Planning Commission - Regular Meeting

Special meeting for the planning commission meeting November 13, 2025. Uh meeting is beginning at 6:00. Um let's see. If you're on the phone and you'd like to join the meeting uh during the public comment portion of the agenda, please push nine to raise your hand and we will select you from the meeting queue. Press six to unmute and mute yourself. Uh I'd like everyone to stand for the flag salute. Allegiance to the flag of the United States of America and to the republic for which it stands. One nation under God, indivisible, with liberty and justice for all.

Could we have a roll call, please? Commissioner Corey here. Commissioner Panco here. Commissioner Hall. Commissioner Kesler here. Ramirez here. Commission Vice Chair Sandridge here. And Chair Garcia here. Potential conflicts of interest. Any commissioner who has a potential conflict of interest may now identify the item and recuse themselves from discussing and voting on the matter.

I have a U conflict of interest. I received guidance that it is best for me to abstain from item number three to ensure its integrity. So at that time I will be leaving.

Okay. Thank you. Uh oral communications notice to the public. At this time any member of the public may address the commission regarding any item over which the commission has jurisdiction. No action or discussion will be taken on any item not on the agenda. Issues raised will be referred to the chairperson for review. Members of the public shall limit their remarks to three minutes. During the public hearing, I will first ask for the staff's comments and reports on the items being discussed. After staff's presentation, I will then open the hearing to public testimony. I will then close the public hearing, at which time no member of the public shall address the commission unless specifically asked by a member of the commission through the chair. The planning commission will then discuss the matter among themselves and take action on the items being considered. Again, remember if you are online, you press nine to raise your hand and six to mute and unmute yourself. Apologize. It's star 9 and star six to mute and unmute yourself.

I don't see nobody on the line. Thank you. All items considered under uh consent calendar considered routine. The complete consent calendar will be enacted by one motion by roll call vote. For purposes of discussion, any commission member may have an item removed from the consent calendar and made part of the regular agenda. The commission can then approve the remainder of the con consent calendar. The first item is consideration and necessary action on the minutes of the August 25th, 2025 meeting. I make a motion to approve. A second.

Sorry. We have a motion and a second. All in favor of approving. Oh, we have a roll call vote. Sorry. Commissioner Corey, yes. Commissioner Franco. Oh, it's Ramirez. I'm sorry. I apologize for that. RmIrez. Yes. Commissioner Franco, yes. Commissioner Hall, yes. Vice Chair Standidge, yes. Commissioner Kesler. Chair Garcia, I abstain.

Okay.

I don't.

Okay. Uh, first item, agenda item number two, uh, plan 2523, public clearing to consider the tenative parcel map application proposing to subdivide an existing property into four parcels located at 1740 Todd Street, APN's 388 193-28-29 and-30. At this time, uh staff, if you could give your report commission, before you we have Todd Street, tenant partial map, plan 2523. That will be project overview and purpose for the project. Applicant is Matt Greenwood. Todd Street area is 2 roughly 8 yards to reconfigure and subdivide into four particles within the M2 A8193-28-29 and -30. purpose is to facilitate future industrial development and youth policy plan for perspective. The aerial there is

sorry to interrupt there you're missing one more parcel number 32 just for the record that it's four parcels. Yeah, it's uh 32 is actually so that needs to be um ended in our uh agenda here because 32 is actually uh piece there that's actually uh belonging to the state of California. So that one's not included in this. Thank you.

And this is the aerial of the of the property. street off of Todd Street and Witson around a parcel map is here. So we got lot A property is not included in uh general plan consist and zoning consistency. It is uh within the general plan the 2035 general plan. It is uh as industrial intended for manufacturing distribution and related project support efficient use land and infrastructure as M2 as I mentioned before heavy manufacturing uh park does meet the minimum lot area with public improvement and frontage conditions. uh Paul Avenue along that area is paved with road curb, gutter, and sidewalk. Uh Todd Street, however, uh the front edge is partially improved. It does lack continuous curb, gutter, and sidewalk. There are older driver approaches that are not ADA compliant, and there there are some gaps that limit the have been addition. There's a Selma branch Canal foration easement that we like to just uh ID and the property owner. Uh branch canal does run adjacent to the site. uhly a 1992 licensing agreement uh between C and and Nelson and up have to for the maintenance and canal

currently again it's the review require access maintenance map act compliance uh has been reviewed for compliance with The California subdivision map act again does provide adequate access utility. Terms of an environmental review for SQA category exempt under SQA guideline 15315 minor land project subdivides an urbanized site into four parcels consisted with general uh general plan and zone. We are recommending that we adopt a resolution support from that plan 2523. Uh we have determined the project is category exempt on SQA guidelines 15315 minor land division and that that will conclude the map. Uh the second agenda item question deputy city manager.

I I got nothing to add. Uh at this time I'd like to open up the hearing to public testimony. If you would like to comment on this agenda item, step up to the microphone in the podium. Uh state your name and address and you can make comments for up to three minutes. If you are online, uh you can uh raise your hand online in the Zoom. If you are on the telephone, remember star9 will raise your hand and star six will mute and unmute. Are there any public comments at this time? I don't see anyone on the line.

Uh, seeing that there's no public comments, uh, we will now turn the item over to the commission. Okay. Uh, Go ahead. I was going to make a motion that we approve the tenative parcel map. Um, hold on, Rams. Oh,

yes, sir. Ken, it's time to go to the podium. Uh, could you please approach the podium, state your name and address? You may have to turn on the mic, too. You would also need to reopen the public hearing as well. Uh, chairperson, at this time, I'd like to reopen the public uh part of the hearing.

Uh, 1740 is the body shop, correct? Yeah, I believe that's a property to the lower right corner that I mentioned. That's not part of this um tenant map. right here. Oh, then yeah, that that is that is included in in the map.

Yeah, these health. All right. Correct. I'll have to confirm the addresses, but those are the parcels that are being uh subdivided. Correct. Original address is 1740, but they'll all be separate parcels. [clears throat]

Correct. So, you got one, two, where the body shop's at, three, and then this one is kind of makes a funky shape. That's four. That's one. That's two. That's three. And here's four. Correct. Correct. Currently. Currently. Yeah. Until it's subdivided. Correct. Are there any other public comments? Okay. At this time, I'd like to clo close the public comment part. I believe there was a motion that was made. if you'd like to restate that.

I make a motion to approve uh plan 2523, tenative parcel map application proposing the subdivision of this existing property into four parcels. We have a motion and a second. Can we have a roll call vote, please? [clears throat] Commissioner Corey, yes. Commissioner Kesler, yes. Commissioner Franco, yes. Commissioner Hall, yes. Vice Chair Sanridge, yes. Commissioner Ramirez, yes. And Chair Garcia, yes.

And approved. We're going to move on to agenda item number three, application number 2022-000030, public hearing to consider general plan amendment annexation pre-zone tenative subdivision map and site plan review for the Casas Selma project and to recommend city council certification of the final environmental impact report um and adoption of the mitigation monitoring and reporting program. Uh staff, if you could make your presentation,

get the uh slideshow ready. Can you

It's quiet. Test one two. That's T test one two. Okay. Sorry about that. You can just make it bigger. That one uh before you we have the Salocas project uh project 2022-0030. This is again for a general plan amendment annexation pre-zone tenative subdivision map and site plan review on the screen somewhere please. There you go. Uh the applicant uh for these project is a River Park Properties uh two owner Ed Ed Mashen Edward Mashian. Locations uh of the property is west of Highland Avenue north of Rose Avenue south of East Floral. The project area approximately is uh 39.07 acres. It's currently unincorporated in Fresno County. The project annexation area is approximately 75.3 acres.

forward. One more. Thank you. the annexation and pre-zone into the city of Selma, as I mentioned, uh it's roughly the project summary here is 600 multifamily residents, uh 40,000 square feet of commercial retail uh restaurant space, a 100key hotel, approximately 3.57 acre uh central park, and approximately 36.2 acres reserved for future medium density housing. Uh the subdivision consists of 17 lots plus three lots roughly between10 and point or 4.85 acres. And if I could add to Lupe's uh presentation, the 600 multif family units is divided between 300 market rate units, 120 senior units, and 180 uh workforce units. The site plan circulation. Uh so here's a site plan for uh perspective here. Um there will be private internal access roads within the landscape corridors. Uh Stillman Street uh would be widening with improvements. Fant extension of Floral Avenue and arterial and collector streets are dedicated to the city. Internal uh streets privately will be maintained. Uh general uh plan and zoning consistency. The existing general plan designation is regional commercial. Uh proposed general plan designation is regional commercial and highdensity residential and the proposed zoning is R4 highdensity residential and C3 uh commercial service. Uh land use context for uh an idea here. North of the property of the proposed property is regional commercial C3 which is in the city of Selma. Uh south end of the property is medium density which is in Fresno County on the east side. Uh currently where fu for less in that

shopping center lies is regional commercial C3 city of Selma and then west of the property is regional commercial uh in also in Fresno County and as Jerome mentioned up that uh well this is our housing element and arena consistency as he mentioned the 600 multif family units is 180 that are affordable 300 are market rate and 120 are senior living uh this does advance the city's goal to meet Rena,400 uh just under 1500 units by 2033 and it does promote infill annexation and housing diversity. Environmental review SQA uh the lead agency of city of Selma the EIR schedule number is 2024070105. Uh we did have a draft EII comment period that went from May 23rd to July 7th of 2025. uh within that uh review period, we received six comment letters. The agencies are listed there and some of the uh different departments. Um those are also found in the EIR report that's attached in the staff report. Uh most of the impacts are mitigated to less than significant levels. Some impacts remain significant and unavoidable. Uh there's no rec re uh circulation required under SQA 15088.5 and uh recommend recommendation to certified certify the final ER and adopt the MMRP. Uh for the record there as we were able to meet with the team a few days ago and there were some corrections uh some clarity that they wanted uh with regards to the conditions. They're not reflected in your staff reports. Uh we're trying to get them done all the way to the last minute here. So um they will be just for record and for for note just for uh through them. But just so it's on record

that some of the things we talked about um give me one second. So the first one being uh was under the planning uh department conditions uh impact fees being payable uh and when they were technically due. Uh and so to clarify that we added the verbiage uh prior to certificate occupancy. Um moving on to engineering condition number 13. Um the it stated that the pavement should been of asphalt concrete and so we modified that cuz the the developer is proposing alternate surfacing materials such as Portland. So we made that adjustment and that verbiage changed within the conditions to read that to satisfy either um the asphalt concrete or and or the uh asphalt um excuse me the pavement or the asphalt concrete. Condition number 14 uh similar uh alternate pavement section is uh just getting further clarity on that. Condition number 33 uh 1 A I and B I uh offshoot improvements. The clarification there was the uh 50 foot I believe. Yeah 50 foot um to center line. So the the condition reads dedicate dedicate an additional 20 ft of rideway south of the existing 30-foot dedication measured from the section line to provide a total rideway width of 100 ft. For example, 50 ft from center line for public street and utility purposes. Uh and then condition 35. Lupe, [clears throat] if I could expand on that, the clarification on the center line versus the section line is the road

may be centered on the section line, but it along Floral Avenue, there's transitional pavement and different it doesn't necessarily run straight east to west and so there's some curvature. So the center line should just be the reference of the rideway. Um, it may be the center the section line, but for clarity purposes, we're just referring to it as center line rather than section line. That's just a a minor, it's a very technical change, but a change nonetheless. We just wanted to make everybody aware of that. Thank you.

