Action:  Review and approve, or approve with edits, the April 8, 2019 Fresno County Airport Land Use Commission Action Summary.

Summary: The City of Firebaugh and the West Hills Community College District is proposing the repurposing and expansion of the West Hills Community College campus in the City of Firebaugh.

The City has requested a consistency determination for the project whose proposal is to redevelop the West Hills College campus in downtown Firebaugh on a site comprising twelve parcels and including ±4.6 acres of land. The project is generally located on the east side of O Street, along the 9^th Street alignment, extending to Q Street. The proposal calls for a complete improvement of the site that includes a new 41,203 sq. ft. building to replace the existing building, new parking lots (from 86 spots to 133 spots), and a new 600 sq. ft. maintenance building. Improvements to the walkways, landscaping, street connections, and utility connections are planned. More detail about the key features of the new campus is located in your packet.

There are specific actions that are associated with the project. The first is an amendment to the General Plan that would change the land use designation from “Central Commercial” and “Medium Density Residential” to “Public/Quasi Public” which will reflect the public function of the college campus. The second action is a zone change which would see the site go from C-2 (Central Commercial) and R-2 (Low Density Multi Family Residential) to G (Government), this proposed change is consistent with the proposed General Plan amendment. The City is also seeking a conditional use permit to approve the site plan, as well as the adoption of a “Mitigated Negative Declaration” as the environmental finding of the project.

The proposed maximum height of any building is 35 feet which encompasses two stories. Staff notes that the environmental mitigation report notes that noise may increase due to the expansion of the college campus, but it is not expected to have a significant impact as the areas surrounding are not of noise-sensitive uses. Staff is satisfied with the environmental mitigation techniques.

The site is located within Zone 6, the Traffic Pattern Zone (TPZ), of the Firebaugh Airport. Specific site location in the TPZ is shown in the safety zone map included in your packet. The ALCUP restrictions on density and open land for the TPZ are not expected to be an issue for this project. An open space estimate is in the process of being retrieved by staff, but a visual estimate shows it would well exceed the 10% minimum. Other prohibited land uses in the TPZ include outdoor stadiums or other high intensity uses, as well as hazards to flight. Other Development Conditions Include an airport disclosure notice and airspace review required for objects >100 feet tall, staff notes none of these should be a concern for this proposal.

The project falls outside of the Firebaugh Airport noise contours and is therefore not subject to any restrictions.

Action: Staff recommends that the ALUC approve a Finding of Consistency for the expansion of the West Hills College campus in the City of Firebaugh.

Summary: The City of Fresno, on behalf of the Mountain View Community Church, is proposing the expansion of a sanctuary and construction of new parking lot located at 6175 E. Kings Canyon road in the City of Fresno.

The City has requested a consistency determination for the expansion of the church which is located on ±4.27 acres of land that is located on the south side of East Kings Canyon Road between South Fowler and South Burgan Avenues. The proposal calls for the construction of a new lobby and restroom addition to the existing church sanctuary and the construction of a 64 stall paved parking lot with a second driveway approach on East Burgan Ave. This project is located within the Roosevelt area of the Community Plan, and is under the Residential Medium Density planned land use and PI/RS-5/EQ (Public and Institutional/Residential-Single Family, Medium Density) zoning district.

The proposed maximum height of the new addition is estimated to be around 12 feet; however staff notes that this is less than the existing sanctuary height. The new lobby addition will add 1457 sq. ft. to the existing 3830 sq. ft. sanctuary. The new paved parking lot will bring the total parking spaces up to 102 from 38, a substantial increase which will include accessible and vanpool stalls, as well as the addition of new trees for shade covering roughly 88 percent of the new stalls. The site specifications document provided for review state lighting shall be hooded and adhere to illumination standards that do not cause nuisance, which is satisfactory to staff.

