Pledge of Allegiance to the Flag
APPROVE MINUTES
ID16-062 Approval of City Council minutes from January 7, 2016
COUNCILMEMBER REPORTS AND COMMENTS
1. CONSENT CALENDAR
All Consent Calendar items are considered to be routine and will be treated as
one agenda item. The Consent Calendar will be enacted by one motion. Public
comment on the Consent Calendar is limited to three (3) minutes per speaker.
There will be no separate discussion of these items unless requested by a
Councilmember, in which event the item will be removed from the Consent
Calendar and will be considered as time allows.
1-A ID16-002
RESOLUTION - Of intention to amend Annexation Map No. 14,
Final Tract Map No. 5232, of the City of Fresno Community
Facilities District No. 11 (northwest of the intersection of E. Kings
Page 3 City of Fresno ***Subject to Mayoral Veto
January 14, 2016City Council Meeting Agenda -
Final-revised
Canyon Road and N. Fowler Avenue) (Council District 5)
Sponsors:Public Works Department
1-B ID16-010 16-010 Actions pertaining to approval of funds for the Emergency
Solutions Grant (ESG) Program for street outreach, homeless
prevention, emergency shelter, rapid rehousing, and administrative
costs for the following:
1.The Marjaree Mason Center in the amount of $194,750;
2.The Fresno Economic Opportunities Commission in the
amount of $82,000;
3.The Fresno Housing Authority in the amount of $26,100 for
HMIS;
4.The Poverello House in the amount of $15,000;
5.The City of Fresno for administrative costs in the amount of
$35,000; and
6.WestCare California Inc., in the amount of $207,000.
Sponsors:Planning and Development Department
1-C ID16-008
1.ADOPT the Addendum to the Finding of Conformity
prepared for Environmental Assessment No. R-15-005/C-15
-025 for Rezone Application No. R-15-005 and Conditional
Use Permit Application No. C-15-025, pursuant to CEQA
Guidelines Section 15162 and 15164;
2.Authorize the City Manager or designee to execute a Ground
Lease and Option to Purchase 3.34+/- acres located at the
southwest corner of N. Brawley and W. Herndon Avenues,
APN 507-030-12ST (Council District 2)
Sponsors:Office of Mayor & City Manager
1-D ID16-007 Actions pertaining to Parking Permit Agreement between J. Colin
Computing Systems, Inc., a California Corporation, DBA J - I.T.
Outsource and the City of Fresno:
1.Adopt a finding of Categorical Exemption pursuant to
Section 15301 (Existing Facility) of California Environmental
Quality Act (CEQA) Guidelines; and
2.Approve a Parking Permit Agreement for up to 30 parking
spaces in City of Fresno Underground Garage #8 located at
1077 Van Ness Ave at a base rate of $40 per month per
stall for a one (1) year term (Council District 3)
Sponsors:Planning and Development Department
Page 4 City of Fresno ***Subject to Mayoral Veto
January 14, 2016City Council Meeting Agenda -
Final-revised
1:30 P.M. SCHEDULED COUNCIL HEARINGS AND MATTERS
CONTESTED CONSENT CALENDAR
CEREMONIAL PRESENTATIONS
3. GENERAL ADMINISTRATION
3-A ID16-009 WORKSHOP: Parking Facilities Assessment
Sponsors:Office of Mayor & City Manager
3-B ID16-048
Approve an agreement with Tutor Perini /Zachary/Parsons for City
Plan Review and Construction Management Services as related to
the High Speed Rail Project for a lump sum of $1,900,000, in
substantially the form presented (Council Districts 1, 2 and 3).
Sponsors:Public Works Department
3-C ID16-061
WORKSHOP - Update on the Status of the Construction Contract
for the Fulton Street Reconstruction Project. (Council District 3)
Sponsors:Public Works Department
3-D ID16-059
Actions pertaining to the Fulton Street Reconstruction Project
(Council District 3)
1.Approve an amendment to the contract with Axis Art
Consulting, LLC for artwork conservation consulting services
on the Fulton Street Reconstruction Project for a net
increase of $50,000.00, which will be funded from the
Construction Management /Consultants portion of the
approved Fulton Street Reconstruction Project budget;
2.Approve a professional services agreement with
FirstCarbon Solutions in the amount of $354,252.40 with a
contingency amount of $95,000 for environmental
construction monitoring services on the Fulton Street
Reconstruction Project, which will be funded from the
Construction Management /Consultants portion of the
approved Fulton Street Reconstruction Project budget.
Sponsors:Public Works Department
3-E ID16-057 WORKSHOP - Housing Element Update
Page 5 City of Fresno ***Subject to Mayoral Veto
January 14, 2016City Council Meeting Agenda -
Final-revised
Sponsors:Planning and Development Department
3-F ID16-024 Approve Option-to-Lease Agreement between the City of Fresno
and Amber Kinetics for 25 acres of land at the Fresno-Clovis
Regional Water Reclamation Facility at 2201 South Cornelia
Avenue, Fresno, California 93706 (Council District 3)
Sponsors:Department of Public Utilities
4. CITY COUNCIL
4-A ID16-065 Actions pertaining to the Oversight Board for the Enterprise
Accountability and Oversight Act and Construction Management
Accountability and Oversight Act:
1.***RESOLUTION - Amending the Enterprise Accountability and
Oversight Act related to Enterprise and Construction Management
Oversight Board appointments
2.Fill vacant Oversight Board position(s)
Sponsors:Councilmember Soria
4-B ID16-067 ***RESOLUTION - Amending the Better Business Act providing an
exception for businesses with a market capitalization of at least one
billion dollars
Sponsors:Mayor Brand
4-C ID16-071 RESOLUTION - Recognizing the November 1984
Anti-Sikh Violence in India as “Genocide”
Sponsors:Olivier
JOINT MEETING OF SUCCESSOR AGENCY TO THE REDEVELOPMENT AGENCY,
CITY (IN ITS CAPACITY AS HOUSING SUCCESSOR), AND FRESNO
REVITALIZATION CORPORATION
ID16-068 Actions pertaining to a mixed-use development at Blackstone and
McKinley Avenues (City action only):
1. Adopt a finding of No Possibility pursuant to Article 5, Section
15061(b)(3) of the California Environmental Quality Act (CEQA)
2. Approve an Owner Participation Agreement with 1501 N.
Blackstone Avenue, L.P.
Sponsor: City in its capacity as Housing Successor to the
Redevelopment Agency
ID16-078 RESOLUTION - Approving the Recognized Obligation Payment
Page 6 City of Fresno ***Subject to Mayoral Veto
January 14, 2016City Council Meeting Agenda -
Final-revised
Schedule (ROPS) for July 1, 2016 to June 30, 2017 (Successor
Agency Action)
Sponsors: Successor Agency
ADJOURN JOINT MEETING
5. CLOSED SESSION
ID16-056
A.CONFERENCE WITH LEGAL COUNSEL - ANTICIPATED
LITIGATION - Government Code Section 54956.9,
subdivision (d)(2)
1.City of Fresno, et al. v. General Chemical, et al .
Sponsors:City Attorney's Office
PLEASE NOTE: UNSCHEDULED COMMUNICATION IS NOT SCHEDULED FOR A
SPECIFIC TIME AND MAY BE HEARD ANY TIME DURING THE MEETING
UNSCHEDULED COMMUNICATION
Members of the public may address the Council regarding items that are not
listed on the agenda and within the subject matter jurisdiction of the Council.
Each person is limited to a three (3) minute presentation. Anyone wishing to be
placed on an agenda for a specified topic should contact the City Clerk’s Office
at least ten (10) days prior to the desired date. Council action on unscheduled
items, if any, shall be limited to referring the item to staff for a report and
possible scheduling on a future Council agenda.
ADJOURNMENT
UPCOMING SCHEDULED COUNCIL HEARINGS AND MATTERS
JANUARY 28
10:00 A.M. HEARING to consider adoption of resolutions related to the
designation of properties to the Local Register of Historic Resources
10:15 A.M. HEARING TO consider request by the property owner to delist the
Frank J. Craycroft Home (HP# 182) located at 6545 N. Palm Avenue from the
Local Register of Historic Resources (Council District 2).
FEBRUARY 4, 2016
5:00 P.M.HEARING re: Zoning Map update. Application Nos. A-15-007 and
R-15-016
Page 7 City of Fresno ***Subject to Mayoral Veto
January 14, 2016City Council Meeting Agenda -
Final-revised
FEBRUARY 25, 2016
10:00 AM - HEARING to adopt resolutions and ordinance to annex territory and
levy a special tax regarding City of Fresno Community District No. 11, Annexation
No. 65 (Final Tract Map No. 6104) (parcels bounded by E. Fancher Creek Drive, S.
Purdue Avenue, S. Bundy Avenue, and E. Beck Avenue) (Council District 5)
UPCOMING EMPLOYEE CEREMONIES
JANUARY 28, 2016 - 1:30 P.M. - Employee of the Winter Quarter Ceremony
APRIL 14, 2016 -1:30 P.M. - Employee of the Spring Quarter Ceremony
APRIL 27, 2016 - 2:00 P.M.Employee Service Awards Ceremony
JULY 28, 2016 - 1:30 P.M.- Employee of the Summer Quarter Ceremony
OCTOBER 13, 2016 - 1:30 P.M. - Employee of the Fall Quarter Ceremony
OCTOBER 19, 2016 - 2:00 P.M. - Employee Service Awards Ceremony
2016 CITY COUNCIL MEETING SCHEDULE
JANUARY 21, 2016 - NO MEETING
JANUARY 28, 2016 - 8:30 A.M.
FEBRUARY 4, 2016 - 8:30 A.M.
FEBRUARY 11, 2016 -NO MEETING
FEBRUARY 18, 2016 - NO MEETING - PRESIDENT'S DAY
FEBRUARY 25, 2016 - 8:30 A.M.
Page 8 City of Fresno ***Subject to Mayoral Veto
City of Fresno
Staff Report
2600 Fresno Street
Fresno, CA 93721
www.fresno.gov
File #:ID16-062 Agenda Date:1/14/2016 Agenda #:
CITY COUNCIL MINUTES FOR APPROVAL
Approval of City Council minutes from January 7, 2016
City of Fresno Printed on 3/27/2023Page 1 of 1
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Agenda ltem: lD16-062
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Ë!Í:
Supplemental lnformation Packet
Agenda Related ltem(s)- tD16-062
Contents of Supplement: City Council Minutes of Janu ary 7,
20L6
Item(s)
Approval of City Council minutes from January 7,2016
Supplemental lnformation:
Any agenda related public documents received and distributed to a majority of the City Council after the
Agenda Packet is printed are included in Supplemental Packets. Supplemental packets are produced as
needed. The Supplemental Packet is available for public inspection in the City Clerk's Office, 2600
Fresno Street, during normal business hours (main location pursuant to the Brown Act, G.C. 54957.5(Zl.
ln addition, Supplemental Packets are available for public review at the City Council meeting in the City
Council Chambers, 2600 Fresno Street. Supplemental Packets are also available on-line on the City
Clerk's website.
Americans with Disab¡l¡t¡es Act (ADA):
The meeting room is accessible to the physically disabled, and the servíces of a translator can be
made available. Requests for additíonal accommodations for the disabled, sign language interpreters,
assistive listening devices, or translators should be made one week prior to the meet¡ng. please call
City Clerk's Office at 621,-7650. Please keep the doorways, aisles and wheelchair seating areas open
and accessible. lf you need assistance with seating because of a disabili , please see Security.
City of Fresno
Meeting Minutes
Gity Gouncil
President - Oliver L. Baines, lll
Vice President - Paul Caprioglio
Councilmembers:
Lee Brand, Sfeve Brandau, Clinton J. Olivier,
Sal Qurnfero, Esmeralda Z. Sona
City Manager - Bruce Rudd
City Attorney - Douglas T. Sloan
City Clerk - Yvonne Spence, CMC
2600 Fresno Street
Fresno, CA93721
www.fresno.gov
Thursday, January 7, 2016 8:30 AM Council Chambers
Regular Session
The Gity Council Met in regular session in the Council Ghamber, City Hall, on the
date and time above written.
8:40 A.M. ROLL CALL
Present: 7 - President Oliver Baines lll
Vice President Paul Caprioglio
Councilmember Lee Brand
Councilmember Steve Brandau
Councilmember Clinton Olivier
Councilmember Sal Quintero
Councilmember Esmeralda Soria
lnvocation by Councilmember Quintero
Pledge of Allegiance to the Flag
lD16-035 Presentation of the SPCA Pet of the Month
PRESENTED
lD16-030 NationalSlavery and Human Trafficking Prevention Month
PRESENIED
City of Fresno ***Subjecf to Mayoral Veto Page I
City Council Meeting Minutes January 7,2016
Councilmember Brandau asked for the 2:30 P.M. Scheduled Hearing (Fite
lD16-016) to be continued.
city clerk spence announced that consent calendar item 1-c (Fite
lD16-029) would be removed from the Consent Catendar and would be
heard as a General Administration item.
APPROVED AS AMENDED
On motion of Vice President Gaprioglio, seconded by President Baines
lll, the above item was adopted as amended. The motion carried by the
following vote:
Aye: 7 - Baines lll, Caprioglio, Brand, Brandau, Olivier, Quintero and
Soria
APPROVE MINUTES
lD16-022 Approval of City Council minutes from December j 0, 2015
APPROVED
On motion of Vice President Gaprioglio, seconded by Gouncilmember
Quintero, the above Minutes were approved. The motion carried by the
following vote:
Aye: 7 - Baines lll, Caprioglio, Brand, Brandau, Olivier, Quintero and
Soria
f D16-023 Approval of City Council minutes from December 17,2015
APPROVED
On motion of Vice President Caprioglio, seconded by Councilmember
Quintero, the above Minutes were approved. The motion carried by the
following vote:
Aye: 7 - Baines lll, Caprioglio, Brand, Brandau, Olivier, Quintero and
Soria
1D16-031
Approval of Successor Agency minutes from December 17,2015
APPROVED
on motion of vice President caprioglio, seconded by councilmember
Quintero, the above Minutes were approved. The motion carried by the
following vote:
City of Fresno ***Suöjecú to Mayoral Veto Page 2
City Council Meeting Minutes January 7,2016
Aye: 7 - Baines lll, Caprioglio, Brand, Brandau, Olivier, Quintero and
Soria
ELECTIONS
lD16-037 Election of Council President and Vice President
President Baines motioned that Paul Caprioglio be elected Council Prescient
and Sal Quintero be elected Vice President.
Following the vote, newly elected President Caprioglio recognized and
thanked his family, city staff and colleagues for thier support.
APPROVED
On motion of President Baines lll, seconded by Councilmember
Brandau, Paul Caprioglio was elected Council President and Sal
Quintero was elected Vice President. The motion carried by the
following vote:
Aye: 7 - Baines lll, Caprioglio, Brand, Brandau, Olivier, Quintero and
Soria
lD16-038 Election of Chair and Vice Chair of the Successor Agency to the
Redevelopment Agency of the City of Fresno
On motion of President Caprioglio, seconded by Gouncilmember
Brandau, Oliver Baines, lll was elected Ghair and Presdient Caprioglio
was elected Vice Chair of the Successor Agency to the Redevelopment
Agency of the City of Fresno. The motion carried by the following vote:
Aye: 7 - Baines lll, Caprioglio, Brand, Brandau, Olivier, Quintero and
Soria
ADD ON CEREMONIAL PRESENTATION
lD16-073 Proclamation of OLIVER L. BAINES, lll DAY
Following the Election portion of the agenda, President Caprioglio surprised
former President Baines with a proclamation and autographed poster from
the allthe City Councilmembers.
Councilmember Brand commented on the wet weather caused by El Nino
and asked the City Manager if there would be a public seruice
City of Fresno ***Suöjecf to Mayoral Veto Page 3
Gity Council Meeting Minutes January 7,2016
announcement and place a notice on the website regarding sandbags and
other seryices. City Manager Rudd replied that Public Works, Fire, and
Public Utilities had a meeting last week to go over the situation. He stated
that there was plenty of capacity to help guard against floods from the
current sforms and checks on equipment. He noted the threat would come
from a series of storms like the current sforms. He stated they hoped to
have self serue sandbags available by the end of January. City Manager
Rudd noted they would put information and updates on the web for the
public.
councilmember Brandau announced there would be a volunteer event to
restore several acres of land abutting the San Joaquin River in his district by
planting native specres. He invited people to join him on Saturday, January
30th. He noted that he and Cub Scouf Pack 223 from St. Anthony's Church
would be in attendance.
Councilmember Baines asked City Manager Rudd to provide him with
updates regarding the arrest of community member Floyd Harris who was
involved with the Black Lives Matter. He noted he had several members of
the public contact his office for information on the situation. City Manager
Rudd indicated he would provide an update for Councilmember Baines.
Councilmember Baines also asked the City Manager for an update on the
re-organization of city code enforcement. City Manager Rudd replied that
there would be a report in the next two to three weeks regarding the top
multi-family violations. He stated there would also be action on single family
and hotel/ motel propefties. He sfressed that there would be an overhaul of
the way code works before additionalsfaffrs hired to ensure that the division
would be far more effective than in the past.
Councilmember Olivier asked the City Manager if there were strategies that
could help safeguard life and property against abandoned building fires.
City Manager Rudd replied that the code taskforce in his office would took at
boarded up residential properties and he expected the new receivership
procedures will be an effective tool to bring these problem properties up to
code and into compliance.
Councilmember Sona asked City Manager Rudd if the code taskforce would
deal with rental properties that lack heat. city Manager Rudd replied that in
situations where tenants are without heat, the Councilmember could contact
the City Manager's Office, Jennifer Clark or Del Estabrooke to have code
City of Fresno ***Søójecú to Mayoral Veto Page 4
Gouncil Meeting Minutes
officers address. He also noted the City was partnering with the Housing
Authority which was a/so holding owners accountable for providing things
like heat.
Councilmember Soria a/so repofted that there was a ribbon cutting for the
family friendly, breast feeding space on the second floor of City Hall. She
thanked staff for and her colleague for showing up and Comcast for
sponsoring cable in the room. She repofted that her office purchased a
television for the room so that parents utilizing the room would be able to
see when their Council item was drscussed and not miss out. She thanked
Scoff Mozier and the Public Works Depaftment, the Maintenance Facilities
staff and First Five for providing the grant to make the changes.
President Caprioglio sfafed he had the pleasure and honor of being a part of
the lnternational Hmong New Year at the Fairgrounds. He stated it was an
incredible event with great food and that experiencing the culture was wotth
while. He also suggesfed that people attend the Hmong Story Forty and
recalled it as a moving exhibit.
1. CONSENT CALENDAR
The following member(s) of the public spoke on the Consent Calendar:
Barbara Hunt - discussed Brown Act violations created by utilizing a consent
calendar.
APPROVAL OF THE CONSENT CALENDAR
APPROVED
On motion of Councilmember Baines lll, seconded by Councilmember
Brandau, the CONSENT CALENDAR was hereby adopted by the
following vote:
Aye: 7 - Baines lll, Caprioglio, Brand, Brandau, Olivier, Quintero and
Soria
t-A tD16-001
Approve a Professional Cfeanup Services Agreement with Lowell
Property Services, LLC., in the amount of $124,254 for weekly cleaning
and reporting services.
APPROVED
The above item was approved on the Consent Galendar.
January 7,2016
City of Fresno ***Suö.¡'ecf to Mayoral Veto Page 5
Gity Council
1-B tD16-004
Actions Pertaining to thc 8-inch sa¡ror Mein in M¡rk¡ Avonuc bctwcrn
olive and Bolmont Avonuoc (Bid Filc gg27) (councit Di¡trict 3 and
Fresno County)
1. Adopt . finding of CatcAorioal Excmption of Cl¡ss 4, pursuant b
Section 15304(0 (Minor trcnohing and beckfiiling whcro th.
surface is rostorcd) and stetutory Exomption puruuant to soction
15282(k) (inrtalletion of now pipclino or maintcnancc, rcpdr,
restoration, r.rÌtov.l, or dcrnolition of en oxirting pipclinc as ¡¡t
forth in scotion 21080.21 of thc Fublie Flo¡ourcol cod¡, as long
as thc projGot docc not exoe¡d oRc mile in lcngth) of tho
California Environmental Quality Act Guidelines
2. Award a con¡truction contract in tho amount of $372,555.75 to
Haydon Construction, lnc. of Fresno, California
APPROVED
The above item was approved on the Consent Calendar.
r-c tD16-016
Authorize thc Dircctor of Fublio utilitice to acccpt and executc safc
Drinking watcr statc Flcvolving Fund Low lntoro¡t Loans for funding
related to construction of thc city of Fre¡no's Friant-Kern can¡l Fipclinc,
Regional wator Transmi¡¡ion Fipelinos, and Kings River pipclinc
projects through the State Water Resources Control Board.
The above item was removed from the Consent Calendar and heard as a
General Administration item.
l -D lD16-018 Approve the reappointment of Vonnie Franks to the Fresno-Madera
Area Agency on Aging and the appointment of Bob Reyes to the
Housing and Community Development Commission.
APPROVED
The above item was approved on the Consent Calendar.
l-E lD16-019 Approve the reappointment of Karl Johnson to the Fresno Housing
Authority
APPROVED
The above item was approved on the Consent Galendar.
1-F tD16-025
Approve a two-year agrccmont with ccntral califomia B¡¡eball
Academy br thc Al R¡dka Fark youth b¡¡cb¡ll llelds and tho adoption
of the park. (Council District 5)
APPROVED
City of Fresno **€uöjecú to Mayoral Veto Page 6
City Gouncil Meeting Minutes January 7,2016
The above item was approved on the Consent Galendar.
1-G tD16-005
Authorize thc Chief Of Folice to cnter into an agrccment with Frc¡no
County to rcimburso thc City of Fre¡no $178,838.00 for thc cort of one
(1) full-time Frc¡no Folicc Ofliccr acsigncd to thc Frcsno County Adult
Compliance Team (Act)
APPROVED
The above item was approved on the Consent Calendar.
CONTESTED GONSENT CALENDAR
No ifems were moved to the Contested Consent Calendar.
2. SGHEDULED COUNCIL HEARINGS AND MATTERS
2:30 P.M.
lD16-029
CONTINUED HEARING to consider Text Amendmont No TA-15-0014
and rclatod environmental llnding for adoption of Pode¡trian Acco¡¡ and
Façade Dceign Development Standards and related itcmo in the
Residential Multiplc Family and Mixed Usc zonGs of tho Ci$widc
Development Code (Sections 15-1004-C-1 , 15-1004-E, 15-1005,
15-1104-D-1, 15-1104-F, 15-1 '105, and 15-5602-A)
(THE PUBLIC INPUT PORTION WAS HELD ON DECEMBER 17, 2015
AND rS NOW CLOSED)
1. ADOPT the environmential finding of Environmontal A¡¡¡¡¡mont No.
TA-15-0014, that Tcxt Amendment TA-15-0014 i¡ within thc æope of
the Final Master Environmental lmpact Report SCH No. 2012111015
('MEIR') ccrtified by the Fresno City Council on Doccmbor 18, 2014
and the related Addendum adopted by the Frc¡no City Council on
November 19,2015 for the Citywide Development Code
2. BILL - (For introduction and adoption) - Approving Toxt Amcndment
Application No. TA-15-0014, to adopt Fedcstrian Acco¡s and Façade
Design Devclopment Standards in tho Rosidontial Multiplc Family
and Mixed Use zones of the Citywidc Dovolopment Codo (Sections
15-1004-C-1, 15-1004-E, 15-1005, 15-1104-D-1, 15-1104-F, 15-1105,
and 15-5602-A)
The above item was removed from the agenda and continued to an
unspecified date.
3. GENERAL ADMINISTRATION
3-A lD16-O27 WORKSHOP: Workers' Compensation Alternative Dispute Resolution
Carve Out - FPOA 1st Quarter Update
City of Fresno ***Suöjecf to Mayoral Veto Page 7
City Council Meeting Minutes January 7,2016
The above workshop was presented by PersonnelSerylces Director Cardell.
WORKSHOP HELD
Councilmember Brand exited the Council Chamber at 9:56 A.M. and returned at 9:57
A.M.
3-B lD16-026 Acceptance of a $2,932,600 State Rcvolving Fund Low-lnterest Loan
through the Strate W¡tor Resources Control Board Concolid¡tion
lncentive Frogram for construction of wator main pipclincr for
connection of the Orange Ccnter School District to tho Ci$ of Frcano's
water distribution system.
The above item was introduced to Council by Public Utilities Professional
Engineer Knapp.
The following member(s) of the public spoke on this item: Barbara Hunt.
APPROVED
On motion of Gouncilmember Baines lll, seconded by Gouncilmember
Olivier, the above item was approved. The motion carried by the
following vote:
Aye: 6 - Baines lll, Caprioglio, Brandau, Olivier, Quintero and Soria
Absent: 1 - Brand
3-C tD16-028
Authorize thê Dircctor of the Dcvelopmcnt and Rc¡ourcc Menagomcnt
Department to sign the Master Service Agreemcnt and Contr¡ct Work
Authorization Agrcemcnt bctwcen tho City of Fre¡no and P.c¡frc Ga¡
and Elcctric Compeny until Dccember 31, 2017and rcceive S5,694,000in funding from the California Fublic Utilities Commisgion br cncrgy
efficiency programs.
The above item was introduced to Council by Development and Resources
Management Community Outreach Specialist Gonzalez.
The following member(s) of the public spoke on this item: Barbara Hunt.
APPROVED
On motion of Vice President Quintero, seconded by Councilmember
Brand, the above item was approved. The motion carried by the
following vote:
City of Fresno ***Suöjecú to Mayoral Veto Page I
City Council Meeting Minutes January 7,2016
Aye: 7 - Baines lll, Caprioglio, Brand, Brandau, Olivier, Quintero and
Soria
Councilmember Baines exited the Council Chamber at 10:08 A.M. and returned at
10:12 A.M.
3-D lD16-017
RESOLUTION - Authorizing an application, in coopcration with thc
Clovis Unificd School Di¡trict, thc Frcsno Unificd Sohool Di¡triot, and tho
Central Unifiod School Di¡trict, to thc Dcpartmcnt of thc lntcrior, Burcau
of Flcolamation br a FY2016 WateTSMART: Watcr and Energy
Efficiency Gr¡nt in tho anrount of $700,000 to upgrade and cnhance thc
water clficiency of thc indoor plumbing systems and outdoor inigation
systems at clomcntary, middlc, and high cchools in thc City of Frosno
public water supply service area
The above item was introduced to Council by Public Utilities Director
Esqueda.
The following member(s) of the public spoke on this item: Barbara Hunt.
RESOLUTION 201 6-1 ADOPTED
On motion of Vice President Quintero, seconded by Councilmember
Soria, the above item was approved. The motion carried by the
following vote:
Aye: 6 - Caprioglio, Brand, Brandau, Olivier, Quintero and Soria
Absent: 1- Baineslll
Enactment No: RESO 2016-1
3-E lD16-034
Actions pcrtaining to Gmorgoncy rospon3G at Summor¡ct Villago
Apartments:1. Approve an MOU with thc Amcrican Rcd Cro¡¡ for scrvica¡
provided for residents of the Summerset Village Apartments
2. .**RESOLUTION - 29th ¡mcndmcnt to thc Annual Appropriations
Resolution (AAR) No. 2015-104 eppropriating $25,000 from
PG&E for rcimbur¡cment of cxp€nsG3 incunod duo to cmcrgcncy
response (Requires 5 affirmative votes)
The above item was introduced to Council by City Manager Rudd.
The following member(s) of the public spoke on this item: Barbara HunL
City of Fresno "**Suöjecú to Mayoral Veto Page 9
Gity Council Meeting Minutes January 7,2016
RESOLUTION 201 6-2 ADOPTED
On motion of Councilmember Brandau, seconded by Gouncilmember
Baines lll, the above item was approved. The motion carried by the
following vote:
Aye: 7 - Baines lll, Caprioglio, Brand, Brandau, Olivier, Quintero and
Soria
Enactment No: RESO 2016-2
t-c tD16-016
Authorize the Director of Fublic Utilitics to accopt and execute Safe
Drinking Water State Revolving Fund Low lntercst Loans for funding
related to construction of thc Cig of Frcsno's Friant-Kern Canal Pipeline,
Regional Water Tranemis¡ion Pipelinos, and Kings River Pipeline
projects through the State Water Resources Control Board.
The above item was introduced to Council by Public Utilities Professional
Engineer Knapp.
The following member(s) of the public spoke on this item: Barbara Hunt.
Public Utilities Director Esqueda clarified that, with the approval of this item,
the project would be 100% financed with State, low interest, loans and no
private revenue bond financing.
APPROVED
On motion of Councilmember Brand, seconded by Gouncilmember
Olivier, the above item was approved. The motion carried by the
following vote:
Aye: 7 - Baines lll, Caprioglio, Brand, Brandau, Olivier, Quintero and
Soria
4. CITY GOUNCIL
4-A lD16-050 Approve amended Council Rules of Procedure
The above item was introduced to Council by Councilmember Baines. City
Attorney S/oan a/so spoke on this item.
The following member(s) of the public spoke on this item: Barbara Hunt.
President Caprioglio stated, for the record, he would implement the following
uncodified policies while presiding over the Council meetings as President:
City of Fresno ***Subjecf to Mayoral Veto Page 10
Gity Gouncil Meeting Minutes January 7,2016
First, all PowerPoint presentations will be due in the Clerks Office 72 hours
before the scheduled Council meeting (close of business Monday) or the
PowerPoint would not be allowed during the presentation. President
Caprioglio clarified that the time requirement was applicable to
Councilmembers, staff and all others making presentations.
Secon4 to free up staff time on council mornings, items pulled from the
Consent Calendar would be heard on the Contested Consent Calendar at
1:30P.M.
Third, ceremonial items and presentations would be made after the Consent
Calendar at 1:30 P.M.
Fourth, agenda titles for ceremonial items will need to be provided to the City
Clerks Office two weeks prior to the Council meeting.
Fifth, each Councilmember would be limited to two ceremonial items per
meeting.
Sixth, no more than five ceremonial items would be allowed per Council
meeting.
Finally, no ceremonial ìtem may be scheduled the same day as the
Employee Seruice Awards or Employee of the Quarter ceremony.
Vice President Quintero requested President Caprioglio provide written
copies of his new policies to allthe Councilmembers.
Councilmember Sona sfafed, for the record, she shared the same concerns
mentioned by other Councilmembers about President Caprioglio's restrictive
policies for presiding over the Council meetings. Councilmember Sorla
stated Councilmembers were charged with doing the business of the City
including recognizing individuals with ceremonial items and asked the
President to be flexible.
APPROVED
On motion of Councilmember Baines lll, seconded by Councilmember
Soria, the above item was approved. The motion carried by the
following vote:
City of Fresno ***Suöjecú to Mayoral Veto Page 11
City Council Meeting Minutes January 7,2016
Aye: 6 - Baines lll, Caprioglio, Brand, Olivier, Quintero and Soria
No: 1 - Brandau
4-B lD16-039 RESOLUTION - Prohibiting Absentee Voting by Councilmembers
The above item was introduced to Council by Councilmembers Olivier and
Brandau.
The following member(s) of the public spoke on this item: Barbara Hunt.
Councilmember Soria stated, for the record, she was not in the supporf of
absentee voting and felt the current rules and procedures provided an
alternative avenue for pafticipation including calling into the meeting, with
proper notice, or requesting an item be tabled for a later date.
RESOLUTION 201 6-3 ADOPTED
On motion of Councilmember Olivier, seconded by Councilmember
Brandau, the above item was approved. The motion carried by the
following vote:
Aye: 7 - Baines lll, Caprioglio, Brand, Brandau, Olivier, Quintero and
Soria
Enactment No: RESO 2016-3
5. CLOSED SESSION
The City Council met in closed session in Room 21 25 from 1 1 :04 A. M. to
2:05 P.M. to discuss fhe following:
tD16-014
CONFERENCE WITH LEGAL COUNSEL-EXISTING LITIGATION -
Government Code Section 54956.9, subdivision (d)(1)
1. Betty Hull, et al. v. City of Fresno, et al.; Fresno County Superior
Court Case No.: 14CECG00707
The above item was drscussed during Closed Session. No open session
announcement was made regarding this item.
lD16-032 CONFERENGE WITH REAL PROPERW NEGOT¡ATOR - Government
Code Section 54956.8
Property: APN 466-1 44-03
Negotiating Farties: City Manrgor Bruce Rudd, City of Frcsno Cultural
Arts Properties Corporation, Granville Homes, lnc.
Under Negotiation: Price and Terms of Payment
City of Fresno ***Suöjecf to Mayoral Veto Page 12
Gity Gouncil Meeting Minutes January 7,2016
The above item was drscussed during Closed Session. No open session
announcement was made regarding this item.
ID16-041 CONFERENCE WITH REAL PROPERTY NEGOTIATOR. Govcrnmont
Code Section 54956.8
Property: 327430-387
Negotiating Parties: City Manager Bruce Rudd; Amber Kinetics, lnc.
Under Negotiation: Price and Terms of Payment
The above item was drscussed during C/osed Session. No open session
announcement was made regarding this item.
lD16-040 CONFERENCE WITH REAL PROPERTY NEGOTIATOR - Government
Code Section 54956.8
Property: 5607 W. Jensen
Negotiating Parties: City Manager Bruce Rudd; Darling lngredients, lnc.
Under Negotiation: Price and Terms of Payment
The above item was drscussed during C/osed Session. No open session
announcement was made regarding this item.
RECESSED 12:00 P.M. to 1:40 P.M.
lD16-020 PUBLIC EMPLOYEE PERFORMANCE EVALUATION - Government
Code Section 54957
Title: City Clerk
The above item was drscussed during C/osed Session. No open session
announcement was made regarding this item.
lD16-021 CONFERENCE WITH LABOR NEGOTIATOR - Government Code
Section 54957.6
City Negotiator(s): Council President Baines lll
Unrepresented: City Clerk
The above item was discussed during Closed Session. No open session
announcement was made regarding this item.
UNSCHEDULED GOMMUNICATION
The following member(s) of the public addressed Council during
U n sch ed u led Co m m u n ic ati o n :
John Haverkamp - drscussed gang stalking experienced by his family and
his attempts to involve Fresno Police and local authorities. Packets were
provided to each Councilmember (packet materials attached to File
tD16-072)
City of Fresno ***Subjecú to Mayoral Veto Page 13
City Council Meeting Minutes January 7,2016
Barbara Hunt - drscussed the City of Fresno helping fhe Sfafe of California
with its debt problems.
Documents regarding group stalking received from John Haverkamp
during Unscheduled Communication.
ADJOURNMENT
Adjourned from Closed Session at 2:05 P.M.
City of Fresno ***Suöjecú to Mayoral Veto Page 14
City of Fresno
Staff Report
2600 Fresno Street
Fresno, CA 93721
www.fresno.gov
File #:ID16-002 Agenda Date:1/14/2016 Agenda #:1-A
REPORT TO THE CITY COUNCIL
January 14, 2016
FROM:SCOTT L. MOZIER, PE, Director
Public Works Department
THROUGH:ANDREW J. BENELLI, PE, City Engineer/Assistant Director
Public Works Department, Traffic and Engineering Services Division
BY:ANN LILLIE, Senior Engineering Technician
Public Works Department, Traffic and Engineering Services Division
SUBJECT
RESOLUTION -Of intention to amend Annexation Map No.14,Final Tract Map No.5232,of the City
of Fresno Community Facilities District No.11 (northwest of the intersection of E.Kings Canyon Road
and N. Fowler Avenue) (Council District 5)
RECOMMENDATION
Adopt Resolution of Intention to amend Annexation Map No.14,Final Tract Map No.5232,of the City
of Fresno Community Facilities District No. 11 (“CFD No. 11”).
EXECUTIVE SUMMARY
The landowners of territory within the boundaries of Annexation Map No.14,Final Tract Map No.
5232,of CFD No.11 have submitted a proposed subdivision as Final Tract Map No.6104 to further
subdivide existing lots,increasing the total number of lots by fourteen.This requires modification to
the previously recorded amended Annexation Map No.14 and requires Council approval per City
Law.As the officer having charge and control of the Services of CFD No.11,the Public Works
Director is requesting to increase the number of lots within Annexation No.14 of CFD No.11 by
amending Annexation Map No.14.This Amended Annexation Map No.14 will supersede all
previously recorded maps and is required to record within ten days after Council approval.No further
action is required upon recordation.
BACKGROUND
On August 27,2015,the Council of the City of Fresno (“Council”)adopted Resolution No.2015-160
to amend the boundaries of Annexation No.14,Final Tract Map No.5232,of the City of Fresno
City of Fresno Printed on 3/27/2023Page 1 of 2
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File #:ID16-002 Agenda Date:1/14/2016 Agenda #:1-A
to amend the boundaries of Annexation No.14,Final Tract Map No.5232,of the City of Fresno
Community Facilities District No.11 (“CFD No.11”)per the City of Fresno Special Tax Financing Law,
Chapter 8,Division 1,Article 3 of the Fresno Municipal Code (“City Law”)and the Streets and
Highways Code, commencing with Section 3110, of the California Government Code.
The amended boundaries for Annexation Map No.14 of CFD No.11 were recorded on August 28,
2015,at Book 44,Page 46,of Assessment and Community Facilities Districts in the Office of the
Recorder, County of Fresno, California.
The landowners of territory within the boundaries of Annexation Map No.14,Final Tract Map No.
5232,of CFD No.11 have submitted a proposed subdivision as Final Tract Map No.6104 to further
subdivide existing lots,increasing the total number of lots by fifteen.The modification to increase the
number of lots and amend Annexation Map No. 14 requires Council approval per City Law.
As the officer having charge and control of the Services of CFD No.11,the Public Works Director is
requesting to increase the number of lots within Annexation No.14 of CFD No.11 by amending the
Annexation Map No.14.This Amended Annexation Map No.14 will supersede all previously
recorded maps and is required to record within ten days after Council approval.No further action is
required upon recordation.
The attached Resolution has been approved as to form by the City Attorney’s Office.
ENVIRONMENTAL FINDINGS
By the definition provided in the California Environmental Quality Act Guidelines Section 15378 this
item does not qualify as a “project”and is therefore exempt from the California Environmental Quality
Act requirements.
LOCAL PREFERENCE
Local preference was not considered since this item does not include a bid or award of a construction
or services contract.
FISCAL IMPACT
No City funds will be involved.All costs for incidental expenses are incorporated into the Services for
Annexation No. 14 by CFD No. 11.
Attachments:
Location Map
Resolution
City of Fresno Printed on 3/27/2023Page 2 of 2
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CITY OF
PUBLIC WORKS DEPARTMENT
TRAFFIC AND ENGINEERING SERVICES DIVISION
HERNDON
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LOCATION MAP
ANNEXATION NO. 14
COMMUNITY FACILITIES DISTRICT NO. 11
RESOLUTION NO.
A RESOLUTION OF THE COUNCIL OF THE CITY OF
FRESNO, CALIFORNIA, OF INTENTION TO AMEND
ANNEXATION MAP NO. 14, FINAL TRACT MAP NO. 5232,
OF THE CITY OF FRESNO COMMUNITY FACILITIES
DISTRICT NO. 11.
WHEREAS, the City of Fresno ("City") is a chafter city and municipal corporation
duly created and existing under the Constitution and laws of the State of California; and
WHEREAS, under the City of Fresno Special Tax Financing Law, Chapter 8,
Division 1, Article 3, of the Fresno Municipal Code and per the Streets and Highways
Code, commencing with Section 31 10, of the California Government Code, this Council
of the City of Fresno ("Council"), as the legislative body for the community facilities
district, has the authority to modify or amend an annexation boundary map in a
community facilities district; and
WHEREAS, on August 27,2015, Council adopted Resolution No. 2015-160 to
amend the boundaries of Annexation Map No. 14, Final Tract Map No. 5232, of the City
of Fresno Community Facilities District No, 1 1 ("CFD No. 1 1") and directed the City
Clerk to record, or cause it to be recorded; and
WHEREAS, on August 28,2015, the amended boundaries of Annexation Map
No, 14 of CFD No. 11 recorded at Book 44,Page 46 of Assessment and Community
Facilities Districts in the Office of the Recorder, County of Fresno, California, hereto
attached as Exhibit A and incorporated herein by this reference; and
WHEREAS, the landowners of territory within the boundaries of Annexation Map
No. 14, Final Tract Map No, 5232, of CFD No. 11 have submitted a proposed
1of4
Date Adopted:
Date Approved:
Effective Date:
City Attorney Appro
subdivision as Final Tract Map No.6104 to further subdivide existing lots, increasing
the total number of lots by 14; and
WHEREAS, the landowner of this subdivision has petitioned the City to annex
separately to CFD No. 11 to provide funding for the maintenance of additional public
improvements ("Services") as associated with Final Tract Map No.6104; and
WHEREAS, all lots within Final Tract Map No.610 shall also share in the costs
for providing Services for the existing Annexation No. 14 by CFD No' 1 1 ; and
WHEREAS, amending Annexation Map No. 14 to increase the number of lots is
required prior to the annexation of Final Tract Map No. 6104 to CFD No. 1 1; and
WHEREAS, the Director of Public Works Department, as the officer having
charge and control of the Services of CFD No. 11, is requesting to increase the number
of lots for Annexation No. 14 by amending Annexation Map No. 14 of CFD No' 11,
attached hereto as Exhibit B and incorporated herein by this reference'
NOW, THEREFORE, BE lT RESOLVED by the council of the city of Fresno as
follows:
1. Recitals. The forgoing recitals are true and correct'
2. Amended Annexation Map No. 14 Boundaries. The amended
boundaries of Annexation Map No. 14of CFD No. 11 are as shown on the map (copy
attached as Exhibit B) on file with the City Clerk. The amended boundaries, shown for
Annexation Map No. 14, are preliminarily approved and shall supersede all previously
approved maps. The City Clerk is directed to record the Amended Annexation Map
No. 1 4, or cause it to be recorded, in the Office of the Recorder, Fresno County,
California within ten days after the adoption date of this resolution.
2of4
No further action is required after recordation of the Amended Annexation Map No' 14'
Attachments:
Exhibit A: Original Boundaries of Annexation No. 14 of CFD No. 11
Exhibit B: Amended Annexation Map No. 14
**t(***********
3of4
STATE OF CALIFORNIA )
COUNTY OF FRESNO ) ss.
crTY oF FRESNO )
l, yvoNNE SPENCE, City Clerk of the city of Fresno, certify that the foregoing
resolution was adopted by the Council of the City of Fresno, at a regular meeting held
on the daY of
AYES:
NOES:
ABSENT:
ABSTAIN:
,2016.
Mayor Approval:,2016
Mayor Approval/No Return:,2016
Mayor Veto:,2016
Council Override Vote: ,2016
YVONNE SPENCE, CMC
City Clerk
BY:
Deputy
APPROVED AS TO FORM:
CITY ATTORNEY'S OFFICE
BY:
na¡ Singtr Badhesha, Deputy City Attorney
4of4
r777_I EXISTING TERRITORYOF
7/ //À iË:flo'o'No 14'cFD
BOUNDARY LINE OF EXISTINGTERRITORY Nor ro scALE
ffntr\TT\TT\1\l AREA oF ANNEXATION NO. 14
t \\ \ \ \ \ \ \ \ \ \ \ \ \ sor.¡e ar,¡eHoED sY FrNAt rRAcr
l\\\[J!ù\l MAPNo.6lo3__.r<€/
MAP NO.6103
I* *ot cANYoN RoÂD
NOTE: THIS MAP SUPERCEDES ANNEXATION MAP NO. 14 RECORDED JUNE 14, 2013 AT BOOK 43,
PAGE 89 OF ASSESSMENT AND COMMUNITY FACILITIES DISTRICTS IN THE OFFICE OF THE
RECORDER IN THE COUNTY OF FRESNO, STATE OF CALIFORNIA
DOC.
zRÞ
FILED IN THE OFFICE OF THE CITY CLERK OF THE CITY OF FRESNO THIS J
DAY oF A\esr , 2015.
ATTEST:
WONNE SPENCE, CMC
CITY CLERK OF THE CITY OF FRESNO
BY: C- a3 ßøz slzslts
DEPUTY "
I HEREBY CERTIFY THAT THE AMENDED ANNEXATION MAP NO. 14 OF
THE COMMUNITY FACILITIES DISTRICT NO. 11, CITY OF FRESNO,
COUNTY OF FRESNO, STATE OF CALIFORNIA WAS ADOPTED BY THE
COUNCIL OF TH€ CITY OF FRESNO BY RESOLUTION NO. 2015-160 ON
Aw 21 '2O15-
ATTEST:
WONNE SPENCE, CMC
CITY CLERK OF THE CITY OF FRESNO
THIS AMENDED ANNEXATION MAP NO. 14 OF THE CITY OF FRESNO
COMMUNITY FACILITIES DISTRICT NO. 11, WAS ¡¡¡¡9 Tg¡5 2Ø OAV OFAuû , 2o1s AT THE HouR oFjiåí-o'clocK À.M AT BooK 44,
PAGE 4þ OF MAPS OF ASSESSMENT AND COMMUNITY FACILITIES
DISTRICTS IN THE OFFICE OF THE COUNTY RECORDER IN THE COUNTY
OF FRESNO, STATE OF CAIIFORNIA.
PAUL DICTOS, C.P.A.
COUNTY RECORDER OF THE COUNTY OF FRESNO
"r,Qx\o,f0
J'llhoM
REFERENCE: BOUNDARY MAP OF CITY OF FRESNO COMMUNITY FACIIITIES DISTRICT
NO. 11, RECORDED NOVEMBER 8, 2OO5 AT SOOK 41, PAGE 61 OF ASSESSMENT AND
COMMUNITY FACILITIES DISTRICTS IN THE OFFICE OF THE RECOROER IN THE COUNTY
OF FRESNO, STATE OF CALIFORNIA
NoTE: FOR PARCEL DIMENSIONS, SEE ASSESSOR'S MAP BOOK PAGES
CEK DR E
tzIElì
tÉrH.;
-
olhll-ILltdlJoL-J 2
CIW Of FRESNO - Public Works Department
AMENDED ANNEXATION MAP NO. 14 OF
COMMUNITY FACILITIES DISTRICT NO. 11
OF THE CITY OF FRESNO, FRESNO
COUNTY, CALIFORNIA
cFD11 14 A1
EXHIBIT B x
EXISTING TERRITORY OF
ANNEXATION NO.14, CFD
NO. 11
BOUNDARY LINE OF EXISTING
TERRITORY
AREA OF ANNEXATION NO. 14
BEING AMENDED BY FINALTRACT
MAP NO.6104
+
NOT TO SC t-E
DOC.
FILED IN THE OFFICE OF THE CITY CLERK OF
DAY OF ,20!6.
THE CITY OF FRESNO THIS
-
ATTEST:
YVONNE SPENCE, CMC
CITY CLERK OF THE CITY OF FRESNO
DEPUTY
I HEREBY CERTIFY THAT THE AMENDED ANNEXATION MAP NO. 14 OF
THE COMMUNITY FACILITIES DISTRICT NO. 11, CITY OF FRESNO,
COUNTY OF FRESNO, STATE OF CALIFORNIA WAS ADOPTED BY THE
COUNCIL OF THE CITY OF FRESNO BY RESOLUTION NO. 201.6- ON
2016
ATTEST:
YVONNE SPENCE, CMC
CITY CLERK OF THE CITY OF FRESNO
DEPUTY
THIS AMENDED ANNEXATION MAP NO. 14 OF THE CITY OF FRESNO
COMMUNITY FACILITIES DISTRICT NO. 11, WAS FILED THIS- DAY OF
2016 AT THE HOUR OF-O'CLOCK -M AT BOOK 44,
PAGE- OF MAPS OF ASSESSMENT AND COMMUNITY FACILITIES
DISTRICTS IN THE OFFICE OF THE COUNW RECORDER IN THE COUNTY
OF FRESNO, STATE OF CALIFORNIA.
PAUL DICTOS, C.P.A.
COUNTY RECORDER OF THE COUNTY OF FRESNO
BY:
REFERENCE: BOUNDARY MAP OF CITY OF FRESNO COMMUNITY FACILITIES DISTRICI
NO. 11, RECORDED NOVEMBER 8, 2OO5 AT BOOK 41, PAGE 61 OF ASSESSMENT AND
COMMUNITY FACILITIES DISTRICTS IN THE OFFICE OFTHE RECORDER IN THE COUNTY
OF FRESNO, STATE OF CALIFORNIA
NOTE: FOR PARCEL DIMENSIONS, SEE ASSESSOR'S MAP BOOK PAGES
l-----ltlt----J BY
,no *n" CAìÍYON ROAD
NOTE: THIS MAP SUPERCEDES ANNEXATION MAP NO. 14 RECORDED AUGUST 28, 2OI5 AT BOOK
44, PAGE 46 OF ASSESSMENT AND COMMUNITY FACILITIES DISTRICTS IN THE OFFICE OF THE
RECORDER IN THE COUNTY OF FRESNO, STATE OF CALIFORNIA
BY
r¡Ì_qry cnlßm@
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INAL TRACT
CITY Of FRESNO - Public Works Department
AMENDED ANNEXATION MAP NO.14 OF
COMMUNITY FACILITIES DISTRICT NO. 11
OF THE CITY OF FRESNO, FRESNO
COUNTY, CALIFORNIA
cFD11 14 AL
City of Fresno
Staff Report
2600 Fresno Street
Fresno, CA 93721
www.fresno.gov
File #:ID16-010 Agenda Date:1/14/2016 Agenda #:1-B
REPORT TO THE CITY COUNCIL
January 14, 2016
FROM:JENNIFER K. CLARK, Director
Development and Resource Management Department
THRU:JOSE TRUJILLO, Housing Division Manager
Development and Resource Management Department
BY:THANH NGUYEN, Project Manager
Housing and Community Development Division, D.A.R.M.
SUBJECT
16-010 Actions pertaining to approval of funds for the Emergency Solutions Grant (ESG) Program for
street outreach, homeless prevention, emergency shelter, rapid rehousing, and administrative costs
for the following:
1.The Marjaree Mason Center in the amount of $194,750;
2.The Fresno Economic Opportunities Commission in the amount of $82,000;
3.The Fresno Housing Authority in the amount of $26,100 for HMIS;
4.The Poverello House in the amount of $15,000;
5.The City of Fresno for administrative costs in the amount of $35,000; and
6.WestCare California Inc., in the amount of $207,000.
RECOMMENDATIONS
Staff recommends that the City Council:
1.Award for Program Year 2015 Emergency Solutions Grant (ESG)Program funding to the
Marjaree Mason Center in the amount of $194,750;Fresno Economic Opportunities
Commission (EOC)in the amount of $82,000;Fresno Housing Authority in the amount of
$26,100 for HMIS;Poverello House in the amount of $15,000;City of Fresno administrative
costs in the amount of $35,000; and to WestCare, California in the amount of $207,000.
2.Approve authorization for the City Manager to execute sub-recipients’agreements,and all
necessary documents, subject to City Attorney approval as to form.
EXECUTIVE SUMMARY
City of Fresno Printed on 3/27/2023Page 1 of 4
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File #:ID16-010 Agenda Date:1/14/2016 Agenda #:1-B
On October 15,2015 the City of Fresno announced a Notice of Funding Availability (NOFA)for
Emergency Solutions Grant (ESG)Program funding to solicit the City for proposals to provide street
outreach &emergency shelter,homelessness prevention assistance to households who would
otherwise become homeless,assistance to rapidly rehouse persons who are homeless,and related
grant administration by sub-recipients (up to 2.5%of award).The total funding announced was
$559,850.
On December 9,2015,the Housing and Community Development Commission (HCDC)approved
the Emergency Solutions Grant (ESG)Program funding for street outreach,homeless prevention,
emergency shelter, rapid rehousing, and administration costs.
BACKGROUND
On October 15,2015 the City of Fresno announced a Notice of Funding Availability (NOFA)for
Emergency Solutions Grant (ESG)Program for the period January 1,2016 through December 31,
2016;the purpose of the NOFA was to solicit proposals to provide street outreach &emergency
shelter,homelessness prevention assistance to households who would otherwise become homeless,
assistance to rapidly rehouse persons who are homeless,and related grant administration by sub-
recipients (up to 2.5% of award). The total funding announced was $559,850.
Responses to the NOFA were due Friday,November 6,2015.To be eligible,respondent agencies
must be members of the Fresno Madera Continuum of Care (FMCoC)and participants of the
Coordinated Access System,per guidelines from the US Department of Housing and Urban
Development (HUD).On November 6,2015 the City received proposals from the Marjaree Mason
Center,the Fresno Economic Opportunities Commission,the Poverello House,and WestCare,
California.On November 12,2015 a preliminary review of proposal applications was conducted by
City staff,the HUD Technical Assistance (TA)provider,the Fresno Housing Authority,and County of
Fresno Social Services.
The review committee recommended the following allocations based upon the available funding,the
priorities of the FMCOC, prior track record of agencies, and demonstrated need:
1.Marjaree Mason Center (MMC)for $194,750 to provide both emergency shelter and rapid re-
housing/stabilization services.MMC is a domestic violence service and shelter provider.
Through the ESG funding agreement,the MMC Fresno Safe House will serve 500
unduplicated homeless women and children within the 12-month agreement period.The
services provided will include emergency housing and supportive services,including food,
clothing,case management,counseling,legal assistance,parenting,life skills,support groups,
and linkages to housing and job training agencies and programs.Additionally,MMC will
provide rapid rehousing,housing relocation and stabilization services that will support 20
homeless domestic violence victims and families.
2.Fresno Economic Opportunities Commission (EOC)for $82,000 to provide emergency shelter,
rapid rehousing/stabilization,and street outreach.EOC is a nonprofit Community Action
agency providing a variety of social services to the Fresno community.Through the ESG
funding agreement,the EOC will provide services to 53 runaway and homeless youth,ages 12
-18,with emergency shelter services,assist 55 unsheltered homeless individuals through
outreach with immediate support and intervention,assist nine households in rapid rehousing
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outreach with immediate support and intervention,assist nine households in rapid rehousing
services,and six households for the homeless prevention services,during the 12-month
agreement period.The target population to be served includes individuals and families
experiencing homelessness,those who are at risk of becoming homeless,unaccompanied
youth under the age of 18,and youth aging out of foster care.Funding will be used to support
outreach efforts,case management,rental assistance,wrap-around case management,and
housing stabilization services.
3.WestCare California,Inc.(as the lead agency)for $207,000 to provide homeless prevention
and rapid rehousing/stabilization services.WestCare is a nonprofit organization that has
provided housing services for the City’s homeless population for over 40 years.For the ESG
funding agreement,WestCare is the lead agency in a consortium of nonprofit partners
including Turning Point of Central California and the Poverello House.Through the funding
agreement,the consortium will provide 30 individuals with emergency shelter services at
Bridgepoint,38 individuals with rental assistance,and 57 individuals with case management
services, along with outreach activities twice per week.
4.The Poverello House (POV) for $15,000 to provide street outreach and emergency shelter.
The POV is a nonprofit organization that has provided services to needy families and the
homeless population since 1973.Through the ESG funding agreement,the POV will provide
services including hotel/motel vouchers for homeless families,homeless veterans,and
homeless youth aging out of the foster care system.The referrals to the voucher program
come through Map Point at the POV or any other Multi-Access Program locations.The
program will service 60 homeless families with the hotel/motel vouchers,along with case
management.
5.The Fresno Housing Authority (FHA)for $26,100 to provide the required Homeless
Management Information System (HMIS)data collection and reporting.FHA is the local HMIS
provider for all of the federal homeless assistance programs.The HMIS is a local information
system used to collect level data and data on the provision of housing,and services to
homeless individuals and families and persons at risk of homelessness.The FHA system
complies with HUD’s data collection, management, and reporting standards.
ENVIRONMENTAL FINDINGS
In accordance with the California Environmental Quality Act (CEQA)Guidelines,Section 15378,
these items do not qualify as a project and are therefore exempt from CEQA requirements.In
addition,the proposed services are not subject to an environmental review under the provisions of
the National Environmental Policy Act,as they are specifically for supportive services that include,
but are not limited to:housing;permanent housing placement;short-term payments for rent;utility
costs;and assistance in gaining access to local,state,and federal government housing benefits and
services.
LOCAL PREFERENCE
Local preference is not applicable based on conditions of federal funding.
FISCAL IMPACT
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The funds were allocated in the 2015 Annual Action Plan for the referenced activities.An
Appropriations Ordinance is necessary to carry the funds over into the current fiscal year.
Attachments:
Exhibit A - Marjaree Mason Center ESG PY15 Contract Agreement
Exhibit B - Fresno Economic Opportunities Commission (EOC) ESG PY15 Contract Agreement
Exhibit C - WestCare, California ESG PY15 Contract Agreement
Exhibit D - Poverello House ESG PY15 Contract Agreement
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City of Fresno
Staff Report
2600 Fresno Street
Fresno, CA 93721
www.fresno.gov
File #:ID16-008 Agenda Date:1/14/2016 Agenda #:1-C
REPORT TO THE CITY COUNCIL
January 14, 2015
BY:R.RENENA SMITH, Assistant City Manager
SUBJECT
1.ADOPT the Addendum to the Finding of Conformity prepared for Environmental Assessment
No.R-15-005/C-15-025 for Rezone Application No.R-15-005 and Conditional Use Permit
Application No. C-15-025, pursuant to CEQA Guidelines Section 15162 and 15164;
2.Authorize the City Manager or designee to execute a Ground Lease and Option to Purchase
3.34+/-acres located at the southwest corner of N.Brawley and W.Herndon Avenues,APN
507-030-12ST (Council District 2)
RECOMMENDATION
Staff recommends that the City Council authorize the City Manager or designee to execute a Ground Lease and Option to
Purchase 3.34+/-acres (Property)located at the southwest corner of N.Brawley and W.Herndon Avenues (APN 507-030
-12ST).
EXECUTIVE SUMMARY
Garreks,Inc.,a California Corporation (“Tenant”),is interested in purchasing the 3.34+/-acre parcel which is a portion of
APN 507-030-12ST owned by the City of Fresno (“Landlord”)located on the southwest corner of N.Brawley and W.
Herndon Avenues (“Property”)to operate a gas station/convenience store with the sale of beer and wine and a car wash
(“Project”).The property is currently pledged as security for a bond owned by Landlord,which is to be repaid during the
term of the Lease,in part from the rent.The initial term of the lease shall run through December 31,2017,commencing
on the effective date.Upon approval of all permits and entitlements necessary to complete the project,and provided
that the Landlord has otherwise fully performed hereunder,the Tenant shall pay as full consideration under this lease
$455,373.The property was last appraised on October 19,2012 at a value of $455,373.Concurrent with the execution of
this lease,Tenant shall pay a refundable deposit of $5,000,which will be credited toward the rent.At the end of the term,
if Tenant is in compliance with all the material terms of this Lease,the option to purchase is exercised with a purchase
price of $1.
BACKGROUND
Rezone Application No.R-15-005 and related Environmental Assessment No.R-15-005/C-15-025 was filed by Dirk
Poeschel of Land Development Services,Inc.,on behalf of Garrek’s Inc.Owner Gary Chester and approved by the City
Council at a December 17,2015 hearing.Rezone Application No.R-15-005 amended the Official Zone Map to reclassify
the ±3.34-acre portion of property from the AE-5/UGM (Exclusive Five Acre Agricultural/Urban Growth Management)
zone district to the C-5/UGM (General Commercial/Urban Growth Management)zone district.The C-5/UGM zone district
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is consistent with the Fresno General Plan land use designation of Commercial-General.
Staff recommends that the Council approve the ground lease of this ±3.34 acre property,with an option to purchase,from
the City of Fresno (as lessor/seller)to Garreks,Inc.,a California Corporation (as lessee/buyer)for the construction of a
Chevron gas station with 12 fueling stations, a ±3,500 square-foot convenience store, and a drive-through car wash.
ENVIRONMENTAL FINDINGS
An addendum was prepared for this project in accordance with the requirements of the California Environmental Quality
Act (CEQA) Guidelines Sections 15164 (see Exhibit A).
The adoption of Rezone Applicaton No.R-15-005,Conditional Use Permit Application No.C-15-025,and a ground lease
of the 2.7 acre property,with an option to purchase,from the City of Fresno (as lessor/seller)to Garreks,Inc.,a California
Corporation (as lessee/buyer)was previously analyzed in Finding of Conformity prepared for Environmental Assessment
No. R-15-005/C-15-025 and adopted by the Fresno City Council on December 17, 2015.
The project description of the Finding of Conformity included a ground lease of 2.7 acres of property,with an option to
purchase.However,the total acreage of property being leased to Garreks,Inc.has been increased to 3.3418 acres to
include a small additional portion of the parcel for access routing purposes.There is no increase in usable or buildable
acreage. As such, the addendum analyzes the changes that have occurred as a result of this increase.
Based on the environmental review contained in the Finding of Conformity,the increase in acreage would not result in
any new significant or substantial changes to the evaluation of the environmental resources within and outside the project
area beyond those that were addressed in the Finding of Conformity.
Since the proposed project will not result in additional impacts,it may be determined that:(1)The project falls within the
scope of Finding of Conformity prepared for Environmental Assessment No.R-15-005/C-15-025;(2)No substantial
changes are proposed in the project which require major revisions to the previous environmental finding due to the
involvement of new significant environmental effects or a substantial increase in the severity of previously identified
significant effects;(3)No substantial changes will occur with respect to the circumstances under which the project is
undertaken;and,(4)No new information,which was not known and could not have been known,at the time the
environmental finding for Finding of Conformity prepared for Environmental Assessment No.R-15-005/C-15-025 was
adopted, has become available.
Therefore,the City of Fresno has determined that an addendum to Finding of Conformity prepared for Environmental
Assessment No.R-15-005/C-15-025 is appropriate given that none of the conditions described in Section 15162 of the
CEQA Guidelines calling for preparation of a subsequent environmental assessment have occurred;and new information
added is only for the purposes of providing minor changes or additions,in accordance with Section 15164 of the CEQA
Guidelines.
LOCAL PREFERENCE
N/A
FISCAL IMPACT
At the end of the term,if Tenant is in compliance with all the material terms of this Lease,the option to purchase is
exercised with a purchase price of $1.The property currently has outstanding debt service principle of $1,073,512.The
City of Fresno Judgment Obligation Bonds,Series 2002 (Bonds)were issued pursuant to a Trust Agreement dated as of
June1,1994.The proceeds were applied to pay a litigation settlement and to take title to the property located on the
southwest corner of Herndon and Brawley.The Bond Documents provide mandatory redemption,within six months
following the sale of the property by the City for that portion of the bond used to take title of the property.The current
balance that is required for redemption of this property is $538,425.The lease proceeds will be applied towards the
redemption of the bonds associated to the property.Final maturity of the bonds is August 15,2017 within the terms of the
lease.
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Attachments:
Blosser Property Ground Lease
Exhibit A - Addendum to EA No. R-15-005/C-15-025
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98590-00000 3687213.1 1
GROUND LEASE AND OPTION TO PURCHASE
by and between
THE CITY OF FRESNO and GARREKS, INC.
This Ground Lease (“Lease”) is made as of the ________ day of ________, 2015,
(the “Effective Date”) by and between the CITY OF FRESNO, a municipal corporation
(“Landlord”), and GARREKS, Inc., a California corporation (“Tenant”).
RECITALS
A. Landlord is the owner of record of all of that certain real property a portion of
which is 3.3418+/- acres (including the adjacent portions of the city streets that will be
dedicated to the Landlord) located at the southwest corner of N. Brawley and W.
Herndon Avenues (the “Property”), a portion of APN 507-030-12ST (the “Existing
Parcel”) situated in Fresno, California, and more particularly described in Exhibit A
attached hereto.
B. Tenant is interested in developing and operating a commercial development
consisting of a gas station, car wash and convenience store on the Property as more
particularly described in Schedule 1 attached hereto (the “Project”).
C. Landlord wishes to lease a portion of the Property to Tenant (the “Property”),
together with all rights, privileges, and easements appurtenant thereto, and
improvements thereon, on the terms and conditions set forth herein.
D. The Property is currently pledged as security for a bond owed by Landlord
(the “Bond”), which is to be repaid during the Term of this Lease, in part from the Rent
payable hereunder.
AGREEMENT
NOW THEREFORE, for good and valuable consideration, the receipt and
adequacy of which are hereby acknowledged, Landlord and Tenant hereby agree as
follows:
1.Lease of Property. Landlord hereby leases, transfers and demises to Tenant,
and Tenant hereby leases and takes from Landlord, the Property for the terms and upon
the agreements, covenants and conditions set forth in this Lease. A description of the
Property is more fully set forth in Exhibit A attached hereto. The Property is being
leased “AS IS” and “WITH ALL FAULTS,” and Landlord makes no warranty of any kind,
express or implied, with respect to the Property. Without limiting the generality of the
preceding sentence, it is expressly agreed that Landlord makes no warranty as to the
marketability, habitability or fitness of the Property for any particular purpose. Nothing
in this Lease shall be considered a pre-commitment on the part of the City to approve
any permits or entitlements required by this Lease. The City cannot pre-commit to the
approval of any discretionary permits or entitlements. Tenant acknowledges that the
subject property is within the purview of the Sierra Sky Park Airport and may be subject
conditions of approval to ensure the safe operation of the Sierra Sky Park Airport.
Tenant further acknowledges that processing of the project may necessitate
neighborhood meetings which may prolong the process.
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98590-00000 3687213.1 2
2.Term. The initial term of this Lease shall run through December 31, 2017 (the
“Term”) commencing on the Effective Date, and, unless sooner terminated or extended
as herein provided. At the end of the Term, this Lease shall convert to a month-to-
month lease on the same terms and conditions set forth herein.
3.Rent; Deposit.
3.1 Upon approval of all permits and entitlements (including the expiration of
time periods to challenge approvals such as CEQA challenges) necessary to complete
the Project (the “Approvals”) and provided that Landlord has otherwise fully performed
hereunder, Tenant shall pay to Landlord as full consideration under this Lease, the sum
of Four Hundred Fifty-Five Thousand Three Hundred Seventy-Three Dollars
($455,373.00) (the “Rent”). Tenant shall be required to use its best efforts to obtain the
Approvals and must obtain the Approvals no later than six (6) months from the Effective
Date (the “Approval Period”); provided, however, that Tenant may receive one
extension of six (6) months (an “Extension”) upon demonstration of unforeseen issues
in obtaining the Approvals despite best efforts and upon Landlord’s consent, which shall
not be unreasonably refused. Upon expiration of the Approval Period and any
Extension, Landlord shall have the right, in its sole discretion, to terminate this Lease
and all rights of the Tenant hereunder. Notwithstanding the foregoing, if Tenant can
demonstrate significant progress toward obtaining the Approvals upon the expiration of
the Approval Period or any Extension, Landlord may make reasonable accommodation
to allow Tenant to obtain the Approvals to prevent forfeiture of resources expended by
Tenant toward completion of the Project.
3.2 Concurrent with the execution of this Lease, Tenant shall pay a refundable
deposit to Landlord of Five Thousand Dollars ($5,000.00) (the “Deposit”). Upon the
Tenant obtaining the Approvals, the Deposit shall be credited toward the Rent. If this
Lease is terminated prior to Tenant obtaining the Approvals, the Deposit shall be
refunded in full.
4.Entitlements. Tenant shall pay all requisite entitlement fees including any
technical studies which may be required as a result of the processing of said
entitlements. Tenant shall not receive credit towards lease terms nor receive a refund
of entitlements fees in the event the project Is denied through the public hearing
process. In addition, the tenant shall pay all applicable city impact fees.
5. Taxes and Assessments; Limitations on Approvals.
5.1 Tenant covenants and agrees to pay and discharge, during the entire
Term, before delinquency, all taxes, assessments, water charges, sewer charges, utility
rates and fees, levies or other charges, general, special, ordinary, extraordinary and
otherwise, of every kind and character which are or may during the Term be levied,
charged, assessed or imposed upon or against the Property or any buildings or
improvements which are now or hereafter located thereon, or against any of Tenant's
personal property now or hereafter located thereon, or which may be levied, charged,
assessed or imposed upon or against the leasehold estate created hereby. Pursuant to
California Revenue and Taxation Code section 107.6, a possessory interest subject to
property taxation may be created by entering into this Lease and Tenant acknowledges
and agrees that Tenant shall pay any property taxes levied on such possessory interest.
At the commencement and at the end of the Term, such taxes, assessments and other
charges to be paid by Tenant shall be prorated on the basis of the fiscal year of the
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98590-00000 3687213.1 3
taxing authority in question so that, at the commencement and at the end of the Term,
as to any such taxes, assessments and other charges levied or assessed for a fiscal
year preceding the commencement or extending beyond the end of the Term, Tenant
will pay only such proportion of such taxes, assessments and other charges as the
portion of such fiscal year following the commencement and preceding the end of the
Term bears to the entire fiscal year.
5.2 Notwithstanding anything herein to the contrary, Tenant shall not be
required to pay any franchise, capital levy, or transfer tax of Landlord, or any net income
tax measured by the income of Landlord from all sources, or any tax which may, at any
time during the Term, be required to be paid on any gift, or demise, deed, mortgage,
descent or other alienation of any part or all of the estate of Landlord in and to the
Property or any buildings or improvements which are now or hereafter located thereon,
except as hereinafter provided. If Tenant shall be required by law to pay, and pursuant
thereto does pay, any tax, assessment or charge specified in this subsection (b),
Landlord shall, immediately upon request, reimburse Tenant for any such payments. If
such immediate reimbursements are not forthcoming Tenant shall receive a credit
against the rental payment next due hereunder for the full amount of such delinquent
reimbursements. Any documentary transfer tax assessed upon the creation of a
leasehold interest in the Property under this Lease, as well as possessory interest and
property taxes shall be paid by Tenant.
5.3 Landlord shall have the right, but not the obligation, at all times during the
Term to pay any taxes, assessments or other charges levied or assessed upon or
against the Property or any buildings or improvements which are now or hereafter
located thereon, and to pay, cancel and clear off all tax sales liens, charges and claims
upon or against the Property or any buildings or improvements which are now or
hereafter located thereon, and to redeem the Property from the same, or any of them,
from time to time, without being obligated to inquire as to the validity of the same. Any
sum so paid by Landlord shall become due and payable by Tenant on the next day after
any such payment by Landlord.
5.4 Landlord acknowledges that the Property is only a portion of the Existing
Parcel, and that the purpose of this Lease is to facilitate Tenant’s purchase of the
Property as a separate parcel from the Existing Parcel pursuant to the option to
purchase granted herein. Because this Lease deals only with the Property and not the
Existing Parcel, and because the Landlord has chosen not to subdivide the Existing
Parcel prior to the Effective Date to create a newly identified parcel for the Property,
Landlord agrees that it shall apply requirements for Approvals for the Property as
though the Property were a separate parcel from the Existing Parcel. The preceding
shall include but not be limited to any requirements Landlord may impose for
improvements on or offsite of the Property. In no case shall Tenant be required to pay
for improvements or fees for the Existing Parcel that would not be required if the
Property were a unique parcel as of the Effective Date.
6.Purchase Option
6.1 Covenant to Convey Interests. Tenant desires to acquire and Landlord
hereby grants to Tenant an option to purchase Landlord’s interest in the Property, in
accordance with the terms set forth below (the "Purchase Option"), and the terms of the
Purchase Agreement attached hereto as Exhibit “D”.
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98590-00000 3687213.1 4
6.2 Exercise of Purchase Option. At the end of the Term, if Tenant is in
compliance with all the material terms of this Lease, Tenant may purchase the Property
subject to any liens, covenants, conditions, easements, restrictions and rights-of-way
(“Encumbrances”) of record as of the date that the Purchase Option is exercised;
provided, however,that Landlord agrees that it shall not allow any further
Encumbrances on the Property through its own acts and omissions. Furthermore,
Landlord agrees that it shall cause to be removed any lien or encumbrance on the
Property related to the Bond prior to the close of escrow following exercise of the
Purchase Option. Notice of exercise of this Purchase Option shall be in writing and
delivered to Landlord (the "Exercise Notice").
6.3 Purchase Price. The purchase price shall be One Dollar ($1.00).
6.4 Payment. Within 30 days after receipt of the Exercise Notice, the parties
shall execute and deliver the Purchase Agreement and shall deposit the funds and
documents in escrow as required by the terms of the Purchase Agreement.
6.5 Memorandum of Lease and Purchase Option. The Parties shall,
concurrent with the execution of this Lease, execute a Memorandum of Lease and
Purchase Option in recordable form substantially in the form of attached Exhibit "C",
which shall thereafter be recorded.
7.Quiet Enjoyment. Landlord covenants that upon payment by Tenant of the rent
herein reserved and upon performance and observance by Tenant of all of the
agreements, covenants and conditions herein contained on the part of Tenant to be
performed and observed, Tenant shall peaceably hold and quietly enjoy the Property
during the entire Term without hindrance or interruption by Landlord or by anyone
lawfully or equitably claiming by, through or under Landlord.
8.Use. Tenant shall have the right to use the Property for any lawful purpose;
provided, however, in no event shall the Property be used for any purpose or use (nor
shall any activity be carried on upon the Property) which in any manner causes, creates
or results in a public or private nuisance, or diminishes the value of Landlord’s fee
estate.
9.Title to Buildings and Improvements.
9.1 Title to all buildings, structures and improvements (both permanent and
nonpermanent) that now, or may from time to time constitute a part of the Property,
shall be and remain in Tenant until the termination of this Lease. If Tenant does not
exercise the Purchase Option, then upon the termination of this Lease, title to all such
property, buildings, structures and permanent improvements shall pass to and vest in
Landlord without cost or charge to it, free and clear of all liens, and in good condition,
reasonable wear and tear excepted. If Tenant exercises the Purchase Option, then title
to all improvements shall vest in Tenant upon close of escrow.
9.2 If title to the improvements passes to Landlord, then Tenant shall execute
and deliver any and all deeds, bills of sale, assignments, and other documents which in
Landlord's sole judgment may be necessary or appropriate to transfer, to evidence or to
vest in Landlord clear title to any of the remaining property described in the foregoing
subsection 8.1 located on the Property at the time of such termination. Tenant, in
addition, shall deliver to Landlord on termination of this Lease originals or certified
copies of any plans, reports, surveys, contracts or other items relating to the ownership
of or remaining property on the Property. Upon the termination of this Lease, Landlord
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98590-00000 3687213.1 5
reserves the right to require Tenant to demolish any buildings, structures or
improvements and clear the site, at Tenant’s expense.
10.Permits, Licenses, etc. Landlord will from time to time during the Term execute
and deliver all applications for permits, licenses or other authorizations relating to the
Property required by any municipal, county, state, or Federal authorities, or required in
connection with the construction, reconstruction, repair or alteration of any buildings or
improvements now or hereafter constituting a part of the Property. Landlord will from
time to time during the Term execute, acknowledge and deliver any and all instruments
required to grant rights-of-way and easements in favor of municipal and other
governmental authorities or public utility companies incident to the installation of water
lines, fire hydrants, sewers, electricity, telephone, gas, steam, and other facilities and
utilities reasonably required for the use and occupancy of the Property. Tenant shall
reimburse Landlord for any sum paid by Landlord in respect of the matters specified in
this Section 10, including reasonable attorney fees. Notwithstanding the foregoing,
Tenant shall not be required to reimburse Landlord for expenses incurred by Landlord
following the exercise of the Purchase Option.
11.Repairs, Governmental Regulations and Waste.
11.1 Tenant shall, during the Term, at its own cost and expense and without
any cost or expense to Landlord:
11.1.1 Keep and maintain all buildings and improvements now or hereafter
located on the Property and all appurtenances thereto in good and neat order and repair
and shall allow no nuisances to exist or be maintained therein. Tenant shall likewise
keep and maintain the grounds, sidewalks, roads and parking and landscaped areas in
good and neat order and repair.Landlord shall not be obligated to make any repairs,
replacements or renewals of any kind, nature or description whatsoever to the Property
or any buildings or improvements now or hereafter located thereon, and Tenant hereby
expressly waives all right to make repairs at Landlord's expense under sections 1941
and 1942 of the California Civil Code, or any amendments thereof; and
11.1.2 Comply with and abide by all federal, state, county, municipal and
other governmental statutes, ordinances, laws and regulations affecting the Property, all
buildings and improvements now or hereafter located thereon, or any activity or
condition on or in the Property.
11.2 Tenant agrees that it will not commit or permit waste upon the Property.
12.Specific Covenants Regarding Environmental Matters.
12.1 Tenant covenants that (a) no toxic or hazardous substances, including,
without limitation, asbestos and the group of organic compounds known as
polychlorinated biphenyls (except such substances as are used in accordance with law)
shall be generated, treated, stored or disposed of, or otherwise deposited in or located
on, or released on or to the Property, including, without limitation, the surface and the
subsurface waters of the Property; (b) Tenant will not engage in and will not permit any
other party to engage in any activity on the Property which would cause (i) the Property
to become a hazardous waste treatment storage or disposal facility within the meaning
of, or otherwise bring the Property within the ambit of, the Resource Conservation and
Recovery Act of 1975 (“RCRA”) 42 U.S.C. 6901, et seq., as amended, or any similar
state law or local ordinance or other environmental law, (ii) a release or threatened
release of a hazardous substance from or to the Property within the ambit of the
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98590-00000 3687213.1 6
Comprehensive Environmental Response, Compensation and Liability Act of 1980
(“CERCLA”), 42 U.S.C. 9601 et seq., as amended, or any similar state law or local
ordinance or any other environmental law, or (iii) the discharge (except in accordance
with applicable law) of pollutants or effluents into any water source or system, or the
discharge (except in accordance with applicable law) into the air of any emissions,
which would require a permit under the Federal Water Pollution Control Act, 33 U.S.C.
1251, et seq., or the Clear Air Act, 42 U.S.C. 7401, et seq., or any similar state law or
local ordinance or any other environmental law; and (c) Tenant will not permit any
substance or conditions in or on the Property which might support a claim or cause of
action under RCRA, CERCLA, or any other federal, state or local environmental
statutes, regulations, ordinances or other environmental regulatory requirements. The
terms “hazardous substance” and “release” shall have the meanings specified in
CERCLA, and the terms “solid waste” and “disposal” shall have the meanings specified
in RCRA, provided, in the event either CERCLA or RCRA is amended so as to broaden
the meaning of any term defined thereby, such broader meaning shall apply subsequent
to the effective date of such amendment, provided, further, to the extent that the laws of
the State of California establish a meaning for such terms which is broader than that
specified in either CERCLA or RCRA, such broader meaning shall apply.
12.2 In the event Tenant or Landlord is obligated by any applicable federal,
state or local law, ordinance or regulation or otherwise directed by any governmental
agency or authority, to clean up, remove or encapsulate or cause the clean up, removal,
or encapsulation of any Hazardous Wastes and/or Hazardous Materials or asbestos or
material containing asbestos from the Property, the Tenant hereby guarantees to
Landlord that Lessee (i) shall promptly undertake to arrange for such clean up, removal
and disposal in accordance with all governmental regulations, (ii) shall exercise its best
efforts to insure that such clean up and removal shall be conducted in a timely and
diligent manner, and (iii) hereby assumes the costs and expense, including any fines, of
such clean up and removal unless such condition is determined to have existed on the
Property prior to Tenant’s execution and acceptance of this Lease in which case
Landlord shall be responsible for, and shall assume the cost and expense of, such
clean up.
12.3 In the event that any lien is recorded or filed against the Property pursuant
to any governmental regulations regarding Hazardous Materials, Hazardous Wastes, or
Asbestos, Tenant hereby guarantees to Landlord that Tenant shall, not later than thirty
(30) days following the filing of such lien, satisfy the claim and cause the lien thereunder
to be discharged of record (whether by payment, bonding or otherwise), unless such
condition is determined to have existed on the Property prior to Tenant’s execution and
acceptance of this Lease, in which case Landlord shall assume the cost and expense of
satisfying the claim or causing the lien to be discharged.
12.4 IN ADDITION THE FOREGOING, TENANT SHALL PROTECT, DEFEND,
INDEMNIFY AND SAVE HARMLESS LANDLORD, AND LANDLORD’S OFFICERS,
ELECTED AND APPOINTED OFFICIALS, AGENTS, EMPLOYEES AND
REPRESENTATIVES AND VOLUNTEERS FROM AND AGAINST ALL LOSS
(INCLUDING DIMINUTION IN VALUE OF THE PROPERTY), COST, DAMAGE,
LIABILITY, OBLIGATION, CAUSES OF ACTION, FINE, PENALTY OR EXPENSE
(INCLUDING ATTORNEY’S FEES AND EXPENSES FOR INVESTIGATION,
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INSPECTION, REMOVAL, CLEAN UP, AND REMEDIAL COSTS INCURRED TO
PERMIT CONTINUED OR RESUME NORMAL OPERATION OF THE PROPERTY),
IMPOSED UPON OR INCURRED BY OR ASSERTED AGAINST LANDLORD, ITS
OFFICERS, OFFICIALS, EMPLOYEES OR AGENTS BY REASON OF: (1) THE
PRESENCE, DISPOSAL, ESCAPE, SEEPAGE, LEAKAGE, SPILLAGE, DISCHARGE,
EMISSION, RELEASE, OR THREATENED RELEASE OF ANY HAZARDOUS
MATERIALS AND/OR HAZARDOUS WASTES ON, FROM, OR AFFECTING THE
LEASED PROPERTY OR ANY OTHER PROPERTY OR THE PRESENCE OF
ASBESTOS ON THE LEASED PROPERTY; (II) ANY PERSONAL INJURY
(INCLUDING WRONGFUL DEATH) OR PROPERTY DAMAGE OR DESTRUCTION
(REAL OR PERSONAL) ARISING OUT OF OR RELATED TO SUCH HAZARDOUS
WASTES, HAZARDOUS MATERIALS OR ASBESTOS; (III) ANY LAWSUIT BROUGHT
OR THREATENED, SETTLEMENT REACHED, OR GOVERNMENT ORDER
RELATING TO SUCH HAZARDOUS WASTES, HAZARDOUS MATERIALS OR
ASBESTOS; (IV) ANY VIOLATION OF LAWS, ORDERS, REGULATIONS,
REQUIREMENTS, OR DEMANDS OF GOVERNMENTAL AUTHORITIES, WHICH
ARE BASED UPON OR IN ANY WAY RELATED TO SUCH HAZARDOUS WASTES,
HAZARDOUS MATERIALS OR ASBESTOS INCLUDING, WITHOUT LIMITATION,
THE COSTS AND EXPENSES OF ANY REMEDIAL ACTION, ATTORNEY AND
CONSULTANT FEES, INVESTIGATION AND LABORATORY FEES, COURT COSTS,
AND LITIGATION EXPENSES. THE ABOVE AND FOREGOING OBLIGATION
CONTAINED IN THIS SECTION SHALL ONLY APPLY TO ANY ACT OR OMISSION
OF TENANT OR OF TENANT’S OFFICERS, PRINCIPALS, EMPLOYEES, AGENTS,
CONTRACTORS, OR SUBCONTRACTORS IN CONNECTION WITH ANY LOSS
(INCLUDING DIMINUTION IN VALUE OF THE PROPERTY), COST, DAMAGE,
LIABILITY, OBLIGATION, CAUSES OF ACTION, FINE, PENALTY OR EXPENSE
(INCLUDING ATTORNEY’S FEES AND EXPENSES FOR INVESTIGATION,
INSPECTION, REMOVAL, CLEAN UP, AND REMEDIAL COSTS INCURRED TO
PERMIT CONTINUED OR RESUME NORMAL OPERATION OF THE PROPERTY),
IMPOSED UPON OR INCURRED BY OR ASSERTED AGAINST LANDLORD, ITS
OFFICERS, OFFICIALS, AGENTS OR EMPLOYEES BY REASON OF SUBPARTS (I)
THROUGH (IV) OF THIS SECTIONAND FOR WHICH SUCH CONDITION WAS NOT A
PRE-EXISTING CONDITION OF THE LEASED PROPERTY PRIOR TO LESSEE’S
EXECUTION AND ACCEPTANCE OF THIS LEASE.
13.Construction of Improvements, Changes, Alterations, Demolition and
Replacement.
13.1 Tenant shall have the right at any time and from time to time during the
Term to make such improvements to the Property and such changes and alterations,
structural or otherwise, to any buildings, improvements, fixtures and equipment now or
hereafter located on the Property as Tenant shall deem necessary or desirable.
13.2 Following the Effective Date, Tenant shall proceed with due diligence and
dispatch to complete the construction on the Property of the Project.
13.3 Any demolition activity and all improvements, changes and alterations
(other than changes or alterations of movable trade fixtures and equipment or
improvements, changes or alterations involving costs less than Ten Thousand Dollars
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($10,000)) shall be undertaken in all cases subject to the following additional conditions
which Tenant covenants to observe and perform:
13.3.1 No improvement, change or alteration, and no demolition and
replacements shall be undertaken until Tenant shall have procured and paid for, so far
as the same may be required from time to time, all municipal and other governmental
permits and authorizations of the various municipal departments and governmental
subdivisions having jurisdiction, and Landlord agrees to join in the application for such
permits or authorizations whenever such action is necessary.
13.3.2 All work done in connection with any improvement, change,
alteration or demolition and replacement shall be done promptly and in a good and
workmanlike manner and in compliance with all laws, ordinances, orders, rules,
regulations and requirements of all Federal, state and municipal governments and the
appropriate departments, commissions, boards and officers thereof. All such work shall
be at the sole cost and expense of Tenant. Any improvement or repair shall be
constructed by a licensed and bonded contractor. Tenant may be subject to Conditional
Use Permit approval. Certain planning, land use, zoning, conditional use permits, and
public actions required in connection with any Tenant improvement project are
discretionary government actions. Nothing in this Lease obligates City or any other
governmental entity to grant final approval of any matter described herein. Such actions
are legislative, quasi-judicial, or otherwise discretionary in nature. City shall not be
liable, in law or equity, to Tenant or any of its executors, administrators, transferees,
successors-in-interest, or assigns for any failure of any governmental entity to grant
approval on any matter subject to discretionary approval.
13.3.3 Tenant will notify Landlord at least seven (7) days prior to the
commencement of any construction. Landlord shall have the right to post and keep
posted on the Property, and record, a Notice of Non-responsibility. Tenant shall keep
the Property free from any and all liens and encumbrances arising out of or in any way
connected with the work performed, materials furnished or obligations incurred by
Tenant in connection with any alteration, addition or improvement to the Property.
13.3.4 Tenant shall prepare a work plan and cost estimate which
describes in detail and with specificity the nature, scope, location, estimated costs and
purpose of all of Tenant’s improvements and activities to be performed on the Property,
including, without limitation, the specific areas in which Tenant and Tenant’s
representatives may have access and may conduct Tenant’s activities and a schedule
of Tenant’s activities (the “Work Plan”). The Work Plan will be submitted to Landlord for
preliminary approval, care of the City Manager, 2600 Fresno Street, Fresno, California
93721. Tenant acknowledges and agrees Landlord’s review of the Work Plan is solely
for the purpose of protecting Landlord’s interests, and shall not be deemed to create
any liability of any kind on the part of Landlord, or to constitute a representation on the
part of Landlord that the Work Plan is adequate or appropriate for any purpose, or
complies with applicable legal requirements. Tenant and Tenant’s representatives shall
not commence activities associated with Tenant’s improvements on the Property
without the prior written consent of Landlord to the Work Plan as set forth above, which
consent shall not be unreasonably withheld. Tenant agrees and covenants that all of
Tenant’s activities shall be performed in strict compliance to the approved Work Plan.
Tenant shall not modify the Work Plan without the prior written approval of Landlord.
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13.3.5 Tenant covenants and agrees that Tenant shall conduct Tenant’s
activities in compliance with the Work Plan approved by Landlord and in such a manner
so as to protect the Property, the environment and human health and safety. Except as
may be expressly provided in such Work Plan, Tenant shall not cause or permit any
Hazardous Substances, except as is reasonably necessary for the Project and the
operation of a gas station and carwash, as defined herein, to be brought upon,
produced, stored, used, discharged or disposed of on, or in the vicinity of, the Property.
In the event Landlord determines that Tenant’s activities in any way endanger the
Property, the environment, or human health and safety, Landlord may, at Landlord’s
sole discretion, require that Tenant halt Tenant’s activities until appropriate protective
measures may be taken to eliminate such endangerment to Landlord’s satisfaction.
Tenant shall hold Landlord harmless for any claims in any way resulting from any delay
under this section. Landlord’s right to halt activities under this section shall not in any
way alter or affect Tenant’s insurance or indemnity obligations under this Lease, nor
shall it relieve Tenant from any of Tenant’s obligations hereunder that pertain to health,
safety, or the protection of the environment.
13.3.6 Landlord reserves the right to restrict access to the Property in the
event of fire, earthquake, storm, riot, civil disturbance, or other casualty or emergency,
or in connection with City’s response thereto, or if emergency repairs or maintenance
are required to City facilities within or in the vicinity of the Property, or otherwise when
Landlord deems it advisable to do so.
13.3.7 In addition to the insurance coverage referred to in Section 19
below, Workers' Compensation Insurance covering all persons employed in connection
with the work and with respect to whom death or injury claims could be asserted against
Landlord, Tenant or the Property, and a general liability policy coverage, naming
Landlord with limits of not less than Two Million Dollars ($2,000,000) per occurrence,
shall be maintained by Tenant, at Tenant's sole cost and expense, at all times when any
work is in process in connection with any improvement, change, alteration or demolition
and replacement. All such insurance shall be obtained and kept in force as otherwise
provided in Section 17 below.
13.4 Upon completion of construction, Tenant shall provide Landlord with a
Notice of Completed Construction. The Notice of Completed Construction shall be
solely for the purposes of this Lease, and shall not be considered an acceptance of
improvements by Landlord or City, and shall not release Tenant from any legal or permit
obligation with respect to construction of the improvements.
13.5 Tenant is prohibited from demolishing or removing any improvements
without the prior written consent of Landlord.
13.6 Construction of all improvements shall be done in such a manner as to
reduce interference to the Property and other tenants on the Property.
14.Damage or Destruction. No loss or damage by fire or other cause required to be
insured against hereunder resulting in either partial or total destruction of any building,
structure, or other improvement on the Property, shall operate to terminate this Lease,
or to relieve or discharge Tenant from the payment of rents or amounts payable as rent
as they become due and payable, or from the performance and observance of any of
the agreements, covenants and conditions herein contained on the part of Tenant to be
performed and observed. Tenant hereby waives the provisions of subsection 2 of
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section 1932 and subsection 4 of section 1933 of the California Civil Code, as amended
from time to time.
15.Assignment and Subletting. Tenant shall not assign its interest under this Lease,
or sublet any portion of the Property, without the prior written consent of Landlord.
16.Mortgage of Leasehold. Subject to the prior written approval of Landlord, Tenant
shall have the right to encumber the leasehold estate created by this Lease by a
mortgage, deed of trust or other security instrument, including, without limitation, an
assignment of the rents, issues and profits from the Property, (the “Leasehold
Mortgage”) to secure repayment of any loan to Tenant, and associated obligations.
Lender must be an institutional lender not affiliated with Tenant. Tenant shall give
prompt notice to Landlord when the Leasehold Mortgage is extinguished.
17.Protection of Lender. During the continuance of any Leasehold Mortgage and
until such time as the lien of any Leasehold Mortgage has been extinguished:
17.1 Landlord shall not accept any surrender of this Lease, nor shall Landlord
consent to any amendment or modification of this Lease, without the prior written
consent of any Lender.
17.2 Notwithstanding any default by Tenant in the performance or observance
of any agreement, covenant or condition of this Lease on the part of Tenant to be
performed or observed, Landlord shall have no right to terminate this Lease or interfere
with the occupancy, use, and enjoyment of the Property unless (i) an event of default
shall have occurred and is continuing, (ii) Landlord shall have given any Lender written
notice of such event of default, and (iii) the Lender(s) shall have failed to remedy such
default, acquire Tenant's leasehold estate created hereby, or commence foreclosure or
other appropriate proceedings, all as set forth in, and within the time specified by, this
Section 15.
17.3 Any Lender shall have the right, but not the obligation, at any time prior to
termination of this Lease and without payment of any penalty, to pay all of the rents due
hereunder, to effect any insurance, to pay any taxes and assessments, to make any
repairs and improvements, to do any other act or thing required of Tenant hereunder,
and to do any act or thing which may be necessary and proper to be done in the
performance and observance of the agreements, covenants and conditions hereof to
prevent termination of this Lease. All payments so made and all things so done and
performed by a Lender shall be as effective to prevent a termination of this Lease as the
same would have been if made, done and performed by Tenant instead of by a Lender.
17.4 Should any event of default under this Lease occur, any Lender shall have
sixty (60) days after receipt of written notice from Landlord setting forth the nature of
such event of default, within which to remedy the default; provided that in the case of a
default which cannot with due diligence be cured within such sixty-day period, the
Lender(s) shall have the additional time reasonably necessary to accomplish the cure,
provided that (i) such Lender has commenced the curing within such sixty (60) days and
(ii) thereafter diligently prosecutes the cure to completion If the default is such that
possession of the Property may be reasonably necessary to remedy the default, the
Lender(s) shall have a reasonable additional time after the expiration of such sixty-day
period, within which to remedy such default, provided that (i) the Lender(s) shall have
fully cured any default in the payment of any monetary obligations of Tenant under this
Lease within such sixty day period and shall continue to pay currently such monetary
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obligations as and when the same are due and (ii) the Lender(s) shall have acquired
Tenant's leasehold estate or commenced foreclosure or other appropriate proceedings
seeking such acquisition within such period, or prior thereto, and is diligently
prosecuting any such proceedings.
17.5 Any event of default under this Lease which is not susceptible to remedy
by a Lender shall be deemed to be remedied if (i) within sixty (60) days after receiving
written notice from Landlord setting forth the nature of such event of default, or prior
thereto, a Lender shall have acquired Tenant's leasehold estate created hereby or shall
have commenced foreclosure or other appropriate proceedings seeking such
acquisition, (ii) a Lender shall diligently prosecute any such proceedings to completion,
and (iii) a Lender shall have fully cured any default in the payment and performance of
any monetary or other obligations of Tenant hereunder which do not require possession
of the Property within such sixty day period and shall thereafter continue faithfully to
perform all such monetary obligations which do not require possession of the Property,
and (iv) after gaining possession of the Property, a Lender shall perform all other
obligations of Tenant hereunder as and when the same are due.
17.6 If a Lender is prohibited by any process or injunction issued by any court
or by reason of any action by any court having jurisdiction of any bankruptcy or
insolvency proceeding involving Tenant from commencing or prosecuting foreclosure or
other appropriate proceedings the times specified in subsections above for commencing
or prosecuting such foreclosure or other proceedings shall be extended for the period of
such prohibition; provided that Lender shall have fully cured any default in the payment
of any monetary obligations of Tenant under this Lease and shall continue to pay
currently such monetary obligations as and when the same fall due.
17.7 Landlord shall mail by certified or registered post, return receipt requested,
or personally deliver to any Lender a duplicate copy of any and all notices in writing
which Landlord may from time to time give to or serve upon Tenant pursuant to the
provisions of this Lease, and such copy shall be mailed or delivered to any Lender at, or
as near as possible to, the same time such notices are given or served by Landlord. No
notice by Landlord to Tenant hereunder shall be deemed to have been given unless and
until a copy thereof shall have been so mailed or delivered to any Lender. Upon the
execution of any Leasehold Mortgage, Landlord shall be informed in writing of the
vesting of the security interest evidenced by the Leasehold Mortgage and of the
address to which all notices to the Lender are to be sent. Notwithstanding any other
provision of this Section 15, any Lender shall be deemed to have waived any right to
receive notice pursuant to this Section unless and until Landlord has received such
information.
17.8 Foreclosure of the Leasehold Mortgage, or any sale thereunder, whether
by judicial proceedings or by virtue of any power contained in the leasehold mortgage,
or any assignment or conveyance of the leasehold estate created by this Lease from
Tenant to a Lender or other purchaser through, or in lieu of, foreclosure or other
appropriate proceedings of a similar nature shall not constitute a breach of any
provision of or a default under this Lease. Upon such foreclosure, sale or conveyance
Landlord shall recognize the Lender, or any other foreclosure sale purchaser, as Tenant
hereunder. In the event a Lender becomes Tenant under this Lease, such Lender shall
be liable for the obligations of Tenant under this Lease only for the period of time that
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such Lender remains Tenant. Such Lender shall have the right to assign this Lease at
any time after becoming Tenant, subject to the approval of Landlord, and shall be fully
released from liability under the Lease from and after the date of such assignment.
17.9 Should Landlord terminate this Lease by reason of any default by Tenant
hereunder, Landlord shall, upon written request by a Lender given within thirty (30) days
after such termination, immediately execute and deliver a new lease of the Property to
such Lender, or its nominee, purchaser, assignee or transferee, for the remainder of the
Term with the same agreements, covenants and conditions (except for any
requirements which have been fulfilled by Tenant prior to termination) as are contained
herein and with priority equal to that hereof; provided, however, that such Lender shall
promptly cure any defaults of Tenant susceptible to cure by such Lender and that such
Lender's right to possession of the Property under the new lease shall commence only
upon Tenant's vacating of the Property. Upon execution and delivery of such new lease
Landlord, at the expense of the new lessee, which expenses shall be paid by the new
Tenant as they are incurred, shall take such action as shall be necessary to cancel and
discharge this Lease and to remove Tenant named herein from the Property.
17.10 Landlord and Tenant will cooperate in including in this Lease by suitable
amendment from time to time any provision which may reasonably be necessary to
implement the provisions of this Section 18; provided, however, that such amendment
shall not in any way affect the Term hereby demised nor affect adversely in any material
respect any rights of Landlord under this Lease.
18.Insurance.
18.1 Throughout the life of this Lease, Tenant and each of its contractors and
subcontractors shall pay for and maintain in full force and effect all insurance as
required in the attached Exhibit “B” or as may be authorized or required in writing by
Landlord’s Risk Manager or his/her designee at any time and in his/her sole discretion.
18.2 If at any time during the life of this Lease or any extension, Tenant or any
of its contractors or subcontractors fail to maintain any required insurance in full force
and effect, all Tenant’s activities under this Lease shall be discontinued immediately,
until notice is received by Landlord that the required insurance has been restored to full
force and effect and that the premiums therefor have been paid for a period satisfactory
to Landlord. Any failure to maintain the required insurance shall be sufficient cause for
Landlord to terminate this Lease. No action taken by Landlord pursuant to this section
shall in any way relieve Tenant of its responsibilities under this Lease. The phrase “fail
to maintain any required insurance” shall include, without limitation, notification received
by Landlord that an insurer has commenced proceedings, or has had proceedings
commenced against it, indicating that insurer is insolvent.
18.3 The fact that insurance is obtained by Tenant shall not be deemed to
release or diminish the liability of Tenant, including, without limitation, liability under the
indemnity provisions of this Lease. The duty to indemnify indemnitees (as defined in
this Lease) shall apply to all claims and liability regardless of whether any insurance
policies are applicable. The policy limits do not act as a limitation upon the amount of
indemnification to be provided by Tenant. Approval or purchase of any insurance
contracts or policies shall in no way relieve from liability nor limit the liability of Tenant,
or its contractors or subcontractors.
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18.4 Upon request of Landlord, Tenant shall immediately furnish Landlord with
a complete copy of any insurance policy required under this Lease, including all
endorsements, with said copy certified by the underwriter to be a true and correct copy
of the original policy. This requirement shall survive expiration or termination of this
Lease.
18.5 Tenant is also responsible for the compliance of Tenant’s consultants,
contractors and subcontractors with the insurance requirements in this section, except
that any required certificates and applicable endorsements shall be on file with Tenant
and Landlord prior to the commencement of any work or services by the respective
contractor or subcontractor.
19.Mechanics' and Other Liens. Tenant shall promptly discharge or remove by bond
or otherwise prior to foreclosure thereof any and all mechanics', materialmen's and
other liens for work or labor done, services performed, materials, appliances, teams or
power contributed, used or furnished to be used in or about the Property for or in
connection with any operations of Tenant, any alterations, improvements, repairs or
additions which Tenant may make or permit or cause to be made, or any work or
construction by, for or permitted by Tenant on or about the Property, and to save and
hold Landlord and all of the Property and all buildings and improvements thereon free
and harmless of and from any and all such liens and claims of liens and suits or other
proceedings pertaining thereto. Tenant covenants and agrees to give Landlord written
notice not less than twenty (20) days in advance of the commencement of any
construction, alteration, addition, improvement or repair costing in excess of Twenty
Five Thousand Dollars ($25,000) in order that Landlord may post appropriate notices of
Landlord's non-responsibility.
20.Indemnity.
20.1 To the furthest extent allowed by law, Tenant shall indemnify, hold
harmless and defend Landlord and its officers, officials, employees, agents and
volunteers from any and all loss, liability, fines, penalties, forfeitures, costs and
damages (whether in contract, tort or strict liability, including but not limited to personal
injury, death at any time and property damage, including damage by fire or other
casualty) incurred by Landlord, Tenant or any other person, and from any and all claims,
demands and actions in law or equity (including attorney's fees and litigation expenses),
arising or alleged to have arisen directly or indirectly out of Tenant’s: (i) occupancy,
maintenance, use, renovation and/or improvement of the Property; or (ii) performance of,
or failure to perform, this Lease. Tenant’s obligations under the preceding sentence
shall apply to any negligence of Landlord, but shall not apply to any loss, liability, fines,
penalties, forfeitures, costs or damages caused solely by the gross negligence, or by
the willful misconduct, of Landlord.
20.2 If Tenant should contract any work on the Property or subcontract any of
its obligations under this Lease, Tenant shall require each consultant, contractor and
subcontractor to indemnify, hold harmless and defend Landlord and its officers, officials,
employees, agents and volunteers in accordance with the terms of the preceding
paragraph.
20.3 Tenant’s occupancy, maintenance, use, renovation and improvement of
the Property shall be at Tenant’s sole risk and expense. Tenant accepts all risk relating
to Tenant’s: (i) occupancy, maintenance, use, renovation and/or improvement of the
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Property; and (ii) the performance of, or failure to perform, this Lease. Landlord shall
not be liable to Tenant or Tenant’s insurer(s) for, and Tenant and his insurer(s) hereby
waives and releases Landlord from, any and all loss, liability, fines, penalties, forfeitures,
costs or damages resulting from or attributable to an occurrence on or about the
Property in any way related to the Tenant’s operations and activities. Tenant shall
immediately notify Landlord of any occurrence on the Property resulting in injury or
death to any person or damage to property of any person.
20.4 The provisions of this Section 19 shall survive the expiration or termination
of this Lease.
21.Eminent Domain.
21.1 If all of the Property or the use thereof is taken by power of eminent
domain, condemned or sold in lieu of condemnation proceedings, this Lease shall
automatically terminate on the earlier to occur of (i) the date on which title to the
Property vests in the condemning authority; or (ii) the date on which Landlord is
dispossessed of the Property.
21.2 If a portion of the Property or the use thereof is taken by power of eminent
domain, condemned or sold in lieu of condemnation proceedings and such taking
materially affects Tenant’s ability to utilize the Property, Tenant shall have the right to
terminate this Lease effective as of the earlier to occur of (i) the date on which title to
the condemned portion of the Property vests in the condemning authority; or (ii) the date
on which Tenant is dispossessed of the portion of the Property, by giving written notice
to Landlord within 60 Days after Tenant’s receipt of notice of the partial condemnation
from Landlord.
21.3 If a portion of the Property or the use thereof is taken by power of eminent
domain, condemned or sold in lieu of condemnation proceedings and Tenant does not
terminate this Lease pursuant to the terms and conditions of the preceding paragraph,
then (i) this Lease shall be deemed terminated with respect to only the condemned
portion of the Property or use thereof; (ii) the Rent payable hereunder shall be equitably
reduced, as determined by the Parties in good faith.
21.4 Each Party shall have the right to seek, at its sole cost and expense, any
award to which it might be entitled as a result of any condemnation of all or any portion
of the Property or the use thereof. Neither Party shall have any rights to any award
made to the other. Notwithstanding anything to the contrary in this Lease, if Tenant has
paid the rent due and otherwise substantially complied with the terms of this Lease,
Tenant shall be considered the owner of the Property and the Improvements for the
purposes of determining the parties’ respective entitlement to any eminent domain
award.
21.5 If all or a portion of the Property or the use thereof is temporarily
condemned, this Lease shall remain in full force and effect, but all of Tenant’s Rent
payment obligations hereunder shall abate on a pro rata basis and constitute a Rent
credit hereunder.
22.Landlord's Right of Inspection. Landlord may, at any reasonable time and from
time to time during the Term, enter upon the Property for the purpose of inspecting the
buildings or improvements now or hereafter located thereon and for such other
purposes as may be necessary or proper for the reasonable protection of its interests.
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23.Tenant's Defaults and Landlord's Remedies. It shall be an event of default
hereunder (each an “Event of Default”) if (i) default shall be made by Tenant in the
punctual payment of any rent or other moneys due hereunder and shall continue for a
period of ten (10) days after written notice thereof to Tenant; (ii) default shall be made
by Tenant in the performance or observance of any of the other agreements, covenants
or conditions of this Lease on the part of Tenant to be performed and observed and
such default shall continue for a period of thirty (30) days after written notice thereof to
Tenant, or, in the case of a default which cannot be cured by the payment of money and
cannot be cured within thirty (30) days, shall continue for an unreasonable period after
such written notice; (iii) Tenant shall abandon the Property; (iv) Tenant shall admit in
writing its inability to pay its debts generally as they become due, file a petition in
bankruptcy, insolvency, reorganization, readjustment of debt, dissolution or liquidation
under any law or statute of the federal government or any state government or any
subdivision of either now or hereafter in effect, make an assignment for the benefit of its
creditors, consent to, or acquiesce in the appointment of a receiver of itself or of the
whole or any substantial part of the Property; (v) a court of competent jurisdiction shall
enter an order, judgment or decree appointing a receiver of Tenant or of the whole or
any substantial part of the Property, and such order, judgment or decree shall not be
vacated, set aside or stayed within sixty (60) days from the date of entry of such order,
judgment or decree, or a stay thereof be thereafter set aside; (vi) a court of competent
jurisdiction shall enter an order, judgment or decree approving a petition filed against
Tenant under any bankruptcy, insolvency, reorganization, readjustment of debt,
dissolution or liquidation law or statute of the Federal government or any state
government or any subdivision of either now or hereafter in effect, and such order
judgment or decree shall not be vacated, set aside or stayed within sixty (60) days from
the date of entry of such order, judgment or decree, or a stay thereof be thereafter set
aside; or (vii) under the provisions of any other law for the relief or aid of debtors, a
court of competent jurisdiction shall assume custody or control of Tenant or of the whole
or any substantial part of the Property, and such custody or control shall not be
terminated within sixty (60) days from the date of assumption of such custody or control.
Upon the occurrence of any Event of Default by Tenant hereunder, Landlord shall have
the following rights and remedies, in addition to all other rights and remedies of
Landlord provided hereunder or by law:
23.1 The right to terminate this Lease, in which event Tenant shall immediately
surrender possession of the Property, and pay to Landlord all rent and all other amounts
payable by Tenant hereunder to the date of such termination;
23.2 The remedies described in California Civil Code Section 1951.2, including,
without limitation, the right to recover the worth at the time of award of the amount by
which the unpaid rent for the balance of the Term after the time of award exceeds the
amount of such rental loss for the same period that Tenant proves could be reasonably
avoided, as computed pursuant to subdivision (b) of section 1951.2 of the California
Civil Code;
23.3 The remedies described in California Civil Code Section 1951.4, including,
without limitation, the right to collect, by suit or otherwise, each installment of rent or
other sums that become due hereunder, or to enforce, by suit or otherwise,
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98590-00000 3687213.1 16
performance or observance of any agreement, covenant or condition hereof on the part
of Tenant to be performed or observed; or
23.4 The right to cause a receiver to be appointed in any action against Tenant
to take possession of the Property or to collect the rents or profits therefrom. Neither
appointment of such receiver nor any other action taken by Landlord shall constitute an
election on the part of Landlord to terminate this Lease unless written notice of
termination is given to Tenant.
24.Nonwaiver. If any action or proceeding is instituted or if any other steps are
taken by Landlord or Tenant, and a compromise part payment or settlement thereof
shall be made, either before or after judgment, the same shall not constitute or operate
as a waiver by Landlord or Tenant of any agreement, covenant or condition of this
Lease or of any subsequent breach thereof. No waiver of any default under this Lease
shall constitute or operate as a waiver of any subsequent default hereunder, and no
delay, failure or omission in exercising or enforcing any right, privilege, or option under
this Lease shall constitute a waiver, abandonment or relinquishment thereof or prohibit
or prevent any election under or enforcement or exercise of any right, privilege, or
option hereunder. No waiver of any provision hereof by Landlord or Tenant shall be
deemed to have been made unless and until such waiver shall have been reduced to
writing and signed by Landlord or Tenant, as the case may be. The receipt by Landlord
of rent with knowledge of any default under this Lease shall not constitute or operate as
a waiver of such default. Payment by Tenant or receipt by Landlord of a lesser amount
than the stipulated rent or other sums due Landlord shall operate only as a payment on
account of such rent or other sums. No endorsement or statement on any check or
other remittance or in any communication accompanying or relating to such payment
shall operate as a compromise or accord and satisfaction unless the same is approved
in writing by Landlord, and Landlord may accept such check, remittance or payment
without prejudice to its right to recover the balance of any rent or other sums due by
Tenant and pursue any remedy provided under this Lease or by law.
25.No Merger.
25.1 There shall be no merger of the leasehold estate created by this Lease
with any other estate in the Property, including the fee estate, by reason of the fact that
the same person may own or hold the leasehold estate created by this Lease, or an
interest in such leasehold estate, and such other estate in the Property, including the
fee estate, or any interest in such other estate; and no merger shall occur unless and
until Landlord, Tenant and any Lender shall join in a written instrument effecting such
merger and shall duly record the same.
25.2 No termination of this Lease shall cause a merger of the estates of
Landlord and Tenant, unless Landlord so elects and any such termination shall, at the
option of Landlord, either work a termination of any sublease in effect or act as an
assignment to Landlord of Tenant's interest in any such sublease. Notwithstanding the
foregoing, in the event of the termination of this Lease and the execution of a new lease
with Lender or its nominee pursuant to Section 15(i) above, the termination of this
Lease shall neither work a merger of estates nor a termination of any subleases in
effect unless Lender so elects.
26.No Partnership. It is expressly understood and agreed that Landlord does not, in
any way or for any purpose by executing this Lease, become a partner of Tenant in the
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98590-00000 3687213.1 17
conduct of Tenant's business, or otherwise, or a joint venturer or a member of a joint
enterprise with Tenant.
27.Covenants Run With Land.
27.1 The agreements, covenants and conditions in this Lease contained are
and shall be deemed to be covenants running with the land and the reversion and shall
be binding upon and shall inure to the benefit of Landlord and Tenant and their
respective successors and assigns and all subsequent Landlords and Tenants
respectively hereunder.
27.2 All references in this Lease to “Tenant” or “Landlord” shall be deemed to
refer to and include successors and assigns of Tenant or Landlord, respectively, without
specific mention of such successors or assigns.
28.Notices. Except as otherwise provided hereunder; any notice or communication
to Landlord, Tenant or Lender shall be in writing and be mailed by certified mail,
postage prepaid. Notices or communications shall be addressed to Landlord at:
City of Fresno
2600 Fresno Street
Fresno, California 93721
Attention: City Manager
or such other address or addresses as Landlord shall from time to time designate, or to
such agent of Landlord as it may from time to time designate, by notice in writing to
Tenant. Notices or communications shall be addressed to Tenant at:
Garreks, Inc.
9468 N Sommerville Drive
Fresno CA 93720
or such other address or addresses as Tenant shall from time to time designate, or to
such agent of Tenant as it may from time to time designate, by notice in writing to
Landlord. Notices or communications to Lender shall be addressed to Lender at such
address as Lender shall from time to time designate by notice in writing to Landlord.
Any notice mailed in the manner above set forth shall be deemed to have been received
unless returned to the sender by the post office.
29.Limitation of Landlord's Liability. In the event of any transfer of Landlord's
interest in this Lease, the Landlord herein named (and in case of any subsequent
transfer, the then transferor) shall be automatically freed and relieved from and after the
date of such transfer of all personal liability for the performance of any covenants or
obligations on the part of Landlord contained in this Lease thereafter to be performed;
provided, however, that any funds in the hands of Landlord or the then transferor at the
time of such transfer, in which Tenant has an interest shall be turned over to the
transferee and any amount then due and payable to Tenant by Landlord or the then
transferor under any provision of this Lease shall be paid to Tenant; and provided,
further, that upon any such transfer, the transferee shall expressly assume, subject to
the limitations of this Section 28, all of the agreements, covenants and conditions in this
Lease to be performed on the part of Landlord, it being intended hereby that the
covenants and obligations contained in this Lease on the part of Landlord shall, subject
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98590-00000 3687213.1 18
as aforesaid, be binding on each Landlord, its successors and assigns, only during its
period of ownership.