Uh condition 35 is alternative city standards regarding the uh drive approaches. Um the city engineer recommended ST7, but also the applicant would like to leave it open to ST6 or ST9 and still subject to approval by the city engineer. Condition 37 um was rewarded just to further uh clarify the trash enclosures and ADA requirements and um the developer may potentially uh propose a trash compactor. And so this this uh condition was just rewarded to make sure that it's still whether they do the regular trash enclosure or one with the trash impactor, they still meet ADA requirements. Uh 38 was um details were regarding a block wall. So the perimeter wall the new condition will read the perimeter wall along the southern property line shall be constructed in accordance with city standard M1 and shall utilize split face block alternative wall designs or incorporating other materials may be permitted subject to the REU and approval uh by the city for consistency with city standards for durability, appearance and neighborhood compat compatibility. Moving along to SKF standard. I believe this is just a SKF standard was u confirming that if there was any upsizing regarding infrastructure existing infrastructure that uh the the developer applicant would be entitled to impact fee credits. So, uh, we made that, uh, clarity, uh, change in the within the condition.

And, and for the record, uh, the city collects the sewer impact fees, uh, because the city owns the infrastructure that's installed. The only infrastructure in the sewer system, the city doesn't own is the major trunk line uh, that runs between Fowler, Selma, and Kingsburg to the SKF wastewater treatment plant. And so uh we collect the impact fees uh because it technically is the sewer system of the city of Selma. It is just operated by SKF. So uh we have the ability to dictate to some extent the credit received on those impact fees as well.

Thank you J. Uh moving on to the Selma Unified School District. Um the applicant wanted clarity on uh with when the school fee shall be paid and and what they applied to and uh the specification was making sure that it was this applied to vertical construction and uh with um and his like norm [clears throat] they're usually paid prior to issuance of building permit. So that is the clear the rewarding of that mid valley uh disposal was the trash enclosure similar to the engineering comments uh trash enclosures or trash trash compactors uh still must be approved by mid valley and city standards and the last three here are going to be calrans related comments let's see these are comment one um there was two letters that were found in your e report that were uh submitted during uh the the uh project review period. So, the applicant wanted to make sure that the letters wasn't just generally termed letter that it was actually specified to those specific letters being June 28, 2024 and June 12th, 2025. Again, those letters are both uh in your packet. And number three, comment or condition. Um this one reads, "Prior to the issuance of grading of building permits, the applicant shall obtain all necessary croser permits and approvals from CALR from any work or improvements um within the Floral Avenue which lies under Calrans right away." So just getting clarity on that. Um and number 33, I believe I covered that one already. That's the one that Jerome talked about with the 50 ft uh from center line clarification. So,

and in regards to the CALR comments, um I think it's really in regard to their area influence of where they can uh require encroachment permits if uh the improvements required such as widening of Floral is within I think it's 150 ft of the uh off-ramp. And so, it's just the coordination portion does require some uh city and CALR coordination. And so, that's really just part of the cleanup. um their comment letters I think um speak for themselves in some aspects. Calrans used to comment on level of service requirements, level of service D, E, F, what have you. Uh they the squa threshold for traffic is now vehicle miles traveled. And so many of their comments are merely suggestive at this point. They don't have the same type of comments that they may have had in the past with regard to widening lanes and making improvements of that nature. Um, and that's it regarding the cow trans comments. Go ahead. So staff's recommendation that the planning commission adopt a resolution recommending that the city council certify the final impact reports schedule number 2024070105 and adopt the mitigation monitoring and reporting program pursuant to the California environmental quality act squa and further approve the general plan uh amendment annexation prezone tenative subdivision map and site plan review for the casitas project the proposal approximately 39.07 07 acre mixeduse development annexation area of 75.3 acres consisting of approximately 600 family multif family units uh 40,000 square foot commercial and fast food service space and a 100key hotel subject to the conditions of approval with that I believe that's the last slide yeah so staff will be able to uh or do you want to do the presentation next okay

yeah and we wanted to keep our presentation relatively concise I know It was a lot of information, but we also wanted to allow the applicant ample time to present their project as well. The applicant will present a slideshow for you as well.

Good evening, uh, Mr. Chairman and members of the commission. Sal Gonzalez with Lance Cashioning Company. I'm at, um, two, uh, 55 East River Park Circle, sweet 120, Fresno, California. Hi there. Um in Fresno, California 93721. Um thank you very much. We uh greatly appreciate the opportunity to to be here this evening. And so um we're going to uh quickly go through a presentation. I I do want to first introduce our development team uh but also our management team uh that's with us and all several of them are going to have a part of the presentation. Um Mr. Scott Beck uh the architect of record is here to my left. Uh Keith Jolly is the civil engineer uh of record with Martin and Patello and Jose Benvdas uh with JLB Traffic Engineering. Dusty Valero who is with Brousard Landscape Architects. And then uh Robert Art who's our chief of security. Uh Eric Peterson is here and he's our director of leasing and property management. Uh Santana Olene is our facilities director who likes to remind me that he hails from Kurthers, California, not too far down the road. And then Mike Mua who's with Turner Security, one of our longtime partners um in securing our our the assets that we oversee. And then um of course um uh Henry P, former supervisor Henry Praa and Adon Garcia. And I think uh supervisor you want to open up with a couple of comments and uh before the uh the slideshow.

Thank you S. Uh thank you Mr. Chairman, members of the of the planning commission for this opportunity to make this presentation to you all today. Um this is about a two-year project in the making to get to this step. Um it takes a lot of work as you can see the folks that are involved in a project like this but we really want to thank your staff for being so so responsive to uh to this project that we've been developing through been very helpful and uh we appreciate that. So thank you and um I'll tell you when Mr. Cashin and president of Lance Cash and Sal Gonzalez called me a couple years ago saying, "Hey, we'd like you to be a part of this project." I was happy to do so for a couple of reasons. You know, one u my family I called this my second home, Selma. My family grew up uh here in Selma. My mother's parents were on Nolles Avenue. So, as kids, as our moms worked in the canery, Libbyy's Canery, we uh we were we spent all our summers here with our grandparents. So, I know Selma very well. Uh my cousins, you know, obviously are here and um and we were really um happy to to be a part of the well or I was really happy to become a part of this project because knowing Mr. Cashion for 30 plus years, this gentleman builds nothing but quality projects in in this valley. So, so him and his team recognizing that Selma being the regional hub that it is in in this part of the county that a project of this quality would would do a lot of great things for this community and for this region. So, I was happy to be a part of it. I think what you'll hear today in today's presentation are things that we have heard where some folks have had either questions or concerns about um this type of project. one was uh well why are you building this versus something else. So part of the presentation you're going to be hearing what in buying this property what the restrictions are and what we can and cannot do on that property. The other questions sometimes we've heard is you

know we see it as a workforce housing because Selma is a community that has a lot of folks that work at an average income that would qualify for this type of home. So you're going to be hearing what our perspective is on on that element of housing. And third is just traffic. I mean, we know Floral Avenue is a pretty busy street. Whether this project comes or not, Floral is going to be busy. But I think what you're going to hear today is how this project really could alleviate some of that traffic congestion that you're having on Flor Avenue. So, I'll leave it there and turn it over to President U CEO Gonzalez. Thank you.

Thank you, Supervisor. Um, you got him. Okay, let's uh let's get going. Thank you very much. Um, so start the slideshow there, Don. There we go. Okay. So, we'll uh briefly go through the site location. Uh, previous work from our side. um we h we don't uh uh haven't had an asset that we've uh uh uh been able to interact with with the community before and so we thought we'd share a little bit about our background talk a little bit about is as as Mr. Prey indicated there there are certain things we cannot do so prohibited uses um uh that were um uh realized before um the our acquisition or or added to the to the deeds. Um uh then we'll hear Scott Beck talk a little bit about the actual project, walk you through the site plan and kind of the amenities and and how we envisioned this uh from the architect side and then the traffic circulation and relief. We we clearly um you can go to the next slide know that there were several questions. We were fortunate enough to be able to have um meet in this room a few weeks ago and to have a community workshop and and have certain questions raised and responds and so to inform um inform the community. So uh the next one site location obviously is as Lupe had indicated um it's on the west side of 99 south side of Floral. So this is where it looks like juxtapose up against the the balance of the uh the balance of the city. Um we can keep going next slide. Yeah. And there's an aerial view of uh of the real estate uh the subject real estate uh for the site plan portion uh that you can see is is uh

obviously uh just adjacent to the food for less. Uh next slide. This is a rendering of what the site would look like um as with the landscaping uh applied to to the site. Sometimes just seeing a plan view when you're looking from top to bottom of what this would look like. And so we thought this would help you understand um the the amenities of the project and how the the the park um is juxtaposed amongst the community and we strongly emphasize a a um a pedestrian friendly mixeduse uh project. It's something that we're we're fairly used to to developing in in the master plans. Next one. So, uh, a few minutes. Um, you know, we're entering into the city of Selma and we take that with, um, very seriously, and so we think it's important, uh, having grown up in Easton and, uh, metropolis of Del Rey, um, you know, we we like to kind of know who we're doing business with and, and that we're not going to be coming in from out of town and, um, you know, building something and leaving and and it just, you know, we've kind of all grown up along here too many times. And in fact, I think I lost too many games to Sahigh football when I was at Washington, but we'll set that aside for a minute. Keep keep going. Thank you. So, um, obviously Lance Cashing and Company is a general partner of River Park Properties. That's who owns the real estate. And without getting too convoluted, um, uh, Ed Cashion and his partners took down a couple thousand acres, um, you know, decades ago. And um we're very serious about how we apply the design and the work and we we tend to spend more money on the first in costs in in our world. Um drives a lot of people nuts, but um we'd rather have good quality equipment um HVAC's and and