The site straddles Zone 6 and Zone 7, the Traffic Pattern Zone (TPZ) and Precision Approach Zone (PAZ), of the Fresno Yosemite International Airport. Specific site location in the TPZ/PAZ is shown in the safety zone map included in your packet. The ALUCP restrictions on density and open land for the TPZ/PAZ are not expected to be an issue for this project. Open Space on the lot is projected to be 95.3%, which well exceeds the 10% minimum for the TPZ standards. Other prohibited land uses in the TPZ include outdoor stadiums or other high intensity uses, as well as hazards to flight. Other Development Conditions Include an airport disclosure notice and airspace review required for objects >100 feet tall, staff notes that none of these conditions should be a concern for this proposal. Similarly, the project falls outside of the FAT noise contours and is therefore not subject to any restrictions.

Action: Staff recommends that the ALUC approve a Finding of Consistency for conditional use permit application P19-00037 for the expansion of the Mountain View Community Church by the City of Fresno.

Summary:  The proposed project consists of the construction of a four-story, 89-room hotel, permitted in the IL (Light Industrial) zone district it would sit within. The 1.55-acre subject site falls within the definition of infill area, per the Fresno General Plan, as being located within the City on December 31, 2012 and is a previously developed location in a developed urban area built-out with light industrial and general heavy commercial uses. As such, the project has no value as habitat for endangered, rare or threatened species. Approval of the proposed project would not result in significant effects to traffic, noise, air quality, or water quality. The City of Fresno Public Works Department determined that the anticipated traffic generated by the proposed project does not require a Traffic Impact Study. An acoustical study has determined that no excessive noise will be generated by the project's operational phase and that construction noise will be mitigated by standard construction-related measures. The San Joaquin Valley Air Pollution Control District has provided an Air Impact Assessment Approval Letter, including a statement of tentative rule compliance. As a previously developed site, the subject property is already served by all required utilities and public services. 

None of the exceptions to Categorical Exemptions set forth in the CEQA Guidelines, Section 15300.2 apply to this project. Furthermore, the proposed project is not expected to have a significant effect on the environment. Accordingly, as the area is not environmentally sensitive, as noted above, a categorical exemption has been prepared for the project.

The site is located within Zone 6, the Traffic Pattern Zone (TPZ), of the Fresno Air Terminal. Specific site location in the TPZ is shown in the safety zone map included in your packet. The ALUCP restrictions on density and open land for the TPZ are satisfied by this proposed project. Required open land in this entire zone is 10%. Other prohibited land uses in the TPZ include outdoor stadiums or other high-intensity uses, as well as hazards to flight. No proposed activities on the site meet those categories. Other Development Conditions include an airport disclosure notice and an airspace review required for objects greater than 100 feet tall. The building height is 49 feet, 10 inches.

Noise contours – This proposed project is not subject to any noise contour requirements as it falls outside the Fresno Air Terminal's airport contours.

Action:  Staff recommends that the ALUC approve a Finding of Consistency for the Holiday Inn Express individual development project proposal.

Summary: Cen Cal Builders is proposing the development of a piece of property located at 1540 B Street on the east corner of B and Calaveras Streets in the City of Fresno.

Project: The developer is proposing to construct 14 units of a multi-family development on roughly 0.79 acres of the property. Included in the development are three two-story structures and three one-story structures that will provide affordable housing to the community. The property is located in the RS-5/NR (Single Family Residential, Medium Density/Neighborhood Revitalization overlay) zoning district. The proposed maximum height of any of the structures is indicated to be just less than 26 feet. Onsite parking will be provided on the northeast side of the lot. Elevation and site plan diagrams have been provided to the commission for visual reference.