30.Estoppel Certificates. Tenant or Landlord, as the case may be, will execute,
acknowledge and deliver to the other and/or to Lender, promptly upon request, its
certificate certifying (a) that this Lease is unmodified and in full force and effect (or, if
there have been modifications, that this Lease is in full force and effect, as modified,
and stating the modifications), (b) the dates, if any, to which the Minimum Rent,
Percentage Rent, and other monetary obligations have been paid, (c) whether there are
then existing any charges, offsets or defenses against the enforcement by Landlord of
any agreement, covenant or condition hereof on the part of Tenant to be performed or
observed (and, if so, specifying the same), and (d) whether there are then existing any
defaults by Tenant in the performance or observance by Tenant of any agreement,
covenant or condition hereof on the part of Tenant to be performed or observed and
whether any notice has been given to Tenant of any default which has not been cured
(and, if so, specifying the same). Any such certificate may be relied upon by a
prospective purchaser, mortgagee or trustee under a deed of trust of the Property or
any part thereof.
31.Holding Over. This Lease shall terminate without further notice upon the
expiration of the Term, and any holding over by Tenant after the expiration of the Term
shall not constitute a renewal hereof or give Tenant any rights hereunder or in or to the
Property, except as otherwise herein provided, it being understood and agreed that this
Lease cannot be renewed, extended or in any manner modified except in writing signed
by Landlord and Tenant.
32.Late Charge. Tenant acknowledges that Tenant's failure to pay any rent, or any
other amounts due under this Lease as and when due may cause Landlord to incur
costs not contemplated by Landlord when entering into this Lease, the exact nature and
amount of which would be extremely difficult and impracticable to ascertain.
Accordingly, if any rent, or any other amount due under the Lease is not received by
Landlord as and when due, then, without any notice to Tenant, Tenant shall pay to
Landlord an amount equal to 10 percent (10%) of the past due amount, which the
parties agree represents a fair and reasonable estimate of the costs incurred by
Landlord as a result of the late payment by Tenant.
33.Default Interest. In the event that Tenant shall fail to pay any amount of
Minimum Rent, Annual Rent, or any other monetary obligations owed to Landlord
hereunder within 10 days of the date that such amounts are due and payable, Tenant
shall pay to Landlord, in addition to such amounts, interest thereon at 2% above the
“prime rate” of interest, or the maximum interest rate permitted by law, whichever is less,
from the first day of the month in which such monetary obligation was payable to the
date of actual payment thereof by Tenant to Landlord.
34.Severability. In case any one or more of the provisions contained in this Lease
shall for any reason be held to be invalid, illegal or unenforceable in any respect, such
invalidity, illegality or unenforceability shall not affect any other provisions of this Lease,
but this Lease shall be construed as if such invalid, illegal, or unenforceable provisions
had not been contained herein.
35.Time of the Essence. Time is of the essence of each and all of the agreements,
covenants, and conditions of this Lease.
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98590-00000 3687213.1 19
36.Consents. Whenever in this Lease the consent or approval of either Landlord or
Tenant is required or permitted, the party requested to give such consent or approval
will act promptly and will not unreasonably withhold its consent or approval.
37.Short Form of Lease. Contemporaneously with the execution of this Lease,
Landlord and Tenant will execute and acknowledge for recordation in the Official
Records of the County of Fresno a Short Form Lease in the form of Exhibit C hereto.
38.Specific Enforcement. In the event that Tenant exercises its right of first refusal
to purchase the Property from Landlord on the terms and conditions set forth in Section
6 hereof, Landlord and Tenant intend that Tenant's rights under such Section shall be
specifically enforceable, without limitation on the right of Tenant to resort to any other
remedy available at law.
39.Attorney Fees. In the event of any action or proceeding at law or in equity
between Landlord and Tenant to enforce any provision of this Lease or to protect or
establish any right or remedy of either party hereunder, the unsuccessful party to such
litigation shall pay to the prevailing party all costs and expenses, including reasonable
attorney fees, incurred therein by such prevailing party, and if such prevailing party shall
recover judgment in any such action or proceeding, such costs, expenses and attorney
fees shall be included in and as a part of such judgment.
40.Integration. This instrument constitutes the entire agreement between Landlord
and Tenant with respect to the subject matter hereof and supersedes all prior offers and
negotiations, oral or written. This Lease may not be amended or modified in any
respect whatsoever except by an instrument in writing signed by Landlord, Tenant and,
if required by any Lender, by Lender.
41.Rent. All monetary obligations of Tenant to Landlord under the Lease, including
but not limited to the Minimum Rent and Annual Rent, shall be deemed rent.
42.Amendments. This Lease may be modified only in writing and only if signed by
the parties at the time of the modification.
43.Governing Law. This Lease shall be governed by and construed in accordance
with the laws of the State of California. Venue shall be Fresno County.
44.Force Majure. If either party hereto shall be delayed or prevented from the
performance of any act required hereunder by reason of acts of God, strikes, lockouts,
labor troubles, inability to procure materials, restrictive governmental laws or regulations
or other cause without fault and beyond the control of the party obliged (financial
inability excepted), performance of such act shall be excused for the period of the delay
and the period for the performance of any such act shall be extended for a period
equivalent to the period of such delay; provided, however, nothing in this paragraph
shall excuse Tenant from the prompt payment of any rental or other charge required of
Tenant hereunder except as may be expressly provided elsewhere in this Lease.
IN WITNESS WHEREOF, the parties have executed this Lease as of the date
first written above.
LANDLORD:
City of Fresno, a Municipal Corporation
By:
Its:
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98590-00000 3687213.1 20
TENANT:
GARREKS, INC., a
California corporation
BY:
ITS:
ATTEST:
YVONNE SPENCE, CMC
City Clerk
By
(Deputy)
APPROVED AS TO FORM:
DOUGLAS T. SLOAN
City Attorney
By
(Deputy/Assistant)
Exhibit A: Description of the Property
Exhibit B: Insurance Requirements
Exhibit C: Memorandum of Lease
Exhibit D: Purchase Agreement
Schedule 1: Project Description
LAF:elb [66674elb/laf] 01-08-15
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98590-00000 3687213.1 1
EXHIBIT A
Legal Description of the Property
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98590-00000 3687213.1 1
EXHIBIT “B”
INSURANCE REQUIREMENTS
Lease between City of Fresno (“City”)
and GARREKS, INC. (“Tenant”)
Minimum Scope of Insurance
Coverage shall be at least as broad as:
1.The most current version of Insurance Services Office (ISO) Commercial
General Liability Coverage Form CG 00 01, which shall include insurance
for “bodily injury,” “property damage” and “personal and advertising injury”
with coverage for Property and operations, products and completed
operations, fire legal liability and contractual liability (including, without
limitation, indemnity obligations under the Lease).
2.Property insurance with a Cause of Loss – Special or All Risk Form. Only
required of Tenant and not of Tenant’s consultants, contractors or
subcontractors.
3.Workers’ Compensation insurance as required by the California Labor
Code and Employer’s Liability Insurance.
Minimum Limits of Insurance
Tenant shall maintain limits of liability of not less than:
1.General Liability:
$2,000,000 per occurrence for bodily injury and property damage
$1,000,000 per occurrence for personal and advertising injury
$4,000,000 aggregate for products and completed operations
$4,000,000 general aggregate applying separately to the work performed
under the Lease
2.Property: Limits of insurance in an amount equal to the full (100%)
replacement cost (without deduction for depreciation).
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98590-00000 3687213.1 2
3.Workers’ Compensation Insurance as required by the State of California,
with Statutory Limits of no less than $1,000,000 per accident for bodily injury or
disease (for lessees with employees)
4.Employer’s Liability:
$1,000,000 each accident for bodily injury
$1,000,000 disease each employee
$1,000,000 disease policy limit
Umbrella or Excess Insurance
In the event Tenant purchases an Umbrella or Excess insurance policy(ies) to meet the
“Minimum Limits of Insurance,” this insurance policy(ies) shall “follow form” and afford
no less coverage than the primary insurance policy(ies).
Deductibles and Self-Insured Retentions
Tenant shall be responsible for payment of any deductibles contained in any insurance
policies required hereunder and Tenant shall also be responsible for payment of any
self-insured retentions. Any deductibles or self-insured retentions must be declared to,
and approved by, the City’s Risk Manager or his/her designee. At the option of the
City’s Risk Manager or his/her designee, either (i) the insurer shall reduce or eliminate
such deductibles or self-insured retentions as respects City, its officers, officials,
employees, agents and volunteers; or (ii) Tenant shall provide a financial guarantee,
satisfactory to City’s Risk Manager or his/her designee, guaranteeing payment of losses
and related investigations, claim administration and defense expenses. At no time shall
City be responsible for the payment of any deductibles or self-insured retentions.
Other Insurance Provisions
The General Liability insurance policy is to contain, or be endorsed to contain, the
following provisions:
1.City, its officers, officials, employees, agents and volunteers are to be
covered as additional insureds.
2.The coverage shall contain no special limitations on the scope of
protection afforded to City, its officers, officials, employees, agents and
volunteers.
3.Tenant’s insurance coverage shall be primary and no contribution shall be
required of City.
The Property insurance policy is to contain, or be endorsed to contain, the following
provisions:
1. City shall be named as a loss payee.
2. The coverage shall contain:
(i)No coinsurance penalty.
(ii)No limitations or exclusions for vacancy.
(iii)No special limitations on the scope of protection afforded to City.
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98590-00000 3687213.1 3
The Workers’ Compensation insurance policy is to contain, or be endorsed to contain,
the following provision: Tenant and its insurer shall waive any right of subrogation
against City, its officers, officials, employees, agents and volunteers.
All policies of insurance required hereunder shall be endorsed to provide that the
coverage shall not be cancelled, non-renewed, reduced in coverage or in limits except
after 30 calendar day written notice by certified mail, return receipt requested, has been
given to City. Upon issuance by the insurer, broker, or agent of a notice of cancellation,
non-renewal, or reduction in coverage or in limits, Tenant shall furnish City with a new
certificate and applicable endorsements for such policy(ies). In the event any policy is
due to expire during the work to be performed for City, Tenant shall provide a new
certificate, and applicable endorsements, evidencing renewal of such policy not less
than 15 calendar days prior to the expiration date of the expiring policy.
Acceptability of Insurers
All policies of insurance required hereunder shall be placed with an insurance
company(ies) admitted by the California Insurance Commissioner to do business in the
State of California and rated not less than “A-VII” in Best’s Insurance Rating Guide.
Verification of Coverage
Tenant shall furnish City with all certificate(s) and applicable endorsements effecting
coverage required hereunder. All certificates and applicable endorsements are to be
received and approved by the City’s Risk Manager or his/her designee prior to City’s
execution of the Lease and before work commences.
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98590-00000 3687213.1 1
EXHIBIT C
MEMORANDUM OF LEASE
RECORDED AT THE REQUEST OF
AND WHEN RECORDED RETURN TO:
City of Fresno
Attn: City Manager
2600 Fresno Street
Fresno, CA 93721
______________________________________________________________________
(SPACE ABOVE THIS LINE FOR RECORDER'S USE)
This Memorandum of Lease Agreement is recorded at the request and for the benefit of
the City of Fresno and is exempt from the payment of a recording fee pursuant to
Government Code Section 6103.
MEMORANDUM OF LEASE
(INCLUDING PURCHASE OPTION)
This Memorandum of Lease is made this ___ day of ________, 20__, between
the City of Fresno, a municipal corporation, as landlord (the “City”) and Garreks, Inc. as
tenant (“Tenant”).
On _____________, City and Tenant entered into that certain Lease Agreement
(the “Lease”) by which Tenant agreed to lease the subject real property and
improvements from Landlord (collectively, the “Premises”). Pursuant to the Lease,
Tenant has an option to purchase the Premises. The Premises is located at the real
property commonly known as the southwest corner of N. Brawley and West Herndon
Avenues, Fresno, California, and is more specifically described on Exhibit A.
This Memorandum of Lease does not constitute the Lease and is only an
abbreviated form containing a summary of only a few of the terms. In the event that
there is any inconsistency between this Memorandum of Lease and the Lease, the
terms of the Lease shall prevail over the terms of this Memorandum of Lease.
City of Fresno, a Municipal Corporation
By:
Its:
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98590-00000 3687213.1 2
GARREKS, INC., a
California corporation
BY:
ITS:
ATTEST:
YVONNE SPENCE, CMC
City Clerk
By
(Deputy)
APPROVED AS TO FORM:
DOUGLAS T. SLOAN
City Attorney
By
(Deputy/Assistant)
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98590-00000 3687213.1 3
Exhibit A
Legal Description of the Property
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98590-00000 3687213.1 1
EXHIBIT D
PURCHASE AGREEMENT
AGREEMENT FOR DISPOSAL AND SALE OF PROPERTY
AND ESCROW INSTRUCTIONS
Southwest Corner of N. Brawley and W. Herndon Avenues
Garreks, Inc.,hereinafter called the "Buyer," without regard to number or
gender, hereby offers to purchase from the CITY OF FRESNO, a municipal corporation,
(Seller) hereinafter called the "City," the hereinafter described property which is being
purchased in fee simple on the following terms and conditions:
1.The City is currently the fee simple owner of that certain parcel of land
situated in the City of Fresno, State of California, more particularly described as
Assessors’ Parcel Number 507-030-12 with a more generally known as of the
southwest corner of N. Brawley and W. Herndon Avenues (the “Subject Property”). The
Subject Property consists of 2.726+/- acres, and is more fully described in Exhibit “A”
and depicted on Exhibit “B”, made part of this agreement by this reference.
2.Consideration for the property having otherwise been paid pursuant to the
Ground Lease between Buyer and Seller, the purchase price for the subject property
shall be the sum of ONE AND 00/100 DOLLARS ($1.00).
3.The sale shall be completed through an escrow to be opened at Fidelity
National Title Company, 8050 N. Palm Avenue, Suite #110, Fresno, Ca 93711. Phone
number is 559-431-8050. Bernadette Watson is the escrow officer. Said escrow shall
be opened upon the following terms and conditions, and the Buyer and City by their
signature to this Agreement make this paragraph their escrow instructions:
a. Buyer shall deposit the entire sum specified in Paragraph 2 of this
Agreement in escrow upon receipt of a demand and statement from
Fidelity National Title Company.
b. Escrow and title fees to be paid as customary. Escrow fee shall be paid
by Buyer. City shall provide and pay for a CLTA insurance policy. Buyer
has the option to pay for an ALTA policy. Recording fees to be paid for as
customary.
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98590-00000 3687213.1 2
c. It is understood that Buyer shall be responsible for the payment of all
taxes, penalties, redemptions, and costs allocable to the subject property
from the date escrow closes.
d. Buyer fully understands the purchase of the subject property is an “as is”
transaction. Buyer has the option of performing any environmental, pest,
structural, roof, asbestos, lead paint or any other inspection at Buyer’s
cost. Further Buyer has the option of making any necessary repairs or
alterations at Buyer’s expense.
e. Disbursements of the purchase price to be in the amounts, at the times,
and in all respects in accordance with the terms and conditions and
subject to the limitations of this Agreement.
4.Miscellaneous Provisions:
a.Waiver. The waiver by either party of a breach by the other of any
provision of this Agreement shall not constitute waiver or a waiver of
any subsequent breach of either the same or a different provision of
this Agreement. No provision of this Agreement may be waived unless
in writing and signed by all parties to this Agreement. Waiver of any
one provision herein shall not be deemed to be a waiver of any other
provision herein.
b.Governing Law and Venue. This Agreement shall be governed by,
and construed and enforced in accordance with, the laws of the State
of California. Venue for purposes of the filing of any action regarding
the enforcement or interpretation of this Agreement any rights and
duties hereunder shall be in Fresno, California.
c.Headings. The section headings in this Agreement are for
convenience and reference only and shall not be construed or held in
any way to explain, modify or add to the interpretation or meaning of
the provisions of this Agreement.
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98590-00000 3687213.1 3
d.Severability. The provisions of this Agreement are severable. The
invalidity, or unenforceability or any one provision in this Agreement
shall not affect the other provisions.
e.Interpretation. The parties acknowledge that this Agreement in its
final form is the result of the combined efforts of the parties and that,
should any provision of this Agreement be found to be ambiguous in
any way, such ambiguity shall not be resolved by construing this
Agreement in favor of or against any party, but rather by construing the
terms in accordance with their generally accepted meaning.
f.Attorney’s Fees. If either party is required to commence any
proceeding or legal action to enforce or interpret any term, covenant or
condition of this Agreement, the prevailing party in such proceeding or
action shall be entitled to recover from the other party its reasonable
attorney’s fees and legal expenses.
g.Precedence of Documents. In the event of any conflict between the
body of this Agreement and any Exhibit or Attachment hereto, the
terms and conditions of the body of this Agreement shall control and
take precedence over the terms and conditions expressed within the
Exhibit or Attachment.
h.Cumulative Remedies. No remedy or election hereunder shall be
deemed exclusive but shall, wherever possible, be cumulative with all
other remedies at law or in equity.
i.Exhibits and Attachments. Each Exhibit and Attachment referenced
herein is by such reference incorporated into and made a part of this
Agreement for all purposes.
j.Extent of Agreement. Each party acknowledges that they have read
and fully understand the contents of this Agreement. This Agreement
represents the entire and integrated agreement between the parties
with respect to the subject matter hereof and supersedes all prior
negotiations, representations or agreements, either written or oral.
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98590-00000 3687213.1 4
This Agreement may be modified only by written instrument duly
authorized and executed by both the City and the Sellers.
5. Environmental Indemnity - Buyer shall indemnify, hold harmless, and defend
the City, its officers, agents, employees, and volunteers from any liability, loss, fines,
penalties, forfeitures, claims, expenses, and costs, whether incurred by the Buyer, or
any other party, arising directly or indirectly from the release, presence or disposal of
any hazardous substances or materials (as now or hereafter defined in any law,
regulation, or rule) in, on, or about the Property during the Escrow Period.This
indemnity shall include, without limitation, any claims under the Comprehensive
Environmental Response, Compensation and Liability Act of 1980, as amended
(CERCLA), or any other federal, state or local law whether statutory or common law,
ordinance, or regulation.Costs or losses covered will include, without limitation,
consultants, engineering, investigator fees, clean up or disposal costs and attorneys'
fees, and damages. Upon written notice from the City, the Buyer, at Buyer's sole cost
and expense, shall immediately assume the defense of any claims, suit or action
brought against the City by any public body, individual, partnership, corporation or other
legal entity, relating to any matter covered by this paragraph. Buyer's obligations under
this indemnity shall survive the close of escrow and the recording of the grant deed.
6.Time is of the essence of each and every term, condition, and covenant
hereof.
7.It is understood and agreed that as a condition precedent hereto, this
Agreement shall have no force and effect until approved by the Council for the City of
Fresno. Upon its duly authorized execution within said time by the City, this Agreement
shall become a contract for the sale and purchase of the subject property binding upon
Buyer and City, their heirs, executors, administrators, successors in interest, and
assigns.
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98590-00000 3687213.1 1
This Agreement is executed by the City of Fresno by and through the City Manager or
his designee of said City pursuant to authority granted by the Council of the City of
Fresno on _______________________.
SELLER BUYER
City of Fresno Garreks, Inc., a California corporation
BY:__________________________BY: _______________________
Bruce Rudd, City Manager ITS:_______________________
City of Fresno
Date__________________
Address of City:Address of Buyer:
City of Fresno
2600 Fresno Street Garreks, Inc.
Fresno, CA 93721 9468 N. Sommerville Drive
Fresno, CA 93720
APPROVED AS TO FORM:
DOUGLAS T. SLOAN
City Attorney
By ______________________
Deputy
ATTEST:
YVONNE SPENCE, CMC
City Clerk
By __________________________
Deputy
APN 507-030-12
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98590-00000 3687213.1 1
SCHEDULE 1
The project will consist of a gas station, convenience store and a mechanical car wash.
All structures will share a common architectural theme, complimentary color palette and
landscaping. Among other typical commodities, the convenience store will sell beer and
wine. No adult magazines will be sold. Signage will be similar of such facilities. It is
anticipated the project will meet all applicable development standards.
City of Fresno
Staff Report
2600 Fresno Street
Fresno, CA 93721
www.fresno.gov
File #:ID16-007 Agenda Date:1/14/2016 Agenda #:1-D
REPORT TO THE CITY COUNCIL
January 14, 2016
FROM:JENNIFER K. CLARK, Director
Development and Resource Management Department
BY:DEL ESTABROOKE, Parking Manager
Development and Resource Management Department
SUBJECT
Actions pertaining to Parking Permit Agreement between J.Colin Computing Systems,Inc.,a
California Corporation, DBA J - I.T. Outsource and the City of Fresno:
1.Adopt a finding of Categorical Exemption pursuant to Section 15301 (Existing Facility)of
California Environmental Quality Act (CEQA) Guidelines; and
2.Approve a Parking Permit Agreement for up to 30 parking spaces in City of Fresno
Underground Garage #8 located at 1077 Van Ness Ave at a base rate of $40 per month per
stall for a one (1) year term (Council District 3)
RECOMMENDATIONS
Staff recommends that the City Council adopt findings of Categorical Exemption per staff
determination,pursuant to Article 19,Section 15301/Class 1 (Existing Facility)of the California
Environmental Quality Act (CEQA)Guidelines for a Parking Permit Agreement between J.Colin
Computing Systems,Inc.,a California Corporation,DBA J -I.T.Outsource and the City of Fresno and
approve a one year Agreement between the City of Fresno and J -I.T.Outsource to provide parking
in the Underground Parking Garage #8, at a fixed rate of $40 per month per stall for up to 30 stalls.
EXECUTIVE SUMMARY
Parking Garage No.8 is located under Van Ness Avenue between Tulare and Fresno Streets and
provides parking to various downtown businesses and public agencies.J -I.T.Outsource would like
to contract parking privileges with the City of Fresno for its staff and service vehicles.The most
recent analysis concludes that Garage #8 has the capacity to house J -I.T.Outsource,Club One
visitors,Holiday Inn guests,and the usual volume of monthly permit holders.This contract will take
effect on June 1, 2016 and will conclude on May 31, 2017.
BACKGROUND
City of Fresno Printed on 3/27/2023Page 1 of 2
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File #:ID16-007 Agenda Date:1/14/2016 Agenda #:1-D
J -I.T.Outsource is a full-service information technology support firm with plans to relocate to
Downtown Fresno from Clovis.J -I.T.Outsource serves small to medium businesses with ten or
more computers connected to a server.They work with CEOs,Presidents,and business owners to
help solve business problems with technology in the Fresno,Clovis,and surrounding areas of
California.A parking arrangement with J -I.T.Outsource will help incentivize the business to relocate
to the downtown core,as well as provide a steady revenue stream for Parking Services to maintain
facility operations at one of the division’s most heavily utilized garages.J -I.T.Outsource believes
that they will have approximately 36 employees and will generate an estimated $9,000 per year in net
new business tax revenue when they relocate from Clovis to downtown Fresno which should help
offset the discounted rate of $40 per stall.
ENVIRONMENTAL FINDINGS
Staff has determined that the proposed contract is exempt under CEQA Guideline 15301 Class 1,
which provides exemption for the operation,repair,maintenance,permitting,leasing,licensing,or
other minor alteration of existing public structures and facilities,involving negligible or no expansion
of use beyond that existing at the time of the lead agency’s determination.The proposed Agreement
is within the Class 1 exemption because it involves existing City parking structures and facilities
involving negligible or no expansion of use.
The above exemption is not precluded by Guideline 15300.2,which prevents the use of categorical
exemptions for projects where there is a reasonable possibility that the activity will have a significant
effect on the environment due to unusual circumstances,or where a project may cause a substantial
adverse change in the significance of a historical resource.The proposed contract does not have a
significant effect on the environment due to unusual circumstances,nor does it cause a substantial
adverse change in the significance of a historical resource.None of the exceptions to Categorical
Exemptions set forth in the CEQA Guidelines, section 15300.2 apply to this project.
LOCAL PREFERENCE
Local preference was not considered because this agreement does not include a bid or award of a
construction or services contract.
FISCAL IMPACT
The parking agreement could generate a maximum $14,400 in revenue as well as approximately
$9,000 in new business tax revenue.
Attachment:
J - I.T. Outsource Parking Agreement
City of Fresno Printed on 3/27/2023Page 2 of 2
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City of Fresno
Staff Report
2600 Fresno Street
Fresno, CA 93721
www.fresno.gov
File #:ID16-009 Agenda Date:1/14/2016 Agenda #:3-A
REPORT TO THE CITY COUNCIL
January 14, 2016
FROM:Bruce Rudd, City Manager
City Manager’s Office
SUBJECT
WORKSHOP: Parking Facilities Assessment
Attachment:PowerPoint Presentation
City of Fresno Printed on 3/27/2023Page 1 of 1
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L2l24l20ts
WALTER P MOORE
/
CITY OF FRESNO PARKING í
\
GARAGES AND PARKING LOTS , ì
ASSESSMENT AND CAMP ,, "'
\
January 14,2016
Garages and Lots included in the Assessment
General lnfo¡mation
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CENTREGARAGE
BOXCAR LOT
FEDERAL LOT
STAÍTI,'II LOT
PROMENADELOT
LOT 2
LOT 6
rgrgTt -AREST 313 7 130,680 4
Eol VANI\ESSAVÊ 587 15 2U,2U 7
107/ VAN iGSS¡ AVE 96E 1A 377,æ2 3
2020 I\,ECEDST 213 - 75,020 3
707 "O' ST I,565 26 581 ,400 5
829"H',ST 525 11 175,800
rr00 Bloo<oF"o'st 90 - 50,645
1039 "H' ST 525 't2 176,760
2710 TU-AREST 750 '14 229,230
1240 BROAüI\¿qY 210 10 57,857
844BROAü^,AY 58 - 23,600
WALTER F MOORE
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Cond ition Assessment O bjectives
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Repairs / Maintenance
Dd¡rio¡etion/
RcpdrCost
repa¡rs &
feqdarintervab
Á Service life
Tlm. (Years)
V/ALTER F MOORE
Co3t
/ DuraHity
Componentfailures / consruera¡ms
Severedeterioration I /
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i(mor€hens¡ve
¡e¡ntenance at
lmmediate/Safety lssues
Garage 7-Spafed Conc¡ete qr
Facade
Garage I Shored Beam
support
Garage 7 Ruptured P/T in Helix Ramps
WALTER F MOOBE
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Garage Condition Assessments
Garage 4
Tulare Avenue & Fulton Mall
WALTEB F MOOFE
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Garage 4 lmmediate ltems
V/ALTEB P MOORE
Exposed F/T Tcndons Spalled Concrete Floor
Loose tsanie¡ Cablcs Elllorescence in the P/T podets
Garage 4 Other ltems
Trip Hazard Leakagc through Pour Strip
Cracking of Column¡Crad<ing of Beam
WALTER P MOOHE
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Garage 4 10 Year Cost
198í1 3l3Spaces 4Levels
Y/ALTER F MOORE
Garage 4 l0 Ycar Cosl
lligh Priofty tems $ 232.000
Vledium Pdority ltems $ 2v,oæ
-o¡v Priority fiems $ 290,000
Elevator/[ßchanicd Equipn cnt $ 75,000
Enhancernents $ 1æ,æ0
Sub Total ¡ 960,0(þ
General Conditions and Contingency $ 172,æ0
rOTAL ¡ l,l36,qþ
Garage 7
Van Ness & lnyo Avenues
WALTER F MOORE
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Garage 7 lmmediate ltems
ì//ALTER P MOORE
SpafnS of façade concrete lnadcq¡ate hc¡ght of pqimeterml
Brokcn P/T in hdix ømp tadttug of masonrywal
Other items
Too Mudt Space in handrals Oad(ttg of concrcte in stairs
Conoete spalls Larg€ space bctuËGn panpet rEns
WALTER F MOORE
L2l24l20Ls
Garage 7 10Year Cost
V/ALTER F MOORE
GARAGE 7 l0 Ycar Co¡l
High Priority fiems $ 864,000
[dedium Pdority ftems $ 691,000
Loru Priority ltems $ 528,000
Elevator/ft/lechanical Equipment $ rs0,0o0
Enhancements $ 105,000
SUB TOTAL ¡ 2,338,0(x1
General Conditions and Contingency $ 420,W
rOTAL I 2,762,0W
1969 587Spaces TLevels
Garage I
Tulare & Van Ness Avenues
WALTER F MOORE
tzl24l2OLs
Garage I lmmediate lssues
V/ALTEB F MOORE
E¡eansion Joints on the Plaza Levrl Eryan-sion joint fom bdorv
Stecl Stairs Coroded Selircr Pipe
Garage 8 Other items
Missing Bollards Leaks through Plaza l-evd
Spellcd Concrctc in Ceiling Fircproofng of foor joísts
WALTER F MOOHE
9
L2124/20Ls
Garage 8 10 Year Cost
1966 968 Spaces 3 Undergromd Leìrds
ì//ALTER F MOORE
GARAGE 8 l0 Ycar Cost
Hþh Priority frerns $ 587"000
i¡ledium Priority terns $ 643,m0
Lqv Pdority lms $ 86,000
Eþator/h¡bchanical Equipment $ 3m,m0
Enhancernents $ 9T),000
Sub Total I a546,qþ
General Condilions and Contingency $ 458,280
TOTAL ¡ 3,(Xl6,lxl0
Garage 9
Van Ness Avenue and Merced Street
WALTER P MOORE
10
L2124/20ts
Garage 9 lmmediate items
lnstallcd shoring el the location of the
spall
Banier Cables al perimeter of üre
studure
II/ALTEB F MOORE
g Tltrl- ,, rrr
Spalled beadng of lee beams
Displaced granite panels
Garage 9 Other ltems
Leakage through the Slab Deterioratcd SGalants
Missing Bollards Drainagc issues
WALTER P MOOBE
11
L2l24l20ts
Garage 9 10 Year Cost
213 Spaces 3 Levels Lo!ìêr Level Commercial
ì//ALTER F MOORE
GARAGE 9 l0 Yoa¡ Cost
High Priority ltems $ 325,000
Vlcdium Priority ltcms $ 104,000
-or Priority ltms $ 37,000
Elcvator/IVloc hanical Equipm ent $ 100.000
Enhancements $ 245,000
Sub Tot¡l ¡ 811,000
Gcncral Conditions and Contingency $ 145,980
rOTAL $ 959,000
Convention Center Garage
WALTER F MOOBE
L2
L2l24lzots
Convention Center Garage Other ltems
LTER F MOORE
Failed Égansion Joint Missirg Bolads
M¡nor Pord¡ng of Water RGeúrg Canedions
Conv. Center Garage 10 Year Cost
2003 l565Spaces 5Levds
Convention Center Garase l0 Ycar Gocl
High Priorig lerns $ 83,000
tledium Pdority lcms $ 552,0ü¡
-ouu Prftyity ltms $ 3ß,000
Sub Total $ 97t000
General Condilions and Gontingorrcy $ 176.040
ÍOTAL s I,156,000
LTER F MOORE
13
t2124120L5
Parking Lot Assessments
Lot 2
Broadway & H Streets
Rating 4/5
WALTER F MOOHE
t4
Lot 6
Inyo St and Fulton Mall
Rating 6
15
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Box Car Lot
H& Tuolumne Streets
Rating 6
ì//ALTER F MOORE
16
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Stadium Lot
H & Kern Streets
Rating 7
LTEH F MOORE
L7
L2l24l20LS
10 Year Cost by Priority
E 232,000 s 234,000 s 290,000 ¡ 75,000 ¡ 120,0æ 3 960,000 $ 172,800 $ r,136,000
¡ 86,1,000 s 691,000 t 5æ,000 ¡ 150,000 3 105,000 t 2.338.000 I 120,UO t 2,762,000
$ 587,000 $ 643.000 s 86,000 ¡ 300,000 ¡ 930,000 ¡ 2,516,000 ¡ 458,280 s 3,006,000
5 325,000 t 1fl,000 i 37,000 $ 100,000 $ 245,000 s 8r r.000 $ 1,15,980 s 91t9,000
$83,000 s 552,000 S 3,13.000 E ¡s 978,000 t 176,0,lf)¡ r,r56,000
$r62,000.00 t 162,000 ¡ 29,160.00 ¡ 192,000
9,10,000.00 $,r0,000 ¡ 7,200.00 $,18,000
01r8,000.00 5 118,000 ¡ 21.2Æ.ú ¡ 1,l{).000
$1r0,000.00 ¡ 110,000 ¡ r9,800.00 ¡ 130,000
s2r0,000.00 ¡210,000 ¡ 37.800.00 ¡ 2,19,000
s26,000.00 $26,000 $ ,r,680.00 s 32,000
WALTER P MOORE
CAMP SUMMARY
WALTEH P MOOBE
18
L2124/2OLs
THANK YOU
19
City of Fresno
Staff Report
2600 Fresno Street
Fresno, CA 93721
www.fresno.gov
File #:ID16-048 Agenda Date:1/14/2016 Agenda #:3-B
REPORT TO THE CITY COUNCIL
January 14, 2016
FROM:SCOTT L. MOZIER, PE, Director
Public Works Department
SUBJECT
Approve an agreement with Tutor Perini/Zachary/Parsons for City Plan Review and Construction
Management Services as related to the High Speed Rail Project for a lump sum of $1,900,000,in
substantially the form presented (Council Districts 1, 2 and 3).
RECOMMENDATION
Staff recommends the City Council approve an agreement with Tutor Perini/Zachary/Parsons (TPZP)
for City Plan Review and Construction Management Services as related to the High Speed Rail
Project for a lump sum compensation of $1,900,000,in substantially the form presented,subject to
approval as to form by the City Attorney’s Office;and authorize the City Manager or his designee to
sign the agreement on behalf of the City of Fresno.
EXECUTIVE SUMMARY
The California High Speed Rail Authority (CHSRA)selected TPZP,a joint venture,to be the Design-
Build Contractor for Contract Package One (CP1)within the City of Fresno.CP1 encompasses all of
the structures,grade separations and relocation of City infrastructure that is required for construction
of the high-speed rail corridor through Fresno,including streets,traffic signals,lighting,sewer,water
and fiber optic facilities.TPZP is responsible for the engineering and construction of these new or
modified City facilities.The City’s role is to review and approve the construction drawings for City
infrastructure,issue permits and ensure the facilities are properly inspected prior to City acceptance
of the new or modified infrastructure.
Staff has negotiated a lump sum compensation with TPZP for the amount of $1,900,000,which staff
anticipates will cover the cost of the engineering plan reviews for Public Works and Public Utilities
staff,as well as the cost of providing construction oversight.Rather than utilize the City’s Master Fee
Schedule,which provides cost recovery for services provided to new private developments,TPZP
has negotiated a lump sum agreement with City staff which both recognizes the unique nature of the
project and streamlines the permitting and construction process within the City of Fresno.The
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File #:ID16-048 Agenda Date:1/14/2016 Agenda #:3-B
proposed lump sum includes funding for two City senior engineering inspectors.
BACKGROUND
The CHSRA has awarded TPZP the Design-Build CP1 contract in Fresno,which extends from north
of the San Joaquin River to beyond American Avenue in the south.Under the Design-Build delivery
method,the Contractor is responsible for both the engineering design and the actual construction.
The CHSRA has also made TPZP responsible for day-to-day construction inspections and a self-
certification that all of the improvements have been constructed in accordance with the approved
plans and specifications.Within the City of Fresno,the CP1 high speed rail contract includes a dozen
railroad grade separation projects where the street will be rebuilt as either an overpass or underpass,
several miles of a relocated Golden State Boulevard,miles of rerouted sewer and water mains,more
than 30 traffic signal installations or modifications and all associated facilities such as street lighting,
curbs, gutters, sidewalks and landscaping.
To date,TPZP has been paying for City plan review and inspection services under the City’s Master
Fee Schedule (MFS)as adopted by the Council.Due to the large number of construction packages,
this creates a considerable administrative effort for both parties.In that the City of Fresno,like the
vast majority of California cities,utilizes a percentage of the construction cost as the basis for the
plan review and inspection fees,this has also resulted in continual discussions concerning the
calculation of the permit fees.The MFS is also based upon City inspection of all infrastructure being
constructed, not recognizing the role of TPZP’s day-to-day inspection and certification.
The proposed lump sum agreement strives to provide a proper balance,including full City
engineering plan review and approval,as well as a construction oversight role for two City senior
engineering inspectors.Electrical inspections and traffic signal controller testing will follow the
traditional process under the agreement due to the sensitive nature of these facilities.Not covered
under the lump sum agreement are wet ties to the City water system and review of traffic control
plans which will be handled separately.The agreement also provides for an ongoing monitoring on a
quarterly basis of actual versus projected costs and a reopener of the agreement in the event that the
level of City staff effort is projected to exceed the amount of the lump sum compensation.
The Plan Review and Construction Management Services Agreement will be reviewed as to form by
the City Attorney’s Office prior to execution by the City Manager.
ENVIRONMENTAL FINDINGS
The plan review and construction management services for this agreement fall under the
environmental clearance of the CHSRA projects from Merced to Fresno and from Fresno to
Bakersfield. No new environmental findings are required for this agreement.
LOCAL PREFERENCE
Not applicable because this is not a competitive bid award.
FISCAL IMPACT
There will be no impact to the General Fund or any City operating funds associated with the
recommended action.The agreement intends for the lump sum of $1,900,000,to be deposited withCity of Fresno Printed on 3/27/2023Page 2 of 3
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File #:ID16-048 Agenda Date:1/14/2016 Agenda #:3-B
recommended action.The agreement intends for the lump sum of $1,900,000,to be deposited with
the City by TPZP,to cover all reasonable City costs associated with the plan review and construction
management for the CP1 contract.
Attachment:
Agreement
City of Fresno Printed on 3/27/2023Page 3 of 3
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AGREEMENT
Plan Review and Construction Management Services
City of Fresno
THIS AGREEMENT for Plan Review and Construction Management Services
("AGREEMENT") is entered into and is effective the date last written below (the
“EFFECTIVE DATE”), by and between the City of Fresno, a municipal corporation
("CITY"), and Tutor Perini/Zachary/Parsons, as a Joint Venture, “CONTRACTOR”).
CITY and CONTRACTOR are sometimes hereinafter referred to individually as a
"PARTY" and collectively as the "PARTIES."
1. RECITALS.
WHEREAS, CONTRACTOR has been hired by the California High-Speed Rail Authority
(the “AUTHORITY”) to design and build Construction Package 1 (“CP1”) of the High-
Speed Rail Project (the “PROJECT”); and
WHEREAS, CP1 is a 29-mile segment of new high-speed rail located between Avenue
17 in Madera County to East American Avenue in Fresno County, and includes a large
portion within the City of Fresno; and
WHEREAS, construction of the PROJECT will require the relocation, realignment, and
reconstruction of utilities and facilities (including roadways, water and sewer utilities,
and other miscellaneous infrastructure) owned and operated by the CITY (hereinafter
“CITY INFRASTRUCTURE”); and
WHEREAS, as with any project, plan review and construction inspection related to the
PROJECT must be performed to ensure that those portions of the PROJECT affecting
CITY INFRASTRUCTURE meet the operation, maintenance, and public health and
safety standards of the CITY; and
WHEREAS, Pursuant to its agreement with the AUTHORITY, CONTRACTOR is
required to perform certain day-to-day inspection services, in accordance with CITY
guidance, and CITY has agreed to perform oversight inspections; and
WHEREAS, CITY customarily charges plan check and inspection fees according to the
CITY’S Master Fee Schedule on a per project segment basis; and
WHEREAS, CONTRACTOR believes the CITY must be reimbursed for its actual and
reasonable costs associated with providing plan check and construction inspection
services related to the PROJECT; and
WHEREAS, notwithstanding the immediately preceding paragraph, CONTRACTOR
believes that the Master Fee Schedule should not apply to scope of services herein;
and
WHEREAS, CITY has agreed to allow CONTRACTOR to pay a negotiated lump-sum
fee upfront for all PROJECT-related plan checks and inspections during the term of this
AGREEMENT, with the understanding that the fee may be adjusted from time to time
such that ultimately CONTRACTOR shall pay not less than the CITY’s actual and
reasonable costs for providing services; and
WHEREAS, CONTACTOR has agreed to renegotiate the lump-sum compensation,
should it fail to adequately compensate CITY for the actual and reasonable costs of the
services contemplated herein; and
WHEREAS, CITY has agreed to hire one additional full-time staff who will be assigned
for the plan review; and
NOW, THEREFORE, inconsideration of the mutual promises hereinafter enumerated,
the PARTIES agree as follows:
2. DEFINITIONS. As used in this AGREEMENT, the following terms have the
following meanings:
2.1 AUTHORITY.
“AUTHORITY” means the California High-Speed Rail Authority and its authorized
representatives.
2.2 CITY.
“CITY” means the City of Fresno, a municipal corporation.
2.3 CITY INFRASTRUCTURE.
“CITY INFRASTRUCTURE” refers to all roadways, sewer and water utilities, and
all other miscellaneous infrastructure owned and operated by the CITY.
2.4 CONTRACTOR.
“CONTRACTOR” means the Joint Venture of Tutor Perini/Zachary/Parsons.
2.5 CONSTRUCTION MANAGEMENT SERVICES.
“CONSTRUCTION MANAGEMENT SERVICES” or “CM SERVICES” means the
CITY shall make CITY supervisory level inspection staff available to
CONTRACTOR, throughout the duration of the PROJECT to troubleshoot
construction issues related to CITY INFRASTRUCTURE.
CITY supervisory level inspection staff shall retain the right to audit inspection
services performed by CONTRACTOR to confirm CONTRACTOR’s day-to-day
construction inspections meet the City of Fresno inspection requirements as
detailed in the City of Fresno Inspection Checklist for High Speed Rail Project
attached hereto as Exhibit A (the “HSR CHECKLIST”). CONTRACTOR shall
remain responsible for passing oversight inspections conducted by CITY to
ensure that it is meeting the City of Fresno inspection requirements and
2
documenting such compliance by completing the HSR CHECKLIST for each
CONSTRUCTION PACKAGE.
2.6 CONSTRUCTION PACKAGE.
“CONSTRUCTION PACKAGE” or “PACKAGES” refers to a set of plan sheets
and specifications for a specifically defined subcomponent of the PROJECT,
related to CITY INFRASTRUCTURE, which CONTRACTOR intends to construct
as part of the PROJECT. PACKAGES shall be prepared and submitted for
review by CONTACTOR.
2.7 DAY-TO-DAY INSPECTION SERVICES.
“DAY-TO-DAY INSPECTION SERVICES” means CONTRACTOR shall provide
day-to-day construction inspections, day-to-day quality control, and quality
assurance inspections as specified in the HSR CHECKLIST.
CONTRACTOR shall timely complete, and provide to CITY, the HSR
CHECKLIST for each CONSTRUCTION PACKAGE.
2.8 PARTY.
“PARTY” refers to the CONTRACTOR or the CITY, as the context may require
and “PARTIES” refers to the CONTRACTOR and CITY, collectively.
2.9 PLAN CHECK AND CM SERVICES.
“PLAN CHECK AND CM SERVICES” refers to the collective scope of services to
be provided by CITY under this AGREEMENT and individually defined as “PLAN
REVIEW SERVICES” and “CONSTRUCTION MANAGEMENT SERVICES.”
2.10 PLAN REVIEW SERVICES.
“PLAN REVIEW SERVICES” means the CITY performs a review of the
construction plans and specifications for compliance with CITY Standards and
Specifications and operations, maintenance, and public health and safety
requirements established by local, state, and federal agencies.
2.11 PROJECT.
“PROJECT” refers to CONSTRUCTION PACKAGE 1 (CP1) of the High-Speed
Rail Project. CP1 is a 29-mile segment of new High-Speed Rail located between
Avenue 17 in Madera County to East American Avenue in Fresno County and
includes a large portion within the City of Fresno.
2.12 SUBMITTAL.
“SUBMITTAL” is defined as an individual transmittal of a CONSTRUCTION
3
PACKAGE from CONTRACTOR to CITY for the purpose of PLAN REVIEW
SERVICES. “SUBMITTAL” shall also refer to any meeting between the
PARTIES, called at CONTRACTOR’s request, wherein PLAN REVIEW
SERVICES are provided by CITY.
3. SCOPE OF CITY SERVICES. CITY shall provide PLAN CHECK AND CM
SERVICES for each CONSTRUCTION PACKAGE. CONTRACTOR shall be
responsible for DAY-TO-DAY CONSTRUCTION INSPECTIONS for each
CONSTRUCTION PACKAGE (as provided in Sections 2.7 and 3.3 of this
AGREEMENT), PROJECT STATUS REPORTS (as provided in Section 5.5), inspection
of Traffic Control Plan Implementation (as provided in Section 6.4), compliance with
Exhibits A and B, and the performance of any tasks enumerated hereunder, and not
otherwise assigned to CITY.
3.1 CONSTRUCTION PACKAGES.
CONTRACTOR shall submit each CONSTRUCTION PACKAGE to CITY for
CITY to provide PLAN CHECK AND CM SERVICES.
CITY shall provide PLAN CHECK AND CM SERVICES for CITY FACILITIES
permitted by CONTRACTOR.
3.2 PLAN CHECK AND CM SERVICES.
PLAN CHECK AND CM SERVICES shall consist of the following:
3.2.1 PLAN REVIEW SERVICES. PLAN REVIEW SERVICES shall be
performed by CITY for each CONSTRUCTION PACKAGE.
CONTRACTOR agrees that CITY’S agreement to accept the LUMP SUM
COMPENSATION is based upon the expectation that CITY shall provide
PLAN REVIEW SERVICES based on an average of two (2) SUBMITTALS
for each CONSTRUCTION PACKAGE. SUBMITTALS shall be
documented by both PARTIES and CITY’S reasonable and actual costs
for PLAN REVIEW shall be evaluated during the quarterly review process
specified in Section 5.1 herein.
The PARTIES acknowledge that CONTRACTOR has provided
SUBMITTALS for PLAN CHECK AND CM SERVICES prior to the
EFFECTIVE DATE of this AGREEMENT. All such SUBMITTALS are
covered under this AGREEMENT.
3.2.2 CONSTRUCTION MANAGEMENT SERVICES. CITY shall
perform oversight and audit inspections to ensure CONTRACTOR’S
compliance with CITY Standards in accordance with Exhibits A and B and
make supervisory level inspection staff available to CONTRACTOR,
throughout the duration of the PROJECT to troubleshoot construction
issues related to CITY INFRASTRUCTURE.
4
CITY shall retain the right to audit inspection services performed by
CONTRACTOR to confirm CONTRACTOR’s day-to-day construction
inspections meet the CITY Standards.
3.2.2.1 CITY OVERSIGHT AND AUDITS INSPECTIONS. CITY
will perform regular audits of the HSR CHECKLISTs for each
CONSTRUCTION PACKAGE to confirm that CONTRACTOR’S
day-to-day construction inspections meet CITY inspection
requirements. CITY may provide audit inspections to confirm that
approved CONSTRUCTION PACKAGES: (a) are constructed,
installed, and tested in accordance with the approved plans and
CITY Standards and Specifications; and (b) comply with the
operations, maintenance, and public health and safety
requirements established by local, state, and federal agencies.
CITY staff will be based in CITY offices and can attend daily job
meetings at CONTRACTOR’S office as needed. In the absence of
ongoing PROJECT construction, CITY will reassign the inspection
staff to other CITY construction management duties.
CITY will provide inspection, testing and programming for
specialized equipment on traffic signal, street light and ITS CITY
INFRASTRUCTURE, as described in Exhibit A hereto.
3.2.2.2 NOTICE OF COMPLETION. Upon completion of the
construction of each approved CONSTRUCTION PACKAGE to the
satisfaction of CITY, including the completion of all items on any
related CITY punch list, CITY shall issue a Notice of Completion.
A Notice of Completion will not be issued and CITY
INFRASTRUCTURE will not be accepted by CITY until all CITY
punch list items have been corrected.
3.2.2.3 FAILURE TO CORRECT PUNCH LIST ITEMS. The
PARTIES agree that CITY shall have the right to rectify any
outstanding punch list items not addressed by CONTRACTOR
within twenty (20) calendar days of the issuance of a punch list.
Such remedial action shall be paid for by CONTRACTOR, and
subject to approval.
3.3 INSPECTION SERVICES BY CONTRACTOR.
3.3.1 DAY-TO-DAY CONSTRUCTION INSPECTION. CONTRACTOR
shall provide day-to-day construction inspections, day-to-day quality
control, and quality assurance inspections as specified in the HSR
CHECKLIST. CONTRACTOR shall timely complete and provide to CITY
the HSR CHECKLIST for each CONSTRUCTION PACKAGE.
3.3.2 FAILURE TO MEET DAY-TO-DAY CONSTRUCTION
5
INSPECTION REQUIREMENTS. In providing day-to-day construction,
quality control, and quality assurance inspection services, CONTACTOR
shall adhere to the CITY inspection requirements as defined in the HSR
CHECKLIST, provided in Exhibit A hereto and the Special Inspection
Conditions set forth in Exhibit B hereto.
In providing oversight inspections, CITY shall issue a correction notice,
when applicable, if CONTRACTOR’S inspection deviates from City
Standards and the HSR CHECKLIST. CONTRACTOR shall bring
inspections back in compliance with City Standards and the HSR
CHECKLIST within a reasonable time.
4. TERM. This AGREEMENT shall remain in full force and effect from the
EFFECTIVE DATE until June 29, 2019.
If the CONTRACTOR’s design-build activities within the City of Fresno related to the
PROJECT extend beyond the TERM of this AGREEMENT, the PARTIES shall
negotiate additional compensation for any PLAN CHECK AND CM SERVICES to be
provided by CITY, via an Amendment to this AGREEMENT.
5. COMPENSATION. CONTRACTOR shall compensate CITY for its actual and
reasonable costs associated with providing PLAN CHECK AND CM SERVICES. The
value of CITY’s actual and reasonable PROJECT costs shall be a function of CITY time
expended hereunder and CITY costs.
5.1 LUMP SUM COMPENSATION.
Based upon CONTRACTOR’s estimates, the PARTIES have agreed that
CONTRACTOR shall pay the CITY One Million Nine Hundred Thousand Dollars
($1,900,000) (the “LUMP SUM COMPENSATION”) for PLAN CHECK AND CM
SERVICES.
The LUMP SUM COMPENSATION shall be paid in one payment within Thirty
(30) days of the EFFECTIVE DATE of this AGREEMENT.
The PARTIES acknowledge that prior to the EFFECTIVE DATE, CONTACTOR
has paid plan review and inspection fees pursuant to the CITY’S Master Fee
Schedule. All such sums paid shall be deducted from the LUMP SUM
COMPENSATION due hereunder.
5.2 EVALUATION AND AMENDMENT OF LUMP SUM COMPENSATION.
CITY shall continuously monitor total PROJECT costs in relation to the LUMP
SUM COMPENSATION and shall prepare quarterly updates on or about the last
business day of March, June, September, and December, detailing actual and
reasonable costs incurred in relation to the LUMP SUM COMPENSATION
provided herein (“QUARTERLY UPDATES”). Such updates shall be provided to
CONTRACTOR.
6
Within Thirty (30) calendar days of receiving each QUARTERLY UPDATE,
CONTRACTOR shall provide CITY with an updated Project Status Report
(“STATUS REPORT”). The STATUS REPORT shall include: (1) a complete
PROJECT schedule that includes the percent complete of each
CONSTRUCTION PACKAGE for both the design and construction phases: and
(2) an updated CONSTRUCTION PACKAGE listing. Upon review and
acceptance of the STATUS REPORT, the CITY shall determine if additional
compensation may be required to compensate CITY for actual and reasonable
costs. If the CITY deems that additional compensation, if any, is due, the
PARTIES shall, within 90 days, negotiate in good faith a mutually agreeable
amendment to this AGREEMENT increasing the LUMP SUM COMPENSATION.
This agreement shall terminate upon the inability of the PARTIES to reach an
agreement within 90 days.
Notwithstanding any other provision to the contrary, this Agreement shall
terminate upon the full expenditure of the LUMP SUM COMPENSATION.
5.3 SERVICES BEYOND EXPIRATION OF ORIGINAL TERM.
The LUMP SUM COMPENSATION does not compensate CITY for services
provided upon the expiration of the TERM.
5.4 SERVICES OUTSIDE THE SCOPE OF THIS AGREEMENT.
The PARTIES agree that for charges which are not expressly covered by the
SCOPE OF SERVICES herein (“ADDITIONAL SERVICES”), CITY shall provide
CONTRACTOR with a quote for the ADDITIONAL SERVICES prior to
commencing such work. CONTRACTOR’s approval is required prior to
commencing such work.
Before said ADDITIONAL SERVICES are provided, CONTRACTOR shall agree
to pay CITY the quoted fees via an Amendment to this AGREEMENT, which
amendment shall include the compensation amount owed to CITY, on an actual
and reasonable basis. Compensation for ADDITIONAL SERVICES shall be paid
in one payment within Thirty (30) days of the execution of an Amendment.
Any change in the TERM or SCOPE OF SERVICES hereunder shall constitute
ADDITIONAL SERVICES.
5.5 EXCLUDED SERVICES.
Services excluded from the LUMP SUM COMPENSATION include, but are not
limited to the following: Water Service Connection Charges; Wet-Tie Services;
Traffic Control Plan Review and Inspection.
5.5.1 Traffic Control Plan Review and Inspection. Traffic Control Plan
Review and Inspection services are not included in the Basic Scope of
7
Services. The CITY requires that a Traffic Control Plan be submitted and
approved prior to doing any work within CITY right-of-way.
CONTRACTOR is responsible for inspection of Traffic Control Plan
Implementation and shall indemnify CITY for liability related thereto.
6. GENERAL TERMS.
6.1 INDEMNIFICATION.
To the furthest extent allowed by law, CONTRACTOR shall indemnify, hold
harmless and defend CITY and each of its officers, officials, employees, agents
and volunteers from any and all loss, liability, fines, penalties, forfeitures, costs
and damages (whether in contract, tort or strict liability, including but not limited
to personal injury, death at any time and property damage) incurred by CITY,
CONTRACTOR or any other person, and from any and all claims, demands and
actions in law or equity (including attorney's fees and litigation expenses), arising
or alleged to have arisen directly or indirectly out of performance of this
AGREEMENT. CONTRACTORS obligations under the preceding sentence shall
apply regardless of whether CITY or any of its officers, officials, employees,
agents or volunteers are actively or passively negligent, but shall not apply to any
loss, liability, fines, penalties, forfeitures, costs or damages caused by the sole
negligence or willful misconduct of CITY or any of its officers, officials,
employees, agents or volunteers, except when such officers, officials,
employees, agents or volunteers are under the direct supervision and control of
CONTRACTOR.
If CONTRACTOR should subcontract all or any portion of the work to be
performed under this AGREEMENT, CONTRACTOR shall require each
subcontractor to indemnify, hold harmless and defend CITY and each of its
officers, officials, employees, agents and volunteers in accordance with the terms
of the preceding paragraph
This section shall survive termination or expiration of this AGREEMENT.
6.2 NOTICES.
Any notice required or intended to be given to either PARTY under the terms of
this AGREEMENT shall be in writing and shall be deemed to be duly given if
delivered personally, transmitted by facsimile followed by telephone confirmation
of receipt, or sent by United States registered or certified mail, with postage
prepaid, return receipt requested, addressed to the PARTY to which notice is to
be given at the PARTY’S address set forth on the signature page of this
AGREEMENT or at such other address as the parties may from time to time
designate by written notice. Notices served by United States mail in the manner
above described shall be deemed sufficiently served or given at the time of the
mailing thereof.
6.3 BINDING.
8
Subject to Section 6.3 below, once this AGREEMENT is signed by all PARTIES,
it shall be binding upon, and shall inure to the benefit of, all PARTIES, and each
PARTY’S respective heirs, successors, assigns, transferees, agents, servants,
employees and representatives.
6.4 ASSIGNMENT.
This AGREEMENT is personal to CONTRACTOR and there shall be no
assignment by CONTRACTOR of its rights or obligations under this
AGREEMENT without the prior written approval of the City Manager or his/her
designee. Any attempted assignment by CONTRACTOR, its successors or
assigns, shall be null and void unless approved in writing by the City Manager or
his/her designee.
6.5 WAIVER.
The waiver by either PARTY of a breach by the other of any provision of this
AGREEMENT shall not constitute a continuing waiver or a waiver of any
subsequent breach of either the same or a different provision of this
AGREEMENT. No provisions of this AGREEMENT may be waived unless in
writing and signed by all PARTIES to this AGREEMENT. Waiver of any one
provision herein shall not be deemed to be a waiver of any other provision
herein.
6.6 GOVERNING LAW AND VENUE.
This AGREEMENT shall be governed by, and construed and enforced in
accordance with, the laws of the State of California, excluding, however, any
conflict of laws rule, which would apply the law of another jurisdiction. Venue for
purposes of the filing of any action regarding the enforcement or interpretation of
this AGREEMENT and any rights and duties hereunder shall be Fresno County,
California.
6.7 HEADINGS.
The section headings in this AGREEMENT are for convenience and reference
only and shall not be construed or held in any way to explain, modify, or add to
the interpretation or meaning of the provisions of this AGREEMENT.
6.8 SEVERABILITY.
The provisions of this AGREEMENT are severable. The invalidity or
unenforceability of any one provision in this AGREEMENT shall not affect the
other provisions.
6.9 INTERPRETATION.
The PARTIES acknowledge that this AGREEMENT in its final form is the result
of the combined efforts of the parties and that, should any provision of this
AGREEMENT be found to be ambiguous in any way, such ambiguity shall not be
resolved by construing this AGREEMENT in favor of or against either PARTY,
9
but rather by construing the terms in accordance with their generally accepted
meaning.
6.10 ATTORNEY’S FEES.
If either PARTY is required to commence any proceeding or legal action to
enforce or interpret any term, covenant or condition of this AGREEMENT, the
prevailing PARTY in such proceeding or action shall be entitled to recover from
the other PARTY its reasonable attorney's fees and legal expenses.
6.11 EXHIBITS.
Each Exhibit and attachment referenced in this AGREEMENT is, by the
reference, incorporated into and made a part of this AGREEMENT.
6.12 PRECEDENCE OF DOCUMENTS.
In the event of any conflict between the body of this AGREEMENT and any
Exhibit or Attachment hereto, the terms and conditions of the body of this
AGREEMENT shall control and take precedence over the terms and conditions
expressed within the Exhibit or Attachment. Furthermore, any terms or
conditions contained within any Exhibit or Attachment hereto which purport to
modify the allocation of risk between the parties, provided for within the body of
this AGREEMENT, shall be null and void.
6.13 CUMULATIVE REMEDIES.
No remedy or election hereunder shall be deemed exclusive but shall, wherever
possible, be cumulative with all other remedies at law or in equity.
6.14 NO THIRD PARTY BENEFICIARIES.
The rights, interests, duties, and obligations defined within this AGREEMENT are
intended for the specific parties hereto as identified in the preamble of this
AGREEMENT. Notwithstanding anything stated to the contrary in this
AGREEMENT, it is not intended that any rights or interests in this AGREEMENT
benefit or flow to the interest of any third parties.
6.15 EXTENT OF AGREEMENT.
Each PARTY acknowledges that they have read and fully understand the
contents of this AGREEMENT. This AGREEMENT represents the entire and
integrated agreement between the parties with respect to the subject matter
hereof and supersedes all prior negotiations, representations or agreements,
either written or oral. This AGREEMENT may be modified only by written
instrument duly authorized and executed by both CITY and CONTRACTOR.
* * * * * * * * * * * * * *
[SIGNATURES ON FOLLOWING PAGE]
10
IN WITNESS WHEREOF, the parties have executed this AGREEMENT at Fresno,
California, the day and year first above written.
Addresses:
CITY:
City of Fresno
Attention: Randall Morrison, PE, MCE,
Deputy City Engineer
2600 Fresno Street, 4th Floor
Fresno, CA. 93721-3623
Phone: (559) 621-8703
FAX: (559) 457-1277
CITY OF FRESNO,
a California municipal corporation
By:
Bruce Rudd, City Manager
ATTEST:
YVONNE SPENCE, CMC
City Clerk
By:
Deputy
APPROVED AS TO FORM:
City Attorney’s Office
By:
Raj Singh Badhesha
Deputy City Attorney
REVIEWED BY:
By:
Randall Morrison, PE,
Deputy City Engineer
Department of Public Works
Addresses:
CONTRACTOR:
TPZP
Attention: Ghassan Ariqat
1404 Fulton Street
Fresno, CA 93721
Phone: (559) 385-7025
TUTOR PERINI, ZACHARY, and
PARSONS, a Joint Venture
By:
Name:
Title:
Attachments:
Exhibit A – City of Fresno Inspection Checklist for High Speed Rail Project
Exhibit B – Special Inspection Conditions
11
Exhibit A
City of Fresno Inspection Checklist for High Speed Rail Project
1
Exhibit B
Special Inspection Conditions
1. CONTRACTOR must provide authorized CITY staff access to all worksites where
CITY INFRASTRUCTURE is subject to relocation, realignment, and reconstruction.
2. No work in the public right-of-way shall be initiated by the CONTRACTOR prior to
the CITY approving the CONTRACTOR’s traffic control plan and issuing a permit.
3. No work on the public water and sewer system may be initiated prior to the CITY
approving the CONTRACTOR’s plan for providing temporary water and sewer
services for those properties that will have service disrupted to accommodate the
relocation, realignment, and reconstruction of the new water and sewer facilities.
4. No deviations (materials, horizontal or vertical alignment, workmanship, etc.) from
the Approved Plans, Specifications, and CITY Standards may be initiated by the
CONTRACTOR without prior written approval and authorization from the CITY.
5. At all times the CITY reserves the right to issue a Notice of Non-Compliance to the
CONTRACTOR, if during the course of the CITY’s oversight inspections the CITY
observes and records workmanship or material defects that compromise the CITY’s
operations, maintenance, and public health and safety requirements.
6. As per state regulations, only the CITY may remove a public water main from
service, and once the water main is isolated and secured, the CITY will release the
water main to the CONTRACTOR to complete their required work.
7. The CONTRACTOR shall at all times maintain a current and accurate set of record
drawings showing all CITY approved and authorized changes to the approved plans
and specifications. The CITY’s oversight inspections will include periodic review of
the record drawings for completeness and accuracy.
8. The CITY reserves the right to add or modify these conditions at any time during the
course of the construction, with proper advanced notice to the CONTRACTOR, to
ensure that the CITY’s operations, maintenance, and public health and safety
requirements are protected.
1
1
Exhibit A
City of Fresno Inspection Checklist for High Speed Rail Project
-SWPPP / BMP's
-Fugitive Dust Control Plan
-Initial USA Call Tag Number
(Submit to PWD Construction Manager prior to commencing onsite work)
-Product Data Submittals For All Materials To Be Incorporated Into The Work NRTPU
-RFI's Materials Substitution / Proposed Variances To Plans Or Specifications NRTPU
(Submit to PWD Construction Manager for Review/Comment four (4) days prior to need)
-Traffic Control Plans Once Approved By City Traffic Engineering Division
(Submit to PWD Construction Manager for Information one (1) day prior to installation)
-Inspector's Daily Report & Observations
(Submit to PWD Construction Manager for Information together with associated Weekly Report)
-Weekly Report (Inspector's)
(Submit to PWD Construction Manager for Information on or before Wednesday of the following weekly period)
-Materials Testing Reports
-Certified As-Built Drawings / Closeout Documentation / Warranties
(Submit to PWD Construction Manager for Information upon completion of the work)
Construction Package ID:
- Periodic Filing for the Period Ending : ________________
- Final Filing for the Period Ending : ________________
Signed: Date:
NRTPU = Not Required On Third Party Utility Projects (i.e. PG&E, AT&T, Comcast, FMFCD, FID)
(Submit to PWD Construction Manager for Information all applicable approved plans, Notices, Exemptions, etc. prior to
commencing onsite work)
The Following Items To Be Submitted At Noted Intervals Throughout The Life Of The Project
HIGH SPEED RAIL PROJECT INSPECTION REPORTING CHECKLIST
(Submit to PWD Construction Manager for information as received. See City QAP and applicable City Standard Specifications
for specific testing protocols and frequencies )
(Submit to PWD Construction Manager for Information all applicable approved plans, Notices, Exemptions, etc. prior to
commencing onsite work)
TYPICAL SUBMITTALS - NON PROJECT SPECIFIC
(Submit to PWD Construction Manager for Review/Comment two (2) weeks prior to installation. See applicable City Standard
Specifications for description of data to be supplied.)
-Acceptance Criteria Compliance And/Or Discrepancies / Water & Sewer
(Per City of Fresno - Quality Assurance Program & City Of Fresno Standard Specifications Section 2-11)
-Acceptance Criteria Compliance And/Or Discrepancies / Sewer
(Per City Of Fresno Standard Specifications Sections 17-10, 17-11 & 17-12)
-Acceptance Criteria Compliance And/Or Discrepancies / Water
(Per City Of Fresno Standard Specifications Sections 22-9.1, 22-9.2 & 22-9.3)
-Installation Requirements Compliance And/Or Discrepancies / Sewer
(Per City Of Fresno Standard Specifications Sections 2 ,16, 17 & any other applicable Sections dependent on scope)
-Installation Requirements Compliance And/Or Discrepancies / Water
(Per City Of Fresno Standard Specifications Sections 2, 16, 22 & any other applicable Sections dependent on scope)
Construction Package ID:
- Periodic Filing for the Period Ending : ________________
- Final Filing for the Period Ending : ________________
Signed: Date:
INSPECTION OBSERVATIONS - WATER & SEWER PROJECTS
Documentation to be submitted to PWD Construction Manager Weekly
HIGH SPEED RAIL PROJECT INSPECTION REPORTING CHECKLIST
The Following Items To Be Monitored/Documented Daily
-Acceptance Criteria Compliance And/Or Discrepancies / General
(Per City of Fresno - Quality Assurance Program & City Of Fresno Standard Specifications Section 2-11)
-Acceptance Criteria Compliance And/Or Discrepancies / Aggregate Base & Sub-Base
(Per City Of Fresno Standard Specifications Section 12-6)
-Acceptance Criteria Compliance And/Or Discrepancies / Asphalt Concrete
(Per City Of Fresno Standard Specifications Sections 13-2, 13-3 & 13-4)
-Acceptance Criteria Compliance And/Or Discrepancies / PCC Improvements
(Per City Of Fresno Standard Specifications Sections 14-2 & 14-3)
-Acceptance Criteria Compliance And/Or Discrepancies / Traffic Divider Islands
(Per City Of Fresno Standard Specifications Section 15-2.3)
-Installation Requirements Compliance And/Or Discrepancies / Excavation & Grading
(Per City Of Fresno Standard Specifications Sections 2 , 11 & any other applicable Sections dependent on scope)
-Installation Requirements Compliance And/Or Discrepancies / Aggregate Base & Sub-Base
(Per City Of Fresno Standard Specifications Sections 2, 12 & any other applicable Sections dependent on scope)
-Installation Requirements Compliance And/Or Discrepancies / Asphalt Concrete
(Per City Of Fresno Standard Specifications Sections 2 , 13 & any other applicable Sections dependent on scope)
-Installation Requirements Compliance And/Or Discrepancies / PCC Improvements
(Per City Of Fresno Standard Specifications Sections 2 , 14 & any other applicable Sections dependent on scope)
-Installation Requirements Compliance And/Or Discrepancies / Traffic Divider Islands
(Per City Of Fresno Standard Specifications Sections 2 , 15 & any other applicable Sections dependent on scope)
Construction Package ID:
- Periodic Filing for the Period Ending : ________________
- Final Filing for the Period Ending : ________________
Signed: Date:
HIGH SPEED RAIL PROJECT INSPECTION REPORTING CHECKLIST
INSPECTION OBSERVATIONS - STREET CONSTRUCTION PROJECTS
Documentation to be submitted to PWD Construction Manager Weekly
The Following Items To Be Monitored/Documented Daily
-INSPECTION OBSERVATIONS ‐ STREET CONSTRUCTION PROJECTS / Applicable and Attached
-INSPECTION OBSERVATIONS ‐ STREET CONSTRUCTION PROJECTS / Not Applicable
-INSPECTION OBSERVATIONS ‐ WATER & SEWER PROJECTS / Applicable and Attached
-INSPECTION OBSERVATIONS ‐ WATER & SEWER PROJECTS / Not Applicable
-TYPICAL SUBMITTALS ‐ NON PROJECT SPECIFIC / Attached
Construction Package ID:
- Periodic Filing for the Period Ending : ________________
- Final Filing for the Period Ending : ________________
Signed: Date:
Inspection practices. Regular and customary City Inspection shall be performed for all aspects of these projects
HIGH SPEED RAIL PROJECT INSPECTION REPORTING CHECKLIST
INSPECTION OBSERVATIONS - SIGNAL / STREET LIGHT / ITS PROJECTS
The Following Items To Be Monitored/Documented Daily
Documentation to be submitted to PWD Construction Manager Weekly
Traffic Signal, Street Light and ITS (Intelligent Traffic System) projects shall fall under modified Contractor
checklist(s). The "Typical Submittals" checklist shall also apply to Traffic Signal, Street Light and ITS projects.
for all segments that include wiring, electrical conduits, fiber optic, fiber optic conduits, electrical pull boxes,
fiber optic pull boxes/vaults, point of service connections, signal equipment cabinets and equipment, fiber
optic cabinets and equipment, signal heads, pedestrian heads, signal/streetlight poles and mast arms, and any
electrical and/or fiber optic related ancillary equipment or devices regardless of voltage.
Segments of Traffic Signal, Street Light and ITS (Intelligent Traffic System) projects which include Water, Sewer,
Street facilities construction/restoration shall be observed and documented in accordance with the appropriate
-Completed City of Fresno Public Utility Application for Street Work Permit
(Submit to PWD Construction Manager five (5) Business days prior to commencing onsite work)
-INSPECTION OBSERVATIONS ‐ STREET CONSTRUCTION PROJECTS / Applicable and Attached
-INSPECTION OBSERVATIONS ‐ STREET CONSTRUCTION PROJECTS / Not Applicable
-INSPECTION OBSERVATIONS ‐ WATER & SEWER PROJECTS / Applicable and Attached
-INSPECTION OBSERVATIONS ‐ WATER & SEWER PROJECTS / Not Applicable
-INSPECTION OBSERVATIONS ‐ SIGNAL‐STREETLIGHT‐ITS PROJECTS / Applicable and Attached
-INSPECTION OBSERVATIONS ‐ SIGNAL‐STREETLIGHT‐ITS PROJECTS / Not Applicable
-TYPICAL SUBMITTALS ‐ NON PROJECT SPECIFIC / Attached
Construction Package ID:
- Periodic Filing for the Period Ending : ________________
- Final Filing for the Period Ending : ________________
Signed: Date:
Data Submittals and RFI's Materials Substitution / Proposed Variances are not required.
and operated by a "Utility" such as PG&E, AT&T, Comcast whereas 3rd Party projects would be those where
the facilities are owned and operated by a "District" or other similar entity such as Fresno Metropolitan Flood
Control District, Fresno Irrigation District, a privately held Water District/Purveyor.
Segments of Utility and 3rd Party projects which include Water, Sewer, Street facilities construction/restoration,
Traffic Signal, Streetlight, ITS shall be observed and documented in accordance with the appropriate checklist(s).
The "Typical Submittals" checklist shall also apply to Utility and 3rd Party projects except submission of Product.
performance of Inspection oversight and audit, Utility projects would be those where the facilities are owned
HIGH SPEED RAIL PROJECT INSPECTION REPORTING CHECKLIST
INSPECTION OBSERVATIONS - UTILITY / 3RD PARTY PROJECTS
The Following Items To Be Monitored/Documented Daily
Documentation to be submitted to PWD Construction Manager Weekly
Utility (3rd Party) Projects shall fall under modified Contractor Inspection practices. For the purposes of City's
Exhibit B
Special Inspection Conditions
1. CONTRACTOR must provide authorized CITY staff access to all worksites where
CITY INFRASTRUCTURE is subject to relocation, realignment, and reconstruction.
2. No work in the public right-of-way shall be initiated by the CONTRACTOR prior to
the CITY approving the CONTRACTOR’s traffic control plan and issuing a permit.
3. No work on the public water and sewer system may be initiated prior to the CITY
approving the CONTRACTOR’s plan for providing temporary water and sewer
services for those properties that will have service disrupted to accommodate the
relocation, realignment, and reconstruction of the new water and sewer facilities.
4. No deviations (materials, horizontal or vertical alignment, workmanship, etc.) from
the Approved Plans, Specifications, and CITY Standards may be initiated by the
CONTRACTOR without prior written approval and authorization from the CITY.
5. At all times the CITY reserves the right to issue a Notice of Non-Compliance to the
CONTRACTOR, if during the course of the CITY’s oversight inspections the CITY
observes and records workmanship or material defects that compromise the CITY’s
operations, maintenance, and public health and safety requirements.
6. As per state regulations, only the CITY may remove a public water main from
service, and once the water main is isolated and secured, the CITY will release the
water main to the CONTRACTOR to complete their required work.
7. The CONTRACTOR shall at all times maintain a current and accurate set of record
drawings showing all CITY approved and authorized changes to the approved plans
and specifications. The CITY’s oversight inspections will include periodic review of
the record drawings for completeness and accuracy.
8. The CITY reserves the right to add or modify these conditions at any time during the
course of the construction, with proper advanced notice to the CONTRACTOR, to
ensure that the CITY’s operations, maintenance, and public health and safety
requirements are protected.
City of Fresno
Staff Report
2600 Fresno Street
Fresno, CA 93721
www.fresno.gov
File #:ID16-061 Agenda Date:1/14/2016 Agenda #:3-C
REPORT TO THE CITY COUNCIL
January 14, 2016
FROM:SCOTT L. MOZIER, PE, Director
Public Works Department
BY:RANDALL MORRISON, PE, Deputy City Engineer
Public Works Department
SUBJECT
WORKSHOP -Update on the Status of the Construction Contract for the Fulton Street
Reconstruction Project. (Council District 3)
Attachment:
PowerPoint Presentation
City of Fresno Printed on 3/27/2023Page 1 of 1
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Fresno City Council Workshop
January 14, 2016
Purpose of Workshop
Items to Cover:
• Update on Process to Identify Cost Reducing
Measures
• Update on Next Steps
• Update on Project Schedule
No Council Action Requested By Staff for This Update
Construction Funding
Public Works Transportation Funding
Federal TIGER $15,924,620
Measure C TOD $1,800,000
Local Gas Tax $2,305,280
Downtown Partnership $250,000
Total:$20,279,900
No General Fund Dollars are Allocated to the Project
Public Utilities Funding
Water Enterprise $423,600
Wastewater Enterprise $3,309,800
Total:$3,733,400
Budget Gap
Total Construction Funding
$24,013,300
Construction Budget Goal:
$20,171,429.00
As-Bid Construction Cost:
$22,422,082.50
Budget Gap ∆
$2,250,653.50
Construction
Management,
Consultants &
Contingency:
$3,841,871.00
vs.
Value Engineering Process
• 6 Focus Meetings with American Paving
Company
• Reductions or Changes Have Been
Discussed on 49 Bid Items
• Focus Has Been on Big Ticket Items Such
as the Electrical System
• Draft Change Order has Been Prepared
Based on Identified Cost Reduction
Measures
Value Engineering Summary
Cost Reduction Measures
Approx.
Savings
Traffic Control Operation, Which Also Saves on
Street Work Items $47,030
City to Provide Office Space and Storage Space
for Some Artworks $37,500
Alternative Basement Waterproofing Membrane $12,406
Refined Design of Concrete Parking Area $57,000
Alternative Local Aggregate in Concrete Bands $46,306
Deletion of Wayfinding Signage $265,000
Value Engineering Summary
(Continued)
Cost Reduction Measures
Approx.
Savings
Alternative Parts in Fountains (i.e. Lights &
Overflow)$85,000
Reduction in Bike Racks and Trash Receptacles $43,850
Simplified Decorative Street Lighting $1,050,700
Removal of Existing Traffic Signals from Project $541,000
Deletion of Redundant ITS Facilities $177,790
Modification of Landscaping Scope $190,058
Value Engineering Status
• Current Cost Reductions Total: $2,553,640
• Excess Reductions Beyond Budget Gap:
$302,986.50
Next Steps
• Execute Contract with American Paving
• Formalize Cost Reducing Items into
Contract Change Order #1
• Issue Notice to Proceed
• Start Construction!
Estimated Schedule
Milestone Date
Sign Contract 01/15/16
Issue Contract Change Order #1 01/18/16
Hold Pre-Construction Meeting Week of 01/25/16
Review and Approval of Submittals 01/25 - 02/26/16
Completion of Pre-Construction Surveys 01/25 - 2/26/16
City to Issue Notice to Proceed 02/22/16
Estimated Contract Completion 03/29/17
City of Fresno
Staff Report
2600 Fresno Street
Fresno, CA 93721
www.fresno.gov
File #:ID16-059 Agenda Date:1/14/2016 Agenda #:3-D
REPORT TO THE CITY COUNCIL
January 14, 2016
FROM:SCOTT L. MOZIER, PE, Director
Public Works Department
BY:RANDALL MORRISON, PE, Deputy City Engineer
Public Works Department
SUBJECT
Actions pertaining to the Fulton Street Reconstruction Project (Council District 3)
1.Approve an amendment to the contract with Axis Art Consulting,LLC for artwork conservation
consulting services on the Fulton Street Reconstruction Project for a net increase of
$50,000.00,which will be funded from the Construction Management/Consultants portion of
the approved Fulton Street Reconstruction Project budget;
2.Approve a professional services agreement with FirstCarbon Solutions in the amount of
$354,252.40 with a contingency amount of $95,000 for environmental construction monitoring
services on the Fulton Street Reconstruction Project,which will be funded from the
Construction Management/Consultants portion of the approved Fulton Street Reconstruction
Project budget.
RECOMMENDATION
Staff recommends that the City Council approve an amendment to the contract with Axis Art
Consulting,LLC of Fresno,California,in substantially the form attached and presented,for artwork
conservation consulting services on the Fulton Street Reconstruction Project,for a net increase of
$50,000.00;and approve a professional services agreement with FirstCarbon Solutions of Fresno,
California,in substantially the form attached and presented,in the amount of $354,252.40 with a
contingency amount of $95,000 for environmental construction monitoring services on the Fulton
Street Reconstruction Project.These contracts are to be funded from the “Construction
Management/Consultants”portion of the approved project budget and are not a part of American
Paving’s “Construction Contract”portion of the project budget.Staff also recommends that the City
Council authorize the Public Works Director or designee to sign both contracts on behalf of the City.
EXECUTIVE SUMMARY
The City of Fresno seeks to reconstruct the Fulton Street corridor with a complete street between
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File #:ID16-059 Agenda Date:1/14/2016 Agenda #:3-D
The City of Fresno seeks to reconstruct the Fulton Street corridor with a complete street between
Tuolumne Street and Inyo Street.As staff prepares for the start of construction,these two consultant
contracts are essential elements to ensure that staff has adequate professional support during
construction.Linda Cano,of Axis Art Consulting,has played a key role in the project throughout the
design phase and this amendment will ensure that her expertise and guidance will be available
throughout the construction phase of the project.
The conservation and reinstallation of all artwork within the project limits is a key component of the
project.The professional services contract with FirstCarbon Solutions includes a consultant team
with the expertise to provide biological,paleontological and vibration monitoring throughout the
construction phase of the Fulton Street Reconstruction Project.The environmental monitoring
services provided by this agreement are required environmental mitigation measures specified in the
project’s environmental documents.Staff recommends the approval of both contracts for the Fulton
Street Reconstruction Project.
BACKGROUND
The Fulton Street Reconstruction Project will improve the half mile stretch of the Fulton between
Tuolumne Street and Inyo Street.The existing pedestrian mall will be removed and reconstructed
with a complete streets design that includes reintroducing two-way vehicular traffic on Fulton and the
side streets of Merced,Mariposa,and Kern.Street reconstruction includes new two-way streets,
parallel parking,and wide sidewalks.Perpendicular parking is introduced to one side of Mariposa
between Fulton and Federal Alley.In some locations along the street,parking will not be provided in
order to preserve existing,healthy,shade trees.Wide sidewalks,bulb outs,and mid-block
pedestrian crossings,identified with special paving treatments will contribute toward creating a
pedestrian-friendly environment.The project also includes the restoration and reinstallation of all of
the existing art pieces and water fountains.
On March 6,2014,staff entered into an informal consultant services agreement with Axis Art
Consulting for artwork conservation consulting services,in the amount of $48,530.The agreement
was amended twice,on September 29,2014 and on March 30,2015,in order to extend the term of
the agreement.At this time,the original consultant contract amount has nearly been exhausted and
does not provide enough funds for further services needed during the construction phase of the
project.Staff feels that Linda Cano plays a key role in the project team and her services are
essential as the project now moves into the construction phase.
The second contract is related to professional environmental monitoring services needed during the
course of construction.Per Administrative Order 6-19,Public Works staff mailed out and posted on
the City’s website,a notice requesting a statement of qualifications from consultants for the
environmental construction monitoring services contract.Based on the statement of qualifications,
staff selected FirstCarbon Solutions to provide professional environmental construction monitoring
services during construction.
Staff has negotiated a fee with FirstCarbon Solutions of $354,252.40 for professional services to
provide environmental construction monitoring services,which will be billed on a time and materials
basis.The agreement also includes an additional $95,000 contingency to be used for any additional
monitoring services above what is estimated within the existing scope and contingent on the
director’s approval as set forth in the executed agreement.The costs of this agreement are
reimbursable by the TIGER,Measure “C”TOD,and Local Gas Tax funds appropriated forCity of Fresno Printed on 3/27/2023Page 2 of 4
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File #:ID16-059 Agenda Date:1/14/2016 Agenda #:3-D
reimbursable by the TIGER,Measure “C”TOD,and Local Gas Tax funds appropriated for
construction and were already included as part of the projects approved budget.
Therefore,Staff recommends that the City Council approve an amendment to the contract with Axis
Art Consulting,LLC of Fresno,California,for artwork conservation consulting services on the Fulton
Street Reconstruction Project,for a net increase of $50,000.00;and approve a professional services
agreement with FirstCarbon Solutions of Fresno,California,in the amount of $354,252.40 with a
contingency amount of $95,000 for environmental construction monitoring services on the Fulton
Street Reconstruction Project.Staff also recommends that the City Council authorize the Public
Works Director or designee to sign both contracts on behalf of the City.The work to be performed by
these two consulting agreements is a part of the “Construction Management”portion of the current
project budget and is not a part of the construction project that has been subsequently value
engineered to reduce costs by approximately $2.5 million.
The Amendment with Axis Art Consulting and the Agreement with FirstCarbon Solutions will
substantially be in the form attached and will be reviewed by the City Attorney’s Office.The
recommended action authorizes the Public Works Director or designee to execute the agreement,
subject to approval as to form by the City Attorney’s Office.
ENVIRONMENTAL FINDINGS
An Environmental Impact Report (EIR)No.SCH2013101046 for Plan Amendment Application No.A-
13-008 was adopted by the Council on February 27,2014,for this Project.An analysis has been
performed pursuant to CEQA Guidelines §15162 to determine whether subsequent environmental
review is required for the Project.Based on this analysis the following findings are made to support
the determination that no subsequent environmental review is required:
1.No substantial changes are proposed in the Project which will require major revisions of the
previous EIR due to the involvement of new significant environmental effects, or a substantial
increase in the severity of previously identified significant effects.
2.No substantial changes occur with respect to the circumstances under which the Project is
undertaken which will require major revisions of the previous EIR due to the involvement of
new significant environmental effects, or a substantial increase in the severity of previously
identified significant effects.
3.There is no new information which was not known or could not have been known at the time of
the previous MND that the Project will have significant effects not discussed in the EIR.
Furthermore,since an EIR was previously adopted for this Project,the considerations set forth in
CEQA Guidelines §15162(a)(3)(C)and (D),related to the adequacy and feasibility of previously
adopted mitigation measures,are not applicable.Based upon these findings,it has been determined
that no further environmental documentation is required for this Project.
LOCAL PREFERENCE
The local preference was not implemented based on the conditions of the Transportation Investment
City of Fresno Printed on 3/27/2023Page 3 of 4
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File #:ID16-059 Agenda Date:1/14/2016 Agenda #:3-D
The local preference was not implemented based on the conditions of the Transportation Investment
Generating Economic Recovery (TIGER V) Grants program.
FISCAL IMPACT
The project is located in Council District 3.The total Public Works transportation construction funding
amount is $20,279,900.The Public Works transportation funding includes $15,924,620 in
Transportation Investment Generating Economic Recovery (TIGER),$1,800,000 in local Measure C
Transit Oriented Development Funds,$2,305,280 in Local Gas Tax funding,and $250,000 from the
Downtown Fresno Partnership.
Both,the consultant amendment and environmental services agreement,will be funded within the
existing construction budget listed above and were previously included in staff’s original construction
estimates The project will not have any impact to the General Fund.
Attachments:
Vicinity Map
Fiscal Impact Statement
Third Amendment to Agreement with Axis Art Consulting, LLC
Consultant Agreement with FirstCarbon Solutions
City of Fresno Printed on 3/27/2023Page 4 of 4
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JANUARY 14, 2016
FISCAL IMPACT STATEMENT
PROGRAM: PW00661, FULTON MALL RECONSTRUCTION PROJECT
TOTAL OR ANNUALIZED
RECOMMENDATION CURRENT COST
Direct Cost $499,252.40*
Indirect Cost $5,000
TOTAL COST $504,252.40
Additional
Revenue or Savings
Generated 0
Net City Cost 0
Amount Budgeted
(If none budgeted,
identify source) $504,252.40
Indirect costs consist of the following:
Project Management $ 5,000
Total $ 5,000
*Total Direct Cost:
-Third Amendment with Axis Art Consulting: $50,000
-Agreement with FirstCarbon Solutions: $354,252.40
-Contingency: $95,000
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THIRD AMENDMENT TO AGREEMENT
THIS THIRD AMENDMENT TO AGREEMENT (“Amendment”) made and
entered into as of the 15th day of January, 2016, amends the Agreement heretofore
entered into between the CITY OF FRESNO, a municipal corporation (“CITY”), and
AXIS Art Consulting, LLC, a California corporation (“CONSULTANT”).
RECITALS
CITY and CONSULTANT entered into an Agreement, dated March 6, 2014, for
services related to the Fulton Mall Reconstruction Project Artwork Conservation
Program (“Agreement”); and
CITY and CONSULTANT entered into a First Amendment to Agreement, dated
September 29, 2014 (“1st Amendment”);
CITY and CONSULTANT entered into a Second Amendment to Agreement,
dated March 30, 2015 (“2nd Amendment”);
CITY and CONSULTANT now desire to modify the scope and time of completion.
AGREEMENT
NOW, THEREFORE, in consideration of the above recitals, which recitals are
contractual in nature, the mutual premises herein contained, and for other good and
valuable consideration hereby acknowledge, the parties agree that the aforesaid
Agreement be amended as follows:
1. CONSULTANT shall provide additional services as described in
Attachment “A”, attached hereto and incorporated herein by reference.
2. The term of the Agreement is extended to 1119 Days and the Completion
date changed from October 17, 2015 to March 31, 2017.
3. The CONSULTANTS base billable hourly rate stated in Exhibit A of the
Agreement, and as amended by the 1st Amendment, is changed from $75 per hour to
$100 per hour.
4. CONSULTANTS sole compensation for satisfactory performance of all
services required or rendered pursuant to this Amendment shall be a total fee of
$50,000.
5. Except as otherwise provided herein, the Agreement entered into by CITY
and CONSULTANT, dated March 6, 2014, and amended on September 29, 2014, and
on March 30, 2015, remain in full force and effect.
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6. In the event of any conflict between the body of this Amendment and any
Exhibit or Attachment hereto, the terms and conditions of the body of this Amendment
shall control and take precedence over the terms and conditions expressed within the
Exhibit or Attachment. Furthermore, any terms or conditions contained within any
Exhibit or Attachment hereto which purport to modify the allocation of risk between the
parties, provided for within the body of this Amendment, shall be null and void.
/ / /
/ / /
/ / /
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IN WITNESS WHEREOF, the parties have executed this Amendment at Fresno,
California, the day and year first above written.
CITY OF FRESNO, AXIS Art Consulting, LLC
a municipal corporation a California corporation
By: By:
Andrew Benelli, PE
Assistant Public Works Director Name:
Public Works Department
Title:
(if corporation or LLC, Board
Chair, Pres. or Vice Pres.)
ATTEST:
YVONNE SPENCE, CMC By:
City Clerk
Name:
By: Title:
Deputy (if corporation or LLC, CFO,
Treasurer, Secretary or Assistant
Secretary)
APPROVED AS TO FORM:
DOUGLAS T. SLOAN
City Attorney
By:
Brandon M. Collet Date
Deputy
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Attachment A
ADDITIONAL SCOPE OF SERVICES
Consultant Service Third Amendment to Agreement
between City of Fresno (“City”) and AXIS Art Consulting, LLC (“Consultant”)
Fulton Mall Reconstruction Project Artwork Conservation Program
Project Title
Consultant (AXIS Art Consulting, LLC) shall perform each of the tasks described below.
OBJECTIVE
Throughout the design phases of the Fulton Mall Reconstruction Project Linda Cano,
with AXIS Art Consulting, has provided expert support services in regards to the
proposed handling and conservation of the artworks within the Fulton Mall corridor. As
the project moves into construction, the Consultant shall continue to provide similar
support services as the City manages the work of the Contractor. The Consultant shall
also continue to provide services in support of the conservation program as the City and
the Downtown Fresno Partnership develop the web page and application programs,
which catalog the artworks within the Fulton Mall corridor.
SCOPE OF SERVICES
ARTWORK CONSERVATION SUPPORT SERVICES
Consultant shall provide additional artwork conservation support services per the items
listed below:
1. Conservation Plan Review
The scope of this item shall include the review of the professional art conservator’s
conservation plan, as requested by the City. The Consultant shall work with the City
to provide a 3rd party opinion on conservation procedures and methods to insure that
the artwork is properly conserved and reinstalled.
2. Conservation Monitoring
The scope of this item shall include periodic monitoring and inspection of the
conservation effort. This item may also include travel to the conservator’s studio,
where the City’s artworks are to be restored. The Consultant shall periodically
monitor the artwork removal, installation and conservation efforts, as requested by
the City. Documentation of field notes and photos of the conservation efforts may be
required.
ARTWORK CONSERVATION PROGRAM SERVICES
Consultant shall provide additional artwork conservation program services per the items
listed below:
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1. Fulton Street Art Advisory Committee (FSAAC)
Consultant shall continue to facilitate the FSAAC meetings throughout construction
in order to keep the group updated on the progress of the project and to keep them
informed of the progress of the website and application development for the
artworks.
2. Website and Application Development Support Services
Consultant shall continue to provide support services to the City and the Downtown
Fresno Partnership for the continued development of the Artworks website and
mobile application. Consultant shall provide expert content and commentary for the
use in the development.
3. Long-Term Maintenance and Protection Plan Development
Consultant shall assist the City in developing a long-term maintenance and
protection plan for Fulton Street. The plan will include budgeting, scheduling and
identifying funding sources for the continued care and maintenance of the art.
AMENDMENT COMPENSATION BREAKDOWN
The consultant fee to provide additional services is itemized as follows:
Item
Task Description
Total Cost
1.
Artwork Conservation Support Services
$25,000
2.
Artwork Conservation Program Services
$25,000
Total Cost
$50,000
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AGREEMENT
CITY OF FRESNO, CALIFORNIA
CONSULTANT SERVICES
THIS AGREEMENT is made and entered into effective the 15th day of January, 2016,
by and between the CITY OF FRESNO, a California municipal corporation (hereinafter referred
to as "CITY"), and FirstCarbon Solutions, a California corporation (hereinafter referred to as
"CONSULTANT").
RECITALS
WHEREAS, CITY desires to obtain professional Environmental Construction Monitoring
services for the Fulton Mall Reconstruction Project, hereinafter referred to as the “Project;” and
WHEREAS, CONSULTANT is engaged in the business of furnishing services as a
environmental planning consultant and hereby represents that it desires to and is professionally
and legally capable of performing the services called for by this Agreement; and
WHEREAS, CONSULTANT acknowledges that this Agreement is subject to the
requirements of Fresno Municipal Code Section 4-107 and Administrative Order No. 6-19; and
WHEREAS, this Agreement will be administered for CITY by its Public Works Director
(hereinafter referred to as "Director") or his/her designee.
AGREEMENT
NOW, THEREFORE, in consideration of the foregoing and of the covenants, conditions,
and promises hereinafter contained to be kept and performed by the respective parties, it is
mutually agreed as follows:
1. Scope of Services. CONSULTANT shall perform to the satisfaction of CITY the
services described in Exhibit A, including all work incidental to, or necessary to perform, such
services even though not specifically described in Exhibit A.
2. Term of Agreement and Time for Performance. This Agreement shall be
effective from the date first set forth above and shall continue in full force and effect through the
earlier of complete rendition of the services hereunder or May 28, 2017, subject to any earlier
termination in accordance with this Agreement. The services of CONSULTANT as described in
Exhibit A are to commence upon CITY’S issuance of a written “Notice to Proceed.” Work shall
be undertaken and completed in a sequence assuring expeditious completion, but in any event,
all such services shall be completed within 500 consecutive calendar days from such
authorization to proceed.
3. Compensation.
(a) CONSULTANT’S sole compensation for satisfactory performance of all
services required or rendered pursuant to this Agreement shall be a total fee not to exceed
$354,252.40, paid on a time and materials basis in accordance with the schedule of fees
contained in Exhibit A, and a contingency amount not to exceed $95,000.00 for any additional
work rendered pursuant to Subsection (c) below and authorized in writing by the Director.
(b) Detailed statements shall be rendered monthly and will be payable in the
normal course of CITY business. CITY shall not be obligated to reimburse any expense for
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which it has not received a detailed invoice with applicable copies of representative and
identifiable receipts or records substantiating such expense.
(c) The parties may modify this Agreement to increase or decrease the
scope of services or provide for the rendition of services not required by this Agreement, which
modification shall include an adjustment to CONSULTANT’S compensation. Any change in the
scope of services must be made by written amendment to the Agreement signed by an
authorized representative for each party. CONSULTANT shall not be entitled to any additional
compensation if services are performed prior to a signed written amendment.
4. Termination, Remedies and Force Majeure.
(a) This Agreement shall terminate without any liability of CITY to
CONSULTANT upon the earlier of: (i) CONSULTANT’S filing for protection under the federal
bankruptcy laws, or any bankruptcy petition or petition for receiver commenced by a third party
against CONSULTANT; (ii) 7 calendar days prior written notice with or without cause by CITY to
CONSULTANT; (iii) CITY’S non-appropriation of funds sufficient to meet its obligations
hereunder during any CITY fiscal year of this Agreement, or insufficient funding for the Project;
or (iv) expiration of this Agreement.
(b) Immediately upon any termination or expiration of this Agreement,
CONSULTANT shall (i) immediately stop all work hereunder; (ii) immediately cause any and all
of its subcontractors to cease work; and (iii) return to CITY any and all unearned payments and
all properties and materials in the possession of CONSULTANT that are owned by CITY.
Subject to the terms of this Agreement, CONSULTANT shall be paid compensation for services
satisfactorily performed prior to the effective date of termination. CONSULTANT shall not be
paid for any work or services performed or costs incurred which reasonably could have been
avoided.
(c) In the event of termination due to failure of CONSULTANT to satisfactorily
perform in accordance with the terms of this Agreement, CITY may withhold an amount that
would otherwise be payable as an offset to, but not in excess of, CITY’S damages caused by
such failure. In no event shall any payment by CITY pursuant to this Agreement constitute a
waiver by CITY of any breach of this Agreement which may then exist on the part of
CONSULTANT, nor shall such payment impair or prejudice any remedy available to CITY with
respect to the breach.
(d) Upon any breach of this Agreement by CONSULTANT, CITY may
(i) exercise any right, remedy (in contract, law or equity), or privilege which may be available to
it under applicable laws of the State of California or any other applicable law; (ii) proceed by
appropriate court action to enforce the terms of the Agreement; and/or (iii) recover all direct,
indirect, consequential, economic and incidental damages for the breach of the Agreement. If it
is determined that CITY improperly terminated this Agreement for default, such termination shall
be deemed a termination for convenience.
(e) CONSULTANT shall provide CITY with adequate written assurances of
future performance, upon Director’s request, in the event CONSULTANT fails to comply with
any terms or conditions of this Agreement.
(f) CONSULTANT shall be liable for default unless nonperformance is
caused by an occurrence beyond the reasonable control of CONSULTANT and without its fault
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or negligence such as, acts of God or the public enemy, acts of CITY in its contractual capacity,
fires, floods, epidemics, quarantine restrictions, strikes, unusually severe weather, and delays of
common carriers. CONSULTANT shall notify Director in writing as soon as it is reasonably
possible after the commencement of any excusable delay, setting forth the full particulars in
connection therewith, and shall remedy such occurrence with all reasonable dispatch, and shall
promptly give written notice to Director of the cessation of such occurrence.
(g) Any notice of termination sent to Consultant shall include the reason(s)
for such termination or state that it is without cause.
5. Confidential Information, Ownership of Documents and Copyright License.
(a) Any reports, information, or other data prepared or assembled by
CONSULTANT pursuant to this Agreement shall not be made available to any individual or
organization by CONSULTANT without the prior written approval of CITY. During the term of
this Agreement, and thereafter, CONSULTANT shall not, without the prior written consent of
CITY, disclose to anyone any Confidential Information. The term Confidential Information for
the purposes of this Agreement shall include all proprietary and confidential information of CITY,
including but not limited to business plans, marketing plans, financial information, designs,
drawings, specifications, materials, compilations, documents, instruments, models, source or
object codes and other information disclosed or submitted, orally, in writing, or by any other
medium or media. All Confidential Information shall be and remain confidential and proprietary
in CITY.
i. Permission granted to CONSULTANT to disclose information on one
occasion shall not authorize CONSULTANT to further disclose such
information or any other information or disseminate the same on any
other occasion.
ii. CONSULTANT shall not comment publicly to the press or any other
media regarding the Agreement or CITY’S actions on the same, except to
CITY’S personnel or CONSULTANT’S personnel involved in the
performance of this Agreement at public hearings or in response to
questions from a Legislative committee.
iii. CONSULTANT shall not issue any news releases or any public relations
item of any nature, whatsoever, regarding work performed or to be
performed under this Agreement without prior review of the contents
thereof by CITY and receipt of CITY’S written permission.
(b) Any and all original sketches, pencil tracings of working drawings, plans,
computations, specifications, computer disk files, writings and other documents prepared or
provided by CONSULTANT pursuant to this Agreement, in any form whatsoever, are the
property of CITY at the time of preparation and shall be turned over to CITY upon expiration or
termination of the Agreement or default by CONSULTANT. CONSULTANT grants CITY a
copyright license to use such drawings and writings. CONSULTANT shall not permit the
reproduction or use thereof by any other person except as otherwise expressly provided herein.
CITY may modify the design including any drawings or writings. Any use by CITY of the
aforesaid sketches, tracings, plans, computations, specifications, computer disk files, writings
and other documents in completed form as to other projects or extensions of this Project, or in
uncompleted form, without specific written verification by CONSULTANT will be at CITY’S sole
risk and without liability or legal exposure to CONSULTANT. CONSULTANT may keep a copy
of all drawings and specifications for its sole and exclusive use.
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i. In the event of the copyright of any reports or other products prepared
under this Agreement by CONSULTANT or any subcontractor, the
Federal Highway Administration (“FHWA”) shall have the royalty-free,
nonexclusive and irrevocable right to reproduce, publish, or otherwise
use, and to authorize others to use, the work for government purposes.
(c) If CONSULTANT should subcontract all or any portion of the services to
be performed under this Agreement, CONSULTANT shall cause each subcontractor to also
comply with the requirements of this Section 5.
(d) This Section 5 shall survive expiration or termination of this Agreement.
6. Professional Skill. It is further mutually understood and agreed by and between
the parties hereto that inasmuch as CONSULTANT represents to CITY that CONSULTANT and
its subcontractors, if any, are skilled in the profession and shall perform in accordance with the
standards of said profession necessary to perform the services agreed to be done by it under
this Agreement, CITY relies upon the skill of CONSULTANT and any subcontractors to do and
perform such services in a skillful manner and CONSULTANT agrees to thus perform the
services and require the same of any subcontractors. Therefore, any acceptance of such
services by CITY shall not operate as a release of CONSULTANT or any subcontractors from
said professional standards.
7. Indemnification. To the furthest extent allowed by law, CONSULTANT shall
indemnify, hold harmless and defend CITY and each of its officers, officials, employees, agents
and volunteers from any and all loss, liability, fines, penalties, forfeitures, costs and damages
(whether in contract, tort or strict liability, including but not limited to personal injury, death at
any time and property damage), and from any and all claims, demands and actions in law or
equity (including reasonable attorney's fees and litigation expenses) that arise out of, pertain to,
or relate to the negligence, recklessness or willful misconduct of CONSULTANT, its principals,
officers, employees, agents or volunteers in the performance of this Agreement.
If CONSULTANT should subcontract all or any portion of the services to be performed
under this Agreement, CONSULTANT shall require each subcontractor to indemnify, hold
harmless and defend CITY and each of its officers, officials, employees, agents and volunteers
in accordance with the terms of the preceding paragraph.
This section shall survive termination or expiration of this Agreement.
8. Insurance.
(a) Throughout the life of this Agreement, CONSULTANT shall pay for and
maintain in full force and effect all insurance as required in Exhibit B , which is incorporated into
and part of this Agreement, with an insurance company(ies) either (i) admitted by the California
Insurance Commissioner to do business in the State of California and rated no less than “A-VII”
in the Best’s Insurance Rating Guide, or (ii) or as may be authorized in writing by CITY'S Risk
Manager or his/her designee at any time and in his/her sole discretion. The required policies of
insurance as stated in Exhibit B shall maintain limits of liability of not less than those amounts
stated therein. However, the insurance limits available to CITY, its officers, officials, employees,
agents and volunteers as additional insureds, shall be the greater of the minimum limits
specified therein or the full limit of any insurance proceeds to the named insured.
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(b) If at any time during the life of the Agreement or any extension,
CONSULTANT or any of its subcontractors/sub-consultants fail to maintain any required
insurance in full force and effect, all services and work under this Agreement shall be
discontinued immediately, and all payments due or that become due to CONSULTANT shall be
withheld until notice is received by CITY that the required insurance has been restored to full
force and effect and that the premiums therefore have been paid for a period satisfactory to
CITY. Any failure to maintain the required insurance shall be sufficient cause for CITY to
terminate this Agreement. No action taken by CITY pursuant to this section shall in any way
relieve CONSULTANT of its responsibilities under this Agreement. The phrase “fail to maintain
any required insurance” shall include, without limitation, notification received by CITY that an
insurer has commenced proceedings, or has had proceedings commenced against it, indicating
that the insurer is insolvent.
(c) The fact that insurance is obtained by CONSULTANT shall not be
deemed to release or diminish the liability of CONSULTANT, including, without limitation, liability
under the indemnity provisions of this Agreement. The duty to indemnify CITY shall apply to all
claims and liability regardless of whether any insurance policies are applicable. The policy limits
do not act as a limitation upon the amount of indemnification to be provided by CONSULTANT.
Approval or purchase of any insurance contracts or policies shall in no way relieve from liability
nor limit the liability of CONSULTANT, its principals, officers, agents, employees, persons under
the supervision of CONSULTANT, vendors, suppliers, invitees, consultants, sub-consultants,
subcontractors, or anyone employed directly or indirectly by any of them.
(d) If CONSULTANT should subcontract all or any portion of the services to
be performed under this Agreement, CONSULTANT shall require each subcontractor/sub-
consultant to provide insurance protection, as an additional insured, to the CITY and each of its
officers, officials, employees, agents and volunteers in accordance with the terms of this
section, except that any required certificates and applicable endorsements shall be on file with
CONSULTANT and CITY prior to the commencement of any services by the subcontractor.
CONSULTANT and any subcontractor/sub-consultant shall establish additional insured status
for CITY, its officers, officials, employees, agents and volunteers by using Insurance Service
Office (ISO) Form CG 20 10 11 85 or both CG 20 10 10 01 and CG 20 37 10 01 or by an
executed manuscript company endorsement providing additional insured status as broad as that
contained in ISO Form CG 20 10 11 85.
9. Conflict of Interest and Non-Solicitation.
(a) Prior to CITY’S execution of this Agreement, CONSULTANT shall
complete a City of Fresno conflict of interest disclosure statement in the form as set forth in
Exhibit C. During the term of this Agreement, CONSULTANT shall have the obligation and
duty to immediately notify CITY in writing of any change to the information provided by
CONSULTANT in such statement.
(b) CONSULTANT shall comply, and require its subcontractors to comply,
with all applicable (i) professional canons and requirements governing avoidance of
impermissible client conflicts; and (ii) federal, state and local conflict of interest laws and
regulations including, without limitation, 23 U.S.C. § 112, FHWA regulations applicable to design
and engineering consulting contracts found at 23 C.F.R. 172.1 et seq., California Government
Code Section 1090 et. seq., the California Political Reform Act (California Government Code
Section 87100 et. seq.), the regulations of the Fair Political Practices Commission concerning
disclosure and disqualification (2 California Code of Regulations Section 18700 et. seq.) and
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Section 4-112 of the Fresno Municipal Code (Ineligibility to Compete). At any time, upon written
request of CITY, CONSULTANT shall provide a written opinion of its legal counsel and that of
any subcontractor that, after a due diligent inquiry, CONSULTANT and the respective
subcontractor(s) are in full compliance with all laws and regulations. CONSULTANT shall take,
and require its subcontractors to take, reasonable steps to avoid any appearance of a conflict of
interest. Upon discovery of any facts giving rise to the appearance of a conflict of interest,
CONSULTANT shall immediately notify CITY of these facts in writing.
(c) In performing the work or services to be provided hereunder,
CONSULTANT shall not employ or retain the services of any person while such person either is
employed by CITY or is a member of any CITY council, commission, board, committee, or
similar CITY body. This requirement may be waived in writing by the City Manager, if no actual
or potential conflict is involved.
(d) CONSULTANT represents and warrants that it has not paid or agreed to
pay any compensation, lawful or unlawful, contingent or otherwise, direct or indirect, to any
party to solicit or procure this Agreement or any rights/benefits hereunder. CITY shall have the
right, in its discretion, to deduct from any payment to CONSULTANT under this Agreement, or
otherwise recover the full amount of, any rebate, kickback or other consideration paid by
CONSULTANT in violation of any representation or warranty under this section.
(e) Neither CONSULTANT, nor any firm affiliated with CONSULTANT, nor
any of CONSULTANT’S subcontractors performing any services on this Project, shall bid for,
assist anyone in the preparation of a bid for, or perform any services pursuant to, any other
contract in connection with this Project with the exception of any subcontractor whose services
are limited to providing surveying or materials testing information. CONSULTANT and any of its
subcontractors shall have no interest, direct or indirect, in any other contract with a third party in
connection with this Project unless such interest is in accordance with all applicable law and
fully disclosed to and approved by the City Manager, in advance and in writing. An affiliated firm
is one which is subject to the control of the same person(s) through joint-ownership or
otherwise.
(f) CONSULTANT shall disclose any financial, business, or other
relationship with CITY that may have an impact upon the outcome of this Agreement or any
ensuing CITY construction project. CONSULTANT shall also disclose any current clients who
may have a financial interest in the outcome of this Agreement or any ensuing CITY
construction project, which will follow.
(g) CONSULTANT hereby certifies that it does not now have, nor shall it
acquire any financial or business interest that would conflict with the performance of services
under this Agreement.
(h) If CONSULTANT should subcontract all or any portion of the work to be
performed or services to be provided under this Agreement, CONSULTANT shall include the
provisions of this Section 9 in each subcontract and require its subcontractors to comply
therewith.
(i) This Section 9 shall survive expiration or termination of this Agreement.
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10. Recycling Program. In the event CONSULTANT maintains an office or operates
a facility(ies), or is required herein to maintain or operate same, within the incorporated limits of
the City of Fresno, CONSULTANT at its sole cost and expense shall:
(i) Immediately establish and maintain a viable and ongoing recycling program,
approved by CITY’S Solid Waste Management Division, for each office and
facility. Literature describing CITY recycling programs is available from CITY’S
Solid Waste Management Division and by calling City of Fresno Recycling
Hotline at (559) 621-1111.
(ii) Immediately contact CITY’S Solid Waste Management Division at
(559) 621-1452 and schedule a free waste audit, and cooperate with such
Division in their conduct of the audit for each office and facility.
(iii) Cooperate with and demonstrate to the satisfaction of CITY’S Solid Waste
Management Division the establishment of the recycling program in
paragraph (i) above and the ongoing maintenance thereof.
11. General Terms, Federal and State Assurances and Requirements.
(a) Except as otherwise provided by law, all notices expressly required of
CITY within the body of this Agreement, and not otherwise specifically provided for, shall be
effective only if signed by the Director or his/her designee.
(b) Records of CONSULTANT’S expenses pertaining to the Project shall be
kept on a generally recognized accounting basis. CONSULTANT and its subcontractors shall
maintain all books, documents, papers, accounting records, and other evidence pertaining to
the performance of the Agreement including, but not limited to, the costs of administering the
Agreement. CONSULTANT and its subcontractors shall make such materials available at their
respective offices at all reasonable times during the period of this Agreement and for 3 years, or
longer if required by law, from the date of final payment under the Agreement. CITY, the State,
the State Auditor, FHWA or any duly authorized representative of the federal government shall
have access to any books, records, papers, accounting records and other documents of
CONSULTANT and its subcontractors that are pertinent to the Agreement for audit,
examinations, excerpts, and transcriptions. Copies thereof shall be furnished by
CONSULTANT, if requested. If any litigation, claim, negotiations, audit or other action is
commenced before the expiration of the 3-year time period, all records shall be retained and
made available until such action is resolved, or until the end of said time period whichever shall
later occur. If CONSULTANT should subcontract all or any portion of the services to be
performed under this Agreement, CONSULTANT shall cause each subcontractor to also comply
with the requirements of this section and in the event a subcontract is entered into for an
amount in excess of $25,000 the subcontract shall include this paragraph in its entirety. This
Section 11(b) shall survive expiration or termination of this Agreement.
(c) Prior to execution of this Agreement by CITY, CONSULTANT shall have
provided evidence to CITY that CONSULTANT is licensed to perform the services called for by
this Agreement (or that no license is required). If CONSULTANT should subcontract all or any
portion of the work or services to be performed under this Agreement, CONSULTANT shall
require each subcontractor to provide evidence to CITY that subcontractor is licensed to
perform the services called for by this Agreement (or that no license is required) before
beginning work.
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(d) CONSULTANT’S services pursuant to this Agreement shall be provided
under the supervision of Mary Bean, and he/she shall not assign another to supervise
CONSULTANT’S performance of this Agreement without the prior written approval of the
Director.
(e) CITY will carry out applicable federal requirements in the administration of
this Agreement. Notwithstanding Section 25 herein, CONSULTANT agrees to comply with all
applicable federal and state assurances and requirements identified in Exhibit D along with its
Appendix A and require that each subcontract include the same assurances by each of its
subcontractors.
12. Nondiscrimination. To the extent required by controlling federal, state and local
law, CONSULTANT shall not employ discriminatory practices in the provision of services,
employment of personnel, or in any other respect on the basis of race, religious creed, color,
national origin, ancestry, physical disability, mental disability, medical condition, marital status,
sex, age, sexual orientation, ethnicity, status as a disabled veteran or veteran of the Vietnam
era. Subject to the foregoing and during the performance of this Agreement, CONSULTANT
agrees as follows:
(a) CONSULTANT will comply with all applicable laws and regulations
providing that no person shall, on the grounds of race, religious creed, color, national origin,
ancestry, physical disability, mental disability, medical condition, marital status, sex, age, sexual
orientation, ethnicity, status as a disabled veteran or veteran of the Vietnam era be excluded
from participation in, be denied the benefits of, or be subject to discrimination under any
program or activity made possible by or resulting from this Agreement.
(b) CONSULTANT will not discriminate against any employee or applicant for
employment because of race, religious creed, color, national origin, ancestry, physical disability,
mental disability, medical condition, marital status, sex, age, sexual orientation, ethnicity, status
as a disabled veteran or veteran of the Vietnam era. CONSULTANT shall ensure that
applicants are employed, and the employees are treated during employment, without regard to
their race, religious creed, color, national origin, ancestry, physical disability, mental disability,
medical condition, marital status, sex, age, sexual orientation, ethnicity, status as a disabled
veteran or veteran of the Vietnam era. Such requirement shall apply to CONSULTANT’S
employment practices including, but not be limited to, the following: employment, upgrading,
demotion or transfer; recruitment or recruitment advertising; layoff or termination; rates of pay or
other forms of compensation; and selection for training, including apprenticeship.
CONSULTANT agrees to post in conspicuous places, available to employees and applicants for
employment, notices setting forth the provision of this nondiscrimination clause.
(c) CONSULTANT will, in all solicitations or advertisements for employees
placed by or on behalf of CONSULTANT in pursuit hereof, state that all qualified applicants will
receive consideration for employment without regard to race, religious creed, color, national
origin, ancestry, physical disability, mental disability, medical condition, marital status, sex, age,
sexual orientation, ethnicity, status as a disabled veteran or veteran of the Vietnam era.