and other elements of projects um and how we design um we design generally and build uh uh infrastructure first. So many of you have seen as if you're grew up in this area how River Park was developed kind of stage by stage but all of the infrastructure next slide was developed at at um uh first and so you can see that uh before um we built the first building uh we called it's the old Gachox headquarters if you remember that um it's been converted now and um by the way this Scott Beck was one of the designers um uh who designed under Jin Wong and Jinang was a designer under Will SA. Will SA designed the Transame building and uh laid out UC Irvine. Um and so we're very proud of this work and you can see it's it's not just it's not just development. It's many people forget that it's there's real estate development but there's also human development. Next slide. So this is the village at River Park. This is the office side of this mixed use master plan. Um we have about a half a million square feet in multiple office buildings. You can keep going. Um and then uh years later um there was about 42 acre master plan on the campus of Fresno State. We felt like um this would be an incredible amenity for those of you um though I didn't graduate from Fresno State. I certainly attended uh and um Campus Point uh has uh has done well. Well, it's it's it's one of the highest u uh densified areas I think in the valley, call it between Bakersfield and and Stockton. Uh we have a about a thousand units of of uh student housing uh that's really performing well. We have 141 units of workforce housing. That's an 8020 mix in uh 20% of it affordable. Uh and we'll be uh we have 142 units. Uh we opened a couple of

years ago. Some of you may have may have may have been to Mataviosa. We're very proud of that. That's market rate senior housing. Uh, beautiful. It's performing well. And then we'll open up a um 138 key H high house hotel uh December 10th is what it's looking like. And so this is um a a fairly dense certainly much more dense than than what we're looking at in Selma. You can keep going. Um this is what Campus Point looked like uh in 2011. And you can see um you can see that um the master plan u we lay down the infrastructure first and you can see the the the beginnings of what we call um palazo that's the thousand beds of student housing. Next slide. And then the the the third um master plan that we wanted to share in terms of and this is not just you know being our chest so to speak but it's important you know at least growing up in in the central valley I want to see who we're working with and it's important for you to see we think uh who do we have the capacity the capa the capability um and to be able to to develop this is uh the Fer Creek Town Center. This has been in the news a little more recently because we just opened a 149,000 foot Target um in the uh what is now considered the Fer Creek neighborhood um in in the southeast quadrant of Fresno. And we opened Sprouts on Friday and yesterday of course the In-N-Out Burger up. You can keep going. This is part of a larger master plan. It's about 476 acres. Um it's hard. It's hard. Be candid with you. Um but um when you have really good working professionals and you put your nose to the grindstoneone, um you can you can finish and and this is an area where you'll see there's a a business park that's part of the master plan. Um there's a village center um that's not developed out yet, but uh there's a CVS

there. We we have those four corners. Uh much of the real estate uh was acquired um this in all this whole area kind of between Clovis and uh just uh east of of Fowler. Uh and then the town center that I was just sharing with you, we worked really hard with the city to for them to develop and build a uh city of Fresno police substation. And then in the business park, the county uh sheriff's department built a new a um sheriff substation. And so again, and there's a creek and a trail that run through meander through the through the community here. All holistic uh approaches of what our objectives are for for this community. It's so much easier to build a strip center and move on. And quite frankly, it'd be a lot easier to come in and just run it down and and keep going. But um this mixing of the uses and the thoughtfulness of the and continuity of the infrastructure is critical. It's really important. Keep going. We'll get there. Uh this is a a couple images of Maviosa. We wanted you to see specifically some of the housing that that we have developed. Um next one. Uh this is Palma. This is the uh workforce housing uh that's on the campus of Fresno State that I mentioned earlier. Keep going. And this is the Palazo. This has afforded a lot of good experiences for students. um they have a great time at this facility and we have multiple property management teams um that that help us to manage. Next slide. So enough about of that work. Um and so let's begin to turn our eyes toward this great city. Uh and so uh prohibited uses next one. So, there's been a number of questions uh posed to uh to our team, you know, asking us why haven't we why don't we design a Costco or a Target? Um

we're fairly used to it at Cashins built I think 52 Costco in in California. We're we're a little bit used to it, but um we're just simply prohibited. So we cannot it's it's part of the the when we acquired the property uh it's not something that we designed in it's it's this is a former formerly held by by Walmart and so it's it's restricted. We can't put a discount store, a wholesale membership warehouse club, a grocery store, a supermarket, a pharmacy or drugstore, dollar store. And so that the the list you can see and and we're we just we're not going to do adult bookstores. That's not what we do for a living. But you can see that the these are just simply prohibited. We can't. We're restricted. Next slide. We'll talk a little bit about Casita Salman. So, I'll ask um Scott Beck to come up and walk us through the next couple of slides.

Hi, my name is Scott Beck. I'm an architect. Uh I've been working in California as an architect for 40 years now. And for about 35 of those years, I've been involved in projects in the Central Valley. So, I'm here tonight to introduce uh our community called Cassita Selma. We could have a pointer up here. Okay. Excellent. This is just a little overview of the of the numbers and we can run through that. It's what you've heard before tonight. 39 acres total. 3 and a2 acres for public parks, 5 acres for affordable housing, senior housing, 7 acres for affordable multif family units, 11 for 300 market rate multif family units, and another approximately 5 and a half acres for commercial uses, retail, fast food, plus a hotel for 100 keys. Um, we could go to the next slide and just go to the So, the the project is is laid out in about five major areas along Floral Avenue. We've got our retail portion there. There's several two pads we've got laid out for drive-th through restaurants, some uh linear retail, a large box that uh or a midsize box that we've got planned on the west end here, and this would be the hotel here. That's kind of our front door off of Floral. Uh once you get introduced to the site there, you you get into the housing area. And we've got four distinct areas of housing. All have an equal kind of frontage looking out on our central park here. Affordable housing, 7 acres, 180 units here. threetory tall uh garden walk up units with plenty of land or uh gardens,

walkways, uh parks inside a 6,000 square foot util uh clubhouse for uh the pool area and the main front door of that unit. Directly below that would be the affordable senior housing. Similar layout. It's 120 units, threetory walkups, about a 10,000 square foot amenities, clubhouse here, and then well, the west part of the site is divided in two equal areas for the market rates. Each of them has 150 units. They're they're all meant to be about equal scaled. Uh they all surround what we call our central park area. It's about three and a half areas about a quarter mile in circumference. and

Dusty, I'm gonna have Dusty explain a little about what's going on there. Great. So, yeah, Dusty Bolero, Brard Associates. So, I think next slide, right? Or

So, we have the Central Park. Um, lot of amenities here. You'll notice connectivity to the uh to the north business center. Oh, yeah. connectivity to various areas throughout the site up into each quadrant of the housing development and to the uh the uh retail center up north. Um we've got a robust uh park program here. So we've got in the center in that kind of yellow area that we show, we've got play equipment for 5 to 12 and 2 to 5 as well as a swing set. Those are popular and a uh like a standalone spinner. Kids kind of spin around. Really fun. So, we got a playground there for a lot of ages. Uh below that to the I guess the east to the west. We've got a seating area. We've got covered shade structure. So, this park is going to have plenty of green, plenty of shade, um plenty of circulation. So, for adults, they show up. Uh there's parkhorse equipment, so the workout equipment uh at two nodes on the site, the kind of lower uh yellow portion. Uh so you can uh take a stroll through the park, jog through the park, stop at these little stations, get a little workout in with your community group, and keep moving through the park, maybe while your kids are playing. Um up uh at the top, we've got accent trees. The kind of red just shows like accent beautiful kind of trees uh with seating areas beneath. So you can sit and look at the park. Um kind of take it in, just be in nature in this uh in this development. And then um you know, we we anticipate barbecues. Um like I said, seating, trash, dog waste stations to keep it clean, keep it organized. Um but yeah, we think it's a pretty good program for the people that live here and for the uh larger

community of Selma. So yeah, and the next one shows all this what I said.

Um I I I wanted to also highlight that in you know the park's not just for the residents here. It is a public park. We expect uh the public to come in and enjoy it. Um as well as the uh the residents here. The four surrounding uh residential areas are all gated communities uh all with a a high level of security and but they all have this central amenity right in the middle to bring them all together. Um, next slide just went through. And to wrap it up, this is just an early uh look at uh some sketches we have for the exterior just for scale at this point. We really want to get into the good part uh after this and start to to nail down the the solution and the design for every every element. So I appreciate your time. Thank you. So

you Mr. Beck next next slide. Um we want to uh touch base on the sometimes we get questions about this, you know, it's it's affordable housing, it's poor folks housing, it's um you know, this can be high ridden with crime. And so we just wanted to hit it head on. What what what is affordable housing? We we really consider it workforce housing. So let's let's take a look at some of the the work that we've done. Um actually next slide. Uh so uh in Selma the AMI the average median in area median income is $55,000 and generally um what the tax credit committee uh uh calls affordable is is the these units would be restricted to those folks who are making 30% to roughly 70% of area median income. And so what does what does that mean in terms of dollars? So, if your median income is $55,000, next slide, then you'll find that um you know, uh you're looking at somewhere between uh 16,000 at the 30% uh area median income of it and or to $39,000. This really who what does that mean? Who who are who are these folks? Keep going, please. Next one. It's us. It's many of us who are just hardworking families with that happen to have incomes that qualify. Um, these are many times your neighbors, our uncles, our aunts. Um, many of my family members, it's just they're just at a at a certain point in their income qualification. Uh, and so you might have a job at Walmart or a fast food or at a canery or um, you know, I I think of I think of my family. Um and so the the

rents um need to be affordable and so uh really this is workforce housing. So next slide. So this is you know all growing up I think about when I think of affordable housing. Um I generally think of you know it's institutional like masonry block wall. Um and in in my mind and the reason I know is cuz that you I used to live on that corner one this is in Delray uh which community I love and go back to frequently. Um and so I lived right there and so this is a housing authority uh was we were glad to have the shelter. Um but let's talk about housing affordable housing today. U and so [clears throat] the definition is really different or what it looks like is very different. Next slide, please. So, this is Sarah's Court that we just developed in the Fancher Creek uh master plan. And this is 120 units of family affordable housing with the roughly the same qualifications of of income. And we think it's beautiful. Um it's highly amenitized. There's playground, there's swimming pool. Um and so we just wanted you to see. Next slide, please. Um this is the project. That's the interior on the bottom left hand side of the community room where there's meeting space. There's workout rooms. Um and you can see the up on the upper right hand uh photo is in in fact upper left hand you can see the the park that's immediately across the street. Um this area is not totally developed out. Next slide. So this is the senior project. This is 180 units of senior. Both are in fact the uh Sarah Court is 100% occupied. Uh this is stabilized as well. I think this is at 98 or 99 just because there's sometimes there's some turnover. But you

can see that this is a beautiful um uh it's affordable. Um and they have services coming in um the tutorial services and both uh uh social services that come in and out and it's um it's it's very popular. I think the residents there are very happy. This is very different than the housing project that I used to live in in Delray. Next slide. That's the interior of the This is it. Okay. So, if you can you want to help? Yes. There you go. So, I'm gonna take a quick break and

Thank you. Let's go next slide. [sighs] Next slide. Yeah, I can do it here. as they they move to the next slides. Um uh Sam, are you on the um are you on the call? Okay, great. There we go. Um there we go. So, I want to um we'll talk about security here in just a moment. Sam, you want to give us just a couple of bullets on from a he Sam Bogdanovich is um I didn't introduce him earlier, but he's our real estate broker uh consultant and I thought for the five acres that we have in terms of the um commercial re this helpful hopefully this is helpful. We want you to truly understand the what we're what we're looking to accomplish. Sam, why don't you give us a couple of bullets on kind of what the status of retail is.