(d) CONSULTANT will send to each labor union or representative of workers
with which it has a collective bargaining agreement or other contract or understanding, a notice
advising such labor union or workers' representatives of CONSULTANT’S commitment under
DPW-B Short Form T&M - Contingency (04-30-14)
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this section and shall post copies of the notice in conspicuous places available to employees
and applicants for employment.
(e) If CONSULTANT should subcontract all or any portion of the services to
be performed under this Agreement, CONSULTANT shall cause each subcontractor to also
comply with the requirements of this Section 12.
13. Independent Contractor.
(a) In the furnishing of the services provided for herein, CONSULTANT is
acting solely as an independent contractor. Neither CONSULTANT, nor any of its officers,
agents or employees shall be deemed an officer, agent, employee, joint venturer, partner or
associate of CITY for any purpose. CITY shall have no right to control or supervise or direct the
manner or method by which CONSULTANT shall perform its work and functions. However,
CITY shall retain the right to administer this Agreement so as to verify that CONSULTANT is
performing its obligations in accordance with the terms and conditions thereof.
(b) This Agreement does not evidence a partnership or joint venture between
CONSULTANT and CITY. CONSULTANT shall have no authority to bind CITY absent CITY’S
express written consent. Except to the extent otherwise provided in this Agreement,
CONSULTANT shall bear its own costs and expenses in pursuit thereof.
(c) Because of its status as an independent contractor, CONSULTANT and
its officers, agents and employees shall have absolutely no right to employment rights and
benefits available to CITY employees. CONSULTANT shall be solely liable and responsible for
all payroll and tax withholding and for providing to, or on behalf of, its employees all employee
benefits including, without limitation, health, welfare and retirement benefits. In addition,
together with its other obligations under this Agreement, CONSULTANT shall be solely
responsible, indemnify, defend and save CITY harmless from all matters relating to employment
and tax withholding for and payment of CONSULTANT'S employees, including, without
limitation, (i) compliance with Social Security and unemployment insurance withholding,
payment of workers’ compensation benefits, and all other laws and regulations governing
matters of employee withholding, taxes and payment; and (ii) any claim of right or interest in
CITY employment benefits, entitlements, programs and/or funds offered employees of CITY
whether arising by reason of any common law, de facto, leased, or co-employee rights or other
theory. It is acknowledged that during the term of this Agreement, CONSULTANT may be
providing services to others unrelated to CITY or to this Agreement.
14. Notices. Any notice required or intended to be given to either party under the
terms of this Agreement shall be in writing and shall be deemed to be duly given if delivered
personally, transmitted by facsimile followed by telephone confirmation of receipt, or sent by
United States registered or certified mail, with postage prepaid, return receipt requested,
addressed to the party to which notice is to be given at the party's address set forth on the
signature page of this Agreement or at such other address as the parties may from time to time
designate by written notice. Notices served by United States mail in the manner above
described shall be deemed sufficiently served or given at the time of the mailing thereof.
15. Binding. Subject to Section 16, below, once this Agreement is signed by all
parties, it shall be binding upon, and shall inure to the benefit of, all parties, and each parties'
respective heirs, successors, assigns, transferees, agents, servants, employees and
representatives.
DPW-B Short Form T&M - Contingency (04-30-14)
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16. Assignment.
(a) This Agreement is personal to CONSULTANT and there shall be no
assignment by CONSULTANT of its rights or obligations under this Agreement without the prior
written approval of the City Manager or his/her designee. Any attempted assignment by
CONSULTANT, its successors or assigns, shall be null and void unless approved in writing by
the City Manager or his/her designee.
(b) CONSULTANT hereby agrees not to assign the payment of any monies
due CONSULTANT from CITY under the terms of this Agreement to any other individual(s),
corporation(s) or entity(ies). CITY retains the right to pay any and all monies due
CONSULTANT directly to CONSULTANT.
17. Compliance With Law. In providing the services required under this Agreement,
CONSULTANT shall at all times comply with all applicable laws of the United States, the State
of California and CITY, and with all applicable regulations promulgated by federal, state,
regional, or local administrative and regulatory agencies, now in force and as they may be
enacted, issued, or amended during the term of this Agreement.
18. Waiver. The waiver by either party of a breach by the other of any provision of
this Agreement shall not constitute a continuing waiver or a waiver of any subsequent breach of
either the same or a different provision of this Agreement. No provisions of this Agreement may
be waived unless in writing and signed by all parties to this Agreement. Waiver of any one
provision herein shall not be deemed to be a waiver of any other provision herein.
19. Governing Law and Venue. This Agreement shall be governed by, and
construed and enforced in accordance with, the laws of the State of California, excluding,
however, any conflict of laws rule which would apply the law of another jurisdiction. Venue for
purposes of the filing of any action regarding the enforcement or interpretation of this
Agreement and any rights and duties hereunder shall be Fresno County, California.
20. Headings. The section headings in this Agreement are for convenience and
reference only and shall not be construed or held in any way to explain, modify or add to the
interpretation or meaning of the provisions of this Agreement.
21. Severability. The provisions of this Agreement are severable. The invalidity, or
unenforceability of any one provision in this Agreement shall not affect the other provisions.
22. Interpretation. The parties acknowledge that this Agreement in its final form is
the result of the combined efforts of the parties and that, should any provision of this Agreement
be found to be ambiguous in any way, such ambiguity shall not be resolved by construing this
Agreement in favor of or against either party, but rather by construing the terms in accordance
with their generally accepted meaning.
23. Attorney's Fees. If either party is required to commence any proceeding or legal
action to enforce or interpret any term, covenant or condition of this Agreement, the prevailing
party in such proceeding or action shall be entitled to recover from the other party its reasonable
attorney's fees and legal expenses.
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24. Exhibits. Each exhibit and attachment referenced in this Agreement is, by the
reference, incorporated into and made a part of this Agreement.
25. Precedence of Documents. In the event of any conflict between the body of this
Agreement and any Exhibit or Attachment hereto, the terms and conditions of the body of this
Agreement shall control and take precedence over the terms and conditions expressed within
the Exhibit or Attachment. Furthermore, any terms or conditions contained within any Exhibit or
Attachment hereto which purport to modify the allocation of risk between the parties, provided
for within the body of this Agreement, shall be null and void.
26. Cumulative Remedies. No remedy or election hereunder shall be deemed
exclusive but shall, wherever possible, be cumulative with all other remedies at law or in equity.
27. No Third Party Beneficiaries. The rights, interests, duties and obligations defined
within this Agreement are intended for the specific parties hereto as identified in the preamble of
this Agreement. Notwithstanding anything stated to the contrary in this Agreement, it is not
intended that any rights or interests in this Agreement benefit or flow to the interest of any third
parties.
28. Extent of Agreement. Each party acknowledges that they have read and fully
understand the contents of this Agreement. This Agreement represents the entire and
integrated agreement between the parties with respect to the subject matter hereof and
supersedes all prior negotiations, representations or agreements, either written or oral. This
Agreement may be modified only by written instrument duly authorized and executed by both
CITY and CONSULTANT.
29. RFQ Document. Any Request for Qualifications and documents issued therewith
(collectively referred to herein as “RFQ”) by CITY that resulted in selection of CONSULTANT for
entry into this Agreement are hereby incorporated into and made a part of this Agreement. In
the event of a conflict between the RFQ and this Agreement (including any Exhibit hereto), this
Agreement (including any Exhibit hereto) shall take precedence.
/ / /
/ / /
/ / /
DPW-B Short Form T&M - Contingency (04-30-14)
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IN WITNESS WHEREOF, the parties have executed this Agreement at Fresno,
California, the day and year first above written.
CITY OF FRESNO,
a California municipal corporation
By:
Andrew Benelli, PE,
Assistant Public Works Director
Public Works Department
ATTEST:
YVONNE SPENCE, CMC
City Clerk
By:
Deputy
APPROVED AS TO FORM:
City Attorney’s Office
By:
Brandon Collet Date
Deputy
REVIEWED BY:
Randall Morrison, PE, Deputy City Engineer
Public Works Department
Addresses:
CITY:
City of Fresno
Attention: Randall Morrison,
Deputy City Engineer
2600 Fresno Street, 4th Floor
Fresno, CA 93721
Phone: (559) 621-8703
FAX: (559) 457-1277
FirstCarbon Solutions,
a California corporation
By:
Name:
Title:
(if corporation or LLC, Board
Chair, Pres. or Vice Pres.)
By:
Name:
Title:
(if corporation or LLC, CFO,
Treasurer, Secretary or Assistant
Secretary)
Any Applicable Professional License:
Number:
Name:
Date of Issuance:
CONSULTANT:
FirstCarbon Solutions
Attention: Mary Bean,
Vice President
7265 N First Street, Suite 101
Fresno, CA 93720
Phone: (925) 357-2562
FAX: [area code and #]
Attachments:
1. Exhibit A - Scope of Services
2. Exhibit B - Insurance Requirements
3. Exhibit C - Conflict of Interest Disclosure Form
4. Exhibit D - Federal and State Assurances
5. Appendix A to Exhibit D
Page 1 of 11
Exhibit A
SCOPE OF SERVICE
Consultant Service Agreement between City of Fresno (“City”)
And FirstCarbon Solutions (“Consultant”)
Environmental Construction Monitoring Services for the Fulton Mall Reconstruction Project
PROJECT TITLE
PROJECT OBJECTIVE:
The objective of the project is to provide environmental construction monitoring services during
the construction phase of the Fulton Mall Reconstruction Project. FirstCarbon Solutions and the
consultant team shall provide the expertise needed to meet the requirements set forth under the
project’s environmental documents and as described herein. Services will include pre-
construction and construction surveys and monitoring in order to meet the required
environmental mitigation measures on the project. The Fulton Mall Reconstruction Project is
subject to the California Environmental Quality Act (CEQA) and the National Environmental
Policy Act (NEPA) for environmental mitigation.
SCOPE OF SERVICES:
BIOLOGICAL RESOURCES SERVICES (FirstCarbon Solutions - FCS)
The following tasks represent the scope of work for conducting the pre-construction nesting bird
surveys and pre-construction roosting bat clearance surveys.
Task 1: Pre-construction Nesting Bird Surveys
Consistent with Migratory Bird Treaty Act (MBTA) and California Department of Fish and Wildlife
(CDFW) requirements, nesting bird surveys are required if construction and/or activity/tree
removal will occur during the nesting season (February 15th to August 31st). As a result,
FirstCarbon Solutions (FCS) proposes to conduct a pre-construction nesting bird survey.
Surveys of the project areas will be conducted by a qualified biologist and will include all areas
within 200 feet of the project area, if feasible, as well as line of sight up to 500 feet where
possible. Surveys will be conducted within 14 days prior to beginning ground disturbance
and/or construction. Specific tasks to be conducted include pre-construction nesting bird survey
and preparation of summary memo describing survey results. If active nests are located during
preconstruction surveys, United States Fish and Wildlife Service (USFWS) and/or CDFW
notification and consultation may be required to mitigate for presence of nesting birds, and will
require additional scope of work.
FCS will perform three pre-construction nesting bird surveys for the entire project area
(separated into three individual survey areas located between Tuolumne Street and
Fresno Street, Fresno Street and Tulare Street, and Tulare Street and Inyo Street,
respectively), and will require a maximum of one day to conduct a field survey for each
survey area (total of three) including mobilization. If necessary, an additional scope of
work will be required for any subsequent surveys. As needed, any additional surveys
shall be billed per the daily rate for each additional survey.
Page 2 of 11
If nesting birds are identified within the project area, additional monitoring of active nests
may be required to conduct construction activities. Monitoring activities are not included
in this scope of work. As needed monitoring activities shall be billed per the daily rate for
monitoring.
Task 2: Pre-construction Bat Roosting Surveys
If suitable roosting habitat (e.g., building, bridges, overhangs, large covered signs) for special-
status bats will be affected by project construction/activity (e.g., removal of buildings,
modification of bridges), and construction activities will occur within the potential maternity
roosting period for resident bat species (March to September), a qualified biologist will conduct
surveys for special-status bats during the appropriate time of day to maximize detectability to
determine if bat species are roosting near the work area.
FCS shall conduct three preliminary bat surveys within the project to identify areas of high
potential for bat roosts. Each survey area will require two biologists for one day of surveying to
assess the project area for potential roost. Preliminary survey methodology will include visual
surveys of the project area to identify potentially suitable habitat and/or indication of bat
occupancy (e.g., guano). Any areas identified as having a high potential for roosting will require
individual site-specific surveys if construction activity will occur during the maternity roosting
period. Roost exclusion devices (netting, plywood, building repair) may be installed prior to the
maternity roosting period, if feasible.
Task 3: Site-Specific Bat Roost Surveys
Site-specific surveys will be conducted no less than 7 days and no more than 14 days prior to
beginning ground disturbance and/or construction. Survey methodology may include visual
surveys of bats (e.g., observation of bats during foraging period), inspection for suitable habitat,
indication of bat occupancy (e.g., guano), or use of ultrasonic detectors (Anabat, Echo Meter
Touch etc.), if necessary. Visual surveys will include visually scanning all trees and buildings
within the project footprint, as necessary. If no bat roosts are found, then no further action will
be required.
Any active roosts will be identified and a no-construction buffer will be flagged by the biologist
and explained to construction supervisor. If avoidance is not possible, coordination with the
CDFW and/or USFWS to address additional mitigation, exclusion methods, and/or roost
removal procedures will be required, prior to any additional work or roost removal activities.
Preliminary assessment will require 2 biologists for a total of 3 days to assess the entire
project area.
FCS shall coordinate the survey schedule with City to ensure that access to all required
buildings is achieved. Extra site visits are not included in this scope of work.
Visual site specific surveys may not be adequate to identify bat occurrence; the use of
handheld Echo Meter Touch device has been included in the daily rate using a rental price of
$150 per day.
Page 3 of 11
Site-specific survey costs assume a maximum of four buildings per survey. As many as four
buildings can usually be adequately surveyed in one day, and the cost estimate reflects this
as well as individual MOB costs for each survey. Direct Costs Fees for travel may be
adjusted according to the required survey intensity, if multiple surveys are scheduled on
consecutive days.
PALEONTOLOGICAL MONITORING SERVICES (GrassRoots)
GrassRoots Environmental will provide paleontological monitoring and reporting for the Fulton
Mall project. GrassRoots will monitor construction activities on-site whenever excavation greater
than 5 feet below ground surface is taking place. If paleontological resources are found, the
paleontologist will divert earth-disturbing activities away from the site of the find and will
salvage, prepare, identify, and curate any paleontological resources deemed significant. The
significant resources shall be sent to a City-approved depository along with a summary report.
For a project located in an area where paleontological resources are likely to be present,
professional standards of the Society of Vertebrate Paleontology specify that a Paleontological
Identification Report (PIR), Paleontological Evaluation Report (PER), and Paleontological
Mitigation Plan (PMP) should be prepared and a record search conducted at an appropriate
facility. GrassRoots will prepare and implement a paleontological resources inventory and
assessment by rock unit. This report shall include the following components:
A report of any fossils observed during a reconnaissance-level field survey;
The results of a records search of appropriate paleontological databases (such as the
database at the University of California, Berkeley Museum of Paleontology [UCMP]) to
determine whether any previously recorded fossil localities are located within or
immediately adjacent to the proposed infrastructure facilities;
A complete listing of all geologic formations within the alignment of the proposed
infrastructure; and
A determination as to whether the geologic formations are of high or low paleontological
sensitivity, and a discussion supporting the reasons why the sensitivity determinations
were made.
GrassRoots will also attend up to three worker environmental awareness training sessions (at 2
hours each) and will inform construction personnel of the laws and regulations regarding
paleontological resources, the types of resources that might be found during construction, and
the appropriate actions to take if such resources are found.
This scope of work covers Paleontological monitoring for up to 30 days of construction activity
that occurs greater than 5 feet below ground surface.
Page 4 of 11
GrassRoots will prepare a brief memo each week that on-site monitoring is required. The
memo will summarize the location monitored and any notable events or activities that occurred
during monitoring.
VIBRATION MONITORING SERVICES (Wilson Ihrig and FCS)
Task 1: Pre-Construction: Coordination and Planning
Task 1a: Coordination with Contractor and Monitoring Team
As soon as authorized Wilson Ihrig will begin coordinating with the contractor, monitoring team,
and City concerning plans for monitoring and basic data to acquire during construction. This
effort will include the following tasks:
Review contractor phasing, schedule, staging areas, equipment list, vibration controls, and
other relevant information provided by the contractor.
Participate in kick-off meeting and conference calls to assist the City establish monitoring
process and protocol.
After the contractor information is available, conduct site reconnaissance to review and
scope out vibration monitoring locations for each building and review logistical issues. This
should be coordinated with the site visit(s) by the crack monitoring advisor to review
locations for installing crack gauges prior to construction.
Task 1b: Vibration Testing of Contractor Equipment
At the outset of the project, Wilson Ihrig will perform vibration measurements of contractor
equipment that poses a vibration concern (e.g., concrete breaker, vibratory roller, etc.) to
develop site-specific vibration attenuation relationships with distance.
Tests would be conducted at a non-vibration-sensitive area of the site.
Vibration simulation tests of contractor equipment and operating conditions.
Data will be analyzed and used to prepare a specific monitoring plan and protocol for
building monitoring team and contractor.
Task 1c: Vibration Monitoring Plan
Wilson Ihrig will prepare a Vibration Monitoring Plan that will outline the monitoring methods and
procedures to be used at the start of the project based on the framework of the NVMMP and the
results of the vibration tests. The plan will include:
Location and number of vibration monitors for each work area.
Monitor type and instrumentation specifications.
Monitor power requirements and geophone mounting requirements.
Vibration attenuation vs. distance curves based tests of actual contractor equipment.
Vibration criteria and response thresholds.
Visual and electronic alert settings for threshold exceedances.
Vibration data archival reporting.
Page 5 of 11
Task 1d: Guidelines for Construction Vibration Protocol
Wilson Ihrig will assist the team develop guidelines to define monitoring protocols for
construction.
With input from the City, contractor, and monitoring team, outline vibration monitoring
response protocols identifying actions in the event thresholds are exceeded.
Task 2: Start of Construction – Mobilization and Training
At the start of construction, Wilson Ihrig will mobilize the vibration monitoring effort and train
FCS staff to establish the working routine for the start of construction activities. Tasks include:
Acquire initial set of vibration monitors to be used at closest buildings at the start of
construction. Each vibration monitor will include a vibration sensor and digital vibration
logger. The initial set is anticipated to include:
o Ten vibration monitors capable of remote monitoring equipped with cellular wireless
modems for automatic remote data transmission and electronic alerts via email or SMS
text message upon threshold exceedance;
o Two supplemental vibration monitors with visual light display which may be dedicated for
as-needed attended monitoring by FCS at nearest locations between building and
construction work. These monitors will be equipped with a light board display that will
indicate threshold exceedances visually for FCS and the contractor.
Install/deploy monitors in buildings close to the initial construction activity.
If necessary for vibration monitor locations to be outdoors exposed to public right-of-way
and foot traffic, provide protective enclosures to minimize the potential for tampering.
Train FCS staff in the installation and operation of the vibration monitors for day-to-day
handling and relocating. Wilson Ihrig will visit the site to work with FCS on installation and
train the dedicated FCS staff responsible for overseeing the day-to-day vibration monitoring.
Wilson Ihrig will be on-site at the start of construction to work with FCS and advise on
monitoring techniques, placement and mounting of geophones, and protocols for moving
monitors and for responding to threshold exceedances. Wilson Ihrig will be responsible for
installing mounting plates or brackets where transducers are attached to walls.
Wilson Ihrig will advise FCS staff on moving monitors as needed depending on construction
progress.
Wilson Ihrig will acquire additional monitors for the project as needed based on construction
activity. This will depend on how the Construction progresses and how spread out the
contractor work areas are.
The total number of monitors could also be reduced later in the project after the vibration
intensive work is completed.
Task 3: During Construction – Routine Vibration Monitoring
Wilson Ihrig will provide oversight to and work with FCS throughout the project vibration
monitoring effort. This will include the following tasks:
Obtaining calibration certificates for monitors (Wilson Ihrig)
Configuring vibration monitors parameters and unit settings (Wilson Ihrig)
Page 6 of 11
Configuring electronic alerts and notifications for team distribution (Wilson Ihrig)
Daily compiling and organizing all monitoring data and tracking of locations, units, dates,
and times (FCS)
Moving monitors as needed based on construction activity (FCS)
Routine maintenance to ensure proper operation (FCS)
Troubleshooting remote monitoring issues (Wilson Ihrig and FCS)
Regular reporting of data to provide permanent documentation of project vibration levels
and can be relied upon in the event any damage or other vibration claims were made. In
addition to providing an archival summary of the vibration data, the reports will include
cursory descriptions of the work undertaken during the period, assuming such information
is provided in a timely fashion by the contractor (Wilson Ihrig and FCS).
Specific locations will be finalized with FCS, Wilson Ihrig, and participating third parties pending
review during the start of construction. Aspects to be considered are proximity to construction
vibration sources, equipment security, and other factors such as availability of line power. Line
power will be desirable at each monitoring location; however, some units may need to remain on
battery power if line power is not available unless it can be provided by others.
FCS will deploy, move, and maintain monitors as necessary, swap out batteries for units not on
line power, and keep units and spare batteries charged as needed when not in use. FCS will be
responsible for making sure that all data from the monitoring stations are compiled and
accessible on a daily basis.
Designated staff will be notified by email or text within a few minutes of when measured
vibration levels exceed specific thresholds for vibration monitors equipped with the cellular
wireless modem and data transmission. The supplemental monitors with light board display
may be used for alerting the contractor and FCS in real-time when thresholds are exceeded.
FCS will immediately alert the team about threshold exceedances so that the appropriate
actions can be taken and obtain information from the contractor to document activity
(equipment, location, time, etc.) occurring at the time of the threshold exceedance.
During construction, Wilson Ihrig will be available to consult with the City and the monitoring
team on interpretation of criteria exceedances, means and methods to reduce vibration, and
case-by-case review of vibration related issues as they arise. Consultation on vibration damage
potential would be the role of the Structural Engineer and Architect.
Task 4: County of Fresno Department of Health Mitigation Plan
As discussed in the NVMMP, Section 4.4.4.1, 1221 Fulton Mall has vibration-sensitive
operations in basement locations that encroach on the right-of-way. Wilson Ihrig understands
that lab equipment of primary concern consists of two Biosafety Cabinets located in a Biosafety
Level 3 (BSL-3) testing room. The equipment consists of Bake Model B60-112 and Lab Comco
Model 36205-04. The equipment is freestanding and not bolted to the floor. The Baker hood is
hard-ducted to the ventilation ducts. No quantitative vibration criteria have been provided by the
Lab to the best of Wilson Ihrig’s knowledge. Wilson Ihrig also understands that there are other
freestanding biological testing equipment that the Lab plans to relocate away from the front area
of Lab prior to construction.
The NVMMP outlined recommended steps. Wilson Ihrig can help develop a detailed scope
after visiting the Lab and performing additional review. Wilson Ihrig recommends a nominal
scope be developed to initiate the process as soon as authorized.
Page 7 of 11
CRACK GAUGE START-UP AND CONSTRUCTION SUPPORT (WK)
Task 1 - Start-Up Phase
In coordination with WIAI and Cornerstone Structural Engineering Group (CSEG),
Wallace-Kuhl and Associates (WK) will provide onsite engineering consulting services to
help select the appropriate locations to install crack monitoring gauges – at this early
stage, we anticipate selecting three locations in each of the 56 buildings/properties
identified in the NVMMP.
Install crack monitor gauges at the selected locations.
Help develop a protocol for periodic reading of the gauges, which will be performed by
others during construction.
Task 2 - Construction Phase
Provide engineering consulting services as needed during construction.
Review crack monitor gauge documentation and findings.
CRACK GAUGE MONITORING AND VIBRATION STRUCTURAL SUPPORT SERVICES
(CSEG)
Task 1 - Crack Monitoring
Cornerstone will provide monitoring of crack gauges as required in Table 15 – Schedule of
Crack Monitoring in the NVMMP. This task item includes the following scope of work:
• Review of locations of crack gauges for each building during the time of installation. It is
assumed that the number of crack gauges and locations will be determined by others
and that a minimum of three crack gauges will be installed per building (for a total of 162
gauges).
• Monitor installed crack gauges per Table 15 – Schedule of Crack Monitoring in the
NVMMP. This task includes site visits to physically measure and record the crack widths
at each of the properties listed in Appendix B (attached).
o This task includes monitoring crack gauges prior to demolition and construction
activities to establish initial readings. Monitoring will begin as soon as the crack
gauges are installed by others. Cornerstone will visit the site and record crack
gauge readings 3 times per week for a period of 60 days prior to commencement
of work by the contractor, as required by the NVMMP
o In accordance with the NVMMP, crack gauges will be monitored 3 times per
week when demolition and construction work is within 600 ft. of the gauge and
daily when work is within 200 ft. of a gauge as required by the NVMMP.
o Per the NVMMP, crack gauges will need to be monitored after the completion of
all construction activities. In accordance with the NVMMP, Cornerstone will
monitor crack gauges 3 times a week for 60 days after the completion of
construction activities around the gauge and will continue to monitor the gauges
weekly for a period of 6 months after the completion of construction.
• Cornerstone will complete a weekly crack monitoring report documenting the
measurements of the cracks. The reports will include the following information:
o Day and time that measurements were taken
o General construction activities occurring when measurements were taken
o List of property addresses where measurements were taken
o Location where measurements were taken
Page 8 of 11
o Base reading for each gauge that was measured
o Name of individual taking the measurements
Task 2 - Vibration Monitoring Structural Support
This task includes an allowance for work associated with providing structural support to WI and
FCS in the event that the vibration thresholds contained within the NVMMP were determined to
have been exceeded and building damage may have occurred. Cornerstone will provide
structural advice on a case-by-case basis on whether it may be appropriate to make vibration
threshold criteria modifications if it determined that the current criteria contained within the
NVMMP is too stringent to accommodate the contractor’s operations at certain locations.
When the vibration threshold has been exceeded, WI and FCS will notify Cornerstone, who will
perform the following tasks:
• Perform an on-site observation of the building where the vibration threshold was
exceeded. Observations will include documenting any visible damage, including cracks
that may have been caused by the excessive vibration. Observations will be limited to
readily visible areas of the exterior portion of the building facing the improvements at the
street level. Any damage noted will be documented with photos. Cornerstone will also
attempt to determine what caused the monitor to exceed the vibration threshold by
discussing with the contractor the work that was in progress when the threshold was
exceeded.
• Cornerstone will provide structural advice to WI and FCS on the acceptability of
exceeding the lower vibration threshold on a case-by-case basis, based on the findings
of the site observation.
• Prepare a field observation report discussing the findings of our on-site observation
including the following:
o Day and time that observation was made
o Property addresses and location where the vibration threshold was exceeded
o Location where measurements were taken
o Observations of any damage, including photos
o Recommendations for further action, including whether the vibration threshold
may be exceeded
o Name of individual making the observations
ARCHITECTURAL SUPPORT SERVICES (ARG)
Architectural Resources Group (ARG) would be available on an as needed basis if questions
arise regarding the effect of vibration on any of the buildings. ARG will provide architectural
support in the event of vibration impacts or to provide input on vibration threshold changes.
Page 9 of 11
SCHEDULE OF FEES
AGREEMENT COMPENSATION BREAKDOWN
The consultant fees to provide the scope of services herein are itemized as follows:
Item Task Description Total Cost
1. Biological Resources (FCS) $13,412.40
2. Paleontological Services (GrassRoots) $40,240.00
3. Vibration Monitoring Services (WI & FCS) $203,600.00
4. Crack Gauge Start-up and Construction Support (WK) $24,000.00
5. Crack Gauge Monitoring and Vibration Structural Support (CSEG) $73,000.00
Total Cost $354,252.40
BIOLOGICAL RESOURCES SERVICES (FCS)
Task Rate* Quantity Cost
Task 1: Avian pre-construction field survey (1 day) $1,875 3 $5,623.80
Task 2: Pre-Construction Bat Roosting Surveys $5,789 1 $5,788.60
Task 3: Site-Specific Bat Roost Surveys (per four buildings) $2,000 1 $2,000.00
Total Cost $13,412.40
* Includes any applicable direct costs (hotel, per diem, and mileage)
Billing Rates
Title Rate
FCS Associate $160/hour
FCS Assistant $75/hour
PALEONTOLOGICAL MONITORING SERVICES (GrassRoots)
Task Cost
Prepare PIR/ PER/PMP report and record search $13,000
Worker training (3 times @ 2 hours) $540
On-site monitoring (maximum 30 days) $21,600
Page 10 of 11
Weekly memo (maximum 15) $3,580
Subtotal Labor $38,720
Direct Costs
Record search (estimated) $200
Mileage (50 miles RT x 30) @ IRS rate $870
Meals (30 x $15/day) $450
Subtotal Direct Costs $1,520
Total Cost $40,240
VIBRATION MONITORING SERVICES (WI & FCS)
Task Cost
Task 1: Pre-Construction: Coordination and Planning
1a: Coordination with Contractor and Monitoring Team $23,200
1b: Vibration Testing of Contractor Equipment $12,400
1c: Vibration Monitoring Plan $4,800
1d: Guidelines for Construction $2,400
Task 2: Start of Construction – Mobilization and Training $17,500
Task 3: During Construction – Routine Vibration Monitoring $139,300
Task 4: County of Fresno Department of Health Mitigation Plan $4,000
Total Cost $203,600
Billing Rates
Title Rate
Senior Principal $275/hour
Principal $250/hour
Associate Principal $200/hour
Senior Consultant $170/hour
Associate $145/hour
Assistant $120/hour
FCS Associate $160/hour
FCS Assistant $75/hour
ODCs (misc.) Cost with no mark-up
Page 11 of 11
CRACK GAUGE START-UP AND CONSTRUCTION SUPPORT (WK)
Task Cost
Task 1: Crack Gauge Start-Up Phase $16,000
Task 2: Construction Phase $8,000
Total Cost $24,000
Billing Rates
Title Rate
Principal Engineer / Geologist $160/hour
Senior Engineer / Geologist $160/hour
Senior Environmental Technician $95/hour
Administrative Assistant $70/hour
CRACK GAUGE MONITORING AND STRUCTURAL SUPPORT (CSEG)
Task Cost
Task 1: Crack Gauge Monitoring $63,000
Task 2: Vibration Monitoring Structural Support $10,000
Total Cost $73,000
Billing Rates
Title Rate
Principal $215/hour
Project Engineer $130/hour
Staff Engineer $115/hour
Administrative Assistant I $75/hour
ARCHITECTURAL SUPPORT (ARG) (Optional)
Billing Rates
Title Rate
Principal $190/hour
Associate Principal $180/hour
Senior Architect 3 $160/hour
Administrative Staff $85/hour
DPW-B Short Form T&M - Contingency (04-30-14)
Page 1 of 4
Exhibit B
Exhibit B
INSURANCE REQUIREMENTS
Consultant Service Agreement between City of Fresno (“CITY”)
and FirstCarbon Solutions (“CONSULTANT”)
Environmental Construction Monitoring Services for the Fulton Mall Reconstruction Project
PROJECT TITLE
MINIMUM SCOPE OF INSURANCE
Coverage shall be at least as broad as:
1. The most current version of Insurance Services Office (ISO) Commercial General
Liability Coverage Form CG 00 01, providing liability coverage arising out of your
business operations. The Commercial General Liability policy shall be written on
an occurrence form and shall provide coverage for “bodily injury,” “property
damage” and “personal and advertising injury” with coverage for premises and
operations (including the use of owned and non-owned equipment), products and
completed operations, and contractual liability (including, without limitation,
indemnity obligations under the Agreement) with limits of liability not less than
those set forth under “Minimum Limits of Insurance.”
2. The most current version of ISO *Commercial Auto Coverage Form CA 00 01,
providing liability coverage arising out of the ownership, maintenance or use of
automobiles in the course of your business operations. The Automobile Policy
shall be written on an occurrence form and shall provide coverage for all owned,
hired, and non-owned automobiles or other licensed vehicles (Code 1- Any
Auto). If personal automobile coverage is used, the CITY, its officers, officials,
employees, agents and volunteers are to be listed as additional insureds.
3. Workers’ Compensation insurance as required by the State of California and
Employer’s Liability Insurance.
4. Professional Liability (Errors and Omissions) insurance appropriate to
CONSULTANT’S profession. Architect’s and engineer’s coverage is to be
endorsed to include contractual liability.
MINIMUM LIMITS OF INSURANCE
CONSULTANT, or any party the CONSULTANT subcontracts with, shall maintain limits of
liability of not less than those set forth below. However, insurance limits available to CITY, its
officers, officials, employees, agents and volunteers as additional insureds, shall be the greater
of the minimum limits specified herein or the full limit of any insurance proceeds available to the
named insured:
1. COMMERCIAL GENERAL LIABILITY:
(i) $1,000,000 per occurrence for bodily injury and property damage;
(ii) $1,000,000 per occurrence for personal and advertising injury;
(iii) $2,000,000 aggregate for products and completed operations; and,
DPW-B Short Form T&M - Contingency (04-30-14)
Page 2 of 4
Exhibit B
(iv) $2,000,000 general aggregate applying separately to the work performed
under the Agreement.
2. COMMERCIAL AUTOMOBILE LIABILITY:
$1,000,000 per accident for bodily injury and property damage.
OR*
PERSONAL AUTOMOBILE LIABILITY insurance with limits of liability not less
than:
(i) $100,000 per person;
(ii) $300,000 per accident for bodily injury; and,
(iii) $50,000 per accident for property damage.
3. WORKERS’ COMPENSATION INSURANCE as required by the State of
California with statutory limits.
4. EMPLOYER’S LIABILITY:
(i) $1,000,000 each accident for bodily injury;
(ii) $1,000,000 disease each employee; and,
(iii) $1,000,000 disease policy limit.
5. PROFESSIONAL LIABILITY (Errors and Omissions):
(i) $1,000,000 per claim/occurrence; and,
(ii) $2,000,000 policy aggregate.
UMBRELLA OR EXCESS INSURANCE
In the event CONSULTANT purchases an Umbrella or Excess insurance policy(ies) to meet the
“Minimum Limits of Insurance,” this insurance policy(ies) shall “follow form” and afford no less
coverage than the primary insurance policy(ies). In addition, such Umbrella or Excess insurance
policy(ies) shall also apply on a primary and non-contributory basis for the benefit of the CITY,
its officers, officials, employees, agents and volunteers.
DEDUCTIBLES AND SELF-INSURED RETENTIONS
CONSULTANT shall be responsible for payment of any deductibles contained in any insurance
policy(ies) required herein and CONSULTANT shall also be responsible for payment of any self-
insured retentions. Any deductibles or self-insured retentions must be declared on the
Certificate of Insurance, and approved by, the CITY’S Risk Manager or his/her designee. At the
option of the CITY’S Risk Manager or his/her designee, either:
(i) The insurer shall reduce or eliminate such deductibles or self-insured
retentions as respects CITY, its officers, officials, employees, agents and
volunteers; or
DPW-B Short Form T&M - Contingency (04-30-14)
Page 3 of 4
Exhibit B
(ii) CONSULTANT shall provide a financial guarantee, satisfactory to CITY’S
Risk Manager or his/her designee, guaranteeing payment of losses and
related investigations, claim administration and defense expenses. At no
time shall CITY be responsible for the payment of any deductibles or self-
insured retentions.
OTHER INSURANCE PROVISIONS/ENDORSEMENTS
The General Liability and Automobile Liability insurance policies are to contain, or be endorsed
to contain, the following provisions:
1. CITY, its officers, officials, employees, agents and volunteers are to be covered
as additional insureds. CONSULTANT shall establish additional insured status
for the City and for all ongoing and completed operations by use of ISO Form
CG 20 10 11 85 or both CG 20 10 10 01 and CG 20 37 10 01 or by an executed
manuscript insurance company endorsement providing additional insured status
as broad as that contained in ISO Form CG 20 10 11 85.
2. The coverage shall contain no special limitations on the scope of protection
afforded to CITY, its officers, officials, employees, agents and volunteers. Any
available insurance proceeds in excess of the specified minimum limits and
coverage shall be available to the Additional Insured.
3. For any claims related to this Agreement, CONSULTANT’S insurance coverage
shall be primary insurance with respect to the CITY, its officers, officials,
employees, agents and volunteers. Any insurance or self-insurance maintained
by the CITY, its officers, officials, employees, agents and volunteers shall be
excess of CONSULTANT’S insurance and shall not contribute with it.
CONSULTANT shall establish primary and non-contributory status by using ISO
Form CG 20 01 04 13 or by an executed manuscript insurance company
endorsement that provides primary and non-contributory status as broad as that
contained in ISO Form CG 20 01 04 13.
The Workers’ Compensation insurance policy is to contain, or be endorsed to contain, the
following provision: CONSULTANT and its insurer shall waive any right of subrogation against
CITY, its officers, officials, employees, agents and volunteers.
If the Professional Liability (Errors and Omissions) insurance policy is written on a claims-made
form:
1. The retroactive date must be shown, and must be before the effective date of the
Agreement or the commencement of work by CONSULTANT.
2. Insurance must be maintained and evidence of insurance must be provided for at
least five (5) years after completion of the Agreement work or termination of the
Agreement, whichever occurs first, or, in the alternative, the policy shall be
endorsed to provide not less than a five (5) year discovery period.
3. If coverage is canceled or non-renewed, and not replaced with another
claims-made policy form with a retroactive date prior to the effective date of the
Agreement or the commencement of work by CONSULTANT, CONSULTANT
DPW-B Short Form T&M - Contingency (04-30-14)
Page 4 of 4
Exhibit B
must purchase “extended reporting” coverage for a minimum of five (5) years
after completion of the Agreement work or termination of the Agreement,
whichever occurs first.
4. A copy of the claims reporting requirements must be submitted to CITY for
review.
5. These requirements shall survive expiration or termination of the Agreement.
All policies of insurance required herein shall be endorsed to provide that the coverage shall not
be cancelled, non-renewed, reduced in coverage or in limits except after thirty (30) calendar
days written notice by certified mail, return receipt requested, has been given to CITY.
CONSULTANT is also responsible for providing written notice to the CITY under the same
terms and conditions. Upon issuance by the insurer, broker, or agent of a notice of cancellation,
non-renewal, or reduction in coverage or in limits, CONSULTANT shall furnish CITY with a new
certificate and applicable endorsements for such policy(ies). In the event any policy is due to
expire during the work to be performed for CITY, CONSULTANT shall provide a new certificate,
and applicable endorsements, evidencing renewal of such policy not less than fifteen (15)
calendar days prior to the expiration date of the expiring policy.
VERIFICATION OF COVERAGE
CONSULTANT shall furnish CITY with all certificate(s) and applicable endorsements effecting
coverage required hereunder. All certificates and applicable endorsements are to be received
and approved by the CITY’S Risk Manager or his/her designee prior to CITY’S execution of the
Agreement and before work commences. All non-ISO endorsements amending policy coverage
shall be executed by a licensed and authorized agent or broker. Upon request of CITY,
CONSULTANT shall immediately furnish City with a complete copy of any insurance policy
required under this Agreement, including all endorsements, with said copy certified by the
underwriter to be a true and correct copy of the original policy. This requirement shall survive
expiration or termination of this Agreement.
Exhibit C
DISCLOSURE OF CONFLICT OF INTEREST
Environmental Construction Monitoring Services for the Fulton Mall Reconstruction Project
PROJECT TITLE
YES* NO
1 Are you currently in litigation with the City of Fresno or any of its
agents?
2 Do you represent any firm, organization or person who is in
litigation with the City of Fresno?
3 Do you currently represent or perform work for any clients who do
business with the City of Fresno?
4 Are you or any of your principals, managers or professionals,
owners or investors in a business which does business with the
City of Fresno, or in a business which is in litigation with the City of
Fresno?
5 Are you or any of your principals, managers or professionals,
related by blood or marriage to any City of Fresno employee who
has any significant role in the subject matter of this service?
6 Do you or any of your subcontractors have, or expect to have, any
interest, direct or indirect, in any other contract in connection with
this Project?
* If the answer to any question is yes, please explain in full below.
Explanation:
Signature
Date
(name)
(company)
(address)
Additional page(s) attached.
(city state zip)
DPW-B Short Form T&M - Contingency (04-30-14)
Page 1 of 3
Exhibit D
Exhibit D
FEDERAL AND STATE ASSURANCES
Consultant Service Agreement between City of Fresno (“CITY”)
and FirstCarbon Solutions (“CONSULTANT”)
Environmental Construction Monitoring Services for the Fulton Mall Reconstruction Project
1. CONSULTANT shall comply with and require its Subcontractors to comply with the
following:
a. 23 USC §112 regarding Highways and the letting of contracts to Architects and
Engineers;
b. The provisions of the Fair Employment and Housing Act (Government Code
Section 1290-0 et seq.), and the applicable regulations promulgated thereunder
(California Code of Regulations, Title 2, Section 7285.0 et seq.). The applicable
regulations of the Fair Employment and Housing Commission implementing
Government Code Section 12900(a-f), set forth in Chapter of Division 4 of Title 2
of the California Code of Regulations are incorporated into this Agreement by
reference and made a part hereof as if set forth in full. Give a written notice of
their obligations under this clause to any labor organizations with which they
have a collective bargaining or any other agreements as appropriate. INCLUDE
THIS ENTIRE CLAUSE IN ANY AND ALL SUBCONTRACTS.
c. Appendix A attached hereto and incorporated herein.
2. Cost Principles
a. CONSULTANT agrees that the Contract Cost Principles and Procedures, 48
CFR, Federal Acquisition Regulations System, Chapter 1 Part 31.000 et seq.,
shall be used to determine the allowability of cost for individual items.
b. CONSULTANT also agrees to comply with federal procedures in accordance
with 49 CFR, Part 18, Uniform Administrative Requirements for Grants and
Cooperative Agreements to State and Local Governments.
c. Any costs for which payment has been made to CONSULTANT that are
determined by subsequent audit to be unallowable under 48 CFR, Federal
Acquisition Regulations System, Chapter 1, Part 31.000 et seq., are subject to
repayment by CONSULTANT to CITY.
3. Subcontracting
a. CONSULTANT shall perform the work contemplated with resources available
within its own organization; and no portion of the work pertinent to this
Agreement shall be subcontracted without written authorization by the CITY’S
Contract Manager, except that, which is expressly identified in the approved Cost
Proposal.
b. Any subcontract in excess of $25,000 shall contain ALL the provisions stipulated
in this Agreement to be applicable to subcontractors.
c. Any substitution of subconsultants/subcontractors must be approved in writing by
the CITY’s Contract Manager.
DPW-B Short Form T&M - Contingency (04-30-14)
Page 2 of 3
Exhibit D
4. Equipment Purchase
a. Prior authorization in writing, by the CITY’S Contract Manager shall be required
before CONSULTANT enters into any unbudgeted purchase order, or
subcontract exceeding $5,000 for supplies, equipment, or CONSULTANT
services. CONSULTANT shall provide a written request which includes an
evaluation of the necessity or desirability of incurring such costs, three
competitive quotations obtained in the manner prescribed in the CITY’s Municipal
Code Section 4-101(d) or 4-102 as applicable or a sole source justification as
provided in the CITY’S Administrative Order No. 3-3.
b. Any equipment purchased as a result of this Agreement is subject to the
following: CONSULTANT shall maintain an inventory of all nonexpendable
property. Nonexpendable property is defined as having a useful life of at least
two years and an acquisition cost of $5,000 or more. If the purchased equipment
needs replacement and is sold or traded in, CITY shall receive a proper refund or
credit at the conclusion of the Agreement, or if the Agreement is terminated,
CONSULTANT may either keep the equipment and credit CITY in an amount
equal to its fair market value, or sell such equipment at the best price obtainable
at a public or private sale, in accordance with established CITY procedures; and
credit CITY in an amount equal to the sales price. If CONSULTANT elects to
keep the equipment, fair market value shall be determined at CONSULTANT’S
expense, on the basis of a competent independent appraisal of such equipment.
Appraisals shall be obtained from an appraiser mutually agreeable to CITY and
CONSULTANT, if it is determined to sell the equipment, the terms and conditions
of such sale must be approved in advance by CITY. 49 CFR, Part 18 requires a
credit to Federal funds when participating equipment with a fair market value
greater than $5,000.00 is credited to the project.
c. The above provisions shall be included in all subcontracts in excess of $25,000.
5. PROHIBITION OF EXPENDING CITY STATE OR FEDERAL FUNDS FOR LOBBYING
This section only applies to contracts where federal funding will exceed $100,000.
A. CONSULTANT certifies to the best of his or her knowledge and belief that:
1. No state, federal or CITY appropriated funds have been paid, or will be paid
by-or-on behalf of CONSULTANT to any person for influencing or attempting to influence
an officer or employee of any state or federal agency; a Member of the State Legislature
or United States Congress; an officer or employee of the Legislature or Congress; or any
employee of a Member of the Legislature or Congress, in connection with the awarding
of any state or federal contract; the making of any state or federal grant; the making of
any state or federal loan; the entering into of any cooperative agreement, and the
extension, continuation, renewal, amendment, or modification of any state or federal
contract, grant, loan, or cooperative agreement.
2. If any funds other than federal appropriated funds have been paid, or will be
paid to any person for influencing or attempting to influence an officer or employee of
any federal agency; a Member of Congress; an officer or employee of Congress, or an
employee of a Member of Congress; in connection with this federal contract, grant, loan,
or cooperative agreement; CONSULTANT shall complete and submit Standard
Form-LLL, "Disclosure Form to Report Lobbying," in accordance with its instructions.
DPW-B Short Form T&M - Contingency (04-30-14)
Page 3 of 3
Exhibit D
B. This certification is a material representation of fact upon which reliance was placed
when this transaction was made or entered into. Submission of this certification is a
prerequisite for making or entering into this transaction imposed by Section 1352, Title
31, U.S.Code. Any person who fails to file the required certification shall be subject to a
civil penalty of not less than $10,000 and not more than $100,000 for each such failure.
C. CONSULTANT also agrees by signing this document that he or she shall require that
the language of this certification be included in all lower-tier subcontracts, which exceed
$100,000, and that all such sub recipients shall certify and disclose accordingly.
6. NON-DISCRIMINATION CLAUSE
During the performance of this Agreement, CONSULTANT and its subcontractors shall
not unlawfully discriminate, harass, or allow harassment against any employee or
applicant for employment because of sex, race, color, ancestry, religious creed, national
origin, physical disability (including HIV and AIDS), mental disability, medical condition
(e.g., cancer), age (over 40), marital status, and denial of family care leave.
CONSULTANT and subcontractors shall insure that the evaluation and treatment of their
employees and applicants for employment are free from such discrimination and
harassment. CONSULTANT and subcontractors shall comply with the provisions of the
Fair Employment and Housing Act (Gov. Code §12990 (a-f) et seq.) and the applicable
regulations promulgated thereunder (California Code of Regulations, Title 2, Section
7285 et seq.). The applicable regulations of the Fair Employment and Housing
Commission implementing Government Code Section 12990 (a-f), set forth in Chapter 5
of Division 4 of Title 2 of the California Code of Regulations, are incorporated into this
Agreement by reference and made a part hereof as if set forth in full. CONSULTANT
and its subcontractors shall give written notice of their obligations under this clause to
labor organizations with which they have a collective bargaining or other Agreement.
CONSULTANT shall include the nondiscrimination and compliance provisions of this
clause in all subcontracts to perform work under the Agreement.
Page 2 of 2
Appendix A to Exhibit D
APPENDIX A TO EXHIBIT D
Consultant Service Agreement between City of Fresno (“CITY”)
and FirstCarbon Solutions (“CONSULTANT”)
Environmental Construction Monitoring Services for the Fulton Mall Reconstruction Project
(1) CONSULTANT shall comply with the regulations relative to nondiscrimination in federally
assisted programs of the Department of Transportation, Title 49, Code of Federal Regulations,
Part 21, as they may be amended from time to time, (hereinafter referred to as the
REGULATIONS), which are herein incorporated by reference and made a part of this
Agreement.
(2) CONSULTANT, with regard to the work performed by it during the Agreement, shall not
discriminate on the grounds of race, color, sex, national origin, religion, age, or disability in the
selection and retention of sub-applicants, including procurements of materials and leases of
equipment. CONSULTANT shall not participate either directly or indirectly in the discrimination
prohibited by Section 21.5 of the REGULATIONS, including employment practices when the
Agreement covers a program set forth in Appendix B of the REGULATIONS.
(3) In all solicitations either by competitive bidding or negotiation made by CONSULTANT for
work to be performed under a Sub-agreement, including procurements of materials or leases of
equipment, each potential sub-applicant or supplier shall be notified by CONSULTANT of the
CONSULTANT'S obligations under this Agreement and the REGULATIONS relative to
nondiscrimination on the grounds of race, color, or national origin.
(4) CONSULTANT shall provide all information and reports required by the REGULATIONS, or
directives issued pursuant thereto, and shall permit access to CONSULTANT'S books, records,
accounts, other sources of information, and its facilities as may be determined by STATE or
Federal Highway Administration (“FHWA”) to be pertinent to ascertain compliance with such
REGULATIONS or directives. Where any information required of CONSULTANT is in the
exclusive possession of another who fails or refuses to furnish this information, CONSULTANT
shall so certify to the State of California (“STATE”) or the FHWA as appropriate, and shall set
forth what efforts CONSULTANT has made to obtain the information.
(5) In the event of CONSULTANT'S noncompliance with the nondiscrimination provisions of this
Agreement, STATE shall impose such agreement sanctions as it or the FHWA may determine
to be appropriate, including, but not limited to:
(a) withholding of payments to CITY under the Agreement within a reasonable period of
time, not to exceed 90 days; and/or
(b) cancellation, termination or suspension of the Agreement, in whole or in part.
(6) CONSULTANT shall include the provisions of paragraphs (1) through (6) in every sub-
agreement, including procurements of materials and leases of equipment, unless exempt by the
REGULATIONS, or directives issued pursuant thereto. CONSULTANT shall take such action
with respect to any sub-agreement or procurement as STATE or FHWA may direct as a means
of enforcing such provisions including sanctions for noncompliance, provided, however, that, in
the event CONSULTANT becomes involved in, or is threatened with, litigation with a sub-
applicant or supplier as a result of such direction, CONSULTANT may request STATE enter into
DPW-B Short Form T&M - Contingency (04-30-14)
Page 2 of 2
Exhibit D
such litigation to protect the interests of STATE, and, in addition, CONSULTANT may request
the United States to enter into such litigation to protect the interests of the United States.
(7) CONSULTANT shall execute the following CERTIFICATION OF CONSULTANT,
COMMISSIONS & FEES
I HEREBY CERTIFY that I am , and duly authorized representative
of the firm of __________________________ whose address
is_______________________________________________________________, and that,
except as hereby expressly stated, neither I nor the above firm that I represent have:
(a) employed or retained for a commission, percentage, brokerage, contingent fee, or other
consideration, any firm or person (other than a bona fide employee working solely for me or the
above CONSULTANT) to solicit or secure this Agreement; nor
(b) agreed, as an express or implied condition for obtaining this Agreement, to employ or retain
the services of any firm or person in connection with carrying out the Agreement; nor
(c) paid, or agreed to pay, to any firm, organization or person (other than a bona fide employee
working solely for me or the above CONSULTANT) any fee, contribution, donation, or
consideration of any kind, for or in connection with, procuring or carrying out this Agreement.
I acknowledge that this Certificate is to be made available to the California Department of
Transportation (Caltrans) in connection with this Agreement involving participation of
Federal-aid Highway funds, and is subject to applicable state and federal laws, both criminal
and civil.
(Date)_______________________ (Signature) _______________________________
City of Fresno
Staff Report
2600 Fresno Street
Fresno, CA 93721
www.fresno.gov
File #:ID16-057 Agenda Date:1/14/2016 Agenda #:3-E
REPORT TO THE CITY COUNCIL
January 14, 2016
FROM:Jennifer Clark, AICP, Director
Development and Resource Management Department
BY:Sophia Pagoulatos, Planning Manager
Development and Resource Management Department
SUBJECT
WORKSHOP - Housing Element Update
RECOMMENDATION
No action requested; informational only.
EXECUTIVE SUMMARY
The purpose of the workshop is to provide an overview of the City’s Housing Element Update and
provide an opportunity for questions and comments. Both staff and consultant will be present to
answer questions. More information is available at www.fresno.gov/housingelement
<http://www.fresno.gov/housingelement>.
Attachment:Powerpoint
City of Fresno Printed on 3/27/2023Page 1 of 1
powered by Legistar™
City Council Study Session
January 14, 2016
Goals for Study Session
•Understand what the Housing Element is
•Discuss the Housing Element update process
•Discuss Draft 2015-2023 Housing Element
–Regional Housing Needs Allocation (RHNA)
–Housing Objectives, Policies, and Programs
•Next Steps
Housing Element Facts
State-mandated planning
document for housing
– 1 of 7 state-required elements of
the Comprehensive Plan
Only General Plan element
that requires review and
“certification” by a State
agency - California
Department of Housing &
Community Development
(HCD)
Why Update the Housing Element
Periodic updates required by State law
•2015-2023 update due December 31, 2015 (plus 120-day
grace period)
•If adopted on time, Housing Element valid for eight years
If late: 4-year cycle penalty
Why Update the Housing Element
•Adjust Housing Policy to reflect changes in the
community
•HCD Certification
Compete for housing grants
Legally adequate General Plan
Housing Element Update Process
Community
Meetings to
Receive Input
Evaluate Any New
Constraints and
Update Land
Inventory and
Resources
Revise Housing
Policies and
Programs and
Prepare Draft
Housing Element
CEQA Review HCD Review Public Adoption
Hearings
Phase
1
Phase
2
Fall 2015 Fall 2015 Fall/Winter 2015
Early 2016 Early January – Early
March 2016 (60 days)
March/April 2016
Public Input
Public Input
Housing Element Content
Housing
Plan
2015-2023
Needs Assessment
• Demographic Trends
• Housing Market Trends
• Special Needs Groups
Constraints to Housing
Development
• Governmental
• Market
• Environmental
Resources and Sites
Inventory
• Sites for all Income
Levels
• Administrative Resources
• Financial Resources
Progress toward
Implementing
Previous
Housing
Element
Affordable Housing Issues
Affordable housing: a household paying no more than
30% of its annual income on housing
Cost burden: When monthly housing costs (including
utilities) exceed 30% of monthly income
Cost burden in the City of Fresno:
45% of all households
37% of owner households
54% of renter households
Sources: U.S. Department of Housing and Urban Development (HUD) Comprehensive Housing Affordability Strategy (CHAS) Data, 2006-2010
State Income Thresholds
Affordable housing = 30% of household income
Income Level 1-Person 2-Person 3-Person 4-Person 5 Person
Extremely Low
(0-30% AMI)$12,150 $15,930 $20,090 $24,250 $28,410
Very Low
(31-50% AMI)$20,300 $23,200 $26,100 $28,950 $31,300
Low
(51-80% AMI)$32,450 $37,050 $41,700 $46,300 $50,050
Moderate
(81-120% AMI)$48,650 $55,600 $62,550 $69,500 $75,050
AMI = Area Median Income
Fresno County AMI = $ 57,900
Source: CA HCD, 2015
$1,911
$1,686
$1,158
$1,051
$859
$592
$499
$478
$472
$398
$0.00 $500.00 $1,000.00 $1,500.00 $2,000.00 $2,500.00
High School Teacher
Police/Sheriff Officer
Low Income Family of 4
Truck Driver
Construction Laborer
Retail Cashier
Security Guard
Farmworker (Crops/Nursery)
Cook, Fast Food
Retiree (Social Security)
Affordable Housing Cost
$988 Estimated Average Monthly
Mortgage: Home in the City of Fresno
$884 Average Rent in the City of Fresno
Sources: U.S. Department of Labor, Bureau of Labor Statistics: May 2014 Metropolitan and Nonmetropolitan Area Occupational Employment and Wage Estimates, Fresno, CA; U.S. Social Security Administration;
Zillow.com; Livability.com; Realtor.com Mortgage Calculator; California Department of Housing and Community Development, 2015 Income Limits
$76,450
$67,430
$46,300
$42,030
$34,350
$23,690
$19,940
$19,110
$18,880
$15,936
$1,064 Estimated Average Monthly
Mortgage: Home in Fresno County
Other Housing Needs
•10% of housing units are overcrowded
•6% of housing units need rehabilitation (based
on a 2010 survey)
•29% of Fresno households live below the
poverty level
Regional Housing Needs Allocation
(RHNA)
Source: Regional Housing Need Plan for the San Francisco Bay Area: 2014‐2022. Association of Bay Area Governments
Income Group % of County AMI Fresno RHNA
(2013-2023)% of Units
Very Low 0-50%5,666 24%
Low 51-80%3,289 14%
Moderate 81-120%3,571 15%
Above Moderate 120% +11,039 47%
Total 23,565 100%
Fresno City RHNA
Fresno County RHNA
Remainder of
Fresno County:
17,911 Units
43.2% of County
City of Fresno:
23,565 Units
56.8% of County
Regional Housing Needs Allocation
Sources: U.S. Census Bureau, 2010 Census of Population, Public Law 94-171 Redistricting Data File, Fresno County Regional Housing Needs Allocation Plan 2013, Fresno Council of Governments
Jurisdiction
Population
2010
Housing
Units 2010
RHNA
(2013-2023)
% of County
RHNA
Clovis 93,631 35,306 6,328 15%
Coalinga 18,087 4,344 589 1%
Firebaugh 7,549 2,096 712 2%
Fowler 5,570 1,842 524 1%
Fresno 494,665 171,288 23,565 57%
Huron 6,754 1,602 424 1%
Kerman 13,544 3,908 909 2%
Kingsburg 11,382 4,069 374 1%
Mendota 11,014 2,556 554 1%
Orange Cove 9,078 2,231 669 2%
Parlier 14,494 3,494 588 1%
Reedley 24,194 6,867 1,311 3%
Sanger 24,270 7,104 1,218 3%
San Joaquin 4,001 882 378 1%
Selma 23,219 6,813 605 1%
Unincorp. Areas 166,998 ---2,722 7%
Fresno County 930,450 315,531 41,470 100%
RHNA
• NOT a construction obligation
Goal for accommodating housing need through land
use policies and planning (zoning)
• Establishes “default density”
• Sites with density of at least 30 du/acre = considered
feasible to facilitate development of affordable housing
• Does not dictate the type of future development on these
sites; only assumes that higher densities can lower per-
unit development costs
Affordability of units based on AB 2348
Achieving the RHNA
1. Credits for units permitted
since January 1, 2013
2. Sites:
–Vacant
–Cap and Trade Sites
No General Plan land use or
Zoning Map changes are
proposed as part of this
Housing Element Update
Progress Towards the RHNA
Income Group Fresno RHNA
(2013-2023)
Units Permitted
(Jan. 1-2013-present)
Remaining
RHNA
Very Low 5,666 281 5,385
Low 3,289 267 3,022
Moderate 3,571 538 3,033
Above Moderate 11,039 6,252 4,787
Total 23,565 7,338 16,227
•Permits issued since January 2013 for:
–Housing with affordability restrictions
–Multi-family housing with market rents affordable
to moderate-income households
–Single family housing
Site Affordability
•Sites with density of at least 30 du/acre considered feasible to facilitate development of affordable housing to very low- and low- income households
–Pursuant to AB 2348
•Sites with density of 12-16 du/acre considered affordable to moderate-income households
–Based on market rents and home sales prices
Sites Inventory
•Vacant Sites located throughout the City
–97% of sites
•Cap and Trade Sites (Greenhouse Gas Reduction Fund, or
“Cap and Trade Fund”)
–3% of sites
–Supports infill and compact development
–Extra points for projects in long range planning documents (e.g., Housing Element sites inventory)
⁻Fancher Multifamily (240 units)
⁻Fancher Senior Housing (200 units)
⁻Blackstone/McKinley project (90 units)
⁻South Fulton Project (50 units)
⁻Hotel Fresno (79 units)
Achieving the RHNA
•RHNA met with no General Plan land use or
Zoning map changes
•RHNA surplus: 6,471 units
Income Group
Remaining
RHNA
(2013-2023)
Vacant/
Vacant BRT Sites
Cap and
Trade Sites
Surplus Sites
Very Low 5,385 9,167 547 +1,339Low3,022 32
Moderate 3,033 4,894 80 +1,941
Above Moderate 4,787 7,978 --+3,191
Total 16,227 22,039 659 +6,471
0 1,000 2,000 3,000 4,000 5,000 6,000 7,000
Downtown
BRT Corridors
Est. Nbrhds. North of Shaw
Est. Nbrhds. South of Shaw
South Industrial Area
DA-1 North
DA-1 South
DA-2 North
DA-2 South
DA-4 West
260 units
(1.1%)
188 units
(0.8%)
2,232 units
(10%)
4,298 units
(19%)
5 units
(0.02%)
6,398 units
(28%)
6,316 units
(28%)
970 units
(4%)
1,734 units
(7.6%)
RHNA Capacity by Development Area
(based on vacant land and Cap and Trade sites only)
297 units
(1.3%)
Housing Programs
•Intent of the Goals, Policies, and Programs
remains the same
–Removes programs already accomplished
–Consolidates programs
–Modifies objectives consistent with anticipated
funding
Housing Programs
•Program 1: Adequate SitesAdequate Sites
to
Accommodate
a Range of
Housing
Housing Programs
•Program 2: Density Bonus Programs
•Program 3: Housing Funding Sources
•Program 4: Partnerships with
Affordable Housing Developers
•Program 5: Special Needs Housing
•Program 6: Home Buyer Assistance
•Program 7: Homeless Assistance
•Program 8: Fresno Green
Assist in the
Development
of Housing
Housing Programs
•Program 9: Expedited Processing
•Program 10: Development
Incentives
•Program 11: Agricultural Employee
Housing
•Program 12: Infrastructure Priority
•Program 13:Water/Sewer Service
Providers
Removal of
Governmental
Constraints to
Housing
Housing Programs
•Program 14: Code Enforcement
•Program 15: Neighborhood
Infrastructure
•Program 16: Housing
Rehabilitation
•Program 17: Franchise Tax Board
Building Code Program
•Program 18: At-Risk Housing
•Program 19: Police Services
Conserve/
Improve
Fresno’s
Housing
Housing Programs
•Program 20: Fair Housing Services
•Program 21: Relocation Services
Equal
Housing
Opportunity
Next Steps
•Draft Element Available for Public Review
•Draft Element Under Review by HCD
–60-day review period (January 7 – March 7, 2016)
–Address HCD comments with the goal of obtaining substantial compliance
•Incorporate City Council and community feedback
•Environmental review (February 2016)
•Planning Commission and City Council adoption hearings (March/April 2016)
City Council Study Session
January 14, 2016
Deve lopm ent a nd R e sou r c e
M anag eme n t De par t ment
PUBLIC REVIEW
DRAFT
January 7, 2016
FRES NO Ge n e ral P l a n
2015-2023 Housing Element
Fresno General Plan
2015-2023 Housing Element
Public Review Draft - January 2016 toc-1 Table of Contents
Table of Contents
Chapter One – Introduction .......................................................................................................... 1-1
Community Context ....................................................................................................................... 1-2
State Housing Element Law and Intent ......................................................................................... 1-3
Scope and Content of the Housing Element ................................................................................. 1-3
Relationship to Other General Plan Elements .............................................................................. 1-4
Public Participation ........................................................................................................................ 1-5
Chapter Two – Housing Needs, Population, Household and Unit Characteristics,
and Regional Housing Needs Evaluation ................................................................. 2-1
Population Characteristics ............................................................................................................ 2-2
Household Characteristics ............................................................................................................ 2-7
Special Housing Needs ............................................................................................................... 2-11
Housing Characteristics .............................................................................................................. 2-22
Chapter Three – Land For Housing .......................................................................... 3-1
Housing Sites ................................................................................................................................ 3-1
Regional Housing Needs Allocation .............................................................................................. 3-2
Environmental Constraints .......................................................................................................... 3-12
Financial Resources .................................................................................................................... 3-13
Administrative Resources ........................................................................................................... 3-14
Energy Conservation Opportunities ............................................................................................ 3-14
Chapter Four – Constraints to Housing Production ............................................... 4-1
Market Constraints ........................................................................................................................ 4-1
Governmental Constraints ............................................................................................................ 4-3
Conservation of At-Risk Housing ................................................................................................ 4-24
Chapter Five – 2008-2013 Program Accomplishments ........................................... 5-1
Chapter Six – Housing Plan ...................................................................................... 6-1
Housing Plan ................................................................................................................................. 6-1
Objectives, Polices, and Programs ............................................................................................... 6-2
Quantified Objectives .................................................................................................................. 6-13
Appendix A: Outreach Materials
Appendix B: Sites Inventory Table
Public Review Draft - January 2016 1-1 Introduction
Chapter One – Introduction
The Housing Element provides the City with a coordinated and comprehensive strategy
for promoting the production of safe, decent, and affordable housing for all community
residents. The City of Fresno’s Housing Element specifically intends to:
Provide direction for future planning programs to ensure that sufficient
consideration is given to housing goals and policies;
Establish and portray community goals and policies relative to housing through
the identification of existing, stated, and implicit goals, and the identification of
housing needs and problems; and
Establish and identify programs intended to implement and attain the
community's goals and policies, taking into consideration the feasibility of those
programs, and act as a meaningful guide to decision-makers considering
housing-related issues.
Cedar Courts, completed in 2015
City of Fresno
Housing Element
Introduction 1-2 Public Review Draft - January 2016
The primary focus of the Housing Element goals, policies, and programs will be limited
to the City of Fresno and the areas annexed into the city within this Housing Element
plan period. Other jurisdictions within the Fresno Clovis Metropolitan Area (FCMA), City
of Clovis, and County of Fresno will be responsible for housing program development
and implementation within their respective jurisdictions.
Community Context1
The city of Fresno, located in the Central Valley, covers an area of 113 square miles.
Most of the remaining land uses surrounding the city are rural residential and
agricultural in nature, although the city of Clovis is adjacent to the northeast edge of
Fresno. With a 2010 population of 495,000, Fresno is the largest city in Fresno County
and fifth largest in California.
Fresno was founded by the Central Pacific Railroad Company in 1872. In 1875 the
Central California Colony was established south of Fresno which set the model for a
system of development that was used throughout the San Joaquin Valley. Tracts of land
were subdivided into 20 to 40 acre parcels, irrigated from a system of canals and often
landscaped with boulevards of palms, eucalyptus or other drought-tolerant trees. By
1903 there were 48 separate colonies or tracts in Fresno County which drew farmers
and their families from Scandinavia and from across the United States.
Fresno became the county seat in 1874 and was incorporated in 1885. By 1890 the
population was over 10,000. The first streetcars were introduced in 1892 and streetcar
suburbs soon followed. Unlike the early 1890s, when it was estimated that roughly 40
percent of the city’s population lived southwest of Downtown, the dominant
development pattern in the post WWII era has been to extend to the north and to a
lesser degree to the east. This development was partially spurred by the extended
streetcar system, the rise of the automobile, relatively cheap and abundant supply of
land, evolving retail trends, and federal programs that enabled people to purchase
single-family homes. In 1957, a California Department of Highways plan called for
construction of State Routes 99, 41, and 180 to form a freeway loop around Downtown,
redirecting traffic around the City’s core rather than through it. The construction of the
freeway loop system has had a devastating impact on the Downtown and its
surrounding neighborhoods. Formerly unified neighborhoods were cut in two by
freeways without surface crossings. Facilitated by the freeways, the City continued to
stretch onto inexpensive land to the north and east, aiding the flight of people and
businesses away from the center of the city.
Residential uses are the predominant land use in the City. Although agricultural uses
continue to dominate much of the regional landscape only 11 percent of the Planning
Area (City Limits plus Sphere of Influence) contains agriculture. The majority of the
existing agriculture within the Planning Area is located in the southeast. The Fresno
General Plan (adopted in 2014) emphasizes infill development and a revitalized central
1 Sources: City of Fresno General Plan and City of Fresno Website :
www.fresno.gov/Government/DepartmentDirectory/DARM/HistoricPreservation/History.htm
City of Fresno
Housing Element
Public Review Draft - January 2016 1-3 Introduction
core area as the primary activity center for Fresno and the region by locating substantial
growth in the Downtown, and along the corridors leading to the Downtown. The General
Plan allows for greater densities for infill and revitalization along major corridors and in
Activity Centers, to support greater use of transit in Fresno.
State Housing Element Law and Intent
The California Legislature has identified the attainment of a decent home and suitable
living environment for every Californian as the state’s main housing goal. Recognizing
the important part that local planning programs play in pursuit of this goal, the
Legislature has mandated that all cities and counties prepare a Housing Element as
part of their comprehensive general plans. The Housing Element, a mandatory General
Plan element, identifies ways in which the housing needs of existing and future
residents can be met. State law requires that all cities adopt a Housing Element and
describe in detail the necessary contents of the housing element. This Housing Element
responds to those requirements, and responds specifically to conditions and policy
directives unique to Fresno.
Section 65581 of the California Government Code reflects the legislative intent for
mandating that each city and county prepare a Housing Element to:
a. assure that counties and cities recognize their responsibilities in contributing to
the attainment of the State housing goal.
b. assure that counties and cities will prepare and implement housing elements
which, along with federal and State programs, will move toward attainment of the
state housing goals.
c. recognize that each locality is best capable of determining what efforts are
required by it to contribute to the attainment of the State housing goal, provided
such a determination is compatible with the State housing goal and regional
housing needs.
d. ensure that each local government cooperates with other local governments in
order to address regional housing needs.
Scope and Content of the Housing Element
The Housing Element covers the planning period of December 31, 2015 to December
31, 2023 and identifies strategies and programs to: 1) encourage the development of a
variety of housing opportunities; 2) provide housing opportunities for persons of lower
and moderate incomes; 3) address the quality of the existing housing stock in Fresno;
4) minimize governmental constraints; and 5) promote equal housing opportunities for
all residents.
Toward these ends, the Housing Element consists of:
City of Fresno
Housing Element
Introduction 1-4 Public Review Draft - January 2016
An introduction of the scope and purpose of the Housing Element
An analysis of the City’s demographic and housing characteristics and trends
including an analysis of existing and projected housing needs per the
requirements of California Government Code Section 65583
A review of potential market, governmental, and environmental constraints to
meeting the City’s identified housing needs
An evaluation of land, administrative, and financial resources available to
address the housing goals
A review of past accomplishments under the previous Housing Element
A Housing Plan that includes housing goals, policies, and programs
Relationship to Other General Plan Elements
The Fresno General Plan consists of the following elements:
Economic Development and Fiscal Sustainability
Urban Form, Land Use and Design
Mobility and Transportation
Parks, Open Space and Schools
Public Utilities and Services
Resource Conservation
Historic Resources
Noise and Safety
Healthy Communities
Housing Element Consistency
Implementation
When any element of the General Plan is amended, the City will review the Housing
Element and if necessary, prepare an amendment to ensure continued consistency
among elements. State law requires that the Safety and Conservation Elements include
an analysis and policies regarding flood hazard and management information upon
revisions to the Housing Element. The City of Fresno adopted a comprehensive
General Plan update in December 2014. As such, information on flood hazard and
management is up to date. Moving forward, the City will ensure compliance with this
requirement by reviewing its Safety and Conservation Elements upon future Housing
Element revisions.
The Housing Element contains policies and programs that are consistent with policy
directives in all other General Plan elements. Hazards, the natural environment, and
infrastructure considerations discussed in detail in the General Plan relate specifically in
the context of potential constraints to future residential development. Development
policies contained in the Urban Form, Land Use and Design Element—which
establishes the location, type, density, and distribution of local land uses, including
housing—most directly relate to the Housing Element. The policies and priorities of the
Housing Element and the Urban Form, Land Use and Design Element have been
City of Fresno
Housing Element
Public Review Draft - January 2016 1-5 Introduction
carefully balanced to maintain internal consistency. The Fresno General Plan
emphasizes increased land use intensity and mixed-use development at densities
supportive of greater use of transit in Fresno. The General Plan lays out the strategy to
meet this challenge by directing growth to future mixed-use neighborhoods strategically
located to provide opportunities for housing, jobs, transit, and basic amenities in
cohesive districts. By integrating the City’s housing strategy with its growth strategy the
City can promote economic development, put strategies in place to reduce housing
costs, minimize environmental impacts, and enhance the quality of life. The
establishment of mixed land uses in the Urban Form, Land Use and Design Element
and implementing development standards in the 2015/2016 comprehensive update of
the Fresno Development Code are key tools in implementing the goals of the Fresno
General Plan.
Public Participation
In 2015, the City implemented a bi-lingual community outreach program to receive
feedback on the drafting of the Housing Element. The outreach program included nine
community workshops, held in locations throughout the City. A summary of the
community outreach process and results is included in Appendix A.
Community Workshops
To obtain public input at the initial stages of the City of Fresno’s Housing Element
update, nine community workshops were held at the dates, times, and locations
indicated:
Workshop #1 (October 19, 2015, 6:30 PM): Cooper Middle School Cafeteria,
2277 W. Belaire Way
Workshop #2 (October 20, 2015, 6:30 PM): Teauge Elementary School Cafeteria,
725 N. Polk Avenue
Workshop #3 (October 21, 2015, 6:30 PM): Center for New Americans Training
Room, 4879 E. Kings Canyon
Workshop #4 (October 26, 2015, 6:30 PM): Duncan Polytechnic High School
Cafeteria, 4330 E. Garland Avenue
Workshop #5 (October 27, 2015, 6:30 PM): Ahwahnee Middle School Cafeteria,
1127 E. Escalon Avenue
Workshop #6 (October 28, 2015, 6:30 PM): Mayfair Elementary School Cafeteria,
3305 E. Home Avenue
Workshop #7 (October 29, 2015 at 6:30 PM): Figarden Elementary School, 6235
North Brawley Avenue
Workshop #8 (November 2, 2015, 6:30 PM): Edison High School Cafeteria, 540
E. California Avenue
Workshop #9 (November 3, 2015, 6:30 PM): Fancher Creek Elementary School
Cafeteria, 5948 E. Tulare Avenue
City of Fresno
Housing Element
Introduction 1-6 Public Review Draft - January 2016
Participants at Meeting #6 at Mayfair Elementary
At least one meeting was held in each Council District, to provide access to all areas of
the city, and an additional meeting was held at the Center for New Americans in order to
reach out to the Hmong community. With the exception of this meeting, which was held
at a community center, all of the meetings were held at elementary, middle, and high
schools in HUD designated low-income census tract areas.
All workshops were held in English with simultaneous Spanish translation provided, with
the exception of Workshop #3, where simultaneous Hmong translation was provided.
Agendas and comment cards were provided in multiple languages. Refreshments and
kids’ activities were provided at all workshops to encourage participation by residents.
Attendees at Meeting #9 at Fancher Creek Elementary
Publicity
The City established a new website page focused on the Housing Element update,
including a summary of the process and workshop agenda, schedule, and presentation
in English, Spanish, and Hmong. A flyer with trilingual (English-Spanish-Hmong)
information about the community workshops was also distributed via email to over 500
City of Fresno
Housing Element
Public Review Draft - January 2016 1-7 Introduction
residents, housing advocates and community organizations, members of local
commissions and City Council, and hard copies were provided to all students at schools
where the workshops were held. The workshop schedule was emailed in mid-October,
and reminder emails were provided on three later dates.
Trilingual (English-Spanish-Hmong) display advertisements for the workshops
were also included in the Fresno Bee weekday and Sunday editions, announcing
the Housing Element update process and schedule and providing contact
information to obtain more information. Comments Received
At each community workshop, participants were welcomed and introduced to the
Housing Element through an informative PowerPoint presentation. Following the
presentation, participants were asked to place a colored dot on a map of the City of
Fresno in respect to the following questions:
Where does housing need to be improved or rehabilitated?
Where are issues of homelessness most prevalent?
Where is housing unaffordable?
Where should new housing go?
Example of completed “dot exercise” from one of the nine community workshops
Following the “dot exercise”, City staff and consultants led participants in a facilitated
discussion. Approximately 140 comments and questions were received. The following
are key findings and themes from the workshops:
City of Fresno
Housing Element
Introduction 1-8 Public Review Draft - January 2016
Fresno needs more diverse housing types in closer proximity to one another;
including “high end” housing in some neighborhoods and modest/affordable
housing in other neighborhoods to provide choices in all neighborhoods.
Fresno should focus resources on older neighborhoods to address abandoned
homes and related crime, illegal dumping, and poorly maintained rental
properties.
Homelessness is perceived as a continuing problem that is geographically
spreading to all areas of the city.
More affordable housing is needed.
Housing access is limited when the only option to apply for housing or a related
benefit is via computer, since not everyone has access to a computer or is
computer literate.
Public Meetings with Commissions and Councils
During the Draft Housing Element public review period, workshops/study sessions will
be held with the Housing and Community Development Commission, Planning
Commission, and City Council in January and February 2016, providing additional
public comment options on the Draft Housing Element.
Public hearings will be held with Planning Commission and City Council to consider
adoption of the Housing Element in March/April 2016.
Public Review Draft - January 2016 2-1 Housing Needs
Chapter Two – Housing Needs, Population, Household
and Unit Characteristics, and Regional Housing Needs
Evaluation
To best understand the types of housing that will be needed to meet future demand,
Housing Element law (California Government Code Section 65583(a)(1) and
65583(a)(2) requires that the Housing Element assess population demographics and
economic characteristics. Characteristics such as age, ethnicity, and employment
influence the type and cost of housing needed or in high demand. Tracking changes in
the City’s demographics can also help City leaders better respond to or anticipate
changing housing demand. This chapter also details the housing stock characteristics of
Fresno to identify how well the current housing stock meets the needs of current and
future City residents. The identified demographic patterns and trends will serve as the
basis for crafting the City’s housing policies and programs.
Bridges at Florence, completed in 2014
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Population Characteristics
Housing needs are influenced by population and employment trends. This section
provides a summary of changes to the population size, age, and racial/ethnic
composition of the City of Fresno, generally using the benchmark year of 2000.
Population Growth
The Department of Finance (DOF) provides population estimates for each jurisdiction,
shown in Table 2-1. Analyzing population change can help assess where there may be
a need for new housing and services. Fresno County had a total population of over
960,000 in 2014. More than half the countywide population resides in the city of Fresno
(515,609). The countywide average annual growth was 1.3 percent between 2000 and
2014, compared to 0.9 percent statewide.
Table 2-1: Change in Total Population (2000-2014)
Jurisdiction 2000 2010 2011 2012 2013 2014 Total
Change
Average
Annual
Growth
Fresno 427,719 494,665 497,560 503,825 508,453 515,609 87,890 1.3%
Fresno
County
Total
799,407 930,450 936,089 943,493 952,166 964,040 164,633 1.3%
Source: Fresno Pre-Approved Data Package, State of California, Department of Finance, E-4 Population Estimates
for Cities, Counties, and the State, 2011-2014, with 2010 Census Benchmark.
Table 2-2 identifies population by Council District as of April 2011 (total estimates for
2011 differ between Census and Department of Finance estimates).
Table 2-2: Population by Council District
Council District Population
1 71,112
2 71,475
3 69,745
4 70,514
5 70,253
6 70,373
7 71,193
Total* 494,665
Source: 2010 U.S. Census and City of Fresno
Development and Resource Management Department.
Population Forecast
Based on San Joaquin Valley Demographic Forecasts developed for the eight San
Joaquin Valley regional planning organizations, Fresno County’s population is
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anticipated to grow to 1,373,700 persons by the year 2040. This assumes an average
annual growth rate of 1.8 percent between 2010 and 2040. In the past, County
population has increased at rates of 2.4 percent a year from 1970 to 1990, and 1.7
percent a year from 1990 to 2010. During the next three decades (2010-2040) 443,229,
or 48 percent, more people are expected to reside in Fresno County. It is anticipated
that the City of Fresno will continue to receive approximately half of that growth,
consistent with its population size and recent trends.
Age
Age characteristics can influence housing needs. Typically, younger households look for
more affordable rental opportunities as they begin their careers and accumulate wealth.
As adults begin to form families, the demand increases for larger rentals or more
affordable single-family homes that can accommodate children. The prime age group
for entrance into the rental market is 20 to 29 and the primary age group for purchasing
homes is 30 to 45. Demand for move-up housing is strongest as residents approach the
peak earning years of 45–64. As retirement approaches, seniors may wish to downsize
into smaller units that are more easily maintained and accessible. Table 2-3 compares
age group changes between 2000 and 2010 for the City and County.
Trends associated with the various age groups are summarized as follows:
From 2000 to 2010, the Under 18, 18 to 29, and 30 to 61 age groups decreased
slightly in the City and the Under 18 age group increased slightly in the County.
The County also experienced a slight decrease in 18 to 29 and 30 to 61 age
groups. Both the City and County show a significant increase in the 62 and Over
age groups.
The percentage of persons in the 30 to 61 age groups overall shows a significant
increase from 2000 to the 2010 timeframe.
Table 2-3: Population Age Characteristics 2000 – 2010
Population 2000 2010
Number % Number %
City of Fresno
Under 18 140,791 32.9% 168,472 32.4%
18 - 29 82,926 19.4% 95,155 18.3%
30 - 61 157,751 36.8% 188,231 36.2%
62 and Over 46,184 10.8% 68,117 13.1%
Total 427,652 100% 519,975 100%
County of Fresno
Under 18 256,425 32.1% 316,354 32.2%
18 - 29 144,899 18.1% 165,770 16.8%
30 - 61 304,795 38.1% 367,511 37.4%
62 and Over 93,287 11.7% 133,843 13.6%
Total 799,406 100% 983,478 100%
Source: U.S. Department of Commerce, Bureau of the Census, United States
Census of Population – 2000 and 2010.
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The median age within the City of Fresno in 2010 was 29.3 years, compared to 30.6
years for Fresno County as a whole.
Certain historical factors continue to have an impact on the community’s age structure.
Persons born in the post World War II baby-boom (between 1956 and 1965) were in the
45 to 54 year old age group at the time of the 2010 Census and continue to create a
bulge in the population pattern. Data for persons born prior to 1945 continues to be
impacted by the depression-era birth rate decline. There appears to be a smaller bubble
in the 18 to 29 year old category which would complement the “baby-boomer” bulge
showing when those individuals started their own families.
The City of Fresno itself attracts a larger proportion of varying age groups than do
suburban and rural portions of the County. The trends between 2000 and 2010 show a
stable pattern with no distinct surges in any age group. The City also continues to
expand on its educational and job opportunities to attract the young adult age group.
Race/Ethnic Composition
Race and ethnic population is included as part of the population trends analysis
required California Code Section 65583(a)(1). The nature and extent of a community’s
housing needs can be influenced by the racial/ethnic composition of its population. The
size and type of housing preferred can vary based on many factors, including a
household’s racial or ethnic background. The local ethnic composition within the City
and County shows distinct changes between 2000 and 2010. As shown in Table 2-4,
Hispanic residents made up close to half of the City’s population in 2010, a seven
percent increase from 2000. This increase in the Hispanic population also occurred at
the County level where, in 2010, Hispanic residents made up slightly more than half of
the County’s population.
Table 2-4: Race and Ethnicity, 2000-2010
Population 2000 2010
Number % Number %
City of Fresno
Hispanic 170,330 39.9% 232,055 46.9%
White (Not Hispanic) 158,199 37.0% 148,598 30.0%
Black 33,851 7.9% 37,885 7.7%
Asian/Pacific Islander 47,905 11.2% 61,602 12.5%
American Indian/Alaska Native 3,262 0.8% 3,127 0.6%
Other 13677 3.2% 11398 2.3%
Total Population 427,224 100.0% 494,665 100.0%
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Table 2-4: Race and Ethnicity, 2000-2010
Population 2000 2010
Number % Number %
County of Fresno
Hispanic 352,205 44.1% 468,070 50.3%
White (Not Hispanic) 316,488 39.6% 304,522 32.7%
Black 39,659 5.0% 45,005 4.8%
Asian/Pacific Islander 63,074 7.9% 87,922 9.4%
American Indian/Alaska Native 6,394 0.8% 5,979 0.6%
Other 21,587 2.7% 18,952 2.0%
Total Population 799,407 100.0%930,450 100%
Source: U.S. Census Bureau, 2000 and 2010 Census.
In 1990, the Hispanic population in the City was almost 30 percent; by 2000 it had
grown to almost 40 percent, and by 2010 grew to almost 47 percent. By 2020, the
County projections indicate that the Hispanic population will comprise a greater
percentage of the total population than any other race group. Demographic forecasts for
the eight counties in the San Joaquin Valley indicate that a sizeable out-migration of the
white non-Hispanic population and an even large increase in the Hispanic population is
expected. In both the City and County, the Black population has remained relatively
consistent and is expected to decrease slightly going into 2020. The Black population
within the County is predominantly located in urban areas, the largest concentration
being within the City of Fresno. The Asian/Pacific Islander population increased slightly
at both the City and County level.
Employment
Fresno has an expanding economy. During the last two decades, total wage and salary
employment in the County nearly doubled, with each industrial sector sharing in the
growth. Economic forecasts show a continuation of rising employment levels and
diversification of the economy.
Since the entire County is the most commonly identified labor market area, data within
this section represents countywide information. Any smaller geographic area would
ignore the labor force flow between the City of Fresno and Fresno County and
downgrade the importance of agriculture, which is the prime industrial sector of the
region. In addition, more detailed employment data are available for the County of
Fresno than for smaller planning areas such as the Fresno-Clovis Metropolitan Area
and the City of Fresno.
The employment sector trends for the City of Fresno are closely linked to countywide
trends. For more than 30 years, Fresno County has had the highest gross value of
agricultural crops produced annually in the United States. Since 1975, agricultural
production has exceeded $1 billion each year, reaching the three billion mark in 1993.
Steady growth in the value of agricultural products has been sustained since 1993,
reaching a record high of over $4.8 billion in 2006. The value of agricultural production
is a significant indicator of the local economy, as many other sectors of the economy
serve the needs of the agricultural community. Between 1980 and 2000, agricultural
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production in the County increased dramatically, with the gross value of crops
increasing by more than 40 percent. However, the water shortage that began with the
2014 drought caused many farmers to fallow otherwise productive land, which cost
thousands of farmworker jobs, and impacted consumers throughout the region.
Table 2-5 shows the trends in employment growth in Fresno County for all sectors of
employment from 2000 to 2014. Continued steady economic expansion is expected to
affect almost all employment sectors. In 2014, the largest proportion of employment
(28.5 percent) was in the Professional, Business, Education, Health, Leisure, and
Hospitality Industries followed by Government employment (20.8 percent).
Table 2-5: Employment by Industry 2000-2014
Industry 2000
2007-2011
estimates 2014
Number Percent Number Percent Number Percent
Agricultural Wage and
Salary Employment
44,700 13.1% 35,993 9.8% 41,200 11.0%
Non-Agricultural Wage
and Salary Employment
297,600 86.9% 331,865 90.2% 333,100 89.0%
Construction/Mining 16,900 4.9% 22,404 6.1% 26,600 7.1%
Manufacturing 31,300 9.1% 25,162 6.8% 29,900 8.0%
Transportation & Utilities 14,100 4.1% 17,388 4.7% 64,800 17.3%
Trade 70,500 20.6% 57,439 15.6% combined w/
Transportation
--
Finance, Insurance, Real
Estate
14,500 4.2% 18,723 5.1% 20,100 5.4%
Professional, Business,
Educational, Health,
Leisure and Hospitality
not
separate in
2000
-- 30,018
85,659
29,614
8.2%
23.3%
8.1%
106,900 28.5%
Other Services 77,900 22.8% 23,132 6.3% 11,400 3.0%
Government 72,300 21.1% 22,326 6.1% 78,100 20.8%
Total Employed 342,200 100% 367,858 100% 374,300 100%
Source: California Department of Finance, 2000, 2006, projections 2004-2014, and 2007-2011 American Fact
Finder.
Although the City of Fresno is dependent on the larger County market area, agriculture
being the base industry, there are some minor differences in the employment patterns
of the two populations. This may be attributed to the fact that the City is the major
provider of urban services. Proportionally, the City has less of its population directly
employed in agriculture than does the County as a whole, 4 percent compared to 20
percent. According to the Fresno Economic Development Corporation, the County’s top
three private employers are located in the City of Fresno and are medical facilities
(Community Regional Medical Center, Saint Agnes Medical Center, and Kaiser
Permanente Fresno). The top three public employers are also located in the City of
Fresno (Fresno Unified School District, County of Fresno, and City of Fresno).
Changes in employment patterns have evolved gradually over time. For the most part,
the local economy is not expected to create any unanticipated pattern of housing
demand. The City's population projections are based on an established and stable
agricultural economy and employment patterns. However, the absorption rates for the
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unemployed or underemployed and immigrant groups are of some concern, particularly
as special government subsidies expire. Housing demand is expected to change
consistent with population trends. Although employment levels are expected to
increase, the Fresno General Plan has designated adequate residential land near
emerging employment centers. As a result, growth can be easily accommodated.
Household Characteristics
Household characteristics and types can impact the type of housing needed. For
instance, single-person households often occupy smaller apartment units or
condominiums, such as studio and one-bedroom units. Married couples often prefer
larger single-family homes, particularly if they have children. The U.S. Census has
different definitions for households and family: household is the number of related and
unrelated person living together in one unit and family is the number of related persons
living together in one unit.
In 2010, the Census reported 158,349 households in Fresno, which is over half (55
percent) of all households in the County. Most of Fresno’s households are family
households (69 percent between 2009 and 2013). The remaining 31 percent are non-
family households of individuals living alone or with unrelated persons. Among Family
households, 42 percent were headed by married couples and 27 percent were single-
parent families. In Fresno in 2010, a slight majority of households were renters (51
percent) while 49 percent lived in owner-occupied housing units. Between 2009 and
2013, the Census Bureau estimated that the percentage of renters in Fresno had risen
to 52 percent.
One of the ways to classify households, and to relate their characteristics to housing
needs, is to evaluate changes in the average number of persons that they contain.
These persons need not be related and the average household size is not the same as
an average family size. Average household size is most commonly used to assess the
number of persons per unit. Table 2-6 shows household size for 2010 as follows:
Table 2-6: Household Size for 2010
Household Size City of
Fresno %
County of
Fresno %
1-person HH 22.1 19.8
2-person HH 26.4 26.7
3-person HH 16.6 16.4
4-person HH 15 15.7
5-person HH 9.5 10.3
6-person HH 4.9 5.3
7-person HH or more 5.5 5.6
Source 2010 Census: QT-H2: Tenure, Household size, and Age of
Householder
Table 2-7 shows household size continued to grow from the 2000 to 2010. The average
household size in the City was 2.99 persons per unit in 2000 and grew to 3.07 persons
per unit in 2010. The County of Fresno also experienced an increase from 3.09 persons
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per unit to 3.16 persons per unit during the same time period. Some reasons for this
increase may include the following:
Family members may be remaining at home longer due to economic factors
related to cost of housing and/or affordable rental housing availability, or
Family members may be returning home after a few years of independent living
due to economic necessity, or
Family groups or other associated groups may be pooling funds in order to
provide a better standard of living for the group, or
Personal, cultural, or religious preferences encourage larger households.
Table 2-7: Household Size and Housing Unit Types 2000-2010
Households and
Housing Units
City of Fresno County of Fresno
2000 2010 2000 2010
Number of households 140,079 158,349 252,940 289,391
Average household size 2.99 3.07 3.09 3.15
Total number of housing units 148,931 169,066 270,767 310,219
Single-family detached 86,537 102,894 175,380 208,335
Single-family attached 6,024 4,583 10,068 7,337
2 units 4,442 6,294 6,766 9,631
3-9 units 22,309 32,458 30,986 46,261
10-19 units 5,651 6,525 7,352 8,392
20 or more units* 20,047 11,626 26,859 15,799
Mobile homes 3,696 4,465 12,737 14,054
Other 225 221 619 410
* A significant reduction in housing units is most likely due to a data collection methodology change by the
Census Bureau. Housing Unit Type collected for all addresses during the 2000 Census data. In 2010,
Housing Unit Type data was estimated based on sample of the population from 2006 to 2010.
Source: U.S. Census Bureau, 2000 Census; American Community Survey 2006-2010.
Table 2-7 also compares household size trends for the City and County. As of 2010, the
County had a larger average household size (3.16 persons) than the City (3.07
persons). From 2010 to 2020, the average household size for Fresno County is
expected to increase to 3.24 per person, and the City average household size is
expected to remain the same at 3.07 per person.
Demographic forecasts prepared by the Fresno Council of Governments estimate that
between 2010 and 2050, the number of housing units in Fresno County is expected to
increase by 1.1 percent annually with multi-family housing units increasing at a slightly
faster rate than single-family housing units.
Household Income Characteristics
Household income level is probably the most significant factor limiting housing choice.
According to the 2009-2013 American Community Survey (ACS) Census data, the
median household income for the City of Fresno was $45,563, about 8 percent higher
than the County median of $42,015. In 2013, the median income for owner-occupied
households ($63.998) was more than double that of renter-occupied households
($27,499). As shown on Figure 2-1, in 2013, about 60 percent of renter households
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earned less than $35,000 compared with just 24 percent of owner-occupied
households. In the higher income ranges, owner-occupied households largely
outnumber renter-households.
For the purposes of the Housing Element, the State Department of Housing and
Community Development (HCD) have established five income groups based on Area
Median Income (AMI)1:
Extremely Low Income: up to 30 percent of AMI
Very Low Income: 31-50 percent of AMI
Low Income: 51-80 percent of AMI
Moderate Income: 81- 120 percent AMI
Above Moderate Income: >120 percent AMI
Figure 2-1: Household Income by Tenure
Source: 2009-2013 American Community Survey
In State and federal regulations, the AMI refers to the median income for the
Metropolitan Statistical Area. For the City of Fresno, this area refers to the County of
Fresno. County Median Income as published by HCD must be used to establish income
groups for the purpose of the Housing Element. The State 2015 AMI for a four-person
household in Fresno County is $57,900 (compared to the Federal estimate of $47,600).
By the State’s standards, a four-person household earning $46,300 or less would be
considered low-income. Table 2-8 shows that about 46 percent of Fresno residents are
considered lower income compared to 43 percent of all County residents.
1 State income definitions are different than federal income definitions. For federal housing programs, eligibility is
established for households with incomes up to only 80 percent of the AMI. These households, under the federal
definition, are considered moderate income. For housing plans that are required by federal regulations, such as the
Consolidated Plan and Analysis of Impediments to Fair Housing Choice, the federal income definitions are used.
<$15,000 $15,000-
24,999
$25,000-
$34,999
$35,000-
$49,999
$50,000-
$74,999
$75,000-
$99,999
$100,000-
$149,999 >$150,000
Owner-Occupied 6.1% 9.5% 8.8% 13.7% 20.3% 15.1% 15.5% 11.0%
Renter-Occupied 26.9% 19.1% 14.3% 14.0% 14.2% 5.8% 4.1% 1.6%
0%
5%
10%
15%
20%
25%
30%
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Table 2-8: Household Distribution by Income Group
Jurisdiction Total
HHs
Extremely
Low Income
(0-30% MFI)
Very Low
Income (31-
50% MFI)
Low Income
(51-80% MFI)
Moderate/
Above Moderate
Income (81% + MFI)
City of Fresno 157,655
23,845
(15.1%)
22,410
(14.2%)
26,230
(16.6%) 85,170 (54.0%)
Fresno County 287,085
37,435
(13.0%)
38,475
(13.4%)
47,860
(16.7%) 163,315 (56.9%)
Note: Because HUD programs do not cover households with incomes above 80 percent of the County Area Median
Income (AMI), Comprehensive Housing Affordability Strategy (CHAS) data does not provide any breakdown of
income groups above 80 percent MFI (Median Family Income).
Sources: HUD CHAS Data, 2007-2011
Special Housing Needs
Certain groups have more difficulty finding decent, affordable housing due to their
special circumstances. Special circumstances may be related to one's income earning
potential, family characteristics, the presence of physical or mental disabilities, or age-
related health issues. As a result, certain groups typically earn lower incomes and have
higher rates of overpayment for housing, or overcrowding. A central goal of the Housing
Element is to identify persons with special needs who need assistance in meeting their
housing needs. Housing Element law specifically requires quantification of the housing
need for the elderly, the disabled, female-headed households, large families,
farmworkers and homeless persons and families.
Senior Population
Various portions of the Housing Element describe characteristics of the senior
population, the extent of their needs for subsidized housing, housing complexes
developed especially for this population, and the City’s provisions to accommodate their
need. Table 2-9 shows the 2000 and 2010 senior households which had occupants 60
years of age and older and 65 years of age and older. From 2000 to 2013, there was a
31 percent increase in the 65+ age group, increasing from 36,324 householders to over
47,500 households in 2013. The senior age category is expected to increase
significantly over the next two to three decades as those born between 1955 though
1970 continue to age.
Table 2-9: Households with Senior Occupants, 2000 – 2010
2000 2010
Age 60+ Age 60+
Jurisdiction Households Percent Households Percent
City of Fresno 36,324 26% 47,559 30%
Fresno County 71,740 28% 94,245 33%
Source: 2000 , 2010 Census and American Fact Finder
Table 2-10 provides more information on senior households by tenure (whether a
household rents or owns their home), based on the age of the householder.
Householders age 65 and over own approximately a quarter of all owner-occupied
housing. This data may indicate that there are many elderly homeowners with a need
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for financial assistance in making necessary repairs or accessibility improvements to
their home.
Table 2-10: Tenure by Age of Householder, 2010
Owner - Occupied Renter Occupied
Age 65+ Percentage Age 65+ Percentage
Jurisdiction Households Households
City of Fresno 18,995 24% 9,378 12%
Fresno County 40,900 26% 15,792 12%
Source: 2010 Census and American Fact Finder
Regardless of tenure, elderly housing needs are wide considering income, mobility
constraints, employment unavailability and stigmatization. In an effort to meet the needs
of the senior community the City of Fresno and local agencies strive to provide housing
and related services to seniors of all income groups. In 2011, the City of Fresno
partnered with The Be Group to construct Sierra Gateway Senior Residence II, a 68-unit
senior affordable rental housing project in northwest Fresno. Also, in 2011, the City of
Fresno partnered with the Bridges at Florence, LP to construct the Bridges at Florence
senior apartments. The City also partnered with Ashwood Construction Inc. to build Oak
Park Senior Villas, a 64-unit senior affordable rental housing project in southeast
Fresno. Oak Park Senior Villas opened its doors to low-income seniors in May 2008 and
continues to have a 200-name waiting list. Subsidized senior rental housing in Fresno is
identified in Table 2-11 below.
Table 2-11: Subsidized Senior Rental Housing
Apartment Name Tenants Units
Californian Hotel 62+, Disabled 217
California League Fresno/Senior Citizens Village 62+ 720
Delno Terrace 62+, Disabled 60
Fig Garden Villa 55+ 93
Glen Agnes Apts. 62+, Disabled 149
Kings View Manor 55+ 222
Las Casitas Village 55+, Disabled 74
Lula Hayes Plaza Apts. 62+ 46
Masten Towers 62+, Mobility Impaired 206
Mono Hilltop Manor 62+, Disabled 59
Sierra Gateway I 62+ 80
Silvercrest Residence 62+, Disabled 158
Sunnyside Glen Apts. 62+, Disabled 74
Oak Park Senior Villas 55+ 65
Sierra Gateway II 62+ 68
Bridges at Florence 62+ 34
Source: February 2014, City of Fresno Housing and Community Development Division
There are a number of complexes specifically developed for seniors within the City of
Fresno. However, affordability is still an issue and seniors comprise of approximately 20
percent of those waiting for Housing Choice Vouchers (formerly Section 8) rent
subsidies.
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The local agency Fresno Madera Area Agency on Aging (FMAAA) seeks to provide
leadership in addressing issues that relate to older Californians; to develop community-
based systems of care that provide services that support independence within
California's interdependent society, and which protect the quality of life of older persons
and persons with functional impairments; and to promote citizen involvement in the
planning and delivery of service. The FMAAA’s role is to establish and coordinate an
integrated comprehensive community based system of care for seniors by targeting
services towards low-income minority, rural, and functionally impaired seniors, provide
nutrition and supportive services to assure maximum independence and dignity at home
for the elderly in order to prevent premature institutionalization; educate the community
on the issue of elder abuse and how it might be prevented; and provide opportunities for
seniors to demonstrate their commitment to improving their communities.
The FMAAA provides a Senior Information & Assistance Program that links to
community services, both public and private, for older adults. This service is available to
seniors, their families, and others who need to become aware of the available resources
in Fresno and Madera counties. Resource links include, but are not limited to, the
following: adult day care, Alzheimer’s long-term care, care management, disability
services, education, eldercare services, financial aid, hospice, housing, insurance, law
enforcement, medical referrals, recreation, veteran’s services and support groups.
Persons with Disabilities
Table 2-12 identifies the number and percent of the persons with disabilities by disability
type within the City of Fresno.
Table 2-12: Persons with Disabilities by Disability Type
Disability Number
Percent of
Total
Disabilities
Total Disabilities Tallied 129,321 100%
Total Disabilities Ages 5-64 78,833 60%
Hearing Disability 7,773 6%
Vision Disability 9,603 7%
Cognitive Disability 21,173 16%
Ambulatory Difficulty 18,775 15%
Self Care Disability 7,628 6%
Independent Living Difficulty 13,881 11%
Total Disabilities Ages 65 and Over 50,488 39%
Hearing Disability 9,184 7%
Vision Disability 4,293 3%
Cognitive Disability 6,307 5%
Ambulatory Difficulty 13,847 11%
Self Care Disability 6,353 5%
Independent Living Difficulty 10,504 8%
Source: 2010 Census, 2011 American Fact Finder
U.S. Census data for 2010 indicates that for the City, approximately 10 percent of the
working population, ages 18 to 64, have some form of disability that may hamper their
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ability to earn an adequate income. This figure increased by 0.4 percent from that
reported in 2000. Based on the Census information, it is likely that many of the heads of
households in this population group may be in need of some form of housing
assistance. Households supporting disabled persons may also need housing with
special features to allow better physical mobility for occupants. The 2015-2019
Consolidated Plan estimates that 1,820 units would adequately accommodate those
individuals in the community with special needs.
The 2010 Census identifies a mental disability as a cognitive disability and reported that
the 5 to 64 age group had a higher percent of cognitive disabled (27 percent) than that
of the persons in the 65 and over age group, with 12 percent of the population group.
The total also includes homeless individuals who also suffer from a mental illness.
Persons with mental disabilities are severely under-served with respect to housing. To
help address this need, the County of Fresno Behavioral Health Department developed
a Mental Health Services Act, and has engaged local stakeholders to develop programs
available to those with mental health issues. The programs and policies identified in this
Housing Element are designed to complement the needs to be identified under the
Mental Health Services Act Plan.
Developmental Disabilities
According to Section 4512 of the California Welfare and Institutions Code, a
"developmental disability" means a disability that originates before an individual attains
age 18 years, continues or can be expected to continue indefinitely, and constitutes a
substantial disability for that individual, which includes mental retardation, cerebral
palsy, epilepsy, and autism. This term also includes disabling conditions found to be
closely related to mental retardation or to require treatment similar to that required for
individuals with mental retardation, but does not include other handicapping conditions
that are solely physical in nature.
Many developmentally disabled persons can live and work independently within a
conventional housing environment. More severely disabled individuals require a group
living environment where supervision is provided. The most severely affected
individuals may require an institutional environment where medical attention and
physical therapy are provided. Since developmental disabilities exist before adulthood,
the first issue in supportive housing for the developmentally disabled is the transition
from the person’s living situation as a child to an appropriate level of independence as
an adult.
The California Department of Developmental Services (DDS) currently provides
community-based services to approximately 243,000 persons with developmental
disabilities and their families through a statewide system of 21 regional centers, four
developmental centers, and two community-based facilities. The Central Valley
Regional Center is one of 21 regional centers in the State of California that provides
point of entry to services for people with developmental disabilities. The center is a
private, non-profit community agency that contracts with local businesses to offer a wide
range of services to individuals with developmental disabilities and their families.
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Table 2-13 identifies the number of persons with developmental disabilities by age
category and zip code within the City of Fresno receiving Regional Center services.
In the 0-14 age category, zip codes 93702, 93705, 93722, 93726, and 93727 have the
highest concentration of developmentally disabled children. In the 15-22 age category,
zip codes 93722 and 93727 have the highest concentration of developmental disabled
youths. In the 23-54 age category, zip codes 93702, 93703, 93705, 93706, 93710,
93722, 93726, and 93727 have the highest concentration of developmental disabled
adults. In the 55-64 age category, zip codes 93711, 93711, and 93727 have the highest
concentration of developmental disabled seniors. In the 65+ age category, zip codes
93722 and 93727 have the highest concentration of developmental disabled elderly
population.
The zip codes with the highest population of developmental disabled individuals are
93722 and 93727. These zip codes are located in the southwest and southeast portions
of the City.
Table 2-13: Persons with Developmental Disabilities by Age and Zip Code
Zip Code 0-14 yrs 15-22 yrs 23-54 yrs 55-64 yrs 65+ yrs
93724 -0- 2 2 -0- -0-
93650 17 11 16 -0- 1
93701 48 2 52 6 -0-
93702 189 77 189 12 5
93703 99 59 106 10 6
93704 72 31 78 20 11
93705 141 70 176 20 4
93706 31 58 122 18 6
93710 62 49 128 21 15
93711 66 31 70 35 17
93721 10 4 14 3 5
93722 282 153 286 45 27
93725 88 42 92 14 7
93726 119 62 218 32 8
93727 283 112 365 48 18
93728 45 22 43 10 6
93729 3 1 1 -0- -0-
93792 1 -0- -0- -0- -0-
Source: California Department of Development Services
Resources for Persons with Disabilities
The City of Fresno’s Department of Public Works has a long history of seeking input
from persons with disabilities. Since the early 1990’s, citizen advisory groups made up
of persons with disabilities have met regularly to consult on City transit, para-transit,
infrastructure and compliance with the Americans with Disabilities Act. In 2008, the City
decided to formalize and expand these efforts through the formation of the City of
Fresno Disability Advisory Commission. This Commission is a seven- member body
selected by the Mayor and confirmed by City Council, designed to bring community
leaders together to advise on issues affecting people with disabilities. Of the seven
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voting members, sixty percent are persons with disabilities, and every effort will be
made to include members with expertise in a broad range of disability issues.
Additionally, the City’s Community Development Block Grant (CDBG) and HOME
Investment Partnerships (HOME) Programs require that all multi-family residential
development projects of more than 5 units contain accessibility accommodations.
Special features may include: appropriate ramps, doorways, bathrooms, kitchen
facilities, etc., to meet the needs of persons with physical, mobility and hearing related
disabilities.
Periodically, the City sets aside funds to implement a Disabled Accessibility Grant
Program. The program, when available, provides for individuals with physical disabilities
to make accessible improvements to their owner-occupied home. Funds for the grant
program are made available through the U.S. Department of Housing and Urban
Development (HUD), HOME Investment Partnerships (HOME) Program. Grant amounts
vary from $4,000.00 to $10,000.00.
Additionally, the Center for Independent Living Fresno (CIL Fresno) provides peer
counseling, information and referral, independent living skills training, individual
advocacy for a particular individual and systems advocacy for the community. CIL
Fresno is also a vital link between disabled persons and service providers; providing
linkages for Central Valley Regional Center, ARC Fresno, United Cerebral Palsy of
Central California, Valley Center for the Blind and the Talking Book Library for the Blind,
among other services. CIL Fresno is also partnering with CSU Fresno Rehabilitation
Counseling Program and the San Joaquin District DOR office to implement the Central
Valley Institute for Disability and Rehabilitation. The Institute will be a totally unique
organization that will combine research in best practices for services for people with
disabilities, the education of graduate level students in Rehabilitation Counseling and
university students in other disability-related fields, and direct services to people with
disabilities through CIL Fresno, job placement services, and counseling services.
Table 2-14 identifies the number of persons with physical disabilities by employment
status.
Table 2-14: Persons with Physical Disabilities by Employment Status
Age Number Percent
5 to 65 Employed w/disability 5,394 27%
5-64 Not Employed w/disability 14,648 73%
Total persons 5-64 w/disability 5,394 100%
Source: 2000 Census PCT028. Note: Employment data for all disabilities not considered physical is
not Provided and creates a shortage in total count.
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Single-Parent Households
Single-parent households, and in particular female-headed households, face significant
challenges in meeting the daily needs of their families. These households are typically
low-income families as they count on only one paycheck to cover housing and living
expenses. Female-headed households are met with difficult decisions such as paying
for housing or buying food or prescription medicines. These families also face an
extreme hardship in obtaining childcare, securing medical insurance, finding well paying
jobs and locating safe and decent affordable housing.
As a percentage of all households, families within the City have increased during the
2000 to 2010 period. The 2010 Census reported a total of 158,349 households,
including 111,529 family households. According to Tables 2-15 and 2-16, in 2010,
42,245 or 27 percent of all City households were headed by a single female or single
male. Within the City, female-headed households with children under 18 years of age
comprised 11.6 percent of the total households.
These household characteristics have required gradual changes in the local housing
stock, slightly increasing the need for family housing and slightly decreasing the need
for single-person housing.
Table 2-15: Female Heads of Household, 2010
Jurisdiction Total
Households
Female
Headed
Households
Percent of
all
Households
Female
Households
with Children
Under 18
Percent of
all
Households
City of Fresno 158,349 30,547 19.2 18,424 11.6
Fresno County 289,391 48,882 16.8 28,575 9.8
Source: 2010 U.S. Census
Table 2-16: Male Heads of Household, 2010
Jurisdiction Total
Households
Male
Headed
Households,
No Wife
Present
Percent
of all
Households
Male Headed
Households
with children
under 18,
No Wife
Present
Percent
of all
Households
City of Fresno 158,349 11,698 7.3 6,160 3.8
Fresno County 289,391 21,041 7.2 10,933 3.7
Source: 2010 U.S. Census
One important housing resource for female-headed households is the Housing Choice
Voucher Program. The Housing Authority of the City and County of Fresno is extremely
oversubscribed for the Voucher Program and currently is not accepting new applicants.
The Program is opened for applicants typically once a year and closes within 1-2 days
with an overwhelming amount of callers requesting assistance.
To assist in meeting the needs of female-headed households, the City has identified
Programs in Chapter 6 of this Housing Element, to assist in the development of
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affordable multi-family housing. City-sponsored multi-family housing is encouraged to
provide childcare facilities on-site, recreation rooms, tot-lots and media rooms which are
expected to provide direct assistance to female-headed households.
Large Families/Households
Large families or large households are defined as those families or groups of people
containing five or more persons. Analysis of changes in the number of large
families/groups is essential because of their distinctive demand on local housing
resources.
Table 2-17 provides 2000 and 2010 comparative information on the number and
percentage of large families within the City of Fresno and Fresno County. Of the total
158,349 occupied housing units in the City of Fresno, 31,490 or 19.8 percent
represented family or households that contained five or more members. Of the total
289,391 occupied housing units in the County of Fresno, 61,781 (21 percent) were
occupied by family or households that contained five or more members.
Table 2-17: Large Households 2000 and 2010
Area
2000 2010
Number of
Large
Households
Percent of
Total
Households
Number of
Large
Households
Percent of
Total
Households
City of Fresno 25,853 18% 31,490 20%
County of Fresno 49,921 20% 61,781 21%
Source: 2000 and 2010 Census and American Fact Finder
It appears from the 2010 Census data that the City and County of Fresno are trending
toward larger families. Analysis of the changes in the number of large
families/households is important to determine the needs of the large family or household
unit. Families or household with five or more would be considered living in overcrowded
conditions when living in units having less than five rooms (not including kitchens and
bathrooms).
As shown in Table 2-18, approximately 40 percent of all households live in a 3-bedroom
unit and approximately 24.9 percent live in a 2-bedroom unit. Table 2-19 shows that
large households (5+ persons) are slightly more likely to be renters.
Low-income families have a great housing need due to the hardships faced in obtaining
decent and low-cost housing opportunities. While the City may have a large stock of
rental housing, experience has shown that most affordable facilities do not include
sufficient 3+ bedroom units to accommodate large families. Additionally, a large number
of affordable housing units (specifically un-subsidized units) have been found to be
unsafe, unsanitary and/or structurally deficient.
The City of Fresno encourages the development of subsidized and private multi-family
rental units citywide that incorporate services and facilities to assist large families with
housing and other related services. Most City-subsidized housing facilities include
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computer rooms, media centers, tot lots and community rooms. The City’s Development
and Resource Management Department seeks to encourage similar amenities in private
multi-family projects.
Table 2-18: Existing Housing Stock Number of Bedrooms
Bedroom Type
All Households
Number Percent
Zero 6,419 3.8
1 BR 17,804 10.4
2 BR 50,190 29.4
3 BR 68,393 40.1
4 BR 22,417 13.1
5+ BR 5,272 3.1
Total 170,495 100
Source: 2010 Census, American Fact Finder
Table 2-19: Household Size by Tenure
1-4 Persons 5+ Persons Total
Tenure Number Percent Number Percent Number Percent
Owner 63,516 50% 14,241 45% 77,757 49%
Renter 63,343 50% 17,249 55% 80,592 51%
Total 126,859 100%31,490 100%158,349 100%
Source: 2010 Census, American Fact Finder
Farmworkers
There is a serious deficiency of reliable data about the farmworker population. The
lifestyle of a migrant or seasonal farmworker makes tracking and data analysis difficult;
due to their frequent mobility, they are generally undercounted by the U.S. Census.