Sure, you bet. My name is Sam Bogdanovich. with Commercial Retail Associates. And as S mentioned, um we've worked together on all the projects that you guys have seen tonight. Kind of as I said in the community workshop, I probably have the easiest job here. Um and I I probably don't need to tell the planning commission what a vibrant retail environment Selma is. It's really gotten to the to the population stage where there's a lot of national retailers looking around in town. a lot of pad users, fast food guys, chicken, tractor. There's there's a whole bunch of different retailers looking in town. And and from my perspective, our project's going to be probably a couple national retailers. Um, also geared towards the neighborhood retailers to service the households that are part of this project and the surrounding areas. So, you know, like I said, my job's probably the easiest on the whole development because we don't have a lot of retail, relatively speaking. Uh, but as far as Selma goes, it's a really vibrant retail market right now. It's busy with a lot of people still looking to enter the market.

Thank you, Sam. Um, uh, much appreciated. So, let's move to security. So, you know, should we build a Costco there or not? Obviously, we we've established we we just can't. We're prohibited from doing that. Um, wanted to articulate a little bit what we what uh workforce housing uh really looks like. And then the the third major point is secure. Well, third and fourth is security. So let's go to the next slide. So um we introduce Robert AR is our chief of security. Robert has been with us for a number of years. I think 14 or 15 at this point, but he um he brings with him 35 years of being a police sworn police officer for the city of Fresno Police Department. When we asked him to come aboard, it was because we were very serious about making sure that we have good security measures, we have good relationships with the public safety entities. And so what the first part is making sure that we have the personnel. The second then is um we do we use a lot of guards. Uh we used Turner Security who some of you may be familiar with and um our organization has a high respect for John Turner and everybody at Turner Security and the staff and Mike Mua is here tonight representing uh Turner Security. We're here because we want you to see who we are so that when you have a question in the community, you can reach out to us. So points on on security because there's going to be you know the seniors um and so we want significant seniors who um you know are going to be walking from their parking stall to the building and we want to make sure that there's utmost safety families, mothers and children. So, significant lighting, spiked rod iron fences or as they call it tubular metal um uh gates that lock surveillance cameras and I will say that our surveillance cameras all flow back to Turner security. And then we also have another office where we monitor cameras whether you're at Sarah Court um or

River Park or Campus Point. We also use a flock system um which is a license plate reader that we put at the major entry point. So, if you happen to have a warrant or something like that, you're going to be read and and we'll get an email. Uh it'll be triggered. Um uh it'll trigger uh somebody to get an email. I don't think we have texting yet, but it notifies us. So, we we want to know who's on the properties. Um we daily there is a um uh an incident report that we get um those of us in leadership and it goes out to a number of people within our organization to review the trends. what's going on, what happened the night before. Obviously, we use uniform security and mark security vehicles. Um, this the daily incident reports um also go to the ownership of the company um so that they can see real time what's going on. Uh we do have weekly security meetings. Every Thursday, Rob, myself, the guards, property managers will meet to review the trends again, what's going on on a weekly basis. And then we it enables up to enables us to make real-time adjustments. We'll go a little bit over time here, but um and then of course we have an annual security roundt that we should you give us the opportunity that we would certainly ask the Selma Police Department to be a part of. We we meet with the city of Fresno Police Department um and um the Fresno State PD, a couple of different um units of Fresno uh uh Fresno PD and we would love the opportunity to work with your police department. Next slide. So this is just an image of this is an incident report I thought we'd just kind of share with you. Um this is the this comes out every day and it's multiple pages. It um by the way that um Robert and the team daily review the just because you have surveillance cameras doesn't mean that they work. Um so you got to with having so many surveillance cameras if you're on one of our

properties there's a pretty good chance we got you on video and that's important. Um it's important for any number of reasons, but um and so uh we're able to see what time what the issue is. Is did somebody call in for an escort? Did somebody have a shoplift? Was there an incident at Sarah's court? So we just wanted to show you this is multiple pages long that we go through to keep going. So um kind of the the the final issue and almost done here is to address some of the traffic um and traffic relief that the um Casita Selma project will will bring. To do that be Mr. Jose Benovitz, our traffic engineer.

Thank you. So my name is Jose Luis Benavas. I'm with JLBB traffic engineering. Our office is at 516 West Shaw, Fresno, California. Uh I'm a civil and traffic engineer. I've been working in this field um for about 29 years now. So can you go on to the next slide please? So this one just what we're going to go over is a little bit about traffic. Um and keep going to the next slide. So, so one of the things that we have today is that the entirety of the traffic that's going either to the Walmart shopping center, whether it be the auto dealership, which is the Toyota, the hotel, and the new uh businesses that was opened up by Neil Angel Angelo, which was uh the the uh Starbucks, the the um Chipotle, Habit, the Habit, they they can only get in and out from the eastern part or southern part, northern part of the city through Floral Avenue. That's really their only choice without going a few miles out of their way. So that's what you're seeing in the arrows here. So let's go to the next slide. But once the the project's set up, it has some some still has that, but this project will be building Stillman west to the western boundary and also a north south street on the west side of the property. That acts a little bit of a relief valve. It's not going to solve all your traffic problems. We're not here to say that, but it will give us other ways to get to the project and it will also give the community other ways to get whether it be to the Walmart shopping center or to the western portion of of the unincorporated area. Another thing that I would like to point out is today uh absent uh connection through Stillman and North South between Stillman and

Floral, you you we have no choice but to go through through five traffic signals. Once once this is built to get to this shopping center, the only signal that if you live on the south southwest portion and me and possibly even some of the southern portions of the city, you could use Stillman and get to the center and that would be one signal in hypothetically speaking if you go through one signal and it's on a let's say 90 cycle length and you catch it at the end. So you you you wait for the whole cycle and you wait 90 seconds through one signal to make that turn potentially. If you have to go through five, you multiply that by that same amount of time, but a little bit more because Highland at Laurel is the busiest intersection in addition to the southbound off-ramp and the northbound off-ramp from the 99. So some of the another thing to think about is that this this uh this proposed project has will have six to seven access points all in different locations. Compare that to the Walmart Super Center which is a much bigger higher generator than this one. The Walmart Super Center prior to the the Starbucks and the Habit only had three access points and really the majority of the people were using one which is where the current signals at today. The one access point to the west is purely for truck access. Um so so we're if you compare them this one you're going to have more opportunities to get through into the project whether it be the residential or commercial. Uh we must say that the internal road through the middle of the project is designed to to force traffic to run

approximately at 20 miles per hour, 20 25 miles hour. The so we did hear a concern at the public meeting about you we don't want to it's not a good idea to run it. Well, it's the way it's being designed. It's you won't be able to speed through it. That's why it has some curbs and whatnot. Next slide, please. This project uh is part of the EIR process. Um this project's um required to contribute uh proportionality fair shares pretty much to every intersection that's listed with the circle and the numbers. It's going to be uh finishing up floral up to the western boundary, constructing Stillman west to the western boundary and constructing a north south road between Stillman and Floral. That's um in the community meeting. We were also a comment was made by um um one individual or maybe more as to why not make this purely commercial and from a traffic perspective it's it's a little bit difficult as you can see here if this were a fully commercial just commercial only trip generation for a project of this size you would be roughly in the 19,000 daily trips whereas this one is a little bit over 9,000. The other part is that when you have a mix of uses, you have interaction between uh the two uses. For example, if you live in the apartment complexes, you may patronize some of these businesses. You may patronize also the Walmart across the street. So, you're not necessarily um extending more of those trips. So that's just to give you an idea that the a fully developed commercial uh is not what's being proposed, but it's just so so that the public and you as a commission can

understand what we could be looking at if this was fully just purely commercial. Next so with that I'll turn it over back to S.

Um just to close thank you for bearing with us. We again it's it's we feel it's important everybody's put a lot of work and I'll echo uh Mr. Perea's uh sentiments and working with your with your staff over the last couple of years uh they've done an incredible job of uh uh responding. Uh we'll close by just saying as you um consider this application before you um we'll ask for your support but please know that we live here, we work here, we're around we uh by show of just the number of people that we want you to know that um we're serious about uh it's not just a real estate development project for us. It is human development and we want to be part of the solutions and so approaching the the what we can build and how we build it. Um there'll be you know a lot of process and time as we move should you let us to construction drawings. So many of the issues would be dealt with there uh with your good staff. However, um we appreciate your time and consideration and for um listening to us tonight. Thank you very much. Thank you, S. Okay. Uh we do have a few questions I'm sure. So, if anybody has anything they'd like to ask, go ahead and address staff. Or do we do public first? Sorry, I apologize. Um, at this time, I'll be opening up uh the hearing to public testimony. Uh, you're going to be limited to 3 minutes. Approach the podium. Make sure the microphone is turned on. Uh, state your name and address. My name is Anita Gonzalez. I live at 2743 Sierra Made. I live on Rosen Highland. It's busy. If you guys going to bring 600 people more, it's going to

be more busier. And for the older people, how are they going to go up those stairs? And the traffic is going to be bad when you get off the freeway, you know? I have trouble going on to Highland because the line is so long because people are coming out of work and it's going to get worse with this built. That's it. I have to say

Teresa Sol 1701 Doo Avenue. Um, I understand the constraints being put on the property, so I think it's a good use of the property. Um, but I do have the the concern of traffic. Also, you're talking about 600 homes, apartments. Um, even if half of those have vehicles, that's still 300 vehicles coming through there on top of people maybe trying to take a shortcut through the development to get to avoid floral. Um, so you're not only talking about the people who are going to be living there, but people going around. Um, so I can see the um the traffic problem actually getting worse instead of better. Um, I can I don't know. They're talking about 20 m an hour through the development. Is that going to be two lanes? Is it going to be four lane? How big is are those internal streets going to be? Um, how much is Stillman going to be developed? Is it going to be four lanes? Is it only going to be two lanes? Are there going to be signals to get out on the other street that they're planning to put from Stillman to Floral? Are there going to be signals to take you out onto Floral? Or is it going to be a line of cars waiting at a four-way stop? Um, it's it's like I said, I I can see it's a good use of the property. There's going to be retail, there's going to be hotel, there's going to be housing that we desperately need in Selma. I just the biggest issue I see is traffic and congestion. Lorraine Avalos

McCall Village. Okay. With the handicap parking, have you made any adjustments with that? Because I brought this out at the last time. Okay. You didn't I didn't see any improvement on that for the handicap because for a senior, especially somebody that is in a wheelchair, you know, or a walker to go that far, that's too much. And they do have to carry their things too or even like the the three-story apartments. those women that are single mothers that have small childrens and an infant, how can they go that far, take their things and still have their children? You know, that's that's things you guys have to think about. Okay. Then there's this trash uh company that's going to come through and they're going to go down and then around and then back. Is that a two-way street there? Two is it two lanes on that? So that if that truck's going through and then you're you're stuck you're stuck behind that truck and you're going to have to wait until they get through with their trash in order to go through. You know what's going to happen? I live in a senior park. We have speed bumps and you know that those UPS drivers still go through there like crazy. They still go through fast. Okay. And then Steelman, who's going to pay to have it extended out? And then on the the three stories, are there just stairs or is there elevators?