Often farmworkers do not have a fixed physical address and work intermittently in
various agricultural and non-agricultural occupations during a single year, with minimal
employer-employee communication. Many live in rural, often remote areas of the county
and in smaller cities within the county. A May 8, 2013 study entitled Farmworker and
Rural Housing Conditions in California’s San Joaquin Valley showed that the largest
farmworker populations were located in the cities of Firebaugh, Mendota, Parlier, and
San Joaquin.
Also, many farmworkers have limited English-speaking ability and are not thought to be
acquainted with governmental agencies and agents, including those who work for the
Census Bureau. Inaccurate data makes it difficult to determine the serious lack of
housing, and other needs and services required by this population. According to 2010
Census Bureau, the number of civilian employed population 16 years and older,
employed in agriculture, forestry, fishing, hunting, and mining, totaled approximately 4.5
percent of the workforce. As a large number of farmworkers live in unofficial dwellings
there is the potential to be missed or not counted by the Census Bureau.
Farmworkers have the lowest family income and highest poverty rate of any occupation
surveyed by the Census Bureau. Farmworkers have the lowest educational attainment
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Public Review Draft - January 2016 2-19 Housing Needs
and are second from the lowest (after the private housekeeper occupation) in home
ownership. The average annual farmworker wage is thought to be around $10,000 to
$11,000 (less than minimum wage) a year. In 2012, the average 2-bedroom unit was
listed at $829 per month, which equates to a minimum living wage of $15.94 per hour or
$33,155.20 per year.
Farmworkers also have one of the lowest rates of health insurance coverage and are
overwhelmingly non-citizens (including legal residents, workers with a permit, or
undocumented residents). According to the National Center for Farmworker Health, Inc.,
there is a national Migrant Health Center that lists health center throughout the United
States. The Center periodically seeks to obtain updated information about migrant and
seasonal farmworkers, including where they are working and living and what crops are
being harvested, in order to more appropriately target limited resources to areas of the
greatest migrant and seasonal farmworker need.
The primary factor behind the farmworker housing shortage is that, unlike the earlier
years of farming, many farmer owners have ceased to provide housing for their workers.
A shrinking supply of housing increases the demand which has led to higher prices in
rural areas, resulting in housing costs that are extremely high relative to the farmworker
income. This results in significant overpayment, extreme overcrowding and deplorable
living conditions. The farmworker workforce has changed over the years to include more
solo males and undocumented migrants. Most aim to maximize their savings and are
unable or unwilling to pay market rents for temporary housing. Since many publicly-
owned or managed housing facilities are restricted to families, the newest and neediest
workers must seek housing in market rate units, where several workers share a housing
unit or motel room. Some may even sleep in cars or other unconventional sleeping
quarters.
The amount of farmworker housing registered with the State has declined dramatically
in the last few decades. In 1955, growers registered more than 9,000 facilities to house
migrant and seasonal workers. By 1982, only 1,414 employer-owned camps were
registered. In 1994, only 900 camps were registered, with a capacity of 21,310 workers.
In 1998, according to the Department of Housing and Community Development, there
were only 500 farm labor camps registered. Not surprisingly, a 1995 study by the
University of California at Davis estimated that 250,000 farm workers and their family
members had inadequate housing, including 90,000 migrant workers and over 160,000
non-migrant seasonal farmworkers. The housing shortage was so severe that many
workers were found living in trailers with 10 to 12 other individuals, and sleeping in
garages, tool sheds, caves, fields and parking lots. Consequently, the major farmworker
housing policy issue has shifted from regulating employer-provided housing to direct
provision and/or management of farmworker housing. A 2010 report entitled Identifying
High Concentration of Migrant and Seasonal Farmworkers, estimates that
approximately 12 percent of the State’s farmworker population resides in Fresno
County. The 12 percent equates to approximately 56,500 farmworkers in the County of
Fresno.
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Migrant farmworkers face a number of challenges related to housing:
A majority of migrant farmworkers who do not live in government-sponsored
labor camps live in seriously substandard conditions.
Substandard housing conditions exist in areas with significant seasonal
agricultural production.
Housing conditions are a major problem for both single migrant workers and
migrant families.
Poor housing hurts migrant children's health, education, and general welfare.
Employment on California farms has decreased, as noted above, and there are many
speculations about the cause. Some speculate that farmworkers who arrived in the U.S.
decades ago are aging and their children are reluctant to do farm labor. Tighter border
enforcement or the rebounding Mexico economy could also impact agricultural
employment in California. In addition, cartel violence along the Mexico/California border
may impact migration, or farmworkers may simply find other work in their homeland.
Small farmworker (migrant and non-migrant) housing can be met in any residential zone
within the City of Fresno. Special housing for farmworkers/farm labor camps is most
appropriate in areas near agricultural employment. The City also supports applications
for new farmworker housing within the City. The City’s Zoning Ordinance does not
prohibit farmworker housing in the City, nor the types of units that serve the farmworker
population, including units for single males, or typical multi-family units.
In addition, the City continues to work with the Housing Authority of the City of Fresno to
provide farmworker housing in the community. The Housing Authority of the City and
County of Fresno manages 130 housing units for migrant farmworkers in Parlier. The
complex is owned by the State of California, Office of Migrant Services. In addition, the
Housing Authority owns and manages a 64-unit migrant housing complex in Firebaugh.
Both complexes are occupied six months out of the year, from April through October.
Migrant farmworker families who want to rent a unit in Firebaugh or Parlier must
demonstrate that at least half of their earned income is farm related, they must show
evidence of a permanent residence at least 50 miles from the work site, and they must
be legal residents of the United States. The cost of managing and maintaining both
complexes is subsidized by the State of California, Office of Migrant Services.
The State Housing and Community Development administers more than 20 programs
that award loans and grants to local public agencies, private non-profit and for-profit
housing developers, and service providers every year. This money supports the
construction, acquisition, rehabilitation and preservation of affordable rental and
ownership housing, childcare facilities, homeless shelters and transitional housing,
public facilities and infrastructure, and the development of jobs for low-income workers.
Many of these programs and funding sources can be utilized to provide housing for
farmworkers. Although there are affordable housing programs available, the funding
continues to decrease annually.
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Households with Emergency Housing Needs
Emergency housing is that housing or shelter which exists for the use of individuals and
households in the community who, in addition to lacking adequate financial resources,
are without shelter due to a crisis from a legal, personal or natural disaster. This type of
housing is intended as temporary refuge until a permanent solution can be developed.
Therefore, emergency housing does not include seasonal employees such as migrant
farm workers who traditionally follow their jobs to various locations.
Emergency shelter is also necessary for families suffering from domestic abuse and
homeless youth. In 2013, the Fresno-Madera Continuum of Care estimated that 16,478
persons within Fresno County are homeless. Within the City of Fresno, 8,824 persons
are homeless.
Persons threatened with homelessness are those with current shelter, but who are at
risk of losing their residence. Among the persons at-risk are those leaving institutions
(mental hospitals, jail, etc.), victims of domestic violence, people doubled-up in unstable
conditions, households with incomes of less than 30 percent of area median income
and high housing expenses, farm workers and low-income single-person households.
The greatest needs for assistance include short-term financial aid programs to assist
persons at-risk with finding shelter, maintaining a home, and educating tenants on their
rights and responsibilities so that they are not legally or illegally evicted or discriminated
against. The City currently provides Emergency Solutions Grant funds to organizations
which seek to find shelter for homeless individuals and help those threatened with
becoming homeless.
In Fresno, emergency shelters are allowed without discretionary review in the RMX,
CG, IL, and PI zoning districts. Combined, these zone districts make up 14,674 acres of
the City. In addition to the same land use regulations and development standards that
apply to all development within the identified districts (e.g., lot size, setbacks, building
height, etc.), an emergency shelter proposed in this district must also comply with
specific operational standards found in Section 15-2729 of the Development Code,
which are consistent with the limits established by State law.
Currently, accessible emergency beds are available through the Housing Authority's
Plaza Emergency facility. Some nonprofit organizations, such as the Central Valley
AIDS team and Center for Independent Living, locate suitable housing for the physically
disabled. The Miller Project also has accessible units. If units are not available,
individuals may be placed in accessible motel rooms.
In 2013, the Fresno Unified School District reported that 2,400 schoolchildren are
homeless. In 2014, California’s new Local Control Funding Formula distributed $58
million to Fresno Unified. The amount was based on the School District’s number of
low-income students, English language learners, and the number of foster and
homeless youths.
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The facility and service needs of the homeless population are many and varied. Most
persons and families are homeless because of poverty, poor credit, expected or
unexpected decreases in income or earning power, mental disabilities, alcohol and drug
abuse, criminal records, and/or domestic violence. There is a need for emergency
shelter, accessible shelters, transitional housing, life skills' mentors, child-care during
rehabilitation programs, insurance coverage, places to use as addresses or receive
mail, and programs to stimulate and foster family and other support networks.
There is a need to address shelter restrictions that separate families, pets, and
caregivers thus undermining support networks, family structures, and removing
emotional support and comfort. There is a need for credit counseling and a network to
assist homeless persons and families with obtaining personal paperwork, such as birth
certificates, military information, and social security information, and a need for
education and counseling. Transitional housing and persons transitioning from
homelessness need to be integrated into residential neighborhoods where job and
affordable housing opportunities exist.
To address the vast needs of homeless individuals and those at risk of becoming
homeless, the City of Fresno, County of Fresno, and other civic leaders, service
providers, business leaders, and advocates for homeless issues partnered to craft the
10-year Plan to End Chronic Homelessness Throughout Fresno County. The 10-year
plan consists of goal-oriented, systematic, collaborative, and accountable approaches to
providing services and housing to homeless individuals in Fresno County.
Also as the founder of First Fresno Steps Home, the City works cooperatively with a
city-sponsored non-profit, in administrating and implementing the Homelessness Plan.
The City of Fresno founded Fresno First Steps Home with the goal of raising money and
giving it to entities that provide housing and other supportive services to chronically
homeless individuals. In 2013, Fresno First Steps Home raised nearly $1 million in
private donations from individuals, foundations, corporations, and private entities.
The most significant program enacted thus far is the 211 call center. The call center,
which is operated by the United Way, puts individuals in touch with applicable agencies
and resources that are available countywide.
Each year, the Fresno-Madera Continuum of Care takes a Point-In-Time Survey of the
homeless population. The results direct collaborative efforts toward the ever changing
services needs of the homeless population.
Housing Characteristics
In Fresno, single-family housing units make up most of the City’s housing stock. Past
housing crises created a huge inventory of single-family houses, most of which have
been purchased by investors to rent out. Since 2000, the largest increase in units has
been associated with construction of new multi-family housing units. Housing in
complexes with 3 to 9 units have increased since 2000 from 16 percent of the housing
stock to 20 percent in 2010. Housing in the 10 to 19 unit range remained the same from
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Public Review Draft - January 2016 2-23 Housing Needs
2000 to 2010, and is expected to remain the same through 2020. Housing provided in
facilities with 20 or more units declined 9.5 percent between 2000 (14 percent) and
2010 (7.5 percent). Single-family attached units have also declined from 2000 to 2010,
from a reported 4.3 percent to 3 percent, and is expected to remain the same through
2020. These increases and decreases in housing types suggests that, at the time, the
greatest need for housing was in the single-family, large multi-family, and 3 to 9 unit
complexes. In 2010 there were 34 mobile home parks in the City with 3,744 mobile
homes.
Table 2-20 identifies the total housing units for the City of Fresno and the County of
Fresno in 2000, 2006, and 2010. Although the number of housing units in the City of
Fresno is increasing considerably over time, the rate increase is lower than that of the
County. In 2006, the number of housing units in Fresno had risen to 163,704, an
increase of 14,679. In 2010, the number of housing units in the City and the County
increased about the same and only slightly.
Table 2-20: Total Housing Units 2000, 2006, 2010
Jurisdiction
2000 2006 2010
Housing
Units
Percent
Change
From
1990
Housing
Units
Percent
Change
From
2000
Housing
Units
Percent
Change
From
2006
City of Fresno 149,025 15.2% 163,704 9.9% 170,495 4.1%
Fresno County 270,767 14.9% 299,578 10.6% 313,355 4.6%
Sources: 2000 Census, 2006 American Fact Finder Estimates, and 2010 American Fact Finder
Tenure
Table 2-21 shows the breakdown of owner-occupied versus rental units from the 2010
Census. In the City of Fresno, there are slightly more renter-occupied units as
compared with owner-occupied units. For the County, owner-occupied household
represents a larger portion of occupied housing units.
Table 2-21: Occupied Housing Units, 2010
Jurisdiction
Total Occupied
Housing Units
Owner Occupied
Housing Units
Renter Occupied
Housing Units
City of Fresno 156,724 77,235 (49.3%) 79,489 (50.7%)
County of Fresno 285,338 156,979 (55.0%) 128,359 (45.0%)
Source: 2010 U.S. Census
Vacancy
A certain number of vacant units are needed to moderate the cost of housing, allow
sufficient choice for residents and provide an incentive for unit upkeep and repair.
Vacancy rates are generally higher among rental properties, as rental units have greater
attrition than owner-occupied units. When the overall vacancy rate decreases,
population mobility within an area becomes limited. Table 2-22 shows that the total
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vacancy rate in 2010 was 7.6 percent for the City of Fresno, and 8.3 percent for Fresno
County.
Table 2-22: Vacancy, 2010
Jurisdiction
Total
Housing
Units
Occupied
Housing
Units
Total
Vacant
City of Fresno 171,288 158,349
12,939
(7.6%)
Fresno County 315,531 289,391
26,140
(8.3%)
Source: 2010 U.S. Census
Age of Housing
Housing ages and deteriorates over time. If not regularly maintained, structures can
deteriorate and discourage reinvestment, depress neighborhood property values, and
even become health hazards. Maintaining and improving housing quality is an important
goal for communities.
Housing age can be an indicator of the need for housing rehabilitation. Generally,
housing older than 30 years (i.e., built before 1980), while still needing rehabilitation, will
not require rehabilitation as substantial as what would be required for housing units
older than 50 years old (i.e., built before 1960). Housing units older than 50 years are
more likely to require complete rehabilitation of housing systems such as roofing,
plumbing, and electrical.
According to the 2008-2012 American Community Survey, 56 percent of housing in
Fresno was built before 1980 (35 years old or more) and 25 percent was built before
1960 (55 years old or more).
Periodically, the City of Fresno’s Housing and Community Development Division
administers a housing rehabilitation program for low-income households living in owner-
occupied single-family homes. The Targeted Area Rehabilitation Program, also
operated periodically, provides a zero-percent interest deferred payment loan to low-
income, owner-occupied households for needed repairs and improvements.
Overpayment and Overcrowding
Overpayment, or housing cost burden, is generally defined as households paying more
than 30 percent of their gross income on housing related expenses, including rent or
mortgage payments and utilities. High housing costs can cause households to spend a
disproportionate percentage of their income on housing. This may result in payment
problems, deferred maintenance or overcrowding. Table 2-23 shows the number and
percent of overpaying owner households and renter households.
In 2011, over 40 percent of the owner population and 65 percent of renter population
were overpaying, representing an increase from 2006 at 39 and 54 percent,
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respectively. Housing affordability has declined for both owners and renters as the
percent of households overpaying has increased.
Table 2-23: Households Paying in Excess of 30%for Housing
Household (HH)
Extremely
Low
Very
Low Low Moderate
Above
Moderate Total
Lower
Income
Ownership 6,675 7,196 11,831 11,921 32,158 69,781 25,702
Overpaying HH 4,781 4,598 6,651 7,960 4,475 28,464 16,029
% of overpaying owners 71.6% 63.9% 56.2% 66.8% 13.9% 40.8% 62.4%
Renter HH 23,563 14,504 16,653 8,367 9,092 72,180 54,720
Overpaying renter HH 21,896 11,989 9,913 3,050 255 47,103 43,798
%of overpaying renters 92.9% 82.7% 59.5% 36.5% 2.8% 65.3% 80.0%
Total HH 30,239 21,700 28,484 20,288 41,250 141,961 80,422
Overpaying HH 26,677 16,587 16,563 11,010 4,730 75,567 59,827
% of overpaying HH 88.2% 76.4% 58.1% 54.3% 11.5% 53.2% 74.4%
Source: 2007-2011 American Community Survey
Some households may not be able to accommodate high cost burdens for housing, but
may instead accept smaller housing or reside with other individuals or families in the
same home. Although there is more than one way of defining overcrowded housing
units, the definition used in the Housing Element is 1.01 or more persons per room, the
same definition used in the U.S. Census. It should be noted that kitchenettes, strip or
Pullman kitchens, bathrooms, porches, balconies, foyers, halls, half rooms, utility
rooms, unfinished attics, basements, or other space for storage are not defined as
rooms for Census purposes.
Table 2-24 indicates the extent of overcrowding within the City and County, for Census
years 2000 and 2010. Between 2000 and 2010, the number of overcrowded housing
units in the City of Fresno decreased 6.7 percent, from 23,662 to 16,051. In the County
of Fresno, overcrowded housing units decreased 7.2 percent, from 43,309 to 28,439.
Table 2-24: Overcrowded Housing Units 2000 and 2010
Jurisdiction
2000 2010
Number of
Overcrowded
Units
Percent of
Overcrowded
Units
Number of
Overcrowded
Units
Percent of
Overcrowded
Units
City of Fresno 23,662 16.9% 16,051 10.2%
County of Fresno 43,309 17.1% 28,439 9.9%
Source: 2010 Census and American Fact Finder.
Overcrowding is typically defined as more than one occupant per room. According to
the 2007-2011 America Community Survey, 5.4 percent of owner-occupied homes were
considered to be overcrowded and close to 15 percent of renter households were
overcrowded. One and half percent of owner occupied units experienced severe
overcrowding (Table 2-25) and 6.2 percent of the renter occupied units experienced
severe overcrowding. Severe overcrowding is defined as 1.5 persons or more per room.
Owner-occupied housing units have historically had a lower incidence of overcrowding
than that of rental housing, and this trend continues. Overall, 10.2 percent of
City of Fresno
Housing Element
Housing Needs 2-26 Public Review Draft - January 2016
households in Fresno were overcrowded and 3.8 percent of households were severely
overcrowded.
Table 2-25: Overcrowded/Severely Overcrowded Households
Tenure Overcrowded/Severely Units Percent
Owner Occupied Overcrowded 4,182 5.4% of Owner Occupied
HHs
Renter Occupied Overcrowded 11,869 14.9% of Renter HHs
Total Overcrowded 16,051 10.2% of All HHs
Owner Occupied Severely Overcrowded 1,131 1.5% of Owner Occupied
HHs
Renter Occupied Severely Overcrowded 4,894 6.2% of Renter HHs
Total Severely Overcrowded 6,025 3.8% of All HHs
Source: American Community Survey 2007-2011
Large overcrowded households tend to fall disproportionately in low-income groups.
The housing needs of these households are one of the most difficult ones to alleviate.
Rent subsidies are available but usually oversubscribed and the typical Fresno
apartment is not nearly large enough to accommodate these larger households and it
may be several years before most of them will have sufficient incomes to purchase a
larger single-family house through the private market.
Housing Quality
In 2007, the City completed a citywide housing quality survey. The housing quality
survey point system places structural issues that affect health and safety into one of five
categories:
Sound: Appears new or well maintained and structurally intact.
Minor: Shows signs of deferred maintenance, or areas that need only one major
component such as a roof.
Moderate: In need of replacement of one or more major components and other
repairs, such as roof replacement, painting, and window repairs.
Substantial: Requires replacement of several major systems and possible other
repairs (e.g. complete foundation work, roof replacement/re-roofing, as well as
painting and window replacement.)
Dilapidated: Suffers from excessive neglect and building appears structurally
unsound and maintenance is non-existent, is not fit for human habitation in its
current condition, may be considered for demolition or at minimum, major
rehabilitation will be required.
As shown on Table 2-26 and 2-27, based on the survey, it was estimated that 6.4
percent of housing units were in need of rehabilitation.
City of Fresno
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Public Review Draft - January 2016 2-27 Housing Needs
Table 2-26: Housing Quality Estimates Based on Actual Total Units
Housing Quality Units Percentage
Sound 152,784 93.56
Minor Rehabilitation Needed 8,221 5.03
Moderate Rehabilitation Needed 2,030 1.24
Substantial Rehabilitation Needed 191 0.12
Dilapidated - Demolition Needed 72 0.04
Total Units 163,298 100.0
Table 2-27: Field Survey Tabulation by Planning Area
Planning
Area
Total
Units
Total Units
Surveyed
%
Sound % Minor
%
Moderate
%
Substantial
%
Dilapidate
d
%
Needing
Work
Bullard 29,541 3,089 92.85 5.47 1.39 0.16 0.13 7.15
Central 4,675 2,224 82.15 15.78 1.48 0.45 0.13 17.85
Edison 7,693 2,786 89.95 9.48 0.18 0.29 0.11 10.05
Fresno 19,702 3,778 93.99 5.45 0.50 0.00 0.05 6.01
Hoover 19,274 3,537 96.13 3.68 0.20 0.00 0.00 3.67
McLane 19,701 3,043 97.08 2.86 0.03 0.03 0.00 2.92
Roosevelt 33,204 3,249 91.47 4.37 3.91 0.25 0.00 8.53
West 12,132 2,871 95.44 0.98 3.59 0.00 0.00 4.56
Woodward 17,376 2,776 99.93 0.00% 0.07 0.00 0.00 0.07
Totals 163,298 27,353 93.56 5.03% 1.24 0.12 0.04% 6.44
Note: Field survey tabulations were conducted by Community Planning Area in 2007. At that time, Community
Planning Area geographic divisions were used for analysis purposes in the City’s 2025 General Plan and Housing
Element. With the comprehensive update to the General Plan, Development Areas replaced Community Planning
Areas and are currently (2015) in use in the Fresno General Plan. As these areas differ geographically, no
conversion or comparison is available.
The greatest need for rehabilitation remains in the southwest, southeast, and south
central areas, all of which are located within designated Community Development Block
Grant areas. A majority of the housing stock in these areas are targeted for some form
or rehabilitation. Most of the units in these areas were constructed during the 1970s and
require lead abatement as well as minor to major rehabilitation. Types of rehabilitation
noted for these targeted areas include roof and porch replacement, plumbing upgrades,
electrical upgrades, garage restructure, and deferred maintenance items.
It is important to note that this rating is based on a sampling of exterior conditions only.
The highest concentration of moderate, substantial and dilapidated housing units is
located within the Central Planning Area with nearly 18 percent needing some repair. It
should also be noted that the figures represent a significant improvement over the last
survey, in 2001. Within the Central Community Area, the portion of units needing work
dropped from 60 percent to fewer than 20 percent.
As a result of the survey and recognizing the need for housing rehabilitation, the City
began operating a Rehabilitation Program to assist owner-occupants with their housing
rehabilitation needs. Funding for the program is provided by the HOME Investment
Partnerships (HOME) Program and Community Development Block Grant (CDBG)
Program and varies annually.
City of Fresno
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Housing Needs 2-28 Public Review Draft - January 2016
In addition, the City sets aside a small portion of CDBG funds to address properties that
have an imminent health and safety issue that must be immediately addressed. These
rehabilitation funds pay for eligible items such as roofs, plumbing and electrical
problems, water heater replacement, and other structural deficiencies.
According to the 2008-2012 American Community Survey, of the City’s 157,649 total
occupied housing units, 2.2 percent represent housing structures that lack complete
plumbing and kitchen facilities. These units are clearly uninhabitable for any duration of
time and may be of demolition quality. The Census may be undercounting, as it does
not necessarily reflect the additional rehabilitation needs for units in foreclosure. To help
combat this issue, the City has proposed a program by which it forgoes citation fees
(between $15,000 to $100,000) for certain structures if a property owner agrees to
spend the citation amount on a rehabilitation budget that brings their property back to a
habitable or resale condition.
The City has two foreclosure ordinances that address the maintenance of foreclosures
in the City. Ordinance 10-620 requires owners of property in foreclosure to register their
property with the City Code Division and provides for the owners to maintain their
properties and not allow the properties to fall into a dilapidated state. Under Ordinance
10-617, property owners are required to actively maintain, monitor, and keep their
vacant structures secured. This includes residential, multi-residential, accessory,
commercial, or industrial structures.
The City continues its proactive approach to assist low-income households with their
rehabilitation needs through rehabilitation programs. The City rehabilitation goals for the
Housing Element plan period are outlined in Chapter 6 – Housing Plan. During the
previous planning period (2008 to 2013), the City completed 288 rehabilitation projects,
most of which were within the greatest need areas.
Housing Costs
Housing values in Fresno County were hard hit by the 2008 housing market crash. The
average single-family home value peaked in 2006 at about $325,000 and was at its
lowest in 2011 at less than $150,000. Similarly, the average condominium/townhome
value (a small part of the market) peaked at about $230,000 in 2006 and then sank to
$90,000 in 2011. However, the market began to rebound in 2012 and more recent data
suggests that this trend will continue.
Table 2-28 indicates that between 2013 and 2014, home sale prices increased at both
the City and County level. In 2014, the median sale price for a home in the City of
Fresno was $190,000. The data indicates that in Fresno housing is still moderately
priced, and therefore more affordable in comparison to county and statewide housing.
City of Fresno
Housing Element
Public Review Draft - January 2016 2-29 Housing Needs
Table 2-28: 2014 Home Sales
Year
Fresno
County Fresno City
Sale Count 10,411 6,431
2013 $185,000 $173,000
2014 $209,000 $190,000
% Change 13.0% 9.8%
Note: Data not available for unincorporated county.
Source: DQ NEWS, http://www.dqnews.com/Charts/Annual-
Charts/CA-City-Charts/ZIPCAR14.aspx, 2015
From 2000 to 2006, gross rent in the City rose 39 percent, from $538 to $748 (Table 2-
29). By 2011, the gain was an additional 22 percent, to $866. It was estimated that from
the 2010 HUD Comprehensive Housing Affordability Strategy (CHAS) dataset,
approximately 35,197 of the 78,910 renting households are paying more than 30
percent of their household income and 42,320 are paying between 31 to 50 percent. In
2013, the median rent decreased slightly from that in 2011.
Table 2-29: Median Gross Rent 2000 - 2011
Year City of Fresno
2000 $538
2006 $748
2011 $866
2013 $859
Source: City-data.com Fresno Residential Rent and Rental
Statistics
In absolute terms, gross rents tend to be lower in local jurisdictions than in the State as
a whole. For instance, the Fresno City median rent was $334 lower than the statewide
median in 2011. It is assumed that those differences can be attributed to lower land
costs in the Central Valley than in larger urban areas of California. Fresno and the
surrounding cities have some of the most affordable rents in the State.
HUD’s Fiscal Year 2014 Fair Market Rent figures for Fresno are outlined in Table 2-30.
Table 2-30: Fiscal Year 2014 Fair Market Rents by Unit Size
Efficiency
One-
Bedroom
Two-
Bedroom
Three-
Bedroom
Four-
Bedroom
Fair Market Rent $630 $655 $827 $1,162 $1,356
Source: http://www.huduser.org/portal/datasets/fmr/fmrs/FY2014_code/2014summary.odn
Housing Affordability
Housing experts typically recommend that a household spend less than 30 percent of
monthly earnings on housing costs. The 2010 HUD CHAS data indicated that 23
percent of the renter household population spent between 30 and 50 percent of their
income on gross rent. Income data from HUD CHAS also showed that 37 percent of
owners spent between 30 and 50 percent of their income for their mortgage. The 2010
City of Fresno
Housing Element
Housing Needs 2-30 Public Review Draft - January 2016
Census data reported the cost of living in Fresno is 21.5 percent less than the California
average and 2.9 percent greater than the national average.
Table 2-31 summarizes 2015 HCD-defined household income limits for very low-, low-,
and moderate-income households in Fresno County by the number of persons in the
household. The table also includes the maximum affordable monthly rents and
maximum affordable purchase prices for homes. Households earning the 2014 area
median income for a family of four in Fresno County ($57,900) could afford to spend up
to $1,448 per month on rent without overpaying. A three-person household would be
classified as low-income if its annual income was less than $31,250. This household
could afford a $695 maximum monthly rent.
For renters this is a straightforward calculation, but home ownership costs are less
transparent. An affordable price depends on several factors, including the down
payment, the level of other long-term obligations (such as a car loan), and interest rates.
In practice the interaction of these factors as well as insurance, and taxes allows some
households to qualify for homes priced at more than three times their annual income,
while other households may be limited to purchasing homes no more than two times
their annual incomes. Interest rates, insurance, and taxes are held constant in Table 2-
31 in order to determine maximum affordable rent and purchase price for households in
each income category. It is important to note that this table is used for illustrative
purposes only.
Housing is generally very affordable in Fresno County, relative to the rest of the State.
The median home sale price in the City would be affordable to a four-person household
earning the median income of $57,900, as shown in Table 2-31. Even low- and very-
low-income households may be able to afford a condominium or small housing unit.
Rents are also affordable and as such based on the affordability levels even a low-
income family of four can afford the City’s median gross rent.
City of Fresno
Housing Element
Public Review Draft - January 2016 2-31 Housing Needs
Table 2-31: Fresno County Housing Affordability, 2014
Extremely Low-Income Households at 30% of 2014 Area Median Income (AMI)
Number of Persons 1 2 3 4 5 6
Income Level $12,150 $13,900 $15,650 $17,350 $18,750 $20,150
Max. Monthly Gross
Rent $304 $348 $391 $434 $469 $504
Max. Purchase Price $49,077 $56,146 $63,214 $70,081 $75,736 $81,391
Very Low-Income Households at 50% of 2014 AMI
Number of Persons 1 2 3 4 5 6
Income Level $20,250 $23,150 $26,050 $28,950 $31,250 $33,600
Max. Monthly Gross
Rent $506 $579 $651 $724 $781 $840
Max. Purchase Price $81,795 $93,509 $105,223 $116,936 $126,227 $135,719
Low-Income Households at 70% of 2014 AMI For Sale and 60% of 2014 AMI for Rental
Number of Persons 1 2 3 4 5 6
Income Level for Sale
(70% AMI)
$28,350 $32,400 $36,500 $40,550 $43,750 $47,000
Income Level for
Rental (60% AMI)
$24,300 $27,800 $31,250 $34,750 $37,500 $40,300
Max. Monthly Gross
Rent
$608 $695 $781 $869 $938 $1,008
Max. Purchase Price $114,513 $130,872 $147,433 $163,792 $176,717 $189,845
Median-Income Households at 100% of 2014 AMI
Number of Persons 1 2 3 4 5 6
Income Level $40,550 $46,300 $52,100 $57,900 $62,550 $67,150
Max. Monthly Gross
Rent
$1,014 $1,158 $1,303 $1,448 $1,564 $1,679
Max. Purchase Price $163,792 $187,018 $210,445 $233,873 $252,656 $271,236
Moderate-Income Households at 110% of 2014 AMI
Number of Persons 1 2 3 4 5 6
Income Level $44,600 $50,950 $57,300 $63,700 $68,800 $73,900
Max. Monthly Gross
Rent
$1,301 $1,486 $1,671 $1,858 $2,007 $2,155
Max. Purchase Price $210,176 $240,100 $270,024 $324,218 $324,218 $348,251
Notes:
Maximum Gross Rent assumes that 30 percent (35 percent for moderate) of income is available for either: monthly
rent, including utilities; or mortgage payment, taxes, mortgage insurance, and homeowners insurance.
Maximum Purchase Price assumes 96.5 percent loan at 4.5 percent annual interest rate and 30-year term; assumes
taxes, mortgage insurance, and homeowners’ insurance account for 21 percent of total monthly payments.
2014 State Area Median Income for Fresno County is $57,900.
Source: California Department of Housing and Community Development, 2014; Fresno Multi-Jurisdictional 2015-2023
Housing Element
Public Review Draft - January 2016 3-1 Land for Housing
CHAPTER THREE – LAND FOR HOUSING
Housing Sites
The Housing Element focuses on the social and economic concerns of residential
development. Provision of housing sites and delivery of urban services are important
facets of assessing the overall ability of a jurisdiction to meet housing needs. More
general population and policy information is available in the Fresno General Plan. The
goal of this Chapter is to specifically identify land available to meet the City’s housing
need through 2023.
Government Code Section 65583(a) requires local governments to prepare an inventory
of land suitable for residential development, including vacant sites and sites having the
potential for redevelopment. The inventory of land suitable for residential development
shall be used to identify sites that can be developed for housing within the planning
period. Government Code Section 65583(a) also requires an analysis of the relationship
between zoning and public facilities and services to those sites.
City View at Van Ness, completed in 2015
City of Fresno
Housing Element
Land for Housing 3-2 Public Review Draft - January 2016
Regional Housing Needs Allocation
California General Plan law requires each city and county to have land zoned to
accommodate its fair share of the regional housing need. The State Department of
Housing and Community Development (HCD) allocates a numeric regional housing goal
to the Fresno Council of Governments (FCOG). FCOG is then mandated to distribute
the numerical goal among the 15 cities in the region and the County. This share for the
FCOG region is known as the Regional Housing Needs Allocation (RHNA). The major
goal of the RHNA is to ensure a fair distribution of new housing construction among
cities in the region and the County so that every community may plan for a mix of
housing types for all economic segments.
The housing allocation targets are not building requirements; rather, they are planning
goals for each community to accommodate through appropriate planning policies and
land use regulations. Allocation targets are intended to ensure that adequate sites and
zoning are made available to address anticipated housing demand during the Housing
Element planning period. The current RHNA for the FCOG region covers an 11-year
planning period (January 1, 2013 to December 31, 2023)1 and is divided into four
income categories: very-low, low, moderate, and above moderate. As determined by
FCOG, the City of Fresno’s allocation is 23,565 new housing units during this planning
cycle, with the units divided among the four income categories as shown in Table 3-1.
Table 3-1: Regional Housing Needs Allocation
Income Category No. Units Required % Total
Extremely Low (0-30 percent AMI)* 2,833 12%
Very Low (31-50 percent AMI) 2,833 12%
Low (51-80 percent AMI) 3,289 14%
Moderate (81-120 percent AMI) 3,571 15%
Above Moderate (>120 percent AMI) 11,039 47%
Total Units Needed 23,565 100%
Source: Fresno Council of Governments, 2014
AMI = Area Median Income
* Note: Pursuant to AB 2634, local jurisdictions are also required to project the housing needs of extremely
low-income households (0-30% AMI). In estimating the number of extremely low-income households, a
jurisdiction can use 50% of the very low-income allocation. Therefore, the City’s very low-income RHNA of
5,666 units is split into 2,833 extremely low-income and 2,833 very low-income units.
Progress Towards the RHNA
Since the RHNA uses January 1, 2013 as the baseline for growth projections for the
2013-2023 RHNA planning period, jurisdictions may count toward the RHNA housing
units developed, under construction, or approved since January 1, 2013. From January
1, 2013 to October 31, 2015, 7,338 units were approved or permitted (Table 3-2).
1 The Housing Element planning period differs from the RHNA planning period. The Housing Element covers the
planning period of December 31, 2015 through December 31, 2023.
City of Fresno
Housing Element
Public Review Draft - January 2016 3-3 Land for Housing
Table 3-2: Credit Towards the RHNA
Development
Approved/Permits Issued
Extremely and
Very Low
Income (0-50%
AMI)
Low Income
(51-80%
AMI)
Moderate
Income (81-
120% AMI)
Above
Moderate
Income
(121%+ AMI)Total
2013
Fultonia West* --- 13 19 ---32
Sierra Gateway II* 33 34 --- ---67
Parc Grove NW* 121 26 --- ---147
City View* 3 41 --- ---44
Laval/Belgravia Street* --- 9 --- ---9
415 Calaveras* --- 1 --- ---1
Various single-family --- --- --- 4,661 4,661
Various multi-family** --- --- 68 ---68
2014
Cedar Heights* 31 --- --- ---31
Various single-family --- --- --- 557 557
Various multi-family** --- --- 69 ---69
2015
Fresno Edison Apts.* 80 26 2 20 128
Plaza Mendoza* 13 117 2 ---132
Various single-family --- --- --- 1,014 1,014
Various multi-family** --- --- 378 ---378
Total Credits 281 267 538 6,252 7,338
2013-2023 RHNA 5,666 3,289 3,571 11,039 23,565
Remaining RHNA 5,385 3,022 3,033 4,787 16,227
Notes:
*Affordability for federally-funded projects is based on a declaration of restrictions recorded on the property.
**Affordability for multi-family development that do not have affordability restrictions in place is based on market rents and home sales
prices in Fresno that are within the affordability range of both low- and moderate income households.
Source: City of Fresno, 2015
After counting as credit the units with approved or issued permits, the remaining RHNA
need for the 2013-2023 Planning Period is 16,227 units. Allocation of the remaining
need by income category is shown in Table 3-2.
Residential Land Inventory
State law requires that jurisdictions demonstrate in the Housing Element that the land
inventory is adequate to accommodate that jurisdiction’s share of the region’s projected
growth. The City has many vacant residential development opportunities with sufficient
capacity to meet and exceed the identified housing need (Figure 3-1). The opportunities
shown in this inventory consist of vacant land in residential, mixed-use sites, and
commercial districts that allow residential development. Altogether, these sites ensure
that adequate sites beyond the remaining RHNA are provided for in the planning period.
There are no identified constraints on these sites that would prevent development or
reuse during the Housing Element period.
Land Inventory Considerations
Consistent with State HCD Guidelines, the methodology for determining realistic
capacity on each identified site must account for land use controls and site
City of Fresno
Housing Element
Land for Housing 3-4 Public Review Draft - January 2016
improvements. Minimum allowed densities are used to calculate realistic capacity for
most of the sites included in the land inventory (consistent with California Government
Code 65583.2[c][1]). The Fresno General Plan and Development Code establish
minimum densities in most residential and mixed-use designations and districts. The
City’s land use regulations provide a range of densities for single-family (up to 12
units/acre, without density bonus), multi-family (up to 45 units/acre, without density
bonus), and mixed-use (up to 45 units/acre, without density bonus) to accommodate a
range of housing options. Two commercial districts (CMS-Commercial Main Street and
CR-Commercial Regional) allow for stand-alone residential development at densities of
up to 16 units/acre. The commercial districts do not have a minimum density; as such
realistic minimum densities are calculated at 75 percent of the maximum allowed
density to calculate a realistic capacity for those sites. Due to the very low density
nature of the RS-1 and RS-2 residential single-family districts (allowing up to 1.2 and
2.2 units/acre respectively), maximum densities have been used to calculate capacity
for those districts. Overall, the use of minimum densities provides a very realistic, and
perhaps somewhat conservative, approach as many developments in the City can
achieve much higher densities and have the potential to reach even higher densities
through its density bonus program, as well as an additional density bonus for transit-
oriented development.
To calculate realistic capacity on mixed-use sites, the City again took a conservative
approach based on minimum densities allowed in the newly adopted Development
Code. Minimum densities for land zoned for mixed-use are 12 units/acre for
Neighborhood Mixed-Use (NMX), 16 units/acre for Corridor/Center Mixed-Use (CMX),
and 30 units/acre for Regional Mixed-Use (RMX). Minimum densities do not apply on
sites smaller than 20,000 square feet in size, located further than 1,000 feet from a
planned or existing Bus Rapid Transit (BRT) route, or those which submit a
Development Permit application prior to January 1, 2019. Nevertheless, Table 3-3
indicates that in the past three years, mixed-use densities on approved projects have
averaged about 45 units/acre and includes two projects achieving over 60 units/acre on
sites less than one acre in size. Specifically, one development on a lot smaller than
20,000 square feet was able to achieve 118 units/acre. The City View development at
Van Ness Avenue and Inyo Avenue is owned and managed by the Fresno Housing
Authority and consists of 45 affordable workforce housing units in a mixed-use setting.
In the sites inventory, capacity from mixed-use sites makes up only 23 percent of the
total sites inventory. A larger proportion of higher density sites (33 percent) are located
in the residential multi-family districts.
City of Fresno
Housing Element
Public Review Draft - January 2016 3-5 Land for Housing
Table 3-3: Mixed-Use Development Trends
Address Description Acres
# of
Units Density
Year
Approved
Van Ness and Inyo Avenues (City
View) Mixed-Use Residential 0.38 45 118 2012
541/ 545 North Fulton Street Mixed-Use Residential 0.81 30 37 2013
1502/1560 Fulton St./1505 Van
Ness Ave. Condominium Mixed-Use 2.3 80 35 2013
120 North Fulton Street Mixed-Use Residential 0.73 23 32 2015
1001-1011 North Blackstone Ave. Mixed-Use Residential 0.24 2 8 2015
825/ 835 Fulton Mall and Fulton
Inyo Street Mixed-Use Residential 0.79 50 63 2015
Developer, Upside Enterprises,
LLC
Commercial/Residential
Mixed-Use 1.46 70 48
Proposed
in 2015
Total 6.71 300 45
Source: City of Fresno, 2015
Several identified sites are located in the Downtown Planning Area and the Inner City
Development Policy Area (Figure 3-1). In an effort to promote infill development at the
City’s core, priority processing is available for the construction of new housing in the
Downtown Planning Area. This includes the processing of completed plans, consistent
rezoning, and site plan review and Conditional Use Permit applications for permitting
within an average of 75 working days. In the Inner City Area, the City provides reduced
application fees and priority processing for single- and multi-family projects. In the Inner
City areas, fees can also be reduced by 10 to 50 percent.
To further incentivize mixed-use development, the City has, in addition to its Density
Bonus program, established a Transit-Oriented Development (TOD) Height and Density
Bonus which can double the allowed maximum density for a site. The purpose of the
TOD Height and Density Bonus is to provide flexibility for projects that promote
walkability, livability, and transit ridership near stations for Bus Rapid Transit and other
enhanced transit service. The TOD Height and Density Bonus may be used in
combination with an Affordable Housing Density Bonus. For qualifying project sites, the
bonus height may exceed the Base District height by 25 percent. The bonus density
may exceed that of the Base District by 100 percent. The City allows a project to exceed
the maximum height and/or the maximum residential density of the Base District if all
three of the following criteria are met:
The project site is located entirely within an MX District.
The project site is located within 500 feet of an existing or planned Bus Rapid
Transit station or a station for a similar enhanced transit service as determined
by the Review Authority.
The project will provide one of the following public benefits:
o A Public Plaza; or
o Qualifying public art; or
City of Fresno
Housing Element
Land for Housing 3-6 Public Review Draft - January 2016
o 90 percent or greater frontage coverage along the street which features
the Bus Rapid Transit route or other enhanced transit route.
Zoning standards for the Downtown districts are in the process of being established and
will be in place by mid-2016. In the interim, the City has adopted a Zoning Designation
Translation Table that identifies the applicable new standards that correspond to that
parcel's existing zoning designation. The use of the Zoning Designation Translation
Table allows for continued development activity prior to incorporating the new base and
overlay zoning districts. Included in the inventory are only Downtown sites that have
RMX – Regional Mixed-Use standards in place during the interim period and will have
similar standards once the Downtown development standards are adopted. In the sites
inventory, capacity from Downtown sites makes up only two percent of the total sites
inventory. After new Downtown zoning is in place, additional capacity will be available
on other vacant sites not identified in this sites inventory, allowing residential
development where it was not previously permitted.
The capacity of sites that allow development densities of at least 30 units/acre are
credited toward the lower income RHNA based on State law. The California
Government Code states that if a local government has adopted density standards
consistent with the population based criteria set by State law (at least 30 units/acre for
the City of Fresno), State HCD is obligated to accept sites with those density standards
(30 units/acre or higher) as appropriate for accommodating the jurisdiction’s share of
regional housing need for lower income households. Per Government Code Section
65583.2(c)(3)(B), the City’s RM-2 Multi-Family Urban Neighborhood, RM-3 Multi-Family
High Density, three downtown districts (DTC Downtown Core, DTG Downtown General,
and DTN Downtown Neighborhood) and two mixed-use designations (CMX
Corridor/Center Mixed-Use and RMX Regional Mixed-Use) are consistent with the
default density standard (30 units/acre) for metropolitan jurisdictions such as Fresno
and therefore, these parcels are considered appropriate to accommodate housing for
lower income households consistent with Government Code Section 65583.2(c)(3)(B).
Sites zoned at 12 to 16 units/acre are credited towards the moderate income RHNA as
the market rents in Fresno are within the affordability range of low- and moderate-
income households. A sampling of rents for multi-family developments that were
developed at the 12 to 16 units/acre range show that one-bedroom unit rents are in the
high $600s and two bedroom unit rents range from $815 to $1,297.2 The weighted
average for rents in the developments sampled was $1,022. Comparing these rents to
the housing affordability levels presented in Table 2-31 of this Housing Element
confirms that the rents are affordable to low and moderate income households.
Specifically, one bedroom units are affordable to smaller, low income families (up to 70
percent of the Area Median Income) and two bedroom units are affordable to some
lower income households and all moderate income households (up to 100 percent of
the Area Median Income).
2 City of Fresno, November 2015.
City of Fresno
Housing Element
Public Review Draft - January 2016 3-7 Land for Housing
Vacant Land Inventory
Identification of vacant residential and mixed-use land was based on the 2008 Housing
Element sites inventory, with developed and non-viable sites removed and additional
site identified. The sites inventory is limited to sites that are at least one-eighth of an
acre in size. The inventory of vacant residential and mixed-use land (including sites in
the BRT corridors) totals 2,846.9 acres. These vacant properties, summarized in Table
3-4, have the potential to yield 22,039 units. (See Appendix B for detailed sites table,
including parcel-specific information.) The higher density multi-family residential
districts, Downtown districts, and two of the City’s mixed-use districts have capacity for
over 9,167 units at densities appropriate for accommodating lower income housing (at
least 30 units/acre). The City’s commercial and mixed-use districts that are represented
in the sites inventory allow single-family and multi-unit residential development by right
either alone or in combination with other permitted uses. The capacity for close to 4,894
units is provided in several designations that allow 12 to 16 units/acre and are credited
towards the moderate income RHNA. The RHNA for above moderate income units is
met through capacity of almost 8,000 units in the City’s single-family residential districts,
primarily in the RS-4 and RS-5 districts. While several sites are designated for
Residential Estate, no capacity is identified on those sites due to the very low density
nature of the district combined with the size of the sites. Those sites are included in the
sites inventory as they present opportunities for consolidation into larger developments
in the future.
The City of Fresno’s newly adopted Development Code includes several mixed-use
districts. One of the key goals in the mixed-use districts is to facilitate mixed-use
residential development at increased densities and intensities in key locations such as
along Bus Rapid Transit (BRT) corridors. The City incentivizes development along BRT
corridors through the Transit-Oriented Development (TOD) Height and Density Bonus.
This density bonus provides flexibility for projects which promote walkability, livability,
and transit ridership near stations for Bus Rapid Transit and other enhanced transit
service. The sites inventory identifies vacant sites with a minimum capacity for 1,439
units located within a BRT corridor.
Cap and Trade Funds Sites
The Budget Act of 2014 appropriated $130 million from the Greenhouse Gas Reduction
Fund (GGRF) to develop and implement the Affordable Housing and Sustainable
Communities (AHSC) Program. Accompanying legislation (SB 862) apportions 20
percent of GGRF annual proceeds to the AHSC beginning in FY 2015-16. The GGRF is
sometimes referred to as the “Cap and Trade Fund.” The AHSC funds land-use,
housing, transportation, and land preservation projects to support infill and compact
development that reduces greenhouse gas ("GHG") emissions. These projects facilitate
the reduction of the emissions of GHGs by improving mobility options and increasing
infill development, which decrease vehicle miles traveled and associated greenhouse
gas and other emissions, and by reducing land conversion, which would result in
emissions of greenhouse gases. The program awards are determined with a points
formula and 0.25 points are awarded to projects that directly implement a policy in a
City of Fresno
Housing Element
Land for Housing 3-8 Public Review Draft - January 2016
long range planning document (General Plan/Specific Plan, etc), including new
development on sites contained within the housing element’s sites inventory.
In Fresno, the following projects on underutilized and vacant sites, and still in the
development process, may consider seeking Cap and Trade Funds:
Fancher Multi-family and Fancher Senior Housing developments include 240
affordable multi-family and 200 affordable senior housing units. The 440
affordable units are approved and projected for development on a 91-acre vacant
site.
Blackstone/McKinley project has a submitted entitlement application that consists
of 91 affordable multi-family units. Of the 90 units, 68 will be affordable to very
low-income households, 21 will be affordable to low-income households, and one
manager unit will have moderate-income level affordability based on market rate
rents in the City. The development project is on a 3-acre underutilized site that is
currently used for older auto uses such as auto repair, sales and used tire sales.
South Fulton Project is a mixed-use project on a 0.77-acre underutilized site.
The first phase of the project anticipates development of 50 units, 10 of which will
be affordable to very low-income households. The site is currently in use as a
parking lot and clothing store both of which will be removed. Subsequent phases
of the project will include 144 additional residential units.
One project, Hotel Fresno, has already been approved for Cap and Trade Funds. Hotel
Fresno is a vacant historic hotel on a 0.89-acre site. The rehabilitation project currently
under development includes 79 multi-family units to be located on floors 2 through 7 of
the vacant hotel. Of those units, 29 will be affordable to very low-income households
and 11 will be affordable to low income households.
Sites by Development Areas
Table 3-4 also shows the distribution of the sites by Development Area. More than half
of the residential unit capacity is located in the two largest development areas
(Established Neighborhoods North and South of Shaw).
City of Fresno Housing Element Public Review Draft - January 2016 3-9 Land for Housing Table 3-4 Sites Inventory Summary Table Zoning General Plan Acres Residential Density (du/ac) – Affordability Level Downtown BRT Corridors (Outside Downtown) Est. Nbrhds. North of Shaw Est. Nbrhds. South of Shaw South Industrial Area DA-1 North DA-1 South DA-2 North DA-2 South DA-4 West Total Capacity Residential Estate Residential Low Density 3.57 0-0.2 Above Moderate --- --- --- --- --- 0 --- --- --- 0 0 Residential Single Family, Extremely Low Density Residential Low Density 11.85 0-1.2 Above Moderate --- --- 4 7 --- --- --- --- --- 2 13 Residential Single Family, Very Low Density Residential Low Density 13.23 0-2.2 Above Moderate --- --- 19 8 --- --- --- --- --- --- 27 Residential Single Family, Low Density Residential Low Density 77.56 0.2-3.5-Above Moderate --- --- 6 0 --- 0 0 --- --- --- 6 Residential Single Family, Medium Low Density Residential Medium Low Density 892.71 3.5-6 Above Moderate --- --- 709 861 --- 277 841 188 260 1 3,137 Residential Single Family, Medium Density Residential Medium Density/Downtown Neighborhoods 943.72 5-12 Above Moderate 674 --- 1,058 1,357 5 1,105 410 --- --- 186 4,795 Residential Multi-Family, Medium High Density Residential Medium High Density 308.38 12-16 Moderate --- --- 1,600 1,330 --- 611 158 --- --- --- 3,699 Residential Multi-Family, Urban Neighborhood Residential Urban Neighborhood 182.56 16-30 Very Low/Low --- --- 1,708 225 --- 890 98 --- --- --- 2,921 Residential Multi-Family, High Density Residential High Density 32.65 30-45 Very Low/Low --- --- 158 22 --- 419 380 --- --- --- 979 Mobile Home Park Residential Medium High Density 9.03 12-16 Moderate --- --- --- --- --- --- --- --- 108 108 Downtown Core* Downtown Central Business District 3.88 30-45 Very Low/Low 207 --- --- --- --- --- --- --- --- --- 207 Downtown General* Downtown Central Business District 1.67 30-45 Very Low/Low 50 --- --- --- --- --- --- --- --- --- 50
City of Fresno Housing Element Land for Housing 3-10 Public Review Draft - January 2016 Table 3-4 Sites Inventory Summary Table Zoning General Plan Acres Residential Density (du/ac) – Affordability Level Downtown BRT Corridors (Outside Downtown) Est. Nbrhds. North of Shaw Est. Nbrhds. South of Shaw South Industrial Area DA-1 North DA-1 South DA-2 North DA-2 South DA-4 West Total Capacity Downtown Neighborhood* Various Downtown Designations 7.65 30-45 Very Low/Low 227 --- --- --- --- --- --- --- --- --- 227 Neighborhood Mixed Use Various Downtown/Mixed Use Designations 62.70 12-16 Moderate 576 97 --- 133 --- --- --- --- --- --- 806 Corridor/Center Mixed Use Mixed Use Corridor/Center 225.78 16-30 Very Low/Low --- 78 425 2,271 --- 494 345 --- --- --- 3,613 Regional Mixed Use Mixed Use Regional 43.33 30-45 Very Low/Low --- 355 326 116 --- 502 --- --- --- --- 1,299 Commercial - Main Street Commercial Main Street 5.63 12-16 Moderate --- --- --- 68 --- --- --- --- --- --- 68 Commercial - Regional Commercial Regional 116.30 12-16 Moderate --- 440 303 --- --- --- --- --- --- 743 Total 2942.20 1,734 970 6,316 6,398 5 4,298 2,232 188 260 297 22,698 *Notes: 1. The capacity of sites that allow development densities of at least 30 units per acre are credited toward the lower income RHNA based on State law which obligates HCD to accept sites with that density standards (30 units/acre or higher) as appropriate for accommodating the jurisdiction’s share of regional housing need for lower income households. 2. Sites zoned at 12 to 16 units/acre are credited towards the moderate income RHNA as the market rents and home sales prices in Fresno are within the affordability range of moderate income families. 3. Affordability for Cap and Trade sites is based on affordability restrictions included in the submitted or approved development proposals. 4. *Zoning standards for the Downtown districts are in the process of being established. In the interim, development standards for these districts are based on their previous zoning designations. Included in the inventory are only Downtown sites that have RMX – Regional Mixed-Use standards in place during the interim period. Development standards for Downtown districts will stress flexibility and are expected to include a residential unit cap as opposed to a density limit. 5. No sites are identified in the DA-3 Southeast and DA-4 East Development Areas.
City of Fresno Housing Element Public Review Draft - January 2016 3-11 Land for Housing Figure 3-1: Sites Inventory Map
City of Fresno
Housing Element
Land for Housing 3-12 Public Review Draft - January 2016
Adequacy of Sites to Meet the RHNA
The City’s site inventory has identified capacity for 22,698 units, 9,746 of which are on
sites suitable for development of lower-income housing. Overall, the City has the ability
to adequately accommodate, and significantly exceed, the remaining RHNA of 16,227
units. Table 3-5 summarizes the RHNA status.
Table 3-5: Comparison of Sites Inventory and RHNA
Unit Capacity
Income Category
Total
Extremely/
Very Low Low Moderate
Above
Moderate
Vacant Residential Sites 7,796 --- 4,843 7,961 20,600
Vacant BRT Sites 1,371 --- 51 17 1,439
Cap and Trade Sites 547 32 80 --- 659
Total Site Inventory Capacity 9,714 32 4,974 7,978 22,698
Remaining RHNA (after credits) 5,385 3,022 3,033 4,787 16,227
Redistributed Surplus/Shortfall
(+/-) +1,339 +1,941 +3,191 +6,471
Previous RHNA Obligations
The City’s previous Housing Element (2008-2013, as extended) committed to rezoning
500 acres of land to permit by right residential development at a density of up to 20
units/acre and 200 acres to permit by right residential development at a density of up to
38 units/acre. The capacity of these rezoned sites far exceeded the capacity needed to
meet the 2007 RHNA. After a comprehensive update to the Fresno General Plan
(adopted in 2014), the City drafted a new Development Code and Zoning Map to
establish residential densities of up to 45 units/acre in three Downtown districts, the
Multi-Family High Density district, and the Regional Mixed-Use district, consistent with
the Fresno General Plan. Densities in the Multi-Family Urban Neighborhood district and
in the Corridor/Center Mixed-Use district were increased up to 30 units/acre. The
Development Code update resulted in significantly increased potential development
capacity. As a result, the City’s vacant residential land inventory has a capacity in
excess of 22,500 units in the appropriate income categories, exceeding both the City’s
2008 and current RHNA commitments.
Environmental Constraints
The sites inventory analysis reflects land use designations and densities established in
the Fresno General Plan Urban Form, Land Use, and Design Element. Thus, any large
scale environmental constraints that would lower the potential yield (e.g., steep slopes)
have already been accounted for. Any additional constraints that would occur on a more
detailed site review basis would be addressed as part of the individual project review
process. The City’s capacity to meet its regional share and individual income categories
are not constrained by any environmental conditions.
City of Fresno
Housing Element
Public Review Draft - January 2016 3-13 Land for Housing
Realistic site development potential indicated in the sites inventory is consistent with the
development capacity reported in the Fresno General Plan Urban Form, Land Use, and
Design Element. Full urban-level services are available throughout the City and
specifically to each site in the inventory. Such services are more than adequate for the
potential unit yield on each site. Specifically, water and sewer service are available or
are programmed to be made available for all the sites included in the inventory,
indicating the capacity to accommodate the City’s total share of the RHNA.
Financial Resources
The City currently utilizes several sources of funding to assist in the provision of quality
housing to lower-income residents. Several funding programs from HUD allow the City
to fund community development and housing activities. The City of Fresno receives
federal funding as an entitlement jurisdiction for the Community Development Block
Grant (CDBG) and HOME Investment Partnerships (HOME) program. In 2015, the City
received $6.28 million in CDBG funding and $1.66 million in HOME funding. In addition
to CDBG and HOME funds, Fresno is also entitled to receive Emergency Solutions
Grant (ESG) funds from HUD. ESG funds are used to provide homeless prevention
services and to support the operation of emergency shelters for the homeless
individuals and families. Annually, the City receives approximately $389,000 in ESG
funds.
Created by the 1986 Tax Reform Act, the Low-Income Housing Tax Credit (LIHTC)
program has been used in combination with City and other resources to encourage new
construction and rehabilitation of rental housing for lower-income households. The
program provides investors an annual tax credit over a 10-year period, provided that
the housing meets the following minimum low-income occupancy requirements: 20
percent of the units must be affordable to households at 50 percent of Area Median
Income (AMI) or 40 percent of the units must be affordable to those at 60 percent of
AMI. The total credit over the 10-year period has a present value equal to 70 percent of
the qualified construction and rehabilitation expenditure. The tax credit is typically sold
to large investors at a syndication value.
The Affordable Housing and Sustainable Communities (AHSC) program, funded
through the State’s Cap and Trade program, provides an additional source of funding
for affordable housing. This program awards funding to both public and private entities
to build transit-oriented affordable housing and supporting transportation infrastructure
such as pedestrian improvements and bike lanes. The program awards are determined
with a points formula and 0.25 points are awarded to projects which directly implement
a policy in a long range planning document (General Plan/Specific Plan, etc), including
new development on sites contained within the housing element’s sites inventory.
City of Fresno
Housing Element
Land for Housing 3-14 Public Review Draft - January 2016
Administrative Resources
Agencies with administrative capacity to implement programs contained in the Housing
Element include the City of Fresno and local and regional nonprofits, private
developers, and service providers. The City of Fresno Development and Resources
Management Department (DARM) (formerly the Planning and Development
Department), focuses on both public and private property development throughout the
City, and the sustainable management of its land and water resources and public
infrastructure including downtown and neighborhood revitalization, long range land use
planning, new development entitlements, building permits, building plan check,
inspection services, and code enforcement.
The City of Fresno Housing Authority (Housing Authority) is the largest affordable
housing provider within the City. The Housing Authority works with non-profit and for-
profit developers to expand the supply of affordable housing, and also purchases and
manages numerous affordable multi-family housing developments throughout the City
and County of Fresno. Through the Housing Choice Voucher and Public Housing
programs, the Housing Authority provides rental housing to residents throughout the
County of Fresno, enabling qualified individuals and families to identify and reside in an
array of housing options. Within the City, the Housing Authority owns and manages 601
public housing units in 16 complexes, 340 mixed finance units in 4 complexes, 773 tax
credit units in 10 complexes managed by a third party property management company
retained by the Housing Authority, and administers approximately 6,378 Housing
Choice Vouchers. Due to limited funding, the citywide waitlist for Section 8 recipients
contains 36,000 households as of 2015. Applicants are chosen via lottery and,
generally, can expect to be on the waitlist for at least two years. The waitlist for public
housing contains 24,233 households as of 2015.
The City also works closely with other private and non-profit developers to expand
affordable housing opportunities in Fresno.
Energy Conservation Opportunities
The City has been active since the mid-1990s in taking steps to invest and deploy
renewable energy technology and improve the energy efficiency of City-owned facilities
and the community at large. Notable actions include:
Adopting the 2013 California Energy Code;
Developing a comprehensive free residential energy efficiency survey program
(by April 2014, the City had conducted over 2,500 residential energy efficiency
surveys to Fresno homes);
Implementing the Fresno Energy Watch Program as part of the Fresno Small
Business Energy Makeover;
Using renewable biogas to produce electric power at the Fresno-Clovis Regional
Wastewater Reclamation Facility;
City of Fresno
Housing Element
Public Review Draft - January 2016 3-15 Land for Housing
Installing solar panels at City-owned facilities (as of April 2014, the City had
deployed over 4.85 megawatts of solar power on City-owned facilities, including
the largest single solar farm at any airport in the nation while a 2 megawatt solar
array is planned for the Fresno-Clovis Regional Wastewater Reclamation
Facility); and
Requiring installation of solar energy systems in construction of any new City-
owned buildings containing at least 7,500 square feet, and a mandate to use a
green building rating system standard for new municipal buildings over 10,000
square feet.
Under the Fresno General Plan, the City promotes household conservation of electricity,
and strives to change current trends of higher energy use in newer development in
order to conserve resources for future growth. The City’s Fresno Green program is
committed to the construction of buildings and communities that are sustainable and
environmentally responsible. Incentives for certified Fresno Green development projects
include:
25 percent fee reductions of many planning fees (Site Plans, CUPs, EAs etc.)
20 percent minor deviation from development standards, if needed (25 percent if
public art is incorporated into the project)
Expedited processing through the “Green Team”
Eligibility for a Fresno Green award and use of the Fresno Green brand for the
project
Pacific Gas & Electric (PG&E) also has energy efficiency programs operating in the
Fresno area. Many of these programs are available to low-income households and
families, such as the Energy Partners program and Middle Income Direct Install (MIDI)
program. Other programs are focused on local businesses, such as the Direct Install
program of the Fresno Energy Watch, the Air-Care Plus program, and numerous others.
The Fresno County Equal Opportunities Commission (FCEOC) administers the
federally-funded weatherization programs available to low-income homeowners in
Fresno. This program is designed to work in collaboration with utility funded programs
operated by PG&E. There are several areas of layering associated with these
programs.
Private organizations, businesses, and individuals are also taking important steps
locally. Fresno has the third highest deployment level for solar power among cities in
California with 1,056 sites that total 12 Mega Watts of power generation capacity. The
level of investment in solar power in Fresno has seen a rapid increase since 2006 with
over 532 systems installed in 2010 compared with only two systems installed in 2006. In
July 2009, Environment California ranked Fresno third in the State for number of
kilowatts its solar projects produce and fifth for projects on roofs, with Clovis close
behind at seventh.
City of Fresno
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Land for Housing 3-16 Public Review Draft - January 2016
Residents also have access to the Home Energy Tune-Up Program which leverages
funds from the California Energy Commission, the U.S. Department of Energy and
PG&E. The California Energy Commission provided initial funding of $2.9 million for the
Program, which provides free home energy assessments. The Home Energy Tune-Up
Program has been a great collaboration of local, State and federal governments working
with the private sector to provide needed assistance to homeowners. The Program is
provided at no cost to the homeowner and is helping families save from $300 to $2,400
per year on their utility bills. City Sustainable Fresno staff provides a 1½ to 2½-hour
home survey to determine where the house wastes energy; provides a detailed report
recommending energy efficiency improvements, and help homeowners access available
rebates, incentives and financing options to make their house energy efficient.
Public Review Draft - January 2016 4-1 Constraints to Housing Production
Chapter Four – Constraints to Housing Production
This chapter addresses governmental and non-governmental constraints as they relate
to housing. Constraints to the provision of housing for all income levels must be
addressed within each jurisdiction's Housing Element. Only with the identification and
acknowledgement of such constraints is a community able to systematically undertake
whatever reasonable steps are available and feasible to correct such impediments. Not
every constraint to housing production is governmental. Others constraints include the
housing market, social awareness and other non-governmental limitations. All
constraints tend to limit the number, and increase the cost, of housing units.
Park Grove Commons, completed in two phases (2011 and 2014)
Market Constraints
Land Cost and Availability
Housing costs in Fresno have always remained lower than in other areas of the State.
However, home buying is expected to remain difficult as banks rethink their lending
practices after the foreclosure crises of the late 2000s. As the housing market began to
recover, the cost of housing also began to increase. Aside from the cost of materials
and labor to build a house, the costs to support schools, fire stations, parks, streets,
City of Fresno
Housing Element
Constraints to Housing Production 4-2 Public Review Draft - January 2016
traffic signals, landscaped median islands, pumps, wells, and sewer and water systems
are all pro-rated into the sale price of a new house.
The preferred housing type for a majority of Fresno area residents is the owner-
occupied, single-family, detached house. Of the 171,841 housing units in Fresno as of
the 2010 Census, 104,762 were single-family detached structures. This represents 61
percent of all housing units in the City of Fresno. This strong demand for single-family
housing has tended to keep housing costs somewhat higher than they would be if
alternative housing types such as condominium units or planned unit developments
were in greater demand.
The development of adequate and fair financing mechanisms for processing,
infrastructure, and planning for the staging of growth and agricultural conservation can
be another significant market constraint.
Materials and Labor Costs
Labor costs, along with most other costs, including minimum wages, benefits, and
taxes, continue to rise and affect the cost of housing to consumers. Labor wages to
construct government-subsidized housing is an additional cost for the Central Valley
housing, as the mandatory wage rates are dictated in the State and federal Labor
Standards that are based on higher northern and southern California prevailing wages.
Although an increase in new construction of housing is good for the local economy and
those looking for construction-related work, the cost of materials to construct a house
also increases. That increased cost is ultimately passed on to the home buyer.
Financing Costs
Financing costs are subject to fluctuations in national economic policies and conditions.
The cost for site preparation and construction is a very important determinant of the
initial cost to the purchaser. Mortgage rates have an even more dramatic effect on the
cost of housing and on the cost of rental unit construction. Apartment owners typically
pass on interest rate costs to a tenant by way of increased rent. There is always a
concern that interest rates will increase again during future years; any such increases
may result in a slowing of construction activity.
It was previously and generally accepted that a 14 percent interest rate was the level at
which most buyers were expected to drop out of the market. However, with the increase
in all other housing costs in the current market, even minimal rises in interest rates
could have a particularly dramatic effect on the building industry and potential buyers.
City of Fresno
Housing Element
Public Review Draft - January 2016 4-3 Constraints to Housing Production
Access to Mobility Options
As buildable infill properties become scarce, new developments are allocated to urban
fringes, creating an environment that inhibits access to mobility options to reach goods
and services, particularly for seniors, low-, very low- and extremely low-income
households, and persons with disabilities. Accessible transportation to goods and
services, or accessible neighborhood commercial businesses should be included in City
fringe area planning and in the development of affordable housing.
Senate Bill 375 requires local jurisdictions to include sustainable communities strategies
as outlined in their regional transportation plans. These requirements help to reduce
greenhouse gas emissions, align transportation and housing, and create incentives for
implementing these strategies.
Excessive Land Value in Select Areas
An unmanageable constraint in the development of affordable housing within certain
sectors of the City is the escalating land demand. Land values in certain areas of the
City have become excessive compared to land in other areas; limiting housing choice.
The City is addressing excessive land value and its implications on affordability through
the recent General Plan and Development Code updates.
Governmental Constraints
Governmental Layers for Entitlements
In addition to local planning departments, developers must also work through the Air
District, Water Districts, School District and sometimes Local Agency Formation
Commissions (LAFCO) to obtain entitlements for construction of housing. Each
additional Agency requirement adds cost to the project and ultimately the housing unit.
The time necessary for processing these requirements also raises housing cost.
Coordination and simultaneous processing among agencies should assist in reducing
processing time and cost.
Annexation
The City and County of Fresno continue to process annexations, in conjunction with a
joint policy that all urban-intense development within the City's Sphere of Influence is
referred to the City for annexation and the processing of entitlements. The time
necessary to process annexations on the urban fringe averages about one year, even
with the City's concurrent processing of entitlements policies. There is sufficient
annexed and zoned land within the City to accommodate immediate housing needs and
the housing needs for this Housing Element planning period. The City monitors land
supply, underutilized parcels, areas planned for redevelopment, and resulting
development to ensure a balance.
City of Fresno
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Constraints to Housing Production 4-4 Public Review Draft - January 2016
Development Review Process – Components
The City's development review process and Development Code are established to
review and enforce: heights, size of buildings and other structures designed, erected or
altered. Through this process, which includes requirements for residential yard size and
other open space provisions, population density standards are implemented in
conformance with the General Plan. These practices are essential to advance the most
appropriate land use, conserve and stabilize the value of property, provide adequate
open space and avert undue concentration of population. Regulation is also necessary
to mitigate street congestion, facilitate provision of adequate community utilities such as
transportation, water, sewage, schools, parks and other public facility requirements, and
to safeguard the health, safety and general welfare of the public.
Permitted Uses
The Development Code classifies residential development projects based on type, use,
size and location in order to determine whether the project is Permitted, Conditionally
Permitted (through conditional use permit) or Not Permitted. The Development Code
provides for a range of housing types, including single-family, multi-family, second
dwelling units, mobile homes, residential care facilities, emergency shelters, supportive
housing, transitional housing, and single room occupancy (SRO) units. Table 4-1
provides a summary of Fresno’s Development Code as it relates to ensuring a variety of
housing opportunities.
City of Fresno Housing Element Public Review Draft - January 2016 4-5 Constraints to Housing Production Table 4-1: Housing Types Permitted by Zoning District Uses RE RS-1 RS-2 RS-3 RS-4 RS-5 RM-1 RM-2 RM-3 RM-MH NMX CMX RMX CMS CR Single Unit Dwelling - Detached P P P P P P P ‒ ‒ ‒ ‒ ‒ ‒ ‒ ‒ Single Unit Dwelling - Attached ‒ ‒ ‒ ‒ C P P P ‒ ‒ P(1) P(1) P(1) P(2,16) P(2,16) Second Dwelling Unit P P P P P P P P ‒ ‒ ‒ ‒ ‒ ‒ ‒ Duplex ‒ ‒ ‒ ‒ ‒ C P P P ‒ ‒ ‒ ‒ ‒ ‒ Multi-Unit Res. ‒ ‒ ‒ ‒ ‒ C P P P ‒ P(1) P(1) P(1) P(2,16) P(2,16) Resid. Care Facility General (>6 persons) ‒ C C C C C C P P ‒ ‒ ‒ ‒ C(1) ‒ Resid. Care Facility Limited (6 or less persons) P P P P P P P P P ‒ P(1) P(1) P(1) P(1) P(2) Resid. Care Facility Senior ‒ ‒ ‒ ‒ ‒ ‒ C P P ‒ ‒ ‒ ‒ C(1) ‒ Emergency Shelter ‒ ‒ ‒ ‒ ‒ ‒ ‒ ‒ ‒ ‒ ‒ ‒ P ‒ ‒ SRO ‒ ‒ ‒ ‒ ‒ ‒ ‒ C C ‒ ‒ ‒ ‒ ‒ ‒ Mobile Homes ‒ ‒ ‒ ‒ ‒ ‒ ‒ ‒ ‒ P ‒ ‒ ‒ ‒ ‒ “P” designates permitted uses. “C” designates uses that are permitted after review and approval of a Conditional Use Permit. “‒” designates uses that are not permitted. Mixed Use Districts Limitations 1: Not allowed on the ground floor along major streets. Commercial Districts Limitations 1: Not allowed on the ground floor. 2: Not allowed on the ground floor along arterials or collectors. 16: Residential uses shall not exceed 16 du/ac. Source: City of Fresno Development Code, 2016.
City of Fresno
Housing Element
Constraints to Housing Production 4-6 Public Review Draft - January 2016
Permit Processing
Development review in the City of Fresno is conducted by the Development and
Resource Management Department with responsibilities including current and advanced
planning functions. Current planning includes staffing the public counter to receive
applications and answer questions, processing and analysis of various entitlements,
permit issuance and corrected exhibit processing for public and private projects. It also
involves providing engineering and technical staff support to commercial and residential
projects.
Advanced planning includes updates to the General Plan, preparation of various
community and specific plans, and special environmental, transportation, housing and
demographic studies. This division also promotes regional planning coordination with
various agencies.
Considerable holding costs are associated with delays in processing development
applications and plans. The City of Fresno’s development review process is designed to
accommodate housing development applications of various levels of complexity and
requiring different entitlements. Processing times vary with the complexity of the project.
Single-family dwelling unit applications typically take 14 to 21 days if a single unit on
one lot; 6 to 8 months if part of a subdivision to obtain a tentative map and building
permits. Multi-family development applications take 2 to 3 months through the
Development Permit (previously Site Plan Review) process and an additional 14 to 21
days for building permits.
The City's permit procedures do not unduly constrain housing development. If the
Director determines that the proposed use or building is allowed as a matter of right by
the Development Code, and conforms to all the applicable development and use
standards, the Director can issue a Zone Clearance. A Development Permit (formerly a
Site Plan) can be approved by the Director and is required to ensure that new
development is carried out in accordance with the Development Code and the goals
and objectives of the General Plan and any other adopted plans and guidelines.
Conditional Use Permits are granted by the Director for uses that are generally
consistent with the purposes of the district where they are proposed but require special
consideration to ensure that they can be designed, located, and operated in a manner
that will not interfere with the use and enjoyment of surrounding properties or adversely
affect the City’s infrastructure, the built or natural environment, City resources, or the
City’s ability to provide public services. Where more than one procedure is required,
typically with a rezone application, every effort is made by the City to process them
concurrently, thereby reducing delay. Uses and their requisite procedures applicable to
the residential development are detailed in the tables below.
The tables below outline the typical timelines for various residential projects in the City
of Fresno. Table 4-2 generally identifies the typical approvals required for single-family
and multi-family projects along with the estimated processing times of the planning and
building departments. Table 4-3 focuses more specifically on the individual entitlement
City of Fresno
Housing Element
Public Review Draft - January 2016 4-7 Constraints to Housing Production
approvals that may be required, providing estimated processing timelines for each as
well as identifying the approving body.
Table 4-2: Typical Processing Procedures by Project Type
Single Family Unit Subdivision
Multi-family
< 20 units
Multi-family
> 20 units
Typical Approval
Requirements
Resid. Plan Check Tent. Map SPR/CUP1 SPR/CUP1
Bldg. Plan Review Subd. Review
Committee Plan Check Plan Check
Permitting Planning
Commission Permitting Permitting
Inspection Final Map Inspection Inspection
Plan Check
Permitting
Inspection
Est. Total
Processing Time
Planning = 2 days
Plan Check =
14-21 days 2
Planning = 50
days if no
accompanying
rezone or plan
amendment
application.
Plan Check =
14-21 days 2
Planning = 2-3
mo.
Plan Check =
21 days 2
Planning = 2-3
mo.
Plan Check =
28 days 2
1 Subject to appeal
2 Varies by sq. ft., building type, design, complexity and volume of workload; inspection times not included
Table 4-3: Timelines for Permit Procedures
Type of Approval or Permit Typical Processing Time Approval Body
Ministerial Review 1-14 days City Staff
Architectural/Design Review Infill 7-10 days City Staff/Design Review Board
Conditional Use Permit 45-90 days, depending on Level Planning Director1
Variance 45 days Planning Director1
Minor Deviation Assessment 15-20 days Planning Director1
Zone Change 75-90 days City Council
General Plan Amendment 90-120 days City Council
Development Permit 30-60 days, depending on Level Planning Director1
Tract Maps 60-90 days Planning Commission
Parcel Maps 45-60 days Planning Director1
Environmental Assessment Cat. Exempt = 1-2 days
Neg. Decl. & MND = 45-90
daysEIR = 9-12 months
Same approval body as Type of
Approval or Permit
1 Subject to appeal
Procedures applicable to the residential development review process are as follows:
Environmental Assessment
Urban Growth Management Evaluation
Subdivision, Parcel Map Review
Conditional Use Permit Process *
1 Subject to appeal
City of Fresno
Housing Element
Constraints to Housing Production 4-8 Public Review Draft - January 2016
Development Permit (formerly Site Plan Review)
Variance and Minor Deviation Assessment *
Structural Plan Check
Construction Permit Issuance
Inspection
* (as applicable)
Residential development projects, based on type and size, are subject to one or more of
the procedures listed above. The Development and Resource Management Department
is responsible for application intake, permit issuance, plan checking, and inspection
services for public and private projects. This Department provides public counter
services, subdivision processing, urban growth management, various entitlements
associated with development, and engineering and technical staff support to
commercial and residential projects. The Planning Division within the Department has
as a primary objective the expeditious review and approval of all development projects.
To encourage development in the central, more urbanized parts of Fresno, the City
provides priority processing to all projects within the boundaries of the Downtown
Planning Area and in Inner City Residential areas.
Environmental Assessment
An environmental assessment of a residential development is usually conducted
simultaneously with the subdivision/parcel map review process or as special permits are
processed. The assessment does not substantially add to overall processing time
unless significant adverse environmental effects are determined, and evidence indicates
that an Environmental Impact Report (EIR) is required which can take eight to twelve
months. Since the City of Fresno has certified a Master EIR (MEIR SCH No.
2012111015) for its General Plan and Development Code, a requirement for a new EIR
would be extremely rare.
Urban Growth Management
Urban Growth Management (UGM) fees apply to residential projects located on the
geographic fringe of the City. The process is not intended to prevent development, but it
does preclude inordinate costs to the City and limits disorganized growth. The process
is specifically intended to ensure adequate municipal facilities, improvements, and
services are available when needed, and to protect the City and its residents by
minimizing costs.
Subdivision, Parcel Map Review
Subdivision of real property is initiated via the tentative tract or tentative parcel map
process. Tentative maps are processed and approved in fewer than 50 days when not
being processed along with other entitlements such as Rezones or Plan Amendment
applications. The final map process is essentially ministerial with major responsibility for
prolonged processing resting with the developer and the developer’s engineer.
City of Fresno
Housing Element
Public Review Draft - January 2016 4-9 Constraints to Housing Production
Conditional Use Permit Process, Variance, and Minor Deviation Assessment
The Conditional Use Permit (CUP) review process is intended to apply to uses that are
generally consistent with the purposes of the district where they are proposed but
require special consideration to ensure that they can be designed, located, and
operated in a manner that will not interfere with the use and enjoyment of surrounding
properties or adversely affect the City’s infrastructure, the built or natural environment,
City resources, or the City’s ability to provide public services. Processing normally does
not exceed 60 days. However, CUPs may be appealed to the Planning Commission,
and in such instances, the processing time can be extended by as many as thirty to
forty-five days. Development permit review, variances and minor deviations are all
variations of the CUP and processing timelines are generally the same.
Development Fees
Housing construction imposes certain short- and long-term costs upon local
government, such as the cost of providing planning services and inspections. As a
result, the City relies upon various planning and development fees to recoup costs and
ensure that essential services and infrastructure are available when needed.
Typical development fees may include, but are not limited to the following:
Parks and Recreation Law Enforcement Facilities
Schools Fire Facilities
Traffic Fees Library Facilities
Streets and Signals Water Facilities
Waste Water Treatment Waste Water Collection
Drainage Facilities Community Development Fees
General Facilities Public Facilities
Environmental Facilities Assessment
Most, if not all, developers consider any fee a significant constraint to the development
of affordable housing. For affordable housing projects, financing generally includes
some form of state or federal assistance, with rents set through the funding program. As
such, fees cannot and do not increase the rents. Although the various fees account for a
significant portion of the development cost, the fees collected are necessary to pay for
much needed infrastructure and to help mitigate new growth throughout the City.
A list of all City special permit and related application fees are provided in this Chapter.
All other application fees are listed in the City’s Master fee schedule. Table 4-4 and 4-5
provide estimated planning and development cost for typical multi-family and single-
family developments, respectively. Individual costs are outlined in the City’s Special
Permit & Related Application Fees.
City of Fresno
Housing Element
Constraints to Housing Production 4-10 Public Review Draft - January 2016
Table 4-4: Proportion of Fee in Overall Development Cost for Multi-family
Residential Developments
Development Cost for a typical
unit
Park Grove
NW Cityview
Bridges @
Florence
Edison
Plaza
Total Number of Units 148 45 34 128
Total est. fees per project:
Entitlement Fees $12,549 $5,561 $7,345 $13,786
Fresno Metro Flood Control Fees $57,135 $4,263 $12,651 $54,277
Air District 9510 Fees $34,441 $734 $490 $490
TOTAL Fees Per Project $104,125 $10,558 $20,486 $68,553
Total Estimated Fees Per Unit $703.55 $234.62 $602.52 535.50
Typical estimated cost of
development per unit
$228,140 $240,469 $203,132 $130,934
Est. proportion of fee cost to overall
development cost per unit
0.3% 0.1% 0.3% 0.4%
October 2015
Table 4-5: Proportion of Fee in Overall Development
Cost for Recent Single-family Residential
Development
Development Cost for a typical unit T-5626
Total est. fees per unit $15,544
Typical estimated cost of development per unit $186,047
Est. proportion of fee cost to overall
development cost per unit
8.35%
October 2015
Development of a one-unit single-family home would not require any of the mentioned
application fees if no variance or other development standard modifications were
necessary. The only fees associated with this type of project are building permit and
related impact fees. Building permit fees vary and are based on square footage of the
unit.
Table 4-6 shows average fees for special permits and planning applications for both
single- and multi-family units. For the City, entitlement fees now cover the full cost of
processing by City staff. Although the fees themselves have increased, the percentage
of fee cost as a part of total production cost has remained stable. While not a major
constraint factor, increased fees have played a measurable role in increasing housing
costs.
The City of Fresno has a long-standing adopted Inner City Development Policy that
reduces fees for new development in certain areas. Under this program, Fees shown in
Table 4-6 with two asterisks (**) are reduced by 50 percent for Inner-City areas with the
exception of alcohol CUP applications. In Herndon Townsite, Highway City, and
Pinedale areas, these reduced fees are limited to residential projects. More detail on the
Inner City fee reductions are noted below in Table 4-7.
City of Fresno
Housing Element
Public Review Draft - January 2016 4-11 Constraints to Housing Production
Table 4-6: Special Permit and Related Planning Application Fees (Updated
11/14/14)
Permit Fee Permit Fee
Conditional Use Permit *1 Site Plan Review *1
New Applications $8,177** New Application $6,905**
Mid-rise/High-rise bldg. $14,719** Amended SPR
Amendment to approved SPR $2,726**
Amended Permit Revised Exhibit (major) $1,590**
Minor Amendment $3,271** Revised Exhibit (minor) $727**
Revised Exhibit (major) $2,135** Hourly consulting fee
Revised Exhibit (minor) $909**
Rear Yard Encroachment $591
Corrected Exhibit (all CUP) $545**
after 2+hr. consultant fee as req. (1hr. Min.)
Special Use CUP (Asterisked Use) $6,342**
Secondhand Store, C-5 2nd Unit
Adult day-care/residence support family Site Plan $2,630
Thrift Shop Parks, Fire, Traffic, & Police $604
Billboard/Offsite Subdivision Sign No EA fee
Miscellaneous Fees
ISO Containers $727** Variance
Base Refund Fee $144 Security Related $6,160**
Zoning Inquiry (1 hour deposit) $182 Single-family on 1 net ac or less $6,160**
Inner City $3,080
Traffic Study (100 peak trips) $288 All other applications $8,020**
*1 PLUS: MINOR DEVIATIONS $808
Street Tree LS Plan Check $56
Fire Prevention Review $247 ENVIRONMENTAL ASSESSMENTS *2
Traffic Engineering Review $91 Categorical Exemption $1,181**
Police Review $210 Finding of Conformity $3,634**
Mitigated Negative Declaration $8,722**
GOVERNMENT EA’s Related Special Studies for
Exemption $1,181** all EAs hourly rate
Finding of Conformity $3,634** Planning review of others’ Special
Mitigated Negative Declaration $8,722** Studies $328
Planning review of Traffic Studies $492
EIR focus – minimum deposit $59,147
EIR Program – minimum deposit $86,948
Tentative Tract Map FISH & GAME ASSESSMENT
Pre-application and verification $3,033 (for applicable projects)
Per Map $16,700 Negative Declaration $2,101.50
Per each 50 Lots $8,815 Mitigated Negative Declaration $2,101.50
Traffic $470 Environmental Impact Report $2,919
Fire $134 Environ. Document/Certified $992.50
Parks $124 Regulatory Program
Police $210
Map Extension $210 *2 PLUS:
City filing fee $55
LOT LINE ADJUSTMENT $5,360 County filing fee $50
VOLUNTARY PARCEL MERGER $5,360 GENERAL PLAN AMENDMENT $10,539**
Plan Modification $4,597
Inner City $5269.50
Traffic Review $163
City of Fresno
Housing Element
Constraints to Housing Production 4-12 Public Review Draft - January 2016
Table 4-6: Special Permit and Related Planning Application Fees (Updated
11/14/14)
Permit Fee Permit Fee
SUBDIVISION SALES TRAILER
Minor Amendment (trailer & on-site parking) REZONE $10,325**
$2,726 Modification to zoning conditions $9,147**
Traffic $91 Traffic Review $110
Fire $247 Fire Department $134
Trailer only $640
SECURITY WIRE PERMIT $454
ADMINISTRATIVE TIME
EXTENTION
Special Permit $210 HOUSE MOVING/STREET USE $54
COVENANTS EASEMENT ENCROACHMENT $420
Preparation and recording $1,094
Revision of Covenants $721 DIRECTOR’S CLASSIFICATION $3,933
Release of Covenants $721
ANNEXATION (LAFCO fees
must be paid by the applicant)
ADDRESS Inhabited $11,463
Assignment – Parcel Map $256 Un-inhabited $8,193
Assignment – Tract Map $364
Change (per address) $250
ZONING ORD. TEXT
AMENDMENT $12,381
SIGNS
Master sign program $999
Sign (Master) $182
Sign Review $318
Banner Review $182
Source: City of Fresno, November 2014 Fee Schedule
Table 4-7: Inner City Fee Reductions for New Development
Voluntary Pre-application Review $105
Plan Amendments $1,060
Rezonings $520
Parcel Maps 50% of normal fee
Conditional Use Permits 50% of normal fee
Site Plan Review Applications 50% of normal fee
Grading Permits 50% of normal fee
Voluntary Change of Occupancy 50% of normal fee
(when not a result of code enforcement)
Variance to Review Development Standards $110
Environmental Assessments (*included in above flat fees) *
Director-Initiated Rezonings in Case of $0
Injustice of Hardship
Minor Deviation $320
Relocation Inspection Within Inner City Area 50% of normal fee
Source: City of Fresno, Inner City Development Policy, 2015
City of Fresno
Housing Element
Public Review Draft - January 2016 4-13 Constraints to Housing Production
Standards, Dedications, and Improvements
Site improvements in the City consist of those typically associated with development for
on-site improvements (fronting streets, curbs, gutters, sewer/water, and sidewalks), and
off-site improvements (drainage, parks, traffic, schools, and sewer/water). These
improvements are required dependent on the project. On- and off-site improvements
add relatively little to total cost of housing, but are costs associated with the provision of
services necessary for the health and safety of the public. Because residential
development cannot take place without the addition of adequate infrastructure, site
improvement requirements are not seen as a constraint to the development of housing.
Examples of typical on-site improvements include grading, curbs, gutters, and
sidewalks, surfacing, water system, sewer system, and utilities. Requiring site
improvements ensures that the necessary infrastructure is available for new
development and is needed to protect the health, safety and welfare of the City’s
residents. Site improvements do not act as a constraint to housing development as they
are a fairly common and standard condition of approval for residential projects and
developers are accustomed to including site improvements in new projects.
Building Codes
Building and safety codes are adopted to ensure the construction of safe and decent
housing. These codes and standards also have the potential to increase the cost of
housing construction or maintenance.
The Cities of Fresno and Clovis, the County of Fresno, along with the Fresno City and
County Chambers of Commerce, and the Building Industry Association have an
effective review committee that meets yearly. That committee reviews electrical,
plumbing and mechanical codes of the three jurisdictions. The goal is to develop
uniform codes and other processes as the need arises.
Community Revitalization (Code Enforcement)
The Code Enforcement staff of the City responds to all complaint calls within three days.
As stated in Chapter 5 (Accomplishments), the City Development and Resource
Management Department, Community Revitalization Division set a goal of assertively
conducting targeted neighborhood inspections of 35,000 housing units for potential
health and safety issues. The majority of housing cases (estimated at 80 percent)
received by the Community Revitalization Division are nuisance cases - open vacant
properties, blighted (rubbish, junk and debris), fire hazards (dry weeds and grass). The
remaining 20 percent of the housing cases addressed by the Division include structural
deficiencies.
Business-Friendly Fresno
The City of Fresno has replaced former planning and development "red tape" with an
easy to follow, customer-focused approval process, known as Business-Friendly
Fresno. The new straightforward approach identifies projects based on their complexity.
The City of Fresno has developed Business Friendly Fresno to establish accountability
and clear protocols and authority for decision-making that align with the General Plan,
Development Code, and pre-zoning. The program establishes an optimized process
City of Fresno
Housing Element
Constraints to Housing Production 4-14 Public Review Draft - January 2016
based on the complexity of a project. The simpler a project, the quicker the review with
some projects being approved over the counter. For more complex projects, the
developer can meet with the Development Review Committee (DRC) comprised of a
staff person from all of the reviewing departments, to collaboratively discuss the
application and receive concise and thorough feedback. Business-Friendly Fresno
streamlines the development process, eliminating roadblocks for projects that meet the
defined process criteria.
Planning and Policy Constraints
Policies related to the location of areas designated for housing development and the
density of that development are set through the City's overarching planning policies.
The quantity of land designated for residential uses is adequate to accommodate the
City's anticipated growth through 2035 and beyond.
Land Use Controls
The Fresno General Plan sets forth policies that guide new development, including new
residential development. Table 4-8 summarizes the land use designations within the
City that allow residential uses, as well as their permitted net densities (without density
bonus).
Table 4-8: Fresno General Plan Land Use Designations
General Plan Designation
Minimum Density
(DU per acre)
Maximum
Density (DU per
acre) Notes
Buffer -- 0.05 (1 unit per 20
net acres)
Low Density Residential 1 unit per 5 acres 3.5
Medium Low Density Residential 3.5 6
Medium Density Residential 5 12
Medium High Density Residential 12 16
Urban Neighborhood Density 16 30
High Density Residential 30 45
Neighborhood Mixed Use 12 16 Min. 50%
Residential
Corridor/Center Mixed Use 16 30 Min. 40%
Residential
Regional Mixed Use 30 45 Min. 30%
Residential
Downtown Planning Area Land Uses Allowing Residential Uses:
Downtown- Central Business
District (CBD)
-- 60
Downtown- Town Center -- 45
Downtown- Neighborhood Center -- 30
Downtown- Chinatown District -- 45
Downtown- Corridor General -- 30
Downtown- Neighborhoods -- 16
Downtown- South Stadium District -- 60
Source: Fresno General Plan, Urban Form, Land Use, and Design Element
City of Fresno
Housing Element
Public Review Draft - January 2016 4-15 Constraints to Housing Production
Residential Development Standards
Existing land use districts within the Fresno Development Code provide for a range of
residential uses within the Buffer2 designation, six single-family districts, four multi-
family districts, three mixed-use districts and two of the City’s commercial districts.
Table 4-9 shows City of Fresno Development Standards by zoning district.
Table 4-9: City of Fresno Development Standards by Zoning District
Zoning
District
Max.
Height
Min.
Lot
Width
Minimum Yard
Setback Minimum
Lot Area
Density (DU
per Acre)
Max.
Lot
Coverage
Permitted
Uses Front Side Rear
Residential Single Family (RS) Districts
RE 35 80-160 35 10-35 20 5 acres 0.2 30% SF*
RS-1 35 80-160 35 10-25 20 36,000 1.2 30% SF*
RS-2 35 80-130 30 10-25 20 20,000 2.2 30% SF*
RS-3 35 60-90 25 5-20 20 9,000 0.2-3.5 35% SF*
RS-4 35 40-70 13 4-10 10 5,000 3.5-6 50% SF*
RS-5 35 30-60 13 3-10 10 4,000 5-12 60% SF/MF*
Residential Multi-Family (RM) Districts
RM-1 40 -- 10-20 10-15 20 -- 12-16 50% SF/MF*
RM-2 50 -- 10-20 10-15 15 -- 16-30 50% MF*
RM-3 60 -- 10-20 10-15 15 -- 30-45 60% MF*
RM-MH 35 -- 10-20 10-15 10 -- 12-16 50% MF*
Mixed-Use Districts (MX)
NMX 40 -- 0 0 0 --
12-16
(1.5 FAR) -- SF/MF*
CMX 60 -- 0 0 0 --
16-30
(1.5 FAR) -- SF/MF*
RMX 75 -- 0 0 0 --
30-45
(2.0 FAR) -- SF/MF*
Commercial (C) Districts Allowing Residential Development
CMS 35 -- 0 0 0 --
Max 16 DU/ac
and 1.0 FAR -- SF/MF*
CR 75 75 15 0 0 10,000
Max 16 DU/ac
and 1.0 FAR -- SF/MF*
Notes: Densities in the Residential Single Family Districts are based on corresponding land use designation in the
Fresno General Plan. For Mixed Use zones, minimum residential density is not required for projects on lots less than
20,000 sq. ft. in area, projects further than 1,000 feet from a planned or existing BRT route and projects which submit
a Development Permit application prior to January 1, 2019. For mixed-use and commercial districts, all permitted uses
are allowed either alone or in combination with other permitted uses unless otherwise stated.
*See Development Code for additional uses.
Source: City of Fresno Development Code, 2016
Note that all new development has an obligation to provide open space. Fresno City
Code requires that a minimum of 3 acres per 1,000 population be set aside for parks.
Pursuant to State law, in-lieu fees may be paid instead of land dedication. The parkland
2 The Buffer land use designation in the City of Fresno General Plan, Urban Form, Land Use, and Design Element is
intended to separate urban uses from long-term agricultural uses in order to preserve long-term viable agricultural
areas and intensive farming operations adjoining but outside the Planning Area.
City of Fresno
Housing Element
Constraints to Housing Production 4-16 Public Review Draft - January 2016
requirement amounts to .00933 acres per single-family residence, and .00759 acres per
multi-family unit.
The type, location and density of residential development are primarily regulated
through the Development Code. The Code serves to protect and promote the health,
safety, and general welfare of the residents of the community while also serving to
implement the goals and policies of the General Plan. Reflective of the diversity of the
residential offerings in Fresno, the standard minimum lot size for single-family
residential zoning districts ranges from 4,000 square feet (RS-5) to 5 acres (RE). This
translates to densities ranging from one unit per 5 acres to ten-plus residential units per
net acre. The allowable density in multi-family residential zoning districts ranges from 12
residential units per acre up to 45 units per acre.
All single-family residential districts have established development standards for
minimum lot area, building setbacks, lot width and depth, and building height. The multi-
family residential districts have additional standards for building coverage and open
space areas. Residential development is also permitted in three mixed-use districts and
two commercial districts. In addition, zoning standards for three Downtown districts are
in the process of being established and will be in place by mid-2016. In the interim, the
City will apply development standards for these districts based on their previous zoning
designation, but translated into equivalent new zoning districts associated with the new
Development Code. For example, several Downtown districts which were previously
designated for commercial uses will have RMX Regional Mixed Use standards in place
during the interim period and will have similar standards once the Downtown
developments standards are adopted. The new Downtown districts zoning will
implement the General Plan policies, with a goal of revitalizing downtown. It is
anticipated that the Downtown Districts will not have density limited on a parcel basis
(but rather by a maximum unit cap for the area), to further incentivize creative
development models and new residential construction.
Flexibility with regard to development standards is available through use of the Planned
Development (PD) Overlay District which allows for an alternate process to
accommodate major and unique developments for residential, commercial, professional,
or other similar activities. The PD overlay district is intended to provide assurances to a
land developer to reduce the economic risks of a project while providing the City with a
flexible means of promoting comprehensive planning and orderly development.
The Fresno Urban Growth Management Process, adopted in 1976, is intended to
identify the demands on municipal facilities, improvements, or services created by any
proposed residential, commercial, industrial, or other type of development and to
provide the means for satisfying such demands; to identify any deleterious effects of
any such development and protect the City and its residents against such effects by
minimizing the costs of municipal facilities, improvements, and services; and to maintain
a high quality of such facilities, improvements, and services. The City does not have
adopted growth control measures besides the Urban Growth Management process, nor
has the City ever adopted any moratoria and prohibitions against multi-family family
housing or mixed-use projects. Rather, the City encourages the development of mixed-
City of Fresno
Housing Element
Public Review Draft - January 2016 4-17 Constraints to Housing Production
use projects. In 2008, the City amended the Zoning Ordinance to allow mixed-use
projects in commercially zoned properties with flexible development standards. The
City has taken further steps to encourage mixed-use development by creating new
mixed-use land use designations in the General Plan and Development Code that are
strategically located on transit corridors and in higher density areas like Downtown.
Density bonuses are provided for Transit Oriented Development near transit stations
and any project proposed in mixed-use districts receives priority processing and
streamlined review.
Density Bonus
The City of Fresno adopted a Density Bonus Ordinance (Article 22 of the Development
Code) that is in accordance with the California Government Code. California
Government Code Section 65915 provides that a local government shall grant a density
bonus of at least 20 percent (five percent for condominiums) and an additional
incentive, or financially equivalent incentive(s), to a developer of a housing development
agreeing to provide at least:
Ten percent of the units for lower-income households;
Five percent of the units for very low-income households;
Ten percent of the condominium units for moderate-income households;
A senior citizen housing development; or
Qualified donations of land, condominium conversions, and child care facilities.
The density bonus law also applies to senior housing projects and projects which
include a child care facility. In addition to the density bonus stated above, the statute
includes a sliding scale that requires:
An additional 2.5 percent density bonus for each additional increase of one
percent in very low-income units above the initial five percent threshold;
A density increase of 1.5 percent for each additional one percent increase in low-
income units above the initial 10 percent threshold; and
A one percent density increase for each one percent increase in moderate-
income units above the initial 10 percent threshold.
These bonuses reach a maximum density bonus of 35 percent when a project provides
either 11 percent very low-income units, 20 percent low-income units, or 40 percent
moderate-income units. In addition to a density bonus, developers may also be eligible
for one or more development concessions or incentives.
In addition to the State Density Bonus program, Fresno offers a Transit-Oriented
Development (TOD) Height and Density Bonus. The purpose of the TOD Height and
Density Bonus is to provide flexibility for projects that promote walkability, livability, and
transit ridership near stations for Bus Rapid Transit and other enhanced transit service.
The TOD Height and Density Bonus may be used in combination with an Affordable
Housing Density Bonus. The City also allows a project to exceed the maximum height
City of Fresno
Housing Element
Constraints to Housing Production 4-18 Public Review Draft - January 2016
and/or the maximum residential density of the Base District if all three of the following
criteria are met:
The project site is located entirely within an MX District.
The project site is located within 500 feet of an existing or planned Bus Rapid
Transit station or a station for a similar enhanced transit service as determined
by the Review Authority.
The project will provide one of the following public benefits:
a) A Public Plaza per Section 15-1104-E.1.c; or
b) Qualifying public art at the discretion of the Review Authority; or
c) 90 percent or greater frontage coverage along the street which features the
Bus Rapid Transit route or other enhanced transit route.
For qualifying project sites, the bonus height may exceed the Base District height by 25
percent. The bonus density may exceed that of the Base District by 100 percent.
In general terms, the City's residential development standards do not act as a constraint
to the development of new housing and affordable housing. The overriding constraint to
the provision of affordable housing is the scarcity of available local, State and federal
funding to help subsidize affordable housing projects
Parking
Parking is an important development regulation in communities. Adequate parking for
residential projects contributes to the marketability of a development project, the safety
of residents, and its appearance. Parking requirements for residential uses in Fresno
are summarized in Table 4-11.
Table 4-11: Parking Standards for Residential Use
Use Required Spaces Notes
Single-unit residential up to 2
bedrooms
1 space per dwelling
unit
Must be within a garage
Single-unit residential 3 or more
bedrooms
1 space per dwelling
unit
Must be within a garage
Second Unit 1 covered space per
1-bedroom unit; 1
additional, covered or
uncovered, parking
space for 2 or more
bedrooms in the
second dwelling unit.
A tandem parking space may also be
used to meet the parking requirement
for the Second Dwelling Unit, providing
such space will not encumber access to
a required parking space for the primary
single-unit dwelling.
An existing 2 vehicle garage and/or
carport may not be provided in-lieu of
these parking requirements unless the
parking spaces are accessed from
different garage doors.
Multi-Unit Residential (Studio) 1 space per unit; 0.75
spaces per unit in MX
and CMS Districts.
One covered space shall be designated for
each unit. One additional uncovered guest
parking space shall be provided for every 4
units. In MX and CMS Districts, required
parking shall be covered. One additional
guest parking space must be provided for
City of Fresno
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Public Review Draft - January 2016 4-19 Constraints to Housing Production
Table 4-11: Parking Standards for Residential Use
Use Required Spaces Notes
every 4 units for projects greater than 4
units.
Multi-Unit Residential (1- or 2-
bedroom)
1 space per unit One covered space shall be designated for
each unit. One additional uncovered guest
parking space must be provided for every 2
units. In MX and CMS Districts, required
parking shall be covered. One additional
guest parking space must be provided for
every 4 units for projects greater than 4
units.
Multi-Unit Residential (3+
bedrooms)
1.5 spaces per unit
Affordable Housing (studio, 1-,
and 2- bedroom)
0.75 spaces per unit 1 covered space per unit plus 1 additional
uncovered guest parking space for every 4
units. Affordable Housing (3+
bedrooms)
1.5 spaces per unit
Residential Care, Limited None in addition to parking required for residential use.
Residential Care, General 2 spaces for the owner-manager plus 1 for every 5 beds and 1 for
each non-resident employee.
Residential Care, Senior 1 space for every 7 residents plus 1 for each live-in caregiver.
Facilities serving more than 15 residents shall also provide 1 space
for each caregiver, employee, and doctor on-site at any one time.
SRO 0.5 spaces per unit
Source: City of Fresno Development Code 2016
Parking requirements do not constrain the development of housing directly. However,
parking requirements may reduce the amount of available lot areas for residential
development. The City determines the required number of parking spaces based on the
type and size of the residential unit and has found the required parking spaces to be
necessary to accommodate the number of vehicles typically associated with each
residence. The City also provides a reduced parking requirement for affordable housing
developments (up to 2-bedroom units), mixed-use residential uses (up to 1-bedroom
units), specific multi-family developments with transit accessibility, and developments
that have shared parking to encourage the development of such uses.
Zoning for a Variety of Housing Types
Second Dwelling Units
In Fresno, second dwelling units are permitted as an accessory use to single-unit
dwellings, consistent with the Government Code Section 65852.2. Second dwelling
units, backyard cottages and accessory living quarters may be established on any lot in
any residential district where single-unit dwellings are existing or permitted. Only one
second unit, backyard cottage or accessory living quarters may be permitted on any one
lot. Minor deviations and/or variances to meet the minimum lot sizes are not permitted.
Manufactured Housing
State law requires local governments to permit manufactured or mobile homes meeting
federal safety and construction standards on a permanent foundation in all single-family
residential zoning districts (Section 65852.3 of the California Government Code). In
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Constraints to Housing Production 4-20 Public Review Draft - January 2016
Fresno, a manufactured/factory built house is considered to be a single-family detached
dwelling unit and is treated as such.
Residential Care Facilities
Residential Care Facilities Limited (those serving 6 or fewer clients) are allowed by right
in all zones that allow residential uses subject to the same development standards and
permit processing standards as other residential uses in those zones, pursuant to the
California Lanterman Developmental Disabilities Services Act. Residential Care
Facilities General (providing care for more than 6 persons) are permitted by right in the
RM-2 and RM-3 districts and conditionally permitted in the residential single-family
districts (RS-1 to RS-5), the RM-1 district, and in the CMS district.
Emergency Shelters
Emergency shelters are allowed without discretionary review in the RMX, CG, RBP, IL,
and PI zoning districts. Combined, these zone districts make up 16,236 acres of the
City. In addition to the same land use regulations and development standards that apply
to all development within the identified districts (e.g., lot size, setbacks, building height,
etc.), an emergency shelter proposed in these district must comply with the following
operational standards found in Section 15-2729 of the Development Code:
Number of Residents. The number of adult residents, not including staff, who
may be housed on a lot that is smaller than one acre shall not exceed the
number of persons that may be accommodated in any hospital, elderly and long
term care facility, residential, transient occupancy, or similar facility allowed in the
same district.
Length of Occupancy. Occupancy by an individual or family may not exceed 180
consecutive days unless the management plan provides for longer residency by
those enrolled and regularly participating in a training or rehabilitation program.
Outdoor Activities. All functions associated with the shelter must take place within
the building proposed to house the shelter, except for children's play areas,
outdoor recreation areas, parking, and outdoor waiting. Outdoor waiting for
clients, if any, may not be in the public right-of-way, must be physically separated
from the public right-of-way, and must be large enough to accommodate the
expected number of clients.
Minimum Hours of Operation. At least eight hours every day between 7 a.m. and
7 p.m.
Employee Presence. On-site employee presence must be provided at all times.
Toilets. At least one toilet must be provided for every 15 shelter beds, unless a
greater number is required by State law.
Management Plan. The operator of the shelter must submit a management plan
for approval by the Director. The Plan must address issues identified by the
Director, including transportation, client supervision, security, client services,
staffing, and good neighbor issues.
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Public Review Draft - January 2016 4-21 Constraints to Housing Production
Supportive and Transitional Housing
State law (AB 2634 and SB 2) requires local jurisdictions to address the provisions for
transitional and supportive housing. Under Housing Element law, transitional housing
means buildings configured as rental housing developments, but operated under
program requirements that require the termination of assistance and recirculating of the
assisted unit to another eligible program recipient at a predetermined future point in time
that shall be no less than six months from the beginning of the assistance (California
Government Code Section 65582(h)). Supportive housing means housing with no limit
on length of stay, that is occupied by the target population, and that is linked to an
onsite or offsite service that assists the supportive housing resident in retaining the
housing, improving his or her health status, and maximizing his or her ability to live and,
when possible, work in the community. Target population means persons with low
incomes who have one or more disabilities, including mental illness, HIV or AIDS,
substance abuse, or other chronic health condition, or individuals eligible for services
provided pursuant to the Lanterman Developmental Disabilities Services Act of the
Welfare and Institutions Code and may include, among other populations, adults,
emancipated minors, families with children, elderly persons, young adults aging out of
the foster care system, individuals exiting from institutional settings, veterans, and
homeless people (California Government Code Sections 65582(f) and (g)).
Accordingly, State law establishes transitional and supportive housing as a residential
use and therefore local governments cannot treat it differently from other similar types of
residential uses (e.g., requiring a use permit when other residential uses of similar
function do not require a use permit). The City of Fresno Development Code specifies
that transitional and supportive housing constitutes a residential use and are subject
only to those restrictions that apply to other residential uses of the same type in the
same district.
Single Room Occupancy (SRO)
Single room occupancy (SRO) hotels and/or boarding homes, which house between
five and 15 guests, are collectively referred to as SROs. SRO units are one room units
intended for occupancy by a single individual. It is distinct from a studio or efficiency
unit, in that a studio is a one-room unit that must contain a kitchen and bathroom.
Although SRO units are not required to have a kitchen or bathroom, many SROs have
one or the other. Buildings that provide SRO dwellings are permitted by right in the CG
zone and conditionally permitted in the RM-2 and RM-3 districts.
Farmworker Housing
The California Employee Housing Act requires that housing for six or fewer employees
be treated as a regular residential use. The Employee Housing Act further defines
housing for agricultural workers consisting of 36 beds or 12 units be treated as an
agricultural use and permitted where agricultural uses are permitted. The Fresno
Development Code defines Agricultural Labor Housing as living accommodations for
employees and their immediate families employed for the exclusive purpose of
agricultural pursuits either on the premises or off site. It includes single- or multi-unit
dwellings, including mobile homes and dormitories. Agricultural labor housing is
City of Fresno
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Constraints to Housing Production 4-22 Public Review Draft - January 2016
permitted by right in the Buffer (B) district. The Buffer District is intended to separate
urban uses from commercial agricultural uses to preserve long-term viable agricultural
areas and intensive farming operations in adjacent areas. The Buffer District serves to
prevent urban residential and related uses from developing near agricultural operations,
and thereby infringing on full operation of farmland of importance. A program is included
in the Housing Plan that directs the City to review the Development Code to ensure
continued compliance with the Employee Housing Act.
Housing Accessibility for Persons with Disabilities
Land Use Controls
Residential Care Facilities Limited (those serving 6 or fewer clients) are allowed by right
in all zones that allow residential uses subject to the same development standards and
permit processing standards as other residential uses in those zones, pursuant to the
California Lanterman Developmental Disabilities Services Act. Residential Care
Facilities General (those serving more than clients) are permitted by right in the RM-2
and RM-3 districts and conditionally permitted in the residential single-family districts
(RS-1 to RS-5), the RM-1 district, and in the CMS district.
Definition of Family
The Development code does not define “family.”
Reasonable Accommodation
Building and development standards may constrain the ability of persons with
disabilities to live in housing units that are suited to their needs. Reasonable
accommodation refers to flexibility in standards and policies to accommodate the needs
of persons with disabilities. The City’s Development Code allows for special provisions
that meet the needs of persons with disabilities without the need for variances. The
City’s Reasonable Accommodation Ordinance is codified in Article 57 of the
Development Code. A request for reasonable accommodation may be submitted on an
application form provided by the City or be made orally to the Director. Additionally, the
City is required to help assist the applicant in preparing the application if needed.
Generally, an application for a reasonable accommodation shall be granted in thirty
days and must be granted if the following findings are made:
The housing, which is the subject of the request for reasonable accommodation,
is to be used by an individual protected under fair housing laws;
The requested accommodation is necessary to make specific housing available
to an individual protected under fair housing laws;
The requested accommodation does not impose an undue financial or
administrative burden on the City; and
The requested accommodation does not require a fundamental alteration in the
nature of a City plan, policy, rule, regulation, or code.
City of Fresno
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Public Review Draft - January 2016 4-23 Constraints to Housing Production
Permits and Processing
The City does not impose special permit procedures or requirements that could impede
the retrofitting of homes for accessibility. The City’s requirements for building permits
and inspections are the same as for other residential projects and are straightforward
and not burdensome. City officials are not aware of any instance in which an applicant
experienced delays or rejection of a retrofitting proposal for accessibility to persons with
disabilities.
As discussed above, the City allows group homes of six or fewer persons by right, as
required by State law, in all districts that allow residential uses. No CUP or other special
permitting requirements apply to such homes. The City does require a CUP for
residential care facilities of more than six persons in most residential districts with the
exception of the RM-2 and RM-3 districts where they are permitted by right.
Universal Design Element and Retrofit Assistance
In 2008, the Fresno City Council adopted a Universal Design Ordinance governing new
construction or modification of City-subsidized housing using visitability and aging in
place as guiding principles. The program includes the following four items: 1) one “no
step” entry, 2) accessible interior routes, 3) accessible kitchen counter space, and 4)
ground floor facilities for units over 750 square feet in size. The City requires the
incorporation of Universal Design features in affordable housing developments through
a development agreement.
Conservation of At-Risk Housing
Section 65583(a) of the Housing Element Law requires that there be an analysis of
existing or potential “at-risk” assisted housing developments, which are eligible to
convert to market-rate housing over the next ten (10) years. The conversion may be due
to termination of subsidy contracts, mortgage prepayment, or expiration of use
restrictions. Assisted housing developments are multi-family rental housing projects that
receive or have received government assistance under federal programs (i.e., State and
local multi-family revenue bond programs, local redevelopment programs, the federal
Community Development Block Grant Program, and HOME Investment Partnerships
Program).
“At-Risk” Housing Units
HUD Federally Assisted Projects
Table 4-12 lists HUD-assisted, at-risk housing development projects within the Fresno
City limits. The developments were originally built or renovated with commitments of
various HUD Programs. Under the Project-Based Section 8, the federal government
provides the project owner with the difference between a tenant’s rent contribution
(which is limited to 30 percent of income) and a higher rent set by HUD. Unlike the
Housing Choice Voucher (formerly Section 8), the subsidy is tied to the project and
cannot be used by the tenant if they move elsewhere. These Project-based Section 8
contracts were set for a number of years, ranging from five to 40; however, most of the
contracts allow owners to opt out after every five years. If the owner decides not to
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Constraints to Housing Production 4-24 Public Review Draft - January 2016
renew for the subsequent five-year term, the tenants would lose their rent assistance.
Within the next ten years (2015-2025), 1,449 federally assisted housing units in the City
of Fresno will be “at-risk” of converting to market rate housing, based on opt-out dates.
However, it should be noted that other affordability covenants may be in place on
individual projects that would preclude conversion. Many affordable housing
developments are owned by nonprofit companies with missions to provide affordable
housing in perpetuity, thus lessening the likelihood for conversion.