And then with your security, how many guards are there on the property total? Are you going to just have two and then have uh cameras? That doesn't seem like it would be enough for that whole place. Okay. Thank you. uh [clears throat] Stellar in there as SA resident. Um I agree, you know, we do all we we do need housing here in Selma really bad. However, we really need to evaluate this whole project. Pretty much dissect it. There's a lot of questions um about this The traffic, number one being, yes, the traffic on Floral Avenue. Um, there is a lot of traffic right now. Even semiis, they got to go deliver at Walmart. If you have an emergency at these apartments, how are you going to get there? The ambulance, the fire department. We got to take that into consideration. There's a roabout in the middle of the um of the apartments. There's going to be children uh playing there. And if we want to go through there to get to Walmart in the evening, like right now, we can't see those children. Even though it's lighted, you never know, a child might a ball might run to the street, might run over a child. Safety. Um, also, citizens of Selma, are they the only ones going to be able to apply for these apartments? They're going to be up against other cities, maybe even people from out of state. So if they have their low um income lower than the Selma residents, guess who's going to get that apartment? They are. So we have to take into

consideration that it's not only open for Selma residents, it's open. It's a gra it's a pretty much a grab up for for everyone. Um how much is it going to cost the city of Selma? Is it going to cost more than what this is project is, you know, Mr. Cashion is going to pay for it? Are we going to pay out of pocket? Anything? We got to figure that out. We got to find that out. Who's going to maintain the park? Who's going to pay for the park that's being maintained? Who's going to pay for the security? I didn't I didn't hear. I might have missed it. Who's going to pay for the security? Let's see. Um, also, you know, it's it's a way I see it right now, it's a win-win for Mr. Cashian. He gets his apartments built. There's revenue there for him. The leasing on the retail contractors get paid. Everyone involved gets paid. Mr. Walmart, it's a c it's a it's a win-win for him. He gots no competition across the street. But let's ask ourselves, is it a winwin for us Selma residents, city of Selma? You might say, well, [clears throat] we get taxes, revenue from taxes there, but is it worth the traffic when we can wait and [clears throat] build behind Walmart a commercial and get revenue from there? So, that's those are things that we really have to look at because at the end of the day, I want to raise of hands who lives here in Selma. I live here in Selma and I go to Walmart. I go to Dollar Tree. I go to Starbucks. So, us citizens are the ones that have to put up with that. Thank you.

Are there any other public comments? Remember, if you are online or on the phone, hitting star 9 will uh raise your hand and uh star six will mute and unmute. I don't see anyone on the line. And we'll bring the issue back to the planning commission for discussion. Am I allowed to give the applicant a chance to answer some of the questions that were asked?

Okay. If the applicant would like to answer or address some of the issues that were brought up with the public comment, you can do this at that time. I'll approach uh a couple of them and then I'll ask particular on the traffic um for uh Jose Benvitas to um to respond in terms of in terms of the proximity of the um of uh parking to the building. So, uh, since the workshop, we've, uh, we've met a number of times and, um, the actual work of the construction drawings are really where that that takes place. And so, we've asked Scott to do everything he can to move the parking as close to the buildings, particularly the senior projects, for that very reason. And so, this is a site plan. It's not a construction drawing. And it's really in the construction drawing phases where um it we get very specific and the actual design um happens and so moving any uh stalls as close to the buildings will be addressed at that point. So that didn't go unnoticed. We certainly took that down and discussed it a number of times in the last couple of weeks. um in terms of um that's ADA parking and and folks who might be disabled and obviously they would be on the um the units on the first floor are going to be where the ADA units are going to be. Uh and then we've strongly um reconsidered the particularly for seniors the having elevators in those buildings. At Brand Haven we have elevators at um at our family project. We don't generally you don't um uh do the three stories with uh with elevators on the family side, but we're going to reconsider that. And I will just say we haven't hit the construction drawing phase yet, so we

don't we're not we're not there in that in that stage of design. Um in terms of security um again we generally apply our security measures as we've articulated earlier and then we deal with if if we have incidents um then then we will apply more security who pays for that. So obviously um each of these are going to be different communities and so the project will pay for uh the community will pay for the um will pay for the security and then I think there was a question on um who's going to maintain the park. So those interior streets are are their they're they're private streets and and the park. Generally what we do is we create our own community facilities maintenance district that really uh funds and takes care of it at a very very good level in terms of its maintenance general funds these days are just are overly are overly pressed with with expenses. And so the the uh maintenance district will take care of the um will take care of the park. So it is um it's appropriately maintained, safe, lighted, and there's ample reserves within the district to make sure that those things are taken care of. So um Jose, you want to address some of the some of the circulation?

Um just real quick for clarification, you said the community would pay for the security. So it would be the res. When I when I say the community, I meant um I look at it not as a project per se. So we'll say the development would would pay for it, not the residents. Right. You know what I'm saying? I'm not going to send them a bill for security. Yeah. Thank you for the question, Jose.

Uh, thanks. So, some of the questions um or comments were related to 600 units and its relationship to traffic. So, so 600 units, it's a high number, but when you compare that to retail, the traffic is comparable or less than two regularsiz fast food restaurants. So, you just get that picture. So if if you don't have that number of units that land can build a lot more commercial. The number of lanes on the internal road right now it's uh designed it's contemplated to be a single lane in each direction. Um we are exploring how that's going to look and feel. Um especially uh because we do have to take into account that there will be children in the park. there's going to be how do we uh buffer that area. So some of it will be implementing things like traffic calling measures where there is pedestrian crossings between one side of the residential to to the park. As far as uh Steelman um the Steelman is uh adjacent to the project. It will be built to accommodate two westbound lanes um an eastbound one eastbound lane. Um the north south road it will have a minimum of one lane in each direction. Um internally the internal road would also potentially have turn pockets. Um let me see did I answer and as far as building it generally the off-site improvements would be built by the developer. The city may have um some proportionality uh in their fees but we don't we don't have that information. The city couldn't answer that part.

Can you guys hear me? Yeah, we got Sorry, I got

That's me. Sorry. Um, just to expand on some of the questions that were asked, I think Jose and and the applicant team bring up a great point. I think there's been a lot of um conversations about regional commercial being built at this location. The proposed use by the applicant mitigates some of the traffic that would otherwise be placed on Floral Avenue. And so the project has far less traffic generation than would otherwise currently be allowed under the existing general plan designation. So it should at full buildout be less impactful than what was originally contemplated. Additionally, with the two north south roads being proposed to get people to what eventually will be a four-lane road on Stillman. Um to answer that question that was from Teresa, um Stillman will be four lanes. Uh the western road adjacent to the along the western boundary of the project will also be four lanes eventually. Um, so you'll have not just the internal road that as Jose said would need some sort of traffic calming measures to prevent um, and we we've been having this conversation recently with safe routes to schools and other uh, tactical urbanism projects that the city is currently undertaking. Uh, traffic calming measures are in various forms, but the whole goal is pedestrian safety, right? And so if you have residents that walk to the park, you need to assure that the traffic in between them and the park is going at a speed that they can slow down uh safely, see pedestrians, especially those of a younger age, right? Um and so I think those are all great design points of this project um that they've thought through carefully. Um again

this project is far less in terms of traffic generation than what otherwise could be there. Um and in a lot of ways the improvements that are being put in which will be uh at the cost of the applicant uh for some of the adjacent roads along with payment of impact fees for their fair share contribution to some off-site improvements. um they will pay, you know, upwards, I think, uh it was calculated about $6 million in impact fees to the city for various uses, whether it's traffic, sewer, parks, what have you. Um they will receive some credit for the park that's being constructed, but as is the contribution is about $6 million to the city and just impact fees. As S also indicated, this project would be annexed into a community facilities district or some sort of other assessment district to fund uh road maintenance to fund uh park maintenance and landscaping maintenance at the cost of the property owners. So those uses wouldn't come from the general fund. Similar to our landscape lighting and maintenance districts, similar to um the Amberwood subdivision, which will be going to the city council next week, they have an assessment per parcel of about $1,500 to pay for the amenities as part of that subdivision. The policy of the city is that new development pays for itself and becomes less reliant on the general fund. And so every project will go through some sort of an analysis to identify what their amenities cost to maintain and how do they assess that to themselves to keep that uh cost burden on the development, right? Um I think with regard to site design since the uh neighborhood meeting um you know uh the applicant team is reviewing their layout and would be required to submit an

amended site plan review before building permit to confirm parking availability and things like that. Um I think accommodation for handicap is a good is a good comment. Um, however, we are uh limited to what the building code and and local ordinances require. I think taking it to heart, you've heard these uh the applicant team, they're looking at it and they can try to accommodate those types of comments. Uh, same thing with elevators. It's it's um notable that in handicap, you know, or senior living, you may have handicapped people, but if they prioritize the highly handicap and immobile residents on the first floor, perhaps elevators aren't needed. So, that might be another accommodation that could be made at the discretion of the uh developer. Um, with that, you know, um I'm here to answer any other questions I have. Hopefully, I answered all the questions that were presented by the public. Thank you. Uh Jerome, I'm sorry for putting you on the spot. Can you you give us a quick synopsis of what RENA the U uh regional housing needs allocation uh program is?