Table 4-12: City of Fresno 2014 HUD Federally Assisted Projects At Risk
Name Address Program Assisted Market Total Opt-Out Date Owner
Bigby Villa
1329 E. Rev. Chester Riggins Ave.,
93706 HUD/LIHTC/LMSA 177 3 180 12/31/17 For Profit
El Cazador Apartments 4851 Cedar Ave., 93726 Preservation 64 36 100 12/31/15 For Profit
Garland Gardens 3726 N. Pleasant Ave., 93705 HFDA/8 51 0 51 7/23/20 For Profit
Glen Agnes – Seniors 530 W. Floradora Ave., 93728 HFDA/8 149 0 149 4/02/19 Non Profit
Kearney-Cooley Plaza 720 W. Hawes Ave., 93706 LMSA 139 11 150 6/30/25 Non Profit
Kings Canyon
Apartments 5271 E. Kings Canyon, 93727 LMSA 65 9 74 10/31/15 For Profit
Masten Towers 1240 Broadway Plaza, 93721 LMSA 204 0 206 7/31/22 Non Profit
Millbrook Park
Apartments 7077 N. Millbrook Ave., 93720 8 75 0 75 5/1/20 For Profit
Pleasant Village
Apartments 3665 N. Pleasant Ave., 93705 HUD/LIHTC/LMSA 98 1 99 9/30/18 For Profit
Silvercrest Fresno 1824 Fulton St., 93721 202/8 158 0 158 12/1/19 Non Profit
Sunnyside Glen
Apartments 5700 E. Balch Ave., 93727 8 74 0 74 6/30/21 For Profit
Arbor Court - Disabled 4830 E. Laurel Ave., 93727 811 16 0 19 12/31/15 Non Profit
Sierra Gateway I –
Seniors 5125 N. Marty Ave., 93727 202 79 0 80 4/30/15 Non Profit
Sierra Gateway II –
Seniors 5125 N. Marty Ave., 93727 202 68 0 68 N/A Non Profit
Twilight Haven II 1717 S. Winery Ave., 93727 202 32 0 32 6/1/20 For Profit
Source: City of Fresno 2015-2019 Draft Consolidated Plan; National Low Income Housing Coalition Preservation database, 2015.
State Assisted Projects
The Low Income Housing Tax Credit (LIHTC) Program was created by the Tax Reform
Act of 1986 to help as an alternate method of funding housing development or
rehabilitation of existing housing for low- and moderate-income households, and has
been in operation since 1987. In 2014, the sale of tax credits were generating between
.94 to $1.02 on the dollar, depending on the project. The proceeds generated by the
sale of tax credits are used to leverage private capital for development of new
construction or acquisition and rehabilitation of affordable housing.
The total amount of tax credits is determined by the development costs, and is used by
the owner of a project. However, often, because of Internal Revenue Service (IRS)
regulations and program restrictions, the owner of the property will not be able to use all
of the tax credits, and therefore, many LIHTC properties are owned by limited
partnership groups consisting of syndications. Often times, the owner becomes a
general administrative partner responsible for management of the property operations.
In this manner, a variety of companies and private investors participate, investing in
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Public Review Draft - January 2016 4-25 Constraints to Housing Production
housing development and in return receive credit toward their federal tax liability in
return.
New tax credits must be used for new construction, rehabilitation, or acquisition and
rehabilitation, and projects must also meet the following requirements:
Twenty percent or more of the residential units in the project are both rent
restricted and occupied by individuals whose income is 50 percent or less of area
median gross income or 40 percent or more of the residential units in the project
are both rent restricted and occupied by individuals whose income is 60 percent
or less of area median gross income.
Properties receiving tax credits must remain affordable for up to 55 years.
Table 4-13 lists active Housing Tax Credit Program projects in the City of Fresno. When
the LIHTC program was initially created, it only required a 15-year compliance period.
Therefore, properties developed between 1986 and 1989 only have 15-year compliance
periods. Post-1989 developments have at least 30-year restrictions as required by the
Revenue Reconciliation Act, and more recent tax credit properties must remain
affordable for up to 55 years. However, the statute allows for owners to opt out by
requesting that the state find a “qualified contract” purchaser to buy the property during
the fourteenth year of the initial 15-year compliance period. If no purchaser is found, the
owner may exit the LIHTC program. If a purchaser is found, or if the owner will not sell
the property, the use restrictions extend to the full 30 years. HUD statistics indicate that
most LIHTC properties (95 percent) remain affordable despite having passed the 15-
year period of compliance with Internal Revenue Service (IRS) use restrictions.
Generally, because tax credits are competitively allocated, states may impose more
restrictive requirements than the Code minimum, e.g., greater percentages of restricted
units, deeper income targeting and rent levels, or longer use restrictions.
Due to the complex nature of affordability expirations for LIHTC projects, all projects
(with a total of 3,890 assisted units) placed into service between and up until 2010 are
included in the at-risk analysis.
Table 4-13: Low Income Housing Tax Credit Projects
ID Number: Project Name Project Address
Zip
Code
Total
Units
Low-
Income
Units
Placed-In
Service Year
CA-1987-060 Fresno Four-Plex 4833 E. Lane 93727 4 4 1987
CA-1991-187
Sequoia Knolls
3207 West Shields
Ave. 93722 52 20 1991
CA-1992-040 Ross Gardens Apartments 2533 N. Marks Ave. 93722 140 139 1992
CA-1993-150 Sunshine Financial Group
II 3460 N. Brawley 93722 14 14 1993
CA-1993-176 Annadale Housing Project 949 E Annadale Ave. 93706 222 222 1993
CA-1994-058 Maplewood 2060 E. Spruce Ave. 93720 100 99 1994
CA-1996-181 Sunshine Financial Group 3780 W. Dakota 93722 4 4 1996
City of Fresno
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II - Dakota
CA-1997-928 Plaza Mendoza
Apartments 1725 N. Marks Ave. 93722 132 131 1997
CA-1996-925 The Winery Apartments 1275 S. Winery Ave. 93727 248 248 1998
CA-1998-907 The Village at 9th
Apartments 5158 N. Ninth St. 93710 240 239 1998
CA-1998-908 The Village at Shaw
Apartments 4885 N. Recreation 93726 204 203 1998
CA-1998-973 Cedar Tree Apartments 1755 E. Roberts 93710 143 143 1998
CA-1998-960 Whispering Woods 5241 N. Fresno St. 93710 406 402 1998
CA-2000-165 The Parks at Fig Garden 4085 N. Fruit Ave. 93705 356 356 2000
CA-2001-390 Park West 2825 W. Alamos Ave. 93705 256 180 2001
CA-2001-920 The Californian 851 Van Ness Ave. 93721 217 216 2001
CA-2002-455 Villa Del Mar 3950 N. Del Mar Ave. 93704 48 37 2002
CA-2003-049 Village at Kings Canyon 962 S. Pierce Ave. 93721 48 47 2003
CA-2003-162 Summercrest 1160 E. Church Ave. 93706 72 70 2003
CA-2003-635 Westgate Gardens 846 E. Belgravia Ave. 93706 100 99 2003
CA-2004-060 Canyon Springs 6185 N. Figarden Dr. 93722 138 29 2004
CA-2004-684
Brierwood Court (Fresno
Emerald Palms) 4402 W. Avalon Ave. 93722 73 72 2004
CA-2004-136 Geneva Village 1550 E. Church 93706 142 139 2004
CA-2006-120 Sandstone 1515 E. Jensen Ave. 93706 69 68 2006
CA-2007-096 Martin Luther King Sq. 911 E. Belgravia 93706 91 90 2007
CA-2007-050 Tanager Springs II 2147 S. Maple Ave. 93725 80 78 2007
CA-2007-149 Tanager Springs I 2187 S. Maple Ave. 93725 74 72 2007
CA-2007-834 Oak Park Senior Villas 2597 S. Richelle Ave. 93725 65 64 2007
CA-2008-830 Yosemite Village
811 W. California
Ave. 93706 69 68 2008
CA-2009-053 Parc Grove Commons II 2674 E. Clinton Ave. 93703 215 213 2009
CA-2009-096 Summer Hill Place 430 B. St. (Site A) 93706 25 24 2009
CA-2009-096 Summer Hill Place
2150 S. Elm Ave.
(Site B) 93706 25 25 2009
CA-2010-092 Renaissance at Trinity 520 S. Trinity St. 93706 21 20 2010
CA-2010-231 Pacific Gardens
5161 E. Kings
Canyon Rd. 93727 56 55 2010
Source: California Tax Credit Allocation Committee (TCAC) Database. www.treasurer.ca.gov/ctcac/projects.asp. Accessed
November 19, 2015.
Entities Interested in Participating in California's First Right of Refusal Program
An owner of a multi-family rental housing development with rental restrictions (e.g., is
under agreement with federal, State, and local entities to receive subsidies for low-
income tenants), may plan to sell his/her “at risk” property. The California First Right of
Refusal Program allows these owners to accept a bona fide offer to purchase the
property from one who does not intend to maintain required affordability and use
restrictions (nonqualified entity), subject to the “First Right of Refusal” process. This
process requires the owner to: a) notify each qualified entity (bidder who intends to
maintain affordability and use restrictions) of the terms and conditions on the pending
offer, b) provide each qualified bidder 30 days to respond to the owner’s notice (e.g.,
counteroffer), and c) accept a bid from the qualified entity (that is the same as that
offered by the nonqualified bidder), unless the nonqualified entity agrees to maintain
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Public Review Draft - January 2016 4-27 Constraints to Housing Production
affordability and use restrictions. In addition, the owner (if now getting out-of-State
affordability restricted agreements) must notify the State one year in advance of the
intention to convert to market rate units or otherwise remove the affordability of the
units. The State then notifies the jurisdiction of the subject location which in turn notifies
and works with interested housing agencies to save the “at-risk” units.
The California Department of Housing and Community Development have listed eleven
entities that may be interested in participating in California's First Right of Refusal
Program.
ACLC, Inc.
42 N. Sutter Street, Suite 206
Stockton, CA 95202
Foundation for Affordable
Housing, Inc.
2847 Story Road
San Jose, CA 95127
Long Beach Affordable
Housing Coalition, Inc.
110 W. Ocean Boulevard,
#350
Long Beach, CA 90802
Affordable Homes
P.O. Box 900
Avila Beach, CA 93424
Fresno Co. Economic
Opportunities Commission
3120 W. Nielsen Avenue,
Suite 102
Fresno, CA 93706
Self-Help Enterprises
P.O. Box 351
Visalia, CA 93279
Christian Church Homes of
Northern California, Inc.
303 Hegenberger Road,
Suite 201
Oakland, CA 94621
Fresno Housing Authority
P.O. Box 11985
Fresno, CA 93776
The East Los Angeles
Community Union
(TELACU)
5400 E. Olympic Boulevard,
Suite 300
Los Angeles, CA 90022
Community Housing
Developers, Inc.
255 N. Market Street,
Suite 290
San Jose, CA 95110
Housing Assistance
Corporation
P.O. Box 11863
Fresno, CA 93775
There are over 168 additional organizations, the majority of which are based in
California that are interested and eligible to participate in the California’s First Right of
Refusal Program.
Production of New Replacement Rental Housing
Housing Element Law requires an analysis of “at-risk” units (those that could convert
from affordable low-income to market-rate housing) and an estimate of the total cost to
produce new rental housing comparable in size and rent levels to replace lost units. In
Fresno, the estimated market value for the 5,339 units (federal and LIHTC) at-risk is
roughly $338 million3 based on expected unit distribution and rents for the area. The
3 Source: MIG, Inc. 2015
City of Fresno
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Constraints to Housing Production 4-28 Public Review Draft - January 2016
cost of developing new housing depends on a variety of factors, including density, size
of units, construction quality and type, location, and land cost. The total cost for
replacement of an “at risk” housing unit is estimated to average about $200,0004. Based
on this figure, the total replacement cost for all 5,339 units is estimated at just over $1
billion.
Housing Element Law also requires an estimated cost of preserving the units verses the
construction of new units for replacement of assisted housing developments.
Transferring ownership of the affordable units to a nonprofit housing organization is a
viable way to preserve affordable housing for the long term and increase the number of
government resources available to the project. State, local, or other funding sources
also can be used to provide rental subsidies to maintain the affordability of at-risk
projects. These subsidies can be structured to mirror the Housing Choice Voucher
program, whereby the subsidy covers the cost of the unit beyond what is determined to
be affordable for the tenant’s household income (including a utility allowance) up to the
fair market value of the apartment. Based on fair market rents for the area and
affordability limits established by the State and federal government, the annual cost to
provide rental subsidies to these 5,339 units could reach over $24 million. Subsidies, to
be used by low-income and very low-income households, could be at least partially met
by a combination of tax credits, low cost financing, land write down, or other
combinations of available resources. The precise financing plan would have to be
determined at the time such units become “at-risk” since State, federal and local
authorization for such assistance changes from year to year. Another option to preserve
the affordability of at-risk projects is to restructure the financing of the projects by paying
off the remaining permanent loan balance or writing down the interest rate on the
remaining loan balance. The feasibility of this option depends on whether the
complexes are too highly leveraged.
In recent years, the City has funded re-syndication projects that have expiring affordable
covenants. A 2013 funded project was the Plaza Mendoza Apartments, a 132 multi-
family housing project at McKinley Avenue and Marks Avenue in west central Fresno.
The cost of purchase, rehabilitation, and re-syndication was estimated at $108,717 per
unit, considerably lower than new construction.
The City's plan for preserving at-risk units is as follows:
Under the Low Income Housing Preservation and Residential Homeownership
Act (LIHPRHA), owners are required to provide a notice to the City of the intent
to pre-pay at least one year in advance of the proposed conversion. The City
Development and Resource Management Department, Housing and Community
Development Division, is responsible for monitoring such notices. The City has
monitored these projects since September of 1995, and will continue to monitor
notices to determine if the owner desires to pre-pay the mortgages and/or
convert the units to market-rate.
4 Source: MIG, Inc. 2015
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Public Review Draft - January 2016 4-29 Constraints to Housing Production
In the event such notice is given, the City will assist with an application for
possible funding from housing programs to preserve the units. The City of Fresno
continues to support tax credit applications and uses its HOME Program funds to
assist with gap financing. The City has also been proactive in creating community
revitalization areas to make tax credit applications more competitive.
The Housing and Community Development Division works with owners and
interested community agencies to maintain the City’s affordable housing stock.
This could be in the form of subsidies, assignment and assumption, direct
purchase and resale to an interested non-profit housing organization, the
provision of technical assistance, or a combination of methods aimed at
preserving affordable housing.
Acquisition and Management
Housing Element Law states that the analysis of at-risk units shall also identify public
and private non-profit corporations known to the local government to have legal and
managerial capacity, and interest in acquiring and managing assisted housing
developments. Following is a representative list of such agencies. Other agencies may
also be interested in participation and this list may expand over time.
Housing Authority of the City of Fresno (Housing Authority). The Housing Authority
owns hundreds of housing units and manages thousands more within the City. In
Fresno County, the Housing Authority owns, manages, or provides assistance to
persons living in their managed housing units. The Housing Authority also has two non-
profit housing production and management organizations known as Silvercrest, Inc. and
Better Opportunity Builders, Inc.
City of Fresno Housing and Community Development Division (HCD). City HCD
administers the HOME Program and a portion of the CDBG Program funds to provide a
multitude of housing programs including a new development/major rehabilitation of
multi-family housing program, an owner-occupied housing rehabilitation program and a
targeted area rehabilitation program. A down payment assistance program is offered
utilizing the State’s CalHome Program.
Neighborhood Opportunities for Affordable Housing (NOAH). This nonprofit corporation
was established for the purpose of constructing new residential affordable owner-
occupied housing units for lower income households within the community. NOAH
constructs new homes and provides housing rehabilitation to income-eligible residents.
Coalition for Urban Renewal Excellence (CURE). Blighted homes in troubled
neighborhoods are purchased, and in some cases donated, then rehabilitated with the
help of the developer and building trade’s partners in the coalition. Once rehabilitated,
the homes are sold to low and moderate-income families. CURE is positioned to
rehabilitate six to ten houses per year.
City of Fresno
Housing Element
Constraints to Housing Production 4-30 Public Review Draft - January 2016
Self Help Enterprises (SHE). This nonprofit provides a variety of housing assistance
programs to lower income households, including a weatherization program, extensive
rehabilitation program, a new housing construction program utilizing sweat-equity down
payment assistance, and helps in seeking funding for water and wastewater systems.
SHE also develops and owns multi-family projects.
Better Opportunity Builders (BOB). BOB is a non-profit arm of the Housing Authority and
is an affordable housing production and management organization.
National Farmworker Service Center. This non-profit housing corporation provides
housing and ancillary services for farmworkers and other related persons.
Of these agencies, the Housing Authority, CURE, SHE and BOB are regularly involved
in the construction, management and oversight of multi- and single-family housing
developments and could manage “at-risk” units in order to preserve the units if the need
existed. Other agencies that are involved in acquisition and management include the
Fresno County Economic Opportunities Commission, West Fresno Coalition for
Economic Development, One by One Leadership, EAH, Inc., and the Be Group.
Potential Funding
Finally, Housing Element Law requires jurisdictions to identify and consider the use of
all federal, State, and local financing and subsidy programs that can be used to
preserve assisted housing developments for lower-income households. The following
funding sources are available to the City for this purpose as replacement and new
housing becomes necessary.
Community Development Block Grant (CDBG) Program - HUD provides an annual
allocation to the City of Fresno of approximately $7.7 million. A portion of these funds
can be utilized for the replacement of substandard housing, rehabilitation of lower
income owner-occupied and rental-occupied housing units, and other programs that
assist households with incomes at or below 80 percent of median income.
Home Investment Partnerships (HOME) Program - The City received a HOME
allocation of approximately $1.66 million in fiscal year 2015 from HUD. These funds are
used for rehabilitation, acquisition and/or new construction of affordable housing. The
City must use 100 percent of its HOME funds to assist families with incomes at, or
below, 80% of area median income.
Low Income Housing Preservation and Residential Homeownership Act (LIHPRHA).
LIHPRHA requires that all eligible HUD Section 236 and Section 221(d) projects “at-
risk” of conversion to market-rate rental housing through the mortgage prepayment
option be subject to LIHPRHA Incentives. The incentives to owners include HUD
subsidies that guarantee owners an eight percent annual return on equity. Owners must
file a Plan of Action to obtain incentives or offer the project for sale to a) non-profit
organizations, b) tenants, or c) public bodies for a 12-month period followed by an
City of Fresno
Housing Element
Public Review Draft - January 2016 4-31 Constraints to Housing Production
additional three-month sale to other purchasers. Only then are owners eligible to prepay
the subsidized mortgages.
California Housing Finance Agency (CalHFA) - The mission of the various CalHFA
homeownership programs is to provide affordable housing opportunities by offering
below market interest rate mortgage programs to very low- to moderate-income first-
time homebuyers. There are several programs offered to the prospective buyer: 1)
Conventional Loans – offer interest only PLUS, 30- and 40-year fixed mortgages, and
30-year fixed government insured mortgages. 2) Down payment assistance – offers a
number of programs designed to assist with down payments for homebuyers, such as
the Affordable Housing Partnership program, the CalHFA Housing Assistance program,
the California Homebuyers Down payment Assistance Program, the Extra Credit
Teachers Home Purchase Program, the High Cost Area Home Purchase Assistance
program, and the School Facility Fee Down payment Assistance program, and 3) Other
programs to help builders, borrowers who are disabled, home-buying assistance to
Section 8 voucher recipients and the Self-Help Builder Assistance program.
California Tax Credit Allocation Committee - The California Tax Credit Allocation
Committee administers a federal 9% Low Income Housing Tax Credit program and a
State 4% Low Income Housing Tax Credit program. Both programs were created to
encourage private investment in affordable rental housing for households meeting
certain income requirements. The Committee also administers a Farmworker Housing
Assistance Program and a Commercial Revitalization Deduction Program.
California Debt Limit Allocation Committee (CDLAC) - Federal law limits how much tax-
exempt debt a State can issue in a calendar year, with the cap determined by a
population-based formula. CDLAC was created to set and allocate California’s annual
debt ceiling, and administers the tax-exempt bond program to issue the debt. Allocation
is distributed among six program areas. The Qualified Residential Rental Project
Program assists developers of multi-family rental housing units, the Single-Family
Housing Program assists first-time homebuyers with their home purchase, the Exempt
Facility Program helps finance solid waste disposal and waste recycling facilities and an
Industrial Development Bond Project Program helps construct or expand existing
manufacturing facilities.
Additionally, CDLAC allocates to the Extra Credit Home Purchase Program, which helps
teachers and school staff purchase a home and the Student Loan Program to help
students and families pay for their higher education.
California Community Reinvestment Corporation (CCRC) - CCRC provides long-term
and bond financing for new construction, acquisition and rehabilitation and investment
funds to acquire at-risk housing. Programs are available for family, senior, mixed-use
and special needs housing.
Affordable Housing Program (AHP) - Member banks of the Federal Home Loan system
of San Francisco offers the AHP, which subsidizes the cost of owner-occupied housing
City of Fresno
Housing Element
Constraints to Housing Production 4-32 Public Review Draft - January 2016
for individuals and families with incomes at or below 80 percent of the area median
income (AMI), and rental housing in which at least 20 percent of the units are reserved
for households with incomes at or below 50 percent of area median income. The
subsidy may be in the form of a grant or a below-cost or subsidized interest rate on an
advance. AHP funds are primarily available through a competitive application program
at each of the FHL Banks.
Multi-family Housing Program (MHP) - The State Department of Housing and
Community Development provides deferred payment loans through the MHP program.
The cost is based on 3 percent simple interest on the unpaid principal over a 55-year
term. Local public entities, for-profit and non-profit corporations, and others are eligible
applicants through the Program's Notice of Funding Availability process. Under this
program, funds awarded may be utilized for new construction, rehabilitation, or
acquisition and rehabilitation of permanent or transitional rental housing, and the
conversion of nonresidential structures to rental housing. Projects are not eligible if
construction has commenced as of the application date, or if they are receiving 9%
federal Low Income Housing Tax Credits.
Proposition 1C (Prop 1C) – State of California Prop 1C extended the nation’s largest
state-funded affordable housing assistance effort. The State’s voters approved the
measure by a substantial margin, authorizing $2.85 billion in State General Obligations
bonds to continue several housing assistance programs, and to begin new programs to
improve infrastructure to support housing. There may be limited funding balance;
however, the City continues to respond to all applicable notices of funding availability.
Public Review Draft - January 2016 5-1 Program Accomplishments
Chapter Five – 2008-2013 Program Accomplishments
This chapter includes an analysis of accomplishments from the 2008-2013 Housing
Element programs that worked toward the preservation and affordability of housing in
Fresno.
State law (California Government Code Section 65588[a]) requires each jurisdiction to
review its housing element as frequently as appropriate and evaluate:
The appropriateness of the housing goals, objectives, and policies in contributing
to the attainment of the state housing goal;
The effectiveness of the Housing Element in attainment of the community’s
housing goals and objectives; and
The progress in implementation of the Housing Element
This evaluation provides valuable information on the extent to which programs have
achieved stated objectives and whether these programs continue to be relevant to
addressing current and future housing needs in Fresno. The evaluation provides the
basis for recommended modifications to policies and programs and the establishment of
new housing objectives.
San Ramon Apartments, completed in 2014
City of Fresno
Housing Element
Program Accomplishments 5-2 Public Review Draft - January 2016
Listed below in Table 5-1 is each 2008-2013 Housing Element Program, corresponding
accomplishment, and its measurable success.
Table 5-1: Previous Program Accomplishments (2008-2013 Housing Element)
2008 Housing Element Program
Accomplishments and Continued
Appropriateness
Program 1.1.1a – Complete the Activity Center
Study by January 1, 2010.
Complete the Activity Center Study (by January 1,
2010) to evaluate land use and transportation
alternatives of the designated activities centers,
intensity corridors and mid-rise high-rise corridor.
In 2007/2008 the City, in its effort to implement the
General Plan, commissioned technical studies to
determine the specific types of land uses and
transportation systems that should be
accommodated within the Activity Centers and
along the Intensity Corridors. This information was
incorporated into the updated General Plan,
adopted in 2014 and the City’s newly adopted
(2015) Development Code, which includes
development standards for three mixed-use
districts.
This program is implemented and is removed from
the 2015 Housing Element.
Program 1.1.1.b – Complete a comprehensive
update of the zoning ordinance
Complete a comprehensive update of the zoning
ordinance, including adoption of the Form Based
Codes where appropriate, by July 1, 2012.
The City adopted a comprehensive update of the
Development Code in 2015.
This program is implemented and is removed from
the 2015 Housing Element.
Program 1.1.1.c – Adopt the land use plan for the
Southeast Growth Area (SEGA)
Adopt the land use plan for the Southeast Growth
Area prior to 2013.
The SEGA administrative draft plan was completed
and aspects of this plan were incorporated into the
updated General Plan adopted in 2014.
This program is implemented and is removed from
the 2015 Housing Element.
Program 1.1.2 – One Stop Processing
The City will improve the one stop process through
the Development Partnership Center (DPC) to
expedite processing of affordable housing projects.
The City of Fresno has established an easy to
follow, customer-focused approval process, known
as Business-Friendly Fresno. Business-Friendly
Fresno establishes accountability and clear
protocols and authority for decision-making that
align with the General Plan, Development Code,
and pre-zoning. The program establishes an
optimized process based on the complexity of a
project. Part of the Business-Friendly Fresno
program includes the Development Review
Committee established for the purpose of one stop
processing and project streamlining.
This program is implemented but will remain in the
2015 Housing Element to focus on continued
streamlining of the development process and will be
retitled Business-Friendly Fresno.
City of Fresno
Housing Element
Public Review Draft - January 2016 5-3 Program Accomplishments
Table 5-1: Previous Program Accomplishments (2008-2013 Housing Element)
2008 Housing Element Program
Accomplishments and Continued
Appropriateness
Program 1.1.3 – Reduced Housing Costs
The City will continue assisting Low Income Housing
Tax Credit (LIHTC) applicants and reduce inner city
housing project application fees.
Between 2008 and 2014, the City evaluated 25
LIHTC applications and local developers were
awarded over $41 million in LIHTC. The City
continues to provide reduced development fees as
an incentive to promote development in the urban
core.
This program is an important component of the
City’s affordable housing strategy and will remain in
the 2015 Housing Element.
Program 1.1.4 – Institutional Barriers
The City will identify land use policies, ordinances
and procedures, and other potential local state and
federal regulations that may act as institutional
barriers to the development and/or rehabilitation of
affordable housing and develop maximum densities
for single- and multi-family housing developments.
The City adopted a comprehensive update of the
Development Code in 2015 which included a
comprehensive review of the City’s development
standards and procedures. The updated
Development Code establishes maximum densities
within each district that allows residential single- and
multi-family housing developments.
This program is removed from the 2015 Housing
Element and replaced with a policy directing the City
to periodically review its development policies and
processes to identify institutional barriers to the
development and/or rehabilitation of affordable
housing.
Program 1.1.5 – Complaint Referral
The City Housing and Community Development
Division, through the Fair Housing Council of Central
California (FHCCC), will refer inquiries and
landlord/tenant complaints concerning housing
discrimination to the applicable regulatory body
(State Department of Fair Employment and Housing,
HUD, or private council) for processing during the
plan period. The FHCCC and the City will
disseminate fair housing information citywide by
sponsoring workshops, housing information fairs, and
monitoring of affirmative marketing. The FHCCC will
advertise fair housing laws and complaint procedures
through literature displays at City and County offices,
non-profit organizations such as Central California
Legal Services, Lao Family Organizations, Fresno
Interdenominational Refugee Ministries, Central
Valley Regional Center, property management
organizations, lenders, and other such organizations.
Literature will be provided in English, Spanish,
Hmong, Cambodian, Vietnamese and Loa. Additional
information will be made available through radio,
television and other media.
Between 2008 and 2014, the FHCCC received
3,959 complaints, 1,226 of which were escalated.
The FHCCC also distributed thousands of pieces of
information at over 50 agencies and schools and
broadcast several radio programs.
This program will remain in the 2015 Housing
Element as furthering fair housing choice is an
important City goal.
City of Fresno
Housing Element
Program Accomplishments 5-4 Public Review Draft - January 2016
Table 5-1: Previous Program Accomplishments (2008-2013 Housing Element)
2008 Housing Element Program
Accomplishments and Continued
Appropriateness
Program 1.1.6 – Support of Current Law
The FHCCC shall sponsor workshops, housing
information fairs, monitor affirmative marketing, and
work closely with the State Department of Fair
Employment and Housing. The City will use the
FHCCC to support enforcement of Fair Housing Laws
as expressed in Title 8 of the Civil Rights Act of 1968,
as amended. The City will continue to allocate
Community Development Block Grant (CDBG)
Program funds in the amount of $50,000 annually, as
funding permitted.
Between 2008 and 2014 the City provided $275,000
in funds to the FHCCC (an average of close to
$40,000 annually). The FHCCC uses the funds to
support enforcement of Fair Housing Laws and also
distributes fair housing literature to various agencies
and schools and broadcasts fair housing related
radio programs.
This program will remain in the 2015 Housing
Element but will be folded into a general fair housing
program.
Program 1.1.7 – Fresno Green
Implement the Fresno Green strategy, created in
April, 2007 as the City’s action plan for achieving
sustainability.
Under the City’s General Plan, the City promotes
household conservation of electricity, and strives to
change current trends of higher energy use in newer
development in order to conserve resources for
future growth. The City’s Fresno Green program is
committed to the construction of buildings and
communities that are sustainable and
environmentally responsible. Incentives for certified
Fresno Green development projects include fee
reductions, flexibility in developments standards,
and expedited processing.
The program is still relevant to the City’s
sustainability goals and is included in the 2015
Housing Element.
Program 1.1.8 – Funding Energy Saving
Improvements
The City will monitor H.R. 6. Energy Independence
and Security Act legislation to determine if the City
can use a portion of the $10 billion dollar grant fund
for applicable housing related energy-efficient items.
Between 2008 and 2014 no applicable HR 6899
NOFAs were identified.
While the program is still relevant to the City’s
sustainability goals, it will be folded into a general
energy conservation program in the 2015 Housing
Element.
Program 2.1.1 – Land Demand
The City will annually monitor the supply of vacant
zoned and residential planned land to ensure that
there is at least a continual 10-year supply of planned
residential land and at least a 5-year supply of zoned
land to meet the needs of all economic sectors of the
community.
In 2015, the City Council adopted a new
Development Code which established residential
densities of up to 45 units per acre. The
Development Code update resulted in an increased
potential development capacity. As a result, the
City’s vacant land inventory has a capacity of at
least 22,698 units in the appropriate income
categories, exceeding both the City’s 2008 and
current RHNA commitments.
To ensure adequate sites during the planning
period, this program will remain in the 2015 Housing
Element.
City of Fresno
Housing Element
Public Review Draft - January 2016 5-5 Program Accomplishments
Table 5-1: Previous Program Accomplishments (2008-2013 Housing Element)
2008 Housing Element Program
Accomplishments and Continued
Appropriateness
Program 2.1.2 – Reduction in Density
The City shall comply with the density reductions of
State Law.
The City of Fresno has adopted a Density Bonus
Ordinance (Article 22 of the Development Code)
that is in accordance with California Government
Code Section 65915.
Granting density bonuses are allowed by State Law
and represent a routine function of the City’s
planning and building departments. The Density
Bonus provisions available to developers will be
folded into a general affordable housing program.
Program 2.1.3 – Central Community Plan Area
Housing
The City shall ensure that priority and expedient
processing is extended to construction of new
housing in the Central Community Plan Area
(generally bound by State Routes 41, 99, and 180) by
processing completed (after Development
Partnership acceptance) plans consistent with
rezoning, and Site Plan Review and Conditional Use
Permit applications for permitting within an average
of 75 working days.
The City provides priority processing to all projects
within the boundaries of the Downtown/Central
Community Plan Area. Between 2008 and 2014, 9
projects were processed and several more have
been discussed.
The program is still relevant to the City’s infill
development goals and is included in the 2015
Housing Element.
Program 2.1.4 – Inner City Residential
Development
The City shall continue to provide reduced application
fees and priority processing for single- and multi-
family projects within the Inner City Fee Program
area, as referenced in the Municipal Code, to create
approximately 700 housing units. The Inner City
Development Policy permits residential projects in the
eligible areas to be given processing priority and
reduced processing fees from 10 to 50 percent.
The City continues to offer significantly reduced
application processing fees to encourage residential
development in designated Inner City Areas.
Between 2008 and 2014, developments with a total
of 240 units were approved.
The program is still relevant to the City’s
development goals within the Inner City Area and is
included in the 2015 Housing Element.
Program 2.1.5 – Other Infill Housing
The City and RDA shall acquire sites to
accommodate up to 300 units to be constructed as
low-income affordable housing, utilizing non and for-
profit builders, and housing agencies. The City was to
review each State-issued NOFA for applicability to
infill housing goals.
The RDA, through the board up program of the
Community Housing Partnership program with the
Housing Authority, completed major rehabilitation
and sale of 13 affordable units between 2008 and
2011. Effective February 1, 2012, all redevelopment
agencies in the State of California were dissolved
pursuant to AB 1X 26.
Due to loss of Redevelopment funding (and the lack
of an alternative funding source), this program is
removed from the 2015 Housing Element.
Program 2.1.6 – Multi-family Land Supply
The City will amend the Zoning Ordinance to
establish a site plan review procedure for multi-family
uses in multi-family zones on lots greater than 2
acres, by June 30, 2010.
The City’s previous Development code required a
CUP for multi-family developments on lots greater
than two acres. The City adopted a comprehensive
update of the Development Code in 2015. The new
Development code does not require a CUP for
these developments in the City’s Residential Multi-
Family Districts.
This program is implemented and is removed from
the 2015 Housing Element.
City of Fresno
Housing Element
Program Accomplishments 5-6 Public Review Draft - January 2016
Table 5-1: Previous Program Accomplishments (2008-2013 Housing Element)
2008 Housing Element Program
Accomplishments and Continued
Appropriateness
Program 2.1.6a – Facilitate the Development of
Multi-family Housing Affordable to Lower Income
Households
The City will identify and rezone approximately 500
acres of vacant land to the R-2 or R-3 zoning district,
allowing exclusively residential uses by right without
a Conditional Use Permit or other discretionary action
and a minimum of 20 units per acre. Additionally, the
City will identify and rezone approximately 200 acres
of vacant land to the R-3 or R-4 zoning district,
allowing exclusively residential uses by right without
a Conditional Use Permit or other discretionary action
and a minimum of 38 units per acre.
The capacity of the proposed site in the 2008
Housing Element rezones far exceeded the capacity
needed to meet the 2007 RHNA. In 2015, the City
Council adopted a new Development Code which
established residential densities of up to 45 units
per acre in both the Multi Family High Density and
the Regional Mixed Use districts. Densities in the
Multi Family Urban Neighborhood district and in the
Corridor/Center Mixed Use district were established
to allow up to 30 units per acre. The Development
Code update resulted in an increased potential
development capacity. As a result, the City’s vacant
land inventory has a capacity of at least 22,698
units in the appropriate income categories. This
figure exceeds both the City’s 2008 and current
RHNA planning numbers. Using the maximum
densities allowed plus the potential increase from
the City (Transit-Oriented Development (TOD)
Height and Density Bonus) and State Density Bonus
programs provide the opportunity for significantly
higher capacity on these sites.
This program is no longer needed and is removed
from the 2015 Housing Element. The Density Bonus
provisions available to developers will be folded into
a general affordable housing program.
Program 2.1.7 – Multi-family Land Supply
The City will review applicable State legislation to
ensure that its plans and Zoning Ordinance are
consistent with State law. Whenever possible, the
City’s housing yield per acre shall be increased;
conserving land, services, and costs. The City shall
also review the potential higher yield through
flexibility in or removal of governmental constraints
such as street width, setback, coverage, and lot size
requirement as set forth in the new policies and code
changes.
The City adopted a comprehensive update of the
Development Code in 2015 which included a
comprehensive review of the City’s development
standards. The updated Development Code
establishes residential densities of up to 45 units per
acre in three Downtown districts, the Multi Family
High Density district, and the Regional Mixed Use
district. Densities in the Multi Family Urban
Neighborhood district and in the Corridor/Center
Mixed Use district were established to allow up to
30 units per acre.
This program is removed from the 2015 Housing
Element and replaced with a policy directing the City
to review applicable State legislation to ensure that
its plans and Zoning Ordinance are consistent with
State law.
City of Fresno
Housing Element
Public Review Draft - January 2016 5-7 Program Accomplishments
Table 5-1: Previous Program Accomplishments (2008-2013 Housing Element)
2008 Housing Element Program
Accomplishments and Continued
Appropriateness
Program 2.1.7a – Maximum Density
Whenever possible, density shall be increased,
conserving land, services and costs. The City
Development and Resource Management
Department was to review its development standards
such as street width, setback, coverage, height,
parking and lot size requirements and amend zoning
and development standards in the R-3 and R-4
zoning districts, and facilitate maximum densities.
The City adopted a comprehensive update of the
Development Code in 2015 which included a
comprehensive review of the City’s developments
standards. The updated Development Code
establishes residential densities of up to 45 units per
acre in the Multi Family High Density and the
Regional Mixed Use districts. Densities in the Multi
Family Urban Neighborhood district and in the
Corridor/Center Mixed Use district were established
to allow up to 30 units per acre. In addition, the
West Community Plan Area was amended to allow
more development at R-3 densities.
This program is implemented and is removed from
the 2015 Housing Element.
Program 2.1.8 – Mixed-Use Zoning
The City shall continue to encourage mixed-use
developments through its Activity Center Study,
which is analyzing the activity centers proposed in
Exhibit 6 of the 2025 General Plan and developing
density and design recommendations for these
mixed-use nodes. In addition, the City was to prepare
a Formed Based Zoning Code, which will provide
design standards for the City’s activity centers and
transit corridors.
In 2007/2008 the City, in its effort to implement the
General Plan, commissioned technical studies to
determine the specific types of land uses and
transportation systems that should be
accommodated within the Activity Centers and
along the Intensity Corridors. This information was
incorporated into the updated General Plan,
adopted in 2014. The City adopted a
comprehensive update of the Development Code in
2015 which includes development standards for
three mixed-use districts.
This program is implemented and is removed from
the 2015 Housing Element.
Program 2.1.9 – Farmworker Housing Funding
and Development
The City Housing and Community Development
Division shall partner with and encourage local and
State non-profits to seek funding for development of
new farmworker housing projects.
Between 2008 and 2014 no funding sources for this
program were identified.
Seeking funding for development of affordable or
special needs housing projects is still relevant to the
City’s affordable housing goals. In the 2015 Housing
Element this program is folded into a general
affordable housing program.
Program 2.1.10 – Emergency Shelter Grant
Allocations
The City Housing and Community Development
Division shall use Emergency Shelter Grant (ESG)
Program funds to support needed social services and
review applications annually. Additionally, staff will
work with the 10 x 10 Affordable Housing
subcommittee for Urban Reinvestment, In-Fill, and
Transitional Housing Developments to proactively
address the housing issues of our urban core.
The Emergency Solutions Grant (ESG) has
replaced the former Emergency Shelter Grant from
HUD. ESG funds are used to provide homeless
prevention services and to support the operation of
emergency shelters for homeless individuals.
Historically, the City receives approximately
$389,000 in ESG funds.
The ESG program is still relevant to the City’s
affordable housing goals and is included in the 2015
Housing Element. The 10 x 10 Affordable Housing
Committee was eliminated in 2009 and therefore
that portion of the program will be removed.
City of Fresno
Housing Element
Program Accomplishments 5-8 Public Review Draft - January 2016
Table 5-1: Previous Program Accomplishments (2008-2013 Housing Element)
2008 Housing Element Program
Accomplishments and Continued
Appropriateness
Program 2.1.11 – Zoning for Emergency and
Homeless Shelters
The City Development and Resource Management
Department shall, within one year of submission of
the Housing Element, identify a zoning district or
districts where emergency and homeless shelters
were allowed as a permitted use, in compliance with
State Government Code Section 65583(a)(4), and
revise its Zoning Ordinance accordingly.
Furthermore, the City will adopt the State definition
which states that emergency and homeless shelters
were to be defined as housing with minimal
supportive services for homeless persons that has
occupancy requirements of six months or less by a
homeless person and that is not withheld due to a
client’s inability to pay.
The City adopted a comprehensive update of the
Development Code in 2015. Consistent with State
law, emergency shelters are allowed without
discretionary review in the RMX, CG, RBP, IL, and
PI zoning districts. In addition to the same land use
regulations and development standards that apply
to all development within the identified districts (e.g.,
lot size, setbacks, building height, etc.), an
emergency shelter proposed in these district must
comply with operational standards found in Section
15-2729 of the Development Code and allowed
under State law.
This program is implemented and is removed from
the 2015 Housing Element.
Program 2.1.12 – Zoning for Special Needs
Housing
The City shall, within one year of submission of the
Housing Element, review the Zoning Ordinance for
consistency with State Government Code
65583(a)(7) regarding appropriate levels of permit
review for special needs housing development
applications. “Special needs housing” means housing
for disabled persons with special or supportive
services that allow them to live independently.
The City adopted a comprehensive update of the
Development Code in 2015 and addressed State
laws related to residential care facilities and
supportive and transitional housing. Residential
Care Facilities Limited (those serving 6 or fewer
clients) are allowed by right in all zones that allow
residential uses subject to the same development
standards and permit processing standards as other
residential uses in those zones, pursuant to the
California Lanterman Developmental Disabilities
Services Act. Residential Care Facilities General
(those serving more than 6 clients) are permitted by
right in the RM-2 and RM-3 districts and
conditionally permitted in the residential single-
family districts (RS-1 to RS-5), the RM-1 district,
and in the CMS district. Also, the City of Fresno
Development code specifics that transitional and
supportive housing constitutes a residential use and
are subject only to those restrictions that apply to
other residential uses of the same type in the same
district. Reasonable accommodation procedures are
also included in the updated Development Code.
This program is implemented and is removed from
the 2015 Housing Element and replaced with a
policy addressing special needs housing.
City of Fresno
Housing Element
Public Review Draft - January 2016 5-9 Program Accomplishments
Table 5-1: Previous Program Accomplishments (2008-2013 Housing Element)
2008 Housing Element Program
Accomplishments and Continued
Appropriateness
Program 2.1.13 – Transitional and Supportive
Housing
The City shall continue to utilize available funds
and/or seek funding to support the Fresno-Madera
Continuum of Care, a local collaborative of homeless
services providers, and construct a minimum of 100
transitional housing units. Additionally, the City shall,
within one year of submission of the Housing
Element, amend its zoning ordinance to identify the
development of transitional and/or supportive housing
as a residential use, and only subject to those
restrictions that apply to other residential uses of the
same type in the same zone, in compliance with
State law.
The City adopted a comprehensive update of the
Development Code in 2015 and addressed State
laws related to the siting of supportive and
transitional housing. The City of Fresno
Development code specifics that transitional and
supportive housing constitutes a residential use and
are subject only to those restrictions that apply to
other residential uses of the same type in the same
district.
This program is implemented and is removed from
the 2015 Housing Element. A policy will remain that
directs the City to support the Fresno-Madera
Continuum of Care.
Program 2.1.14 – Single Room Occupancy
Housing
The City will amend the Zoning Ordinance, within one
year of submission of the Housing Element, to
comply with the State law on single room occupancy
to permit development, by right, in appropriate zone
districts.
The City adopted a comprehensive update of the
Development Code in 2015 and addressed the
siting of on single room occupancy (SRO) units. The
City of Fresno Development code specifies that
buildings that provide SRO dwellings are allowed by
right in the CG district.
This program is implemented and is removed from
the 2015 Housing Element.
Program 2.1.15 – Very-Low Income Large Family
Single- and Multi-Family Housing
The City, RDA and Housing Authority, shall
investigate funding sources, develop partnerships
and apply for available local, State, and federal funds
to assist in the production of 400 large family units.
Effective February 1, 2012, all redevelopment
agencies in the State of California were dissolved
pursuant to AB 1X 26.
Due to loss of Redevelopment funding (and the lack
of an alternative funding source), the RDA source is
removed from the 2015 Housing Element but the
general intent of this program will be folded into a
general affordable housing program.
Program 2.1.16 – Extremely Low-, Very Low- and
Low-Income Senior Housing
The City, RDA, and Housing Authority, shall seek and
apply to funding sources and partner with local and
statewide non-profits and for-profits in applying for
funds and encouraging the construction of at least
400 units for extremely low-, very low-, and low-
income seniors (typically age 65 years and over; may
vary by funding source and program).
Between 2008 and 2014, the City provided $4.4
million in funding to help in the development of six
senior housing developments. Effective February 1,
2012, all redevelopment agencies in the State of
California were dissolved pursuant to AB 1X 26.
Due to loss of Redevelopment funding (and the lack
of an alternative funding source), the RDA source is
removed from the 2015 Housing Element but the
general intent of this program will be folded into a
general affordable housing program.
City of Fresno
Housing Element
Program Accomplishments 5-10 Public Review Draft - January 2016
Table 5-1: Previous Program Accomplishments (2008-2013 Housing Element)
2008 Housing Element Program
Accomplishments and Continued
Appropriateness
Program 2.1.17 – Other Extremely Low- and Very
Low-Income Housing
The City, RDA, Housing Authority in conjunction with
non- and for-profit developers, shall provide financial
assistance to develop, at least 1,000 units for other
extremely low- and very low-income households.
Additionally, staff will partner with the 10 x 10
Affordable Housing subcommittee for Expanding
Affordable Housing Resources and New Financing by
continuing to seek and support additional housing
resources, develop guidelines for the implementation
of a local and regional housing trust fund, and identify
funding priorities for the City’s set aside housing trust
fund.
Between 2008 and 2014, the City provided $7.4
million in funding to help in the development of 5
housing developments. Effective February 1, 2012,
all redevelopment agencies in the State of California
were dissolved pursuant to AB 1X 26.
Due to loss of Redevelopment funding (and the lack
of an alternative funding source), the RDA source is
removed from the 2015 Housing Element but the
general intent of this program will be folded into a
general affordable housing program. The 10 x 10
Affordable Housing Committee was eliminated in
2009.
Program 2.1.18 – Inclusionary and Alternative
Housing Policy Programs
The City’s 10 x 10 Affordable Housing Strategy shall
investigate alternative housing policies and
comparable programs to help increase the supply of
affordable housing. Also, the RDA, as required by the
California Redevelopment Law, shall utilize
mandated inclusionary housing policies to assist in
the production of low- to moderate-income housing
units.
Effective February 1, 2012, all redevelopment
agencies in the State of California were dissolved
pursuant to AB 1X 26. The 10 x 10 Affordable
Housing Committee was eliminated in 2009.
Due to loss of Redevelopment (and the lack of an
alternative funding source), the RDA source is
removed from the 2015 Housing Element. The
intent of the program will be folded into a general
affordable housing program.
Program 2.1.19 – Proposition 1C Program
The City shall review published Proposition 1C
notices for funding availability and cause applications
to be prepared for various City housing programs,
projects, and activities.
In 2008, 2010, and 2011, the City applied for and
received $1.5 million (total $4.5 million) in CalHome
Program funds to augment its First-Time
Homebuyer Program and Home Improvement
Program. In 2009, two projects were awarded a total
of $7 million in Prop 1C Program funds. In 2010, the
City applied for and received $856,525 in Housing
Related Parks Program funds to make
improvements to the Ted C. Wills Community
Center and Dickey Park. In 2013, the City applied
for and received $1.5 million in Housing Related
Parks Program funds to make improvement to
Pilibos Park, Radio Park, and Holmes Park.
This program will remain in the 2015 Housing
Element.
Program 2.1.20 – Strengthening Partnerships with
Affordable Housing Developers
The City and RDA shall continue the on-going efforts
to strengthen partnerships and relationships with
affordable housing developers by encouraging
funding applications to applicable funding sources,
providing staff expertise, encouraging local capacity
building and attracting large investors to facilitate the
construction of new affordable housing units and
incentivize self-help type single-family housing
construction for extremely low-income households.
The City continues to partner with local developers
in an effort to leverage available public and private
funding. Effective February 1, 2012, all
redevelopment agencies in the State of California
were dissolved pursuant to AB 1X 26.
Due to loss of Redevelopment (and the lack of an
alternative funding source), the RDA source is
eliminated and the program modified in the 2015
Housing Element to focus on continued
coordination with the development community to
facilitate the development of affordable housing.
City of Fresno
Housing Element
Public Review Draft - January 2016 5-11 Program Accomplishments
Table 5-1: Previous Program Accomplishments (2008-2013 Housing Element)
2008 Housing Element Program
Accomplishments and Continued
Appropriateness
Program 2.1.21 – Zoning for Agricultural
Employees (Farmworker) Housing
The City Development and Resource Management
Department shall, within one year of submission of
the Housing Element, adopt a program to amend the
Zoning Ordinance to bring into compliance with
Health and Safety Code Sections 170021.5, 17021.6
and Government Code Sections 51238 and 51238.5
to encourage and facilitate a variety of housing types
of agricultural employees.
The Fresno Development Code defines Agricultural
Labor Housing as living accommodations for
employees and their immediate families employed
for the exclusive purpose of agricultural pursuits
either on the premises or off site. It includes single-
or multi-unit dwellings, including mobile homes and
dormitories. Agricultural labor housing is permitted
by right in the Buffer (B) district.
This program will be replaced by a program
directing the City to review the Development Code
to ensure continued compliance with the Employee
Housing Act.
Program 2.1.22 – Single Room Occupancy
Housing
The City shall, within one year of submission of the
Housing Element, amend the Zoning Ordinance to
comply with State law on single room occupancy
housing, to permit them, by right, in the appropriate
zone district.
The City adopted a comprehensive update of the
Development Code in 2015 and addressed the
siting of single room occupancy (SRO) units. The
City of Fresno Development code specifies that
buildings that provide SRO dwellings are permitted
by right in the CG zone and conditionally permitted
in the RM-2 and RM-3 districts.
This program is implemented and is removed from
the 2015 Housing Element.
Program 3.1.1 – Comprehensive Code
Enforcement
The City Community Revitalization Division (formerly
Code Enforcement) shall set a goal of assertively
conducting targeted neighborhood inspections of
35,000 housing units for potential health and safety
issues and advise on available financial assistance
(7,000 units annually in targeted neighborhoods.
Additionally, the Community Revitalization Division’s
Safe Housing and Vacant Structure Team, and all
Area Teams as needed, will continue to improve
neighborhoods throughout Fresno and increase
livability by creating safe and healthy conditions,
removing blight, educating citizens, promoting pride
of ownership and building collaborative relationships
with the community.
Between 2008 and 2014, the City’s Code
Enforcement Division completed over 120,000
inspections.
This program will remain in the 2015 Housing
Element with modified quantifiable objectives
consistent with available funding.
Program 3.1.2 – Neighborhood Infrastructure
The City Public Works Department shall commit its
best efforts to provide services, within budgetary
allocations, for neighborhood infrastructure such as
curbs, gutters, sidewalks, streets, ramps, driveway
approaches, curb cuts, wheelchair ramps, and street
lights necessary to accommodate existing units and
facilitate development of undeveloped or
underdeveloped properties, to assist at least 2,500
households.
Between 2008 and 2014, the City completed over
200 neighborhood infrastructure projects costing
over $146 million. Projects included road, traffic
signal, water, and sewer infrastructure related
projects.
Ensuring neighborhood infrastructure maintenance
is an important City goal. This program will remain
in the 2015 Housing Element.
City of Fresno
Housing Element
Program Accomplishments 5-12 Public Review Draft - January 2016
Table 5-1: Previous Program Accomplishments (2008-2013 Housing Element)
2008 Housing Element Program
Accomplishments and Continued
Appropriateness
Program 3.1.3 – Public Utilities Sewer and Water
Deficiencies
The City Department of Public Utilities will develop
written policies and procedures that ensure water and
sewer services are to be provided as a priority for
development that included units affordable to lower
income households, contingent on the development
application’s compliance with all entitlement
requirements. Additionally, as is current practice, the
City will ensure that all development applications are
considered, reviewed, and approved without
prejudice to the proposed residents, contingent on
the development application’s compliance with all
entitlement requirements.
The City of Fresno Department of Public Utilities
has executed a priority wastewater collection and
water services policy for affordable housing
development.
This program will be modified in the 2015 Housing
Element to remove the program components that
have already been implemented.
Program 3.1.4 – Enhance Police Service to High
Crime Neighborhoods
The City Police Department shall continue to focus
on strategies to reduce Part I crimes. In addition, the
Department will continue its prevention and
intervention programs such as the Police Activities
League, Mayor’s Gang Prevention Initiative and the
Lifeskills Program in an effort to reduce crime in high-
crime neighborhoods.
The Police Department addressed crimes through
their use of proactive programs. Most years
between 2008 and 2014, the City saw a reduction in
crimes reported.
Reducing crime and ensuring safety is an important
City goal. This program is included in the 2015
Housing Element.
Program 3.2.1 – Housing Rehabilitation
The City, RDA, and Housing Authority shall utilize
information from the Housing Quality Survey to
rehabilitate 2,000 single- and multi-family dwelling
units (1,500 minor, 300 moderate, 120 substantial,
and 80 emergency repairs).
Between 2008 and 2014, 258 weatherization, senior
paint, emergency grant, and home rehabilitation
projects were completed. These projects have been
funded primarily with CalHome and CDBG funds.
Effective February 1, 2012, all redevelopment
agencies in the State of California were dissolved
pursuant to AB 1X 26.
Due to loss of Redevelopment (and the lack of an
alternative funding source), the RDA source is
eliminated and the program modified in the 2015
Housing Element to focus on non-RDA funding and
objectives that reflect current and anticipated
funding levels.
Program 3.2.2 – Housing Replacement
The City in partnership with the RDA and the Housing
Authority shall replace or reconstruct at least 60
dilapidated units that suffer from excessive neglect
and were not fit for human habitation.
Between 2008 and 2014, no dilapidated units were
replaced. Effective February 1, 2012, all
redevelopment agencies in the State of California
were dissolved pursuant to AB 1X 26.
Due to loss of Redevelopment (and the lack of an
alternative funding source), the RDA source is
eliminated and the program is removed from the
2015 Housing Element.
City of Fresno
Housing Element
Public Review Draft - January 2016 5-13 Program Accomplishments
Table 5-1: Previous Program Accomplishments (2008-2013 Housing Element)
2008 Housing Element Program
Accomplishments and Continued
Appropriateness
Program 3.2.3 – Home Buyer Assistance
The City shall set aside funds for the first-time home
buyer program to assist 500 households during the
planning period.
Between 2008 and 2014, 111 first time homebuyers
were assisted with funding from CalHome and the
Neighborhood Stabilization Program.
This program will remain in the 2015 Housing
Element with modified objectives that reflect current
and anticipated funding levels.
Program 3.2.4 – Redevelopment Housing Sites
The City and the RDA shall acquire 30 blighted
properties to develop as new residential housing.
Between 2008 and 2011, the RDA acquired 20
blighted properties. Effective February 1, 2012, all
redevelopment agencies in the State of California
were dissolved pursuant to AB 1X 26.
Due to loss of Redevelopment (and the lack of an
alternative funding source), the RDA source is
eliminated and the program removed from the 2015
Housing Element.
Program 3.2.5 – Comprehensive Housing Quality
Survey
The City Development and Resource Management
Department will conduct a comprehensive housing
quality survey during the planning period. The
findings shall be incorporated into the upgraded
Geographic Information System (GIS) to track
housing conditions and permits issued for repair.
This program was canceled due to a lack of funding.
This program is removed from the 2015 Housing
Element.
Program 4.1.1 – At-Risk Housing
The City and RDA shall participate in securing the
continued affordability of at-risk housing units through
preservation and replacement. The City will continue
to partner with the Fresno area office of the U.S.
Department of Housing and Urban Development,
local housing developers and the California Housing
Partnership Corporation to pro-actively identify at-risk
housing units, and engage owners in developing
viable plans to conserve unit affordability. The at-risk
housing committee will meet monthly, or more
frequently as needed, to prepare strategies for
conserving at-risk units. Additionally, the City will
update its condominium conversion ordinance in
2008. As the City identifies at-risk units that are
considering converting to market rate, the owner or
proposed future owner will be encouraged and
assisted in applying for local, State or federal housing
funds for housing acquisition and/or rehabilitation to
assist in the preservation of the at-risk housing.
Between 2008 and 2014, no opt-out notices were
received from the City.
The newly adopted Development Code (2015)
includes standards for new condominiums and
condominium conversions and as such this
objective is removed from the program. A program
addressing affordable housing at risk of conversion
to market rate will remain in the 2015 Housing
Element.
City of Fresno
Housing Element
Program Accomplishments 5-14 Public Review Draft - January 2016
Table 5-1: Previous Program Accomplishments (2008-2013 Housing Element)
2008 Housing Element Program
Accomplishments and Continued
Appropriateness
Program 4.1.2 – Preventing and Alleviating
Foreclosure
The City Development and Resource Management
Department will address the foreclosure crisis by
applying for funding programs to alleviate
foreclosure, partnering with local foreclosure
counseling service providers to assist families from
entering foreclosure procedures and enacting local
ordinance to incentivize quick alleviation of already
foreclosed homes. The City Housing and Community
Development Division will monitor implementation of
the Neighborhood Stabilization Act (H.R. 5818). The
City will actively partner with the Community Housing
Council’s Housing Resource Center. In addition,
within one year of the adoption of the Housing
Element, the City will update its Vacant Building
Ordinance.
The City continues to partner with the local
Community Housing Council which provides
counseling services to homeowners facing
foreclosures. The City also adopted two ordinances
related to foreclosed properties. Between 2008 and
2011 the City received $14.1 million in
Neighborhood Stabilization funds to provide
foreclosure assistance.
As the foreclosure crisis has eased relative to the
previous planning period, and funding for
foreclosure assistance is not as readily available,
this program will be replaced in the 2015 Housing
Element with a policy encouraging support and
coordination of agencies providing foreclosure
services.
Program 4.2.1 – Providing Relocation Services as
Needed
The City Housing and Community Development
Division and the RDA shall be legally responsible for
the relocation of individuals and families displaced
due to redevelopment activities. The City was to
provide relocation assistance as prescribed by law.
Effective February 1, 2012, all redevelopment
agencies in the State of California were dissolved
pursuant to AB 1X 26.
Due to loss of Redevelopment (and the lack of an
alternative funding source), the RDA source is
eliminated and a revised program will be reflected
in the 2015 Housing Element.
Program 4.3.1 – Required Reporting by Regional
Housing Need Allocation Income Category
To ensure standardized and categorized reporting in
the Housing Element annual update to the California
Department of Housing and Community Development
on the targeted income and special groups, all parties
reporting accomplishment data to the City shall track
housing program accomplishments by income levels.
Annual Reports submitted to the State throughout
the planning period reflected tracked
accomplishments by the appropriate income
categories.
Tracking accomplishment data is a routine function
of City staff therefore this program is no longer
needed and is removed from the 2015 Housing
Element as the program objective was met.
Program 4.3.2 – Citywide Public Services
Processing for Affordable Housing
The City shall provide a copy of the Housing Element
to City Departments and responsible agencies to
ensure processing for proposed developments that
include affordable housing units to lower-income
households.
This program accomplishment was met and will
remain in the 2015 Housing Element.
Table 5-2 summarizes the quantified objectives contained in the City’s 2008-2013
Housing Element, and compares the City’s progress in fulfilling these objectives. The
City recognizes that it had limited resources to address the varied affordable housing
needs in the community. As part of the 2008-2013 Housing Element, the City
established a set of quantified objectives for housing construction, rehabilitation, and
preservation. The City met a significant portion of construction objectives; however, the
2008 rehabilitation goals fell short. The City met its conservation goals, as no affordable
units were converted during the planning period.
City of Fresno
Housing Element
Public Review Draft - January 2016 5-15 Program Accomplishments
Table 5-2: Summary of 2008-2013 Quantified Objectives and Progress
Objectives
Income Levels
Total Very Low Low Moderate
Above
Moderate
Construction Objectives
Goal(a) 5,197 3,355 3,312 9,121 20,967
Progress 923 (17.8%) 929 (27.7%) 96 (2.9%) 17,680 (194%) 19,628 (93.6%)
Rehabilitation Objectives
Goal(b) 2,000 -- -- 2,000
Progress 324 (16.2%) -- -- 324 (16.2%)
Conservation/Preservation Objectives
Goal(c) 804 -- --
Progress 804(100%) -- -- 804(100%)
Notes:
a. Represents the City’s RHNA for the 2006-2014 planning period.
b. Represents objectives for Housing Rehabilitation Program
c. Refers to maintenance of the existing affordable housing stock at risk of conversion to market rate
housing (804 units as indicated in the 2008 Housing Element).
Public Review Draft - January 2016 6-1 Housing Plan
CHAPTER SIX – HOUSING PLAN
Housing Plan
The intent of the Housing Element is to ensure that the City makes a good effort and
commits available resources to meeting the housing needs of all economic segments of
the community. The Housing Element sets forth long-term goals and policies, as do
other General Plan Elements, but also provides specific programs to meet those needs,
as specified in state law. The housing objectives and policies included in the Fresno
Housing Element, as well as the actions (programs) that the City will undertake to meet
its housing needs, are discussed in this Chapter. An identification of funding sources,
responsible entities, and time frames for implementation is also presented.
Renaissance at Santa Clara, completed in 2012
City of Fresno
Housing Element
Housing Plan 6-2 Public Review Draft - January 2016
The Housing Element objectives, policies, and programs aim to:
Provide adequate sites to meet the 2015-2023 RHNA;
Assist in the development of housing to meet the needs of lower-income
households
Address and where appropriate, and legally possible, remove governmental
constraints to housing development;
Conserve, preserve, and improve the condition of the existing affordable housing
stock; and
Promote equal housing opportunity.
These objectives are required by and delineated in state law (California Code Section
65583 [b][1]).
Objectives, Polices, and Programs
Objective H-1: Provide adequate sites for housing development to accommodate
a range of housing by type, size, location, price, and tenure.
Policy H-1-a: Implement land use policies and standards that allow for a range
of residential densities and products that will enable households of all types and
income levels the opportunity to find suitable ownership or rental housing.
Policy H-1-b: Encourage development of residential uses in strategic proximity
to employment, recreational facilities, schools, neighborhood commercial areas,
and transportation routes.
Policy H-1-c: Promote the development of affordable and special needs
housing near transit and/or smart growth areas.
Program 1 – Adequate Sites
The City of Fresno has a remaining RHNA of 16,227 units for the 2015-2023 RHNA
period after credits for permitted or approved units are taken into consideration. The
remaining 16,227 units include 5,385 extremely/very low-income, 3,022 low-income,
3,033 moderate-income, and 4,787 above moderate-income units. The residential sites
inventory consists of over 2,942.2 acres of vacant land with capacity to yield at least
22,698 new units. These sites can accommodate the remaining RHNA for all income
levels through year 2023. The City will maintain an inventory of available sites for
residential development and provide it to prospective residential developers upon
request.
Responsibility: Development and Resources Management Department
Funding Source: General Fund
Timeframe/Objective: Ongoing implementation and annual reporting throughout the
planning period
City of Fresno
Housing Element
Public Review Draft - January 2016 6-3 Housing Plan
Objective H-2: Assist in the development of adequate housing to meet the needs
of extremely low-, very low-, low- and moderate-income households.
Policy H-2-a: Facilitate housing development that is affordable to extremely low-,
very low-, low-, and moderate-income households by providing technical
assistance, regulatory incentives and concessions, and financial resources as
funding permits.
Policy H-2-b: Encourage both the private and public sectors to produce or assist
in the production of housing with particular emphasis on housing affordable to
persons with disabilities, elderly, large families, female-headed households with
children, and people experiencing homelessness.
Policy H-2-c: Continue to utilize federal and State subsidies to the fullest extent
to meet the needs of lower-income residents, including extremely low-income
residents.
Policy H-2-d: Support regional efforts to address homelessness including the
Fresno-Madera Continuum of Care.
Policy H-2-e: Support and coordinate with agencies and service providers
offering foreclosure services.
Policy H-2-f: Promote and encourage sustainable development and green
building practices for all new residential development and for the retrofitting of
existing housing.
Program 2 – Density Bonus Programs
The City’s TOD Height and Density Bonus program provides flexibility for projects that
promote walkability, livability, and transit ridership near stations for Bus Rapid Transit
and other enhanced transit service. For qualifying project sites, the bonus height may
exceed the Base District height by 25 percent and the bonus density may exceed that of
the Base District by 100 percent.
The City will encourage use of the State Affordable Housing Density Bonus and City of
Fresno TOD Height and Density Bonus provisions through technical assistance and
information dissemination.
Responsibility: Development and Resources Management Department
Planning Division
Funding Source: General Fund
Timeframe/Objective: Ongoing implementation and annual reporting throughout the
planning period
Program 3 – Housing Funding Sources
The City will actively pursue funding to assist in the development, preservation, and
rehabilitation of any housing type. The City will identify these funding opportunities to
both for-profit and non-profit developers as part of the residential development
processes, especially those projects that have the potential for affordable housing. The
City will also continue to assist Low Income Housing Tax Credit (LIHTC) applications
and Affordable Housing and Sustainable Communities (AHSC)/Cap and Trade
City of Fresno
Housing Element
Housing Plan 6-4 Public Review Draft - January 2016
applications. The actions that the City will take specifically include, but are not
necessarily limited to: identify potential funding assistance (State and federal funds if
they were to become available); identification of sites available for development and
infill opportunities; consideration of entitlement process(es) incentives as may be
necessary and appropriate; and others as may be added by the City.
Responsibility: Development and Resources Management Department Housing
and Community Development Division
Funding Source: HOME Program, LIHTC, AHSC
Timeframe/Objective: Ongoing implementation and annual reporting throughout the
planning period
Program 4 – Strengthening Partnerships with Affordable Housing Developers
The City will continue to strengthen partnerships and relationships with affordable
housing developers, including the Fresno Housing Authority, by encouraging funding
applications to applicable funding sources, providing staff expertise, encouraging local
capacity building, and attracting large investors to facilitate the construction of new
affordable housing units and incentivize self-help type single-family housing
construction for extremely low-income households. The City will assist in the application
for State and federal financial resources, and offer a number of incentives for affordable
housing development such as fee deferrals, priority processing and relaxed
development standards. The City will review published Proposition 1C notices for
funding availability and cause applications to be prepared for various City housing
programs, projects, and activities.
The City will also encourage local and State non-profits to seek funding for development
of new farm worker housing projects, as well as local affordable housing projects in
transit-oriented developments in Inner City areas of Fresno.
Responsibility: Development and Resources Management Department
Planning and Housing and Community Development Divisions
Funding Source: HOME & CDBG Programs
Timeframe/Objective: Ongoing implementation and annual reporting throughout the
planning period
Program 5 – Special Needs Housing
The City will continue to encourage the development of adequate housing to meet the
needs of persons with special needs (such as the elderly, survivors of domestic
violence, and people with disabilities, including persons with developmental disabilities),
including the following efforts:
The City will partner with and encourage local and State non-profits to seek
funding for development of new farmworker housing projects.
The City will use Emergency Shelter Grant (ESG) Program funds to support
needed social services and review applications annually.
City of Fresno
Housing Element
Public Review Draft - January 2016 6-5 Housing Plan
The City will continue to utilize available funds and/or seek funding to support the
Fresno-Madera Continuum of Care, a local collaborative of homeless service
providers, to construct transitional and supportive housing units.
The City will provide technical assistance to developers with proposed SRO
projects to create units during the plan period.
The City and Housing Authority of the City of Fresno will investigate funding
sources, develop partnerships and apply for available local, State, and federal
funds to assist in the production of large family units.
The City and Housing Authority of the City of Fresno will seek and apply to
funding sources and partner with local and statewide non-profits and for-profits in
applying for funds and encouraging the construction of units for extremely low-,
very low-, and low-income income seniors (typically age 65 years and over; may
vary by funding source or program).
Responsibility: Development and Resources Management Department Housing
and Community Development Division
Funding Source: HUD Funds (ESG), Other Grants
Timeframe/Objective: 500 units during the planning period (62.5 units per year)
Program 6 – Home Buyer Assistance
The City of Fresno administers a first-time homebuyer program that provides up to
$50,000 as a silent second loan to an eligible homebuyer. The program helps low-
income households purchase their first home in qualified census tracts within the City of
Fresno (excluding County islands) and is funded with CalHome Program funds and/or
HOME Program funds. The City also converts new single-family housing development
loans to first-time homebuyer assistance loan upon transfer of the property to the
homebuyer. The City will continue to pursue funds for the first-time homebuyer program
to assist City households during the planning period.
Responsibility: Development and Resources Management Department
Funding Source: CalHome, HOME Program
Timeframe/Objective: Assist 10 households annually and complete annual reporting
throughout the planning period
Program 7 – Homeless Assistance
The City of Fresno works in collaboration with service agencies dedicated to providing
shelter, housing and case management services to those in need. While the City of
Fresno does not provide direct services, street outreach or case management services,
it has established a strong partnership with local, State and federal agencies that
continues to grow. The City of Fresno utilizes entitlement funding from the U.S.
Department of Housing and Urban Development (HUD) to implement programs related
to homelessness. The City will apply for, or support applications for funding for
City of Fresno
Housing Element
Housing Plan 6-6 Public Review Draft - January 2016
emergency shelters, transitional or supportive housing. The City will continue to use
Emergency Solutions Grant (ESG) Program funds to support needed social services
and review applications annually. The City will participate and support the Fresno-
Madera Continuum of care.
Responsibility: Development and Resources Management Department Housing
and Community Development Division
Funding Source: HUD Funds (ESG)
Timeframe/Objective: Assist 100 households annually and complete annual reporting
throughout the planning period
Program 8 – Fresno Green
The City has been active in taking steps to invest and deploy renewable energy
technology and improve the energy efficiency of City-owned facilities and the
community at large. The Fresno Green strategy was created in April 2007 as the City’s
action plan for achieving sustainability by 2025. The City’s Fresno Green program is
committed to the construction of buildings and communities that are sustainable and
environmentally responsible. Incentives for certified Fresno Green development projects
include:
25 percent fee reductions of many planning fees (Site Plans, CUPs, EAs etc.)
20 percent minor deviation from development standards, if needed (25 percent if
public art is incorporated into the project)
Expedited processing through the “Green Team”
Eligibility for a Fresno Green award and use of the Fresno Green brand for the
project
The City will continue implementation of the Fresno Green program and work with
developers to lower long-term housing costs through energy efficient housing
developments. The City will also monitor grant funds for applicable housing related
energy-efficient items.
Responsibility: Development and Resources Management Department
Planning Division
Funding Source: General Fund
Timeframe/Objective: Ongoing implementation and annual reporting throughout the
planning period
Objective H-3 Address, and where possible, remove any potential governmental
constraints to housing production and affordability.
Policy H-3-a: Review and adjust as appropriate residential development
standards, regulations, ordinances, departmental processing procedures, and
residential fees related to rehabilitation and construction that are determined to
be a constraint on the development of housing.
City of Fresno
Housing Element
Public Review Draft - January 2016 6-7 Housing Plan
Policy H-3-b: Educate applicants on how to navigate the development approval
process and otherwise facilitate building permit and development plan processing
for residential construction.
Policy H-3-c: Facilitate timely development plan and building permit processing
for residential construction.
Policy H-3-d: Provide incentives and regulatory concessions for residential
projects constructed specifically for lower- and moderate-income households.
Policy H-3-e: Encourage the new construction of housing in the Central City,
Inner City, and other targeted areas.
Program 9 – Expedited Processing
The City’s Business Friendly Fresno program presents prospective developers with an
easy to follow and customer-focused approval process. The program has established
accountability and clear protocols and authority for decision-making that align with the
General Plan, Development Code, and pre-zoning. The City will continue to implement
the Business Friendly Fresno program as it applies to residential development projects
and also continue to provide fast track or one-stop permit processing for housing
developments affordable to lower-income households or other priority housing needs
(i.e., extremely low-income, large families, persons with disabilities, farmworkers). As
needed, the City will assess the incentives needed to facilitate the development of
affordable housing.
Responsibility: Development and Resources Management Department
Planning Division
Funding Source: General Fund
Timeframe/Objective: Ongoing implementation and annual reporting throughout the
planning period
Program 10 – Development Incentives
The City will continue to provide priority processing for the construction of new housing
in the Downtown Planning Area by processing completed plans, consistent rezoning,
and site plan review and Conditional Use Permit applications for permitting within an
average of 75 working days. The City will continue to provide reduced application fees
and priority processing for single- and multi-family projects within the Inner City Fee
Program area, as referenced in the Municipal Code, to create housing units. As funding
is available, the city will reduce, or subsidize development and impact fees for
affordable housing.
Responsibility: Development and Resources Management Department
Planning Division
Funding Source: General Fund
Timeframe/Objective: Assist 2 housing developments annually and complete annual
reporting throughout the planning period
City of Fresno
Housing Element
Housing Plan 6-8 Public Review Draft - January 2016
Program 11 – Agricultural Employees (Farmworker) Housing
The California Employee Housing Act requires that housing for six or fewer employees
be treated as a regular residential use. The Employee Housing Act further defines
housing for agricultural workers consisting of 36 beds or 12 units be treated as an
agricultural use and permitted where agricultural uses are permitted.
The City of Fresno Development Code allows Agricultural labor housing by right in the
Buffer (B) district and specifically indicates that in the case of any conflict the California
Health and Safety Code relating to agricultural employee housing supersedes the
Development code. The City will review the Fresno Development Code to ensure
continued compliance with the California Employee Housing Act.
Responsibility: Development and Resources Management Department
Planning Division
Funding Source: General Fund
Timeframe/Objective: Review Development Code by January 2017
Program 12 – Infrastructure Priority Program
The City Department of Public Utilities has established written policies and procedures
that ensure water and sewer services are to be provided as a priority for developments
that include units affordable to lower income households, contingent on the
development application’s compliance with all entitlement requirements. The City will
ensure that all development applications are considered, reviewed, and approved
without prejudice to the proposed residents, contingent on the development
application’s compliance with all entitlement requirements.
Responsibility: Department of Public Utilities, Development and Resources
Management Department
Funding Source: General Fund
Timeframe/Objective: Ongoing implementation and annual reporting throughout the
planning period
Program 13 – Water and Sewer Service Providers
In accordance with Government Code Section 65589.7, immediately following City
Council adoption, the City must deliver to all public agencies or private entities that
provide water or sewer services to properties within the City of Fresno a copy of the
2015-2023 Housing Element.
Responsibility: Development and Resources Management Department Housing
and Community Development Division
Funding Source: General Fund
Timeframe/Objective: Provide Housing Element within 30 days of adoption
City of Fresno
Housing Element
Public Review Draft - January 2016 6-9 Housing Plan
Objective H-4: Conserve and improve the condition of Fresno’s existing housing
stock.
Policy H-4-a: Enforce adopted code requirements that set forth acceptable
health and safety standards for the occupancy of existing housing.
Policy H-4-b: Advocate and facilitate the conservation and rehabilitation of
substandard residential properties by homeowners and landlords.
Policy H-4-c: Utilize Code compliance to bring substandard units into
compliance with City codes and to improve overall housing conditions in Fresno.
Policy H-4-d: Educate the public regarding the need for property maintenance
and rehabilitation, code enforcement, crime watch, neighborhood conservation
and beautification, and other related issues.
Policy H-4-e: Continue to facilitate access to rehabilitation programs that provide
financial and technical assistance to low- and moderate-income households for
the repair and rehabilitation of existing housing with substandard conditions.
Policy H-4-f: Facilitate the removal of existing housing, including illegal,
nonconforming, and blighted properties, that poses serious health and safety
hazards to residents and adjacent structures.
Policy H-4-g: Assist in the preservation of all units at risk of converting from
affordable housing to market rate housing.
Program 14 – Comprehensive Code Enforcement
The City of Fresno, in conjunction with private businesses and developers and
community-based non-profit organizations, will collectively increase neighborhood
revitalization activities. The Community Revitalization Division will continue to
assertively conduct targeted neighborhood inspections of housing units for potential
health and safety issues. The Community Revitalization Division’s Safe Housing and
Vacant Structure Team, and all Area Teams as needed, will continue to improve
neighborhoods throughout Fresno and increase livability by creating safe and healthy
conditions, removing blight, educating citizens, promoting pride of ownership and
building collaborative relationships with the community. In addition, the City’s recently
formed Code Enforcement Task Force will discuss and consider options to improve
property conditions and preserve the city’s existing rental housing stock.
Responsibility: Community Revitalization Division (Formerly Code
Enforcement)
Funding Source: HUD Funds (Community Development Block Grant/CDBG)
Timeframe/Objective: Complete 8,000 inspections annually and develop Task Force
recommendations by the end of 2016
Program 15 – Neighborhood Infrastructure
The City Public Works Department will commit its best efforts to provide households,
within budgetary allocations, with neighborhood infrastructure improvements such as
curbs, gutters, sidewalks, streets, ramps, driveway approaches, curb cuts, wheelchair
ramps, and street lights. In addition, the City will provide services to facilitate
development of undeveloped or underdeveloped properties. The City, through the ADA
City of Fresno
Housing Element
Housing Plan 6-10 Public Review Draft - January 2016
Advisory Council, will continue to receive citizen suggestions on needed ADA
improvements and implement the most needed projects on a priority basis.
Responsibility: Public Works Department
Funding Source: Capital Improvement Funds, HUD Funds (CDBG)
Timeframe/Objective: Complete 30 infrastructure projects annually, ongoing
implementation and annual reporting throughout the planning
period
Program 16 – Housing Rehabilitation
The City offers programs that provide senior paint, emergency grant, and home
rehabilitation funds for lower income households. These activities have been funded
primarily with HOME and CDBG program funds. The Targeted Area Rehabilitation
Program provides a grant to low-income, owner-occupied households to make needed
repairs and improvements to their homes. The maximum allowable amount for a
rehabilitation grant is $65,000. The City also offers a Senior Paint Program, in the form
of a grant, to low-income senior citizens (62 years of age or older), who own and occupy
their home. Grant funds provide for a licensed lead certified painting contractor to paint
the exterior of the home.
Responsibility: Development and Resources Management Department Housing
and Community Development Division
Funding Source: HUD Funds (HOME and CDBG program funds)
Timeframe/Objective: Complete 15 rehabilitation grants, 10 senior paint grants, and 2
emergency grants annually, ongoing implementation and annual
reporting throughout the planning period
Program 17 – Franchise Tax Board Building Code Program
The Franchise Tax Board (FTB) operates the Substandard Housing Program which
assists the State and local agencies responsible for abating unsafe living conditions that
violate Health and Safety Codes. Property owners in violation of Health and Safety
Code standards are not allowed to make certain deductions on their personal tax
returns pursuant to California Revenue & Taxation Code (CR&TC) Sections 17274 and
24436.5. That additional revenue collected by FTB is transferred to the Local Code
Enforcement Rehabilitation fund. These funds are allocated and disbursed to the cities
and counties that generated the notification of substandard housing to the FTB.
The City will investigate participation in this program as a tool to reduce the number of
substandard units in the City of Fresno.
Responsibility: Development and Resources Management Department
Community Revitalization Division (Code Enforcement)
Funding Source: General Fund
Timeframe/Objective: Investigate participation by January 2017
City of Fresno
Housing Element
Public Review Draft - January 2016 6-11 Housing Plan
Program 18 – At-Risk Housing
The City will continue to partner with local housing developers and the California
Housing Partnership Corporation to pro-actively identify at-risk housing units and
engage owners in developing a viable plan to conserve affordability. As the City
identifies at-risk units that are considering converting to market rate, the owner or
proposed future owner will be encouraged and assisted in applying for local, State or
federal housing funds for housing acquisition and/or rehabilitation to assist in the
preservation of the at-risk units.
Responsibility: Development and Resources Management Department Housing
and Community Development Division
Funding Source: HOME Program funds, LIHTC, Cap & Trade, other available
funding sources
Timeframe/Objective: As notified throughout the planning period, preserve units
identified as at-risk of conversion to market rate.
Program 19 – Enhanced Police Service to High Crime Neighborhoods
The City Police Department shall continue to focus on strategies to reduce Part I
crimes, which are measured by the FBI to assist cities in comparing themselves against
other cities in the following categories: murder, rape, robbery, aggravated assault,
arson, burglary, theft and auto theft. The Department shall also continue to utilize the
Violent Crime Impact Team (VCIT), Multi-Agency Gang Enforcement Consortium
(MAGEC), Street Violence Section (SVS), and Patrol Division in reaching this goal. In
addition, the Department shall continue its prevention and intervention programs such
as the Police Activities League, Citizens On Patrol (COP), and Mayor's Gang
Prevention Initiative in an effort to reduce crime in high-crime neighborhoods.
Responsibility: City of Fresno Police Department
Funding Source: Fresno Police Department
Timeframe/Objective: Reduce crime in high-crime neighborhoods on an ongoing
basis.
Objective H-5: Continue to promote equal housing opportunity in the City’s
housing market regardless of age, race, sex, marital status, ethnic background,
source of income, and other factors.
Policy H-5-a: Prohibit discrimination in the sale, rental, or financing of housing
based on race, color, ancestry, religion, national origin, sex, sexual orientation,
gender identity, age, disability/medical condition, familial status, marital status,
source of income, or any other arbitrary factor.
Policy H-5-b: Assist in the enforcement of fair housing laws by providing support
to organizations that can receive and investigate fair housing allegations, monitor
compliance with fair housing laws, and refer possible violations to enforcing
agencies.
City of Fresno
Housing Element
Housing Plan 6-12 Public Review Draft - January 2016
Policy H-5-c: Provide equal access to housing for special needs residents such
as people experiencing homelessness, elderly individuals, and persons with
disabilities.
Policy H-5-d: Promote the provisions of disabled-accessible units and housing for
persons with mental and physical disabilities.
Policy H-5-e: Ensure that all development applications are considered, reviewed,
and approved without prejudice to the proposed residents, contingent on the
development application’s compliance with all entitlement requirements.
Policy H-5-f: Accommodate persons with disabilities who seek reasonable waiver
or modification of land use controls and/or development standards pursuant to
procedures and criteria set forth in the Development Code.
Program 20 – Fair Housing Services
The City will continue to contract with a fair housing service provider (Fair Housing
Council of Central California (FHCCC)) to support enforcement of State and Federal
Fair Housing Laws and provide fair housing services that include, but are not limited to
the following fair housing service:
Referring inquiries and landlord/tenant complaints concerning housing
discrimination to the applicable regulatory body (State Department of Fair
Employment and Housing, HUD, or private counsel) for processing.
Disseminating fair housing information citywide by sponsoring workshops,
housing information fairs, monitoring of affirmative marketing and working closely
with the State Department of Fair Employment and Housing.
Advertising fair housing laws and complaint procedures through literature
displays at City and County offices, non-profit organizations such as Central
California Legal Services, Lao Family Organization, Fresno Interdenominational
Refugee Ministries, Central Valley Regional Center, property management
organizations, lenders, and other such organizations. Literature will be provided
in English, Spanish, Hmong, Cambodian, Vietnamese and Lao.
Disseminating fair housing information through radio, television and other media.
Responsibility: City of Fresno and Fair Housing Council of Central California
Funding Source: CDBG
Timeframe/Objective: Provide funding, as available, of $25,000 per year to the
FHCCC and provide services to 2,500 persons annually
consistent with the 2015-2019 Consolidated Plan and Action
Plans. Complete ongoing implementation and annual reporting
throughout the planning period.
Program 21 – Relocation Services
In certain situations, tenants who have been served with a notice to vacate may be
entitled to relocation assistance. Where individuals or families are displaced due to
redevelopment or rehabilitation activities funded by the City, the City shall provide
relocation assistance as prescribed by law.
City of Fresno
Housing Element
Public Review Draft - January 2016 6-13 Housing Plan
Responsibility: Development and Resources Management Department Housing
and Community Development Division
Funding Source: Various City Funding Sources
Timeframe/Objective: Provide relocation assistance as prescribed by law as needed
Quantified Objectives
Table 6-1 summarizes the City’s quantified objectives for the 2015-2023 planning period
by income group.
The Construction Objective (a) represents the City’s remaining RHNA of 16,227
units.
The Rehabilitation Objective (a) represents the City’s Housing Rehabilitation
Program Objectives.
The Conservation objective refers to the preservation all 5,339 units in the at-risk
properties identified in the 2015-2023 Housing Element.
Table 6-1: 2015-2023 Quantified Objectives
Objectives
Income Levels
Total
Extremely/
Very Low Low Moderate
Above
Moderate
Construction Objectives (a) 5,385 3,022 3,033 4,787 16,227
Rehabilitation Objectives (b) 216 -- -- 216
Conservation/Preservation
Objectives (c) 5,339 -- 5,339
Appendix A:
Outreach Materials
The City of Fresno wants your input on housing needs in your community for the update of its
Housing Element. The Housing Element is the city’s housing plan for the next 8 years and is
part of the Fresno General Plan. It includes strategies for accommodating regional growth,
including affordable housing. If you have ideas or just want to learn, here’s how you can
participate:
La Ciudad de Fresno solicita su opinión sobre las necesidades de las viviendas en su comunidad
para actualizar el plan de vivienda llamado en inglés Housing Element. El Housing Element es el
plan de la ciudad para los próximos 8 años y es parte del plan general de Fresno llamado en
inglés Fresno General Plan . El cual incluye estrategias para hospedar el crecimiento regional y
viviendas asequibles. Si usted tiene algunas ideas o solamente desea informarse, aquí esta
como puede participar:
Lub nroog Fresno xav tau koj lub tswv yim rau cov vaj tsev xau tau nyob rau hauv koj lub zej
zog rau cov hloov tshiab ntawm nws tsev caij. Lub tsev caij yog lub nroog (Fresno) tsev npaj 8
lub xyoo tom ntej no thiab koj yogi b feem ntawm lub hom phiaj (Fresno General Plan). Nws
muaj tswv yim kom nruj lub regional, taab xws li vaj tse pheej yig. Yog hais tias koj muaj tswv
yim los yog xav kawm, koj yuav tau mus koom:
Call/ LLame/ Hu rau (559) 621-8062
Email/ Mande un Correo Electrónico HousingElement@fresno.gov
Mail/Correo/ Xa ntawv Fresno City Hall, Long Range Planning
2600 Fresno Street, Fresno, CA 93721
Visit Website/ Visite la Pagina Red www.fresno.gov/housingelement
Come to a Workshop! (See schedule on reverse)
Venga a un Taller! (Mire el calendario al dorso)
Tuaj rau peb cov Workshop! (Saib raws sij hawm nyob tom qab daim
ntawv no)
October/November 2015
All meetings will start at 6:3:pm
MONDAY TUESDAY WEDNESDAY THURSDAY FRIDAY
19 20 21 22 23
Cooper Middle School,
Cafeteria
2277 W. Belaire Way
Teague Elementary School,
Cafeteria
725 N Polk Ave
Center for New
Americans, Training
Room
4879 E. Kings Canyon
Road
26 27 28 29 30
Duncan Polytechnic High
School, Cafeteria 4330 E.
Garland Avenue
Awahnee Middle School,
Cafeteria
1127 E. Escalon Ave
Mayfair Elementary
School, Cafeteria
3305 E. Home Avenue
2 3 4 5 6
Edison High School,
Cafeteria
540 E. California Ave
Fancher Creek Elementary
School, Cafeteria
5948 E. Tulare Avenue
The meeting room is accessible to the physically disabled, and the services of a translator can
be made available. Requests for additional accommodations for the disabled, signers, assistive
listening devices, or translators should be made one week prior to the meeting, however every
effort will be made to accommodate later requests. Please call Development and Resource
Management Department staff at 559-621-8277 or 621-8062.
El cuarto de la reunión es accesible a los físicamente incapacitados y los servicios de un
traductor pueden ser hechos disponible. Peticiones para servicios adicionales para los
incapacitado, los firmantes, aparatos de escuchar o los traductores deben ser hechos una
semana antes de la reunión. Por favor llame a el Departamento de la Planificación y el
Desarrollo en 559-621-8277 o 621-8062.
Chav sablaj muaj rau cov tibneeg xiam ooqhab, thiab muaj tibneeg txhaislus rau cov uas xav tau
kev pabcuam. Yog thov kev pabcuam rau cov tibneeg xiam ooqhab, cov hlua ntsaws pobntseg
mloog haislus, los yog tibneeg txhaislus, nej yuav tau hais tuaj ib asthiv los yog ib limpiam ua
ntej lub rooj sablaj. Nej hu tau rau peb cov tubtxib ntawm tus xovtooj: 559-621-8277, 621-8062.
Draft Fresno Housing Element Update Outreach Summary
1
To obtain public input at the initial stages of the City of Fresno’s housing element update, 9 community
workshops were held in all of the seven city council districts. An additional meeting was held in Council District 1
to obtain better geographic coverage, and a 9th meeting was held at the Center for New Americans in order to
reach out to the Hmong Community. With the exception of this meeting, which was held at a community
center, all of the meetings were held at elementary and middle schools in low income census tract areas.
Table 1 below summarizes the outreach conducted for the workshops and Table 2 (next page) summarizes the
workshops.
Table 1: Workshop Outreach
Outreach Summary
Item Date sent or
published
Details Number of recipients
Press
Advisory
Email October 14,
2015
Email to housing advocates, General Plan
Update mailchimp subscribers, and City of
Fresno board and commission members
announcing Housing Element Update
process and Housing Element Update
Workshops. Email included Housing
Element Update Flyer for schools (see
below) in English, Spanish and Hmong.
525 email addresses
Webpage
Established
October 15,
2015
Website established with Housing
Element Update summary and process,
with workshop agenda and schedule in
English, Spanish and Hmong. Webpage:
www.fresno.gov/housingelement
Email October 20, 26,
and 30, 2015
Email reminder for Housing Element
Update Workshops
525 email addresses
Flyer October 15 – 30 Housing Element Update Flyer with
Workshop Schedule was sent to all
students at schools where workshops
were held. Flyer in English, Spanish and
Hmong
8,675 flyers delivered to
students
Fresno Bee
Display Ad
Monday,
October 19th,
2015
General Fresno Bee display ad announcing
the Housing Element Update process,
with a phone number to call, a website
and email address to obtain more
information. In English, Spanish and
Hmong
Total Fresno Bee
Circulation weekdays is
98,000
Fresno Bee
Display Ad
Sunday, October
25, 2015
Fresno Bee Display ad announcing the
Housing Element Update process, with
workshop schedule and the phone
number, website and email contacts
above. In English, Spanish and Hmong.
Total Fresno Bee
circulation on Sundays
is 133,000
Draft Fresno Housing Element Update Outreach Summary
2
Table 2: Workshop Summary
Workshop Summary
Date Location Workshop Description Attendance
October 19,
6:30 p.m.
Cooper Middle
School
Held in school cafeteria. Signage posted.
Spanish and Hmong translators present. Agenda
in English, Spanish and Hmong. Handouts of
powerpoints made available in English, Spanish
and Hmong.
2
October 20,
6:30 p.m.
Teague Elementary
School
Same as above 6
October 21,
6:30 p.m.
Center for New
Americans
Held in meeting room. Signage posted. Spanish
and Hmong translators present. Agenda in
English, Spanish and Hmong. Handouts of
powerpoints made available in English, Spanish
and Hmong.
5
October 26,
6:30 p.m.
Duncan Polytechnic
High School
Held in school cafeteria. Signage posted.
Spanish and Hmong translators present. Agenda
in English, Spanish and Hmong. Handouts of
powerpoints made available in English, Spanish
and Hmong.
6
October 27,
6:30 p.m.
Ahwahnee Middle
School
Same as above 3
October 28,
6:30 p.m.
Mayfair Elementary
School
Same as above 4
October 29,
6:30 p.m.
Figarden Elementary
School
Same as above 5
November 2,
6:30 p.m.
Edison High School Same as above 16
November 3,
6:30 p.m.
Fancher Creek
Elementary School
Same as above 10
Workshop Comment Summary:
Approximately 140 comments and questions were received at the workshops. The comments can be
summarized into the following major concerns:
1. Need more diverse housing types in closer proximity to one another. Need more “high end” housing in
some neighborhoods and need more modest/affordable housing in other neighborhoods. Need more
choices in all neighborhoods.
2. Need more resources focused on older neighborhoods: abandoned homes and related crime, illegal
dumping, poorly maintained rental properties were all mentioned as common issues.
3. Homelessness is perceived as a continuing problem that is geographically spreading to all areas of the
city.
Draft Fresno Housing Element Update Outreach Summary
3
4. More affordable housing is needed.
5. Housing discrimination can occur when the only option to apply for housing or a related benefit is via
computer, since not everyone has access to a computer or is computer literate.
Potential Solutions offered by Workshop Participants
1. Adopt a program of inclusionary zoning.
2. Provide fee waivers for the development of affordable housing.
3. Establish a rental re-inspection program that requires periodic inspections of rental units to ensure
compliance with health and safety rules.
Comments Received at Housing Element Workshops (October - November 2015)
Affordability is not the issue. Foreclosures are not an issue. The high end housing market is good. The issue is dilapidated
housing. Focus on rehabilitation and fixing blighted housing in inner city neighborhoods.
long term hoping the amenities will eventually come.
West of HWY 99 there has been lots of housing growth of typical starter homes, but then they leave the area.
West of HWY 99, we would like to see more diversity of housing, more affordable housing, and more high end housing.
West of HWY 99, there are infrastructure issues.
West of HWY 99, need growth to justify better retail. Need services nearby to make the community walkable and safe.
West of HWY 99, there is a lack of affordable housing and home ownership
West of HWY 99, there is a loss of community pride among owners and renters, the housing is old and dilapidated.
West of HWY 99, liquor stores attract crime, graffiti and increases indigent population.
West of HWY 99, run down hotels being used as housing and apartments owned by slumlords are rundown.
West of HWY 99, foreclosures are not an issue.
occupied by homeless and vandalized.
I am a pastor and our church has extra land that we would like to see affordable housing built and thriving communities
grow in this area. On this site we also plan to build a community center with a library and childcare center.
Landlord (JD Homes) hasn't repaired the rental house we live in in 15 years.
Tower needs rehabbing
Agencies: "MAP" - Multi-agency.
People pay too much for housing and it needs repair.
Downtown has more chronic Homeless. HWY City has 400 homeless everyday. There is no agency that takes entire families.
City requires 85 foot clearance on property which leaves little room to build anything.
preservation and fire/homeless issues.
area.
are higher.
Housing Choice Voucher - 20,000 on wait list - based on need/lottery.
RDA Funds and Home Funds cut.
Looking at Cap and Trade for Clinton and Blackstone
Density - Development Code - how do things pencil?
Acquisition Rehabs - not happening due to lack of developer interest.
What is CEQA process for Housing Element?
How many acres are available for development in infill vs. growth areas?
whether it be fees, land restrictions, zoning etc…
Response to Question #3: How about eliminating fees in parts of the city that need help the most.
What grant funding?
According to my calculations, the City would need 900 acres to meet the required affordable housing needs. How long do we
Responding to Question #1: Is the new housing affordable or any kind?
Responding to Question #1: Major housing issue in Fresno are the high number of unaffordable housing, blight and run down
existing housing, and small amount of owners who own property that drive the value up.
Responding to Question #1: People complain to the City, but nothing gets done.
the demand.
Responding to Question #3: Over production of Moderate to Above Moderate Housing in Fresno.
Copper River.
make demands of developers to get affordable housing.
City Limits.
make sure developers can contribute.
Responding to Question #1: No one enforcing blighted housing.
Comments Received at Housing Element Workshops (October - November 2015)
Responding to Question #2: Discrimination is on the technology side. Need to have applications for people to get that is not
on-line, because many people in need of affordable housing do not have computers or internet access.
Responding to Question #2: The wait is too long to get into affordable housing…could be 10 years.
Responding to Question #4: Who can help with affordable housing programs?
How many years of housing does the City need to demonstrate? In the SOI or City Limits?
How many of the 20,000 homes from last time got built?
Will you amend policies in the General Plan? Would this happen as part of the CEQA process?
Hypothetically you may need to do a GP Amendment to make everything jive.
Responding to Question #3: Governmental constraints such as the Development Code can make doing business harder. We
are working with the City to figure out how to streamline better, but the added requirements become expenses that get
Who owns the houses the City is providing?
The State decides what type of housing?
The public adoption hearing is for what?
How long has the Housing Element adoption process been around?
Is the County mandated to do a Housing Element as well?
Is this workshop going to be held in the north part of town?
How can the purple be made available for housing?
Responding to Question #3: You can only be made aware if you are here.
Responding to Question #4: We need multi-generational homes. Different ethnic groups really want this.
Are there housing subsidies available from the State for the City other than Section 8?
Are you dialoguing with Fresno County to deal with housing projections in SOI? How is the City interacting in this role?
Joe Manicozzi spoke twice in Fresno about mixed-use as a very good thing that increases the value of the property per
acre…the tax revenue generated. Changing the way we live then we can do more things. Wal-Mart’s and sprawl are not good
compared to higher density and mixed-use. There are cities that many people are not reliant on a car, but we need density
Responding to Question #1: Purple areas are along corridors and adjacent to businesses and the lower rents are in the
southwestern part of the city. It would make for more diversity if a mix of style and affordability was throughout the city.
difference in city.
Responding to Question #3: Jobs…types of jobs (low salary base) make difficult for people to buy.
Should allow and plan for making smaller homes.
What survey was used to determine that 6% of housing units are in need of rehabilitation?
Element by giving examples?
Responding to Question #1: Affordable housing needs to be spread throughout the city. Existing housing is unsafe and
unhealthy and therefor inhumane. Abandoned homes are being addressed in the city, but not the inhabited existing housing
that is unsafe and unhealthy to live in. Tenants feel neither safe nor empowered to seek support from the City. Other cities
Responding to Question #4: Improve Code Enforcement by creating an inspection program for existing housing. City should
consider imposing fees and fines to protect our housing and renters.
Can you explain or show what 20 units to the acre and 30 units to the acre looks like.
State law provisions at Health & Safety Code Sections 17021.5 and 17021.6 respectively require jurisdictions to allow
farmworker housing for 6 or fewer persons by right in residential districts and to allow farmworker housing of up to 36 beds
or 12 dwelling units as an agricultural use where ag is allowed is this provision addressed in your Citywide Development
Responding to Question #1: Lack of housing for large families. There is overcrowding. Consolidation Plan says 30% where the
slide in your presentation says 10%...consider coordinating
neighborhoods. Fix deficit of parks.
homeless.
including mixed-use throughout the City.
In her neighborhood there is a need for parks. The streets are not safe for their kids to play in. It is because there are no
parks that people are hoping school fences and vandalizing. When are the schools going to open for use as park space?
safe for our kids. What can be done about this?
Comments Received at Housing Element Workshops (October - November 2015)
Responding to Question #1: I’d like to see better quality affordable housing where I live. It would be a disruption for me and
my family to move (i.e. school and friends). A lot of my friends and neighbors feel the same way. They work in ag and don’t
water. I don’t like the homeless issue in my apartment complex.
There needs to be an equal allocation of resources. There are problems with our neighborhoods. These problems
communicate to residents that they have no value. For example, I picked up syringes within 20 feet of a tot lot at Radio Park
(First and Clinton). Inside the public restroom (port a potty) there was graffiti, pornographic material and a shopping cart. A
father playing with his kids in the park had to take his son in there to use the restroom. We need to hit these problems with
What does rehabilitation mean?
Does the GP have enough density to accommodate RHNA?
How well has the City met it's former Housing Element? Number of affordable housing units?
Inclusionary Housing - can you explain this?
"inclusionary housing shall be required," etc.
At District 2 meeting, the Councilmember, Police Dept., DPU, and Bruce Rudd addressed the topic homelessness. It's not
illegal. It's a law enforcement problem. City asks people to not give out money. Majority are not homeless. That's vagrancy. A
lifestyle, but homelessness is a condition. They have services. They get everything free. Vagrants make money. Recycling
center equals more burglaries and car thefts, but the State mandates recycling centers. Homeless are concentrated on major
Agree with same, but there are homeless living in river bottom who have no place. Restorative Justice in San Jose and Santa
Barbara with Housing Program. Look into where they got there funding. Coupled with criminal justice. Must attend
Salt Lake City almost completely solved their issue of homelessness. They targeted the right people. Inclusionary Housing
allows some people in the neighborhoods, but also raises prices for everyone else. Be cautionary with it.
back yards better.
Need to plan for future generations
Decline in jobs so children leave
Problem with absentee landlords and overcrowded housing
Why is California BRT the last phase of the line to go in when SW Fresno needs it.
areas that you plan to do this housing?
Is this meeting a spinoff of the meetings that have been occurring at Gaston Middle School?
How was this meeting advertised?
Did your advertising follow the H.U.D. Guidelines? I have the H.U.D. Guidelines here and it tells you about the notice of the
public hearings. Publishing small print notices a few days before the hearing does not constitute adequate notice. You didn't
In regards to the SWSP Steering Committee, why wasn't there any community meetings for this Committee? We didn't know
about the Steering Committee until we went to the meeting. How did you come up with the Steering Committee and the
Does the Housing Element go into the General Plan with the SWSP? Why is it that you're trying to separate it? If you passed
it already how is that you are having community meetings on something you've passed already?
the City or for the whole city.
How are the RHNA numbers determined?
Are all the cities represented on the RHNA chart in Fresno County?
How many people are assumed to live in a housing unit?
When you speak of 20 or 30 du/acre are you talking about apartments?
Revised housing policies will there be time to provide input because I know with the housing subcommittee for the SWSP we
are saying no more shotgun houses. Is that something that can still be an input so we can make that a policy?
What is the last day for public comment?
way to make sure our comments are registered in writing?
I asked two weeks ago about the consultant that was hired. I know it is someone from out of town. Can I ask when they were
hired? The reason I'm asking is because it looks like the City is in a bit of a pickle to get this thing done on time so as not to
do this every 4 years rather than every 8 years. My concern is that no one in the room or anyone at the meetings has seen
any type of draft and you said tonight that your not going to have meetings to look at the draft. The problem is that it's
difficult for the public to comment when you're limited to 3 minutes at the podium on a 500 page document. Since I don't
Comments Received at Housing Element Workshops (October - November 2015)
So in terms of constraints for providing housing, you can't do anything about environmental or market, but you can do
something about the governmental issues. The City Development Department is planning to rezone the entire city so during
this process you should consider prezoning all the land that is in the SOI to make it easier, cheaper and faster to develop.
There are numerous code issues that the Code Update is going through right now that are going to make it tougher to
develop. I think some of those things need to be eased to make it faster and easier to develop
Another obvious issue is fees. The City charges a lot of money for fees (i.e. entitlement, processing, and use fees) you should
be looking hard at that and ask yourself whether it is an impediment or an improvement?
What is the purpose of the consultant?
Will the Housing Element include a plan for homelessness?
is something new when it's not?
All of these bungalow houses, shotgun houses and everything that your talking about you started building the stuff
Downtown already. That was passed way before last year. Why is it that you keep running to this neighborhood after you've We get 3 minutes at City Hall and you got a consultant that you took our money. This is our HUD money. We are interested
in our community and you should know that. You guys come in here tearing up stuff, pulling up stuff and leaving it and then
tell us this is what we are going to do. So we're tired of it. So when you come to our community you are suppose to ask just
like someone coming to your house. There's no way we are going to come to your house and tell you what we are going to
do in your house. You wouldn't stand for it, but you guys keep doing that to us year, after year, after year and then you
wonder why there aren't many people here tonight. It's because they're tired of it. You take up hours of our time and then
want to set us up with a devilish map, write something on it, and what do you do with it, nothing, because you guys already
When talking about building more affordable housing the 30% will be achieved through higher density by private market. Is
there any other methods or strategies that the City is thinking or encouraging for other players to do the affordable housing?
On one side we have the Housing Authority for affordable housing and the private market for market rate housing are there
Is the City coordinating their efforts with the County and other surrounding communities. You mentioned that the County is
working on their Housing Element at this time. The City's General Plan is seeking higher densities in it's SOI and if the County
I live in an increasingly blighted area of Fresno
out we grow the more these two issues are impacted.
are not good for single family and multi-family housing?
If a Brownfield can't be used for housing what are some of the things it can be used for?
Do you have any housing programed in SEGA in the life of this Housing Element?
Will priority be given to infill verses new housing development or will it be based on the need or what the City decides is the
need for housing? We have so many vacant lots in older neighborhoods that contribute to blight, because no one wants to
live there or live next to a vacant lot. If the community decides that they want more infill housing to reflect existing housing
so a new home doesn't look like a sore thumb and so a giant low income multi-family project isn't built next to a single family
Do you know why Jenson Avenue, a major transit route, was left out of the General Plan?
What is the purpose of identifying where housing is unaffordable? What will that accomplish for this particular group?
Responding to Question #1: There are so many houses that are messed up
don't take care of properties they rent
Responding to Question #1: Liquor stores attract these bad people.
Responding to Question #1: I'm tired of having to clean up my rentals that the homeless people brake into and damage
Responding to Question #1: There are a lot of homeless people along Fancher Creek
Responding to Question #3: Market for low income housing that's all they can afford. Owners take advantage of that and
don't take care of their rentals. They are unsafe and unhealthy. Renters don't speak up, because they are afraid to lose the
housing. Solution could be Code Enforcement, neighborhood groups, renters and other land owners to come together and
Responding to Question #3: Code Enforcement is important to keep housing safe. They need to respond to calls. It helped a
lot on his street when he called his councilmember. Community needs to organize. Important to equally spread out
Responding to Question #3: I've worked hard in the last years to clean up neighborhoods. I have asked for years that the City
clean up neighborhoods near recycling centers like at McKinley and Orange. Thanks to those carts my neighborhood looks
like trash. I want Sal Quintero to visit. I have conducting community meeting at my house on this issue. We've cleaned up
alleys behind out homes. Sad to see kids playing with trash and vagrancy in alleys and streets. Council member and assistant
important.
Comments Received at Housing Element Workshops (October - November 2015)
Responding to Question #3: We have recycling facility by my house too. Loy of abandoned homes too. We need someone to
be sent to build up those neighborhoods. We want environment for our kids void of drugs. We need community center like
Mesqueda Center where parents can take classes to better their lives and for kids to play safely. We are people who deserve
to live in dignity just as folks who live in the northern part of town. We don't want homeless in our part of town. We notice
Responding to Question #3: There is homelessness in the north, but it is worse in the south. I live in the Sunnyside area.
Homeless going through garbage of businesses making it unsafe for business owners.
Responding to Question #3: As we plan new communities whether north, west, east or south it is important to plan with
mixed-income in mind. Mix so we have healthier communities all around Fresno.
Must include inclusionary housing requirement in City development approval process. Housing Element policy.
Good job dealing with hostile people who do not understand the process. Unfortunately I am the almost 50% of the need
but the "above moderates" which are left behind.
Appendix B:
Sites Inventory
Site Type APN General Plan Land Use Zoning Acres
Zoning Min.
Density
Zoning Max.
Density
Density Used For
Calculation
Minimum
Capacity Afforability Level Existing Use Development Area
Environmental
Constraints
Infrastructure
Constraints
Cap and Trade (Blackstone/McKinley) 45106416 Mixed Use Neighborhood Neighborhood Mixed Use 3.01 12 16 Based on Project 68 Very Low
older car uses _repair, sales,
used tires
BRT Corridors (Non-Vacant
Land Infill)No No
Cap and Trade (Blackstone/McKinley) 45106416 Mixed Use Neighborhood Neighborhood Mixed Use 0.00 12 16 Based on Project 21 Low
older car uses _repair, sales,
used tires
BRT Corridors (Non-Vacant
Land Infill)No No
Cap and Trade (Blackstone/McKinley) 45106416 Mixed Use Neighborhood Neighborhood Mixed Use 0.00 12 16 Based on Project 1 Moderate
older car uses _repair, sales,
used tires
BRT Corridors (Non-Vacant
Land Infill)No No
Cap and Trade (Fancher)31310122 Commercial Regional Commercial - Regional 4.14 12 16 Based on Project Moderate Mostly vacant, one SF home BRT Corridors (Non-Vacant No No
Cap and Trade (Fancher)31302101 Commercial Regional Commercial - Regional 46.84 12 16 Based on Project 440 Very Low Vacant BRT Corridors (Non-Vacant No No
Cap and Trade (Fancher)31310124 Commercial Regional Commercial - Regional 40.08 12 16 Based on Project Moderate Vacant BRT Corridors (Non-Vacant No No
Cap and Trade (Hotel Fresno) 46621401 Downtown Central Business District Downtown Core 0.52 30 45 Based on Project 29 Very Low Empty Historic Hotel
Downtown (Non-Vacant
Land Infill)No No
Cap and Trade (Hotel Fresno) 46621401 Downtown Central Business District Downtown Core 0.00 30 45 Based on Project 11 Low Empty Historic Hotel
Downtown (Non-Vacant
Land Infill)No No
Cap and Trade (Hotel Fresno) 46621401 Downtown Central Business District Downtown Core 0.00 30 45 Based on Project 39 Moderate Empty Historic Hotel
Downtown (Non-Vacant
Land Infill)No No
Cap and Trade (South Fulton) 46828205T Downtown Central Business District Downtown Core 0.09 30 45 Based on Project 10 Very Low Clothing Store
Downtown (Non-Vacant
Land Infill)No No
Cap and Trade (South Fulton) 46828222T Downtown Central Business District Downtown Core 0.09 30 45 Based on Project 40 Moderate Clothing Store
Downtown (Non-Vacant
Land Infill)No No
Cap and Trade (South Fulton) 46828223T Downtown Central Business District Downtown Core 0.60 30 45 Based on Project Very Low Parking lot
Downtown (Non-Vacant
Land Infill)No No
Vacant 45905119S Commercial Main Street Commercial - Main Street 0.29 12 16 12 4 Moderate Vacant Existing Neighborhoods No No
Vacant 45904303 Commercial Main Street Commercial - Main Street 0.20 12 16 12 2 Moderate Vacant Existing Neighborhoods No No
Vacant 45904336 Commercial Main Street Commercial - Main Street 0.20 12 16 12 2 Moderate Vacant Existing Neighborhoods No No
Vacant 45904101 Commercial Main Street Commercial - Main Street 0.47 12 16 12 6 Moderate Vacant Existing Neighborhoods No No
Vacant 45903304 Commercial Main Street Commercial - Main Street 0.14 12 16 12 2 Moderate Vacant Existing Neighborhoods No No
Vacant 45027326 Commercial Main Street Commercial - Main Street 0.33 12 16 12 4 Moderate Vacant Existing Neighborhoods No No
Vacant 45027112 Commercial Main Street Commercial - Main Street 0.24 12 16 12 3 Moderate Vacant Existing Neighborhoods No No
Vacant 45226411 Commercial Main Street Commercial - Main Street 0.40 12 16 12 5 Moderate Vacant Existing Neighborhoods No No
Vacant 45026003T Commercial Main Street Commercial - Main Street 0.21 12 16 12 2 Moderate Vacant Existing Neighborhoods No No
Vacant 45027403 Commercial Main Street Commercial - Main Street 0.24 12 16 12 3 Moderate Vacant Existing Neighborhoods No No
Vacant 45227417 Commercial Main Street Commercial - Main Street 0.82 12 16 12 10 Moderate Vacant Existing Neighborhoods No No
Vacant 45211212 Commercial Main Street Commercial - Main Street 0.14 12 16 12 2 Moderate Vacant Existing Neighborhoods No No
Vacant 45015516 Commercial Main Street Commercial - Main Street 0.45 12 16 12 5 Moderate Vacant Existing Neighborhoods No No
Vacant 45125111 Commercial Main Street Commercial - Main Street 0.47 12 16 12 6 Moderate Vacant Existing Neighborhoods No No
Vacant 45015409T Commercial Main Street Commercial - Main Street 1.03 12 16 12 12 Moderate Vacant Existing Neighborhoods No No
Vacant 50408133 Commercial Regional Commercial - Regional 6.97 12 16 12 84 Moderate Vacant Existing Neighborhoods No No
Vacant 50409111S Commercial Regional Commercial - Regional 9.29 12 16 12 111 Moderate Vacant Existing Neighborhoods No No
Vacant 50409128S Commercial Regional Commercial - Regional 1.33 12 16 12 16 Moderate Vacant Existing Neighborhoods No No
Vacant 50409143S Commercial Regional Commercial - Regional 3.63 12 16 12 44 Moderate Vacant Existing Neighborhoods No No
Vacant 50409145S Commercial Regional Commercial - Regional 4.03 12 16 12 48 Moderate Vacant Existing Neighborhoods No No
Vacant 46825402 Downtown Central Business District Downtown Core 0.43 30 45 30 13 Very Low Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46621417T Downtown Central Business District Downtown Core 1.28 30 45 30 38 Very Low Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46620528 Downtown Central Business District Downtown Core 0.46 30 45 30 14 Very Low Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46620529 Downtown Central Business District Downtown Core 0.43 30 45 30 13 Very Low Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46826111 Downtown Central Business District Downtown General 0.17 30 45 30 5 Very Low Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46826117 Downtown Central Business District Downtown General 0.17 30 45 30 5 Very Low Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46821220T Downtown Central Business District Downtown General 0.74 30 45 30 22 Very Low Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46611308 Downtown Central Business District Downtown General 0.59 30 45 30 18 Very Low Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46706312 Downtown Central Business District Downtown Neighborhood 0.26 30 45 30 8 Very Low Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46706335 Downtown Central Business District Downtown Neighborhood 0.14 30 45 30 4 Very Low Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46706338 Downtown Central Business District Downtown Neighborhood 0.26 30 45 30 8 Very Low Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46706344 Downtown Central Business District Downtown Neighborhood 0.27 30 45 30 8 Very Low Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46707411 Downtown Chinatown District Downtown Neighborhood 0.17 30 45 30 5 Very Low Vacant Downtown (Non-Vacant No No
Vacant 46707412 Downtown Chinatown District Downtown Neighborhood 0.34 30 45 30 10 Very Low Vacant Downtown (Non-Vacant No No
Vacant 46707202 Downtown Chinatown District Downtown Neighborhood 1.21 30 45 30 36 Very Low Vacant Downtown (Non-Vacant No No
Vacant 46710305 Downtown Chinatown District Downtown Neighborhood 0.21 30 45 30 6 Very Low Vacant Downtown (Non-Vacant No No
Vacant 46710306 Downtown Chinatown District Downtown Neighborhood 0.22 30 45 30 7 Very Low Vacant Downtown (Non-Vacant No No
Vacant 46706604 Downtown Chinatown District Downtown Neighborhood 0.17 30 45 30 5 Very Low Vacant Downtown (Non-Vacant No No
Vacant 46706611 Downtown Chinatown District Downtown Neighborhood 0.17 30 45 30 5 Very Low Vacant Downtown (Non-Vacant No No
Vacant 46706615 Downtown Chinatown District Downtown Neighborhood 0.22 30 45 30 6 Very Low Vacant Downtown (Non-Vacant No No
Vacant 46710202 Downtown Chinatown District Downtown Neighborhood 0.34 30 45 30 10 Very Low Vacant Downtown (Non-Vacant No No
Vacant 46706325 Downtown Chinatown District Downtown Neighborhood 0.17 30 45 30 5 Very Low Vacant Downtown (Non-Vacant No No
Vacant 46706329 Downtown Chinatown District Downtown Neighborhood 0.17 30 45 30 5 Very Low Vacant Downtown (Non-Vacant No No
Vacant 46706334 Downtown Chinatown District Downtown Neighborhood 0.43 30 45 30 13 Very Low Vacant Downtown (Non-Vacant No No
Vacant 46706506 Downtown Chinatown District Downtown Neighborhood 0.17 30 45 30 5 Very Low Vacant Downtown (Non-Vacant No No
Vacant 46706507 Downtown Chinatown District Downtown Neighborhood 0.43 30 45 30 13 Very Low Vacant Downtown (Non-Vacant No No
Vacant 47826135 Downtown Corridor General Neighborhood Mixed Use 0.69 12 16 12 8 Moderate Vacant Downtown (Non-Vacant No No
Vacant 47825402 Downtown Corridor General Neighborhood Mixed Use 0.50 12 16 12 6 Moderate Vacant Downtown (Non-Vacant No No
Vacant 47819122 Downtown Corridor General Neighborhood Mixed Use 0.59 12 16 12 7 Moderate Vacant Downtown (Non-Vacant No No
Table B-1 Sites Inventory Table
Site Type APN General Plan Land Use Zoning Acres
Zoning Min.