Absolutely. You're not putting me on the spot. We're supposed to know these things. Um the regional housing needs allocation is a calculation derived by HCD of what the anticipating housing need is by jurisdiction. The city participated in the multi-jurisdictional housing element uh uh that was put on through Fresno Cog. Fresno Cog basically ran um as point person for all the cities except the city of Clovis and wrote um a comprehensive housing element for uh all the cities in Fresno County uh Sans Clovis. Uh from 2024 I believe to 2033 the anticipated need for the city of Selma is 1492 homes. About half of that would be in the low or very low income group. Um and so this project was actually not able to be included um as part of our reena um available site inventory and which is why we initiated uh numerous reszones within the city to accommodate that need within the city limits. Uh this project alone with about 300 units uh in affordable and and what we term special needs housing is what the seeder falls under uh would satisfy almost half of our uh regional housing need allocation for um this uh reporting period uh if it was built within the within the reporting period. So, this project uh does carry um general plan consistency with our our housing element policies and was considered as part of that overall uh exercise and identified as a potential project to help us meet that need. Um hopefully that answered your question on the spot.

Thank you. Yes.

Okay. Okay, at this time uh we're going to close the public comment and we're going to turn it over to the planner commissioners. Lupe, a question for you, please. During your presentation, you said there were letters submitted for this project from eight entities that are in our packet. We can't find them. So, do you mind providing those? That was uh so the packet the the e alone was like 500 some pages. So I have them uh they're available online but I can print each if you want 500 pages I could print them for you. No no or you just want the letters from the from the ER. Not from the ER. Basically there was a list.

Those letters are in the IR. Okay. So we just needed just the letters. Like we don't need 500 pages.

I can get you the letters. Um, Commissioner Corey, the the letters received were the letters received during the draft EIR 45day comment period, which is a statutory period. And those letters review the EIR and provide feedback or corrective information that is then in that final EIR document. And so those letters are part of the EIR. So for context purposes, I think the EIR would be the appropriate method of reading those letters. And then the response to comments provided uh within the final EIR shed light on clarification if it was wrong information or were there corrections made to the to the EIR that needed to be um documented forformational purposes. So I do think you need the 500page document

electronically. Yeah, that's fine because unfortunately the link you sent us was kept giving us an service server error. So, we couldn't see them online and they're not in our packets. Sure, I can provide that for you.

Go ahead. You have a question? No, go ahead. First the nice off Are there any other questions from the commissioners? Oh, yeah. I have a bunch. Okay. All

my answer my questions. My first question is um the 120 units that are allocated for seniors and the other 180 that are allocated for affordable housing. Who ensures that this doesn't change in a year or for how long is that restriction? So if we are trying to accommodate uh special needs housing, how long will that restriction stays? Who monitors it? who ensures that once the 300 market rate units are rented, if there's more need for market rate, that these don't get converted.

So, the applicant can expand on this, but they're required to have a a basically a land contract or a covenant recorded that they will hold affordability for, I believe, 55 years on that property. and that is monitored by the housing authority as well as uh the housing and community development department at the state of California HCD. Thank you.

I would like to make a comment also about the traffic congestion. I understand the applicant said that retail stores generate more traffic. However, the one thing with residential units, 600 cars are going to need to exit at the same time in the morning and 600 cars are going to need to come home in the evening. That is not the case when you have retail space. So, retail retail generates more traffic, but it's for uh it's dispersed throughout the day. It is not it does not create such a congestion when everybody's trying to get to work and school and everybody trying to get home at the same time. So that is the concern that we have because that intersection is already overly congested. As you mentioned, five traffic signals um that are backto back. When that retail space was being developed, I raised the same concern that we should mitigate the traffic on Floral and Highland before we allow further development. That kind of went, I don't know, unnoticed, unheard. I'm not sure. or maybe there was thoughts of mitigating that, but that did not get addressed. Adding those 600 cars, and that's talking about one car per unit, there are chances where there's sometimes two cars per unit. Having to exit and enter at the same time is going to create a massive congestion. If people start hating driving by that area for retail purposes, when I need to go purchase grocery and it's going to take me longer on the road than the time I spend in the store, I avoid that area completely. So, your retail space that is to the front, I'm not sure who is going to be in charge of petitioning uh national retailers or restaurants or whatever it is, but if they don't feel that they're having enough clients that come due to the traffic concerns, they will sit vacant. There are areas of Fresno that

do suffer from that and you do see the retail space sitting vacant. So, that is an issue to consider all the time when we are approving development. None of us here, and the rest of the commissioners can correct me if I'm wrong, none of us here are against development, improvement, affordable housing, senior housing. It's all great. It's a beautiful project that you're bringing and we we are familiar with the rest of the projects that you've done. We love them. Um, and we shop at those retail places that you've done in Fresno. So, this is not us saying that this project is a bad project for Selma. We understand everything that it brings to the city and we welcome it, but there are concerns that need to be addressed before saying this is all golden and great. Um, the conditions and restrictions that you presented also are awesome. the fact that there are security, lighting, all of that. My concern is that sometimes developers need to sell and the person that purchase also take over does not hold the project to the same values and standards that you do. So something to consider to make them permanent if you do develop this project is that making sure whoever takes over down the road does not turn it into an eyesore um and you know an area of blight. We don't want that. We just if we're doing all this effort into developing dense, we don't want it to look like abandoned and destroyed down the road. Um so I don't know how long you will keep security or who will help maintain um the park. I just do hope that you take that into consideration. The other question I would have is I'm assuming and uh staff can correct me if I'm wrong. This is Eric White School District for the elementary.

Yeah, I believe we believe and it was Eric White. Yeah.

Okay. So I'm not sure if anybody reached out to Eric White to see if they can absorb I don't know 300 new students or however however it is. So that basically talking to the school district is one thing I would recommend and I would like to see the preference given to Salma residents for the affordable housing and seniors before we allow people to come from other towns because if we are doing this to help the residents of Selma there has to be a restriction that um we do not open it to at a market rate it doesn't matter because anybody can come and rent that's not a concern but if we are trying to offer affordable housing for our working force and for our seniors. I believe we should have restrictions that until we until everybody who's in Selma that is interested is given a chance, we should not be allowing other people to take um the spots. Thank you.

Is that all your questions, Commissioner Corey?

Yes, sir. Okay, let me start with the most recent one. Uh, school facilities. We did reach out to Selma Unified School District to talk to them about uh which school availability and what is their planning for future schools. What they told us is they've actually had dropping enrollment over the last 10 years and they've actually had more transfers out than transferred in. So, there's actually uh a a declining enrollment in Selma Unified School District. They did tell us that the next school that they would build would be an elementary school. Um, but they did account for this project as well as the other uh Amberwood uh development projects that we have as part of their 2024 school facility planning study which they which they completed and it gives a breakdown of their anticipated growth and and that they are planning for future facilities uh throughout the city. Um, if you recall, Amberwood actually, I believe, has an uh elementary school site planned into it. So, you would have a uh change of enrollment, maybe some when that elementary school is built out in Amberwood, you would have um some students shift over there, which would create additional capacity at some of the other elementary schools as well. But, uh we did speak with Selma Unified about that and they are aware of this project and planning accordingly. Um with regard to traffic congestion, um I believe the slide that was provided in the report uh or in the presentation given by the applicant team uh actually shows trip generation uh in the morning would be less at peak hour times than if it were developed as a commercial site. So um I understand your premise and the ideology you're looking through but from a traffic generation and traffic engineering standpoint that is not true. The development of a commercial retail

site actually gener will as a full uh commercial site rather than a partial commercial partial residential site. the fully developed commercial site would have more AM peak hour trips by almost 200 more trips than the residential would. And so I understand where you're coming from, but again, you would have less traffic generated by this project. Additionally, this project will build expansion infrastructure of the local circulation system to accommodate the increases in traffic. They're having to widen Floral. They're building two roads north south north south and they're building Stillman. And so you're having these other items go along with this project to help alleviate some of the congestion. As they stated during their presentation, some of the people in the southwest part of town have to go through the Floral Highland intersection. They will not have to do that if Stillman is extended and you have roads going north south. So that alleviates some of the congestion generated at Highland and Floral, right? And so existing residents will benefit from this project, not just the residents that are being uh proposed within the project who may walk to theirs and they may not even have a traffic trip generated because they can walk to the commercial uses. So again, I just want to make clear this project from a traffic generation standpoint would generate less traffic than a fully commercial retail site. And Jerome, if I could just that uh when we reached out some unified the report they gave us back uh for for correction some casita school students will go to Terry school not required. Okay. Uh first of all I want to thank everybody that was involved in putting this together. I know it takes a lot of time, a lot of effort, a lot of studies um from city staff to the river park and

Mr. Cash and his team. So thank you guys. Thank you guys for coming here today. Um, like I said, this this is a huge project, huge. It could either make us or break us, uh, for some residents, for, you know, people that are going to come living here. So, I have I do have a few questions. Um, I hope they can all be answered. I'll start with, um, can we go back to the the map of the roundabout and the the aerial view? So, my question for that is why a roundabout? Why not make another street? Cuz you gave you basically you did give us a street. I'm going to call it the unnamed street on the back on the would be the west side. Why not give us another one on the east side instead of giving us the roundabout? Because I'll tell you right now, a roundabout is not going to do it because people don't even respect bus um bus stops when they pick up the kids. They just go through those those stops. There's a lot of on social media. So, um, again, with a roundabout, you're not supposed to go fast. Um, I can respect what you're stating, but if you have a more narrow road that's not straight, that has traffic calming measures, um, we do what we can, whether we have speed humps or what have you. Um, you can't speed through a roundabout. you can speed through an intersection if it's straight and it makes it more unsafe for pedestrians. So having the road on the outside away from a you know a public gathering place I think is the proper design here uh to ensure pedestrian safety for the residents that are there. You could have seniors going to the park. Keeping it as slow as possible around the park I think is the the proper design call for the roundabout.

Oh never mind.

Hi Jerome, this is Jose Benovas. uh answered the question. Right now, it does appear to look like a very large roundabout, but in the design, let me look for the pointer. The way this is being designed, this will be the main street. These will be side streets. They would have no choice but to stop. That's how we're we're going to be setting them up internally. So, so this would not uh have the operations of a roundabout and it is not a roundabout. It it's it looks like one, but that's not our intent. Our intent that this is going to be uh the curb linear road, but this is the main road. This side would would be the way it's going to act is if you really want to get to this point, you're going to continue straight on this side. You're not going to be changing like you would at a roundabout. It's it's hard to see, but right now you can tell that this kind of bumps out right here. We will as we get closer uh to the next steps. We will come come up and prepare uh a design and potentially cross-section so you have a better understanding how it's going to flow. But uh thank you for that question. I hope I answered your that.

Yeah. And then real quick, is that it's going to be a two lane or a four-lane? Um so lane. So that right now um like I said I we don't have a design but conceptually this this is two lanes um we would right now we're planning that across unlike the exterior portions there would be no parking and parking along the park.

Okay. Yeah. Cuz like I said my only concern is this and also the schools. People don't even respect the schools when kids get out. Um, there's an individual here. I'm not going to out them, but their grandchild got ran over behind the high school. So, that's what I'm saying. It's it's a huge concern. Very huge concern. There's seniors, there's kids, you name it. Uh, my next question is um

actually, Commissioner, can I can I uh respond to that really quick? The design difference around the high school is you have four-lane roads on either side, north, south on the on at the high school, right? Um, which is cons and they're straight and so it's considerably different than the design here that forces you around a curve and and slow and tries to constrain you so you slow down. The wider the street is, the faster people will go. the more constrained the street is, the appearance of it being tight, they slow down because they feel like they can't fit in the lane and they have to come to an intersection that is curved, so they have to look around. Um, the design here forces people's brains to stop, consider their surroundings, and then decide where to go. Whereas with a straight road with no stop signs or anything like that, you can just go straight and you're not necessarily mindful of your surroundings. As you're aware, the city uh as part of our tactical urbanism grants trying to break up some of the monotony around our schools with visibility of crosswalks, paint, speed buttons, all of these things that break up and constrain some of the areas around our school so people drive slower, right? because we are aware that we've had pedestrian incidences at our schools and these type of improvements are aimed towards pedestrian uh safety. If there is some congestion and people are driving slower, is that a bad thing for pedestrians? Not necessarily, right? Cuz people have to slow down. But we do what we can between design and construction to try and and protect pedestrians as much as possible. Okay, thank you. And then for um over on this on Stillman, because you said you're going to open up Stillman, if you can go back to the map again.

So, right in the corner of Stillman and the unknown, the unnamed street, is there going to be a a stop light or a stop sign of some sort? and even on top on Flor and the unnamed street.

Okay. So, so at Stillman it Stillman and the future North South Road, my understanding that it may be called Fans Street uh based on some naming that we got from the city. But at that intersection, if we come in at as an L, uh we'll have discussions with with the city whether it should be a a two-way oneway stop in one one of the directions. Uh stop signs are really controlled under the high under the uh California manual of uniform traffic control devices. We can't just implement stops at will. Uh we have to follow protocol. So if the protocol is met, a stop sign can be installed. As far as north as you get to uh Fancher Street to Floral uh initially it will be stop controlled but Floral would would remain until at such point that a warrant's met to change it.

Okay. Yeah. Um now for the price of the of the homes what what's what are the or is there an idea of the homes? Singers middle.

Yeah. Thank you. So, um I can tell you two things. So, this is a for rent housing. Um so, they they won't be uh for sale. Um we build and hold by the way. We're we are not famous for selling. You you got to do a lot to get us to sell. It's not that we haven't, but um my boss and the methodology of this company has been more like the Irvine company in Southern Cal. we just we we have a hard time selling because it's kind of part of who we are. And um so that but on your um question the the on the workforce housing rents um they're probably going to be someplace around $500 to $1,200. Um, and we'll have to see what where the market is at um on the on the market rate, but um you know uh it's hard to say today. I can speak to the I can speak to the affordables because the the ironic we're told what the rents are. The mark the market doesn't bear the rent. It's we we get a note from the tax credit allocation committee and yes these are deed restricted units so uh trying to get out of them and it's not something that we um we came to Selma because we think our product and our work um and where this community is headed um match and we think our longevity and we think our methodology uh together would would be a bene mutually beneficial um achievement. And so um anyway, back to your question, the rents are told to us on the affordable. So we and they they do escalate. The tax credit committee um you know escalates them sometimes every year, sometimes every three years. And so what they don't

restrict our our our expenses, our operating expenses, they go up no matter what the it's relative to the market. And so those costs generally go up when the rents don't. So, u that help you understand. Um I can't see anything more on the market rate than 17 1,800 bucks. It um we'll know when the when we hit the market. Thank you. And then so pretty much we have correct me if I'm wrong 11 116 acres for 300 market rate multiome units. Correct. uh 5.64 acres of commercial use, correct? And then 7.01 acres of 180 affordable multi-unit family homes and 54 5.41 acres of 124 120 affordable seniors units. So, if my math is correct, that's 23.58 acres of for the multi-units and for the commercial/food is the 5.64. So, that to me is it's already a red flag for me because you're giving us more of homes than you are retail fast food. I know we can't have commercial, all that good stuff, but um you know, it's a good piece of land. Very good piece of land. And it's unfortunate that, you know, Walmart put that barrier in there because now that binds us, the city, the community, you know, as one of the committee members stated, you know, it's it's beneficial for M. Cashian, for the team, but is it really down when you really think about it, is it really beneficial for the city of Selma? because I feel like we should have commercial

with commercial and residential with residential. If you mix start mixing the two, it's it's not for me personally, it's not going to look right. I feel we should keep the two separated. So, I would like to see more of, you know, fast food or retail, what you know, whatever you're going to bring. I mean, is there even do we even know who's who's going to come in? What's going what's coming in? Do we know? So, we've certainly been talking to um retailers and um providers. It's it's not something that we negotiate in the public domain. So, um we've done we got about a million and a half square feet of retail. We we have pretty good relationships and we do have people uh retailers that are that are very interested. Um but we don't have a signed lease. Um we don't want to give that impression at all. But as I just echo what Sam Bdanovich indicated that um we think the the commercial side of this is is gonna is gonna do well. I don't think we'll have an issue here.

Okay. And then real quick, how many cameras in the

So we started gaming that out this morning. I I don't have a number for you. What I will say is at Brand at Brand Haven, that's the senior's project. There's an inordinate amount. We have 17 cameras there. And so the likelihood we started plotting uh locations for cameras today I don't have a number for you. I know that all the ma you know the main uh thoroughares would be certainly be covered. We like covering walkways. We use um they're called PTZs, point tilt zoom cameras where they they they follow um and uh so I don't have a number but I I would say it would be we won't change our level of surveillance uh from what we already have in in our retail and our and our um residential side.

Okay, I got two two more questions and then I'll I'll make a closing statement. Um, so will you guys be funding the full project? City of Sama won't have won't fund anything.

Um, so here's what I know. We're going to pay millions of dollars in um in I'd say we're I was telling a little bit earlier just on the commercial, excuse me, just on the residential, we're probably in just over $200 million in the vertical for the multifamily. That's not counting the [snorts] um I can tell you what we're going to be paying. Um, if if you're asking me the question which was asked before, I I know more about what we have to pay and less about what Selma has to pay. But I do know this, we in terms of um affordable um the way the affordable projects work is you you need a local match to help be competitive. So from that perspective um and we just don't know that number. We haven't filed the applications here. So, but I do know this. I know we're probably three $400 million of in of investment of capital in one way, shape or form from our side. Um and our our team uh generally, you know, issues personal guarantees um and recourse, which all means we're on the we're on the hook. So, um, we'll be investing a significant amount of money, not to mention the the property tax, uh, base that'll be increased and then the sales tax from the commercial side.

All right. And then my last question, um, will will there be a like a divider, some kind of brick wall separating the two from the retail from the homes? So, that's a good question. I I think in the existing design I think Scott you have a masonry block wall between the two and that's often times everything that we're doing by the way u no matter what we design we're going to have to comply with the summer municipal code and so your designers are going to tell us as much as we're going to tell it I think the current so uh I don't know what the code is specifically but right now Scott has a masonry block Jeron

yeah between non-residential um and residential uses so the commercial would be non-residential There is a requirement for a block wall.

Okay. Um again, like I said, thank you for for the cashing team. Thank you to city staff. Um again, like I said, um it's it's just it's a lot to take in. You know, this is a bit, like I said, this like I said in the beginning, it's a big project. Um, you know, it it'd be beneficial if summer residents were to only apply because like again like the community member said, it's just, you know, if it's up for grabs, anybody can come in and it's is it really bene benefiting Selma? I personally I I I don't think so. But, you know, again, like I said, it's a very very good piece of land, huge piece of land, 39 acres. And, you know, people have thrown the idea there. Why not a Costco? Why not Target? Why not this? Why not that? And you know that's the vision that I see in the future. You know, start growing like Hanford because Hanford has grown a lot. I don't know if anybody took on there recently, but they have everything pretty much everything over there now. They've grown a lot. And that's a direction where I would like to see SA to go in the future. Um, you know, I'm still young. You know, I would still like to see, you know, those big big box stores come in. So, you know, why not why why not make it a win-win for everybody? A win-win for Selma, a win-win for the residents, a win-win for Mr. Cash. And what I mean by that is why not just sell the land back to Walmart, make have Mr. Walmart put in his super Walmart that people have been asking for because people don't even go to Walmart anymore. Family members, friends, co-workers that have have asked, I've talked to. No, they go to Dauba, they go to Sanger, they go to Fresno, they go to Clovis. Why? Because they have the Super Walmart. They have these big stores. So we're losing all that revenue. All that revenue could be going here to Selma. You know, we can have more police officers. we can have more firefighters. We can have so much more. So, you know, sell it back, you know, have him put his Walmart in and then you guys get that money back and and and and buy, you know, and buy that land for that the that residential cuz like again, I'm I'm going to make this

very very clear for the record. I am not against the homes. I'm not. It's just the location of where they're going to they're they're going be again because it goes back to the traffic. It goes back to the safety. It goes just goes back to everything. Um, so that's just, yeah, that's just, yeah, those are my thoughts. Thank you. If

if I could respond to you, Commissioner Ramirez, I I think I have a couple of comments regarding uh your questions and and and some of your ideas. First of all, the state of California is promoting mixeduse projects, whether it's vertical or horizontal, um, in an effort to reduce vehicle miles traveled. The proposed design of this project has connections to the adjacent commercial areas to reduce reliance on the automobile for residents. They're trying to connect with the food for less, you know, parking lot so that people can walk the Jack in a Box, walk to Food for Less rather than drive, right? Uh they're across the street from other uses like Starbucks and The Habit and and they'll have maybe some restaurants on their side that their residents could walk to. So the idea of a hor this is what's referred to as horizontal mixuse actually reduces traffic trips uh for internally for the existing residents. Uh as we've stated you you put a different use here. I mean there's no guarantee Walmart or another developer would buy this property back. In reality Walmart was willing to sell it to another developer because they felt like it wasn't of value to them for a proposed use and so they sold it. If it was of value to them, I'd imagine they wouldn't have sold it, right? But they put restrictions on it. And that is a very common thing for all developers to do to limit competition. I saw it in Deleno with the super Walmart there within that whole shopping center. There's a strict limitation on other things that can be built there around their super Walmart, right? So that is a common practice in the commercial space to restrict adjacent uses. um with regard to, you know, the divider between uses that's in the development code already between residential, non-residential projects. Um but for the city to have someone willing to invest $400 million, not just in construction, but also in off-site infrastructure to