Density
Zoning Max.
Density
Density Used For
Calculation
Minimum
Capacity Afforability Level Existing Use Development Area
Environmental
Constraints
Infrastructure
Constraints
Table B-1 Sites Inventory Table
Vacant 47819132 Downtown Corridor General Neighborhood Mixed Use 0.17 12 16 12 2 Moderate Vacant Downtown (Non-Vacant No No
Vacant 47818306 Downtown Corridor General Neighborhood Mixed Use 0.35 12 16 12 4 Moderate Vacant Downtown (Non-Vacant No No
Vacant 47818317 Downtown Corridor General Neighborhood Mixed Use 2.36 12 16 12 28 Moderate Vacant Downtown (Non-Vacant No No
Vacant 47813406 Downtown Corridor General Neighborhood Mixed Use 0.19 12 16 12 2 Moderate Vacant Downtown (Non-Vacant No No
Vacant 47813407 Downtown Corridor General Neighborhood Mixed Use 0.38 12 16 12 5 Moderate Vacant Downtown (Non-Vacant No No
Vacant 47813424 Downtown Corridor General Neighborhood Mixed Use 0.23 12 16 12 3 Moderate Vacant Downtown (Non-Vacant No No
Vacant 47813425 Downtown Corridor General Neighborhood Mixed Use 0.16 12 16 12 2 Moderate Vacant Downtown (Non-Vacant No No
Vacant 46726204T Downtown Corridor General Neighborhood Mixed Use 0.14 12 16 12 2 Moderate Vacant Downtown (Non-Vacant No No
Vacant 46726201T Downtown Corridor General Neighborhood Mixed Use 0.17 12 16 12 2 Moderate Vacant Downtown (Non-Vacant No No
Vacant 46726202T Downtown Corridor General Neighborhood Mixed Use 0.17 12 16 12 2 Moderate Vacant Downtown (Non-Vacant No No
Vacant 46726203T Downtown Corridor General Neighborhood Mixed Use 0.35 12 16 12 4 Moderate Vacant Downtown (Non-Vacant No No
Vacant 46712514 Downtown Corridor General Neighborhood Mixed Use 0.27 12 16 12 3 Moderate Vacant Downtown (Non-Vacant No No
Vacant 46727112 Downtown Corridor General Neighborhood Mixed Use 0.23 12 16 12 3 Moderate Vacant Downtown (Non-Vacant No No
Vacant 46727106 Downtown Corridor General Neighborhood Mixed Use 0.15 12 16 12 2 Moderate Vacant Downtown (Non-Vacant No No
Vacant 47104102 Downtown Corridor General Neighborhood Mixed Use 0.17 12 16 12 2 Moderate Vacant Downtown (Non-Vacant No No
Vacant 47026219 Downtown Corridor General Neighborhood Mixed Use 0.15 12 16 12 2 Moderate Vacant Downtown (Non-Vacant No No
Vacant 47027305 Downtown Corridor General Neighborhood Mixed Use 0.19 12 16 12 2 Moderate Vacant Downtown (Non-Vacant No No
Vacant 47015133 Downtown Corridor General Neighborhood Mixed Use 0.13 12 16 12 2 Moderate Vacant Downtown (Non-Vacant No No
Vacant 47005301 Downtown Corridor General Neighborhood Mixed Use 0.19 12 16 12 2 Moderate Vacant Downtown (Non-Vacant No No
Vacant 46129331 Downtown Corridor General Neighborhood Mixed Use 0.38 12 16 12 5 Moderate Vacant Downtown (Non-Vacant No No
Vacant 46129122 Downtown Corridor General Neighborhood Mixed Use 0.14 12 16 12 2 Moderate Vacant Downtown (Non-Vacant No No
Vacant 46130309 Downtown Corridor General Neighborhood Mixed Use 0.31 12 16 12 4 Moderate Vacant Downtown (Non-Vacant No No
Vacant 46126510 Downtown Corridor General Neighborhood Mixed Use 0.17 12 16 12 2 Moderate Vacant Downtown (Non-Vacant No No
Vacant 46126511 Downtown Corridor General Neighborhood Mixed Use 0.35 12 16 12 4 Moderate Vacant Downtown (Non-Vacant No No
Vacant 46126513 Downtown Corridor General Neighborhood Mixed Use 0.21 12 16 12 2 Moderate Vacant Downtown (Non-Vacant No No
Vacant 46126410 Downtown Corridor General Neighborhood Mixed Use 0.17 12 16 12 2 Moderate Vacant Downtown (Non-Vacant No No
Vacant 46130217 Downtown Corridor General Neighborhood Mixed Use 0.23 12 16 12 3 Moderate Vacant Downtown (Non-Vacant No No
Vacant 46604311 Downtown Corridor General Neighborhood Mixed Use 0.55 12 16 12 7 Moderate Vacant Downtown (Non-Vacant No No
Vacant 46107325 Downtown Corridor General Neighborhood Mixed Use 0.16 12 16 12 2 Moderate Vacant Downtown (Non-Vacant No No
Vacant 46607101 Downtown Corridor General Neighborhood Mixed Use 0.17 12 16 12 2 Moderate Vacant Downtown (Non-Vacant No No
Vacant 46032339 Downtown Corridor General Neighborhood Mixed Use 0.34 12 16 12 4 Moderate Vacant Downtown (Non-Vacant No No
Vacant 45932701 Downtown Corridor General Neighborhood Mixed Use 0.22 12 16 12 3 Moderate Vacant Downtown (Non-Vacant No No
Vacant 45932702 Downtown Corridor General Neighborhood Mixed Use 0.48 12 16 12 6 Moderate Vacant Downtown (Non-Vacant No No
Vacant 46613124 Downtown Corridor General Neighborhood Mixed Use 0.34 12 16 12 4 Moderate Vacant Downtown (Non-Vacant No No
Vacant 46613125 Downtown Corridor General Neighborhood Mixed Use 0.23 12 16 12 3 Moderate Vacant Downtown (Non-Vacant No No
Vacant 46610332 Downtown Corridor General Neighborhood Mixed Use 0.29 12 16 12 3 Moderate Vacant Downtown (Non-Vacant No No
Vacant 46502002 Downtown Corridor General Neighborhood Mixed Use 0.79 12 16 12 9 Moderate Vacant Downtown (Non-Vacant No No
Vacant 45932506 Downtown Corridor General Neighborhood Mixed Use 0.21 12 16 12 2 Moderate Vacant Downtown (Non-Vacant No No
Vacant 45931809 Downtown Corridor General Neighborhood Mixed Use 0.37 12 16 12 4 Moderate Vacant Downtown (Non-Vacant No No
Vacant 45930502 Downtown Corridor General Neighborhood Mixed Use 0.13 12 16 12 2 Moderate Vacant Downtown (Non-Vacant No No
Vacant 45935134 Downtown Corridor General Neighborhood Mixed Use 0.17 12 16 12 2 Moderate Vacant Downtown (Non-Vacant No No
Vacant 45825012 Downtown Corridor General Neighborhood Mixed Use 1.04 12 16 12 12 Moderate Vacant Downtown (Non-Vacant No No
Vacant 45825024T Downtown Corridor General Neighborhood Mixed Use 0.48 12 16 12 6 Moderate Vacant Downtown (Non-Vacant No No
Vacant 45920007 Downtown Corridor General Neighborhood Mixed Use 0.19 12 16 12 2 Moderate Vacant Downtown (Non-Vacant No No
Vacant 45927116 Downtown Corridor General Neighborhood Mixed Use 0.14 12 16 12 2 Moderate Vacant Downtown (Non-Vacant No No
Vacant 45927120 Downtown Corridor General Neighborhood Mixed Use 0.13 12 16 12 2 Moderate Vacant Downtown (Non-Vacant No No
Vacant 45927128 Downtown Corridor General Neighborhood Mixed Use 0.14 12 16 12 2 Moderate Vacant Downtown (Non-Vacant No No
Vacant 46015427T Downtown Corridor General Neighborhood Mixed Use 0.24 12 16 12 3 Moderate Vacant Downtown (Non-Vacant No No
Vacant 45917326 Downtown Corridor General Neighborhood Mixed Use 0.14 12 16 12 2 Moderate Vacant Downtown (Non-Vacant No No
Vacant 45917340 Downtown Corridor General Neighborhood Mixed Use 0.35 12 16 12 4 Moderate Vacant Downtown (Non-Vacant No No
Vacant 46009125 Downtown Corridor General Neighborhood Mixed Use 0.16 12 16 12 2 Moderate Vacant Downtown (Non-Vacant No No
Vacant 46007105 Downtown Corridor General Neighborhood Mixed Use 0.24 12 16 12 3 Moderate Vacant Downtown (Non-Vacant No No
Vacant 46004217 Downtown Corridor General Neighborhood Mixed Use 0.39 12 16 12 5 Moderate Vacant Downtown (Non-Vacant No No
Vacant 45908231 Downtown Corridor General Neighborhood Mixed Use 0.30 12 16 12 4 Moderate Vacant Downtown (Non-Vacant No No
Vacant 45908103 Downtown Corridor General Neighborhood Mixed Use 0.13 12 16 12 2 Moderate Vacant Downtown (Non-Vacant No No
Vacant 45907416 Downtown Corridor General Neighborhood Mixed Use 0.22 12 16 12 3 Moderate Vacant Downtown (Non-Vacant No No
Vacant 45811402 Downtown Corridor General Neighborhood Mixed Use 3.51 12 16 12 42 Moderate Vacant Downtown (Non-Vacant No No
Vacant 45432414 Downtown Corridor General Neighborhood Mixed Use 0.35 12 16 12 4 Moderate Vacant Downtown (Non-Vacant No No
Vacant 45431327 Downtown Corridor General Neighborhood Mixed Use 0.37 12 16 12 4 Moderate Vacant Downtown (Non-Vacant No No
Vacant 45430325 Downtown Corridor General Neighborhood Mixed Use 0.40 12 16 12 5 Moderate Vacant Downtown (Non-Vacant No No
Vacant 45426215 Downtown Corridor General Neighborhood Mixed Use 0.14 12 16 12 2 Moderate Vacant Downtown (Non-Vacant No No
Vacant 45229315 Downtown Corridor General Neighborhood Mixed Use 0.17 12 16 12 2 Moderate Vacant Downtown (Non-Vacant No No
Vacant 45230126T Downtown Corridor General Neighborhood Mixed Use 0.19 12 16 12 2 Moderate Vacant Downtown (Non-Vacant No No
Vacant 45230127T Downtown Corridor General Neighborhood Mixed Use 0.18 12 16 12 2 Moderate Vacant Downtown (Non-Vacant No No
Vacant 45232415 Downtown Corridor General Neighborhood Mixed Use 0.17 12 16 12 2 Moderate Vacant Downtown (Non-Vacant No No
Vacant 45224419 Downtown Corridor General Neighborhood Mixed Use 0.35 12 16 12 4 Moderate Vacant Downtown (Non-Vacant No No
Vacant 45424103 Downtown Corridor General Neighborhood Mixed Use 2.12 12 16 12 25 Moderate Vacant Downtown (Non-Vacant No No
Vacant 44932118 Downtown Corridor General Neighborhood Mixed Use 0.85 12 16 12 10 Moderate Vacant Downtown (Non-Vacant No No
Vacant 44923127 Downtown Corridor General Neighborhood Mixed Use 1.26 12 16 12 15 Moderate Vacant Downtown (Non-Vacant No No
Vacant 44923128 Downtown Corridor General Neighborhood Mixed Use 0.51 12 16 12 6 Moderate Vacant Downtown (Non-Vacant No No
Vacant 44923129 Downtown Corridor General Neighborhood Mixed Use 0.50 12 16 12 6 Moderate Vacant Downtown (Non-Vacant No No
Vacant 44923134 Downtown Corridor General Neighborhood Mixed Use 0.52 12 16 12 6 Moderate Vacant Downtown (Non-Vacant No No
Vacant 44923135 Downtown Corridor General Neighborhood Mixed Use 0.51 12 16 12 6 Moderate Vacant Downtown (Non-Vacant No No
Vacant 44209018 Downtown Corridor General Neighborhood Mixed Use 0.70 12 16 12 8 Moderate Vacant Downtown (Non-Vacant No No
Vacant 46613418 Downtown Cultural Arts District Downtown Neighborhood 0.17 30 45 30 5 Very Low Vacant Downtown (Non-Vacant No No
Vacant 46613402 Downtown Cultural Arts District Downtown Neighborhood 0.13 30 45 30 4 Very Low Vacant Downtown (Non-Vacant No No
Vacant 46613213 Downtown Cultural Arts District Downtown Neighborhood 0.26 30 45 30 8 Very Low Vacant Downtown (Non-Vacant No No
Vacant 46613328 Downtown Cultural Arts District Downtown Neighborhood 0.30 30 45 30 9 Very Low Vacant Downtown (Non-Vacant No No
Vacant 46613333 Downtown Cultural Arts District Downtown Neighborhood 0.25 30 45 30 7 Very Low Vacant Downtown (Non-Vacant No No
Vacant 47712101 Downtown Neighborhood Center Neighborhood Mixed Use 0.28 12 16 12 3 Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47712102 Downtown Neighborhood Center Neighborhood Mixed Use 0.36 12 16 12 4 Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Site Type APN General Plan Land Use Zoning Acres
Zoning Min.
Density
Zoning Max.
Density
Density Used For
Calculation
Minimum
Capacity Afforability Level Existing Use Development Area
Environmental
Constraints
Infrastructure
Constraints
Table B-1 Sites Inventory Table
Vacant 47712104 Downtown Neighborhood Center Neighborhood Mixed Use 0.18 12 16 12 2 Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47712105T Downtown Neighborhood Center Neighborhood Mixed Use 0.18 12 16 12 2 Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47712106T Downtown Neighborhood Center Neighborhood Mixed Use 0.19 12 16 12 2 Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47712436 Downtown Neighborhood Center Neighborhood Mixed Use 0.65 12 16 12 8 Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46518613 Downtown Neighborhood Center Neighborhood Mixed Use 0.16 12 16 12 2 Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46518515 Downtown Neighborhood Center Neighborhood Mixed Use 0.16 12 16 12 2 Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47003207 Downtown Neighborhood Center Neighborhood Mixed Use 0.42 12 16 12 5 Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46127210T Downtown Neighborhood Center Neighborhood Mixed Use 0.35 12 16 12 4 Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46127211T Downtown Neighborhood Center Neighborhood Mixed Use 0.26 12 16 12 3 Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46127216T Downtown Neighborhood Center Neighborhood Mixed Use 0.33 12 16 12 4 Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46127217T Downtown Neighborhood Center Neighborhood Mixed Use 0.28 12 16 12 3 Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46518208 Downtown Neighborhood Center Neighborhood Mixed Use 0.13 12 16 12 2 Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46518107 Downtown Neighborhood Center Neighborhood Mixed Use 0.17 12 16 12 2 Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46029609 Downtown Neighborhood Center Neighborhood Mixed Use 0.56 12 16 12 7 Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46027409 Downtown Neighborhood Center Neighborhood Mixed Use 0.60 12 16 12 7 Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45910226 Downtown Neighborhood Center Neighborhood Mixed Use 0.21 12 16 12 3 Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46007227 Downtown Neighborhood Center Neighborhood Mixed Use 0.23 12 16 12 3 Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46005239 Downtown Neighborhood Center Neighborhood Mixed Use 0.18 12 16 12 2 Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 44926001 Downtown Neighborhood Center Neighborhood Mixed Use 4.27 12 16 12 51 Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 44211120 Downtown Neighborhood Center Neighborhood Mixed Use 1.75 12 16 12 21 Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 44209047 Downtown Neighborhood Center Neighborhood Mixed Use 0.51 12 16 12 6 Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 44209048 Downtown Neighborhood Center Neighborhood Mixed Use 0.69 12 16 12 8 Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46614214T Downtown Neighborhoods Downtown Neighborhood 0.22 30 45 30 7 Very Low Vacant Downtown (Non-Vacant No No
Vacant 46614215T Downtown Neighborhoods Downtown Neighborhood 0.26 30 45 30 8 Very Low Vacant Downtown (Non-Vacant No No
Vacant 46608122 Downtown Neighborhoods Downtown Neighborhood 0.34 30 45 30 10 Very Low Vacant Downtown (Non-Vacant No No
Vacant 46607406 Downtown Neighborhoods Downtown Neighborhood 0.34 30 45 30 10 Very Low Vacant Downtown (Non-Vacant No No
Vacant 47825405 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.44 5 12 5 2 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47825406 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.33 5 12 5 2 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47825313 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47825237 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47827428 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.16 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47819218 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47818308 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.91 5 12 5 5 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47818312 Downtown Neighborhoods
Residential Single Family,
Medium Density 1.14 5 12 5 6 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47818319 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.65 5 12 5 3 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47818109 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47818202 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.26 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47818215 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.25 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47818201 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47818236 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.16 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47818237 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.16 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47816105 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.20 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47816101 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Site Type APN General Plan Land Use Zoning Acres
Zoning Min.
Density
Zoning Max.
Density
Density Used For
Calculation
Minimum
Capacity Afforability Level Existing Use Development Area
Environmental
Constraints
Infrastructure
Constraints
Table B-1 Sites Inventory Table
Vacant 47816102 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47816104 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.26 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47714401T Downtown Neighborhoods
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47714402T Downtown Neighborhoods
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47714403T Downtown Neighborhoods
Residential Single Family,
Medium Density 0.44 5 12 5 2 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47714404T Downtown Neighborhoods
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47714405T Downtown Neighborhoods
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47714406T Downtown Neighborhoods
Residential Single Family,
Medium Density 0.22 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47714409T Downtown Neighborhoods
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47714412T Downtown Neighborhoods
Residential Single Family,
Medium Density 0.89 5 12 5 4 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47714413T Downtown Neighborhoods
Residential Single Family,
Medium Density 0.37 5 12 5 2 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47714414T Downtown Neighborhoods
Residential Single Family,
Medium Density 0.22 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47714415T Downtown Neighborhoods
Residential Single Family,
Medium Density 0.37 5 12 5 2 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47714416T Downtown Neighborhoods
Residential Single Family,
Medium Density 0.22 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47714417T Downtown Neighborhoods
Residential Single Family,
Medium Density 0.61 5 12 5 3 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47714418T Downtown Neighborhoods
Residential Single Family,
Medium Density 0.40 5 12 5 2 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47714419T Downtown Neighborhoods
Residential Single Family,
Medium Density 0.42 5 12 5 2 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47714420T Downtown Neighborhoods
Residential Single Family,
Medium Density 0.42 5 12 5 2 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47714421 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.42 5 12 5 2 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47714430T Downtown Neighborhoods
Residential Single Family,
Medium Density 0.23 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47714431T Downtown Neighborhoods
Residential Single Family,
Medium Density 0.22 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47714432T Downtown Neighborhoods
Residential Single Family,
Medium Density 0.19 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47714433T Downtown Neighborhoods
Residential Single Family,
Medium Density 0.19 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47815413 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.27 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47714212T Downtown Neighborhoods
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47714213T Downtown Neighborhoods
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47714214T Downtown Neighborhoods
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47714215T Downtown Neighborhoods
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47714216T Downtown Neighborhoods
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47714217T Downtown Neighborhoods
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47714218T Downtown Neighborhoods
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47714219T Downtown Neighborhoods
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47714220T Downtown Neighborhoods
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47714226 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.35 5 12 5 2 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47815308 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.13 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47815332 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.30 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47815301 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47815228 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.29 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47817312 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47714102 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.19 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47714116 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.19 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Site Type APN General Plan Land Use Zoning Acres
Zoning Min.
Density
Zoning Max.
Density
Density Used For
Calculation
Minimum
Capacity Afforability Level Existing Use Development Area
Environmental
Constraints
Infrastructure
Constraints
Table B-1 Sites Inventory Table
Vacant 47815409 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.13 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47714202T Downtown Neighborhoods
Residential Single Family,
Medium Density 0.13 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47714203T Downtown Neighborhoods
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47714204T Downtown Neighborhoods
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47714205T Downtown Neighborhoods
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47714206T Downtown Neighborhoods
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47808340 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.23 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47712306 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.19 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47712313 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.19 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47712316 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.19 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47809305 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.13 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47712113T Downtown Neighborhoods
Residential Single Family,
Medium Density 0.21 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47809512 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47809513 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47808323 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.22 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47807219 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.19 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46713611 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.48 5 12 5 2 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47126508 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47126519 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.21 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47126520 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.26 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47125302 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.40 5 12 5 2 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47125303 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.20 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47125304 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.20 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47125305 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.20 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47125306 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.20 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47125307 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.20 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47125308 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.34 5 12 5 2 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46724508T Downtown Neighborhoods
Residential Single Family,
Medium Density 0.34 5 12 5 2 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46724509T Downtown Neighborhoods
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46724510T Downtown Neighborhoods
Residential Single Family,
Medium Density 0.34 5 12 5 2 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46724511T Downtown Neighborhoods
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46724512T Downtown Neighborhoods
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46724506T Downtown Neighborhoods
Residential Single Family,
Medium Density 0.18 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46713513 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.54 5 12 5 3 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46713303 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46717210 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46717215 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.13 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46713202 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.16 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46713203 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46712510 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.22 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46717219 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.26 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Site Type APN General Plan Land Use Zoning Acres
Zoning Min.
Density
Zoning Max.
Density
Density Used For
Calculation
Minimum
Capacity Afforability Level Existing Use Development Area
Environmental
Constraints
Infrastructure
Constraints
Table B-1 Sites Inventory Table
Vacant 47118205 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46528409 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46723613 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46723614 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.26 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46716603 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46723608 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46711605 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.13 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46711606 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.13 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46718707 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47110306 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.13 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46718609T Downtown Neighborhoods
Residential Single Family,
Medium Density 0.34 5 12 5 2 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46718414 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46716402 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.34 5 12 5 2 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46716404 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46716406 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46711501 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.37 5 12 5 2 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46718620 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46526113 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46716101 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.34 5 12 5 2 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46715602 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46711411 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.30 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46711412 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.29 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46711413 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.28 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46715510 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46715301 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.35 5 12 5 2 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46715302 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46715303 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46715507T Downtown Neighborhoods
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46715516 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.26 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47025403 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46715211 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46710601 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.32 5 12 5 2 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47027215 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46715414 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.13 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46715415T Downtown Neighborhoods
Residential Single Family,
Medium Density 0.13 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46715401 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.22 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46715418 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46525105 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.16 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47020229 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.13 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46521516 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.16 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46517601 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Site Type APN General Plan Land Use Zoning Acres
Zoning Min.
Density
Zoning Max.
Density
Density Used For
Calculation
Minimum
Capacity Afforability Level Existing Use Development Area
Environmental
Constraints
Infrastructure
Constraints
Table B-1 Sites Inventory Table
Vacant 46521604 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.16 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46521503 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.16 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46517502 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46517503 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47013136 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.30 5 12 5 2 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46521301 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.24 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46517211 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46517212 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46517213 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46517216 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.35 5 12 5 2 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46517413 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.13 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46412207 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.36 5 12 5 2 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46517401 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46517402 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46517421T Downtown Neighborhoods
Residential Single Family,
Medium Density 0.13 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46517422T Downtown Neighborhoods
Residential Single Family,
Medium Density 0.13 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46519510 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.16 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46519516 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.16 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46517113 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46517114 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.26 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46517115 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46517105 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.13 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46516518 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.26 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46519211 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.16 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46519303 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.13 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46411310 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.37 5 12 5 2 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46411311 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.67 5 12 5 3 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46411312 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.67 5 12 5 3 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46411313T Downtown Neighborhoods
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46411314 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.25 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46411318 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.54 5 12 5 3 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47012407T Downtown Neighborhoods
Residential Single Family,
Medium Density 0.46 5 12 5 2 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47012409T Downtown Neighborhoods
Residential Single Family,
Medium Density 0.35 5 12 5 2 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47013301T Downtown Neighborhoods
Residential Single Family,
Medium Density 0.55 5 12 5 3 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47013309 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.18 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47005105 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.23 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47005115 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.21 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46813116 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.16 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47007306 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.16 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47015306T Downtown Neighborhoods
Residential Single Family,
Medium Density 0.16 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47015307T Downtown Neighborhoods
Residential Single Family,
Medium Density 0.40 5 12 5 2 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Site Type APN General Plan Land Use Zoning Acres
Zoning Min.
Density
Zoning Max.
Density
Density Used For
Calculation
Minimum
Capacity Afforability Level Existing Use Development Area
Environmental
Constraints
Infrastructure
Constraints
Table B-1 Sites Inventory Table
Vacant 47015308T Downtown Neighborhoods
Residential Single Family,
Medium Density 0.16 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47007109 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.24 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46518612 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.16 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46512503 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46814007 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46814009 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.30 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46814010 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46516112 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46516302T Downtown Neighborhoods
Residential Single Family,
Medium Density 0.24 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46411107 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.18 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46518604 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46518605 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.23 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46518415 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.23 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46516107 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46518312 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.13 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46518108 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46518109 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46518110 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46512516 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46512517 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46512511 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.37 5 12 5 2 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46512512 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.53 5 12 5 3 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46518205 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46518103 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46128114 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45822011 Downtown Neighborhoods
Residential Single Family,
Medium Density 1.38 5 12 5 7 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45822012 Downtown Neighborhoods
Residential Single Family,
Medium Density 1.38 5 12 5 7 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45822025 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.87 5 12 5 4 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45822028 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.43 5 12 5 2 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45822030 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.44 5 12 5 2 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46123413 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.23 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46123303 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.42 5 12 5 2 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46130313 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.19 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46130314 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.16 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46130318 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.23 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46130319 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.21 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46130320 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.21 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45821211 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.22 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45821217 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.30 5 12 5 2 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45821218 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.20 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45821220 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.38 5 12 5 2 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Site Type APN General Plan Land Use Zoning Acres
Zoning Min.
Density
Zoning Max.
Density
Density Used For
Calculation
Minimum
Capacity Afforability Level Existing Use Development Area
Environmental
Constraints
Infrastructure
Constraints
Table B-1 Sites Inventory Table
Vacant 45821221 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.25 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45821222 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.49 5 12 5 2 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45821225 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.47 5 12 5 2 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45821226 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.19 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45821227 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.42 5 12 5 2 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45821229 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.57 5 12 5 3 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45821230 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.30 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45821233 Downtown Neighborhoods
Residential Single Family,
Medium Density 1.14 5 12 5 6 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45821238 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.25 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46122410 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.16 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46122136 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.19 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46510701 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.25 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46510605 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.34 5 12 5 2 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46510607 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.30 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45821156 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45821158 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45821168 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.13 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45821173 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.19 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46603505 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.25 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46107429 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46613202 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46613203 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46026116 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46028202 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45933303 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.26 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45933321T Downtown Neighborhoods
Residential Single Family,
Medium Density 0.24 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46018419 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45928407 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.13 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45928426 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.37 5 12 5 2 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45928427 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.13 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45931126 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.19 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45930310 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.20 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45930328 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.39 5 12 5 2 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45930329 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.29 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45930330 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.24 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45930236 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.24 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45930120 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45929219 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.29 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45928204 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45927414 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.16 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45927214 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.13 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Site Type APN General Plan Land Use Zoning Acres
Zoning Min.
Density
Zoning Max.
Density
Density Used For
Calculation
Minimum
Capacity Afforability Level Existing Use Development Area
Environmental
Constraints
Infrastructure
Constraints
Table B-1 Sites Inventory Table
Vacant 45925403 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.13 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45925404 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.13 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45925405 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.13 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45925306 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.18 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45925310 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.18 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45925311 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.18 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45925312 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45925318 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45925214 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45932217 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.18 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45932218 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.20 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45932103 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.27 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45931401 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45932113 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45922122S Downtown Neighborhoods
Residential Single Family,
Medium Density 0.16 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45814415 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.28 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46010103 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.18 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46010104 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.21 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45917105 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45916401U Downtown Neighborhoods
Residential Single Family,
Medium Density 1.72 5 12 5 9 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45916305 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45916208 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.13 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45814404 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45816103 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.16 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45816104 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.16 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45816106 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.21 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45816107 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.16 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45816112 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.19 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45816114 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.24 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45816116 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.16 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45816122 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.20 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45816123 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45816124 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.16 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45816128 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.18 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45814108 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.67 5 12 5 3 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45814110 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.28 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46007419 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45910433 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.19 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45914109T Downtown Neighborhoods
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45909322 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46005301 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Site Type APN General Plan Land Use Zoning Acres
Zoning Min.
Density
Zoning Max.
Density
Density Used For
Calculation
Minimum
Capacity Afforability Level Existing Use Development Area
Environmental
Constraints
Infrastructure
Constraints
Table B-1 Sites Inventory Table
Vacant 45910327 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.25 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 46005248 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45812207 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.16 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45915319 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.13 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45906210 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45812106 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.16 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45915215 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45907403 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.13 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45813204 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.16 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45813205 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.16 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45907413U Downtown Neighborhoods
Residential Single Family,
Medium Density 1.59 5 12 5 8 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45431324 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.34 5 12 5 2 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45230125T Downtown Neighborhoods
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45230130T Downtown Neighborhoods
Residential Single Family,
Medium Density 0.19 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45230604 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45433102 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.16 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45231218 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45428161 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.21 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45233211 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45231101 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45230317 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.63 5 12 5 3 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 44934201 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.27 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 44934202 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.27 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 44934203 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.30 5 12 5 2 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 44934204 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.47 5 12 5 2 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 44934205 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.23 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45418510 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.22 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45426131 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.19 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45426143 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45423334 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.19 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45422324 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.59 5 12 5 3 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45420409 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.16 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45420417 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.16 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45225224T Downtown Neighborhoods
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45418130 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.13 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45419405 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.18 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45418408 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45418421 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45427122 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.16 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 44926037 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.33 5 12 5 2 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 44902010 Downtown Neighborhoods
Residential Single Family,
Medium Density 8.88 5 12 5 44 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Site Type APN General Plan Land Use Zoning Acres
Zoning Min.
Density
Zoning Max.
Density
Density Used For
Calculation
Minimum
Capacity Afforability Level Existing Use Development Area
Environmental
Constraints
Infrastructure
Constraints
Table B-1 Sites Inventory Table
Vacant 44922503 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.44 5 12 5 2 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 44922509 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.40 5 12 5 2 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 44209049 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.50 5 12 5 3 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 44209050 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.61 5 12 5 3 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 44913030 Downtown Neighborhoods
Residential Single Family,
Medium Density 4.61 5 12 5 23 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 44934104 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.25 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 44934109 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.23 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 44934110 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.24 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 44931218 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.23 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 44931228 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.44 5 12 5 2 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47706003 Downtown Neighborhoods
Residential Single Family,
Medium Density 9.53 5 12 5 48 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47706004T Downtown Neighborhoods
Residential Single Family,
Medium Density 4.17 5 12 5 21 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47716111 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.36 5 12 5 2 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47718101 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.38 5 12 5 2 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47718102 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.20 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47718103 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.20 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47718104 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.20 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47718105S Downtown Neighborhoods
Residential Single Family,
Medium Density 0.21 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47718106 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.31 5 12 5 2 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47718107 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.41 5 12 5 2 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47718112 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47718202 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.41 5 12 5 2 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47718203 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.41 5 12 5 2 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47718205 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47718207 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.19 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47718212 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.23 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47718217 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.47 5 12 5 2 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47718219 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.30 5 12 5 2 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 45028037 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.35 5 12 5 2 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47811328 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.42 5 12 5 2 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47706004T Downtown Neighborhoods
Residential Single Family,
Medium Density 3.54 5 12 5 18 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant 47704049 Mixed Use Corridor/Center Corridor/Center Mixed Use 1.80 16 30 16 29 Very Low Vacant DA-1 South (Southwest No No
Vacant 47704052 Mixed Use Corridor/Center Corridor/Center Mixed Use 0.36 16 30 16 6 Very Low Vacant DA-1 South (Southwest No No
Vacant 47704073T Mixed Use Corridor/Center Corridor/Center Mixed Use 8.06 16 30 16 129 Very Low Vacant DA-1 South (Southwest No No
Vacant 46417306 Mixed Use Corridor/Center Corridor/Center Mixed Use 0.67 16 30 16 11 Very Low Vacant DA-1 South (Southwest No No
Vacant 46410208T Mixed Use Corridor/Center Corridor/Center Mixed Use 0.44 16 30 16 7 Very Low Vacant DA-1 South (Southwest No No
Vacant 46410215 Mixed Use Corridor/Center Corridor/Center Mixed Use 1.25 16 30 16 20 Very Low Vacant DA-1 South (Southwest No No
Vacant 47403054 Mixed Use Corridor/Center Corridor/Center Mixed Use 2.83 16 30 16 45 Very Low Vacant Existing Neighborhoods No No
Vacant 47403071T Mixed Use Corridor/Center Corridor/Center Mixed Use 0.13 16 30 16 2 Very Low Vacant Existing Neighborhoods No No
Vacant 47403075 Mixed Use Corridor/Center Corridor/Center Mixed Use 0.33 16 30 16 5 Very Low Vacant Existing Neighborhoods No No
Vacant 31302103T Mixed Use Corridor/Center Corridor/Center Mixed Use 2.51 16 30 16 40 Very Low Vacant Existing Neighborhoods No No
Vacant 31322131 Mixed Use Corridor/Center Corridor/Center Mixed Use 0.30 16 30 16 5 Very Low Vacant Existing Neighborhoods No No
Vacant 31322133 Mixed Use Corridor/Center Corridor/Center Mixed Use 0.32 16 30 16 5 Very Low Vacant Existing Neighborhoods No No
Vacant 46202009 Mixed Use Corridor/Center Corridor/Center Mixed Use 4.61 16 30 16 74 Very Low Vacant Existing Neighborhoods No No
Vacant 46202029 Mixed Use Corridor/Center Corridor/Center Mixed Use 2.46 16 30 16 39 Very Low Vacant Existing Neighborhoods No No
Vacant 46218205 Mixed Use Corridor/Center Corridor/Center Mixed Use 0.35 16 30 16 6 Very Low Vacant Existing Neighborhoods No No
Vacant 46218211 Mixed Use Corridor/Center Corridor/Center Mixed Use 0.29 16 30 16 5 Very Low Vacant Existing Neighborhoods No No
Vacant 31309122S Mixed Use Corridor/Center Corridor/Center Mixed Use 0.57 16 30 16 9 Very Low Vacant BRT Corridors (Non-Vacant No No
Vacant 31309127 Mixed Use Corridor/Center Corridor/Center Mixed Use 2.77 16 30 16 44 Very Low Vacant BRT Corridors (Non-Vacant No No
Vacant 45603015 Mixed Use Corridor/Center Corridor/Center Mixed Use 20.23 16 30 16 324 Very Low Vacant Existing Neighborhoods No No
Vacant 45603016 Mixed Use Corridor/Center Corridor/Center Mixed Use 0.82 16 30 16 13 Very Low Vacant Existing Neighborhoods No No
Site Type APN General Plan Land Use Zoning Acres
Zoning Min.
Density
Zoning Max.
Density
Density Used For
Calculation
Minimum
Capacity Afforability Level Existing Use Development Area
Environmental
Constraints
Infrastructure
Constraints
Table B-1 Sites Inventory Table
Vacant 45603052 Mixed Use Corridor/Center Corridor/Center Mixed Use 0.17 16 30 16 3 Very Low Vacant Existing Neighborhoods No No
Vacant 45603055T Mixed Use Corridor/Center Corridor/Center Mixed Use 2.08 16 30 16 33 Very Low Vacant Existing Neighborhoods No No
Vacant 45603056 Mixed Use Corridor/Center Corridor/Center Mixed Use 38.74 16 30 16 620 Very Low Vacant Existing Neighborhoods No No
Vacant 43032226 Mixed Use Corridor/Center Corridor/Center Mixed Use 0.21 16 30 16 3 Very Low Vacant BRT Corridors (Non-Vacant No No
Vacant 50506024 Mixed Use Corridor/Center Corridor/Center Mixed Use 3.30 16 30 16 53 Very Low Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 50506008 Mixed Use Corridor/Center Corridor/Center Mixed Use 19.10 16 30 16 306 Very Low Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 56801020 Mixed Use Corridor/Center Corridor/Center Mixed Use 20.02 16 30 16 320 Very Low Vacant Existing Neighborhoods No No
Vacant 47711109ST Mixed Use Corridor/Center Corridor/Center Mixed Use 3.59 16 30 16 58 Very Low Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 47711110T Mixed Use Corridor/Center Corridor/Center Mixed Use 0.52 16 30 16 8 Very Low Vacant DA-1 South (Southwest No No
Vacant 47713112 Mixed Use Corridor/Center Corridor/Center Mixed Use 0.18 16 30 16 3 Very Low Vacant DA-1 South (Southwest No No
Vacant 47711301 Mixed Use Corridor/Center Corridor/Center Mixed Use 0.79 16 30 16 13 Very Low Vacant DA-1 South (Southwest No No
Vacant 47711302 Mixed Use Corridor/Center Corridor/Center Mixed Use 0.40 16 30 16 6 Very Low Vacant DA-1 South (Southwest No No
Vacant 47711303 Mixed Use Corridor/Center Corridor/Center Mixed Use 0.85 16 30 16 14 Very Low Vacant DA-1 South (Southwest No No
Vacant 47711304 Mixed Use Corridor/Center Corridor/Center Mixed Use 0.93 16 30 16 15 Very Low Vacant DA-1 South (Southwest No No
Vacant 47713101 Mixed Use Corridor/Center Corridor/Center Mixed Use 0.65 16 30 16 10 Very Low Vacant DA-1 South (Southwest No No
Vacant 47713102 Mixed Use Corridor/Center Corridor/Center Mixed Use 0.83 16 30 16 13 Very Low Vacant DA-1 South (Southwest No No
Vacant 47713104 Mixed Use Corridor/Center Corridor/Center Mixed Use 0.19 16 30 16 3 Very Low Vacant DA-1 South (Southwest No No
Vacant 31324082 Mixed Use Corridor/Center Corridor/Center Mixed Use 1.99 16 30 16 32 Very Low Vacant Existing Neighborhoods No No
Vacant 42406201 Mixed Use Corridor/Center Corridor/Center Mixed Use 0.52 16 30 16 8 Very Low Vacant Existing Neighborhoods No No
Vacant 41820145 Mixed Use Corridor/Center Corridor/Center Mixed Use 0.61 16 30 16 10 Very Low Vacant Existing Neighborhoods No No
Vacant 45603037 Mixed Use Corridor/Center Corridor/Center Mixed Use 1.47 16 30 16 24 Very Low Vacant Existing Neighborhoods No No
Vacant 45603038 Mixed Use Corridor/Center Corridor/Center Mixed Use 1.10 16 30 16 18 Very Low Vacant Existing Neighborhoods No No
Vacant 45603044 Mixed Use Corridor/Center Corridor/Center Mixed Use 5.51 16 30 16 88 Very Low Vacant Existing Neighborhoods No No
Vacant 45603048 Mixed Use Corridor/Center Corridor/Center Mixed Use 5.33 16 30 16 85 Very Low Vacant Existing Neighborhoods No No
Vacant 40914048 Mixed Use Corridor/Center Corridor/Center Mixed Use 0.36 16 30 16 6 Very Low Vacant BRT Corridors (Non-Vacant No No
Vacant 40915051 Mixed Use Corridor/Center Corridor/Center Mixed Use 1.71 16 30 16 27 Very Low Vacant Existing Neighborhoods No No
Vacant 30306225 Mixed Use Corridor/Center Corridor/Center Mixed Use 0.14 16 30 16 2 Very Low Vacant Existing Neighborhoods No No
Vacant 30305308 Mixed Use Corridor/Center Corridor/Center Mixed Use 0.15 16 30 16 2 Very Low Vacant Existing Neighborhoods No No
Vacant 42707140 Mixed Use Corridor/Center Corridor/Center Mixed Use 0.32 16 30 16 5 Very Low Vacant Existing Neighborhoods No No
Vacant 41809118 Mixed Use Corridor/Center Corridor/Center Mixed Use 2.34 16 30 16 37 Very Low Vacant Existing Neighborhoods No No
Vacant 45129633 Mixed Use Corridor/Center Corridor/Center Mixed Use 0.27 16 30 16 4 Very Low Vacant Existing Neighborhoods No No
Vacant 47217208 Mixed Use Corridor/Center Corridor/Center Mixed Use 0.45 16 30 16 7 Very Low Vacant Existing Neighborhoods No No
Vacant 46305029T Mixed Use Corridor/Center Corridor/Center Mixed Use 0.36 16 30 16 6 Very Low Vacant Existing Neighborhoods No No
Vacant 46305040T Mixed Use Corridor/Center Corridor/Center Mixed Use 0.13 16 30 16 2 Very Low Vacant Existing Neighborhoods No No
Vacant 50506008 Mixed Use Corridor/Center Corridor/Center Mixed Use 8.43 16 30 16 135 Very Low Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 31011147 Mixed Use Corridor/Center Corridor/Center Mixed Use 1.06 16 30 16 17 Very Low Vacant Existing Neighborhoods No No
Vacant 46305029T Mixed Use Corridor/Center Corridor/Center Mixed Use 0.13 16 30 16 2 Very Low Vacant Existing Neighborhoods No No
Vacant 31602201 Mixed Use Neighborhood Neighborhood Mixed Use 6.48 12 16 12 78 Moderate Vacant Existing Neighborhoods No No
Vacant 47204025 Mixed Use Neighborhood Neighborhood Mixed Use 0.64 12 16 12 8 Moderate Vacant Existing Neighborhoods No No
Vacant 47204026 Mixed Use Neighborhood Neighborhood Mixed Use 0.64 12 16 12 8 Moderate Vacant Existing Neighborhoods No No
Vacant 47204027 Mixed Use Neighborhood Neighborhood Mixed Use 0.64 12 16 12 8 Moderate Vacant Existing Neighborhoods No No
Vacant 47204028 Mixed Use Neighborhood Neighborhood Mixed Use 0.64 12 16 12 8 Moderate Vacant Existing Neighborhoods No No
Vacant 45222406 Mixed Use Neighborhood Neighborhood Mixed Use 0.17 12 16 12 2 Moderate Vacant Existing Neighborhoods No No
Vacant 45222405T Mixed Use Neighborhood Neighborhood Mixed Use 0.17 12 16 12 2 Moderate Vacant Existing Neighborhoods No No
Vacant 45222415 Mixed Use Neighborhood Neighborhood Mixed Use 0.24 12 16 12 3 Moderate Vacant Existing Neighborhoods No No
Vacant 45214601 Mixed Use Neighborhood Neighborhood Mixed Use 0.20 12 16 12 2 Moderate Vacant Existing Neighborhoods No No
Vacant 45214608 Mixed Use Neighborhood Neighborhood Mixed Use 0.15 12 16 12 2 Moderate Vacant Existing Neighborhoods No No
Vacant 45214117 Mixed Use Neighborhood Neighborhood Mixed Use 0.30 12 16 12 4 Moderate Vacant BRT Corridors (Non-Vacant No No
Vacant 45214302 Mixed Use Neighborhood Neighborhood Mixed Use 0.24 12 16 12 3 Moderate Vacant Existing Neighborhoods No No
Vacant 45206207 Mixed Use Neighborhood Neighborhood Mixed Use 0.13 12 16 12 2 Moderate Vacant Existing Neighborhoods No No
Vacant 45121216 Mixed Use Neighborhood Neighborhood Mixed Use 0.15 12 16 12 2 Moderate Vacant Existing Neighborhoods No No
Vacant 43619308 Mixed Use Regional Regional Mixed Use 0.14 30 45 30 4 Very Low Vacant Existing Neighborhoods No No
Vacant 43602210 Mixed Use Regional Regional Mixed Use 0.18 30 45 30 5 Very Low Vacant Existing Neighborhoods No No
Vacant 43602228 Mixed Use Regional Regional Mixed Use 0.31 30 45 30 9 Very Low Vacant Existing Neighborhoods No No
Vacant 42402216 Mixed Use Regional Regional Mixed Use 0.60 30 45 30 18 Very Low Vacant Existing Neighborhoods No No
Vacant 42402217 Mixed Use Regional Regional Mixed Use 0.66 30 45 30 20 Very Low Vacant Existing Neighborhoods No No
Vacant 42464010 Mixed Use Regional Regional Mixed Use 0.25 30 45 30 8 Very Low Vacant BRT Corridors (Non-Vacant No No
Vacant 42466002 Mixed Use Regional Regional Mixed Use 0.24 30 45 30 7 Very Low Vacant BRT Corridors (Non-Vacant No No
Vacant 42466004 Mixed Use Regional Regional Mixed Use 0.22 30 45 30 7 Very Low Vacant BRT Corridors (Non-Vacant No No
Vacant 42466005 Mixed Use Regional Regional Mixed Use 0.22 30 45 30 7 Very Low Vacant BRT Corridors (Non-Vacant No No
Vacant 42466007 Mixed Use Regional Regional Mixed Use 0.24 30 45 30 7 Very Low Vacant BRT Corridors (Non-Vacant No No
Vacant 41504440 Mixed Use Regional Regional Mixed Use 0.85 30 45 30 25 Very Low Vacant Existing Neighborhoods No No
Vacant 50803004 Mixed Use Regional Regional Mixed Use 5.56 30 45 30 167 Very Low Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 50803005 Mixed Use Regional Regional Mixed Use 11.16 30 45 30 335 Very Low Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 41723117 Mixed Use Regional Regional Mixed Use 0.19 30 45 30 6 Very Low Vacant Existing Neighborhoods No No
Vacant 41724037 Mixed Use Regional Regional Mixed Use 1.34 30 45 30 40 Very Low Vacant Existing Neighborhoods No No
Vacant 42402118 Mixed Use Regional Regional Mixed Use 2.01 30 45 30 60 Very Low Vacant Existing Neighborhoods No No
Vacant 47904014 Residential High Density
Residential Multi-Family, High
Desnity 5.27 30 45 30 158 Very Low Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 47927002T Residential High Density
Residential Multi-Family, High
Desnity 1.02 30 45 30 31 Very Low Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 47927003T Residential High Density
Residential Multi-Family, High
Desnity 1.65 30 45 30 49 Very Low Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 47927004T Residential High Density
Residential Multi-Family, High
Desnity 1.18 30 45 30 35 Very Low Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 47927005T Residential High Density
Residential Multi-Family, High
Desnity 1.02 30 45 30 31 Very Low Vacant
DA-1 South (Southwest
Growth Area)No No
Site Type APN General Plan Land Use Zoning Acres
Zoning Min.
Density
Zoning Max.
Density
Density Used For
Calculation
Minimum
Capacity Afforability Level Existing Use Development Area
Environmental
Constraints
Infrastructure
Constraints
Table B-1 Sites Inventory Table
Vacant 47927006T Residential High Density
Residential Multi-Family, High
Desnity 1.10 30 45 30 33 Very Low Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 47927016T Residential High Density
Residential Multi-Family, High
Desnity 0.43 30 45 30 13 Very Low Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 47927024T Residential High Density
Residential Multi-Family, High
Desnity 1.01 30 45 30 30 Very Low Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 45204105 Residential High Density
Residential Multi-Family, High
Desnity 0.74 30 45 30 22 Very Low Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 51203033 Residential High Density
Residential Multi-Family, High
Desnity 0.84 30 45 30 25 Very Low Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51203037T Residential High Density
Residential Multi-Family, High
Desnity 0.84 30 45 30 25 Very Low Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51203038 Residential High Density
Residential Multi-Family, High
Desnity 1.02 30 45 30 31 Very Low Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51203052 Residential High Density
Residential Multi-Family, High
Desnity 0.71 30 45 30 21 Very Low Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51203082 Residential High Density
Residential Multi-Family, High
Desnity 10.57 30 45 30 317 Very Low Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 30363021 Residential High Density
Residential Multi-Family, High
Desnity 1.64 30 45 30 49 Very Low Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 40257008 Residential High Density
Residential Multi-Family, High
Desnity 0.74 30 45 30 22 Very Low Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 40257009 Residential High Density
Residential Multi-Family, High
Desnity 1.90 30 45 30 57 Very Low Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 41816306S Residential High Density
Residential Multi-Family, High
Desnity 0.79 30 45 30 24 Very Low Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 41816102S Residential High Density
Residential Multi-Family, High
Desnity 0.18 30 45 30 6 Very Low Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 31230012 Residential Low Density Residential Estate 1.54 0 0.2 0.2 0 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 31208136 Residential Low Density Residential Estate 2.03 0 0.2 0.2 0 Above Moderate Vacant
DA-4 West (West Growth
Area South of Clinton) No No
Vacant 43814245T Residential Low Density
Residential Single Family,
Extremely Low Density 0.56 0 1.2 1.2 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 43814127T Residential Low Density
Residential Single Family,
Extremely Low Density 1.22 0 1.2 1.2 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 50028001S Residential Low Density
Residential Single Family,
Extremely Low Density 1.16 0 1.2 1.2 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 40505016 Residential Low Density
Residential Single Family,
Extremely Low Density 0.96 0 1.2 1.2 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 31020124 Residential Low Density
Residential Single Family,
Extremely Low Density 1.00 0 1.2 1.2 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31025012 Residential Low Density
Residential Single Family,
Extremely Low Density 2.97 0 1.2 1.2 4 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31208235 Residential Low Density
Residential Single Family,
Extremely Low Density 2.03 0 1.2 1.2 2 Above Moderate Vacant
DA-4 West (West Growth
Area South of Clinton) No No
Vacant 40609136 Residential Low Density
Residential Single Family,
Extremely Low Density 1.08 0 1.2 1.2 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 40558032 Residential Low Density
Residential Single Family,
Extremely Low Density 0.87 0 1.2 1.2 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 48021401 Residential Low Density
Residential Single Family, Low
Density 0.19 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48021402 Residential Low Density
Residential Single Family, Low
Density 0.23 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 46426040 Residential Low Density
Residential Single Family, Low
Density 0.23 0.2 3.5 0.2 0 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 46426042 Residential Low Density
Residential Single Family, Low
Density 0.24 0.2 3.5 0.2 0 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 32625019 Residential Low Density
Residential Single Family, Low
Density 0.29 0.2 3.5 0.2 0 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 32625020 Residential Low Density
Residential Single Family, Low
Density 0.17 0.2 3.5 0.2 0 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 32624022 Residential Low Density
Residential Single Family, Low
Density 0.23 0.2 3.5 0.2 0 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 32624025 Residential Low Density
Residential Single Family, Low
Density 0.19 0.2 3.5 0.2 0 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 50526027 Residential Low Density
Residential Single Family, Low
Density 0.31 0.2 3.5 0.2 0 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 50527004 Residential Low Density
Residential Single Family, Low
Density 0.30 0.2 3.5 0.2 0 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 50525003 Residential Low Density
Residential Single Family, Low
Density 0.36 0.2 3.5 0.2 0 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 50208301 Residential Low Density
Residential Single Family, Low
Density 0.22 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50027015S Residential Low Density
Residential Single Family, Low
Density 0.27 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50208607 Residential Low Density
Residential Single Family, Low
Density 0.22 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50208608 Residential Low Density
Residential Single Family, Low
Density 0.26 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50207302 Residential Low Density
Residential Single Family, Low
Density 0.26 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Site Type APN General Plan Land Use Zoning Acres
Zoning Min.
Density
Zoning Max.
Density
Density Used For
Calculation
Minimum
Capacity Afforability Level Existing Use Development Area
Environmental
Constraints
Infrastructure
Constraints
Table B-1 Sites Inventory Table
Vacant 50207305 Residential Low Density
Residential Single Family, Low
Density 0.26 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50232015 Residential Low Density
Residential Single Family, Low
Density 0.73 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50234301S Residential Low Density
Residential Single Family, Low
Density 0.38 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50227131S Residential Low Density
Residential Single Family, Low
Density 0.26 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50227135S Residential Low Density
Residential Single Family, Low
Density 0.46 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50234202S Residential Low Density
Residential Single Family, Low
Density 0.33 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50234204S Residential Low Density
Residential Single Family, Low
Density 0.33 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 40277005 Residential Low Density
Residential Single Family, Low
Density 0.27 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 40277008 Residential Low Density
Residential Single Family, Low
Density 0.24 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 40277011 Residential Low Density
Residential Single Family, Low
Density 0.32 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 40381032 Residential Low Density
Residential Single Family, Low
Density 0.46 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57720027S Residential Low Density
Residential Single Family, Low
Density 0.45 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57819001S Residential Low Density
Residential Single Family, Low
Density 0.38 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57819003S Residential Low Density
Residential Single Family, Low
Density 0.34 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57801005 Residential Low Density
Residential Single Family, Low
Density 2.33 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57814041S Residential Low Density
Residential Single Family, Low
Density 0.36 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57814042S Residential Low Density
Residential Single Family, Low
Density 0.37 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57814043S Residential Low Density
Residential Single Family, Low
Density 0.38 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57727027 Residential Low Density
Residential Single Family, Low
Density 0.53 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57727041 Residential Low Density
Residential Single Family, Low
Density 0.37 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57727045 Residential Low Density
Residential Single Family, Low
Density 0.44 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57727046 Residential Low Density
Residential Single Family, Low
Density 0.34 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57817027 Residential Low Density
Residential Single Family, Low
Density 0.32 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57817030 Residential Low Density
Residential Single Family, Low
Density 0.41 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57818030 Residential Low Density
Residential Single Family, Low
Density 0.37 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57914022S Residential Low Density
Residential Single Family, Low
Density 0.29 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57914023S Residential Low Density
Residential Single Family, Low
Density 0.28 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57915019S Residential Low Density
Residential Single Family, Low
Density 0.50 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57913024S Residential Low Density
Residential Single Family, Low
Density 0.30 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57913025S Residential Low Density
Residential Single Family, Low
Density 0.32 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57913017S Residential Low Density
Residential Single Family, Low
Density 0.34 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57913018S Residential Low Density
Residential Single Family, Low
Density 0.34 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57913019S Residential Low Density
Residential Single Family, Low
Density 0.30 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57913033S Residential Low Density
Residential Single Family, Low
Density 0.28 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57913035S Residential Low Density
Residential Single Family, Low
Density 0.30 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57917015S Residential Low Density
Residential Single Family, Low
Density 0.35 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57917016S Residential Low Density
Residential Single Family, Low
Density 0.34 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57917008S Residential Low Density
Residential Single Family, Low
Density 0.50 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57917010S Residential Low Density
Residential Single Family, Low
Density 0.32 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57918001S Residential Low Density
Residential Single Family, Low
Density 0.43 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57918002S Residential Low Density
Residential Single Family, Low
Density 0.43 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Site Type APN General Plan Land Use Zoning Acres
Zoning Min.
Density
Zoning Max.
Density
Density Used For
Calculation
Minimum
Capacity Afforability Level Existing Use Development Area
Environmental
Constraints
Infrastructure
Constraints
Table B-1 Sites Inventory Table
Vacant 57918005S Residential Low Density
Residential Single Family, Low
Density 0.37 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57918006S Residential Low Density
Residential Single Family, Low
Density 0.41 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57918008S Residential Low Density
Residential Single Family, Low
Density 0.47 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57918009S Residential Low Density
Residential Single Family, Low
Density 0.37 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57915002S Residential Low Density
Residential Single Family, Low
Density 0.27 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57915003S Residential Low Density
Residential Single Family, Low
Density 0.27 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57915005S Residential Low Density
Residential Single Family, Low
Density 0.29 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57915006S Residential Low Density
Residential Single Family, Low
Density 0.34 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57915008S Residential Low Density
Residential Single Family, Low
Density 0.29 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57915009S Residential Low Density
Residential Single Family, Low
Density 0.36 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57915021S Residential Low Density
Residential Single Family, Low
Density 0.27 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57915022S Residential Low Density
Residential Single Family, Low
Density 0.27 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57915023S Residential Low Density
Residential Single Family, Low
Density 0.27 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57915027S Residential Low Density
Residential Single Family, Low
Density 0.44 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57913003S Residential Low Density
Residential Single Family, Low
Density 0.30 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57914003S Residential Low Density
Residential Single Family, Low
Density 0.31 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57914004S Residential Low Density
Residential Single Family, Low
Density 0.32 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57914005S Residential Low Density
Residential Single Family, Low
Density 0.32 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 47309403 Residential Low Density
Residential Single Family, Low
Density 0.46 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 47310403 Residential Low Density
Residential Single Family, Low
Density 0.41 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 47310404 Residential Low Density
Residential Single Family, Low
Density 0.38 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 47310405 Residential Low Density
Residential Single Family, Low
Density 0.39 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 47310406 Residential Low Density
Residential Single Family, Low
Density 0.52 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 50727718 Residential Low Density
Residential Single Family, Low
Density 0.28 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50727719 Residential Low Density
Residential Single Family, Low
Density 0.27 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50727722 Residential Low Density
Residential Single Family, Low
Density 0.27 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 47309310 Residential Low Density
Residential Single Family, Low
Density 0.63 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 47309311 Residential Low Density
Residential Single Family, Low
Density 0.52 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 47309315S Residential Low Density
Residential Single Family, Low
Density 0.41 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 47309316S Residential Low Density
Residential Single Family, Low
Density 0.41 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 47309317S Residential Low Density
Residential Single Family, Low
Density 0.41 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 47310307 Residential Low Density
Residential Single Family, Low
Density 0.56 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 57926007S Residential Low Density
Residential Single Family, Low
Density 0.59 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57926008S Residential Low Density
Residential Single Family, Low
Density 0.49 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57927001S Residential Low Density
Residential Single Family, Low
Density 0.53 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57927002S Residential Low Density
Residential Single Family, Low
Density 0.53 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57927013S Residential Low Density
Residential Single Family, Low
Density 0.18 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57926003S Residential Low Density
Residential Single Family, Low
Density 0.40 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57926004S Residential Low Density
Residential Single Family, Low
Density 0.36 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57926005S Residential Low Density
Residential Single Family, Low
Density 0.45 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57926006S Residential Low Density
Residential Single Family, Low
Density 0.52 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Site Type APN General Plan Land Use Zoning Acres
Zoning Min.
Density
Zoning Max.
Density
Density Used For
Calculation
Minimum
Capacity Afforability Level Existing Use Development Area
Environmental
Constraints
Infrastructure
Constraints
Table B-1 Sites Inventory Table
Vacant 57907434S Residential Low Density
Residential Single Family, Low
Density 1.15 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57927003S Residential Low Density
Residential Single Family, Low
Density 0.62 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57927004S Residential Low Density
Residential Single Family, Low
Density 0.73 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57927005S Residential Low Density
Residential Single Family, Low
Density 0.66 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57927006S Residential Low Density
Residential Single Family, Low
Density 0.62 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57927007S Residential Low Density
Residential Single Family, Low
Density 0.45 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57927008S Residential Low Density
Residential Single Family, Low
Density 0.48 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57927009S Residential Low Density
Residential Single Family, Low
Density 0.54 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57927010S Residential Low Density
Residential Single Family, Low
Density 0.49 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57927011S Residential Low Density
Residential Single Family, Low
Density 0.42 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57927012S Residential Low Density
Residential Single Family, Low
Density 0.73 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57926001S Residential Low Density
Residential Single Family, Low
Density 0.53 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57926002S Residential Low Density
Residential Single Family, Low
Density 0.43 0.2 3.5 0.2 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 46405220 Residential Low Density
Residential Single Family, Low
Density 1.45 0.2 3.5 0.2 0 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 46427238 Residential Low Density
Residential Single Family, Low
Density 1.10 0.2 3.5 0.2 0 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 57907458S Residential Low Density
Residential Single Family, Low
Density 25.99 0.2 3.5 0.2 5 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57907459 Residential Low Density
Residential Single Family, Low
Density 4.10 0.2 3.5 0.2 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 31230032 Residential Low Density
Residential Single Family, Low
Density 0.20 0.2 3.5 0.2 0 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 47213016 Residential Low Density
Residential Single Family, Very
Low Density 0.46 0 2.2 2.2 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 47213030 Residential Low Density
Residential Single Family, Very
Low Density 0.55 0 2.2 2.2 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 40535081S Residential Low Density
Residential Single Family, Very
Low Density 0.46 0 2.2 2.2 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 40535095S Residential Low Density
Residential Single Family, Very
Low Density 2.02 0 2.2 2.2 4 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 40552309S Residential Low Density
Residential Single Family, Very
Low Density 0.69 0 2.2 2.2 2 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 40606055 Residential Low Density
Residential Single Family, Very
Low Density 0.48 0 2.2 2.2 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57814034 Residential Low Density
Residential Single Family, Very
Low Density 0.57 0 2.2 2.2 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57814037 Residential Low Density
Residential Single Family, Very
Low Density 0.46 0 2.2 2.2 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57814039 Residential Low Density
Residential Single Family, Very
Low Density 0.51 0 2.2 2.2 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 48149337S Residential Low Density
Residential Single Family, Very
Low Density 0.46 0 2.2 2.2 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48149352S Residential Low Density
Residential Single Family, Very
Low Density 0.47 0 2.2 2.2 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48137501S Residential Low Density
Residential Single Family, Very
Low Density 0.46 0 2.2 2.2 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48137502S Residential Low Density
Residential Single Family, Very
Low Density 0.46 0 2.2 2.2 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48149338S Residential Low Density
Residential Single Family, Very
Low Density 0.46 0 2.2 2.2 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48149339S Residential Low Density
Residential Single Family, Very
Low Density 0.46 0 2.2 2.2 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 40558026 Residential Low Density
Residential Single Family, Very
Low Density 0.46 0 2.2 2.2 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 40558028 Residential Low Density
Residential Single Family, Very
Low Density 0.46 0 2.2 2.2 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 40558029 Residential Low Density
Residential Single Family, Very
Low Density 0.50 0 2.2 2.2 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 40558030 Residential Low Density
Residential Single Family, Very
Low Density 0.57 0 2.2 2.2 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 40558031 Residential Low Density
Residential Single Family, Very
Low Density 0.57 0 2.2 2.2 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 40558033 Residential Low Density
Residential Single Family, Very
Low Density 0.51 0 2.2 2.2 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 40558034 Residential Low Density
Residential Single Family, Very
Low Density 0.59 0 2.2 2.2 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 40558044 Residential Low Density
Residential Single Family, Very
Low Density 0.61 0 2.2 2.2 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Site Type APN General Plan Land Use Zoning Acres
Zoning Min.
Density
Zoning Max.
Density
Density Used For
Calculation
Minimum
Capacity Afforability Level Existing Use Development Area
Environmental
Constraints
Infrastructure
Constraints
Table B-1 Sites Inventory Table
Vacant 32818101 Residential Medium Density
Residential Single Family,
Medium Density 0.31 5 12 5 2 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 32818108 Residential Medium Density
Residential Single Family,
Medium Density 0.46 5 12 5 2 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 32818110 Residential Medium Density
Residential Single Family,
Medium Density 0.46 5 12 5 2 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 32818111 Residential Medium Density
Residential Single Family,
Medium Density 3.19 5 12 5 16 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 48712401 Residential Medium Density
Residential Single Family,
Medium Density 0.25 5 12 5 1 Above Moderate Vacant South Industrial No No
Vacant 47904026 Residential Medium Density
Residential Single Family,
Medium Density 2.87 5 12 5 14 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 47923123 Residential Medium Density
Residential Single Family,
Medium Density 0.25 5 12 5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 47921514 Residential Medium Density
Residential Single Family,
Medium Density 0.74 5 12 5 4 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 47919204 Residential Medium Density
Residential Single Family,
Medium Density 0.19 5 12 5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 47919208 Residential Medium Density
Residential Single Family,
Medium Density 0.39 5 12 5 2 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 47919209 Residential Medium Density
Residential Single Family,
Medium Density 0.39 5 12 5 2 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 47919119 Residential Medium Density
Residential Single Family,
Medium Density 0.19 5 12 5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 47916412 Residential Medium Density
Residential Single Family,
Medium Density 0.19 5 12 5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 47916322 Residential Medium Density
Residential Single Family,
Medium Density 0.16 5 12 5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 47915204 Residential Medium Density
Residential Single Family,
Medium Density 0.18 5 12 5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 47915217 Residential Medium Density
Residential Single Family,
Medium Density 0.37 5 12 5 2 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 47915221 Residential Medium Density
Residential Single Family,
Medium Density 0.18 5 12 5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 47902052 Residential Medium Density
Residential Single Family,
Medium Density 4.71 5 12 5 24 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 47915103 Residential Medium Density
Residential Single Family,
Medium Density 0.18 5 12 5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 47915112 Residential Medium Density
Residential Single Family,
Medium Density 0.36 5 12 5 2 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 47915117 Residential Medium Density
Residential Single Family,
Medium Density 0.18 5 12 5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 47909403 Residential Medium Density
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 47902049 Residential Medium Density
Residential Single Family,
Medium Density 18.87 5 12 5 94 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 48147041 Residential Medium Density
Residential Single Family,
Medium Density 2.56 5 12 5 13 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48147041 Residential Medium Density
Residential Single Family,
Medium Density 1.48 5 12 5 7 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48102060S Residential Medium Density
Residential Single Family,
Medium Density 6.39 5 12 5 32 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 47713105 Residential Medium Density
Residential Single Family,
Medium Density 0.19 5 12 5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 47130206 Residential Medium Density
Residential Single Family,
Medium Density 0.35 5 12 5 2 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 47130243 Residential Medium Density
Residential Single Family,
Medium Density 0.57 5 12 5 3 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 47130245 Residential Medium Density
Residential Single Family,
Medium Density 0.38 5 12 5 2 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 47129108 Residential Medium Density
Residential Single Family,
Medium Density 0.31 5 12 5 2 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 47129111 Residential Medium Density
Residential Single Family,
Medium Density 0.56 5 12 5 3 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 46420011 Residential Medium Density
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 46419207 Residential Medium Density
Residential Single Family,
Medium Density 0.18 5 12 5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 46417210 Residential Medium Density
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 47122045 Residential Medium Density
Residential Single Family,
Medium Density 0.80 5 12 5 4 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 47106215 Residential Medium Density
Residential Single Family,
Medium Density 0.29 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 47017425 Residential Medium Density
Residential Single Family,
Medium Density 0.16 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 46404007 Residential Medium Density
Residential Single Family,
Medium Density 8.91 5 12 5 45 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 46404013 Residential Medium Density
Residential Single Family,
Medium Density 1.43 5 12 5 7 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 46404039 Residential Medium Density
Residential Single Family,
Medium Density 0.74 5 12 5 4 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Site Type APN General Plan Land Use Zoning Acres
Zoning Min.
Density
Zoning Max.
Density
Density Used For
Calculation
Minimum
Capacity Afforability Level Existing Use Development Area
Environmental
Constraints
Infrastructure
Constraints
Table B-1 Sites Inventory Table
Vacant 46404054 Residential Medium Density
Residential Single Family,
Medium Density 2.58 5 12 5 13 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 46404055 Residential Medium Density
Residential Single Family,
Medium Density 2.97 5 12 5 15 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 46409236 Residential Medium Density
Residential Single Family,
Medium Density 0.25 5 12 5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 46409239 Residential Medium Density
Residential Single Family,
Medium Density 0.20 5 12 5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 46220407 Residential Medium Density
Residential Single Family,
Medium Density 0.32 5 12 5 2 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31327051S Residential Medium Density
Residential Single Family,
Medium Density 24.20 5 12 5 121 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 45912118 Residential Medium Density
Residential Single Family,
Medium Density 0.43 5 12 5 2 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 45911211 Residential Medium Density
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 45903215 Residential Medium Density
Residential Single Family,
Medium Density 0.21 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 45903205 Residential Medium Density
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 45903309 Residential Medium Density
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 45229134 Residential Medium Density
Residential Single Family,
Medium Density 0.43 5 12 5 2 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 45226206 Residential Medium Density
Residential Single Family,
Medium Density 0.18 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 45219113 Residential Medium Density
Residential Single Family,
Medium Density 0.34 5 12 5 2 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 45221112 Residential Medium Density
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 45220206 Residential Medium Density
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 45610007 Residential Medium Density
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 45610008 Residential Medium Density
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 45610012 Residential Medium Density
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 45610013 Residential Medium Density
Residential Single Family,
Medium Density 0.21 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 45610014 Residential Medium Density
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 45610015 Residential Medium Density
Residential Single Family,
Medium Density 0.18 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 45610016 Residential Medium Density
Residential Single Family,
Medium Density 0.16 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 45623123 Residential Medium Density
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 45021106T Residential Medium Density
Residential Single Family,
Medium Density 0.21 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 45022201 Residential Medium Density
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 45020319 Residential Medium Density
Residential Single Family,
Medium Density 0.16 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 45205111 Residential Medium Density
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 45329230 Residential Medium Density
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 45329238 Residential Medium Density
Residential Single Family,
Medium Density 0.16 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 45328106 Residential Medium Density
Residential Single Family,
Medium Density 0.36 5 12 5 2 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 45328124 Residential Medium Density
Residential Single Family,
Medium Density 0.70 5 12 5 4 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 45328223 Residential Medium Density
Residential Single Family,
Medium Density 0.64 5 12 5 3 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 45328230 Residential Medium Density
Residential Single Family,
Medium Density 2.19 5 12 5 11 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 45122308 Residential Medium Density
Residential Single Family,
Medium Density 0.16 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 45320101 Residential Medium Density
Residential Single Family,
Medium Density 0.44 5 12 5 2 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 45124226 Residential Medium Density
Residential Single Family,
Medium Density 0.19 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 45310222 Residential Medium Density
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 45312122 Residential Medium Density
Residential Single Family,
Medium Density 0.30 5 12 5 2 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 45305120 Residential Medium Density
Residential Single Family,
Medium Density 0.90 5 12 5 4 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 45103107 Residential Medium Density
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Site Type APN General Plan Land Use Zoning Acres
Zoning Min.
Density
Zoning Max.
Density
Density Used For
Calculation
Minimum
Capacity Afforability Level Existing Use Development Area
Environmental
Constraints
Infrastructure
Constraints
Table B-1 Sites Inventory Table
Vacant 45106415 Residential Medium Density
Residential Single Family,
Medium Density 0.13 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 44624203 Residential Medium Density
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31218025S Residential Medium Density
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
DA-4 West (West Growth
Area South of Clinton) No No
Vacant 44616422 Residential Medium Density
Residential Single Family,
Medium Density 0.18 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 44616220 Residential Medium Density
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 44411307 Residential Medium Density
Residential Single Family,
Medium Density 0.45 5 12 5 2 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 44412425 Residential Medium Density
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 44408514 Residential Medium Density
Residential Single Family,
Medium Density 0.16 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 44404117T Residential Medium Density
Residential Single Family,
Medium Density 0.37 5 12 5 2 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 44404118 Residential Medium Density
Residential Single Family,
Medium Density 0.21 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 44403133 Residential Medium Density
Residential Single Family,
Medium Density 0.19 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 44403134 Residential Medium Density
Residential Single Family,
Medium Density 0.16 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 44405201 Residential Medium Density
Residential Single Family,
Medium Density 0.73 5 12 5 4 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 44405202 Residential Medium Density
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 44526327 Residential Medium Density
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31254127 Residential Medium Density
Residential Single Family,
Medium Density 0.41 5 12 5 2 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 31004138 Residential Medium Density
Residential Single Family,
Medium Density 3.67 5 12 5 18 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 44519211 Residential Medium Density
Residential Single Family,
Medium Density 0.37 5 12 5 2 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 44311120 Residential Medium Density
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31253503 Residential Medium Density
Residential Single Family,
Medium Density 0.35 5 12 5 2 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 31253509 Residential Medium Density
Residential Single Family,
Medium Density 0.35 5 12 5 2 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 44507104T Residential Medium Density
Residential Single Family,
Medium Density 0.22 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 44310217 Residential Medium Density
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31077123 Residential Medium Density
Residential Single Family,
Medium Density 0.27 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31077124T Residential Medium Density
Residential Single Family,
Medium Density 0.41 5 12 5 2 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 44204002 Residential Medium Density
Residential Single Family,
Medium Density 9.70 5 12 5 48 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 44204018 Residential Medium Density
Residential Single Family,
Medium Density 2.20 5 12 5 11 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 43722116 Residential Medium Density
Residential Single Family,
Medium Density 1.38 5 12 5 7 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31075750T Residential Medium Density
Residential Single Family,
Medium Density 0.24 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31075411T Residential Medium Density
Residential Single Family,
Medium Density 0.20 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 43321014 Residential Medium Density
Residential Single Family,
Medium Density 0.37 5 12 5 2 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 43709011 Residential Medium Density
Residential Single Family,
Medium Density 1.66 5 12 5 8 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 43709015T Residential Medium Density
Residential Single Family,
Medium Density 0.54 5 12 5 3 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 43322006 Residential Medium Density
Residential Single Family,
Medium Density 1.00 5 12 5 5 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 43308001 Residential Medium Density
Residential Single Family,
Medium Density 0.84 5 12 5 4 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 43308002 Residential Medium Density
Residential Single Family,
Medium Density 3.79 5 12 5 19 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 43321008 Residential Medium Density
Residential Single Family,
Medium Density 0.25 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 43321033 Residential Medium Density
Residential Single Family,
Medium Density 1.21 5 12 5 6 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 43321039 Residential Medium Density
Residential Single Family,
Medium Density 0.27 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 43633017 Residential Medium Density
Residential Single Family,
Medium Density 1.91 5 12 5 10 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 51136301 Residential Medium Density
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Site Type APN General Plan Land Use Zoning Acres
Zoning Min.
Density
Zoning Max.
Density
Density Used For
Calculation
Minimum
Capacity Afforability Level Existing Use Development Area
Environmental
Constraints
Infrastructure
Constraints
Table B-1 Sites Inventory Table
Vacant 51136310 Residential Medium Density
Residential Single Family,
Medium Density 0.16 5 12 5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51136324 Residential Medium Density
Residential Single Family,
Medium Density 2.34 5 12 5 12 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 43305006 Residential Medium Density
Residential Single Family,
Medium Density 1.07 5 12 5 5 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51117120 Residential Medium Density
Residential Single Family,
Medium Density 4.94 5 12 5 25 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 42629116 Residential Medium Density
Residential Single Family,
Medium Density 0.25 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 430231X1 Residential Medium Density
Residential Single Family,
Medium Density 0.19 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 43039135 Residential Medium Density
Residential Single Family,
Medium Density 0.95 5 12 5 5 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 43016121 Residential Medium Density
Residential Single Family,
Medium Density 0.23 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 51207007 Residential Medium Density
Residential Single Family,
Medium Density 3.02 5 12 5 15 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51207029 Residential Medium Density
Residential Single Family,
Medium Density 0.87 5 12 5 4 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51207039 Residential Medium Density
Residential Single Family,
Medium Density 6.54 5 12 5 33 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51207061 Residential Medium Density
Residential Single Family,
Medium Density 2.54 5 12 5 13 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51207001 Residential Medium Density
Residential Single Family,
Medium Density 17.91 5 12 5 90 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51207007 Residential Medium Density
Residential Single Family,
Medium Density 0.85 5 12 5 4 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51207017S Residential Medium Density
Residential Single Family,
Medium Density 8.49 5 12 5 42 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51207019 Residential Medium Density
Residential Single Family,
Medium Density 9.64 5 12 5 48 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51207039 Residential Medium Density
Residential Single Family,
Medium Density 19.30 5 12 5 97 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51207048 Residential Medium Density
Residential Single Family,
Medium Density 7.84 5 12 5 39 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51207050 Residential Medium Density
Residential Single Family,
Medium Density 32.35 5 12 5 162 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51207060 Residential Medium Density
Residential Single Family,
Medium Density 0.45 5 12 5 2 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51207061 Residential Medium Density
Residential Single Family,
Medium Density 3.64 5 12 5 18 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 50812006S Residential Medium Density
Residential Single Family,
Medium Density 0.40 5 12 5 2 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50812010S Residential Medium Density
Residential Single Family,
Medium Density 0.42 5 12 5 2 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50812013S Residential Medium Density
Residential Single Family,
Medium Density 0.13 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50812026 Residential Medium Density
Residential Single Family,
Medium Density 0.60 5 12 5 3 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50808203S Residential Medium Density
Residential Single Family,
Medium Density 0.21 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50808209S Residential Medium Density
Residential Single Family,
Medium Density 0.85 5 12 5 4 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50808227S Residential Medium Density
Residential Single Family,
Medium Density 0.22 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50808230S Residential Medium Density
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50808233S Residential Medium Density
Residential Single Family,
Medium Density 0.22 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 41715123 Residential Medium Density
Residential Single Family,
Medium Density 1.16 5 12 5 6 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 41740011 Residential Medium Density
Residential Single Family,
Medium Density 0.43 5 12 5 2 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50807011S Residential Medium Density
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50807031 Residential Medium Density
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50810201ST Residential Medium Density
Residential Single Family,
Medium Density 0.46 5 12 5 2 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50810202ST Residential Medium Density
Residential Single Family,
Medium Density 0.23 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50810230S Residential Medium Density
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50810121S Residential Medium Density
Residential Single Family,
Medium Density 0.43 5 12 5 2 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 41707056 Residential Medium Density
Residential Single Family,
Medium Density 0.66 5 12 5 3 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50902015 Residential Medium Density
Residential Single Family,
Medium Density 8.14 5 12 5 41 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50902016 Residential Medium Density
Residential Single Family,
Medium Density 4.27 5 12 5 21 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Site Type APN General Plan Land Use Zoning Acres
Zoning Min.
Density
Zoning Max.
Density
Density Used For
Calculation
Minimum
Capacity Afforability Level Existing Use Development Area
Environmental
Constraints
Infrastructure
Constraints
Table B-1 Sites Inventory Table
Vacant 40906072 Residential Medium Density
Residential Single Family,
Medium Density 0.20 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 30315201 Residential Medium Density
Residential Single Family,
Medium Density 0.24 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 30314419 Residential Medium Density
Residential Single Family,
Medium Density 0.16 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 30315105 Residential Medium Density
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 30315124 Residential Medium Density
Residential Single Family,
Medium Density 0.22 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 30316147 Residential Medium Density
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 30316149 Residential Medium Density
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 30316150 Residential Medium Density
Residential Single Family,
Medium Density 0.23 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 30316151 Residential Medium Density
Residential Single Family,
Medium Density 0.27 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 30316152 Residential Medium Density
Residential Single Family,
Medium Density 0.22 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 30316153 Residential Medium Density
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 30316155 Residential Medium Density
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 30314324S Residential Medium Density
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 30314102 Residential Medium Density
Residential Single Family,
Medium Density 0.13 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 30314103 Residential Medium Density
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 30314115 Residential Medium Density
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 30311216 Residential Medium Density
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 30311236 Residential Medium Density
Residential Single Family,
Medium Density 0.18 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 30311238 Residential Medium Density
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50302009S Residential Medium Density
Residential Single Family,
Medium Density 13.74 5 12 5 69 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 30312104 Residential Medium Density
Residential Single Family,
Medium Density 0.22 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 30312133 Residential Medium Density
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 30311310 Residential Medium Density
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 30311125 Residential Medium Density
Residential Single Family,
Medium Density 0.22 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50405005 Residential Medium Density
Residential Single Family,
Medium Density 9.53 5 12 5 48 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50405028 Residential Medium Density
Residential Single Family,
Medium Density 19.11 5 12 5 96 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 30309242 Residential Medium Density
Residential Single Family,
Medium Density 0.22 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 30309245 Residential Medium Density
Residential Single Family,
Medium Density 0.29 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 30309231 Residential Medium Density
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 30308237 Residential Medium Density
Residential Single Family,
Medium Density 0.42 5 12 5 2 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 30308121 Residential Medium Density
Residential Single Family,
Medium Density 0.22 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 30307334 Residential Medium Density
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 30309171 Residential Medium Density
Residential Single Family,
Medium Density 0.19 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 30309137 Residential Medium Density
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 30308115 Residential Medium Density
Residential Single Family,
Medium Density 0.13 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 30307343 Residential Medium Density
Residential Single Family,
Medium Density 0.13 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 30307101 Residential Medium Density
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 30307102 Residential Medium Density
Residential Single Family,
Medium Density 0.13 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 30307108 Residential Medium Density
Residential Single Family,
Medium Density 0.13 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 30303425 Residential Medium Density
Residential Single Family,
Medium Density 0.13 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 30305211 Residential Medium Density
Residential Single Family,
Medium Density 0.13 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Site Type APN General Plan Land Use Zoning Acres
Zoning Min.
Density
Zoning Max.
Density
Density Used For
Calculation
Minimum
Capacity Afforability Level Existing Use Development Area
Environmental
Constraints
Infrastructure
Constraints
Table B-1 Sites Inventory Table
Vacant 30304231 Residential Medium Density
Residential Single Family,
Medium Density 0.36 5 12 5 2 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 30304242 Residential Medium Density
Residential Single Family,
Medium Density 0.21 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 30304247 Residential Medium Density
Residential Single Family,
Medium Density 0.13 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 30303404 Residential Medium Density
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 40408301 Residential Medium Density
Residential Single Family,
Medium Density 0.20 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 30305104 Residential Medium Density
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 30303110 Residential Medium Density
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 30303133 Residential Medium Density
Residential Single Family,
Medium Density 0.16 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 30304139 Residential Medium Density
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 303041X1 Residential Medium Density
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50207322 Residential Medium Density
Residential Single Family,
Medium Density 0.46 5 12 5 2 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50208612 Residential Medium Density
Residential Single Family,
Medium Density 0.40 5 12 5 2 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50208613 Residential Medium Density
Residential Single Family,
Medium Density 0.49 5 12 5 2 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50207319 Residential Medium Density
Residential Single Family,
Medium Density 0.43 5 12 5 2 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 40551011S Residential Medium Density
Residential Single Family,
Medium Density 0.51 5 12 5 3 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 40551012S Residential Medium Density
Residential Single Family,
Medium Density 0.46 5 12 5 2 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 40552208S Residential Medium Density
Residential Single Family,
Medium Density 0.46 5 12 5 2 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 40261004 Residential Medium Density
Residential Single Family,
Medium Density 0.19 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 40263122 Residential Medium Density
Residential Single Family,
Medium Density 0.53 5 12 5 3 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57801035 Residential Medium Density
Residential Single Family,
Medium Density 3.58 5 12 5 18 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57907428S Residential Medium Density
Residential Single Family,
Medium Density 7.94 5 12 5 40 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57907429S Residential Medium Density
Residential Single Family,
Medium Density 6.48 5 12 5 32 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57929220S Residential Medium Density
Residential Single Family,
Medium Density 0.13 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57929116S Residential Medium Density
Residential Single Family,
Medium Density 0.13 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57929117S Residential Medium Density
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57928301S Residential Medium Density
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57928302S Residential Medium Density
Residential Single Family,
Medium Density 0.13 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57928308S Residential Medium Density
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57928309S Residential Medium Density
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57928312S Residential Medium Density
Residential Single Family,
Medium Density 0.13 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57928313S Residential Medium Density
Residential Single Family,
Medium Density 0.13 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57928314S Residential Medium Density
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57928315S Residential Medium Density
Residential Single Family,
Medium Density 0.13 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57928316S Residential Medium Density
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57928317S Residential Medium Density
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57928320S Residential Medium Density
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57928326S Residential Medium Density
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57907483S Residential Medium Density
Residential Single Family,
Medium Density 10.02 5 12 5 50 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57928205S Residential Medium Density
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57928222S Residential Medium Density
Residential Single Family,
Medium Density 0.13 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57928224S Residential Medium Density
Residential Single Family,
Medium Density 0.13 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Site Type APN General Plan Land Use Zoning Acres
Zoning Min.
Density
Zoning Max.
Density
Density Used For
Calculation
Minimum
Capacity Afforability Level Existing Use Development Area
Environmental
Constraints
Infrastructure
Constraints
Table B-1 Sites Inventory Table
Vacant 57928226S Residential Medium Density
Residential Single Family,
Medium Density 0.13 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57928227S Residential Medium Density
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57907432S Residential Medium Density
Residential Single Family,
Medium Density 5.03 5 12 5 25 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57907454S Residential Medium Density
Residential Single Family,
Medium Density 12.69 5 12 5 63 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 31081101 Residential Medium Density
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31081413 Residential Medium Density
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31028058 Residential Medium Density
Residential Single Family,
Medium Density 12.18 5 12 5 61 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31057219 Residential Medium Density
Residential Single Family,
Medium Density 0.22 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31075137T Residential Medium Density
Residential Single Family,
Medium Density 0.31 5 12 5 2 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31077201 Residential Medium Density
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31077202 Residential Medium Density
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31077203 Residential Medium Density
Residential Single Family,
Medium Density 0.20 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31208224 Residential Medium Density
Residential Single Family,
Medium Density 12.88 5 12 5 64 Above Moderate Vacant
DA-4 West (West Growth
Area South of Clinton) No No
Vacant 31208226 Residential Medium Density
Residential Single Family,
Medium Density 1.24 5 12 5 6 Above Moderate Vacant
DA-4 West (West Growth
Area South of Clinton) No No
Vacant 50647048S Residential Medium Density
Residential Single Family,
Medium Density 4.08 5 12 5 20 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50643032S Residential Medium Density
Residential Single Family,
Medium Density 0.18 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50643034S Residential Medium Density
Residential Single Family,
Medium Density 0.18 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50643035S Residential Medium Density
Residential Single Family,
Medium Density 0.18 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50643036S Residential Medium Density
Residential Single Family,
Medium Density 0.18 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50643037S Residential Medium Density
Residential Single Family,
Medium Density 0.18 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50643038S Residential Medium Density
Residential Single Family,
Medium Density 0.21 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50613031S Residential Medium Density
Residential Single Family,
Medium Density 9.28 5 12 5 46 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50601006T Residential Medium Density
Residential Single Family,
Medium Density 7.80 5 12 5 39 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50601007T Residential Medium Density
Residential Single Family,
Medium Density 1.16 5 12 5 6 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50601008T Residential Medium Density
Residential Single Family,
Medium Density 0.81 5 12 5 4 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50611213 Residential Medium Density
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50607610 Residential Medium Density
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 51209402 Residential Medium Density
Residential Single Family,
Medium Density 0.39 5 12 5 2 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 50507005S Residential Medium Density
Residential Single Family,
Medium Density 1.14 5 12 5 6 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 50507006S Residential Medium Density
Residential Single Family,
Medium Density 1.37 5 12 5 7 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 50507042S Residential Medium Density
Residential Single Family,
Medium Density 1.15 5 12 5 6 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 47905001 Residential Medium Density
Residential Single Family,
Medium Density 9.53 5 12 5 48 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 47905006 Residential Medium Density
Residential Single Family,
Medium Density 1.57 5 12 5 8 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 47905008 Residential Medium Density
Residential Single Family,
Medium Density 1.57 5 12 5 8 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 47720011 Residential Medium Density
Residential Single Family,
Medium Density 0.18 5 12 5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 47720015 Residential Medium Density
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 47720020 Residential Medium Density
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 47720051T Residential Medium Density
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 47720052 Residential Medium Density
Residential Single Family,
Medium Density 0.21 5 12 5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 47722103 Residential Medium Density
Residential Single Family,
Medium Density 0.23 5 12 5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 47721204 Residential Medium Density
Residential Single Family,
Medium Density 0.31 5 12 5 2 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Site Type APN General Plan Land Use Zoning Acres
Zoning Min.
Density
Zoning Max.
Density
Density Used For
Calculation
Minimum
Capacity Afforability Level Existing Use Development Area
Environmental
Constraints
Infrastructure
Constraints
Table B-1 Sites Inventory Table
Vacant 47722218 Residential Medium Density
Residential Single Family,
Medium Density 0.16 5 12 5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 47722254 Residential Medium Density
Residential Single Family,
Medium Density 0.22 5 12 5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 47722259 Residential Medium Density
Residential Single Family,
Medium Density 0.16 5 12 5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 47722260 Residential Medium Density
Residential Single Family,
Medium Density 0.13 5 12 5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 47722271 Residential Medium Density
Residential Single Family,
Medium Density 0.28 5 12 5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 47719205 Residential Medium Density
Residential Single Family,
Medium Density 0.30 5 12 5 2 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 47719207S Residential Medium Density
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 47719208S Residential Medium Density
Residential Single Family,
Medium Density 0.16 5 12 5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 47719401 Residential Medium Density
Residential Single Family,
Medium Density 0.30 5 12 5 2 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 47719403 Residential Medium Density
Residential Single Family,
Medium Density 0.31 5 12 5 2 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 47719102S Residential Medium Density
Residential Single Family,
Medium Density 0.37 5 12 5 2 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 47719310 Residential Medium Density
Residential Single Family,
Medium Density 0.36 5 12 5 2 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 47719313 Residential Medium Density
Residential Single Family,
Medium Density 0.18 5 12 5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 47721109 Residential Medium Density
Residential Single Family,
Medium Density 0.36 5 12 5 2 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 47721115 Residential Medium Density
Residential Single Family,
Medium Density 0.18 5 12 5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 47713316 Residential Medium Density
Residential Single Family,
Medium Density 0.22 5 12 5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 47713418 Residential Medium Density
Residential Single Family,
Medium Density 0.19 5 12 5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 47713419 Residential Medium Density
Residential Single Family,
Medium Density 0.19 5 12 5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 47711405 Residential Medium Density
Residential Single Family,
Medium Density 0.19 5 12 5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 47711411 Residential Medium Density
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 47711207 Residential Medium Density
Residential Single Family,
Medium Density 0.62 5 12 5 3 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 47711208 Residential Medium Density
Residential Single Family,
Medium Density 0.23 5 12 5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 47711210 Residential Medium Density
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 48109024 Residential Medium Density
Residential Single Family,
Medium Density 5.79 5 12 5 29 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48109026 Residential Medium Density
Residential Single Family,
Medium Density 3.86 5 12 5 19 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48112004 Residential Medium Density
Residential Single Family,
Medium Density 17.22 5 12 5 86 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31281417 Residential Medium Density
Residential Single Family,
Medium Density 0.16 5 12 5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 31281418 Residential Medium Density
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 31218048S Residential Medium Density
Residential Single Family,
Medium Density 0.27 5 12 5 1 Above Moderate Vacant
DA-4 West (West Growth
Area South of Clinton) No No
Vacant 48012012 Residential Medium Density
Residential Single Family,
Medium Density 1.20 5 12 5 6 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48012016 Residential Medium Density
Residential Single Family,
Medium Density 1.52 5 12 5 8 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 47320037 Residential Medium Density
Residential Single Family,
Medium Density 0.21 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 47320038 Residential Medium Density
Residential Single Family,
Medium Density 0.19 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48102047 Residential Medium Density
Residential Single Family,
Medium Density 38.05 5 12 5 190 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31379825 Residential Medium Density
Residential Single Family,
Medium Density 0.32 5 12 5 2 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31306007 Residential Medium Density
Residential Single Family,
Medium Density 0.53 5 12 5 3 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31306008 Residential Medium Density
Residential Single Family,
Medium Density 0.67 5 12 5 3 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31306009 Residential Medium Density
Residential Single Family,
Medium Density 1.48 5 12 5 7 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31306010 Residential Medium Density
Residential Single Family,
Medium Density 2.95 5 12 5 15 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31306011 Residential Medium Density
Residential Single Family,
Medium Density 3.23 5 12 5 16 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31381028 Residential Medium Density
Residential Single Family,
Medium Density 0.18 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Site Type APN General Plan Land Use Zoning Acres
Zoning Min.
Density
Zoning Max.
Density
Density Used For
Calculation
Minimum
Capacity Afforability Level Existing Use Development Area
Environmental
Constraints
Infrastructure
Constraints
Table B-1 Sites Inventory Table
Vacant 31380111 Residential Medium Density
Residential Single Family,
Medium Density 0.38 5 12 5 2 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 43516225 Residential Medium Density
Residential Single Family,
Medium Density 0.16 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 43533301 Residential Medium Density
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 43524209 Residential Medium Density
Residential Single Family,
Medium Density 0.16 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 43524210 Residential Medium Density
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 43530307 Residential Medium Density
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 43309021S Residential Medium Density
Residential Single Family,
Medium Density 2.21 5 12 5 11 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 48035231 Residential Medium Density
Residential Single Family,
Medium Density 0.37 5 12 5 2 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48035314 Residential Medium Density
Residential Single Family,
Medium Density 0.51 5 12 5 3 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48032110 Residential Medium Density
Residential Single Family,
Medium Density 1.16 5 12 5 6 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48003018 Residential Medium Density
Residential Single Family,
Medium Density 0.96 5 12 5 5 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48003035 Residential Medium Density
Residential Single Family,
Medium Density 1.90 5 12 5 9 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48024504 Residential Medium Density
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 41809131 Residential Medium Density
Residential Single Family,
Medium Density 0.16 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 41809134 Residential Medium Density
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 41809135 Residential Medium Density
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 41809136 Residential Medium Density
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 41826212 Residential Medium Density
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 32916201 Residential Medium Density
Residential Single Family,
Medium Density 0.34 5 12 5 2 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 32916206 Residential Medium Density
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 32916218 Residential Medium Density
Residential Single Family,
Medium Density 0.41 5 12 5 2 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 32916220 Residential Medium Density
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 32916222 Residential Medium Density
Residential Single Family,
Medium Density 0.21 5 12 5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 32920038 Residential Medium Density
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 32916106 Residential Medium Density
Residential Single Family,
Medium Density 0.34 5 12 5 2 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 32916118 Residential Medium Density
Residential Single Family,
Medium Density 0.35 5 12 5 2 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 32916121 Residential Medium Density
Residential Single Family,
Medium Density 0.40 5 12 5 2 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 32916123 Residential Medium Density
Residential Single Family,
Medium Density 0.99 5 12 5 5 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 32916124 Residential Medium Density
Residential Single Family,
Medium Density 0.50 5 12 5 2 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 32916143 Residential Medium Density
Residential Single Family,
Medium Density 0.48 5 12 5 2 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 32916145 Residential Medium Density
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 32816310 Residential Medium Density
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 32817201 Residential Medium Density
Residential Single Family,
Medium Density 0.27 5 12 5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 32817208 Residential Medium Density
Residential Single Family,
Medium Density 0.22 5 12 5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 32816118 Residential Medium Density
Residential Single Family,
Medium Density 0.19 5 12 5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 32815021 Residential Medium Density
Residential Single Family,
Medium Density 0.49 5 12 5 2 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 32817105 Residential Medium Density
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 32817127 Residential Medium Density
Residential Single Family,
Medium Density 0.16 5 12 5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 32818506 Residential Medium Density
Residential Single Family,
Medium Density 0.21 5 12 5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 32818203 Residential Medium Density
Residential Single Family,
Medium Density 0.24 5 12 5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 42805005T Residential Medium Density
Residential Single Family,
Medium Density 1.83 5 12 5 9 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Site Type APN General Plan Land Use Zoning Acres
Zoning Min.
Density
Zoning Max.
Density
Density Used For
Calculation
Minimum
Capacity Afforability Level Existing Use Development Area
Environmental
Constraints
Infrastructure
Constraints
Table B-1 Sites Inventory Table
Vacant 48108032 Residential Medium Density
Residential Single Family,
Medium Density 4.75 5 12 5 24 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 45403301T Residential Medium Density
Residential Single Family,
Medium Density 0.26 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 45404228 Residential Medium Density
Residential Single Family,
Medium Density 0.47 5 12 5 2 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 45405428 Residential Medium Density
Residential Single Family,
Medium Density 0.50 5 12 5 2 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 45624122 Residential Medium Density
Residential Single Family,
Medium Density 0.66 5 12 5 3 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 45322407 Residential Medium Density
Residential Single Family,
Medium Density 0.26 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 45322314 Residential Medium Density
Residential Single Family,
Medium Density 0.23 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 45322316 Residential Medium Density
Residential Single Family,
Medium Density 0.25 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31327053 Residential Medium Density
Residential Single Family,
Medium Density 1.61 5 12 5 8 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31328071 Residential Medium Density
Residential Single Family,
Medium Density 59.44 5 12 5 297 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 408153X54 Residential Medium Density
Residential Single Family,
Medium Density 0.62 5 12 5 3 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 51002244 Residential Medium Density
Residential Single Family,
Medium Density 0.88 5 12 5 4 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51002129S Residential Medium Density
Residential Single Family,
Medium Density 8.76 5 12 5 44 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51002130 Residential Medium Density
Residential Single Family,
Medium Density 8.47 5 12 5 42 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51031101 Residential Medium Density
Residential Single Family,
Medium Density 3.72 5 12 5 19 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 46318104 Residential Medium Density
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 46317111 Residential Medium Density
Residential Single Family,
Medium Density 0.21 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 46302313 Residential Medium Density
Residential Single Family,
Medium Density 2.88 5 12 5 14 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 40645219S Residential Medium Density
Residential Single Family,
Medium Density 0.26 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 51051401 Residential Medium Density
Residential Single Family,
Medium Density 0.16 5 12 5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51051402 Residential Medium Density
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51051403 Residential Medium Density
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51051404 Residential Medium Density
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51051405 Residential Medium Density
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51051406 Residential Medium Density
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51051407 Residential Medium Density
Residential Single Family,
Medium Density 0.25 5 12 5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51051408 Residential Medium Density
Residential Single Family,
Medium Density 0.21 5 12 5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51051409 Residential Medium Density
Residential Single Family,
Medium Density 0.25 5 12 5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51051410 Residential Medium Density
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51051411 Residential Medium Density
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51051419 Residential Medium Density
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51051420 Residential Medium Density
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51051421 Residential Medium Density
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51051422 Residential Medium Density
Residential Single Family,
Medium Density 0.16 5 12 5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51003023 Residential Medium Density
Residential Single Family,
Medium Density 2.67 5 12 5 13 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51051301 Residential Medium Density
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51051302 Residential Medium Density
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51051303 Residential Medium Density
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51051304 Residential Medium Density
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51051305 Residential Medium Density
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51051306 Residential Medium Density
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Site Type APN General Plan Land Use Zoning Acres
Zoning Min.
Density
Zoning Max.
Density
Density Used For
Calculation
Minimum
Capacity Afforability Level Existing Use Development Area
Environmental
Constraints
Infrastructure
Constraints
Table B-1 Sites Inventory Table
Vacant 51051307 Residential Medium Density
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51051308 Residential Medium Density
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51051309 Residential Medium Density
Residential Single Family,
Medium Density 0.19 5 12 5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51051310 Residential Medium Density
Residential Single Family,
Medium Density 0.16 5 12 5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51051311 Residential Medium Density
Residential Single Family,
Medium Density 0.13 5 12 5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51051312 Residential Medium Density
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51051313 Residential Medium Density
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51051314 Residential Medium Density
Residential Single Family,
Medium Density 1.64 5 12 5 8 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51051101 Residential Medium Density
Residential Single Family,
Medium Density 0.18 5 12 5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51051102 Residential Medium Density
Residential Single Family,
Medium Density 0.13 5 12 5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51051103 Residential Medium Density
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51051104 Residential Medium Density
Residential Single Family,
Medium Density 0.13 5 12 5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51051105 Residential Medium Density
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51051106 Residential Medium Density
Residential Single Family,
Medium Density 0.13 5 12 5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51051107 Residential Medium Density
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51051108 Residential Medium Density
Residential Single Family,
Medium Density 0.13 5 12 5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51051109 Residential Medium Density
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51051110 Residential Medium Density
Residential Single Family,
Medium Density 0.13 5 12 5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51051111 Residential Medium Density
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51051112 Residential Medium Density
Residential Single Family,
Medium Density 0.13 5 12 5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51051113 Residential Medium Density
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51051114 Residential Medium Density
Residential Single Family,
Medium Density 0.13 5 12 5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51051115 Residential Medium Density
Residential Single Family,
Medium Density 0.14 5 12 5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51051116 Residential Medium Density
Residential Single Family,
Medium Density 0.13 5 12 5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51024011 Residential Medium Density
Residential Single Family,
Medium Density 0.21 5 12 5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51024012 Residential Medium Density
Residential Single Family,
Medium Density 0.21 5 12 5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 50505011 Residential Medium Density
Residential Single Family,
Medium Density 18.12 5 12 5 91 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51101107 Residential Medium Density
Residential Single Family,
Medium Density 9.77 5 12 5 49 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51136209 Residential Medium Density
Residential Single Family,
Medium Density 0.13 5 12 5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51136101 Residential Medium Density
Residential Single Family,
Medium Density 0.13 5 12 5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51103142S Residential Medium Density
Residential Single Family,
Medium Density 15.38 5 12 5 77 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 31243001 Residential Medium Density
Residential Single Family,
Medium Density 4.16 5 12 5 21 Above Moderate Vacant
DA-4 West (West Growth
Area South of Clinton) No No
Vacant 31243001 Residential Medium Density
Residential Single Family,
Medium Density 9.60 5 12 5 48 Above Moderate Vacant
DA-4 West (West Growth
Area South of Clinton) No No
Vacant 44202232 Residential Medium Density
Residential Single Family,
Medium Density 3.89 5 12 5 19 Above Moderate Vacant
DA-4 West (West Growth
Area South of Clinton) No No
Vacant 44202246 Residential Medium Density
Residential Single Family,
Medium Density 4.91 5 12 5 25 Above Moderate Vacant
DA-4 West (West Growth
Area South of Clinton) No No
Vacant 47904032 Residential Medium Density
Residential Single Family,
Medium Density 1.18 5 12 5 6 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 48113026 Residential Medium Density
Residential Single Family,
Medium Density 5.02 5 12 5 25 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48022037 Residential Medium Density
Residential Single Family,
Medium Density 0.61 5 12 5 3 Above Moderate Vacant South Industrial No No
Vacant 48022038 Residential Medium Density
Residential Single Family,
Medium Density 0.15 5 12 5 1 Above Moderate Vacant South Industrial No No
Vacant 47408017 Residential Medium Density
Residential Single Family,
Medium Density 0.20 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 47408018 Residential Medium Density
Residential Single Family,
Medium Density 1.69 5 12 5 8 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Site Type APN General Plan Land Use Zoning Acres
Zoning Min.
Density
Zoning Max.
Density
Density Used For
Calculation
Minimum
Capacity Afforability Level Existing Use Development Area
Environmental
Constraints
Infrastructure
Constraints
Table B-1 Sites Inventory Table
Vacant 48107003 Residential Medium Density
Residential Single Family,
Medium Density 4.75 5 12 5 24 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48107004 Residential Medium Density
Residential Single Family,
Medium Density 1.25 5 12 5 6 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48107017 Residential Medium Density
Residential Single Family,
Medium Density 0.25 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48107022 Residential Medium Density
Residential Single Family,
Medium Density 12.57 5 12 5 63 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 46228034 Residential Medium Density
Residential Single Family,
Medium Density 0.21 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31265035S Residential Medium Density
Residential Single Family,
Medium Density 0.17 5 12 5 1 Above Moderate Vacant
DA-4 West (West Growth
Area South of Clinton) No No
Vacant 44608213 Residential Medium Density
Residential Single Family,
Medium Density 0.21 5 12 5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 57907468S Residential Medium Density
Residential Single Family,
Medium Density 32.02 5 12 5 160 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57907478S Residential Medium Density
Residential Single Family,
Medium Density 27.75 5 12 5 139 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 47902052 Residential Medium Density
Residential Single Family,
Medium Density 0.21 5 12 5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 44909033S Residential Medium High Density Mobile Home Park 9.03 12 16 12 108 Moderate Vacant
DA-4 West (West Growth
Area South of Clinton) No No
Vacant 50506008 Residential Medium High Density
Residential Multi-Family,
Medium High Density 15.14 12 16 12 182 Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 57907465S Residential Medium High Density
Residential Multi-Family,
Medium High Density 11.23 12 16 12 135 Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 48003060 Residential Medium High Density
Residential Multi-Family,
Medium High Density 3.53 12 16 12 42 Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48113026 Residential Medium High Density
Residential Multi-Family,
Medium High Density 5.96 12 16 12 71 Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 47902033 Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.41 12 16 12 5 Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 47902035 Residential Medium High Density
Residential Multi-Family,
Medium High Density 3.97 12 16 12 48 Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 47902036 Residential Medium High Density
Residential Multi-Family,
Medium High Density 2.00 12 16 12 24 Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 47902043 Residential Medium High Density
Residential Multi-Family,
Medium High Density 6.48 12 16 12 78 Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 47134001 Residential Medium High Density
Residential Multi-Family,
Medium High Density 2.27 12 16 12 27 Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 47122005 Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.96 12 16 12 12 Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 47106229 Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.17 12 16 12 2 Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 47219035 Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.60 12 16 12 7 Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 47219036 Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.60 12 16 12 7 Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 472200XB Residential Medium High Density
Residential Multi-Family,
Medium High Density 2.11 12 16 12 25 Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 45220707 Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.18 12 16 12 2 Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 45228216 Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.19 12 16 12 2 Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 45228217 Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.19 12 16 12 2 Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 45228221 Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.18 12 16 12 2 Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 45222616 Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.43 12 16 12 5 Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 45223318 Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.32 12 16 12 4 Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 45223221 Residential Medium High Density
Residential Multi-Family,
Medium High Density 1.14 12 16 12 14 Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 45223223 Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.35 12 16 12 4 Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 45224121 Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.17 12 16 12 2 Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 45215522 Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.15 12 16 12 2 Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 45215512 Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.15 12 16 12 2 Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 45216513 Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.15 12 16 12 2 Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 45216514 Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.52 12 16 12 6 Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 45206602 Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.15 12 16 12 2 Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 45208211 Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.18 12 16 12 2 Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 45208112 Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.18 12 16 12 2 Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Site Type APN General Plan Land Use Zoning Acres
Zoning Min.
Density
Zoning Max.
Density
Density Used For
Calculation
Minimum
Capacity Afforability Level Existing Use Development Area
Environmental
Constraints
Infrastructure
Constraints
Table B-1 Sites Inventory Table
Vacant 45015401T Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.16 12 16 12 2 Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 45325112 Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.31 12 16 12 4 Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 45123103 Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.16 12 16 12 2 Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 44730322 Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.31 12 16 12 4 Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 44730328 Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.13 12 16 12 2 Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 44409301 Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.16 12 16 12 2 Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 44409310 Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.13 12 16 12 2 Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 44409312 Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.16 12 16 12 2 Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 44408607 Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.15 12 16 12 2 Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 44408614 Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.24 12 16 12 3 Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 44409110 Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.14 12 16 12 2 Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 44333623 Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.35 12 16 12 4 Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 44311119 Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.15 12 16 12 2 Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 44303209 Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.55 12 16 12 7 Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 43323003 Residential Medium High Density
Residential Multi-Family,
Medium High Density 1.15 12 16 12 14 Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 43323006 Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.58 12 16 12 7 Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 51101257 Residential Medium High Density
Residential Multi-Family,
Medium High Density 1.87 12 16 12 22 Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 43305006 Residential Medium High Density
Residential Multi-Family,
Medium High Density 1.48 12 16 12 18 Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51124033 Residential Medium High Density
Residential Multi-Family,
Medium High Density 9.58 12 16 12 115 Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51124036 Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.62 12 16 12 7 Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51124037 Residential Medium High Density
Residential Multi-Family,
Medium High Density 9.74 12 16 12 117 Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 43608072 Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.40 12 16 12 5 Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 43608074 Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.16 12 16 12 2 Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 42629116 Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.53 12 16 12 6 Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 43021007 Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.90 12 16 12 11 Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 43038131 Residential Medium High Density
Residential Multi-Family,
Medium High Density 1.12 12 16 12 13 Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 42450126 Residential Medium High Density
Residential Multi-Family,
Medium High Density 3.66 12 16 12 44 Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 41604009 Residential Medium High Density
Residential Multi-Family,
Medium High Density 2.68 12 16 12 32 Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50922001S Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.21 12 16 12 2 Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50921001S Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.21 12 16 12 2 Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50936040S Residential Medium High Density
Residential Multi-Family,
Medium High Density 2.56 12 16 12 31 Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50936041 Residential Medium High Density
Residential Multi-Family,
Medium High Density 2.51 12 16 12 30 Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 41568526 Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.34 12 16 12 4 Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 41568527 Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.34 12 16 12 4 Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 41568536 Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.35 12 16 12 4 Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 41568539 Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.47 12 16 12 6 Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 41502817U Residential Medium High Density
Residential Multi-Family,
Medium High Density 6.98 12 16 12 84 Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50410404 Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.17 12 16 12 2 Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50410111 Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.26 12 16 12 3 Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50410113 Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.17 12 16 12 2 Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50410104 Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.17 12 16 12 2 Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Site Type APN General Plan Land Use Zoning Acres
Zoning Min.
Density
Zoning Max.
Density
Density Used For
Calculation
Minimum
Capacity Afforability Level Existing Use Development Area
Environmental
Constraints
Infrastructure
Constraints
Table B-1 Sites Inventory Table
Vacant 50411301S Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.14 12 16 12 2 Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50412216S Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.35 12 16 12 4 Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50411201 Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.17 12 16 12 2 Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50411120 Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.19 12 16 12 2 Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50411121 Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.35 12 16 12 4 Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50412106S Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.17 12 16 12 2 Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50412110S Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.17 12 16 12 2 Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50412309S Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.17 12 16 12 2 Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50412301S Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.17 12 16 12 2 Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50412303S Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.23 12 16 12 3 Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50302008 Residential Medium High Density
Residential Multi-Family,
Medium High Density 4.03 12 16 12 48 Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 40409046 Residential Medium High Density
Residential Multi-Family,
Medium High Density 8.72 12 16 12 105 Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 40409047 Residential Medium High Density
Residential Multi-Family,
Medium High Density 8.32 12 16 12 100 Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 40303007 Residential Medium High Density
Residential Multi-Family,
Medium High Density 2.77 12 16 12 33 Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 56703064 Residential Medium High Density
Residential Multi-Family,
Medium High Density 4.32 12 16 12 52 Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57801011 Residential Medium High Density
Residential Multi-Family,
Medium High Density 4.24 12 16 12 51 Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57721079 Residential Medium High Density
Residential Multi-Family,
Medium High Density 1.87 12 16 12 22 Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57909023S Residential Medium High Density
Residential Multi-Family,
Medium High Density 12.07 12 16 12 145 Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57907401S Residential Medium High Density
Residential Multi-Family,
Medium High Density 13.78 12 16 12 165 Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50903074S Residential Medium High Density
Residential Multi-Family,
Medium High Density 8.22 12 16 12 99 Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57909020S Residential Medium High Density
Residential Multi-Family,
Medium High Density 10.81 12 16 12 130 Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 44203007 Residential Medium High Density
Residential Multi-Family,
Medium High Density 2.19 12 16 12 26 Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 50613008S Residential Medium High Density
Residential Multi-Family,
Medium High Density 5.77 12 16 12 69 Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50613009S Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.93 12 16 12 11 Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50733022ST Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.27 12 16 12 3 Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50733025 Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.20 12 16 12 2 Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50732001 Residential Medium High Density
Residential Multi-Family,
Medium High Density 2.70 12 16 12 32 Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 44602038 Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.47 12 16 12 6 Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 44602040T Residential Medium High Density
Residential Multi-Family,
Medium High Density 4.49 12 16 12 54 Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48105003 Residential Medium High Density
Residential Multi-Family,
Medium High Density 23.18 12 16 12 278 Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48110009 Residential Medium High Density
Residential Multi-Family,
Medium High Density 2.71 12 16 12 32 Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48110010 Residential Medium High Density
Residential Multi-Family,
Medium High Density 22.79 12 16 12 274 Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31329108 Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.15 12 16 12 2 Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 43517302 Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.21 12 16 12 2 Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 43517308 Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.69 12 16 12 8 Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 42504215 Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.44 12 16 12 5 Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 42504136 Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.34 12 16 12 4 Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 43402057 Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.70 12 16 12 8 Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 43402006T Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.72 12 16 12 9 Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 43402077T Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.13 12 16 12 2 Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 43402081 Residential Medium High Density
Residential Multi-Family,
Medium High Density 6.00 12 16 12 72 Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Site Type APN General Plan Land Use Zoning Acres
Zoning Min.
Density
Zoning Max.
Density
Density Used For
Calculation
Minimum
Capacity Afforability Level Existing Use Development Area
Environmental
Constraints
Infrastructure
Constraints
Table B-1 Sites Inventory Table
Vacant 43303207 Residential Medium High Density
Residential Multi-Family,
Medium High Density 7.26 12 16 12 87 Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 43309024S Residential Medium High Density
Residential Multi-Family,
Medium High Density 3.06 12 16 12 37 Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 43526422 Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.16 12 16 12 2 Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 44201002U Residential Medium High Density
Residential Multi-Family,
Medium High Density 1.73 12 16 12 21 Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48111005 Residential Medium High Density
Residential Multi-Family,
Medium High Density 6.27 12 16 12 75 Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48111020 Residential Medium High Density
Residential Multi-Family,
Medium High Density 2.65 12 16 12 32 Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 45603034T Residential Medium High Density
Residential Multi-Family,
Medium High Density 4.17 12 16 12 50 Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 50302011 Residential Medium High Density
Residential Multi-Family,
Medium High Density 11.20 12 16 12 134 Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 40720402 Residential Medium High Density
Residential Multi-Family,
Medium High Density 2.56 12 16 12 31 Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 45409102 Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.20 12 16 12 2 Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 46312030 Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.18 12 16 12 2 Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 47902036 Residential Medium High Density
Residential Multi-Family,
Medium High Density 0.26 12 16 12 3 Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 46402007 Residential Medium Low Density
Residential Single Family,
Medium Low Density 10.83 3.5 6 3.5 38 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 46402008 Residential Medium Low Density
Residential Single Family,
Medium Low Density 1.11 3.5 6 3.5 4 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 46402009 Residential Medium Low Density
Residential Single Family,
Medium Low Density 1.59 3.5 6 3.5 6 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 46402012 Residential Medium Low Density
Residential Single Family,
Medium Low Density 4.69 3.5 6 3.5 16 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 46402013 Residential Medium Low Density
Residential Single Family,
Medium Low Density 4.92 3.5 6 3.5 17 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 46402015 Residential Medium Low Density
Residential Single Family,
Medium Low Density 18.34 3.5 6 3.5 64 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 46402019 Residential Medium Low Density
Residential Single Family,
Medium Low Density 9.38 3.5 6 3.5 33 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 46402024 Residential Medium Low Density
Residential Single Family,
Medium Low Density 2.00 3.5 6 3.5 7 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 46402025 Residential Medium Low Density
Residential Single Family,
Medium Low Density 24.72 3.5 6 3.5 87 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 46402026 Residential Medium Low Density
Residential Single Family,
Medium Low Density 5.83 3.5 6 3.5 20 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 46402028 Residential Medium Low Density
Residential Single Family,
Medium Low Density 7.80 3.5 6 3.5 27 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 46402029 Residential Medium Low Density
Residential Single Family,
Medium Low Density 9.49 3.5 6 3.5 33 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 46402030 Residential Medium Low Density
Residential Single Family,
Medium Low Density 9.50 3.5 6 3.5 33 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 46402031 Residential Medium Low Density
Residential Single Family,
Medium Low Density 9.49 3.5 6 3.5 33 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 46402034 Residential Medium Low Density
Residential Single Family,
Medium Low Density 4.69 3.5 6 3.5 16 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 46402035 Residential Medium Low Density
Residential Single Family,
Medium Low Density 1.76 3.5 6 3.5 6 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 46402036 Residential Medium Low Density
Residential Single Family,
Medium Low Density 9.31 3.5 6 3.5 33 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 46402037 Residential Medium Low Density
Residential Single Family,
Medium Low Density 4.55 3.5 6 3.5 16 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 57907437S Residential Medium Low Density
Residential Single Family,
Medium Low Density 9.54 3.5 6 3.5 33 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 32813302 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.29 3.5 6 3.5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 32813303 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.15 3.5 6 3.5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 32813304 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.15 3.5 6 3.5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 32813309 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.15 3.5 6 3.5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 32813313 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.15 3.5 6 3.5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 32813314 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.22 3.5 6 3.5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 32813204 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.15 3.5 6 3.5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 32813205 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.15 3.5 6 3.5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 32813213 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.17 3.5 6 3.5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 32813222 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Site Type APN General Plan Land Use Zoning Acres
Zoning Min.
Density
Zoning Max.
Density
Density Used For
Calculation
Minimum
Capacity Afforability Level Existing Use Development Area
Environmental
Constraints
Infrastructure
Constraints
Table B-1 Sites Inventory Table
Vacant 32813226 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.29 3.5 6 3.5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 48150107S Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.15 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48150108S Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.15 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48150109S Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.15 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143502 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.17 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143401 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.15 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143402 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143403 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143404 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143405 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143406 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143407 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143408 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143409 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143410 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143411 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143412 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143413 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143414 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143415 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.15 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143416 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.15 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143417 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143418 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143419 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143420 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143421 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143422 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143423 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143424 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143425 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143426 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143427 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143428 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143429 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143101 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143102 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143103 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143104 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.15 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143301 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.15 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143302 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143303 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Site Type APN General Plan Land Use Zoning Acres
Zoning Min.
Density
Zoning Max.
Density
Density Used For
Calculation
Minimum
Capacity Afforability Level Existing Use Development Area
Environmental
Constraints
Infrastructure
Constraints
Table B-1 Sites Inventory Table
Vacant 48143304 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143305 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143306 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143307 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143308 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143309 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143310 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143311 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.15 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143312 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.15 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143313 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143314 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143315 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143316 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143317 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143318 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143319 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143320 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143321 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143322 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.15 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143211 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.15 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143212 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.15 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143213 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.15 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143214 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.15 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143215 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.15 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143216 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.15 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143217 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.15 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143218 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.15 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143219 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.17 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143220 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.26 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143221 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.17 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143222 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143223 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48143224 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.15 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48130033ST Residential Medium Low Density
Residential Single Family,
Medium Low Density 5.68 3.5 6 3.5 20 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48104012S Residential Medium Low Density
Residential Single Family,
Medium Low Density 7.84 3.5 6 3.5 27 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 46430029 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.73 3.5 6 3.5 3 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 46430020 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.13 3.5 6 3.5 0 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 46430022 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.39 3.5 6 3.5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 46406017 Residential Medium Low Density
Residential Single Family,
Medium Low Density 17.06 3.5 6 3.5 60 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 47311109S Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.31 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 46406017 Residential Medium Low Density
Residential Single Family,
Medium Low Density 16.75 3.5 6 3.5 59 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Site Type APN General Plan Land Use Zoning Acres
Zoning Min.
Density
Zoning Max.
Density
Density Used For
Calculation
Minimum
Capacity Afforability Level Existing Use Development Area
Environmental
Constraints
Infrastructure
Constraints
Table B-1 Sites Inventory Table
Vacant 46406016T Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.97 3.5 6 3.5 3 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 46406017 Residential Medium Low Density
Residential Single Family,
Medium Low Density 33.48 3.5 6 3.5 117 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 46406015 Residential Medium Low Density
Residential Single Family,
Medium Low Density 17.22 3.5 6 3.5 60 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 47202215 Residential Medium Low Density
Residential Single Family,
Medium Low Density 9.87 3.5 6 3.5 35 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 47202226 Residential Medium Low Density
Residential Single Family,
Medium Low Density 5.18 3.5 6 3.5 18 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 46431210T Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.18 3.5 6 3.5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 46431211T Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.23 3.5 6 3.5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 46431212T Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.24 3.5 6 3.5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 46431213T Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.46 3.5 6 3.5 2 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 46431214T Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.39 3.5 6 3.5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 46427237T Residential Medium Low Density
Residential Single Family,
Medium Low Density 1.05 3.5 6 3.5 4 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 46427238 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.80 3.5 6 3.5 3 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 46404042 Residential Medium Low Density
Residential Single Family,
Medium Low Density 2.40 3.5 6 3.5 8 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 46404059T Residential Medium Low Density
Residential Single Family,
Medium Low Density 1.23 3.5 6 3.5 4 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 46404073T Residential Medium Low Density
Residential Single Family,
Medium Low Density 2.32 3.5 6 3.5 8 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 31378601 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.27 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31378602 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.27 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31378603 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.28 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31383601 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.29 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31383602 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.25 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31383603 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.27 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31383604 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.27 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31383605 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.27 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31383606 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.27 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31383607 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.26 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31383608 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.26 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31383609 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.26 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31383610 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.26 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31383611 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.27 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31383612 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.31 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31378701 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.28 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31378702 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.24 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31378703 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.24 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31378704 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.24 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31378705 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.24 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31378706 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.26 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31378707 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.26 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31378708 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.26 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31378709 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.26 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31378710 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.32 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31379401 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.35 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Site Type APN General Plan Land Use Zoning Acres
Zoning Min.
Density
Zoning Max.
Density
Density Used For
Calculation
Minimum
Capacity Afforability Level Existing Use Development Area
Environmental
Constraints
Infrastructure
Constraints
Table B-1 Sites Inventory Table
Vacant 31379402 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.32 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31379403 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.26 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31379404 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.26 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 46310017T Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.65 3.5 6 3.5 2 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31328043 Residential Medium Low Density
Residential Single Family,
Medium Low Density 22.22 3.5 6 3.5 78 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31327051S Residential Medium Low Density
Residential Single Family,
Medium Low Density 4.62 3.5 6 3.5 16 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31328065 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31265010S Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.18 3.5 6 3.5 1 Above Moderate Vacant
DA-4 West (West Growth
Area South of Clinton) No No
Vacant 31021038 Residential Medium Low Density
Residential Single Family,
Medium Low Density 32.30 3.5 6 3.5 113 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31004138 Residential Medium Low Density
Residential Single Family,
Medium Low Density 30.90 3.5 6 3.5 108 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31287201 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 31287202 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 31287203 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.15 3.5 6 3.5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 31287204 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.15 3.5 6 3.5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 31287228 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.16 3.5 6 3.5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 31287229 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 31287230 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 31282510 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.16 3.5 6 3.5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 31026017 Residential Medium Low Density
Residential Single Family,
Medium Low Density 38.75 3.5 6 3.5 136 Above Moderate Vacant
DA-2 North (North of 180,
East of Clovis)No No
Vacant 31026049 Residential Medium Low Density
Residential Single Family,
Medium Low Density 7.50 3.5 6 3.5 26 Above Moderate Vacant
DA-2 North (North of 180,
East of Clovis)No No
Vacant 31026051 Residential Medium Low Density
Residential Single Family,
Medium Low Density 7.50 3.5 6 3.5 26 Above Moderate Vacant
DA-2 North (North of 180,
East of Clovis)No No
Vacant 44704124 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31287115 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 0 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 31287116 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 0 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 31287117 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 31287118 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 31287119 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 31287120 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 31287121 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 31287122 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 31287123 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 0 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 31287124 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.16 3.5 6 3.5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 31287125 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.29 3.5 6 3.5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51135201ST Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.26 3.5 6 3.5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 31066301 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.20 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31066302 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.19 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31066303 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.19 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31066304 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.19 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31066201 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.16 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31066202 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31066203 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Site Type APN General Plan Land Use Zoning Acres
Zoning Min.
Density
Zoning Max.
Density
Density Used For
Calculation
Minimum
Capacity Afforability Level Existing Use Development Area
Environmental
Constraints
Infrastructure
Constraints
Table B-1 Sites Inventory Table
Vacant 31066204 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31066209 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.16 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31066210 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31066211 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31066212 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31066213 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31066214 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31066215 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31066216 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.16 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 51121412 Residential Medium Low Density
Residential Single Family,
Medium Low Density 12.33 3.5 6 3.5 43 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 43621107 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.23 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 51125002 Residential Medium Low Density
Residential Single Family,
Medium Low Density 4.85 3.5 6 3.5 17 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 43621314 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.18 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 43621316 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.16 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 43621317 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.17 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 43621319 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.23 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 43621320 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.15 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 43621322 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.22 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 43613217 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.30 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 51107410 Residential Medium Low Density
Residential Single Family,
Medium Low Density 2.12 3.5 6 3.5 7 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 43015015 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.26 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 43014063 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.33 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 43015082 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.28 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 43012039 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.37 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 43012042 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.34 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 43011050 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.40 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 43009043 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.37 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 41531011 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.22 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50522059 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.64 3.5 6 3.5 2 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 50939022 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.26 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50939023 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.20 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50939009 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.16 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50939010 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 41533131 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.35 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50522058 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.71 3.5 6 3.5 2 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 50026212S Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.29 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50304138S Residential Medium Low Density
Residential Single Family,
Medium Low Density 4.30 3.5 6 3.5 15 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50113410S Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.33 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 40511402S Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.34 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 40547317S Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.25 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50206210 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.22 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Site Type APN General Plan Land Use Zoning Acres
Zoning Min.
Density
Zoning Max.
Density
Density Used For
Calculation
Minimum
Capacity Afforability Level Existing Use Development Area
Environmental
Constraints
Infrastructure
Constraints
Table B-1 Sites Inventory Table
Vacant 40258030S Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.55 3.5 6 3.5 2 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 40302209 Residential Medium Low Density
Residential Single Family,
Medium Low Density 2.30 3.5 6 3.5 8 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 40355118S Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.17 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 40355229S Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.45 3.5 6 3.5 2 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 40260215 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.31 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 40270101 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.45 3.5 6 3.5 2 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 40108204 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.20 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57724310S Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.34 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57724311S Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.31 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57724312S Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.31 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57724406S Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.33 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57724407S Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.33 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57724409S Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.33 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57724410S Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.33 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57724411S Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.32 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57724412S Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.43 3.5 6 3.5 2 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57724414S Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.31 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57724415S Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.30 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57724417S Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.31 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57724418S Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.34 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57724402S Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.33 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57724404S Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.33 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57819013S Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.24 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57819014S Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.27 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57819015S Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.22 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57819017S Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.26 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57819019S Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.38 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57624118S Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.28 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57624125S Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.26 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57922026S Residential Medium Low Density
Residential Single Family,
Medium Low Density 2.51 3.5 6 3.5 9 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57922027S Residential Medium Low Density
Residential Single Family,
Medium Low Density 1.37 3.5 6 3.5 5 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57907426S Residential Medium Low Density
Residential Single Family,
Medium Low Density 5.00 3.5 6 3.5 17 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57907427S Residential Medium Low Density
Residential Single Family,
Medium Low Density 5.00 3.5 6 3.5 18 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57907431S Residential Medium Low Density
Residential Single Family,
Medium Low Density 4.79 3.5 6 3.5 17 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 579074X1 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.22 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57916037S Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.17 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57916040S Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.16 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57916041S Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.16 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57916042S Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.16 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57916043S Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.16 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57916046S Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.16 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Site Type APN General Plan Land Use Zoning Acres
Zoning Min.
Density
Zoning Max.
Density
Density Used For
Calculation
Minimum
Capacity Afforability Level Existing Use Development Area
Environmental
Constraints
Infrastructure
Constraints
Table B-1 Sites Inventory Table
Vacant 57916047S Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.16 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57916048S Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.16 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57916049S Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.16 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57916050S Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.16 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57916051S Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.16 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57916052S Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.16 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57916053S Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.16 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57916034S Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.17 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57916009S Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.16 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57916025S Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.17 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 579160XC Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.24 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57917023S Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.17 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57917025S Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.19 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57917028S Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.17 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57907407S Residential Medium Low Density
Residential Single Family,
Medium Low Density 16.71 3.5 6 3.5 58 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57907452 Residential Medium Low Density
Residential Single Family,
Medium Low Density 16.11 3.5 6 3.5 56 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57907454S Residential Medium Low Density
Residential Single Family,
Medium Low Density 19.41 3.5 6 3.5 68 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57907457 Residential Medium Low Density
Residential Single Family,
Medium Low Density 10.65 3.5 6 3.5 37 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57907405S Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.50 3.5 6 3.5 2 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57907406S Residential Medium Low Density
Residential Single Family,
Medium Low Density 14.37 3.5 6 3.5 50 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57907456 Residential Medium Low Density
Residential Single Family,
Medium Low Density 52.61 3.5 6 3.5 184 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57907419S Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.18 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57923009S Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.21 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 31327030 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.59 3.5 6 3.5 2 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31065604 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.15 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31065606 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31065608 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31065614 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.15 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31062616 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.39 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 40641107S Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.39 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 40642126S Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.28 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 40645208S Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.27 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50530318S Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.32 3.5 6 3.5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 50530319S Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.25 3.5 6 3.5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 50530320S Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.22 3.5 6 3.5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 50530405S Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.18 3.5 6 3.5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 50531102S Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.16 3.5 6 3.5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 31304083T Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.17 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31304084 Residential Medium Low Density
Residential Single Family,
Medium Low Density 18.38 3.5 6 3.5 64 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31363503 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.65 3.5 6 3.5 2 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 51101118 Residential Medium Low Density
Residential Single Family,
Medium Low Density 18.95 3.5 6 3.5 66 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Site Type APN General Plan Land Use Zoning Acres
Zoning Min.
Density
Zoning Max.
Density
Density Used For
Calculation
Minimum
Capacity Afforability Level Existing Use Development Area
Environmental
Constraints
Infrastructure
Constraints
Table B-1 Sites Inventory Table
Vacant 48102060S Residential Medium Low Density
Residential Single Family,
Medium Low Density 5.49 3.5 6 3.5 19 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48137124S Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.15 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48020117 Residential Medium Low Density
Residential Single Family,
Medium Low Density 1.15 3.5 6 3.5 4 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48020120 Residential Medium Low Density
Residential Single Family,
Medium Low Density 1.37 3.5 6 3.5 5 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48020121 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.18 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31619207T Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.17 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31619208T Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.22 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31382050 Residential Medium Low Density
Residential Single Family,
Medium Low Density 5.14 3.5 6 3.5 18 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31332107 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.45 3.5 6 3.5 2 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31380112T Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.98 3.5 6 3.5 3 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 42633123 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.29 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 42628102 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.38 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 42628103 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.30 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 42601003 Residential Medium Low Density
Residential Single Family,
Medium Low Density 4.49 3.5 6 3.5 16 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 42611106 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.41 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 48029104 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.14 3.5 6 3.5 0 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 41818322 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.23 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 41819113T Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.37 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 41814108 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.23 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 41814502 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.22 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 40717310 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.21 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 31304018S Residential Medium Low Density
Residential Single Family,
Medium Low Density 18.61 3.5 6 3.5 65 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31304019 Residential Medium Low Density
Residential Single Family,
Medium Low Density 20.12 3.5 6 3.5 70 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31304050 Residential Medium Low Density
Residential Single Family,
Medium Low Density 19.97 3.5 6 3.5 70 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 57728033 Residential Medium Low Density
Residential Single Family,
Medium Low Density 1.74 3.5 6 3.5 6 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 40613314S Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.13 3.5 6 3.5 0 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 40613315 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.23 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50419101 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.19 3.5 6 3.5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 50420106 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.28 3.5 6 3.5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 50420107 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.29 3.5 6 3.5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 50420108 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.21 3.5 6 3.5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 50420116 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.17 3.5 6 3.5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 50420117 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.22 3.5 6 3.5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 50408115S Residential Medium Low Density
Residential Single Family,
Medium Low Density 9.51 3.5 6 3.5 33 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 50504084 Residential Medium Low Density
Residential Single Family,
Medium Low Density 16.02 3.5 6 3.5 56 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 50532101 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.18 3.5 6 3.5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 50532102 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.15 3.5 6 3.5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 50532103 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.15 3.5 6 3.5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 50532104 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.15 3.5 6 3.5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 50532105 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.15 3.5 6 3.5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 50532106 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.16 3.5 6 3.5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Site Type APN General Plan Land Use Zoning Acres
Zoning Min.
Density
Zoning Max.
Density
Density Used For
Calculation
Minimum
Capacity Afforability Level Existing Use Development Area
Environmental
Constraints
Infrastructure
Constraints
Table B-1 Sites Inventory Table
Vacant 50532107 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.22 3.5 6 3.5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 50532108 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.24 3.5 6 3.5 1 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 44207132 Residential Medium Low Density
Residential Single Family,
Medium Low Density 2.07 3.5 6 3.5 7 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 44207149 Residential Medium Low Density
Residential Single Family,
Medium Low Density 2.28 3.5 6 3.5 8 Above Moderate Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 32813101 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.15 3.5 6 3.5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 32813104 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.15 3.5 6 3.5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 32813110 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.15 3.5 6 3.5 1 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 32813128 Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.52 3.5 6 3.5 2 Above Moderate Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 31612001 Residential Medium Low Density
Residential Single Family,
Medium Low Density 1.11 3.5 6 3.5 4 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31616033 Residential Medium Low Density
Residential Single Family,
Medium Low Density 19.80 3.5 6 3.5 69 Above Moderate Vacant
DA-2 South (South of
California, East of Fowler) No No
Vacant 31616065 Residential Medium Low Density
Residential Single Family,
Medium Low Density 54.60 3.5 6 3.5 191 Above Moderate Vacant
DA-2 South (South of
California, East of Fowler) No No
Vacant 49408103T Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.19 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 49408104T Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.19 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 49408105T Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.19 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 49408106T Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.19 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 49408107T Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.19 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 49408108T Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.19 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 49408109T Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.19 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 49408110T Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.19 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 49408111T Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.19 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 49408112T Residential Medium Low Density
Residential Single Family,
Medium Low Density 0.19 3.5 6 3.5 1 Above Moderate Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 57907449 Residential Medium Low Density
Residential Single Family,
Medium Low Density 14.97 3.5 6 3.5 52 Above Moderate Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50902035S Residential Urban Neighborhood
Residential Multi-Family, Urban
Neighborhood 10.76 16 30 16 172 Very Low Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 47704075ST Residential Urban Neighborhood
Residential Multi-Family, Urban
Neighborhood 1.19 16 30 16 19 Very Low Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 47704075ST Residential Urban Neighborhood
Residential Multi-Family, Urban
Neighborhood 4.91 16 30 16 79 Very Low Vacant
DA-1 South (Southwest
Growth Area)No No
Vacant 31074008 Residential Urban Neighborhood
Residential Multi-Family, Urban
Neighborhood 5.29 16 30 16 85 Very Low Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 31074009 Residential Urban Neighborhood
Residential Multi-Family, Urban
Neighborhood 8.72 16 30 16 140 Very Low Vacant
Existing Neighborhoods
South of Shaw No No
Vacant 51002201S Residential Urban Neighborhood
Residential Multi-Family, Urban
Neighborhood 4.76 16 30 16 76 Very Low Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 50506066 Residential Urban Neighborhood
Residential Multi-Family, Urban
Neighborhood 1.33 16 30 16 21 Very Low Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 50506070 Residential Urban Neighborhood
Residential Multi-Family, Urban
Neighborhood 0.45 16 30 16 7 Very Low Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 50506074 Residential Urban Neighborhood
Residential Multi-Family, Urban
Neighborhood 24.32 16 30 16 389 Very Low Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 50613021T Residential Urban Neighborhood
Residential Multi-Family, Urban
Neighborhood 0.54 16 30 16 9 Very Low Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50613028 Residential Urban Neighborhood
Residential Multi-Family, Urban
Neighborhood 16.45 16 30 16 263 Very Low Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50601014T Residential Urban Neighborhood
Residential Multi-Family, Urban
Neighborhood 4.04 16 30 16 65 Very Low Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50020027S Residential Urban Neighborhood
Residential Multi-Family, Urban
Neighborhood 0.81 16 30 16 13 Very Low Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50020028S Residential Urban Neighborhood
Residential Multi-Family, Urban
Neighborhood 0.93 16 30 16 15 Very Low Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50020029S Residential Urban Neighborhood
Residential Multi-Family, Urban
Neighborhood 2.04 16 30 16 33 Very Low Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 500450IX Residential Urban Neighborhood
Residential Multi-Family, Urban
Neighborhood 0.59 16 30 16 9 Very Low Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 40402102 Residential Urban Neighborhood
Residential Multi-Family, Urban
Neighborhood 4.52 16 30 16 72 Very Low Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 40420023 Residential Urban Neighborhood
Residential Multi-Family, Urban
Neighborhood 3.58 16 30 16 57 Very Low Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50409117 Residential Urban Neighborhood
Residential Multi-Family, Urban
Neighborhood 12.81 16 30 16 205 Very Low Vacant
Existing Neighborhoods
North of Shaw No No
Site Type APN General Plan Land Use Zoning Acres
Zoning Min.
Density
Zoning Max.
Density
Density Used For
Calculation
Minimum
Capacity Afforability Level Existing Use Development Area
Environmental
Constraints
Infrastructure
Constraints
Table B-1 Sites Inventory Table
Vacant 50409118ST Residential Urban Neighborhood
Residential Multi-Family, Urban
Neighborhood 0.28 16 30 16 5 Very Low Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50409130 Residential Urban Neighborhood
Residential Multi-Family, Urban
Neighborhood 1.38 16 30 16 22 Very Low Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50409131 Residential Urban Neighborhood
Residential Multi-Family, Urban
Neighborhood 0.99 16 30 16 16 Very Low Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57907401S Residential Urban Neighborhood
Residential Multi-Family, Urban
Neighborhood 3.34 16 30 16 53 Very Low Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 51102301 Residential Urban Neighborhood
Residential Multi-Family, Urban
Neighborhood 14.57 16 30 16 233 Very Low Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 50409135 Residential Urban Neighborhood
Residential Multi-Family, Urban
Neighborhood 5.30 16 30 16 85 Very Low Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50409137 Residential Urban Neighborhood
Residential Multi-Family, Urban
Neighborhood 8.70 16 30 16 139 Very Low Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50409132 Residential Urban Neighborhood
Residential Multi-Family, Urban
Neighborhood 3.06 16 30 16 49 Very Low Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50409133 Residential Urban Neighborhood
Residential Multi-Family, Urban
Neighborhood 1.85 16 30 16 30 Very Low Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 50409134 Residential Urban Neighborhood
Residential Multi-Family, Urban
Neighborhood 4.09 16 30 16 65 Very Low Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 57909022S Residential Urban Neighborhood
Residential Multi-Family, Urban
Neighborhood 20.71 16 30 16 331 Very Low Vacant
Existing Neighborhoods
North of Shaw No No
Vacant 51004003 Residential Urban Neighborhood
Residential Multi-Family, Urban
Neighborhood 1.56 16 30 16 25 Very Low Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51004004 Residential Urban Neighborhood
Residential Multi-Family, Urban
Neighborhood 0.34 16 30 16 5 Very Low Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51004007 Residential Urban Neighborhood
Residential Multi-Family, Urban
Neighborhood 0.25 16 30 16 4 Very Low Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51004008 Residential Urban Neighborhood
Residential Multi-Family, Urban
Neighborhood 0.49 16 30 16 8 Very Low Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51004009 Residential Urban Neighborhood
Residential Multi-Family, Urban
Neighborhood 0.37 16 30 16 6 Very Low Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51004011 Residential Urban Neighborhood
Residential Multi-Family, Urban
Neighborhood 0.37 16 30 16 6 Very Low Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51004013 Residential Urban Neighborhood
Residential Multi-Family, Urban
Neighborhood 0.50 16 30 16 8 Very Low Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51011005 Residential Urban Neighborhood
Residential Multi-Family, Urban
Neighborhood 0.49 16 30 16 8 Very Low Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51011006 Residential Urban Neighborhood
Residential Multi-Family, Urban
Neighborhood 0.98 16 30 16 16 Very Low Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51011008 Residential Urban Neighborhood
Residential Multi-Family, Urban
Neighborhood 1.27 16 30 16 20 Very Low Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51011009 Residential Urban Neighborhood
Residential Multi-Family, Urban
Neighborhood 0.13 16 30 16 2 Very Low Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51011020 Residential Urban Neighborhood
Residential Multi-Family, Urban
Neighborhood 0.17 16 30 16 3 Very Low Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51011024 Residential Urban Neighborhood
Residential Multi-Family, Urban
Neighborhood 0.27 16 30 16 4 Very Low Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51011025 Residential Urban Neighborhood
Residential Multi-Family, Urban
Neighborhood 0.23 16 30 16 4 Very Low Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51011029 Residential Urban Neighborhood
Residential Multi-Family, Urban
Neighborhood 0.28 16 30 16 4 Very Low Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51011030 Residential Urban Neighborhood
Residential Multi-Family, Urban
Neighborhood 0.26 16 30 16 4 Very Low Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51011031 Residential Urban Neighborhood
Residential Multi-Family, Urban
Neighborhood 0.24 16 30 16 4 Very Low Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51011032 Residential Urban Neighborhood
Residential Multi-Family, Urban
Neighborhood 0.49 16 30 16 8 Very Low Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51011033 Residential Urban Neighborhood
Residential Multi-Family, Urban
Neighborhood 0.49 16 30 16 8 Very Low Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51011034 Residential Urban Neighborhood
Residential Multi-Family, Urban
Neighborhood 0.35 16 30 16 6 Very Low Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51011035 Residential Urban Neighborhood
Residential Multi-Family, Urban
Neighborhood 0.43 16 30 16 7 Very Low Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51011037 Residential Urban Neighborhood
Residential Multi-Family, Urban
Neighborhood 0.14 16 30 16 2 Very Low Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant 51011040 Residential Urban Neighborhood
Residential Multi-Family, Urban
Neighborhood 0.15 16 30 16 2 Very Low Vacant
DA-1 North (West Growth
Area North of Clinton) No No
Vacant (BRT Corridor)47005201T Downtown Corridor General Neighborhood Mixed Use 0.29 12 16 12 3 Moderate Vacant Downtown (Non-Vacant No No
Vacant (BRT Corridor)47005202T Downtown Corridor General Neighborhood Mixed Use 2.85 12 16 12 34 Moderate Vacant Downtown (Non-Vacant No No
Vacant (BRT Corridor)47003121 Downtown Neighborhood Center Neighborhood Mixed Use 0.47 12 16 12 6 Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant (BRT Corridor)47005203T Downtown Neighborhoods
Residential Single Family,
Medium Density 0.26 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant (BRT Corridor)47005409T Downtown Neighborhoods
Residential Single Family,
Medium Density 0.51 5 12 5 3 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant (BRT Corridor)47005410T Downtown Neighborhoods
Residential Single Family,
Medium Density 0.25 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant (BRT Corridor)47005411T Downtown Neighborhoods
Residential Single Family,
Medium Density 0.25 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant (BRT Corridor)47005412T Downtown Neighborhoods
Residential Single Family,
Medium Density 0.33 5 12 5 2 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Site Type APN General Plan Land Use Zoning Acres
Zoning Min.
Density
Zoning Max.
Density
Density Used For
Calculation
Minimum
Capacity Afforability Level Existing Use Development Area
Environmental
Constraints
Infrastructure
Constraints
Table B-1 Sites Inventory Table
Vacant (BRT Corridor)47005413T Downtown Neighborhoods
Residential Single Family,
Medium Density 0.33 5 12 5 2 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant (BRT Corridor)47003206 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.68 5 12 5 3 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant (BRT Corridor)46813103 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.31 5 12 5 2 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant (BRT Corridor)46813104 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.16 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant (BRT Corridor)46813105 Downtown Neighborhoods
Residential Single Family,
Medium Density 0.16 5 12 5 1 Above Moderate Vacant
Downtown (Non-Vacant
Land Infill)No No
Vacant (BRT Corridor)47008103T Mixed Use Corridor/Center Corridor/Center Mixed Use 0.36 16 30 16 6 Very Low Vacant Existing Neighborhoods No No
Vacant (BRT Corridor)47008104T Mixed Use Corridor/Center Corridor/Center Mixed Use 0.14 16 30 16 2 Very Low Vacant Existing Neighborhoods No No
Vacant (BRT Corridor)47008105T Mixed Use Corridor/Center Corridor/Center Mixed Use 0.14 16 30 16 2 Very Low Vacant Existing Neighborhoods No No
Vacant (BRT Corridor)47008106T Mixed Use Corridor/Center Corridor/Center Mixed Use 0.37 16 30 16 6 Very Low Vacant Existing Neighborhoods No No
Vacant (BRT Corridor)47403066 Mixed Use Corridor/Center Corridor/Center Mixed Use 6.75 16 30 16 108 Very Low Vacant Existing Neighborhoods No No
Vacant (BRT Corridor)47403072 Mixed Use Corridor/Center Corridor/Center Mixed Use 9.85 16 30 16 158 Very Low Vacant Existing Neighborhoods No No
Vacant (BRT Corridor)47403078 Mixed Use Corridor/Center Corridor/Center Mixed Use 8.46 16 30 16 135 Very Low Vacant Existing Neighborhoods No No
Vacant (BRT Corridor)46325220S Mixed Use Corridor/Center Corridor/Center Mixed Use 0.67 16 30 16 11 Very Low Vacant Existing Neighborhoods No No
Vacant (BRT Corridor)46325221S Mixed Use Corridor/Center Corridor/Center Mixed Use 1.98 16 30 16 32 Very Low Vacant Existing Neighborhoods No No
Vacant (BRT Corridor)46306017 Mixed Use Corridor/Center Corridor/Center Mixed Use 2.42 16 30 16 39 Very Low Vacant Existing Neighborhoods No No
Vacant (BRT Corridor)42708120 Mixed Use Corridor/Center Corridor/Center Mixed Use 0.79 16 30 16 13 Very Low Vacant Existing Neighborhoods No No
Vacant (BRT Corridor)42517217 Mixed Use Corridor/Center Corridor/Center Mixed Use 0.69 16 30 16 11 Very Low Vacant Existing Neighborhoods No No
Vacant (BRT Corridor)42517218 Mixed Use Corridor/Center Corridor/Center Mixed Use 0.80 16 30 16 13 Very Low Vacant Existing Neighborhoods No No
Vacant (BRT Corridor)42809030 Mixed Use Corridor/Center Corridor/Center Mixed Use 1.00 16 30 16 16 Very Low Vacant BRT Corridors (Non-Vacant No No
Vacant (BRT Corridor)40919105 Mixed Use Corridor/Center Corridor/Center Mixed Use 0.19 16 30 16 3 Very Low Vacant Existing Neighborhoods No No
Vacant (BRT Corridor)40919106 Mixed Use Corridor/Center Corridor/Center Mixed Use 0.19 16 30 16 3 Very Low Vacant Existing Neighborhoods No No
Vacant (BRT Corridor)40919107 Mixed Use Corridor/Center Corridor/Center Mixed Use 0.19 16 30 16 3 Very Low Vacant Existing Neighborhoods No No
Vacant (BRT Corridor)40919108 Mixed Use Corridor/Center Corridor/Center Mixed Use 0.19 16 30 16 3 Very Low Vacant Existing Neighborhoods No No
Vacant (BRT Corridor)40919109 Mixed Use Corridor/Center Corridor/Center Mixed Use 0.19 16 30 16 3 Very Low Vacant Existing Neighborhoods No No
Vacant (BRT Corridor)30306208 Mixed Use Corridor/Center Corridor/Center Mixed Use 0.14 16 30 16 2 Very Low Vacant Existing Neighborhoods No No
Vacant (BRT Corridor)30306209 Mixed Use Corridor/Center Corridor/Center Mixed Use 0.14 16 30 16 2 Very Low Vacant Existing Neighborhoods No No
Vacant (BRT Corridor)30306210 Mixed Use Corridor/Center Corridor/Center Mixed Use 0.14 16 30 16 2 Very Low Vacant Existing Neighborhoods No No
Vacant (BRT Corridor)30305417 Mixed Use Corridor/Center Corridor/Center Mixed Use 0.14 16 30 16 2 Very Low Vacant Existing Neighborhoods No No
Vacant (BRT Corridor)30305418 Mixed Use Corridor/Center Corridor/Center Mixed Use 0.28 16 30 16 4 Very Low Vacant Existing Neighborhoods No No
Vacant (BRT Corridor)47216112 Mixed Use Corridor/Center Corridor/Center Mixed Use 0.31 16 30 16 5 Very Low Vacant Existing Neighborhoods No No
Vacant (BRT Corridor)47216113 Mixed Use Corridor/Center Corridor/Center Mixed Use 0.31 16 30 16 5 Very Low Vacant Existing Neighborhoods No No
Vacant (BRT Corridor)47216114 Mixed Use Corridor/Center Corridor/Center Mixed Use 0.32 16 30 16 5 Very Low Vacant Existing Neighborhoods No No
Vacant (BRT Corridor)47217101 Mixed Use Corridor/Center Corridor/Center Mixed Use 0.31 16 30 16 5 Very Low Vacant Existing Neighborhoods No No
Vacant (BRT Corridor)47217102 Mixed Use Corridor/Center Corridor/Center Mixed Use 0.31 16 30 16 5 Very Low Vacant Existing Neighborhoods No No
Vacant (BRT Corridor)47202158T Mixed Use Corridor/Center Corridor/Center Mixed Use 1.98 16 30 16 32 Very Low Vacant Existing Neighborhoods No No
Vacant (BRT Corridor)47202160T Mixed Use Corridor/Center Corridor/Center Mixed Use 1.56 16 30 16 25 Very Low Vacant Existing Neighborhoods No No
Vacant (BRT Corridor)47202161T Mixed Use Corridor/Center Corridor/Center Mixed Use 1.83 16 30 16 29 Very Low Vacant Existing Neighborhoods No No
Vacant (BRT Corridor)46323207 Mixed Use Corridor/Center Corridor/Center Mixed Use 0.56 16 30 16 9 Very Low Vacant Existing Neighborhoods No No
Vacant (BRT Corridor)46304017 Mixed Use Corridor/Center Corridor/Center Mixed Use 0.67 16 30 16 11 Very Low Vacant Existing Neighborhoods No No
Vacant (BRT Corridor)46305043 Mixed Use Corridor/Center Corridor/Center Mixed Use 5.09 16 30 16 81 Very Low Vacant Existing Neighborhoods No No
Vacant (BRT Corridor)42509103 Mixed Use Corridor/Center Corridor/Center Mixed Use 0.34 16 30 16 6 Very Low Vacant Existing Neighborhoods No No
Vacant (BRT Corridor)44318222 Mixed Use Neighborhood Neighborhood Mixed Use 0.25 12 16 12 3 Moderate Vacant BRT Corridors (Non-Vacant No No
Vacant (BRT Corridor)44310201 Mixed Use Neighborhood Neighborhood Mixed Use 0.12 12 16 12 1 Moderate Vacant Existing Neighborhoods No No
Vacant (BRT Corridor)44310202 Mixed Use Neighborhood Neighborhood Mixed Use 0.12 12 16 12 1 Moderate Vacant Existing Neighborhoods No No
Vacant (BRT Corridor)44310203 Mixed Use Neighborhood Neighborhood Mixed Use 0.12 12 16 12 1 Moderate Vacant Existing Neighborhoods No No
Vacant (BRT Corridor)44310204 Mixed Use Neighborhood Neighborhood Mixed Use 0.13 12 16 12 2 Moderate Vacant Existing Neighborhoods No No
Vacant (BRT Corridor)41734223 Mixed Use Regional Regional Mixed Use 10.65 30 45 30 319 Very Low
Mostly Vacant, small comm.
use on large lot
BRT Corridors (Non-Vacant
Land Infill)No No
Vacant (BRT Corridor)41808082 Mixed Use Regional Regional Mixed Use 2.36 30 45 30 71 Very Low Vacant Existing Neighborhoods No No
Vacant (BRT Corridor)41808083 Mixed Use Regional Regional Mixed Use 1.47 30 45 30 44 Very Low Vacant Existing Neighborhoods No No
Vacant (BRT Corridor)41808085 Mixed Use Regional Regional Mixed Use 1.81 30 45 30 54 Very Low Vacant Existing Neighborhoods No No
Vacant (BRT Corridor)41808086 Mixed Use Regional Regional Mixed Use 1.55 30 45 30 47 Very Low Vacant Existing Neighborhoods No No
Vacant (BRT Corridor)41808087 Mixed Use Regional Regional Mixed Use 1.31 30 45 30 39 Very Low Vacant Existing Neighborhoods No No
City of Fresno
Staff Report
2600 Fresno Street
Fresno, CA 93721
www.fresno.gov
File #:ID16-024 Agenda Date:1/14/2016 Agenda #:3-F
REPORT TO THE CITY COUNCIL
January 14, 2016
FROM:THOMAS C. ESQUEDA, Director
Department of Public Utilities
SUBJECT
Approve Option-to-Lease Agreement between the City of Fresno and Amber Kinetics for 25 acres of
land at the Fresno-Clovis Regional Water Reclamation Facility at 2201 South Cornelia Avenue,
Fresno, California 93706 (Council District 3)
RECOMMENDATION
Staff recommends the Fresno City Council approve an Option-to-Lease Agreement between the City
of Fresno and Amber Kinetics for 25 acres of land at the Fresno-Clovis Regional Water Reclamation
Facility.
EXECUTIVE SUMMARY
On December 1,2014,PG&E issued a request for offers (RFO)seeking feasible energy storage
project proposals from independent third-parties who would own and operate the energy storage
facilities to store excess energy and return it to the transmission grid when needed.
In response to the PG&E RFO,on February 17,2015 Amber Kinetics submitted a proposal to PG&E
for a flywheel storage project to be connected to the New Kearney Substation,located at the
intersection of Jensen Avenue and Cornelia Avenue near the City’s Fresno-Clovis Regional Water
Reclamation Facility.This is a high-value location for PG&E for an energy storage project to be
connected to the transmission grid.The flywheel technology uses electricity from the grid during off-
peak hours to spin the flywheels.The energy stored in those spinning flywheels is later returned to
the grid by using the kinetic energy in the flywheels to generate electricity.
On April 24,2015 Amber Kinetics was notified by PG&E that the Amber Kinetics’proposal for an
energy storage solution was accepted by PG&E for implementation at the New Kearney Substation
located at the intersection of Jensen Avenue and Cornelia Avenue.To implement the energy storage
solution,Amber Kinetics requires approximately 25 acres to install a 20 megawatt (MW)energy
storage facility,and accommodate a potential second phase in the future,located in close proximity
City of Fresno Printed on 3/27/2023Page 1 of 4
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File #:ID16-024 Agenda Date:1/14/2016 Agenda #:3-F
to the New Kearney Substation.
On October 15,2014 representatives from Amber Kinetics contacted the City Manager’s office and
Department of Public Utilities about the possibility of installing the energy storage facility on property
located at the Fresno-Clovis Regional Water Reclamation Facility.The proposed location is shown
on Attachment 1,and it has been selected based on its proximity to the New Kearney Substation.
The energy storage facility is scheduled to be operational no later than May 2021.
The 25-acres of land proposed by Amber Kinetics is currently under lease to a local farmer to grow
alfalfa and corn and is scheduled to expire on December 31,2016.Staff has negotiated a 25-year
lease agreement with Amber Kinetics that will pay the City $2,000 per acre for the first year of the
lease,which includes a 3-percent per year annual escalator for the lease payment for the entire 25-
year term of the lease.
Staff recommends the Fresno City Council approve an Option-to-Lease Agreement between the City
of Fresno and Amber Kinetics for 25 acres of land at the Fresno-Clovis Regional Water Reclamation
Facility.
BACKGROUND
PG&E Request for Offers for Energy Storage Projects
On December 1,2014,PG&E issued a request for offers (RFO)seeking feasible energy storage
projects.PG&E's goal was to contract with independent third-parties who would own and operate
energy storage projects that can store excess energy and return it to the transmission grid when
needed.The PG&E RFO was required by Assembly Bill 2514 (2010)that mandated that the major
public utility companies in California acquire 1.325 gigawatts of energy storage.
On October 7,2015,Senate Bill 350 was signed into law,increasing California’s Renewable Portfolio
Standard (RPS)from 33%by 2020 to 50%by 2030.This increased mandate will greatly increase
the utility-demand for grid-connected energy storage.PG&E has conducted an analysis showing that
energy storage can allow large amounts of solar power to be cost-effectively integrated onto the grid.
The storage that can make solar power available when the sun is not shining will significantly reduce
greenhouse gas emissions from natural gas-fired plants that are now needed at times when the sun
does not shine.
Since February 2015,PG&E staff has been reviewing and evaluating applications from numerous
vendors interested in participating in the storage market.In evaluating offers for energy storage
projects,PG&E targeted projects which met at least one of three goals -grid optimization,renewable
energy integration and greenhouse gas reduction.Upon completing the review and evaluation
process,PG&E selected seven projects for implementation:four Lithium Ion Battery projects,two
Zinc/Air Battery storage facilities and one flywheel project (a first of its kind for PG&E).
Amber Kinetics
Amber Kinetics,Inc.is a vertically-integrated,flywheel energy storage system manufacturer and
project developer.Their mission is to accelerate global adoption of energy storage by
commercializing their advanced,cost-disruptive flywheel technology,to provide a lower cost and
higher performing alternative to fossil fuel generation.Amber Kinetics was founded in 2009,and isCity of Fresno Printed on 3/27/2023Page 2 of 4
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File #:ID16-024 Agenda Date:1/14/2016 Agenda #:3-F
higher performing alternative to fossil fuel generation.Amber Kinetics was founded in 2009,and is
headquartered in Union City, California.
On February 17,2015 Amber Kinetics responded to a request for offers issued by PG&E to provide a
cost-effective,multi-hour duration,energy storage solution for interconnection to PG&E’s New
Kearney Substation.The project will store renewable power (primarily solar)from the time it is
generated until it is needed.The storage will allow the use of an increasing percentage of renewable
power,reducing greenhouse gas emissions.Importantly,the storage contributes to stabilize the
PG&E transmission grid, as operated by the California Independent System Operator (CAISO).
In response to the PG&E RFO,Amber Kinetics proposed a flywheel storage project to be connected
to the New Kearney Substation,located at the intersection of Jensen Avenue and Cornelia Avenue
near the City’s Fresno-Clovis Regional Water Reclamation Facility.This is a high-value location for
PG&E for an energy storage project to be connected to the transmission grid.The flywheel
technology uses electricity from the grid during off-peak hours to spin the flywheels.The energy
stored in those spinning flywheels is later returned to the grid by using the kinetic energy in the
flywheels to generate electricity.
On April 24,2015 Amber Kinetics was notified by PG&E that the Amber Kinetics’proposal for an
energy storage solution was accepted by PG&E for implementation at the New Kearney Substation
located at the intersection of Jensen Avenue and Cornelia Avenue.
Option-to-Lease Proposal
To implement the energy storage solution,Amber Kinetics requires approximately 25 acres to install a
20 megawatt (MW)energy storage facility,and accommodate a potential second phase in the future,
located in close proximity to the New Kearney Substation.
On October 15,2014 representatives from Amber Kinetics contacted the City Manager’s office and
Department of Public Utilities about the possibility of locating the energy storage facility on property
located at the Fresno-Clovis Regional Water Reclamation Facility.The proposed location is shown
on Attachment 1,and it has been selected based on its proximity to the New Kearney Substation.
The energy storage facility is scheduled to be operational no later than May 2021.
The 25-acres of land proposed by Amber Kinetics is currently under lease to a local farmer to grow
alfalfa and corn and is scheduled to expire on December 31,2016.Staff has negotiated a 25-year
lease agreement with Amber Kinetics that will pay the City $2,000 per acre for the first year of the
lease, which includes a 3-percent per year annual escalator for the entire 25-year term of the lease.
Staff recommends the Fresno City Council approve an Option-to-Lease Agreement between the City
of Fresno and Amber Kinetics for 25 acres of land at the Fresno-Clovis Regional Water Reclamation
Facility.
ENVIRONMENTAL FINDINGS
Amber Kinetics will be responsible for securing all environmental approvals and permits for the
energy storage project prior to any construction being initiated.Facility operations will use no water,
produce no emissions,have no noise outside project perimeter,and have a minimal visual impact,
since the structures containing the flywheels will be no more than approximately 10 feet above grade.City of Fresno Printed on 3/27/2023Page 3 of 4
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File #:ID16-024 Agenda Date:1/14/2016 Agenda #:3-F
since the structures containing the flywheels will be no more than approximately 10 feet above grade.
Because they are 98%steel by weight,Amber Kinetics flywheel systems pose no risk of fire,
explosion or hazardous materials release.These steel materials are valuable commodities and highly
recyclable at end of facility life, for maximum environmental sustainability.
LOCAL PREFERENCE
Local preference was not considered because this Option-to-Lease Agreement is not bid or award of
a construction or services contract.
FISCAL IMPACT
The Department of Public Utilities has negotiated an annual lease payment of $50,000 based on a
negotiated lease rate of $2,000 per acre per year for the 25-acre parcel and will accrue to the
Wastewater Management Division.While there is no direct financial benefit to the General Fund from
lease revenues,it is expected that the General Fund will benefit from the project from additional sales
tax and property tax payments which will result from the Project.Amber Kinetics estimates that this
project will pay an additional $2.3 million in sales tax (based on the 8.225%sale tax rate),and
another $427,000 in property tax during the first year of operation.The property tax revenue will
decline over time due to depreciation, but will remain positive.
Attachments:
Option to Lease Agreement
Site Map
City of Fresno Printed on 3/27/2023Page 4 of 4
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Proposed 25 acre site for Amber Kinetics’ energy storage projectExisting PG&E Sub-StationExisting Fresno-Clovis Regional Water Reclamation FacilityAttachment 1Site Plan for Proposed Energy Storage Project
'i i:':5 iV f D
Agenda ltem: lDL6-024 (3-F)
züi6 .liìi,l ii Ên 10 33 Date: LlL4lt6
c;Ty cll-¡i;i, r. rSft ESNO ClTy COU NCI L
City of
FRESIUàþ
Supplemental lnformation packet
Agenda Related ttem(s) - aDL6-OZ4 (3-F)
Contents of Supplement: Revised Map
ItemIs)
Attached please find a supplement to File lD16-024 (3-F). The tifle of the item is asfollows:
Approve Option-to-Lease Agreement between the City of Fresno and Amber Kinetics for25 acres of land at the Fresno-Clovis Regional Water Reclamation Facility at 2201south cornelia Avenue, Fresno, carifornia 93706 (council District 3)
Supplemental lnformation:
Any agenda related public documents received and distributed to a majority of the City Council after the
Agenda Packet is printed are included in Supplemental Packets. Supplemental packets are produced as
needed. The Supplemental Packet is available for public inspection in the City Clerk,s Office, 2600
Fresno Street, during normal business hours (main location pursuant to the Brown Act, G.C. S4gS7.S(21.
ln addition, Supplemental Packets are available for public review at the City Council meeting in the City
Council Chambers, 2600 Fresno Street. Supplemental Packets are also available on-line on the City
Clerk's website.
Americans with Disabilities Act (ADA):
The meeting room is accessible to the physically disabled, and the services of a translator can be
made available. Requests for additional accommodations for the disabled, sign language ¡nterpreters,
assistive listening devices, or translators should be made one week prior to the meeting. please call
City Clerk's Office aI621-7650. Please keep the doorways, aísles and wheelchair seating areas open
and accessible. lf you need assistance with seating because of a disabil see Security.
Attachment
Proposed Site for Energy Storage project
City of Fresno
Staff Report
2600 Fresno Street
Fresno, CA 93721
www.fresno.gov
File #:ID16-065 Agenda Date:1/28/2016 Agenda #:4-A
REPORT TO THE CITY COUNCIL
January 14, 2016
FROM:ESMERALDA SORIA, Councilmember for District 1
City Council Offices
SUBJECT
Actions pertaining to the Oversight Board for the Enterprise Accountability and Oversight Act and
Construction Management Accountability and Oversight Act:
1.***RESOLUTION - Amending the Enterprise Accountability and Oversight Act related to Enterprise
and Construction Management Oversight Board appointments
2.Fill vacant Oversight Board position(s)
Attachment:Resolution
City of Fresno Printed on 3/27/2023Page 1 of 1
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Resolution No.
RESOLUTION NO. ____________
A RESOLUTION OF THE COUNCIL OF THE CITY OF
FRESNO, CALIFORNIA, AMENDING THE ENTERPRISE
ACCOUNTABILITY AND OVERSIGHT ACT RELATED TO
ENTERPRISE AND CONSTRUCTION MANAGEMENT
OVERSIGHT BOARD APPOINTMENTS
WHEREAS, the Enterprise Accountability and Oversight Act (the “Enterprise Act”)
was adopted by Council on February 26, 2015; and
WHEREAS, the Construction Management Accountability and Oversight Act (THE
“Construction Management Act”) was adopted by the Council on May 21, 2015; and
WHEREAS, the Acts require General Fund and Enterprise capital projects in
excess of $20 million to be reviewed by a nine member Oversight Board; and
WHEREAS, provisions regarding the creation, functions, and duties of the
Oversight Board are set forth in Article VIII of the Enterprise Act, and cross-referenced in
Article X of the Construction Management Act; and
WHEREAS, pursuant to Article VIII of the Enterprise Act, each Council member
shall select one member and the Mayor shall select two members to serve on the
Oversight Board; and
WHEREAS, the Council now wishes to amend Article VIII of the Enterprise Act as
set forth below to account for the filling of vacancies on the Oversight Board.
NOW, THEREFORE, BE IT RESOLVED by the Council of the City of Fresno as
follows:
SECTION 1. The following language shall be added to Article VIII of the
Enterprise Act:
1 of 3
Date Adopted:
Date Approved:
Effective Date:
City Attorney Approval: ______
“If an Oversight Board position remains vacant longer than sixty days, the Council
may fill the vacant position.”
SECTION 2. This resolution shall become effective upon its adoption.
* * * * * * * * * * * * * *
2 of 3
STATE OF CALIFORNIA )
COUNTY OF FRESNO ) ss.
CITY OF FRESNO )
I, YVONNE SPENCE, City Clerk of the City of Fresno, certify that the foregoing
resolution was adopted by the Council of the City of Fresno, at a regular meeting held on
the day of , 2016.
AYES :
NOES :
ABSENT :
ABSTAIN :
Mayor Approval: , 2016
Mayor Approval/No Return: , 2016
Mayor Veto: , 2016
Council Override Vote: , 2016
YVONNE SPENCE, CMC
City Clerk
BY:
Deputy
APPROVED AS TO FORM:
DOUGLAS T. SLOAN
City Attorney
BY:
Katie Doerr [DATE]
Assistant City Attorney
3 of 3
City of Fresno
Staff Report
2600 Fresno Street
Fresno, CA 93721
www.fresno.gov
File #:ID16-067 Agenda Date:1/14/2016 Agenda #:4-B
REPORT TO THE CITY COUNCIL
January 14, 2016
FROM:LEE BRAND, Councilmember for District 6
City Council Offices
SUBJECT
***RESOLUTION - Amending the Better Business Act providing an exception for businesses with a
market capitalization of at least one billion dollars
Attachment:Resolution
City of Fresno Printed on 3/27/2023Page 1 of 1
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Resolution No.
RESOLUTION NO. ____________
A RESOLUTION OF THE COUNCIL OF THE CITY OF
FRESNO, CALIFORNIA, AMENDING THE BETTER
BUSINESS ACT PROVIDING AN EXCEPTION FOR
BUSINESSES WITH A MARKET CAPITALIZATION OF AT
LEAST ONE BILLION DOLLARS
WHEREAS, the Better Business Act (the “Act”) was adopted by Council on May
21, 2009, and amended September 26, 2013, and November 20, 2014; and
WHEREAS, the Act sets forth methodology for ensuring uniform due diligence and
oversight on private projects seeking public financial assistance over $1,000,000; and
WHEREAS, the Council finds there are certain instances where formal due
diligence may not be required because the risk to the City is low; and
WHEREAS, the Council therefore wishes to amend the Act to allow for an
exemption in such circumstances.
NOW, THEREFORE, BE IT RESOLVED by the Council of the City of Fresno as
follows:
1. The following language shall be added to Section 2 of the Act:
This Resolution does not apply under the following circumstances: (1) the
applicant has a market capitalization of at least $1 billion; (2) the City is not
guaranteeing payment or providing subsidy in excess of direct income the City
would receive as a result of the proposed project; (3) there are exigent
circumstances that limit the feasibility of conducting full due diligence; and (4) the
City Attorney provides an opinion that the legal risk of approving the agreement is
very low.
2. This resolution shall become effective upon its adoption.
* * * * * * * * * * * * * *
1 of 2
Date Adopted:
Date Approved:
Effective Date:
City Attorney Approval: ______
STATE OF CALIFORNIA )
COUNTY OF FRESNO ) ss.
CITY OF FRESNO )
I, YVONNE SPENCE, City Clerk of the City of Fresno, certify that the foregoing
resolution was adopted by the Council of the City of Fresno, at a regular meeting held on
the day of , 2016.
AYES :
NOES :
ABSENT :
ABSTAIN :
Mayor Approval: , 2016
Mayor Approval/No Return: , 2016
Mayor Veto: , 2016
Council Override Vote: , 2016
YVONNE SPENCE, CMC
City Clerk
BY:
Deputy
APPROVED AS TO FORM:
DOUGLAS T. SLOAN
City Attorney
BY:
Katie Doerr [DATE]
Assistant City Attorney
2 of 2
Or/'i: .- t.' :, a-r- ittL ''- t t'i¡
/4tt ,/¿t,', lt;r.j ..-,
,tJ-/t ^ , --,
BETTER BUSINESS ACT AMENDMENT 'I / L¿ - U I? /
(1.)THE APPLICANT IS A PUBLICLY TRADED COMPANY WITH A MARKET
CAPITALIZATION OF AT LEAST ST EILLION AS VERIFIED BY A REVIEW OF
N FILINGS
(2)THE CITY IS NOT GUARANTEEING PAYMENT OR PROVIDING SUBSIDY IN
EXCESS OF DIRECT INCOME THE CITY WOULD RECE]VE AS A RESULT OF THE
PROPOSED PROJECT
(3) OK AS WRITTEN
(4) OK AS WRTTTEN
(5)ADD...THE CITY MANAGER PROVIDES AN OPINION OF THE FINANCIAL RISK
OF APPROVING THE AGREEMENT IS VERY LOW
City of Fresno
Staff Report
2600 Fresno Street
Fresno, CA 93721
www.fresno.gov
File #:ID16-071 Agenda Date:1/14/2016 Agenda #:4-C
REPORT TO THE CITY COUNCIL
January 14, 2016
FROM:CLINTON J. OLIVIER, Councilmember for District 7
City Council Offices
SUBJECT
RESOLUTION -Recognizing the November 1984 Anti-Sikh Violence in India as
“Genocide”
Attachment:Resolution
City of Fresno Printed on 3/27/2023Page 1 of 1
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: i.;-aflVID
Agenda ltem: lD16-071
iiiiE iíìii iJ ii¡r E 3ï Date: Llt4lt6
ciîy clin,,, ,.*=F,RESNO ClrY COU NCI L
ESl€iÈ3
Supplemental lnformation Packet
Agenda Related ltem(s)- lD16-071
Contents of Supplement: Resolution
Item(sl
RESOLUTION - Recognizing the November 1984 Anti-Sikh Violence in lndia as
"Genocide"
Supplemental lnformation:
Any agenda related public documents received and distributed to a majority of the City Council after the
Agenda Packet is printed are included in Supplemental Packets. Supplemental Packets are produced as
needed. The Supplemental Packet is available for public inspection in the City Clerk's Office, 2600
Fresno Street, during normal business hours (main location pursuant to the Brown Act, G.C. 54957.5(21.
ln addition, Supplemental Packets are available for public review at the City Council meeting in the City
Council Chambers, 2600 Fresno Street. Supplemental Packets are also available on-line on the City
Clerk's website.
Americans with Disabilities Act (ADA):
The meeting room is accessible to the physically disabled, and the services of a translator can be
made available. Requests for additional accommodations for the disabled, sign language interpreters,
assistive listening devices, or translators should be made one week prior to the meeting. Please call
City Clerk's Office aT 621,-7650. Please keep the doorways, aisles and wheelchair seating areas open
and accessible. lf vou need assistance with seating because of a disability,se see Secu
RESOLUTION NO.
A RESOLUTION OF THE COUNCIL OF THE CITY OF
FRESNO, CALIFORNIA, RECOGNIZING THE NOVEMBER
1984 ANTI-SIKH VIOLENCE IN INDIA AS "GENOCIDE''
WHEREAS, The City of Fresno is in support of this resolution to recognize the
intentional, deliberate, and systematic killing of Sikhs in lndia during November 1984 as
"Genocide" as defined under the laws of the United States and U.N. Convention.
NOW THEREFORE, BE lT RESOLVED by the Mayor and City Council of the
City of Fresno:
WHEREAS, Sikhism is the world's 5th largest religion with more than 26 million
followers; and
WHEREAS, in the aftermath of lndira Gandhi's assassination on October 31,
1984, organized and systematic violence was carried out with the active connivance of
the police and administration, against the Sikh population throughout lndia, with a clear
intent to destroy the Sikh community; and
WHEREAS, the violence against the Sikhs continued unabated for several days
in more than 100 cities across lndia resulting in over 30,000 Sikhs killed, thousands of
women raped, hundreds of Gurudwaras (Sikh Temples) burnt, and more than 300,000
Sikhs displaced; and
WHEREAS, in 2011, a mass Grave of Sikhs in the village Hondh-Chillar, in the
state of Haryana, was unearthed, which was followed by the discovery of similar
startling new evidence containing mass graves, ruined villages, burnt Gurudwaras, and
other traces of the annihilation of the Sikh population during November 1984 in the
states of Haryana, West Bengal, Uttar Pradesh, and Jammu & Kashmir; and
1of 3
Date Adopted:
Date Approved:
Effective Date:
City Attorney Approval:Resolution No.
WHEREAS, the pattern of November 1984 genocidal violence against Sikhs has
been allowed to perpetuate and has now become part of the lndian system; and
WHEREAS, under the laws of the United States and the U.N. Genocide
Convention, genocide is defined as "attack with an intent to destroy in whole or in part, a
religious or ethnic community"; and
WHEREAS, Section 1091 of 18 U.S. C and "Genocide Accountability Act of
2007" make the crime of genocide committed anywhere and anytime, punishable by the
United States Courts.
NOW, THEREFORE, BE ¡T RESOLVED by the Council of the City of Fresno as
follows:
L The foregoing recitals are incorporated by reference.
2. Recognizes November 1984 violence against Sikh lives, properties, and
places of worship throughout lndia, was carried out with intent to destroy the Sikh
community and was thus "Genocide" as defined under the laws of the United States and
the U.N. Genocide Convention of 1984.
3. Calls upon Barack Obama, the President of the United States and the
Congress to recognize anti-Sikh violence of November 1984 as "Genocide".
4. This ordinance shall become effective and in full force and effect at
12:01a.m. on the thirty-first day after its final passage.
2of3
STATE OF CALTFORNIA )
COUNTY OF FRESNO ) ss.
crTY oF FRESNO )
l, WONNE SPENCE, City Clerk of the City of Fresno, certify that the foregoing
resolution was adopted by the Council of the City of Fresno, at a regular meeting held
on the day of
AYES :
NOES :
ABSENT :
ABSTAIN :
,2016.
Mayor Approval:,2016
Mayor Approva l/No Return:2016
Mayor Veto:,2016
,2016
WONNE SPENCE, CMC
City Clerk
By:
Deputy
APPROVED AS TO FORM:
DOUGLAS T. SLOAN
City Attorney
Laurie Avedisian-Favini IDate]
Assistant City Attorney
LAF:ns [70143ns/laf]
Council Override Vote:
By:
3of3
City of Fresno
Staff Report
2600 Fresno Street
Fresno, CA 93721
www.fresno.gov
File #:ID16-068 Agenda Date:1/14/2016 Agenda #:
REPORT TO THE CITY COUNCIL
January 14, 2016
FROM:MARLENE MURPHEY, Executive Director
Housing Successor and Fresno Revitalization Corporation
SUBJECT
Actions pertaining to a mixed-use development at Blackstone and McKinley Avenues (City action
only):
1. Adopt a finding of No Possibility pursuant to Article 5, Section 15061(b)(3) of the California
Environmental Quality Act (CEQA)
2. Approve an Owner Participation Agreement with 1501 N. Blackstone Avenue, L.P.
Sponsor: City in its capacity as Housing Successor to the Redevelopment Agency
City of Fresno Printed on 3/27/2023Page 1 of 1
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iìi:ililVfD
2iii6 ,-iiii ii fiR 10 5$
Agenda ltem: lD16-068
Date: IlL4lt6
CiTY CL[II:{,F-ßESN O CITY CO U N CI L
City ofFRESIII';
Supplemental lnformation packet
Agenda Related ltem(s)- tDlG-068
Contents of Supplement: Staff Report and Exhibits
Itemßl
Actions pertaining to a mixed-use development at Blackstone and McKinley
Avenues (City action only):
1 . Adopt a finding of No Possibility pursuant to Article 5, Section 15001(b)(3) of
the California Environmental Quality Act (CEeA)
2. Approve an Owner Participation Agreement with 1501 N. Blackstone Avenue,
L.P.
Sponsor: City in its capacity as Housing Successor to the Redevelopment
Agency
Supplemental lnformation:
Any agenda related public documents received and distributed to a majority of the City Council after the
Agenda Packet is printed are included in Supplemental Packets. Supplemental packets are produced as
needed. The Supplemental Packet is available for public inspection in the City Clerk's Office, 2600
Fresno Street, during normal business hours (main location pursuant to the Brown Act, G.C. 54gS7.S(21.
ln addition, Supplemental Packets are available for public review at the City Council meeting in the City
Council Chambers, 2600 Fresno Street. Supplemental Packets are also available on-line on the City
Clerk's website.
Americans with Disabilities Act (ADA):
The meeting room is accessible to the physically disabled, and the services of a translator can be
made available. Requests for additional accommodations for the disabled, sign language interpreters,
assistive listening devices, or translators should be made one week prior to the meeting. please call
City Clerk's Office aT 62L-7650. Please keep the doorways, aisles and wheelchair seating areas open
and accessible. lf you need assistance with seating because of a disabili , ptease see
l, *_ i_lrr- !V f D
REPORT TO THE HOUSING SUCGESSOR TO THE
REDEVELOPMENT AGENCY OF THE CITY OF FRESNO
AND FRESNo REvlrALlzArloN coRPoRArloN iüi5 ¡ijìi ,i iìn i0 5E
DATE: January 14,2016 ii-i'¡ ûllt:ii, ¡íì;Sì:û CA
FROM: MARLENE MURPHEY, Executive Director
SUBJECT
..Title
JOTNT MEETTNG OF C|TY (tN rTS CAPACTTY AS HOUSING SUCCESSOR) AND FRESNO
REVITALIZATION CORPORATION
Actions pertaining to an Owner Participation Agreement related to a mixed-use development at
Blackstone and McKinley Avenues (City action only):
1. Adopt a finding of No Possibility pursuant to Article 5, Section 15061(bX3) of the California
Environmental Quality Act (CEQA).
2. Approve an Owner Participation Agreement with 1501 N. Blackstone Avenue, L.P.
..Body
RECOMMENDATION
The City of Fresno in its capacity as the Housing Successor to the Redevelopment Agency
recommends approval of a finding of No Possibility exemption and an Owner Participation
Agreement for property located at 1501 -1531 N. Blackstone Ave.
EXEGUTIVE SUMMARY
The Housing Successor is proposing to enter into an Owner Participation Agreement with 1501
N. Blackstone L.P. for a mixed use of affordable housing and retail development located on the
west side of Blackstone between McKinley and Home Avenues. The proposed project will help
meet the affordable housing goals of SB 341 and will help redevelop an underutilized,
unattractive infill site with a mixed use development that provides affordable housing and retail
uses along the Blackstone Avenue BRT Corridor with proximity to transportation, job centers
and schools including Fresno City College.
BAGKGROUND
PROPOSAL
lntegrated Community Development LLC, a real estate development company, and the
Corporation for Better Housing, a 501 (c)(3) are experienced affordable housing developers
headquartered in Woodland Hills California. Together they have constructed over 3,900 units in
59 projects throughout California since 1997. Locally they have 330 units in operation in Fresno
County.
lntegrated Community Development LLC Principal, Ben Lingo, and Senior Vice President, Jake
Lingo have proposed that the Housing Successor enter into an Owner Participation Agreement
which would lead to the development of ninety one (91) residential apartments and 8,500
square feet of ground floor retail in a four story building served by one hundred and thirty six
(136) on grade, on-site parking spaces. The site of approximately three acres is located on the
Bus Rapid Transit (BRT) Corridor on the west side of Blackstone between McKinley Avenue on
the north and Home Avenue on the South.
The residential portion of the development is proposed to consist of thirty one (31) one bedroom
units, thirty (30) two bedroom units, twenty nine (29) three bedroom units and one (1) manager's
unit. ln terms of affordability eighty one (81) units shall be available to households earning O0%
or less of Area Median lncome (AMl) and eight (9) units shall be available to households
earning 3Oo/o or less of AMl. The affordable units will be covenanted for a period of fifty five (SS)
years.
The mixed use projectwould be developed and owned by 1501 N Blackstone L.P. a California
Limited partnership comprised of: the Corporation for Better Housing as the Non-Profit General
Partner; lntegrated Community Development LLC as the Administrative General Partner; and,
the Limited Partner, Kavigem lnc., who will be replaced at the time of tax credit syndication by
the tax credit investor.
FINANCING
The total project costs are estimated at $27,212,896. The financing plan envisions
$5,780,387 from the Affordable Housing Sustainable Communities (AHSC) program
administered by the California Housing and Community Development Commission (HCD);
$1,500,000 committed by the OPA from the Housing Successor's affordable housing funds;
$1,432,400 from permanent conventional loan financing; $167,965 from an impact fèe
exemption (FMC 12-4.1400); $17,861 ,274from tax credit equity from the low income housing
9o/o tax credit program (TCAC); and, $470,789 in deferred development fees.
The City Housing Successor loan terms provided in the OPA are as follows: the principal
amount of the loan will be 1,500,000; the loan will mature fifty-five years after the "payment
commencement date" (May 15 of the year immediately following the Certificate of Occupancy);
and, the loan will bear a 3o/o per annum interest rate with interest accruing as of the payment
commencement date. Repayment of the loan starts on May 151n of the year that is one year
after the certificate of occupancy and is based upon residual receipts. At loan maturity the entire
remaining unpaid balance of principal with interest is due and payable.
PERFORMANCE SCHEDULE
The performance schedule (Exhibit B) estimates the AHSC funding application date of February
2016 with an estimated award date in the summer of 2016. The TCAC application date is
estimated to be March 2017 for Round 1 with the award announcement estimated to be in June
2017. Should a TCAG award for go/o tax credits not be obtained in Round 1 , the Performance
Schedule allows for an application in Round 2 estimated to be in July 2017 with an Award date
in October 2015. lf the Owner is not awarded 9o/o hax credits by October 15 2017, the OPA
terminates.
OPA Hiqhliqhts
The OPA sets forth conditions precedent to the City Housing Successor's obligation. Chief
among these conditions are the following:
1. The Owner provides acceptable evidence of property ownership;
2. The Owner has entered into (and provides evidence of) agreements with any and all funding
sources and the general contractor for the project;
3. The Owner has provided evidence that the combined monies from the funding sources are
not less than the greater of the total development cost or the amount which the City Housing
Successor determines is necessary to complete the project;
4. lf the Owner fails to obtain both a funding commitment from AHSC (or equivalent funding)
and a 9o/o tax credit award by October 15,2018, the agreement terminates.
ENVIRONMENTAL FINDINGS
ln accordance with Section 15061(bX3) of the CEQA Guidelines, the project has been
determined not to be subject to the requirements of CEQA as City staff can state with
certainty that there is no possibility that the Owner Participation Agreement may have a
significant adverse effect on the environment. Therefore, the agreement is not subject
to CEQA.
LOCAL PREFERENCE
N/A
FISCAL IMPACT
Funding for the proposed project is available in the adopted FY 1S-10 budget. The proposed
project helps fulfills the new SB 341 goals and expenditure requirements piimarily wheiein at
least 30% of the Housing Successor's program income funds must be spent for the
development of rental housing affordable to and occupied by extremely iow income households
earning 3Qo/o or less of AMl. Nine of the proposed units are at30o/o AMI and all of the units are
at or under 60% of AMl.
ln addition to the above cited requirement for 30% of program income, the proposed project is
consistent with other expenditure provisions of SB 341 wherein up to S0% of program inôome
may be spent for households earning 60% or less of AMI; and, no more than 20% of program
income may be spent on households earning between 60 and g0 % of AMl.
Attachments:
A - Environmental Finding of No possibility
B - OPA-1501 N. Blackstone Avenue, L.p.
C - Vicinity Map-Project Summary
D - Conceptual Site Plan
E - Elevations
CITY OF FRESNO
ENVIRONMENTAL FINDING OF NO POSSIBTLITY OF SIGNIFICANT EFFECT
ENVIRONMENTAL ASSESSMENT NO. EA.1 EOOI
THE PROJECT DESCRIBED HEREIN IS DETERMINED TO HAVE NO
SIGNIFICANT EFFECT ON THE ENVIRONMENT PURSUANT TO ARTICLE 5 OF THEsrATE OF CALIFORNIA ENVIRONMENTAL QUALtry ACT (CEOA) GUTDELTNES
APPLICANT: City of Fresno
2600 Fresno Street
Fresno, CA93T21-2760
I ntegrated Community Development
5951 VarielAvenue
Woodland Hills, CA 91367
PROJECT LOCATION: 1501-1531 North Blackstone Avenue and 1631 East Home Avenue;
Located on the northwest comer of North Blackstone and East Home
Avenues abutting the westerly boundary of the Burlington Noilhem
Santa Fe railroad tracks south of East McKinley Avenue in the City
and County of Fresno, California (ApN: 451-064-16)
PROJECT DESCRIPTION: Owner Part Blackstone/McKinley four-story
mixed use development consisting of g1 (one, two, and three bedroomi,
community room, on-site parking, and + .floor
retail space.
This project is exempt under section rs061(bxg) of the cEeA Guidelines.
nce with Section 15061(bX3) of the CEQA Guidelines, the project has
subject to the requirements of CEQA as City staff can státe with
sibility that the O¡vner Participation Agreement may have a significant
adverse effect on the environment. Therefore, the agreement ¡s nıt subject to iEee.
Date: January 8,2016
Prepared By: McKencie Contreras' Supervising Planner
Submitted By:
Development and Resource Management Department
(559) 621-8277
RECORDED AT THE REQUEST OF
AND WHEN RECORDED RETURN TO:
City of Fresno as Housing Successor to the
Redevelopment Agency of the City of Fresno
2344Tulare St., Suite 200
Fresno, Ca.93721
Attention: Executive Director
(SPACE ABOVE THIS LINE FOR RECORDER'S USE)
This Agreement is recorded at the request and for the benefit of the City of
Fresno and is exempt from the payment of a recording fee pursuant to Government
Code Section 6103.
CITY OF FRESNO, a municipal
corporation, in its capacity as Housing
Successor to the Redevelopment
Agency of the City of Fresno
By:
Its: Executive Director
Dated:
OWNER PART¡CIPATION AGREEMENT
by and among
CITY OF FRESNO,
a municipal corporation, in lts capacity as
Housing Successor to the Redevelopment Agency of the City of Fresno
and
1501 N. BI-ACKSTONE AVE., L.P., a California limited partnership
Blackstone and McKinley Mixed Use Development
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Exhibit A:
Exhibit B:
Exhibit C:
Exhibit D:
Exhibit E:
Exhibit F:
Exhibit G:
Exhibit H:
ATTACHMENTS
Legal Description of Property
Schedule of Performance/Payment Schedule
BudgeVFinancial Plan
Certificate of Com pletion
Scope of Development and Project Design
Form of Regulatory Agreement and Declaration of
Covenants and Restrictions
Form of Promissory Note
Form of Deed of Trust
1-L-
OWNER PARTICIPATION AG REEMENT
THIS OWNER PARTICIPATION AGREEMENT ("Agreement") is entered as of
the Effective Date (defined in this Agreement), by and among the CITY OF FRESNO, a
municipal corporation, in its capacity as Housing Successor to the Redevelopment
Agency of the city of Fresno ("cÍty"), and 1s01 N. BLACKSTONE AVE. L.p., a
California limited partnership ("Owner").
RECITALS
The parties enter this Agreement based on the following facts, understandings,
and intentions:
A. CiÇ ís the housing successor in interest to the Redevelopment Agency of the
City of Fresno ("Former RDA") pursuant to Resolution No. 2012-12, and as such
assumes all housing ríghts and obligations of the Former RDA; and
B City is responsible for administration of the Low and Moderate lncome Housing
Asset Fund pursuant to Sections 34176 and 34176.1 of the Health & Safety Code, aé
amended most recently by Senate Bill 341, effective on January 1, 2014.
C. Owner owns, or will acquire, all rights, title and interest in fee to the certain real
property described in Exhibit "Au attached hereto and incorporated herein (the
"Property"), including improvements located thereon which shall be improved by Owner
as contemplated by this Agreement located at 1501-1531 North Blackstone Avenue and
1631 East Home Avenue, Fresno, California (the "Project"). The Property and Project
are located within the territorial jurisdiction of the Cíty.
D. Owner proposes to develop a new mixed use project on the Property consisting
of ninety one (91) residential rental units and 8,500 square feet of ground floor retaiL
Eighty one (81) units shall be available to households earning 60% or less of the Area
Median lncome (AMl), and nine (9) units shall be available to households earning 30%
or less AMI (collectively, the "Affordable Units"). The Affordable Units are to be rented
and preserved as Affordable Rental Housing for a period of fifty five (55) years.
E. Owner agrees to undertake improvements in accordance with the combined
Performance and Payment Schedule described in Exhibit "B" attached hereto and
incorporated herein (the "Performance and Payment Schedule").
F. To the extent Housing Set Aside Funds will exceed 50 percent of the cost of
producing the Affordable Units, the CiÇ has determined based on substantial evidence,
that the use of the Funds is necessary because the CiÇ or Owner of the Affordable
Units has made a good faith attempt but been unable to obtain commercial or private
means of financing the units at the same level of affordability and quantity. The Project
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is not feasible and cannot be compfeted and restricted to the affordable rental housing
purposes and uses provided under Law and this Agreement absent the financial support
of the City.
G. The Property and associated on site and off site improvements are collectively
referred to in this Agreement as the "lmprovements" or the "Project," all of which wiil
directly benefit the Proper$ and the Affordable Units, cannot otheruvise be reasonably
paid for or financed solely through private financing, and are necessary to eliminate
blight.
H. City is willing to assist Owner's construction of the Affordable Units by making
available to Owner as a loan certaín Low to Moderate lncome Housing Asset Funds iñ
the amount of $1,500,000 (the "Loan") upon the terms and conditions specified in this
Agreement. The Loan shall be allocated such that $1,500,000 shall secure affordability
covenants on the nine (9) units available to extremely low income families (30% AMI),
and in addition, in consideration of this Agreement, affordability covenants on the eighty
one (81) units available to lower income families (00% AMI).
l. The Loan shall be paid in accordance with the schedule set out in Exhibit "B" to
the Agreement and repaid in accordance with the promissory note a specímen of which
is attached hereto as Exhibit "G". The Loan and performance of the affordability and
other covenants and restrictions set forth in this Agreement shall be evidenced by this
Agreement and the Restrictions and Deed of Trust, attached hereto as Exhibit "H,"
which shall be recorded against and run wíth and encumber the Property. Said
Agreement, Restrictions and Deed of Trust shall be recorded concurrent with
construction loan closing.
NOW THEREFORE, in consideration of the above recitals, which are contractualin nature, the mutual covenants contained herein and such other and further
consideration as is hereby acknowledged, the parties agree as follows:
AGREEMENT
1. DEFINITIONS. Besides definitions contained elsewhere in this Agreement, the
definitions in this Section will govern the construction, meaning, application and
interpretation of the various terms used in this Agreement.
1.1 "ADA" means the Americans with Disabilities Act of 1990.
1.2 "Affordability Period" means a period of fifty-five (55) years commencing
from the date City records the Certificate of Completion.
1.3 "Affordable Rental Housing" or "Affordable Units" means the ninety (90)
Units available at affordable rent, as defined by Cal. H.&S.C. Section
50052.5 (4), to persons and families of low and extremely low income, as
4
defined in Cal. H.&S.C. Section 50106 of Code, consistent with Recital D
above which requirements shall be enforceable by covenants running with
the land. As used in this Agreement, the term "Affordable Rent" shall
mean annual rentals whose amount does not exceed the maximum
percentage of income that can be devoted to rent as set forth by Health &
safety code section 50053, or its successor, for extremely low, very low,
lower, and moderate income households, which is currently thirty percent
(30%) of thirty percent (30%) for extremely low, thirty percent (30%) of fifty
percent (50%o) for very low, thirty percent (30%) of sixty percent (60%) foì
lower, and thirty percent (30%) of one-hundred ten percent (110o/o) for
moderate of the Fresno Metropolitan Statistical Area Median lncome
adjusted for family size appropriate for the Unit. There will be no less than
ninety (90) Affordable Uníts, and no less than nine (9) of the Affordable
Units shall be for extremely low income househotds.
1.4 'Agreement" means this Owner Participation Agreement.
1.5 "Budget" means the BudgeUFinancial Plan for the Project attached hereto
and incorporated herein as Exhibit "C" (the "Budget").
1.6 "Certificate of Completion" means that Certificate issued in the form
attached as Exhibit "D" to owner by city evidencing completion of the
Project for purposes of this Agreement.
1.7 "city" shall mean the city of Fresno, calífornia, a municipal corporation,
acting in its capacity as Housing Successor to the Redevelopment Agency
of the City of Fresno.
1.8 "Conditions Precedent of City" means the conditions precedent to the
effectiveness of this Agreement against the City.
1.9 "Day" whether or not capitalized, means a calendar day, unless stated
otherwise.
1.10 "Deed of Trust" shall mean the Deed of Trust recorded against the
Property securing the Loan, as shown in Exhibit "H" of this Agreement.
1.11 "Default" means a party's failure to timely perform any action or covenant
required by this Agreement following notice and opportunity to cure.
1.12 "Director" means the Executive Director of CiÇ in its Capacity as Housing
Successor.
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1.13 "Entitlements" mean all permits and fees that the City, County of Fresno,
and other governmental agencies with jurisdiction over the Project, the
lmprovements or the Propefi may require.
1.14 "Effective Date" means the date of complete execution of the Agreement
following City approval thereof.
1.15 "Environmental Laws" means any federal, state, or local law, statute,
ordinance or regulation pertaining to environmental regulation,
contamination or cleanup of any Hazardous Materials or waste including,
without limitation, any state or federal rien or "srlper lien" law, any
environmental cleanup statute or regulation, or any governmentally
required permit, approval, authorization, license, variance or permission.
1.16 "Funding Source" means the Loan and other funding sources secured by
Owner to construct the lmprovements.
1.17 "Financing Plan" means the Budget including sources and uses of funds
sufficient for Owner to complete the lmprovements according to the
Performance and Payment Schedule.
1.18 "Hazardous Materíals" means any substance, material, or waste which is
or becomes regulated by any local governmental authoríty, the State of
California, or the United States Government including, without limitation,
any material or substance which is: (a) defíned as a "hazardous waste,"
"extremely hazardous waste," or "restricted hazardous waste" under
Sections 25115,25117, or 25122.7, or listed pursuant to Section 25140 ol
the california Health and safety code, (b) defined as a "hazardous
substance" under Section 25316 of the California Health and Safety Code,(c) defined as a "hazardous material," "hazardous substance," or
"hazardous waste" under Section 25501 of the California Health and
Safety Code, (d) defined as a "hazardous substance" under Section ZS2B1of the california Health and safety code, (e) petroleum, (f) friable
asbestos, (g) polychlorinated byphenyls, (h) listed under Article g or
defined as "hazardous" or "extremely hazardous" under Article 11 of Ti¡e22, california Adminístrative code, (l) designated as "hazardous
substances" pursuant to section 31'l of the clean water Act (33 u.s.c.
S1317), O defined as a "hazardous waste" pursuant to Section 1004 of the
Resource conservation and Recovery Act (42 u.s.c. 56901 ef seq., or (k)
defined as "hazardous substances" pursuant to section of the
Comprehensive Environmental Response, Compensation, and Liability
Act (42 u.s.c. 59601 , et seq.); provided, however, hazardous materiall
shall not include: (1) construction materials, gardening materials,
household products, office supply products or janitorial supply products
customarily used in the construction, maintenance, rehabilitation, or
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management of residential rental housing or associated buildings and
grounds, or typically used in household activities, in a manner typical of
other residential rental housing developments which are comparable to
the lmprovements; and (2) certain substances which may contain
chemicals listed by the State of California pursuant to Health and Safety
Code Sections 25249.8 et seq., which substances are commonly used bya significant portíon of the population living within the region of the
Property, including, but not limited to, alcoholic beverages, aspirin,
tobacco products, NutraSweet and saccharine.
I .19 "Household" means one or more persons occupying an Affordable Unit.
1.20 "Housing SeþAside Funds" means those California Health and Safety
Code Section 34176 and 34176.1 monies in the Low and Moderate
lncome Housing Asset Fund held and administered by City a portion of
which shall be made available as the Loan to Owner for eligible costs and
expenses incurred by Owner in constructing the lmprovements in such
amounts, and upon such terms and conditions specified in this
Agreement.
1.21 "lmprovements" mean the construction of the Affordable Units and other
units that Owner will complete on the Property as part of the Project,
including associated fencing, and landscaping improvements.
1.22 "LaW' means the Community Redevelopment Law of the State (California
Health and Safety Code Sections 33000 ef seq.) and the Dissolution Law
(Assembly Bill x1 26, the Californía Supreme Court's decision in California
Redevelopment Association, et al. v. Matosantos, Assembly Bill 1484,
Senate Bill 341, and other subsequent dissolution legislation).
1.23 "Loan" means the principal sum of $1,500,000 provided by City to Owner
as a loan, upon the terms and conditions set forth in this Agreement and
the Promissory Note attached hereto as Exhibit "G" to be secured by a no
worse than 3rd position deed of trust lien against the Property. lf the deed
of trust securing the Promissory Note is recorded prior to the recordation
of the deed or deeds of trust securing the other Funding Sources
consistent with the Financing Plan, the City shall subordinate such deed of
trust to such other deed(s) of trust, so long as the City deed of trust is no
worse than third position. The Loan shall be allocated such that
$1,500,000 shall secure affordability covenants on the nine (9) units
available to extremely low income families, and in addition, affordability
covenants on the eighty one (81) units available to lower income families.
Notwithstanding, the City will enter into a commercially reasonable
intercreditor ag reement.
7
1.24 "Loan Documents" are collectively this Agreement and all exhibits and
attachments thereto any deed of trust given as security, as they may be
amended, modified or restated from time to time.
1.25 "Material Change" means a change, modification, revision or alteration tothe Loan Documents that signíficantly deviates from those previously
approved by the city, provided that fully funded change(s) which do not
result in a change in the number or type (i.e. residential, affordable) ofUnits andlo¡ an increase in the total Loan funding provided in this
Agreement shall not constitute Material Change(s).
1.26 "owner" means 1501 N. Blackstone Ave., L.p., or an affiliate company in
which it is a Member, Managing Member, principal, or General partner.
1.27 "Project" means the mixed-use development including ninety one (g1)
residential units on the Property, of which ninety (g0) units shall be
Affordable Rental Housing.
1.28 "Project Completion Date" means the date that City shall have determined
the Project has reached completion in accordance with the plans and
specifications in the Performance and Payment Schedule, as evidenced
by City's issuance of a Certifìcate of Completion.
1.29 "Property" means the real property described in Exhibit "4," attached
hereto.
1.30 "Release of Restrictions" means a release of those covenants, conditions
and restrictions contained in this Agreement.
1.31 "Restrictions" means the affordability restrictions contaíned in this
Agreement and Exhibit "F" thereto, containing all conditions, covenants,
and restrictions required by the Law, any other applicable laws and
regulations, and this Agreement, running with the property and the
Affordable Units thereon and burdening such for the Affordability Period.
1.32 "Performance and Payment Schedule" means the schedule attached as
Exhibit "8," setting forth the dates and tímes by which the parties must
accomplish certain obligations under this Agreement. The parties may
revise the Performance and Payment Schedule from time to time on
mutual written agreement of Owner and City, but any delay or extension of
the Completion Date is subject to the requirements in this Agreement.
1.33 "Security Financing lnterest" means a security interest which Owner
grants in the Property and the lmprovements thereon before the City
issues and records a Release of Restrictions.
-8-
1.34 "Unit" mean a residential unit constitutíng the Project.
2. CONDITIONS PRECEDENT TO CITY'S OBLIGATION TO PERFORM UNDER
THIS AGREEMENT. The following are conditions precedent to City's obligation
to perform under this Agreement. Until each and all of the conditions are
satisfied, City is not obligated to take any action, or provide any funding, or
further funding, under this Agreement. City, in writing by its authorized
representative, may waive any condition or agree to extend the time for
satisfaction of any condition set forth in this Section 2. City may terminate this
Agreement as provided herein for the failure of a condition.
2.1 Owner shall pay for and provide a title report, recorded deed or other
evidence acceptable to City that Owner owns the Property.
2.2 Owner has entered into, and provided CiÇ copies of agreements with any
and all funding sources and the general contractor for the Pro.¡ect. All
such funding source agreements shall contain a provÍsion whereby the
party(ies) to each such agreement, other than Owner, agree to make
reasonable efforts to (i) notify City immediately of any event of default by
Owner under such agreement; (ii) notify City immediately of termination or
cancellation of such agreement; and (iii) provide City, upon City's request,
an estoppel certificate certifying that such agreement is in full force and
effect and Owner is not in default under such agreement.
2.3 Owner has submitted evidence that the combined monies from the
Funding Sources are not less than the greater of a total development cost
of $27,212,896 or the amount which CiÇ determines is necessary to
complete the Project, including evidence of a loan commitment for such
Funding Sources acceptable to the City. Owner intends to apply for one
or more of the following sources of funds: (A) Affordable Housing and
Sustainable Communities Funding ("AHSC") administered by the
California Departrnent of Housing and Community Development with an
application date of February 2016; (B) the Low lncome Housing Tax Credit
program administered by the California Tax Credit Allocation Committee in
the FY 16117 Round 1 cycle with an application date of March 2017. lf
Owner does not receive 9o/o tax credits in Round 1, Owner may apply in
Round 2 2017 with an application date in July 2017. lf Owner fails to
obtain both a funding commitment from AHSC (or equivalent) funding and
a 9o/o tax credit reseruation letter within the timeframe set forth above and
in no event later than October 15, 2017, then this Agreement will
automatically terminate. lf City determines that said funds are not
sufficient to complete the Project, Owner may satisfy this condition as
agreed to by Owner and City in writing.
-9-
2.4 owner will submit its Financing Plan to the city for review and acceptance
provided that the purpose of city's review is solely to confirm owner has
sufficient funds available to complete the lmprovements and maintain
Project as this Agreement requires.
After City accepts the Financing Plan, owner will not make any Material
change in the Financing Plan wíthout first submitting such change to city
for review and acceptance, which shall not be unreasonabry withheld,
delayed or conditioned.
owner, at owner's expense, shall have investigated and determined ail
environmental, soil, seismic, and other surface and subsurface conditions
of the Property and the suitability of such conditions for the Project.
owner's responsibility and due diligence íncludes, but is not limited to,
determining the presence of Hazardous Materials. Both owner and city
will promptly give the other copies of all reports and test results. owner
will indemnify, defend, and hold City harmless from any damages or
claims arising out of Owner's inspections and tests.
Should Owner's property assessmenUinspection reveal any Hazardous
Materials or environmental conditions requiring remediation, owner will
promptly notify City. Not later than ten (10) days from and after such
notice, Owner shall, at its sole cost and expense, commence to make
required submittals, develop required remedial action plans, and thereafter
pursue remediation activities as to such Hazardous Materials or
environmental conditions and to diligently prosecute such to completion as
required by applicable federal, state and local law and in a manner and
according a reasonable time frame agreeable to City. without limiting the
foregoing, any remediation will be performed pursuant to a remedíal actíon
plan, if needed, approved by the governmental agencies having
jurisdiction and will be performed according to applicable environmental
laws and governmental requirements
Owner shall not be in default of this Agreement and all representations
and warranties of Owner contained herein shall be true and correct in all
material respects.
2.7.1 Owner will have signed and delivered all documents required
hereunder.
2.7.2 Owner will have received all land use and development approvals,
variances, permits and the like required for development of the Project.
2.7.3 Owner shall be in full compliance with the Perlormance and
Payment Schedule.
2.5
2.6
2.7
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Owner will have provided proof of insurance as required by this
Agreement.
This Agreement, the executed Deed of Trust, and the executed
Restrictions shall have been recorded with the Fresno county Recorder's
Office.
3 . OWNER OBLIGATIONS AFTER SATISFACTION OF CONDITIONS
PRECEDENT. The following obligations of Owner will run with the land and survive this
Agreement:
3.1 Owner will take all reasonable precautions to prevent the release into the
environment of any Hazardous Materials in, on or under the Property in
violation of applicable laws or regulations. Owner will comply with all
governmental requirements with respect to Hazardous Materials. ln
addition, Owner shall install and use equípment and implement and follow
procedures that are consistent with reasonable standards for the
disclosure, storage, use, removal and disposal of Hazardous Materials.
3.2 Owner will notify the City and give City a copy of all environmental
permits, disclosures, applications, entitlements or inquiries relating to the
Property including, without limitation, notices of violation, notíces to
comply, citations, inquiries, cleanup or abatement orders, cease and
desist orde¡s, reports filed pursuant to self-reporting requirements and
reports filed or applications made pursuant to any governmental regulation
relating to Hazardous Materials. Within 3 days after each incident, Owner
will report to City any unusual or potentially important incidents respecting
the environmental condition of the Property.
lf a release of any Hazardous Materials into the environment occurs,
Owner will, as soon as possible after the release, furnish City wíth a copy
of any reports relating thereto and copies of all correspondence with
governmental agencies relating to the release. Upon request, Owner will
furnish City with a copy of any other environmental entitlements or
inquiries relating to or affecting the Property including, without limitatíon,
all permit applications, permits and reports, even reports and other
matters.
3,3 From the Effective Date of this Agreement, Owner shall índemnify, hold
harmless and defend City, City and each of their officers, officials,
employees, agents and volunteers from any and all claim, action, suit,
proceeding, loss, cost, damage, liability, deficiency, fine, penalty, punitive
damage, or expense (including, without limitation, reasonable attorneys'
28
2.9
- lt -
fees), arising out of (i) the presence, release, use, generation, discharge,
storage or disposal of any Hazardous Materials on, under, in or about the
Property, or the transportation of any Hazardous Materials to or from the
Property, or (ii) the violation, or alleged violation, of any statute, ordinance,
order, rule, regulation, permit, judgment or license relating to any use,
generation, release, discharge, storage, disposal or transportation of
Hazardous Materials on, under, in or about, to or from, the property. This
indemnity will include, without limitation, any damage, riability, fine,
penalty, parallel indemnity after closing, cost or expense arising from or
out of any claim, action, suit or proceeding for personal injury (including
sickness, disease or death), tangible or intangible property damage,
compensation for lost wages, business income, profits or other economic
loss, damage to the natural resource or the environment, nuisance,
contamination leak, spill, release or other adverse effect on the
environment. Owner's obligations under the preceding sentence shall
apply regardless of whether City, City or any of their officers, officials,
employees, agents or volunteers are negligent, but shall not apply to any
claim, action, suit, proceeding, loss, cost, damage, liability, deficiency,
fíne, penalty, punitive damage, or expense caused solery by the gross
negligence, or caused by the willful misconduct, of City, City or any of their
officers, officíals, employees, agents or volunteers. This section shall
survive expiration or termination of this Agreement.
3.4 The status and qualifications of Owner are of particular concern to City.
From the Effectíve Date of this Agreement until the Restrictions expire, no
voluntary or involuntary successor-in-interest of Owner will acquire any
rights or powers under this Agreement, provided that the parties
acknowledge the Owner shall hold the Affordable Units for rental as
Affordable Rental Housing as provided in this Agreement.
Notwithstanding anything to the contrary herein, Owner shall have the
right to transfer ownership of the Property to another person or entity
having experience in the ownership and operation of Affordable Rental
Housing, as reasonably determined by city, which approvar shail not be
unreasonably withheld, delayed or conditioned. Notwithstanding the
foregoing, the sale of a partnership interest to generate proceeds in
consideration of Tax Credits shall be a pre-approved transfer. ln addition,
the Developer's limited partner and any successor thereto, may, without
the prior consent of the City and except as set forth in the senior permitted
liens, sell, transfer, assign, pledge, hypothecate, and encumber some or
all of the partnership interests in the Developer and the same shall not be
a violation of this Agreement. The Developer's limited partner and ay
successor thereto, shall have the right, without the prior consent of the
City and except as set forth in the senior permitted liens, to remove any or
all of the Developer's general partners for cause as permitted under
Developer's limited partnership agreement and replace any or all removed
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general partners with a person or entity determined ín the limited partner's
sole discretion.
4. DEVELOPMENT OF THE PROPERTY.
4.1 Except as set forth in this Agreement, before Owner begins constructing
the lmprovements or undertakes any other work of improvement on the
Property, Owner, at its own cost and expense, will secure all land use and
other entitlements, permits, and approvals that City or any other
governmental agency with jurisdiction over the Project requires for
construction of the Project. Without waiver or limitation, Owner will secure
and pay all costs, charges and fees associated with, the followíng:
4.1.1 All permits and fees that the City, County of Fresno, and
other governmental agencies with jurisdiction over the Project, the
lmprovements or the Property may require.
4.1.2 ADA/Barriers to the Disabled. The Project shall comply with
all applicable federal, state and local accessibility requirements.
4.2 Scope of Development and Project Design. Owner has submitted a
general or basic concept drawing to City, and a copy of which is attached
as Exhibit "E" (the "Scope of Development and Project Design"). Owner
will complete the lmprovements on the Property in one phase, according
to the Scope of Development and Pro¡ect Design, and the plans,
drawings, and documents that Owner submits to City. Owner shall carry
out construction of the Project including the lmprovements in accordance
with all applicable local, state and federal laws, codes, ordinances and
regulations, including without limitation all applicable state and federal
labor standards.
Books and Records. Owner shall make available for examination at
reasonable intervals and during normal business hours, all books,
accounts, reports, files and other papers or property with respect to all
matters covered by this Agreement, and shall permit City to audit,
examine and make excerpts or transcripts from such records. City may
audit any conditions relating to this Agreement at City's expense, unless
such audit shows a materíally significant discrepancy in information
reported by Owner to City in which case Owner shall bear the cost of such
audit. Owner shall also reasonably cooperate with and assíst the City in
City's compliance with any applicable audit requirements of the California
Redevelopment Law including California Health and Safety Code Sections
33080 and 33080.1. This section shall survive for a period of four years
after the expiration or termination of this Agreement.
4.3
t3-
4.4 Audit. Owner shall be accountable to City for all Loan funds disbursed to
owner pursuant to this Agreement, owner will cooperate fully with city
and the State of California in connection with any interim or final audit
relating to the Project that may be performed. owner will maintain
accurate and current books and records for the Project using generally
accepted accounting principles. owner agrees to maintain books and
records that accurately and fully show the date, amount, purpose and
payee of all expenditures financed with Loan funds and to keep all
invoices, receipts and other documents related to expenditures fínanced
with Loan funds for not less than four (4) years after the fiscal year in
which such expenditures are incurred. For purposes of this section,
"books, records and documents" ínclude, without rimitatÍon, plans,drawings, specifications, ledgers, journals, statements,
contracts/agreements, funding information, purchase orders, invoices,
loan documents, computer printouts, correspondence, memoranda and
electronically stored versions of the foregoíng. This section shall survive
for a period of four years after the expiration or termination of this
Agreement.
owner shall cause the issuance of all necessary discretionary
governmental permits, approvals and entitlements, close any implicated
funding or other escrow and begin/complete construction of the
lmprovements according to the Performance and payment schedure.
4.5.1 Project Completion. City, acting through and in the
discretion of its Director, may extend dates within the performance
schedule and/or the completion date of the Project for that period of
time that City, in its reasonable discretion, determines necessary to
overcome any delay if and to the extent such delay is due to a
cause whÍch is beyond owner's reasonable control, and if owner
could not, with reasonable dlligence, have foreseen and avoided
such cause for delay. Such causes include, without limitation, acts
of God, unusually severe weather or flood, war, terrorism, riot or act
of the public enemy, labor disputes, unavoidable inability to secure
labor, materials, supplies, tools or transportation, or acts or
omissions of any governmental authority having jurisdiction. City
will not extend the completion date for acts or omissions occurring
through the fault of owner. An extension of time as provided in this
subsection will be Owner's sole remedy for any delays in the
Performance and Payment Schedule the Project completion date.
As a condition precedent to any extension requested by Owner,
Owner will give the City notice within ten (10) days after any cause
for delay occurs, stating the cause and the additional time Owner
anticipates needed to complete the Project. Any extension by City
4.5
-t4-
4.6
4.7
must be in writing and signed by the Director or the Director's
designee, which approval shall not be unreasonably withheld,
delayed or conditioned.
Subject to the terms of this Agreement, the Loan shall be disbursed to
Owner according to the terms of this Agreement including Sections 2.2
and 2.3, and the Performance and Payment Schedule. All Loan funds
shall be used solely for costs of the Project and lmprovements.
Certificate of Completion. Owner will notify City when Owner deems the
Project complete. Within ten (10) business days after such notice, City will
inspect the lmprovements. When City reasonably determines Owner has
completed the lmprovements as required in this Agreement and the Law,
City will furnish Owner with the Certificate of Completion. City will not
unreasonably delay, condition or refuse to issue the Certificate of
Completion. The recorded Certificate of Completion will be a conclusive
determination that Owner has satisfactorily completed the lmprovements
required under this Agreement. Any parties then owning or subsequently
purchasing, leasing or othen¡rise acquiring any interest in the Property will
not (because of that ownership, purchase, lease or acquisition) after the
recording, incur any obligation or liability under this Agreement for
constructing the lmprovements, but will take such interest in the Property
subject to the continuing covenants set forth in this Agreement.
4.7.1 lf City determines not to furnish the Certificate of
Completion, ín accordance with Section 4.7 above, City will give
Owner a written notíce stating why City has decided not to issue the
Certificate of Completion, or why it is delaying the issuance, and
the reasonable actions that, in City's opinion, Owner must take
before City can issue the Ceftificate of Completion. City's failure to
give the notice within ten (10) days, however, will not cause the
Owner to be entitled to the Certificate of Completion. The
Certificate of Completion is not a notice of completion as referred to
in Section 3093 of the California Civil Code.
4.7.2 The following are conditions precedent to City issuÍng the
Certificate of Compfetion, and each submission will be in form and
substance satisfactory to the Director: Evidence that the time to file
all mechanics' liens or material men's liens has expired and any
such liens recorded against the Property or lmprovements have
been released or, if not released, sufficiently bonded (i.e. 150%)
against as required by law.
To the extent economically feasible, consistent with the requirements of
any permitted encumbrance, or as othenruise approved by City or províded
4.8
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in the Agreement, if any building or improvement on the Property is
damaged or destroyed by an insurable cause, Owner shall, at its cost and
expense, diligently undertake to repair or restore said buildings and
improvements consistent with the Scope of Development and Project
Design for the Project. Such work or repair shall commence within ninety
(90) days after the ínsurance proceeds are made available to Owner and
shall be complete within one (1) year thereafter. All insurance proceeds
collected for such damage or destruction shall be applied to the cost of
such repairs or restoration and, if such insurance proceeds shall be
insuffìcient for such purpose, Owner shall make up the deficiency.
4.9 lnspections. Owner shall permit, facilitate and require its contractors to
permit and facilitate observation and inspection of the Project by City
during reasonable business hours and upon reasonable notice for the
purpose of determining compliance with this Agreement.
4.10 lf and to the extent that development of the Project results in the
permanent or temporary displacement of residential tenants, homeowners
or businesses, Owner shall comply with all applicable local, state and
federal statutes and regulations with respect to relocation planning,
advisory assistance and payment of monetary benefits. Owner shall be
solely responsible for payment of any relocation benefits to any displaced
persons and any other obligations associated with complying with said
relocation laws. For purposes of this Section 4.10 the parties
acknowledge that as of the Effective Date the Project Property is vacant
and unoccupied.
4.11 Reporting Requirements. Owner shall submit to City the following reports:
4.'l'1.1 Annual Reports. Annually, beginning in the year
following City's issuance of the Certificate of Completion, and
continuing until the expiration of this Agreement, on such dates as
are agreeable between the parties and consistent with all federal
and state reporting requirements applicable to the Project, Owner
shall submit an annual report to City, in a form approved by City,
Such annual report shall include for each of the Affordable Units:
the rent, the annual income and the family síze of the Household
occupying the Affordable Unit. Such annual report shall also state
the date the tenancy commenced for each Affordable Unit,
certification from an officer of Owner that the Affordable Unit is in
compliance with the Affordable Rental Housing requirements, and
such other information the City may be required by Law to obtain.
Owner shall provide any additional information reasonably
requested by the City provided such information is directly related
to Owner's compliance with this Agreement.
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4.11.2 Annual Proof of lnsurance. Annually, beginning in the
year following City's issuance of the Certificate of Completion, and
continuing until the expiration of the Agreement, Owner shall
submit proof of insurance as required by this Agreement.
4.12 All Leases used to rent the Affordable Units are subject to the following:
4.12.1 Annual lncome Certification and Reporting. Owner
shall include in leases for all Affordable Units provisions which
authorize Owner to immediately terminate the tenancy of any
Household one or more of whose members misrepresented any
fact material to the Household's qualifícation as a Household for
low income family. Each such lease shall also provide that the
Household is subject to annual certification, and that, if the
Household's annual income increases above the applicable limits
for low income family such Household's rent may be subject to
increase to the amount payable by tenant under federal, state or
local law, except that, consonant with the Law, tenants of the
Affordable Units that have been allocated to low income housing
tax credits by a housing credit agency pursuant to section 42 of
the lnternal Revenue Code of 1986 (26 U.S.C. 42) must pay rent
governed by Section 42.
4.12.2 The leases for the Affordable Units shall provide that
if the Project is subject to state or federal rules governing low
income housing tax credits, the provision of those rules regarding
continued occupancy by, and increases in rent for, Households
whose incomes exceed the eligible income límitation shall apply in
place of the provisions set forth in subsection 4.12.1above.
4.13 With respect to the Project, Owner shall comply with the following:
4.13.1 Except to any extent othen¡vise provided in this
Agreement, Owner is specifically responsible for all management
functions with respect to the Affordable Units including, without
limitation, the selection of tenants, certification and re-certification
of Household size and income, evictions, collection of rents and
deposits, maintenance, landscaping, routine and extraordinary
repairs, replacement of capital items and security. City shall have
no responsibility for management of the Affordable Units of the
Project.
4.14 Owner covenants and agrees the Affordable Units shall constitute
Affordable Rental Housing during the entire Affordability Period. lf Owner
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5.
fails to comply the requirement to lease the Affordable Units only to
qualified Households during the Affordability period, as described in the
attached Form of Regulatory Agreement and Declaration of Covenants
and Restrictions attached hereto as Exhibit "F," City shall be entitled to
enjoin Owner from leasing the Affordable Units in the Project, as Owner
acknowledges that damages are not an adequate remedy at law for such
breach.
INDEMNITY; INSURANCE
5.1 Owner shall indemnify, hold harmless and defend City, City and each of
their officers, officials, employees, agents from any and all loss, liability,
fínes, penalties, forfeitures, costs and damages (whether Ín contract, tort
or strict liability, including but not limited to personal injury, death at any
time and property damage) incurred by City, City, Owner, or any other
person, and from any and all claims, demands and actions in law or equity
(including attorney's fees and litigation expenses), arising or alleged to
have arisen directly or indirectly out of Owner's performance of this
Agreement. Owner's obligations under the preceding sentence shall not
apply to any loss, liability, fÍnes, penalties, forfeitures, costs or damages
caused solely by the gross negligence, or caused by the willful
misconduct, of City, City or any of their officers, officials, employees,
agents or volunteers. This section shall survive expiration or termination
of this Agreement.
5.2 Throughout the life of this Agreement, the Owner shall pay for and maintain
in full force and effect all policy(ies) of insurance required hereunder with
an insurance company either (1) admitted by the California lnsurance
Commissioner to do business in the State of Californía and rated not less
than "A-Vll" in Best's lnsurance Rating Guide, or (2) authorized by the
City's Risk Manager or his/her designee. The following policies of
insurance are required :
5.2.1 Until the Certificate of Completion is recorded,
Builders Risk (Course of Construction) insurance in an
amount equal to the completed value of the project with no
coinsurance penalÇ provisions.
5.2.2. Following the recording of the Certificate of
Completion, COMMERCIAL PROPERTY insurance which
shall be as broad as the most current version of lnsurance
Service Office (lSO) comrnercial Property Form CP 10 30
(Cause of Loss - Special Form), with limits of insurance in
an amount equalto the full (100%) replacement cost (without
deduction for depreciation) of the lmprovements with no
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coinsurance penalty provisions. Such insurance shall
include coverage for business income, including "rental
value", in an amount equal to the two (2) years of the annual
rent generated by the lmprovements. Coverage for business
income, including "rental value," shall be at least as broad as
the most current version of lnsurance Service Office (lSO)
Commercial Property Form CP 00 30.
Owner shall be responsible for payment of any deductibles contained in
any insurance policies required hereunder and Owner shall also be
responsible for payment of any self-insured retentions. Any deductibles or
self-insured retentions must be declared to, and approved by, the City's
Risk Manager or his/her designee.
All policies of insurance required hereunder shall be endorsed to provide
that the coverage shall not be cancelled, non-renewed, reduced in
coverage or in limits except after 30 calendar day written notice has been
given to City. Upon issuance by the insurer, broker, or agent of a notÍce of
cancellation, non-renewal, or reduction in coverage or in limits, Owner
shall furnish City with a new certificate and applicable endorsements for
such policy(ies). ln the event any policy is due to expire during the term of
this Agreement, Owner shall provide a new certificate, and applicable
endorsements, evidencing renewal of such policy not less than 15
calendar days prior to the expiration date of the expiring policy.
The Builders Risk (Course of Construction) and Property insurance
policies shall be endorsed to name City as a loss payee.
Owner shall furnish City with all certificate(s) and applicable
endorsements effecting coverage required hereunder. All certificates
and applicable endorsements are to be received and approved by the
City's Risk Manager or his/her designee prior to City's execution of this
Agreement.
lf at any time Owner fails to maintain the required insurance in full force
and effect, Owner shall immediately discontinue all work under this
Agreement until City receives notice that the required insurance has been
restored to fullforce and effect and that the premiums therefore have been
paid for a period satisfactory to the City. Owner's failure to maintain any
required insurance shall be sufficient cause for City to terminate this
Agreement.
The fact that insurance is obtained by Owner shall not be deemed to
release or diminish the liability of Owner, including, without limitation,
liability under the indemnity provisions of this Agreement. The duty to
indemnify City, City and each of their officials, officers, employees, agents
-19-
53
and volunteers shall apply to all claims and liability regardless of whether
any insurance policies are applicable. The policy limits do not act as a
limitation upon the amount of indemnification to be provided by Owner.
Approval or purchase of any insurance contracts or policies shall in no
way relieve from liability nor limit the liability of Owner.
Upon request of City, Owner shall immediately furnish City with a
complete copy of any insurance policy required under this Agreement,
including all endorsements, with said copy certified by the undenruriter to
be a true and correct copy of the original policy. This requirement shall
survive expiration or termination of this Agreement.
Owner will obtain and deliver payment and performance bonds issued by
an insurance company adrnitted in California in good standing as a surety
and meeting the criteria for Owner's other insurance under this
Agreement, each bond in an amount at least equal to 100% of Owner's
estimated construction costs, provided that the City hereby waives any
requirement for said bonds at all time during which Owner is in full
compliance with this Agreement and the Project remains fully funded.
Until City issues the Certificate of Completion City will have access to the
Property, after reasonable notice to the Owner (except in emergencies),
without charge or fee, during normal construction hours, for purposes of
assuring compliance with this Agreement. City representatives will comply
with all safety rules while on the Project or the Property.
Owner will design and construct the lmprovements, and after that, prior to
any allowable transfer or sale thereof, Owner will maintain the Property
according to all applicable laws including, without limitation, all applicable
state labor standards, City zoning and development standards, building,
plumbing, mechanical and electrical codes, all provisions of the Fresno
Municipal Code and all applicable access requirements. City makes no
representation about which, if any, of such laws, ordinances, regulations
or standards apply to development of the Project.
Owner acknowledges that Owner, not City, is responsible for determining
applicability of and compliance with all local, state, and federal laws
including, but not limited to, any applicable provisions of the California
Labor Code, Public Contract Code, and Government Code. City makes
no express or implied representation as to the applicabiliÇ or
inapplicability of any such laws to this Agreement or to the partíes'
respective rights or obligations hereunder íncluding, but not limited to,
payment of prevailing wages, competitive bidding, subcontractor listing, or
similar or different matters. Owner further acknowledges that City shall
not be líable or responsible at law or in equity for any failure by Owner to
comply with any such laws, regardless of whether City knew or should
5.4
5.5
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6.
have known of the need for such compliance, or whether City faíled to
notify Owner of the need for such compliance.