enhance our circulation system, build roads that aren't there to try and alleviate those issues. I think it's a huge win-win for the community to get started on fixing some of our issues at that location that weren't addressed with Walmart that weren't addressed with the Habit and some of the other uses that were there. This project will be required, as shown in their traffic impact study and their conditions of approval, to widen roads, to put in other um intersection enhancements that alleviate traffic for residents within this area as well as patrons that are coming in. In addition, the city is already engaged with CALR on uh specific improvements to the floral southbound floral off-ramp to change that intersection so people may be able to turn left to go to some of these uses rather than going up the street and making a U-turn or finding another way uh to get to Walmart. Um as well as um possibly revamping the Highland uh Floral intersection as well as the intersection uh further east on Floral that's the northbound off-ramp. We've been engaged with Calrans on various designs to try and alleviate some of that traffic congestion to keep people moving right whether that's a roundabout whether that's different traffic timing or different intersection alignments. We're studying that with CALR for which impact fees paid by this project and other projects would go to building those enhancements. As the uh presentation showed, the fair share allocation of this project to some of those intersections is only like 13%. Uh the highest I think I saw was about 20. And so they're not 100% responsible for some of these improvements. If they wanted to build some of them, we could give them credit on their impact fees and we would get an immediate improvement. And that's part of the discussions that we have with developers when they're constructing on, you know, as part of a development agreement or something like that. Is there some bartering and trading that could be done to maybe get some of the upfront

improvements in exchange for impact fee credits? That's all a discussion, but at the end of the day, this project is not going to generate as much project as is currently allowed on that site. It's self-migating and they're proposing additional circulation measures that help alleviate traffic in that area. In addition, they're investing $400 million generating property tax, sales tax to the community while providing housing to sections of our city residency and maybe residency residents of the region as a whole. You can't grow a city without people coming into the city. We're not going to fill up all the housing just internally, right? And so the highest portion of the population nationwide is the senior population. So they're providing housing to serve that community as well as our community that is within the three, you know, we I call it the three city stretch, you know, uh Fowler, US, and Kingsburg. I think we're the lowest household per income. So providing affordable units at a range of 500 to,400 per unit would help people that have normal jobs qualify for adequate, you know, subsidized clean housing units, right? That are built. They've they've done their due diligence. They've done these type of projects before. They know what they're doing. But for our community, this type of housing is what is needed in addition to the other types of housing that we're building in town. So, it's a full-fledged approach from the planning department to make sure all types of housing and all segments of the population are served. Either whether it's at the Amberwood project or in this project, you have people of varying incomes that need various types of housing and the more options we can provide, we can better serve our residents. So, I'll just leave it at that.

So, um, hey S, I just want to say, uh, like you, uh, I grew up in affordable housing. And I don't know if that's what I grew up in the projects till about six year uh till about sixth grade and I was raised by a single mom and I know how vital this type of housing is because I don't know how we would have survived if we didn't live it. It wasn't in Selma, it was in another community, but I did grow up in an affordable housing. And I have to agree, this is absolutely a win for Selma. And I understand no matter what is built there, there's going to be traffic, you know, and it's it sounds like everybody says that there's only going to be traffic there. If I have to go to Walmart, and I do go to Walmart or Habit or Chipotle, I have to drive by four or five neighborhoods and one or two parks. you know, there's kids there all, you know, it's okay to drive by those kids and all of a sudden they won't know how to drive by future kids living there. So, I know it's unknown and you always want to think the worst, but you know what? It will adjust. There will be other routes to go in and occasionally I do go down roads and go all the way back to, you know, at the peak hours and these mitigations of steelmen will do that. And, uh, I think Mr. Prey said this was like two two years and a half making to get here. It's actually closer to 20 because they did want to build a super Walmart there because they wanted to sell groceries. And I remember back at the day cuz I was one of the person at the at the community. You know, we had two grocerers, Phil Gong, Jim Ovalos rallied the community, Super Walmart's going to kill the grocery stores. So we came in here and we as a community, we killed Super Walmart from building there. We did that and now 20 something years later we have a developer willing to spend hundreds of millions of dollars to finally build something right and when we're talking about well there might be

a uh it might increase my traffic to Walmart you know I understand I don't like the traffic but this is part of progress okay this is part of progress and because we did that we can't put you know I would love a target there you know I I would love a Whole Foods there. Uh uh uh Seamar uh what's you know I I would love all that there. I go but we we can't have that. But if this goes well perhaps the cash and group would be willing to build that right next to it in the future. You know if we can get a good working relationship because all right now we got there is a couple of taco trucks that don't give anything back to the city. And if you like the taco trucks, don't worry cuz they always just move to the edge of town. They're still they're not going anywhere. But I I think it's it's a great thing to have and I think it is absolutely win. I'm totally supportive of this. I think it's we got to bite the bullet and grow this community. You know, in the past, I don't know what the reasoning was. We built neighborhoods without green space. Now we changed that. We have finally after 20s something years we're building two talking about building two major housing communities with green space. And what's the one complaint we have? We don't have green space for our kids. So we get something that's going to help with the housing elements. Put in green space, help uh reduce our other options, you know, to that part that only shopping center that we have really the vital shopping center in town. and we're looking at all the negatives instead of all the positives. I think this is a fabulous project. I appreciate Mr. Cash and uh group buying this property because I know in the past others developers have looked at it and they all walked away and they've said

because there's too many restrictions. Okay, but because we want it perfect, you know, we said, "Oh, it might increase traffic." you know that we're not willing just to move forward because we're so stuck uh uh because we want a 100% perfect and we're never going to get that and Florida is always going to be unless they tear down that freeway overpass and rebuild it. Floral is always going to be a bottleneck right there. That's just the reality of it. You know, we can get $300 million and re rebuild the freeway in two years. Maybe we can add an extra lane of floral, but I think this is a great project. Um, I think we we have to do it because actually all the things that we want as a community, this breaking this gridlock, developing this will allow for all those other things to go around it, you know, and and I think it's it's a fantastic idea. I know they're uh for years, 20 years, they've been talking about developing right there behind Walmart. They're still talking about it. 20 years later, Mr. Cashion comes here in two years and is moving the envelope, willing to invest his money where everybody else wants fee waiverss, right? and and we're we're like, "Oh, it might increase my my it might make me a minute more longer in the morning when I go through and you know, there are there is going to be more traffic there, but everybody doesn't go to work at 8:00 a.m. Everybody doesn't go to work, you know, and so it's, you know, some there'll be a group that goes to school. There'll be seniors who don't leave till 11:00. They'll me like me, sometimes I take off at 4 in the morning to work. roads are wide open. So, I think as a community, we got to stop obsessing on it being

perfect and be grateful that we have somebody to actually help finally move our community grow at this intersection. So, I'm 100% in support of this project. I think it's an absolutely great thing. And once again, the cashing group, I appreciate you looking at Soma because I know there's other retailers who looked at it and you know, maybe you can bring in Tracker Supply. They've been since DB they've been trying to come to Selma and it's always one little hiccup or another. Uh maybe in the future you can build a tractor supply right next to this but you got to buy more land to do that. But you know that's so uh you know with that that's closed. I'd like to make a motion to approve. Are there any more comments from anyone on the

I just want to say really quick for the record um I'm not opposed to again the housing the residential. Um so for residential for Selma again it's just the location. Thank you.

So the the main concern I'm hearing is traffic. Um unfortunately a lot of the traffic on Floral is controlled by CALR and we don't have access to uh some of the things that we think could mitigate the traffic in the in the Selma area in that uh floral area because CALR has placed restrictions on it. Um maybe [clears throat] we could uh in the future negotiate with CALR to maybe partner with them to do some sort of mitigation for that traffic area. There's a lot of unknowns on this project and I can understand the concerns um because uh we don't know how many people are going to leave Walmart and go straight so they can connect with Stillman so they can get to that part of Selma or to get to Kingsburg or Hanford or other parts. uh all of them now currently turn left onto Floral and that's part of the traffic problem. So along with [clears throat] some other unknowns uh you were we uh these are just things that we're going to have to uh deal with as they as they occur. Um I think that um when a large development happens in a community and it's successful uh that's when other developers begin to look at our community and uh they will be purchasing property without these restrictions that Walmart has placed on it and we can have some good quality growth retail, residential and um uh even manufacturing growth which will create a much more um uh excuse [clears throat] me, a much more uh a much more broad community including uh jobs that'll be coming for the residents of Selma, people moving from other areas into Selma, uh because they're the kind we're the kind of town that attracts, not the kind of town that repels. And um lastly, the only other thing that I would like to have

addressed is um we have a Fresno County Rural Transit Agency and they provide bus services for people in Selma. Uh they have buses that go to Reedley College uh on a daily basis. They have buses that go to downtown Fresno where you can hook up with the fax system uh and get anywhere you need to go in Fresno. We also have uh uh uh uh transportation for people who have handicap uh or other areas. I would like for there to be a consideration for adding a Fresno County Rural Trans Transit Agency hub there, especially for the seniors um because they will be the ones that will be using it. Um if there's no further comments, uh I think somebody needs to make a motion.

I'll make a motion to approve. I'll second it. Can we have a roll call vote, please?

Commissioner Corey, I mean, I'm sorry. Commissioner Blanco, yes. Commissioner Kesler, yes. Commissioner Corey Stain. Commissioner Hall, no. Commissioner Ramirez, no. Garcia, yes. And approve.

Um, I need a motion to adjurnn. I'll make a motion to adjurnn. Actually, can I make can I make one announcement, guys?

Oh, sure. Yes. For for those of you that aren't aware, um my last day at the city of Selma will be November 21st. Um I've appreciated the time in Selma, uh working with the planning commission on all types of projects. Uh my hope is to continue uh working with uh Selma, whether it's in a you know, developer capacity, support capacity, what have you, in the future. But I know uh my path will cross Selma again at some point in time. And I just want to wish uh the city of Soma and thank the city of Selma for trusting me uh with uh their uh community development activities.

Well, um that's too bad for the city of Selma. Uh I hope that when the city hires to replace your position, they can find somebody with your experience, your knowledge, and uh your dedication. I appreciate that, Chairman. Uh this meeting is journed. Good night. Thank you. Good night.