5.6 Owner will take reasonable efforts to not permit any lien or stop notice to
be fíled against the Property, provided Owner may reasonably determine
to contest any such lien or stop notice. lf a claim of lien or stop notice is
recorded against the Property or lmprovements, Owner, within 30 days
after recordation of a claim of lien or stop notice or within 5 days after
City's demand, whichever first occurs, will do the following:
5.6.1 Pay and discharge the same; or
5.6.2 Effect the release of such lien by recording and delivering to
City a surety bond in sufficient form and amount (i.e. 150%), or
othenruise; or
5.6.3 Give City other assurance which City, ín its sole discretion,
deems satisfactory to protect the City from the effect of the lien or
bonded stop notice.
SECURITY FINANCING AND RIGHTS OF HOLDERS.
6.1 Notwithstanding any other provision of this Agreement, Owner may not
grant a security interest in the Property before the City issues and records
a Certificate of Completion, without the written consent of City, provided
that City hereby approves the recommended security interest of Owner's
financial institutions and tax credit investors, including their respective
successors or assigns, as described in the Financing Plan.
CONTINUING OWNER OBLIGATIONS
7.1 ln its performance of this Agreement, Owner covenants by and for itself
and its successors and assigns, and all persons claiming under or through
them, that there shall be no discrimination agaínst or segregation of any
person, including contractors, subcontractors, bidders and vendors, on
account of race, color, religion, ancestry, national origin, sex, sexual
preference, age, pregnancy, childbirth or related medical condition,
medical condition (e.9., cancer related) or physical or mental disability,
and in compliance with all applicable federal, state and local laws,
regulations and rules including without límitation Title Vll of the Civil Rights
Act of 1964, 42 U.S.C. Section 2000, ef seq., the Federal Equal Pay Act of
1963, 29 U.S.C. Section 206(d), the Age Discrimination in Employment
Act of 1967,29 U.S.C. Section 621, et seq., the lmmigration Reform and
Control Act of 1986, I U.S,C. Section 1324b, et seq.,42 U.S.C. Section
1981, the California Fair Employment and Housing Act, Cal. Government
7.
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8.
Code Section 12900, ef seq., the California Equal Pay Law, Cal. Labor
Code Section 1197.5, Cal. Government Code Section 11135, the
Americans with Disabilities Act, 42 U.S.C. Section 12101, ef seg., and all
other applicable anti-discrimination laws and regulations of the United
States and the State of California as they now exist or may hereafter be
amended. Owner wÍll allow City representatives access to its employment
records related to this Agreernent during regular business hours and upon
reasonable notice to verify compliance with these provisions when so
requested by the City.
7.2 Owner will pay before delinquency all ad valorem real estate taxes and
assessments on the Property, subject to the Owner's right to contest in
good faith any such taxes. Owner will remove any levy or attachment on
the Property or any part of it, or assure the satisfaction of the levy or
attachment within a reasonable time. Owner will notify City prior to
applying for or receiving any exemption from the payment of property
taxes or assessments on any interest in or to the Property or the
lmprovements. Owner further agrees that the prior consent of City shall
be required if the basis for such exemption Ís other than for qualified
properg held by a nonprofit entity that has been determined to be exempt
from federal and state income taxation, which consent shall not be
unreasonably withheld.
COVENANTS AND RESTRICTIONS RUNNING WITH THE LAND. The
following covenants shall run with the land and shall bind Owner, and Owner's
successors in interest to the Property for the periods stated, and shall be fully
binding for the benefit of the community and City without regard to technical
classification or designation, legal or otherwise.
8.1 Owner covenants for itself, its successors, assigns, and every successor
in interest to the Property or any part of it that, after closing of any
applicable escrow, during construction, and after completing the
lmprovements, the Owner shall devote the Affordable Units on the
Property to the uses specified in this Agreement for the Affordability
Period. All uses of the Affordable Units including, without limitation, all
activities Owner undertakes pursuant to this Agreement, shall conform
with this Agreement and the Law. Without waiver or limitation, each of the
Affordable Units to be constructed pursuant to this Agreement shall be
maintained as Affordable Rental Housing pursuant to this Agreement and
the Restrictions.
8.2 Owner and those taking under Owner will maintain the Property and all
lmprovements on site in reasonably good-condition and repair (and, as to
landscaping, if any, in a healthy condition), all according to the Scope of
Development and Project Design and related plans, as-amended from
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8.3
8.4
time to time. Owner and those taking under Owner shall: (i) maintain all
on-site lmprovements according to all other applicable laws, rules,
ordinances, orders, and regulations of all federal, state, county, municipal,
and other governmental agencies and bodies having or claiming
jurisdiction and all their respective departments, bureaus, and officials; (ii)
keep the lmprovements free from graffiti; (iii) keep the Property free from
any accumulation of debris or waste material; (iv) promptly make repairs
and replacements to the on-site lmprovements; and (v) promptly replace
any dead, or diseased plants and/or landscaping (if any) with comparable
materials.
City will give Owner written notice of any breach of this Section 8.2.
Within 10 days from receipt of such notice, City and Owner will meet and
confer, and agree to corrective actions and a schedule of performance for
such corrective actions. Owner must cure the default withín the agreed
schedule or within (a) 10 days after the City's notice for any default
involving landscaping, graffiti, debris, waste material, or general
maintenance on the Property; or (b) 30 days after City's notice for any
default involving the lmprovements. lf Owner does not cure the default
within the agreed schedule, City, without obligation to, may enter the
Property, cure the default, and protect, maintain, and preserve the
lmprovements and landscaping.
City may lien or assess the Property for the City's expenses ín protecting,
maintaining, and preserving the on-site lmprovements and aesthetics of
the Property, including any lawful administrative charge in the manner
used by the City in the abatement of public nuisances. The notice and
opportuniÇ to cure provided for herein will supplement the noticing,
hearing, and nuisance abatement order used by City. Owner will promptly
pay all such amounts to City upon demand.
From the Effective Date until the expiration of the Affordability Period,
Owner covenants to use and operate the Affordable Units on the Property
as Affordable Rental Housing pursuant to this Agreement.
Owner covenants for itself and any successors in interest and all persons
claiming by, through or under them, in perpetuity, that there shall be no
discrimination against or segregation of any person or group of persons
because of race, color, creed, religion, sex, sexual preference, marital
status, national origin or ancestry in the sale, lease, sublease, transfer,
use, occupancy, tenure or enjoyment of the Affordable Units, nor shall
Owner itself or any person claiming under or through Owner establish or
permit any such practice or practices of discrimination or segregation
concerning the selection, location, number, use or occupancy of tenants,
lessees, subtenants, sublessees or vendees of the Affordable Units.
-23 -
8.5 All deeds, leases, or contracts concerning the Affordable uníts shall
contain or be subject to substantially the following nondiscrimination or
nonsegregation clauses:
ln deeds: "The grantee herein covenants by and for himself or
herself, his or her heirs, executors, admínistrators and assigns, and
all persons claiming under or through them, that there shall be no
discrimination against or segregation of, any person or group of
persons because of race, color, creed, religion, sex, sexual
preference, marital status, national origin or ancestry in the sale,
lease, sublease, transfer, use, occupancy, tenure or enjoyment of
the land herein conveyed, nor shall the grantee or any person
claiming under or through hím or her, establish or permit any such
practice or practices of discrimination or segregation concerning the
selection, location, number, use or occupancy of tenants, lessees,
subtenants, sublessees or vendees in the land herein, conveyed.
The foregoing covenants shall run with the land."
ln leases: "The lessee herein covenants by and for himself or
herself, his or her heirs, executors, administrators, and assigns,
and all persons claiming under or through him or her, and this lease
is made and accepted upon and subject to the following conditions:
"That there shall be no discrimination against or segregatÍon
of any person or group of persons, because of race, color,
creed, religion, sex, sexual preference, marital status,
national origin, or ancestry in the leasing, subleasing,
transferring, use, occupancy, tenure, or enjoyment of the
premises herein leased nor shall the lessee himself or
herself, or any person claiming under or through him or her,
establish or permit any such practice or practices of
discrimination or segregation concerning the selection,
location, number, use, or occupancy of tenants, lessees,
sublessees, subtenants, or vendees in the premises herein
leased."
ln contracts: "There shall be no discrimination against or
segregation of, any person, or group of persons because of race,
color, creed, religion, sex, sexual preference, marital status,
national origin, or ancestry, in the sale, lease, sublease, transfer,
use, occupancy, tenure or enjoyment of the premises, nor shall the
transferee himself or herself or any person claiming under or
through him or her, establish or permit any such practice or
practices of discrimination or segregation concerning the selection,
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9.
location, number, use or occupancy of tenants, lessees,
subtenants, sublessees or vendees of the premises."
8.6 City is the benefíciary of the covenants running with the land for itself and
for protecting the interests of the community and other parties, public or
private, in whose favor and for whose benefit the covenants are provided,
without regard to whether City has been, remains, or is an owner of any
land or interest in the Affordable Units on the Property. City may exercise
all rights and remedies, and maintain any actions or suits at law or in
equity or other proceedings to enforce the covenants for itself or any other
beneficiaries.
DEFAULTS AND REMEDIES
9.1 Subject to the extensions of time permitted under this Agreement, either
party's failure to perform any material action or material covenant as
required by this Agreement, following notice and failure to cure, is a
"Default" under this Agreement. A party cfaiming a Default shall give
written notice of Default to the other party specifying the Default
complained of, and the cure demanded. Except as othenruise expressly
provided in this Agreement, the noticing party shall not begin any
proceeding against the other party until the other party is given an
opportunity to cure the Default. The other party will have 30 calendar
days after receiving the notice to cure the Default, or, if the party cannot
reasonably cure the Default within such 30 days, the other party must
begin to cure within the 30 days and diligently pursue the cure to
completion, whereupon there shall be no event of Default.
Notwithstanding anything to the contrary contained in this Agreement, if a
non-monetary default or event of default occurs under the terms of any of
this Agreement, prior to exercis¡ng any remedies thereunder, the City will
give Owner and Limited Partner written notice of such default; provided
the failure by City to notify the lender and Limited Partner shall not vitiate
or negatively affect any notice given to Borrower. lf the default is
reasonably capable of being cured within thirty (30) days, Owner shall
have such period to effect a cure prior to exercise of remedies by City
under this Agreement, or such longer period of time as may be specified in
this Agreement. lf the default is such that it is not reasonably capable of
being cured within thirty (30) days (or such longer period if so specified),
and if Owner (a) initiates corrective action within said period, and (b)
diligently, continually, and in good faith works to effect a cure as soon as
possible, then Borrower shall have such additional time as is reasonably
necessary to cure the default prior to the exercise of any remedies by City.
-25-
10.
The City hereby further agrees that any cure tendered or made by limited
partners of Owner shall be accepted or rejected on the same basis as if
tendered or made by Owner.
9.2 subject to first giving the notice and opportunity to cure, a party may begin
an action at law to enforce, or in equity to seek specific performance ãf,
the terms of this Agreement, or to cure, correct, or remedy any Default, to
recover damages for any Default, or to obtain any other remedy consistent
with the purpose of this Agreement. A party must bring any legal action inthe Superior Court of the County of Fresno, State -ot Calitórnia, in an
appropriate municipal court in Fresno County, or in the District of the
United States District Court serving Fresno County.
9.3 lf Owner begins any legal action against C¡ty, it shall serve process on the
City by personal service on the Director, or in any other manner the lawpermits. lf City begins any legal action against the Owner, it will serve
process on the Owner by personal service on Owner, Owner's Agent or in
any other manner the law permits
9.4 Except as othen¡rise expressly stated in this Agreement, the rights and
remedies of the parties are cumulative, and a party's exercise of one or
more rights or remedies will not preclude the party's exercise, at the sameor different times, of any other rights or remedies for the same or any
other Default of the other party.
9.5 A party's failure or delay in asserting any right or remedy will not be a
waiver of any Default or of any right or remedy, and will not deprive the
party of its right to begin and maintain any action or proceeding to protect,
assert or enforce any right or remedy.
9.6 The laws of the State of California shall govern the interpretation and
enforcement of this Agreement.
GENERAL PROVISIONS
10.1 Any notice, demand, or other communication permitted or required under
this Agreement will be in writing and given by personal delivery, or by first-
class u.s. mail, postage prepaid, to a party at its respective address
below:
To City:
City of Fresno (Housing Successor)
2344Tulare, Suite 200
Fresno, CA93721
With a Copy To:
-26 -
City Attorney's Office
2600 Fresno Street
Fresno, CA93721
To Owner:
To lnvestor:
To Limited Partner:
A party may change its address for notices, demands and
communications by giving notice of the new address as provided in this
section. The notice shall be deemed given three (3) business days after
the date of mailing, or, if personally delivered, when received.
10.2 All of the terms, covenants and conditions of this Agreement shall be
binding upon the Owner and its permitted successors and assigns.
Whenever the term "Ownei' is used in this Agreement, such term shall
include Owner's successors and assigns as permitted under this
Agreement.
10.3 The City may assign or transfer any of its interests, rights, or obligations
hereunder at any time to any public agency without the consent of the
Owner.
10.4 No member, official or employee of the City shall be personally liable to
the Owner, or any successor in interest to Owner, for any Default or
breach by the City.
10.5 The relationship between the City and the Owner is that of a city and
developer respectively, as permitted by law, and not that of a partnership
or joÍnt venture. City and Owner shall not be deemed or construed for any
purpose to be the agent of the other.
-27 -
10.6 Whenever this Agreement references an action or approval required or
permitted by the City, the Director or his or her designee is authorized to
act for the City as agent of the CÍty unless this Agreement, the Law,
Constitutional and/or local law provide otherwise, or the context otherwise
requires.
10.7 This Agreement may be signed in multiple counterparts which, when
signed by all parties, will be one binding agreement. The parties will sign
three copies of this Agreement, each of which is deemed to be original.
10.8 This Agreement includes the exhibits and attachments referenced and
incorporated in it. ïhis Agreement contains the entire agreement between
the parties relating to the transaction contemplated by this Agreement and
supersedes all prior or contemporaneous agreements, understanding,
representation and statements, whether oral or written.
10.9 lf either party begins a lawsuit or arbitration proceeding, in law or equity, to
enforce or interpret any provision of this Agreement, the prevailing party
will be entitled to recover from the other party reasonable attorneys' fees,
court costs, and legal expenses as determined by the court or tribunal
having jurisdiction.
10.10 Any waiver, alteration, change or modification of or to this Agreement, to
be effective, must be in writing, and signed by each party.
10.11 lf any term, provision, condition or covenant of this Agreement or íts
application to any party or circumstances is hefd invalid or unenforceable,
the remainder of this Agreement and its application to persons or
circumstances, other than those about whom or which it is held invalid or
unenforceable, shall not be affected, and shall remain valid and
enforceable to the fullest extent perm¡tted by law.
10.12 Each party represents and warrants to the other that (a) each has read
this Agreement, and (b) is signing this Agreement with full knowledge of
any rights and obligations each may have, and (c) each has received
independent legal advice from their respective legal counsel as to the
matters set forth in this Agreement, or has knowingly chosen not to
consult legal counsel, and (d) has signed this Agreement without relying
on any agreement, promise, statement or representation by or for the
other party, or their respective agents, employees, or attorneys, except as
specifically set forth in thís Agreement, and without duress or coercion,
whether economic or othen¡rise.
-28 -
10.13 No member, official or employee of City has or shall have any personal
interest, direct or indirect, in this Agreement, nor shall any such member,
official or employee particípate in any decision relating to the Agreement
which affects his personal interests or the interests of any corporation,
partnership or association in which he is directly or indirectly interested.
Owner represents and warrants that it has not paid or given, and will not
pay or give, to any third party any money or other consideration for
obtaining this Agreement, other than normal costs of conducting business
and costs of professional services such as architects, consultants,
engineers and attorneys.
10.14 The parties wíll execute such other and further documents, and will take
any other steps, necessary, helpful, or appropriate to carry out the
provisions of this Agreement.
10.15 No contractor, subcontractor, mechanic, material man, laborer, vendor, or
other person hired or retained by with Owner shall be, nor shall any of
them be deerned to be, third-party beneficiaries of this Agreement, rather
each such person shall be deemed to have agreed (a) that they shall look
to Owner as their sole source of recovery if not paid, and (b) except as
otherwise agreed to by City and any such person in writing, they may not
enter any claim or bring any such actíon against City under any
circumstances. Except as provided by law, or as otheruise agreed to in
writing between Cíty and such person, each such person shall be deemed
to have waived in writing all right to seek redress from City under any
circumstances whatsoever.
10.16 Owner hereby covenants and warrants that it is a duly authorized and
existing California limited liability company, in good standing; that it shall
remain in good standing; that it has the full right, power and authority to
enter into this Agreement and to catry out all actions on its part
conternplated by this Agreement; that the execution and delivery of this
Agreement were duly authorized by proper action of the Owner and no
consent, authorization or approval of any person is necessary in
connection with such execution and delivery or to carry out all actions of
the Owner's part contemplated by this Agreement, except as have been
obtained and are in full force and effect; and that this Agreement
constitutes the valid, binding and enforceable obligation of the Owner.
10.17 ln the event of any conflict between the body of this Agreement and any
exhibit or attachment to it, the terms and conditions of the body of this
Agreement will control.
SIGNATURES APPEAR ON NEXT PAGE
-29 -
By:
lN WITNESS WHEREOF, City and Owner have signed this Agreement, and the City
has approved this Agreement, on the dates and in the year set forth below.
City of Fresno, 1501 N. Blackstone Ave., L.P.
a municipalcorporation a California limited partnership
By:
Date:Name:
Its:
Date:
Name:
Its:
Date:
By:
By:By
ATTEST:
WONNE SPENCE, CMC
APPROVED AS TO FORM:
DOUGLAS T. SLOAN
Deputy Deputy
Date:Date:
Attachments to Owner Participation Agreement (Blackstone/McKinley):
Exhibit A: Legal Description of Property
Exhibit B: Performance and Payment Schedule
Exhibit C: BudgeUFinancial Plan
Exhibit D: Certificate of Completion
Exhibit E: Scope of Development and Project Design
Exhibit F: Form of Regulatory Agreement and Declaration of Covenants and
Restrictions
Exhibit G: Form of Promissory Note
Exhibit H: Form of Deed of Trust
-30-
EXHIBIT "A"
LEGAL DESCRIPTION OF PROPERTY
Real property in the City of Fresno, County of Fresno, State of California, described as follows:
THAT PORT|ON OF LOT ONE (1) OF FRESNO HEIGHTS HOMESTEAD TRACT, rN THE
CITY OF FRESNO, COUNTY OF FRESNO, STATE OF CALIFORNIA, ACCORDING TO THE
MAP THEREOF RECORDED JANUARY 13, 1888, IN BOOK 2, PAGE 39 OF PLATS, IN THE
OFFICE OF THE COUNry RECORDER OF FRESNO COUNTY, LYING SOUTH AND WEST
OF THE RIGHT OF WAY OF THE SANTA FE RAILROAD.
EXCEPTING THEREFROM THAT PORTION CONVEYED TO THE STATE OF CALIFORNIA
IN THE DEED RECORDED MAY 19, 1944 IN BOOK 2177, PAGE 9 OF OFFICIAL RECORDS
OF FRESNO COUNTY, CALIFORNIA.
APN: 451-064-16
Items Completed Time for Performance
Estimated
Date
Submission of Site Plan Review November 2015
Aqencv Board aooroval of Aoreement January 2016
Owner executes and delivers
Aoreement
January 2016
Applv for AHSC Fundinq Februarv 2016
Receive AHSC Fundinq Summer 2016
Applv for 9o/o Tax Credits March 2017
Receive 9% Tax Credits (Round 1 June 2O17**Apply for go/o Tax Credits (Round 2)Julv 2017**Receive 9VoTax Credits (Round 2)October 15,
2017
Submission of Building Plans 60 days after receiving Tax
Credits
August
2017|**Decemb
er 1,2017
Submission and Approval - Certificates
of lnsurance
Within 180 days of receiving tax
credits
No later than
December
20171**April
2018
Loan Disbursement Upon Owner providing
agreements evidencing all other
funding sources sufficient to
cover total development cost and
satisfaction of all conditions
precedent under this Aqreement.
No later than
December
20171(..April
2018)
Commencement of Construction At construction loan closing,
within 180 days of receipt of tax
credits
No later than
December
20171(".April
201 8)
Completion of Construction Within 18 months after
commencement of construction
July
2019i(**October
201 9)
lssuance of Certificate of Completion Promptly after completion of
construction and upon written
request of Owner
EXHIBIT "B''
Performance and Payment Schedule
SCHEDULE OF PERFORMANCE
lmprovements shall be completed within 18 months of the start of construction.
Construction shall commence by: December 2O171**April 2018
Construction shall be completed by. July 2019/**October 201g** lf Ownerfails to receive 9% Tax Credits in Round 120'17, Owner may apply in Round 22017,
and the Performance Schedule shall be adjusted accordingly. lf Owner is not awarded g% Tax
Credits by October 1, 2017, the Agreement shall terminate.
Exhibit C
Budget/Financîal Plan
Unit Mix and Rents Residential
Total
Affordable
Managers Unit
91
90
1
Unit Type
1-BR
1-BR
1-BR
1-BR
2-BR
2-BR
2-BR
2-BR
3-BR
3-BR
3-BR
3-BR
#sF3 6007 600t2 6009 6003 800B 80012 8007 8003 1,1008 1,100t2 1,1006 1,100
Net Rent
288
448
502
609
34I
534
598
726
390
672
686
834
Residential Cash Flow Projection
Monthly Gross Income Residential
Annual Gross Income Residential
Miscellaneous Income
Vacancy
Effective Gross Income
Operating Expenses
Replacement Reserves
NOI Before Debt Service
AHSC Debt Service (.42o/o of AHSC Amount)
Permanent Loan Debt Service
Residential Net Cash Flow
Permanent Loan Detail
Loan Amount
Interest Rate
Term
Required DCR
Residential Development Costs
Acquisition
Demolition
Hard Construction
Hard Cost Contingency
Architecture and Engineer¡ng
Soft Costs
Total Development Costs - Residential
Residential Sources and Uses
Final Costs
Perm Note
AHSC Funds
City Impact Fees
Successor Agency Loan
Deferred Developer Fee
Equity
Total Sources Residential
Shortfall
AMI Montly Rent3Ùo/o 86445o/o 3,136
50o/o 6,0246Ù0/o 5,4813oo/o 7,023
45o/o 4,27250o/o 7,176
600/o 5,0823oo/o I,L7O45o/o 4,896
50o/o 8,232
600/o 5,004
52,360
628,320
I0,920
-37,962
607,278
409,400
54,600
143,278
24,278
100,309
19,691
1,432,4OO
5.75o/o
30
1. 150
1,600,000
200,000
18,916,510
945,826
724,730
4,625,83O
27,0r2,996
27,O12,896
1,432,40O
5,79O,397
767,965
1,500,000
270,870
77,86I,274
27,0t2,896
0
Exhibit C
Budget/Financial Plan - Commercial
Retail Space
Monthly Gross Income ($1.50 NNN psf)
Annual Gross Income
Vacancy (25olo)
Effective Gross Income
Replacement Reserves
Unreimbursed Operating Expense
NOI Before Debt Service
Permanent Loan Debt Service
Commercial Net Cash Flow
Permanent Loan Deta¡l
Loan Amount
Interest Rate
Term
Commercial Development Costs
Acquisition
Demolition
Hard Construction
Hard Cost Contingency
Architecture and Engineering
Soft Costs
Total Development Costs - Commercial
Commercial Sources and Uses
Final Costs
Perm Note
Equity
Total Sources Residential
Shortfall
8,500 sq. ft.
L2,750
153,000
-38,250
714,750
-4,250
-10,200
100,300
80,240
20,060
1,145,815
5.75o/o
30
200,000
35,000
L,487,500
74,375
85,000
340,000
2,22r,975
2,22L,975
1,145,815
1,076,060
2,22r,875
0
EXHIBIT "D"
Certificate of Completion
CERTIFICATE OF COMPLETION
RECORDED AT THE REQUEST OF
AND WHEN RECORDED RETURN TO:
City of Fresno, as Housing Successor to the
Redevelopment City of the City of Fresno
2344Tulare St., Suite 200
Fresno, Ca.93721
Attention: Executive Director
(sence ABovE THrs LINE FoR REcoRDEn's use)
This Certificate of Completion is recorded at the request and for the benefit of the City of
Fresno and is exempt from the payment of a recording fee pursuant to Government
Code Section 6103.
City of Fresno,
a municipal corporation in its capacity as
Housing Successor to the Redevelopment City
of the City of Fresno
Marlene Murphey
Its: Executive Director
Dated:
By:
Certificate of Completion
Blackstone & McKinley Residential Rental Project
RECITALS:
A. By an owner Partícipation Agreement (the "Agreement") dated
I 1,201- between 1501 N. Blackstone Ave., 1.P., a California limited
partnership ("Owner") and the City of Fresno, a municipal corporation, in its capacity as
Housing Successor to the Redevelopment City of the City of Fresno ("City"), Owner
agreed to construct certain residential units on the premises legally described in
Attachment "l" hereto (the "Property") and preserve the Affordable Units, as defined in
the Agreement as rental housing for Low- lncome Households with the assistance of
City housing set aside funds while meeting the Affordable Housing, income targeting
and other requirements of the Community Redevelopment Law set forth at Californía
Health and Safety Code Sections 33000 et seq. for a fifty-five (55) year Affordability
Period according to the terms and conditions of the Agreement.
B. The Agreement was recorded on I 1,201 in the Official
Records of Fresno County, California as lnstrument No.
C. Under the terms of the Agreement, after Owner completes the construction
the Property, Owner may ask City to record a Certifícate of Completion.
D. Owner has asked City to furnish Owner with a recordable Certificate of
Completion.
E. City's issuance of this Certificate of Completion is conclusive evidence that
Owner has completed the construction on the Property as set forth in the Agreement.
NOW THEREFORE:
1. City certifies that Owner commenced the construction work on the Project
onl l, 20-, and completed the construction work on
2O_, and has done so in full compliance with thethe Project on
Agreement.
2. This Certificate of Completion is not evidence of Owner's compliance with,
or satisfaction of, any obligation to any mortgage or security interest holder, or any
mortgage or security interest insurer, securing money lent to finance work on the
Property or Project, or any part of the Properly or Project.
3. This Certificate of Completion is not a notice of completion as referred to
in California Civil Code section 3093.
4. Nothing contained herein modifies any provision of the Agreement.
lN WITNESS WHEREOF, the City has executed this Certificate of Completion as
of this _ day of 20
City of Fresno, a municipal corporation, in its capacity as Housing Successor to the
Redevelopment City of the City of Fresno
By:
Marlene Murphey
Executive Director
Owner hereby consents to recording this Certificate of Completion against the Property
described herein.
Dated:20
THE ABOVE PARTIES ARE TO SIGN THIS INSTRUMENT BEFORE A NOTARY
PUBLIC.
ATTEST: APPROVED AS TO FORM:
CITY CLERK CIry ATTORNEY
By:
Deputy Deputy
Dated:Dated:
By:
EXHIBIT I to CERTIFICATE OF COMPLETION
LEGAL DESCRIPT¡ON
Real property in the City of Fresno, County of Fresno, State of California, described as follows:
THAT PORTION OF LOT ONE (1) OF FRESNO HEIGHTS HOMESTEAD TRACT, IN THE
CITY OF FRESNO, COUNTY OF FRESNO, STATE OF CALIFORNIA, ACCORDING TO THE
MAP THEREOF RECORDED JANUARY 13, 1888, IN BOOK 2, PAGE 39 OF PI-ATS, IN THE
OFFICE OF THE COUNTY RECORDER OF FRESNO COUNTY, LYING SOUTH AND WEST
OF THE RIGHT OF WAY OF THE SANTA FE RAILROAD.
EXCEPT]NG THEREFROM THAT PORTION CONVEYED TO THE STATE OF CALIFORNIA
IN THE DEED RECORDED MAY 19, 1944 IN BOOK 2177,PAGE 9 OF OFFICIAL RECORDS
OF FRESNO COUNTY, CALIFORNIA.
APN: 451-064-16
EXHIBIT ..E''
SCOPE OF DEVELOPMENT AND PROJECT DESIGN
EXHIBIT "F"
REGULATORY AGREEMENT AND
DECLARATION OF COVENANTS AND RESTRICTIONS
FREE RECORDING REQUESTED BY
AND WHEN RECORDED MAIL TO:
CITY OF FRESNO
2344Tulare Street
Fresno, CA 93721
Attn: Executive Director
(Space Above This Line for Recorder's Office Use Only)
REGULATORY AGREEMENT AND
DECLARATION OF COVENANTS AND RESTRICTIONS
THIS REGULATORY AGREEMENT AND DECI.ARATION OF COVENANTS
AND RESTRICTIONS ("Agreement") is made and entered into this day of
_, by and between the CITY OF FRESNO, a public body,
corporate and politic ("City"), and 1501 N. Blackstone Ave., L.P., a California limited
partnership ("Owner").
A. Pursuant
Owner dated
RECITALS:
to an Owner Participation Agreement by and between City and
201_ (the "OPA"), City has provided to Owner
financial assistance in the amount of approximately One Million Five Hundred Thousand
Eighty One Dollars ($1,500,081.00) in loan funds (the "City Assistance"), for the
purpose of assisting Owner in the acquísition of real property and the construction of a
residential apartment complex thereon wherein one hundred percent of the units shall
be rented to low income households, on that certain real property located in the City of
Fresno, County of Fresno, State of California, more particularly described in Exhibit "1"
attached hereto and incorporated herein by reference (the "Property"),
B. Pursuant to the OPA, Owner has agreed to construct and maintain a
rental apartment housing project consisting of ninety one (91) total residential units
(hereinafter referred to collectively as the "Project") on the Property. The Project is also
referred to in the OPA as the "Project," and is further described in the Scope of
Development and Project Design attached to the OPA.
C. City, City, and Owner now desire to place restrictions upon the use and
operation of the Project, in order to ensure that the Project shall be operated
continuously as a rental apartment housing project with ninety (90) of the units avaílable
for rental by low income persons for the term of this Agreement.
AGREEMENT:
NOW, THEREFORE, the Owner and City declare, covenant and agree, by and
for themselves, their heirs, executors, administrators and assigns, and all persons
claiming under or through them, that the Property shall be held, transferred,
encumbered, used, sold, conveyed, leased and occupied, subject to the covenants and
restrictions hereínafter set forth, all of which are declared to be in furtherance of a
common plan for the improvement and sale of the Property, and are established
expressly and exclusively for the use and benefit of the City, the residents of the City of
Fresno, and every person renting a dwelling unit on the Property.
AFFORDABILITY RESTRICTIONS RUNNING WITH LAND
In addition to the covenants and conditions contained in the OPA, the following
California Community Redevelopment Law (California Health & Safety Code Section
33000 et seq.) affordability requirements shall be imposed upon the ninety (90)
Affordable Units on the Property funded under the Agreement and shall bind the Owner
and all purchasers of the Property and their successors until the date that is fifty-five
(55) years following recordation of the City's CertÍficate of Completion as defined in the
OPA.
The Affordable Units on the Property are held and will be held, transferred,
encumbered, used, sold, conveyed and occupied subject to the covenants, restrictions,
and limitations set forth in this Agreement, all of which are in furtherance of the Project,
the Community Redevelopment Law including City's obligations set forth at California
Health & Safety Code respect to Low and Moderate lncome Housing Asset Funds. All
of the restrictions, covenants and limitations will run with the land and will be binding on
all parties having or acquiring any right, title or interest in the Affordable Units upon the
Property or any part thereof, will inure to the benefit of the City, and will be enforceable
by it. Any purchaser under a contract of sale or other transferee of an interest covering
any right, title or interest in any part of the Affordable Units upon the Property, by
accepting a deed or a contract of sale or agreement of purchase, accepts the document
subject to, and agrees to be bound by, any and all restrictions, covenants, and
limitations set forth in this Agreement until the date that is fifty-five (55) years following
recordation of the City's Certificate of Completion.
1. Restrictions. The following covenants and restrictions ("Restrictions") on the use
and enjoyment of the Affordable Units upon the Properly shall be ín addition to any
other covenants and restrictions affecting the Property, and all such covenants and
restrictions are for the benefit and protection of the City and shall run with the Affordable
Units upon the Property and be binding on any future owners of the Property and inure
to the benefit of and be enforceable by City. These covenants and restrictions are as
follows:
a. From the date of recordation of this Agreement until the expiration of
the Affordability Period, the ninety (90) Affordable Units funded under the OPA are to be
used as Low lncome Affordable Rental Housing and affordable replacement dwellings
as provided for in the OPA and this Agreement. Owner agrees to file a recordable
document setting forth the Project Completion Date and the Affordability Period as and
when determined by the CiÇ. Unless othenryise províded in the Agreement, the term
"Affordable Rental Housíng" shall include without limitation compliance with the
following req uirements:
Nondiscrimination. There shall be no discrimination against nor
segregation of any person or group of persons on account of race, color,
creed, religion, sex, marital status, national origin, ancestry, or handicap in
the sale, transfer, use, occupancy, tenure, or enjoyment of any of the
Property, nor shall Owner or any person claiming under the Owner,
establish or permít any practice of discrimination or segregation with
reference to the selection, location, number, use or occupancy of owners
or vendees of the Property.
Principal Residence. Each of the Affordable Units upon the Property shall
be leased only to natural persons, who shall occupy such as a principal
residence.
lncome Requirements. Nine (9) of the ninety (90) Affordable Units
constituting Low lncome Affordable Rental Housing upon the Property
may be leased only to (a) natural person(s) whose annual household
income at the time of initial occupancy is not greater than thirty percent
(30%) of the most recent annual median income calculated and published
by HUD for the Fresno Metropolitan Statistical Area applicable to such
household's size, and at an affordable rent for extremely low income
households, consistent with the applicable California Redevelopment Law,
including California Health & Safety Code Section 50053(b). The
remaining eighty one (81) Affordable Units may be leased only to (a)
natural person(s) whose annual household income at the time of initial
occupancy is not greater than eighty percent (80%) of the most recent
annual median income calculated and published by HUD for the Fresno
Metropolitan Statistical Area applicable to such household's size, and at
an affordable rent for lower income households, consistent with the
applicable California Redevelopment Law, including California Health &
Safety Code Section 50053(b). The income requirements referenced in
this paragraph shall be referred to collectively as the "Low-lncome
Requirements."
lniunctive Relief and Recapture. Should any of the ninety (90) Affordable
Units constituting Low lncome Affordable Rental Housing upon the
Property not continue, at the time of initial occupancy, to satisfy the Low-
lncome Requirements, then, during the Affordability Period, such Unit(s)
shall be made available for subsequent lease only to Households that
qualify as a required Extremely Low, Very Low-, Lower, or Moderate-
lncome Household, as defined in Californía Health & SafeÇ Code
Sections 50106, 50105, and 50079,5 for use as the Household's principal
residence.
2. Enforcement of Restrictions. Without waiver or limitation, the City shall be entitled
to injunctive or other equitable relief against any violation or attempted violation of this
Agreement, including the Restrictions, and shall, in addition, be entitled to damages for
any injuries or losses resulting from any vÍolations thereof.
3. lncome Computation and Certification Reportinq Requirements. Prior to each
Household's occupancy of an Affordable Unit, Owner shall comply with all of the
following requirements:
a. lncome Computation. lmmediately prior to a Household's
occupancy of an Affordabfe Unit, Owner shall obtain and maintain on file
an lncome Computation and Certification form, attached hereto as Exhibit
"2," from each such Household dated immediatefy prior to the date of
initial occupancy in the Project by such Household. ln addition, the owner
will provide such further information as may be required in the future by
the City. Owner shall use its best efforts to verify that the income provided
by an applicant is accurate by taking the following steps as a part of the
verification process: (i) obtain three (3) pay stubs for the most recent pay
periods; (ii) obtain a written verifìcation of income and employment from
applicant's current employer; (iii) obtain an income verification form from
the Social Security Administration and/or California Department of Social
services if the applicant receives assistance from eíther agency; (iv) if an
applicant is unemployed or did not file a tax return for the previous
calendar year, obtain other verification of such applicant's income as is
satisfactory to the city; and (v) obtain such other ínformation as may be
requested by the city. A copy of each such completed Income
Computation and Certification form shall be filed with the CÍty prior to the
occupancy of an Affordable Unit by a Household whenever possible, but in
no event more than thirty (30) days after initial occupancy by said
Household.
b. lncome Recertification. lmmediately prior to the first anniversary
date of the occupancy of an Affordable unit by a Household and on each
anniversary date thereafter, owner shall recertiñ7 the income of such
Household by obtaining a completed lncome computation and
Certification form based upon the current income of each occupant of the
Affordable Unit. ln the event the recertifícation demonstrates that such
Household's income exceeds the income at which such Household would
qualify to rent the Affordable unit, such Household will no longer qualify
for Affordable Rent. owner shall provide the city with a copy of each such
completed recertification with the next submission of Certificate of
Continuing Program Compliance, as specified herein.
c. certificate of continuing Program compliance. upon the issuance
of the certificate of completion and annually by october 31 of each year,
or at any time upon the written request of city, owner shall advise the city
of the occupancy of the Project by delivering a certificate of continuing
Program Compliance, attached hereto as Exhibit "3," certifying: (i) the
number of Affordable units of the Project which were occupied or deemed
occupied pursuant to this Agreement by a Household during such period;
and (ii) to the knowledge of owner either: (a) no unremedied default has
occurred under this Agreement; or (b) a default has occurred, in which
event the Certificate of Continuing Program Compliance shall describe the
nature of the default and set forth the measures being taken by the Owner
to remedy such default.
d. Maintenance of Records. Owner shall maintain complete and
accurate records pertaining to the Affordable Units, and shall permit any
duly authorized representative of the City to inspect the books and records
of Owner pertaining to the Project including, but not limited to, those
records pertaining to the occupancy of the Affordable Units.
e. Reliance on Tenant Representations. Each lease between Owner
and a Household shall contain a provision to the effect that Owner has
relied on the income certification and supportíng information supplied by
the Household in determining qualification for occupancy of the Affordable
Unit, and that any material misstatement in such certification (whether or
not intentional) will be cause for immediate termination of such lease.
4. Acceptance and Ratification. All present and future owners of the Property and
other persons claiming by, through, or under them shall be subject to and shall comply
with the above Restrictions. The acceptance of a deed of conveyance to the Property
shall constitute an agreement that the Restrictions, as such may be amended or
supplemented from time to time, is accepted and ratified by such future owners, tenant
or occupant, and such Restrictions shall be a covenant running with the land and shall
bind any person having at any time any interest or estate in the Property, all as though
such Restrictions were recited and stipulated at length in each and every deed,
conveyance, mortgage or lease thereof.
5 Benefit. This Agreement and the Restrictions herein shafl run with and bind the
Property for a term cornmencing on the date this Agreement is recorded in the Office of
the Recorder of the County of Fresno, State of California, and expiring upon the
expiration of the Affordability Period. The failure or delay at any time of City and/or any
other person entitled to enforce these Restrictions shall in no event be deemed a waiver
of the same, or of the right to enforce the same at any time or from time to time
thereafter, or an estoppel against the enforcement thereof.
6. Costs and Attornev's Fees. ln any proceeding arising because of failure of
Owner or any future owner of the Property to comply with the Restríctions required by
this Agreement, as may be amended from time to time, City shall be entitled to recover
its respective costs and reasonable attorney's fees incurred in connection with such
default or failure.
7. Waiver. Neither Owner nor any future owner of the Property may exempt ítself
from liability for failure to comply with the Restrictions required in this Agreement.
8. Severabilitv. The invalidity of the Restrictions or any other covenant, restriction,
condition, limitatíon, or other provision of this Agreement shall not impair or affect in any
manner the validity, enforceability, or effect of the rest of this Agreement and each shall
be enforceable to the greatest extent permitted by law.
9. Pronouns. Any reference in this Agreement and the Restrictions herein to the
masculine, feminine, or neuter gender herein shall, unless the context clearly requíres
the contrary, be deemed to refer to and include all genders. Words in the singular shall
include and refer to the plural, and vice versa, as appropriate.
10. lnterpretation. The captions and titles of the various articles, sections,
subsections, paragraphs, and subparagraphs of this Agreement are inserted herein for
ease and convenience of reference only and shall not be used as an aid in interpreting
or construing this Agreement or any provision hereof.
11. Capitalized Terms. All capitalized terms used in this Agreement, unless
otherwise defined herein, shall have the meanings assigned to such terms in the OPA.
12. Amendments. This Agreement shall be amended only by a written instrument
executed by the parties hereto or their successors in title, and duly recorded in the real
property records of the County of Fresno.
13. Notice. Any notice required to be given hereunder shall be made in writing and
shall be given by personal delivery, or by certified or registered mail, postage prepaid,
return receipt requested, at the addresses specified below, or at such other addresses
as may be specified in writing by the parties hereto:
City: City of Fresno as Housing Successor
2344Tulare Street, Suite 200
Fresno, CA 93721
Attn: Executive Director
Copy to:City Attorney
Fresno City Hall
2600 Fresno Street
Fresno, CA92612
Owner:
lnvestor:
Limíted Partner:
The notice shall be deemed given three (3) business days after the date of
maílíng, or, if personally delivered, when received.
14. GOVERNING LAW. This Agreement shall be governed by the laws of the State
of California.
15. COUNTERPARTS. This Agreement may be executed in any number of
counterparts, each of which shall constitute one original and all of which shall be one
and the same instrument.
16. FURTHER ASSURANCES. The part¡es will execute such other and further
documents, and will take any other steps, necessary, helpful, or appropriate to carry out
the provisions of this Agreement.
IEND -- SIGNATURES ON NEXT PAGEI
lN WITNESS WHEREOF, the City and Owner have executed this Regulatory
Agreement and Declaration of Covenants and Restrictions by duly authorized
representatives on the date first written hereínabove.
ATTEST:
CITY CLERK
CITY OF FRESNO,
a municipal corporation in its capacity as
Housing Successor to the Redevelopment
Agency of the City of Fresno
By:
Marlene Murphey
Executive Director
Deputy
APPROVED AS TO FORM:
CIry ATTORNEY
Deputy
1501 N. BLACKSTONE AVE., L.P., A
Californ ia limited partnership
By
Date:
Name:
Title:
IEND OF S|GNATURESI
Attachments:
Exhibit A: Legal Description of Property
Exhibit B: lncome Computation and Certification Form
Exhibit C: Certificate of Continuing Program Compliance
STATE OF CALTFORNTA )
) ss.
COUNTY OF )
before me,On
appeared
personally
personally known to me (or proved to me on the basis of satisfactory evidence) to be
the person(s) whose name(s) is/are subscribed to the within instrument and
acknowledged to me that he/she/they executed the same in his/her/their authorized
capacity(ies), and that by his/her/their signatures(s) on the instrument the person(s) or
the entity upon behalf of which the person(s) acted, executed the ínstrument.
Witness my hand and official seal.
Notary Public
lsEAL]
STATE OF CALTFORNTA )
) ss.
COUNTY OF )
before me,On
appeared
personally
personally known to me (or proved to me on the basis of satisfactory evidence) to be
the person(s) whose name(s) is/are subscribed to the within instrument and
acknowledged to me that he/she/they executed the same in his/her/their authorized
capacity(ies), and that by his/her/their signatures(s) on the instrument the person(s) or
the entity upon behalf of which the person(s) acted, executed the instrument.
Witness my hand and officialseal.
Notary Public
lsEALl
ilt
EXHIBIT "1" to REGULATORY AGREEMENT
LEGAL DESCRIPT]ON
Real property in the City of Fresno, County of Fresno, State of California, described as follows:
THAT PORTION OF LOT ONE (1) OF FRESNO HEIGHTS HOMESTEAD TRACT, IN THE
CITY OF FRESNO, COUNTY OF FRESNO, STATE OF CALIFORNIA, ACCORDING TO THE
MAP THEREOF RECORDED JANUARY 13, 1888, IN BOOK 2, PAGE 39 OF PLATS, IN THE
OFFICE OF THE COUNTY RECORDER OF FRESNO COUNTY, LYING SOUTH AND WEST
OF THE RIGHT OF WAY OF THE SANTA FE RAILROAD.
EXCEPTING THEREFROM THAT PORTION CONVEYED TO THE STATE OF CALIFORNIA
IN THE DEED RECORDED MAY 19,1944IN BOOK 2177,PAGE 9 OF OFFICIAL RECORDS
OF FRESNO COUNTY, CALIFORNIA.
APN:451-064-16
EXHIBIT "2" TO REGULATORY AGREEMENT AND
DECLARATION OF RESTRICTIONS
Gity of Fresno as Housing
Successor to the
Redevelopment Agency of
2344 Tulare Street
Suite 200
Fresno, C493721
www.fresnorda.com
559.621.7628
the Gity of Fresno
Multi-Family Housinq Proqram
INCOME COMPUTAT¡ON AND CERTIFICATION
'Household is a group of related or unrelâted persons occupying the same house with at least one member being the head of the
household. lf roommates, please complete above form as 'Self' for each roommate- Use a separate page for additional household
members.
Show income received from the following sources by all persons listed above. Do not show income from persons less than '14 years
of age.
lnformation
Name of Property:Number of Bedrooms
(see table on page 3
for allowable rents)
lncome
Category
Maximum lncome Level
of Household (percent
of Area Median lncome)Property Address:
Rental Agent (Name):! 0 (studio)! 30% of AMI
! I bedroom Vèrv Low ! 50% of AMI
Owner Certlfication (Signature):! 2 bedrooms Lowe¿! 80% of AMItr 3 bedrooms Moderate I 120o/o of AMI
Owner has relied on the income certification and supporting information supplied by the ¡yusilrwuvrr ¡vr uuvupqrruJr v¡ iltE nilvtuøu¡9 vI[r d[u c[J'
mater¡al misstatement in such certification bv Aoolicant lwhether or not intentional) mav tr
be cause for immediate temination of such lease.!
Contact lnformation lnformalion on lease
Name
(LAST, F|RST, M.l.)
Current Address
City, State, Zip Contact Phone No.Other Phone No.
L
2.
't.
2.
(if different)
1
2
(if different)
1
2
(¡f d¡fferent)
List all members of the household"to live at the address listed above.
Yes .No Source of lncome
Gross lncome
lCurrentYéarl
Persôn Receiving lncome (As
Shown Aboveì
u ¡Wages or salary from employment.
n F Earnings from self-employment
tl ¡Unemployment Compensation
!u Social Security or Supplemental Securíty lncome (SSl)
t.l ai Veteran's Benefits
¡tl Worke/s Compensation
u ll Child support or alimony payments
ll ¡Pensions or Annuities/Railroad Retirement
ll ¡Property rental income
u IJ Aid to Families w/Dependent Children(AFDC)
!r_l Dividends/lnterest
n ll Other types of income:
Total Grosb lnËo¡r1eo
-Totäl Household. Memberg
, being duly sworn, depose and say that l/we are
year-round occupants of (ADDRESS, C|TY & ZIP CODE).
lAlúe the appl¡cant(s) certify that all information in this certification and all information furnished in support
of this certification is correct and complete to the best of my/our knowledge. lÄy'úe understand that the
willful falsification of this information (whether or not intentional) will be cause for immediate termination of
such lease. lM/e agree to provide additional information that may be requested to process this income
certification.
I certify that my income does not exceed the stated income level noted on page 1 of this document, and
that I am eligible for a unit made available at affordable rent for lower income households, as defined by
California Health & Safety Code ("H.&S.C.") Section 50053(b), to persons and families of low income, as
defined in H.&S.C. Section 50093, as shown in the table below.
l/VVe have read the aforementioned statement and release, and understand all of the items. l¡l/úe execute
it voluntarily, on the date listed below, with full knowledge of its significance. lM/e certify under penalty of
perjury that the facts and statements presented in this lncome Computation and Certification, as well as
the attached documents are true and accurate. Perjury is punishable by imprisonment in the state of
California. (CA Penal Code Section 118 & 126).
APPLICANT DATE
APPLICANT DATE
Income Verification
Owner shall use its best efforts to verify that the income provided by an applicant is accurate by taking the
following steps as a part of the verification process: (i) obtain three (3) pay stubs for the most recent pay
periods; (ii) obtain a written verification of income and employment from applicant's current employer; (iii)
obtain an income verifìcation form from the Social Security Administration and/or California Department oî
Social Services if the applicant receives assistance from either agency; (iv) if an applicant is unemployed
or did not file a tax return for the previous calendar year, obtain other verification of such appLicant's
income; and (v) obtain such other information as may be requested by the Agency. A copy of each such
completed lncome Computation and Certification form shall be completed and made available for Agency
review prior to the occupancy of an Atfordable Unit by a Household whenever possible, but in no èvent
more than thirty (30) days after initial occupancy by said Household.
2015 Maximum Rent Limits
o Affordable Rent for E)dremely Low lncome Households is the product of 30% times 30% of the area median
income adjusted for family size appropriate to the unit less a reasonable allowance for utilities (Health and
Code Section 5OO53lbì11
o Affordable Rent for Very Low lncome Households is the product of 30% times 50% of the area median
income adjusted for family size appropriate to the unit less a reasonable allowance for utilities (Health and
Code Section
a Affordable Rent for Lower lncome Households is the product of 30% times 60% of the area median income
adjusted for family size appropriate to the unit less a reasonable allowance for utilities (Health and Safety
Code Section
a Affordable Rent for Moderate lncome Households is the product of 30% times 110% of the area median
income adjusted for family size appropriate to the unit less a reasonable allowance for utilities (Health and
Code Section 50053(bX4
a Maximum Rents are calculated based on household sizes "appropriate to the unit" of I person for a studio
unit; 2 persons for a one-bedroom aparlment; 3 persons for a two bedroom apartment; 4 persons for a three
bedroom apartment; 5 persons for a four bedroom apartment (Health & Safety Code Section;5
2015 Maximum lncome Levels
Extremely. Low (3 30% of AMI)
Very.Low lncome (< 50% of AMI)'
One Two Three
Person Person Person
$12,150 $15,930 $20,090
$20,300 $23,200 $26,100
$32,450 $37,050 $41,700
$48,650 $55,600 $62,550
Four Fíve Six
Person Person Person
924,250 $28,410 $32,570
$28,950 $31,300 $33,600
$46,300 $50,050 $53,750
$69,500 $75,050 $80,600
!-ower Inógme - (S 80% of AMI)
Moderate lncome - (S 120% AMI) '
Maximum Est. Utiliw Net
Maximum,Rent for Extremelv Low lncome Households Rent Allowance*Rent
Maxim'um Monthly Rent for a Studio Apartment s303.7s 5(42.00)5261.7s
.Maximum Monthlr¡,Rent for a One-Bedroom Aparlment S384.7s s(42.00)5342.7s
Maximum Monthly Rent for a Two-Be.droom Apartment S5o2.2s s(s4.oo)s448.2s
Maximum Monthly Rent for a Four-Bedroom Apartm.ent 57LO.2s
Maximum Mont Rent for a Three-Bedroom
. The utility allowance shown above is for a low-rise (1-2 stories) project constructed in 201 1 or later.
Maximum Est. Utilitv Net
Maximum Rent for Veni [ow lncome Households Rent Allowance+Rent
Maxim um Mo nthly Renì'for" a Studio, Aiiartment SsoT.so s(42.00)s46s.s0
Maximum Monthly Rent;for a One-Bedroom Apartment Ssso.oo s142.00t Ss:e.oo
Maximum Monthlv Rent for a Two-Bédroom ADartment $osz.so Sf s4.ool sss8.s0
Maximum Monthll¡ Rent for a Three-Bedroom Apartment 5723.7s s(66.00)56s7.7s
Maximum Monthlv Rent for a Four-Bédroom Aoartment S782.so s(7s.00)S7o7.so
Maximum Est. Utilitv Net
Rent Allowance+Rent
Maximum Monthly Rent for a StücÍiô Àpartment Seos.zs s(42.00)ss66.7s
Maxim um Month ly nènt foi; a. One-Bed room Apa rtment Soss.oo s(42.00)s6s3.00
Maximum Monthly Rent for a Twci:Bêdroom Apartmeni s782.s0 s(s4.00)5728.s0
Maxim um Month ly Rent'for- a Three:Bedroom Apa rtmènt Sess.zs s(66.00)Ssoz.zs
Maximum Monthly Rent foi ã Four-Bedroom Apartment Ss¡s.zs s(7s.00)s863.7s
Maximum Est. Utilihr Net
Rent Allowance*Rent
Maximum Monthlv Rent for a Studio Apartment $t,tts.oo s142.00)s1.073.00
Maximum Monthlv nent fof ã One-Bedroom Apartment 5L,275.O0 s(42.00)S1,233,00
Maxímum Monthlv Rent for a TwojÉedroom Apartment s1,433.7s 5(s4.oo)5L,379.7s
Maximum Monthlv Rent for a,thiee-gedroom Aoartment s1,s92.s0 s(66.00)S1,526.50
Maximum fvlonthly Rent for a'Four-Beüroom Apartment 51,720.0o s(7s.oo)S1,64s.oo
Exhibit'3' TO REGULATORY AGREEMENT AND
DECLARATION OF COVENANTS AND RESTRICTIONS
C¡ty of Fresno as Housing
Successor to the
Redevelopment Agency of the
City of Fresno
Redevelopment Agency
Multi-Family Housing Program
CERTIFICATE OF CONTINUING PROGRAM COMPLIANCE
Period Covered from to
The undersigned, 1501 N. BlackstoneAve., L.P., a California limited partnershíp (the "Owner"), has read
and is thoroughly familiar with the provisions of the Owner Participation Agreement ("OPA") and
documents referred to therein executed by Owner and the Redevelopment Agency of the City of Fresno
("Agency") including but not limited to the Regulatory Agreement and Declaration of Covenants and
Restrictions ("Regulatory Agreement"). As of the date of this Certificate, for the period shown above, the
following number of Units in the Project are: (i) occupied by tenants satisfying the Low-lncome
Requirements (as defined in the Regulatory Agreement) as a principal residence ("Eligible Tenants"), or
(ii) currently vacant and being held available for such occupancy and have been so held continuously
since the date an Eligible Tenant vacated such Unit:
Occupied Affordable Units Vacant Affordable Units
The Owner certifies that the information contained Ín the Occupancy Summary attached is true and
accurate and hereby certifies that (1) a review of the activities of the Owner during such period and of the
Owner's performance under the OPA and the documents referred to therein has been made under the
supervision of the undersigned, and (2) to the best knowledge of the undersigned, based on the review
described in clause (1) hereof, the Owner is not in default under any of the terms and provisions of the
2344 Tulare Street
Suite 200
Fresno, CA9372l
www.fresnorda.com
559.621.7628
Information
Name of Property:
Number of Units by
Income Cateporv
Number of Units by Income
Level of Tenants (percent of
AMIìProperty Address:Bedrooms (see table for
allowable rentsl
0 lstudio)30% of AMI
I bedrooln 50% of AMI
2 bedrooms Lower 80% ofAMl
3 bedrooms Moderate 120% of AMI
Owner completing this Certificate has relied on thc income certification and supporting
il¡rur¡larlurr ùupp¡rçu u] çdurr Apptrçdt/r Ut uçLçlult¡tutg quauilç4uu[ tut uççupalçy
Affordable Unit.
above documents (or describe the nature of any default and set forth the measures being taken toremedy such default).
lSignature on following page.l
1501 N. BlackstoneAve., L.p.
a California limited partnership
By:
Date:
By:
Its:
2015 Maximum lncome Levels
Extremêly Lew (S 307" of AMI)
Very.¡etr lncome (< 50% of AMI)
a
, Lower- lncome : (l QpTo of AtUl)
Moderate lncome,- (< f20% AMI)
One Two
Person Person
$12,150 $15,930
$20,300 $23,200
$32,450 $37,0s0
$48,650 $55,600
Three Four
Person Percon
$20,090 ç24,250
$26,100 $28,950
$41,700 $46,300
$62,550 $69,500
Five Six
Person Person
$28,410 $32,570
$31,300 $33,600
$50,050 $53,750
$75,050 $80,600
Maximum Est. UtiliW Net
Mâiimu m:.Rent for Extremélv Low, I ncome: Hou seholds Rent Allowance*Rent
Maximuml Monthly Rent for
":
stud¡qApq¡tment 5303.7s s142.00ì 5261.75
Maxlrnum, Monthlv Rent fol a: One=Bedroom' Apartment s384.7s s(42.00)5342.7s
Maximum Monthly Rent for a Two-Bedroom Apartment ss02.2s s{s4.00}544s.2s
MaxÍmum Monthly Rent for a Three,BådroomrApartment s606.2s s(66.00)Ss¿o.zs
Maiimum Monthlv Rent for a FoúÈBedroom Aoariment 57Lo.2s s(7s.00)s63s.2s
Maximum Est. Utilitv Net
Maximum Rent for'úerv Lö-w lncome Householús ì Rent Allowance*Rent
Maximum tvtonihty. Rent for a Studio Apartment 5so7.so s(42.00)S46s.so
Maxir.nt¡m: Monthly Rent for a One-Bedroom Ápartment ssso.oo s(42.00)ss38.00
Maximum Monthly Rent for a Two-Bedroom Apartment 56s2.s0 s(s4.00)Ssgs.so
Maxlmum Monthlv,Rent for a Three-Bedroom ADartment 5723.7s s(66,00)56st.7s
Maximum Monthly Rent for a Four-Bedroom Apartment S782.so s(7s.oo)57o7.so
Maximum Est. UtiliW Net
Rent Allowance*Rent
Maximum tt¿Onitrly nent for a ítudio Apartment Seoa.zs s(42.00)5s66.7s
'Maximum-Mo.nthlr¡ Rent for a One-Bedroom Arjartment S6es.oo s(42.00)Sos¡.oo
Maximum il4ônthly Rent for a Two-Bedroom Apartment s782.so s(s4.00)S728.so
Maximum Monthly Rent for a Thiee-iledfqom Apartment $soa.zs s(66.00)s802.7s
'Maximuni ftîóntfrry Rent for a Four-Ðedroom Apartmént s938.7s sl7s.00)s863.7s
Maximum Est. Utilitv Net
Rent Allowance*Rent
.Maximum Monthlv Rentfor aistudio Ãþartment S1,tts.oo s(42,00)Sr,ozE.oo
Maximuni'Mönthly Rent for a Onê-Bedr:oom Apartment 5t,zls.oo s142.00)s1,233.00
Maximum Monthly Rent for aTwo:Bediôom Apart¡ent s7,433.75 s(s4.00)57,379.7s
MaximUm Monthly Rent for à Thieê:Bedr:opm Apartment s1,592.50 s166.001 5t,szo.so
Maximum Monthly Rent for a Four-BedrËom Apartment s1,720.00 sl7s.00l S1,64s.oo
- The utility allowance shown above is for a low-rise (1-2 stories) project constructed in 20'l 1 or later.
EXHIBIT "G''
PROMISSORY NOTE
DO NOT DESTROY THIS NOTE: When paid, this note must be surrendered to
Borrower for cancellation.
$1,500,000.00 Fresno, Californiat 1,2016
For value received, the undersigned, 1501 N. Blackstone Ave., L.P., a California
limited partnership ("Borrower"), promises to pay to the order of the City of Fresno in its
capacity as Housing Successor to the Redevelopment Agency of the City of Fresno
("Lender" or "Beneficiary"), the sum of $1,500,000.00, together within interest on unpaid
principal at the rate of 3% per annum, with such interest accruing as of the Payment
Commencement Date, to the extent such funds are loaned to the Borrower, all due and
payable as descríbed herein and pursuant to the Owner Participation Agreement. This
Promissory Note ("Note") is made and entered into in accordance with the terms of the
Owner Participation Agreement dated I I 201_, entered into between
Borrower and Lender ("Agreement").
Commencing on May 15th of the year immediately following issuance of the
Certificate of Occupancy for the Project (the "Payment Commencement Date"), and
continuing on the same date each year thereafter until the date which is fifty-five (55)
years after the Payment Commencement Date ("Maturity Date"), Borrower shall submit
to the Lender an audited project financial statement (covering the previous calendar
year) along with Lender's pro rata share of the annual Project Residual Receipts (as
defined below) as calculated by Borrower. The actual and final amount of Lender's
share of Residual Receipts shall be determined by the Lender upon review of the
audited financial statement. "Residual Receipts" are determined on a cash basis and
defined as revenue minus the total of approved operating expenses, deferred portion fo
the developer fees in the development budget, approved debt service, deposits to
operating and replacement reserve accounts per contract, and approved related party
expenses. Such annual payments shall continue until the Maturity Date at which time
the entire remaining unpaid balance of principal together with interest and unpaid
penalties or late charges where applicable thereon shall be all due and payable, along
with attorney's fees and costs of collection, and without relief from valuation and
appraisement laws. Lender's share of Residual Receipts shall be 25%.
Any failure to make a payment required hereunder shall constitute a default
under this Note.
All capitalized terms used in this Note, unless othen¡¡ise defined, will have the
respective meanings specified in the Agreement.
This Note, and any extensions or renewals hereof, ís secured by a Deed of Trust
with Assignment of Rents on real estate in Fresno County, California (the "Property"),
dated as of the same date as this Note, and executed in favor of and delivered to the
Lender ("Deed of Trust"). The Deed of Trust provides for acceleration of the repayment
of thís Note upon stated events. The Deed of Trust shall be insured by Old Republic
Title Company or similar nationally recognized Title Company as no worse than an
ALTA or CLTA third position lien.
Time is of the essence with respect to all terms of this Note. lt will be a default
under this Note if Borrower defaults under the Agreement or other documents pursuant
to the Agreement, including but not limited to the Deed of Trust and Regulatory
Agreement and Declaration of Covenants and Restrictions (collectively, the "Project
Loan Documents"), and if Borrower fails to pay when due any sum payable under this
Note, or under any other obligation secured by a Deed of Trust or other lien senior to
the Deed of Trust which secures this Note after the expiration of the applicable cure
period. Borrower shall promptly inform Lender of any new or additional financing or
funding, and Borrower shall provide Lender copies of all agreements with any and all
Funding Sources for this Project, in accordance with the terms set forth in Section 2.2 of
the Agreement. ln the event of a default by Borrower, the Borrower shall pay a late
charge equal to 2% of any outstanding payment. All payments collected shall be
applied first to payment of any costs, fees or other charges due under this Note or any
other project loan documents then to the ìnterest and then to principal balance. On the
occurrence of a default or on the occurrence of any other event that under the terms of
the Agreement or Project Loan Documents gives rise to the right to accelerate the
balance of the indebtedness, then, at the option of Lender, this Note or any notes or
other instruments that may be taken in renewal or extension of all or any part of the
indebtedness will immediately become due without any further presentment, demand,
protest, or notice of any kind.
The indebtedness evidenced by this Note may, at the option of the Borrower, be
prepaid in whole or in part, at any time, without penalty. Lender will apply all the
prepayments first to the payment of any costs, fees, late charges, or other charges due
under this Note, the Agreement or Project Loan Documents, and then to the interest
and then to the principal balance.
All payments are payable in lawful money of the United States of America at any
place that Lender or the legal holders of this Note may, from time to time, in writing
designate, and in the absence of that designation, then to Lender at its address of
record provided in the Agreement.
Borrower agrees to pay all costs including, without limitation, attorney fees,
incurred by the holder of this Note in enforcing payment, whether or not suit is filed, and
including, without limitation, all costs, attorney fees, and expenses incurred by the
holder of this Note in connection with any bankruptcy, reorganization, arrangement, or
other similar proceedings involving the undersigned that in any way affects the exercise
by the holder of this Note of its rights and remedies under this Note. All costs incurred
by the holder of thís Note in any action undertaken to obtain relief from the stay of
bankruptcy statutes are specifically included in those costs and expenses to be paid by
Borrower. Borrower will pay to Lender all attorney fees and other costs referred to in
this paragraph on demand.
Any notice, demand, or request relating to any matter set forth herein shall be in
writing and shall be given as provided in the Agreement.
No delay or omission of Lender in exercising any right or power arising in
connection with any default will be construed as a waiver or as an acquiescence, nor
will any single or partial exercise preclude any further exercise. Lender may waive any
of the conditions in this Note and no waiver will be deemed to be a waiver of Lender's
rights under this Note, but rather will be deemed to have been made in pursuance of
this Note and not in modification. No waiver of any default will be construed to be a
waiver of or acquiescence in or consent to any preceding or subsequent default.
The Deed of Trust provides as follows:
DUE ON SALE-CONSENT BY BENEFICIARY. Beneficiary may, at its
option, declare immediately due and payable all sums secured by this
Deed of Trust upon the sale or transfer, without the Beneficiary's prior
written consent, of all or any part of the Property, or any interest in the
Property. A "sale or transfer" means the conveyance of the Property or
any right, title or interest therein; whether legal, beneficial or equitable;
whether voluntary or involuntary; whether by outright sale, deed,
installment sale contract, land contract, contract for deed, leasehold
interest with a term greater than three (3) years, lease-option contract, or
by sale, assignment, or transfer of any beneficial interest in or to any land
trust holding title to the Property, or by any other method of conveyance of
Property interest. lf any Trustor is a corporation, partnership or limited
liability company, transfer also includes any change in ownership of more
than fifty percent (50%) of the voting stock, partnership interests or limited
liability company interests, as the case may be, of Trustor, other than a
transfer to the managing member of Trustor or an affiliate of the managing
member. However, this option shall not be exercised by Beneficiary if
such exercise is prohibited by applicable law.
Lender may transfer this Note and deliver to the transferee all or any part of the
Property then held by it as security under this Note, and the transferee will then become
vested with all the powers and rights given to Lender; and Lender will then be forever
relieved from any liability or responsibility in the matter, but Lender will retain all rights
and powers given by this Note with respect to Property not transferred.
lf any one or more of the provisions in this Note is held to be invalid, illegal, or
unenforceable in any respect by a court of competent jurisdiction, the validity, legality,
and enforceability of the remaining provisions will not in any way be affected or
impaired. This Note will be bindíng on and inure to the benefit of Borrower, Lender, and
their respective successors and assigns.
Borrower agrees that this Note will be deemed to have been made under and willbe governed by the laws of California in all respects, including matters of construction,
validity, and performance, and that none of its terms or pròvisions may be waived,
altered, modified, or amended except as Lender may consent to in a writing duly signed
by Lender or íts authorized agents.
The Loan shall be non-recourse to the Borrower and all constituent members ofthe Borrower.
lN WITNESS WHEREOF, Borrower has caused this Note to be executed by
Borrower or Borrower's authorized agent(s) as of the date and year first above written.
Borrower:
1501 N, Blackstone Ave., L.P.
By:
Name:
Its:
Name:
Its:
EXHIBIT "H''
DEED OF TRUST
Recording requested bç
and when recorded mail to:
City of Fresno
2344Tulare St., Suite 200
Fresno, Ca.9372L
Attention : Executive Director
INSTRUCTIONS TO COUNTY RECORDER:
Index this instrument as
(i) a Deed of Trust, and
(ii) a Fixture Filing
Space above for Recorder's Use
DEED OF TRUST AND ASSIGNMENT OF RENTS
This DEED OF TRUST AND ASSIGNMENT OF RENTS ("Deed of Trust") is
entered into between 1501 N. Blackstone Ave., L.P., a California limited partnership
whose principal execut¡ve office is at 5947 Variel Avenue, Woodland Hills, CA 91367
(the "Trustor"), in favor of OLD REPUBLIC TITLE COMPANY, whose address is 7451
N. Remington Avenue, Suite 102, Fresno, CA 93711 (the "Trustee"), for the benefit of
the C|TY OF FRESNO (the "Beneficiary"), with offices at 2344 Tulare St., Suite 200,
Fresno, California 937 21 .
THE TRUSTOR IRREVOCABLY GRANTS, TRANSFERS AND ASSIGNS TO
THE TRUSTEE, in trust, with the power of sale, the real property in the Cíty of Fresno,
Fresno County, California, more particularly described in Exhibit A attached hereto and
made paft hereof by reference (the "Property"), together with:
(i) All tenements, hereditaments and appurtenances of or to the Property,
including without limitation all easements and rights used in connection therewith or as
a means of access thereto, all right, title and interest of the Trustor, now owned or
hereafter acquired, in any land lying within the right-of-way of any street, open or
proposed, adjoining the Property, and any and all sidewalks, alleys, strips and other
areas of land adjacent to or used in connection with the Property;
(ii) All oil and gas or other mineral rights in or pertaining to the Property and
all royalty, leasehold and other rights of the Trustor pertaining thereto;
(ii¡) All water rights pertaining to the Property and shares of stock evidencing
the same, and all deposits made with or other security given to utility companies by the
Trustor with respect to the Property;
(iv) The rents, issues and profits thereof, subject, however, to the right, power
and authoriÇ of Trustor to collect and apply such rents, issues and profits and set forth
in this Deed of Trust;
(v) All buildings and improvements of every kind and description now or
hereafter erected or placed on the Property, and all fixtures thereon, including, but not
limited to, all gas and electric fifures, engines and machinery, radiators, heaters,
furnaces, heating equipment, laundry equipment, steam and hot water boilers, stoves,
ranges, elevators and motors, bath tubs, sinks, water closets, basins, pipes, faucets and
other plumbing and heating fixtures, mantels, cabinets, refrigeration plant and
refrigerators, whether mechanical or othenruise, cooking apparatus and appurtenances,
and all shades, awnings, screens, blinds and other furnishings, it being hereby agreed
that all such fixtures and furnishings shall to the extent permitted by law be deemed
permanently affixed to and a part of the realty;
(vi) All building materials and equipment now or hereafter delivered to the
Property and intended to be installed thereon; and
(vii) All articles of personal property owned by the Trustor and now or hereafter
attached to or used ín and about the building or buildings now erected or hereafter to be
erected on the Property which are necessary to the complete and comfortable use and
occupancy of such buildíng or buildings for the purposes for which they were or are to
be erected, and all other goods, chattels and personal property as are ever used or
furnished in operating a building, or the activities conducted therein, similar to the ones
herein described and referred to, and all renewals or replacements thereof or articles in
substitution therefor, whether or not the same are or shall be attached to the building or
buildings in any manner; subject, however, to (and only to) any purchase money
security interests in such personal property.
Said real property and personal property described above, together with appurtenances,
are referred to collectively in this Deed of Trust as the "Collateral."
FOR THE PURPOSE OF SECURING THE FOLLOWING OBLIGATIONS:
(a) Payment to the Beneficiary of an indebtedness in the principal amount of
One Million Five Hundred Thousand Eighty One Dollars ($1,500,081.00), evidenced by
a promissory note executed by the Trustor and payable to the order of the Beneficiary,
bearing the same date as this Deed of Trust, and any and all modifications, extensions
or renewals thereof or substitutions therefor (the "Note"), and performance and
satisfaction of each and all other obligations of the Trustor under the Note;
(b) Performance of every obligation or Trustor in this Deed of Trust, the Note,
the Owner Participation Agreement between Beneficiary and Trustor related to the
Property (the "Owner Participation Agreement") contemplating the improvement of the
"Project" (as that term is defined in the Owner Participation Agreement); and
(c) Payment of all sums, if any, and interest thereon that may hereafter be
loaned or advanced by the Beneficiary to or for the benefit of the Trustor or to its
successors, transferees and assigns, made to the Trustor while the Trustor is the owner
of record of fee title to the Property, or any portion thereof, or to the successors,
transferees or assigns of the Trustor while they are the owners of record of such fee
title, and evidenced by one or more notes or written instruments which recite that they
are secured by this Deed of Trust.
TO PROTECT THE SECURITY OF THIS DEED OF TRUST, THE TRUSTOR
COVENANTS AND AGREES AS FOLLOWS:
1. The Trustor shall not use or permit the use of any of the Collateral for any
purpose other than the use for which it was íntended at the time this Deed of Trust was
executed, as provided in the Owner Participation Agreement.
2. Upon default under this Deed of Trust or the Note (following delivery of
notice and expiration of the cure period, if any, provided therein), the Beneficiary, at its
option, may declare the whole of the oblÍgations and sums secured hereby to be
immediately due and payable.
3. The person(s) or entity(ies) who have executed this Deed of Trust are fully
authorized, and have obtained any and allwritten authorizations, approvals or consents
necessary, to bind the Trustor to this Deed of Trust.
4. All rents, profits and income from the Collateral covered by this Deed of
Trust are hereby assigned to the Beneficiary for the purpose of discharging the
obligations hereby secured. However, the Trustor shall be permitted, so long as no
default exists hereunder or under the Note, to collect such rents, profits and income for
use consistent with the provisions of the Owner Participation Agreement.
5. Upon default hereunder or under the Note (following delivery of notice and
expiration of the cure period, if any, provided herein or therein), for the purpose of
protecting its interests hereunder, the Beneficiary will be entitled to the appointment by
a court having jurisdiction, without further notice and without regard to adequacy of any
securiÇ for the indebtedness secured hereby, of a receiver to take possession of and
protect the Collateral described herein and operate same and collect the rents, profits
and income therefrom. The entering upon and taking possession of the Property or
other Collateral by such receiver, the collection of such rents, profits and income and
the application thereof shall not cure or waive any default or notice of default hereunder
or invalidate any act done pursuant to such notice.
6. The Trustor, at its sole cost and expense, shall provide and maintain on
the entire Property, including all buildings and improvements thereon: (i) a policy of
broad-form builder's risk insurance sufficient to cover 100 percent of the replacement
value of all buildings and improvements on the Property including; without limitation,
labor and materials in place or to be used as part of the permanent construction
(including, without limitation, surplus miscellaneous materials and supplies incidental to
the work, and scaffolding, staging, towers, forms and equipment not owned or rented
by the Beneficíary, the cost of which is not included in the cost of work), insuring against
loss or damage by fire, extended coverage perils and such other hazards, casualties or
other contingencies as from time to time may be reasonably required by the Beneficiary;
(ii) a policy of commercial general liability insurance that includes contractual, products
and completed operations coverages, bodily injury and property damage liability
insurance with combined single limits of not less than $1,000,000 per occurrence; and
(iii) such other insurance as may be reasonably required by the Beneficiary, in each
case in such amounts, in such manner and with such companies as the Beneficiary and
Trustor may reasonably approve. The foregoing minimum insurance coverage limits
shall be subject to reasonable adjustment from time to time by the Beneficiary. Each
such policy shall be endorsed with a standard mortgage clause with loss payable to the
Beneficiary and the Trustor, and shall provide that the policy shall not be canceled or
materially changed without at least thirty (30) days' prior notice to the Beneficiary. Upon
request by the Beneficiary, the Trustor immediately shall deposit with the Beneficiary
certificates evidencing such policíes.
7. The Trustor shall pay: (i) at least ten days before delinquency, all taxes
and assessments affecting the Collateral, including assessments on appurtenant water
stock; (ii) when due, all encumbrances, charges and liens, with interest, on the
Collateral or any part thereof which appear to be prior or superior hereto; and (iii) all
costs, fees and expenses of the Trustee or the Beneficiary reasonably incurred in
connection with the trusts created under this Deed of Trust.
8. The Trustor shall: (i) keep the Collateral in good condition and repair and
not remove or demolish any buildings on the Property; to the extent insurance or
condemnation proceeds are available; (ii) complete or restore promptly and in good and
workmanlike manner the buildings and improvements and any other building or
improvement which may be constructed, damaged or destroyed thereon; (iii) pay when
due all claims for labor performed and materials furnished therefore; (iv) comply in all
material respects with all laws affecting the Collateral or requiring any alterations or
improvements to be made thereon; (v) not commit or permit waste of or on the
Collateral; and (vi) not commit, suffer or permit any act upon the Property in violation of
law and/or any covenants, conditions or restrictions affecting the Collateral.
9. The Trustor shall appear in and defend any action or proceeding
purporting to affect the security hereof or the rights or powers of the Beneficiary or the
Trustee, and shall pay all costs and expenses, including cost of evidence of title and
reasonable attorneys'fees, in any such action or proceeding in which the Beneficiary or
the Trustee may appear, or in any suit brought by the Beneficiary to foreclose this Deed
of Trust.
10. Should the Trustor fail to make any payment or do any act as herein
provided, then the Beneficiary or the Trustee, without obligation to do so, and following
notice to or demand on the Trustor, and without releasing the Trustor from any
obligation hereof: (i) may make or do the same in such manner and to such extent as
either may deem necessary to protect the security hereof, the Beneficiary or the Trustee
being authorized to enter on the Property for such purposes; (ii) may commence,
appear in and/or defend any action or proceeding purporting to affect the security hereof
or the rights or powers of the Beneficiary or the Trustee; (iii) may pay, purchase, contest
or compromise any encumbrance, charge or lien which in the judgment of either
appears to be prior or superior hereto (except for the deeds of trust, encumbrances and
liens securing the Construction/Permanent Financing Loan(s), as such terms are
defíned below); and (iv) in exercising any such powers, may pay necessary expenses,
employ legal counsel and pay such counsel's reasonable fees. All such amounts paid
by the Beneficiary or the Trustee hereunder shall be added to the obligations secured
by this Deed of Trust.
The term "Construction/Permanent Financing Loan" means, collectively, the
construction financing and take-out financing, and any refinancing or replacement of
that financing from time to time, to be provided by a commercial or other lender(s);
provided, however, that (i) before entering into any Construction/Permanent Financing
Loan, the Trustor shall give the Benefíciary notice of the Construction/Permanent
Financing Loan and copies of the loan agreement and all other loan documents
evidencing the ConstructioniPermanent Financing Loan; (ii) the funds disbursed from
each Construction/Permanent Financing Loan shall be used only for costs and charges
associated with the loan and for the operation, maintenance and/or improvement of the
Prolect or the Property as provided in the Owner Participation Agreement or to
refinance existing indebtedness; (iii) the interest on each Construction/Permanent
Financing Loan shall be at a reasonable rate based on all the facts and circumstances;
and (iv) the combined amounts of all Construction/Permanent Financing Loans or any
re-financing thereof and the Note secured by this Deed of Trust shall not exceed one
hundred percent (100o/o) of the fair market value of the Property as improved by the
Project under the Owner Participation Agreement (such value to be determined by a
qualified appraiser reasonably acceptable to Trustor and Beneficiary.
11. The Beneficiary shall have the right, but not the obligation, to pay when
due fire or other insurance premÍums required hereunder if the Trustor fails to make
such payments. All such amounts paid by the Beneficiary hereunder shall be added to
the obligations secured by this Deed of Trust.
12. The Trustor shall pay immediately upon demand all sums so expended by
the Beneficiary or the Trustee under this Deed of Trust, with interest from date of
expenditure at the legal rate.
13. lf the Trustor fails to pay any amount required by the Note or this Deed of
Trust when due and payable, or fails to perform all other covenants, conditions and
agreements of the Note, this Deed of Trust or the Owner Participation Agreement
(following delivery of notice and expiration of the cure period, if any, provided therein),
the amount of the Note, including unpaid principal and late charges, and all other
charges and amounts required by the Note and thís Deed of. Trust shall, at the option of
the Beneficiary, become immediately due and payable. This shall be in addition to and
without límitation on any other remedy or right available to the Beneficiary for such
failure.
14. The Trustor shall not voluntarily create or permit to be created against the
Collateral any lien or liens except as specifically permitted by this Deed oi Trust or
othenruise authorized by the Benefíciary. The Trustor shall keep and maintain the
Collateral free from the claims of all persons supplying labor or materials who will enter
into the construction, rehabilitation, renovation or repair of any and all buildings or
improvements now existing or to be erected on the property.
15. By accepting payment of any sum secured by this Deed of Trust after its
due date or by accepting partial payment of any such sum, the Beneficiary does not
waive its right either to require prompt payment when due of all other sums so secured
or to declare default for the Trustor's failure to pay.
16. lf the Trustor, without the prior written consent of the Beneficiary: (i)
agrees to or actually sells, conveys, transfers or disposes of the Collateral or any
interest therein or portion thereof, or (ii) assigns or delegates any right or obligatioñ
under the Owner Participation Agreement, the Note or this Deed of Trust, thón all
amounts secured by this Deed of Trust may be declared immediately due and payable,
at the option of the Beneficiary. The Beneficiary shall not unreasonably withhold its
consent to any such transaction. The Beneficiary's consent to one transaction of this
type shall not be a waiver of the right to require consent to future or successive
transactions.
DUE oN SALE-CONSENT BY BENEF|C|ARY. Beneficiary may, at its
option, declare immediately due and payable all sums secured by this
Deed of Trust upon the sale or transfer, without the Beneficiary's prior
written consent, of all or any part of the Property, or any interest in the
Property. A "sale or transfer" means the conveyance of the property or
any right, title or interest therein; whether legal, beneficial or equitable;
whether voluntary or involuntary; whether by outright sale, deed,
ínstallment sale contract, land contract, contract for deed, leasehold
interest with a term greater than three (3) years, lease-option contract, or
by sale, assignment, or transfer of any beneficial interest in or to any land
trust holding title to the Property, or by any other method of conveyance of
Property interest. lf any Trustor ís a corporation, partnership or limited
liabilíty company, transfer also includes any change in ownership of more
than fifty percent (507o) of the voting stock, partnership interests or limited
liability company interests, as the case may be, of Trustor, other than a
transfer to the managing member of Trustor or an affiliate of the managíng
member. However, this option shall not be exercised by Beneficiary if
such exercise is prohibÍted by applicable law.
17. As further security for the full and complete performance of each and
every obligation, covenant, agreement and duty of the Trustor contained herein or in the
Note, the Trustor hereby grants and conveys to the Beneficiary a security interest in and
lien on all of the Collateral. This Deed of Trust shall serve as a securíty agreement and
financing statement created pursuant to the California Commercial Code, and the
Beneficiary will have and may exercise all ríghts, remedies and powers of a secured
party under the California Commercial Code. Further, this Deed of Trust is filed as a
fixture filing pursuant to the California Commercial Code and other applicable law, and
covers goods which are or are to become fixtures.
18. Should the Property, the buildings or improvements thereon, or any part of
any of them be taken or damaged by reason of any public improvement or
condemnation proceeding, or damaged by fire or earthquake or in any other manner,
the Beneficiary will be entitled, subject to the rights of the holder of any senior deed of
trust securing a Construction/Permanent Financing Loan, to all of the Trustor's interest
in compensation, awards and other payments or relief therefor; and, following the
occurrence of a default as defined in the Note, the Beneficiary shall be entitled, jointly
with the Trustor, at the Beneficiary's option, to commence, appear in and prosecute in
its own name, any action or proceeding, or to make any compromise or settlement, in
connection with such taking or damage. All such compensation, awards, damages,
rights of action and proceeds, including the proceeds of any fire and other insurance
affecting the Property or the buildings or improvements thereon, are hereby assigned to
the Beneficiary, subject to the rights of the holder of any senior deed of trust securing a
Construction/Permanent Financing Loan. After deducting therefrom all its expenses,
including reasonable attorneys' fees, and if there has not occurred a default under the
Note, the Beneficiary shall apply all such proceeds to restoring the Property or the
buildings or improvements thereon, or if there has been such default, or if the Trustor
determines not to rebuild, the Beneficiary shall retain the proceeds to the extent of the
amount due under the Note and any amounts due under this Deed of Trust. Any
balance of such proceeds still remaining shall be disbursed by the Beneficiary to the
Trustor.
19. lf the Trustorfails to perform any covenant or agreement in this Deed of
Trust or the Owner Participation Agreement, or if a default occurs under the Note, the
Beneficiary may declare all obligations and sums secured hereby immediately due and
payable by delivery to the Trustee of written declaration of default and demand for sale
and written notice of default and of election to cause the Collateral to be sold, which
notice the Trustee shall cause to be duly filed for record, and the Beneficiary may
foreclose this Deed of Trust; provided, however that the Trustor shall not be deemed to
be in default hereunder for failure to make any payment when due or for failure to
perform any other covenant or agreement contained herein until thirty (30) days after
written notice of such failure is given to the Trustor and Trustor ís afforded a reasonable
opportunity to cure the default. The Beneficiary shall also deposit with the Trustee this
Deed of Trust, the Note and all other documents evidencing the obligations or sums
secured hereby.
20. After the lapse of such time as may then be required by law following the
recordation of the notice of default, and notice of sale having been given as then
required by law, the Trustee, without demand on the Trustor, shall sell the Property at
the time and place fixed by the Trustee in the notice of sale, either as a whole or in
separate parcels, and in such order as ít may determine, at public auction to the highest
bidder for cash in lawful money of the United States, payable at time of sale. The
Trustee may postpone sale of all or any portíon of the Property by public announcement
at the time and place of sale, and from time to time thereafter may further postpone the
sale by public announcement at the time fixed by the preceding postponement. The
Trustee shall deliver to the purchaser its deed conveying fee title to the Property or
portion thereof so sold, but without any covenant or warranty, express or implied. The
recitals in the Trustee's deed of any matters or facts shall be conclusive proof of the
truthfulness thereof. Any person, including the Trustor, the Trustee and the Beneficiary,
may purchase at the sale. The ïrustee shall apply the proceeds of the sale to payment
of: (i) the expenses of the sale, together with the reasonable expenses of the trust
created by this Deed of Trust, including reasonable Trustee's fees and attorneys' fees
for conducting the sale, and the actual cost of publishing, recording, mailing and posting
notice of the sale; (ii) the cost of any search and/or other evidence of title procedure in
connection with the sale and of revenue stamps on the Trustee's deed; (iii) all sums
expended under the terms hereof not then repaid, with accrued interest at the legal rate;
(iv) all other sums then secured hereby; and (v) the remainder, if any, to the person or
persons legally entitled thereto.
21. The Beneficiary may from time to time substitute a successor or
successors to the Trustee named herein or acting hereunder to execute the trusts under
this Deed of Trust. Upon such appointment, and without conveyance to the successor
trustee, the latter shall be vested with all title, powers and duties conferred upon any
Trustee herein named or acting hereunder. Each such appointment and substitution
shall be made by written instrument executed by the Beneficiary, containing reference
to this Deed of Trust and its place of record, which instrument, when duly recorded in
Fresno County, California, shall be conclusive proof of proper appointment of the
successor trustee.
22. Upon written request of the Beneficiary stating that all obligations secured
hereby have been satisfied and all sums secured hereby have been paid, and upon
surrender of this Deed of Trust and the Note to the Trustee for cancellation and
retention, and upon payment of its fees, the Trustee shall reconvey, wÍthout warranty,
the Collateral then held hereunder. The recitals in such reconveyance of any matters or
facts shall be conclusive proof of the truthfulness thereof. The grantee in such
reconveyance may be described as "the person or persons legally entitled thereto."
23. The trusts created by this Deed of Trust are írrevocable by the Trustor.
24. This Deed of Trust applies to, inures to the benefit of, and binds of the
Trustor, the Beneficiary and the Trustee and their respective administrators, executors,
officers, directors, transferees, successors and assigns. The term "Beneficiary" shall
include not only the original Beneficiary hereunder but also any future owner and holder,
including pledges, of the Note secured hereby. ln this Deed of Trust, whenever the
context so requires, the masculine gender íncludes the feminine and/or neuter, and the
singular includes the plural.
25. ln addition to and without limitation on any other rights or remedies of the
Trustee or the Beneficiary, if the Trustee or the Beneficiary commences any legal action
or proceeding to enforce or interpret any provision of this Deed of Trust or the Ñote, the
Trustor shall pay all costs and expenses incurred by the Trustee or the Beneficiary in
connection with such action or proceeding, including legal expenses and reasonable
attorneys' fees and court costs.
26. The Trustee accepts the trusts hereunder when this Deed of Trust, duly
executed and acknowledged, is made public record as provided by law. Except aó
othenryise provided by law, the Trustee is not obligated to notify any party hereto of
pending sale under this Deed of Trust or of any action or proceeding in which the
Trustor, the Beneficiary or the Trustee is a party, unless brought by the Trustee.
27. The Trustor requests that a copy of any notice of default and of any notíce
of sale hereunder be mailed to it at its principal place of business, address set forth
above.
28. The Trustor shall cause a copy of each deed of trust securing a
Construction/ Permanent Financing Loan to be provided to the Beneficiary ímmedialely
upon its recordation, so that the Beneficiary may prepare and record a request for
notice of default and notice of sale thereunder pursuant to California Civit Code Section
2924b.
29. PROVIDED THAT NO NOTICE OF DEFAULT HEREUNDER THEN
APPEARS OF RECORD AND SUBJECT TO THE CONDITIONS IN SECTION 10
ABOVE AND/OR IN THE OWNER PARTICIPATION AGREEMENT, THIS DEED OF
TRUST SHALL BE SUBORDINATE AND SUBJECT TO ANY DEED OR DEEDS OFTRUST SECURING A CONSTRUCTION/PERMANENT FINANCING LOAN.
BENEFICIARY SHALL, UPON REQUEST OF TRUSTOR, EXECUTE SUCH
SUBORDINATION AGREEMENT OR OTHER DOCUMENTATION REASONABLY
NECESSARY TO SUBORIDINATE THE LIEN AND CHARGE OF THIS DEED OF
TRUST TO LIEN OF ANY DEED OR DEEDS OF TRUST SECURING A
CONSTRUCTION/PERMANENT FINANCING LOAN, AS PROVIDED IN THE OWNER
PARTICIPATION AGREEMENT.
30. This Deed of Trust shall be interpreted and enforced, and the rights and
duties (both procedural and substantive) of the parties hereunder shall be determined,
according to California law.
31. Capitalized terms not othen¡rise defined herein shall have the rneanings
given them in the Owner Participation Agreement or the Note.
lN WITNËSS WHEREOF, Trustor has executed this Deed of Trust as of the date
set forth above.
TRUSTOR:
1501 N. BlackstoneAve,, L.P.
a GalÍfornia limited partnership
Attachment: Exhibit A - Legal Description of the Propert¡¡
ACKNOWLEDGMENTS
STATE OF CALIFORNIA
COUNTY OF FRESNO
On 20-, before ffiê,
Notary Public, personally appeared
who proved to me on the
basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to
the withín instrument and acknowledged to me that he/she/they executed the same in
his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the
instrument the person(s), or the entity upon behalf of which the person(s) acted,
executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of Galifornia that the
foregoing paragraph is true and correct.
WITNESS my hand and official seal.
(sEAL)
ss.
EXHIBIT A to DEED OF TRUST
LEGAL DESCRIPTION
Real property in the City of Fresno, County of Fresno, State of California, described as follows:
THAT PORTION OF LOT ONE (1) OF FRESNO HEIGHTS HOMESTEAD TRACT, IN THE
CITY OF FRESNO, COUNTY OF FRESNO, STATE OF CALIFORNIA, ACCORDING TO THE
MAP THEREOF RECORDED JANUARY 13, 1888, IN BOOK 2, PAGE 39 OF PLATS, IN THE
OFFICE OF THE COUNTY RECORDER OF FRESNO COUNTY, LYING SOUTH AND WEST
OF THE RIGHT OF WAY OF THE SANTA FE RAILROAD.
EXCEPTING THEREFROM THAT PORT]ON CONVEYED TO THE STATE OF CALIFORNIA
IN THE DEED RECORDED MAY 19, 1944 IN BOOK 2177,PAGE 9 OF OFFICIAL RECORDS
OF FRESNO COUNTY, CALIFORNIA.
APN: 451-064-16
I
=i:"rfllVfD
¿iiiS ,iiìi! iJ iin 11 TT
Agenda Item: lD16-068
Date: Llt4lt6
(Jt. Mtg.)
crT'/ clm:r, FiìrsììûtRESNO CITY COUNCIL
Supplemental lnformation Packet
Agenda Related ltem(s)- lD16-068
Contents of Supplement: 3 Attachments
Item(sl
Actions pertaining to a mixed-use development at Blackstone and McKinley Avenues
Supplemental lnformation:Supplemental lnformation:
Any agenda related public documents received and distributed to a majority of the City Council after the
Agenda Packet is pr:inted are included in Supplemental Packets. Supplemental Packets are produced as
heeded. The Supplemental Packet is available for public inspection in the City Clerk's Office, 2600
FTesno Street, during riormal businéss hours (main location puisuánt to the Brown Act, G.C: 54957.S(il.
ln addition, Suppleñental Packets are available for public review at the City Council meeting in the City
{ouncil-Cha'mbers, 2600 Fresno Street. Supplemental Packets are also available on-line on the City
Clerk's website.
Any agenda related public documents received and distributed to a majority of the City Council after the
Agenda Packet is pr:inted are included in Supplemental Packets. Supplemental Packets are produced as
heeded. The Supplemental Packet is available for public inspection in the City Clerk's Office, 2600
FTesno Street, during riormal businéss hours (main location puisuánt to the Brown Act, G.C: 54957.S(il.
n addition, Suppleñental Packets are available for public review at the City Council meeting in the City
{ouncil Cha'mbers, 2600 Fresno Street. Supplemental Packets are also available on-line on the City
Clerk's website.
Americans with Disabilities Act (ADA):
The meeting room is accessible to the physically disabled, and the services of a translator can be
made available. Requests for additional accommodations for the disabled, sign language interpreters,
assistive listening devices, or translators should be made one week prior to the meeting. Please call
City Clerk's Office at 621.-7650. Please keep the doorways, aisles and wheelchair seating areas open
and accessible. lf you need assistance with seating because of a disability, please see Security.
Americans with Disabilities Act (ADA):
The meeting room is accessible to the physically disabled, and the services of a translator can be
made available. Requests for additional accommodations for the disabled, sign language interpreters,
assistive listening devices, or translators should be made one week prior to the meeting. Please call
City Clerk's Office at 621.-7650. Please keep the doorways, aisles and wheelchair seating areas open
and accessible. lf you need assistance with seating because of a disability, please see Security.
City of
FRESTUdk
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INTEGRATED COMMUNITY DEVELOPMENT
A srEÞLÂñq7ffi'
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GENERAT NOTES
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Andrew Sanchez
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fi'te,'rp tb-obg ¿
From:
Sent:
To:
Subject:
Marlene Murphey
Thursday, January 74,20L6 6:414M
Andrew Sanchez
High priority
Andrew,
There are three errors in the staff report. Please correct the errors and make 15 copies of just the staff report that can
be given to the clerk hand early morning to hand out.
The corrections are:
1. ln the second paragraph under the heading of Proposal it reads ...eight (9) units shall be available to households
earning 30% or less of AMl.
It should read ...nine (9) units...
2. On page 2 under performance schedule it reads ...with an award date of October 2015.
It should read ...October 2017.
3. On page 2 under OPA highlights under number 4 it reads October 15,2Ot8 .
It should read October L5,2OL7 .
Thanks
Sent from my iPad
REPORT TO THE HOUSING SUCCESSOR TO THE
REDEVELOPMENT AGENCY OF THE CITY OF FRESNO
AND FRESNO REVITALIZATION CORPORATION
DATE: January 14,2016
FROM: MARLENE MURPHEY, Executive Director
SUBJECT
..Title
JOINT MEETING OF ClrY (lN lrs CAPACtTY AS HOUStNc SUCCESSOR) AND FRESNO
REVITALIZATION CORPORATION
Actions pertaining to an Owner Participation Agreement related to a mixed-use development at
Blackstone and McKinley Avenues (City action only):
1. Adopt a finding of No Possibility pursuant to Article 5, Section 15061(bX3) of the California
Environmental Quality Act (CEQA).
2. Approve an Owner Participation Agreement with 1501 N. Blackstone Avenue, L.P.
..Body
RECOMMENDATION
The City of Fresno in its capacity as the Housing Successor to the Redevelopment Agency
recommends approval of a finding of No Possibility exemption and an Owner Participation
Agreement for property located at 1501 -1531 N. Blackstone Ave.
EXECUTIVE SUMMARY
The Housing Successor is proposing to enter into an Owner Participation Agreement with 1501
N. Blackstone L.P. for a mixed use of affordable housing and retail development located on the
west side of Blackstone þetween McKinley and Home Avenues. The proposed project will help
meet the affordable housing goals of SB 341 and will help redevelop an underutilized,
unattractive infill site with a mixed use development that provides affordable housing and retail
uses along the Blackstone Avenue BRT Corridor with proximity to transportation, job centers
and schools including Fresno City College.
BACKGROUND
PROPOSAL
lntegrated Community Development LLC, a real estate development company, and the
Corporation for Better Housing, a 501 (c)(3) are experienced affordable housing developers
headquartered in Woodland Hills California. Together they have constructed over 3,900 units in
59 projects throughout California since 1997. Locally they have 330 units in operation in Fresno
County.
lntegrated Community Development LLC Principal, Ben Lingo, and Senior Vice President, Jake
Lingo have proposed that the Housing Successor enter into an Owner Participation Agreement
which would lead to the development of ninety one (91) residential apartments and 8,500
square feet of ground floor retail in a four story building served by one hundred and thirty six
(136) on grade, on-site parking spaces. The site of approximately three acres is located on the
Bus Rapid Transit (BRT) Corridor on the west side of Blackstone between McKinley Avenue on
the north and Home Avenue on the South.
The residential portion of the development is proposed to consist of thirty one (31) one bedroom
units, thirty (30)two bedroom units, twenty nine (29) three bedroom units and one (1) manager's
unit. ln terms of affordability eighty one (81) units shall be available to households earning 60%
or less of Area Median lncome (AMl) and nine (9) units shall be available to households earning
30% or less of AMl. The affordable units will be covenanted for a period of fifty five (55) years.
The mixed use project would be developed and owned by 1501 N Blackstone L.P. a California
Limited partnership comprised of: the Corporation for Better Housing as the Non-Profit General
Partner; lntegrated Community Development LLC as the Administrative General Partner; and,
the Limited Partner, Kavigem lnc., who will be replaced at the time of tax credit syndication by
the tax credit investor.
FINANCING
The total project costs are estimated at$,27,212,896. The financing plan envisions
$5,780,387 from the Affordable Housing Sustainable Communities (AHSC) program
administered by the California Housing and Community Development Commission (HCD);
$1,500,000 committed by the OPA from the Housing Successor's affordable housing funds;
$1,432,400 from permanent conventional loan financing; $167,965 from an impact fee
exemption (FMC 12-4.1400); $17,861 ,274from tax credit equity from the low income housing
9o/o tax credit program (TCAC); and, $470,789 in deferred development fees.
The City Housing Successor loan terms provided in the OPA are as follows: the principal
amount of the loan will be 1,500,000; the loan will mature fifty-five years after the "payment
commencement date" (May 15 of the year immediately following the Certificate of Occupancy);
and, the loan will bear a 3o/o pêt annum interest rate with interest accruing as of the payment
commencement date. Repayment of the loan starts on May 15th of the year that is one year
after the certificate of occupancy and is based upon residual receipts. At loan maturity the entire
remaining unpaid balance of principal with interest is due and payable.
PERFORMANCE SCHEDULE
The performance schedule (Exhibit B) estimates the AHSC funding application date of February
2016 with an estimated award date in the summer of 2016. The TCAC application date is
estimated to be March 2017 for Round I with the award announcement estimated to be in June
2017. Should a TCAC award for 9o/o tax credits not be obtained in Round 1, the Performance
Schedule allows for an application in Round 2 estimated to be in July 2017 with an Award date
in October 2017.|f the Owner is not awarded 9% tax credits by October 15,2017, the OPA
terminates.
OPA Hiqhliohts
The OPA sets forth conditions precedent to the City Housing Successor's obligation. Chief
among these conditions are the following:
1. The Owner provides acceptable evidence of propefty ownership;
2. The Owner has entered into (and provides evidence of) agreements with any and all funding
sources and the general contractor for the project;
3. The Owner has provided evidence that the combined monies from the funding sources are
not less than the greater of the total development cost or the amount which the City Housing
Successor determines is necessary to complete the project;
4. lf the Owner fails to obtain both a funding commitment from AHSC (or equivalent funding)
and a 9o/o tax credit award by October 15,2017, the agreement terminates.
ENVIRONMENTAL FINDINGS
ln accordance with Section 15061(bX3) of the CEQA Guidelines, the project has been
determined not to be subject to the requirements of CEQA as City staff can state with
certainty that there is no possibility that the Owner Participation Agreement may have a
significant adverse effect on the environment. Therefore, the agreement is not subject
to CEQA.
LOCAL PREFERENGE
N/A
FISCAL IMPACT
Funding for the proposed project is available in the adopted FY 15-16 budget. The proposed
project helps fulfills the new SB 341 goals and expenditure requirements primarily wherein at
least 30% of the Housing Successor's program income funds must be spent for the
development of rental housing affordable to and occupied by extremely low income households
earning 30% or less of AMl. Nine of the proposed units are at 30% AMI and all of the units are
at or under 60% of AMl.
ln addition to the above cited requirement for 30% of program income, the proposed project is
consistent with other expenditure provisions of SB 341 wherein up to 50% of program income
may be spent for households earning 60% or less of AMI; and, no more than 20o/o of program
income may be spent on households earning between 60 and 80 % of AMl.
Attachments:
A - Environmental Finding of No Possibility
B - OPA-1501 N. Blackstone Avenue, L.P.
C - Vicinity Map-Project Summary
D - Conceptual Site Plan
E - Elevations
City of Fresno
Staff Report
2600 Fresno Street
Fresno, CA 93721
www.fresno.gov
File #:ID16-078 Agenda Date:1/14/2016 Agenda #:
REPORT TO THE CITY COUNCIL
January 14, 2016
FROM:MARLENE MURPHEY, Executive Director
Successor Agency
SUBJECT
RESOLUTION - Approving the Recognized Obligation Payment Schedule (ROPS) for July 1, 2016 to
June 30, 2017 (Successor Agency Action)
Sponsors: Successor Agency
Attachment:
City of Fresno Printed on 3/27/2023Page 1 of 1
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:'Ìi:Cf!VED
îul6 iiìiì il fin 1û i0
Agenda ltem: lD16-078
Date: tlt4lt6
ciTì' rliãii, i ;ìFRESNo clTy couNcl L
Supplemental lnformation Packet
Agenda Related ltem(s)- lD16-078
contents of supplement: staff Report and Resolution
Item(sl
Attached please find a Supplement to File lD16-078. The title of the item is as follows:
RESOLUTION - Approving the Recognized Obligation Payment Schedule (ROPS) for
July 1 ,2016 to June 30,2017 (Successor Agency Action)
Sponsors: Successor Agency
Supplemental lnformation :
Any agenda related public documents received and distributed to a majority of the City Council after the
Agenda Packet is printed are included in Supplemental Packets. Supplemental Packets are produced as
needed. The Supplemental Packet is available for public inspection in the City Clerk's Office, 2600
Fresno Street, during normal business hours (main location pursuant to the Brown Act, G.C. 54957.5(2).
ln addition, Supplemental Packets are available for public review at the City Council meeting in the City
Council Chambers, 2600 Fresno Street. Supplemental Packets are also available on-line on the City
Clerk's website.
Americans with Disabilities Act (ADA):
The meeting room is accessible to the physically disabled, and the services of a translator can be
made available. Requests for additional accommodations for the disabled, sign language interpreters,
assistive listening devices, or translators should be made one week prior to the meeting. please call
City Clerk's Office aI62I-7650. Please keep the doorways, aisles and wheelchair seating areas open
and accessible. lf you need assistance with seat¡ng because of a disability,see Securi
-.illJ\,/fD
REPORT TO THE CITY COUNCIL, SUCGESSOR AGENCY
TO THE REDEVELOPMENT AGENCY OF THE CITY OF FRESNO lr;'ìt í:i'r .j .Ì i.., , ^ - ^AND THE FRESNO REVITALIZATION CORP)RATION ¡ LTIJ U ¡I'i ]-I f :¡ I iU I U
DATE: January 14,2016 Cii'í CLi_iì;{, FRISHC C,1
FROM:MARLENE MURPHEY, Executive Director
SUBJECT
..Title
Successor Agency to the Redevelopment Agency of the City of Fresno and FresnoRevitalization Corporation (FRC) consider adopting:1 RESOLUTION - Approving the Recognized Obligation Payment Schedule 16-17
..Body
EXECUTIVE SUMMARY
The Recognized Obligation Payment Schedule (ROPS) for the July 1 , 2016 through June 30,2017 period is attached. The ROPS must be submitted to the bepartment of linance byFebruary 1,2016. lt is planned for consideration by the Oversight Board (OB) in late January.
Successor Agency staff recommends that the Successor Agency Board and FRC approve theattached Joint Resolution approving the ROPS for submittal t,o the required entities.
BACKGROUND
State legislation, ABXI 26 and AB 1484, created Successor Agencies, which are tasked withthe responsibility of winding down former Redevelopment Ageñcies. As a requirement of thewind-down process, the Successor Agencies under the recèntly approved SB 107 are nowrequired to provide a ROPS every twelve months identifying overali outstanding debt for allenforceable obligations with the Agency, as well as the estimated amount needeã for each ofthose obligations during the twelve-month period covered by that ROPS. The ROpS is requiredto be considered and acted upon by the OB. Once approved, the ROPS and OB Resolution are
submitted to the Department of Finance for subsequent review and final approval.
ENVIRONMENTAL FINDINGS
N/A
LOCAL PREFERENGE
N/A
FISCAL IMPACT
N/A
Attachment A: Joint Resolution
Exhibit 1 to Attachment: Recognized Obligation Payment Schedule 16-17 (July 2016 -
June 2017)
SUCCESSOR AGENCY RESOLUTION NO
A RESOLUTION OF THE SUCCESSOR AGENCY TO THE
REDEVELOPMENT AGENCY OF THE CITY OF FRESNO
APPROVING THE RECOGNZED OBLIGATION PAYMENT
SCHEDULE FOR JULY I, 2016 TO JUNE 30, 2OI7
WHEREAS, pursuant to Health and Safety Code Section 34177(o)(1), for each period
from July I to June 30, a successor agency shall submit a Recognized Obligation Payment
Schedule to the department of f,rnance and to the county auditor-controller no later than February
1; and
V/HEREAS, the Recognized Obligation Payment Schedule is subject to approval by rhe
Oversight Board; and
WHEREAS, under Title 14 of the California Code of Regulations, Section 15378(bX4),
the approval of this Recognized Obligation Payment Schedule is exempt from the requirements of
the California Environmental Quality Act ("CEQA") in that it is not a project, but instead consists
of the continuation of an existing governmental funding mechanism for potential future projects
and programs, and does not commit funds to any specific project or program, because it merely
lists enforceable obligations previously entered into and approved by the Agency.
NOW, THEREFORE, BE IT RESOLVED, rhat rhe Successor Agency to the
Redevelopment Agency of the City of Fresno and the Fresno Revitalization Corporation do hereby
resolve as follows:
SECTION 1: The foregoing recitals are true and correct.
Date Adopted:
Date Approved:
Effective Date:
City Attorney Approval:
I of 3 Resolution No.
SECTION 2: The Successor Agency Board hereby approves and adopts the Recognized
Obligation Payment Schedule for the period of July I, 2016 to June 30, 2017 , attached as Exhibit
1.
SECTION 3: The Successor Agency Executive Director, or designee, is hereby authorized
to take such actions as are necessary and appropriate to implement this Resolution including, but
not limited to, transmitting the Recognized Obligation Payment Schedule to the City of Fresno
Oversight Board for approval and meeting the filing requirement with the Department of Finance,
State Controller's Off,rce and Fresno County Auditor-Controller.
SECTION 4: This Resolution shall take effect immediately upon its adoption.
**r¡*{<*d<t<********
2of3
Resolution No.
STATE OF CALIFORNIA )
COUNTY OF FRESNO ) ss.
crrY oF FRESNO )
I, YVONNE SPENCE, Ex-Officio Clerk to the Successor Agency to the Redevelopment
Agency of the City of Fresno, certify that the foregoing resolution was adopted by the Successor
Agency at a regular meeting held on the day of 2016.
AYES
NOES
ABSENT
ABSTAIN
YVONNE SPENCE, CMC
Ex-Officio Clerk to the Successor Agency to
the Redevelopment Agency of the City Of
Fresno
BY:
Deputy
APPROVED AS TO FORM:
DOUGLAS T. SLOAN
Ex-Officio Attorney to the Successor
Agency to the Redevelopment Agency of
the City of Fresno
BY:
Katherine B. Doerr, Assistant
3 of 3
Resolution No.
'r:frìfl\'/ED
Zli$ uÍìri i'i iifl i1 TT
Agenda ltem: lD16-078 (Jt. Mte.)
Date: LlL4lt6
crTy crE;ìr,, o,ur#,ßFSlV1g", ClTy COUNCIL
FRESàI*T3
Supplemental lnformation Packet
Agenda Related ltem(s) - lD16-078
Contents of Supplement: 1 Attachment
Item(sl
RESOLUTION - Approving the Recognized Obligation Payment Schedule (ROPS) for
July 1 , 2015 to June 30, 2017
Supplemental lnformation :
Anyagenda related publicdocuments received and distributed to a majorityof the CityCouncilafterthe
Agenda Packet is printed are included in Supplemental Packets. Supplemental Packets are produced as
neeìed. The Supplemental Packet is available for public inspection in the City Clerk's Office, 2600
Fresno St,reet, during normal business hours (main location pursuant to the Brown Act, G.C. 54957.5(2).
ln addition, Supplemental Packets are available for public review at the City Council meeting in the City
Council Chambers, 2600 Fresno Street. Supplemental Packets are also available on-line on the City
Clerk's website.
Americans with Disabilities Act (ADA):
The meeting room is accessible to the physically disabled, and the services of a translator can be
made available. Requests for additional accommodations for the disabled, sign language interpreters,
assistive listening devices, or translators should be made one week prior to the meeting. Please call
City Clerk's Office at 627-7650. Please keep the doorways, aisles and wheelchair seating areas open
and accessible. lf you need assistance with seating because of a disability, please see Sec
/{"-oz8
Recognized Obligation Payment Schedule (ROPS 16-17) - Summary
Filed for the July 1, 2016 through June 30, 2017 Period
Successor Agency:
County:
Fresno City
Fresno
Current Period Fundins for Enforceable
Enforceable Obligations Funded with Non-Redevelopment Property Tax Trust Fund (RPTTF) FundingA Sources (B+C+D):
B Bond Proceeds Funding
C Reserve Balance Funding
D Other Funding
E Enforceable Obligations Funded with RPTTF Funding (F+G):
F Non-Administrative Costs
G Administrative Costs
H Current Period Enforceable Obligations (A+E):
l6-174 Total 16-'178 Total
ROPS 16-17
Total
-$
$ 6,339,996 $958,034 $ 7,298,030
6,214,996
125,000
833,034
125,000
7,048,030
2s0.000
$ 6,339,996 $958,034 $ 7,298.030
Certification of Oversight Board Chairman:
Pursuant to Section !1177 (o) of the Health and Safety code, I
hereby certiff that the above is a true and accurate Recognized
Obligation Payment Schedule for the above named successoragency. lsl
Name Tte
Signature Date
Jüly l¡ 20tE throuèh J!nô aC, 2017
Fresno City Recognized Obligation Payment Schedule (ROPS 16.17) - Report of Cash Balances
to Health and Safety Code section 34!77 (l),Redevelopment Property Tax Trust Fund (RPTTF) may be listed as a source of payment on the ROPS, but only to the extent no other funding source is available or
by an enforceable obligation. For tìps on how to co¡nplete the Report ofCash Balances Form, see CASH BALANCE TlpS sHEET
Bonds issued on
or before
'12t31t10
Bonds ¡ssued on
ot aflet 011O1111
Prior ROPS
period balancès
and DDR RPTTF
balances
reta¡ned
Pr¡or ROPS
RPTTF
distribuled as
reserve for future
Available Cash Balance (Actual 07/01/15)
Revenue/lncome (Actual 12l31/1 5)
RPTTF emounts should tie to the ROPS 1 5-16A distr¡butlon from the
Audilor-Contro¡ler dur¡ng June 20i 5
for ROPS 15-l6A Enforceabte Obt¡gat¡ons (Actuat
Retent¡on ofAvailable Cash Batance (Actual l2131/15)
RPTTF amount retained should only include lhe amounts d¡stributed as
reserue for future per¡od(s)
ROPS l5-164 RPTTF Balances Remain¡ng
End¡ng Actual Ava¡lable Cash Balance
toG = (1 + 2 -3 - 4,,,H = (l +2 - 3 -4_ S)
Available Cash Balance (Actual 01/01/i6)
, D, E, G =4 +6, F= H4 + F4+ F6, and H =S +ô)
amounts should t¡e to the ROPS 1 5-l68 d¡stribution from lhe
Expend¡tures fo¡ ROPS 1S-168 Enfo¡ceable Obligations (Estimate
Retontlon of Available Cash Balance (Estimate 06/30/16)
RPTTF amount retained shou ld onty nclude the amounts d str¡buted as
Ending Est¡mated Availabte Cash Batance (Z + I - 9 -10)
Amounts in Whole Dollars
City of Fresno
Staff Report
2600 Fresno Street
Fresno, CA 93721
www.fresno.gov
File #:ID16-056 Agenda Date:1/14/2016 Agenda #:
CLOSED SESSION ITEM
January 14, 2016
SUBJECT
A.CONFERENCE WITH LEGAL COUNSEL - ANTICIPATED LITIGATION - Government Code
Section 54956.9, subdivision (d)(2)
1.City of Fresno, et al. v. General Chemical, et al.
City of Fresno Printed on 3/27/2023Page 1 of 1
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