The site is located within Zone 6, the Traffic Pattern Zone (TPZ), of the Fresno Chandler Executive Airport. Specific site location in the TPZ is shown in the safety zone map included in your packet. The ALUCP restrictions on density and open land for the TPZ are satisfied by this proposed project. There is also no dwelling unit limit inside the TPZ. Open Space on the lot is projected to be around 71.9%, which well meets the 10% minimum. Other prohibited land uses in the TPZ include outdoor stadiums or other high-intensity uses, as well as hazards to flight. No proposed activities on the site meet those categories. Other Development Conditions include an airport disclosure notice and an airspace review required for objects greater than 100 feet tall. Staff recommends that the developer be made aware of typical lighting standards, including the use of hooded lighting in order to reduce glare and distraction in the TPZ.

Noise contours – This proposed project is not subject to any noise contour requirements as it falls outside the Chandler airport contours.

Action: Staff recommends that the ALUC approve a Finding of Consistency for application P18-2321 for the conditional use permit for Cen Cal Builders Affordable Housing Project Proposal.

Summary: The City of Fresno is proposing the development of a parcel of land located at 6075 East Shields Ave in the City of Fresno.

The City has requested a consistency determination for the development of a Surf Thru car wash located on ±1.13 acres of land that sits near the southwest corner of Shields and Fowler. The proposal calls for a 4,758 sq. ft. car wash building adjacent to 23 covered parking stalls for a vacuum area. Other parking stalls in the proposal include 9 spaces for employees. This project is located within the McLane area of the Community Plan, and is under the CBP (Employment-Business Park) planned land use and BP/UGM/CZ zoning district.

The proposed maximum height of the car wash building is 34ft. The site is anticipated to observe operating hours of 7:00 am to 9:00 pm seven days a week except for major holidays. Project applicant notes that the car wash will serve upwards of 90 cars per day. Also mentioned is that delivery trucks will be accessing the building afterhours through existing roadways, but notes that noise and traffic will not exceed current standards for Shields Ave. The site specifications document provided for review state lighting shall be hooded and adhere to illumination standards that do not cause nuisance, which is satisfactory to staff. Developer also notes that overall noise levels from the operation of the car wash will not exceed existing conditions.

The site is located within Zone 6, the Traffic Pattern Zone (TPZ), of the Fresno Yosemite International Airport. Specific site location in the TPZ is shown in the safety zone map included in your packet. The ALUCP restrictions on density and open land for the TPZ are not expected to be an issue for this project. Open Space on the lot is projected to be slightly above 90%, which well exceeds the 10% minimum. Other prohibited land uses in the TPZ include outdoor stadiums or other high intensity uses, as well as hazards to flight. Other Development Conditions Include an airport disclosure notice and airspace review required for objects >100 feet tall, staff notes none of these should be a concern for this proposal.

The project falls outside of the FAT noise contours and is therefore not subject to any restrictions.

Action: Staff recommends that the ALUC approve a Finding of Consistency for conditional use permit application P18-03425 for the proposed Surf Thru Car Wash by the City of Fresno.

Summary:  Conditional Use Permit Application No. P19-00662 proposes to construct 105,525 square-feet of single-story enclosed storage buildings on ±4.67 acres of vacant land. The proposed development will serve as an expansion to the existing Derrel’s Mini Storage which operates on the ±6.02 acre parcel located at 1800 West Belmont Avenue. The proposed development will pipe an open canal that traverses the developed and vacant parcels. An existing caretaker’s residence will be replaced, off-site improvements will be required and an existing drainage basin will be abandoned.

The complete facility is planned to contain a total of +/- 207,597 sf, of which 102,072 sf is existing enclosed single story storage buildings and an expansion area of 105,525 sf of new single story enclosed storage buildings.  The existing facility also has a +/- 450 sf office and +/- 660 sf residence manufactured home for the caretakers.  This existing residence building is planned to be replaced with a newer version. 

No products will be produced by the facility in that the use will continue as self-storage utilized by unit renters from the general public. No special events are planned at the facility. As is standard at Derrel’s Mini Storage facilities, there will be two on-site resident mangers residing in the residential/office building near the Belmont Avenue entrance. These will be the only two employees on site and will operate the office and the controlled entrance to the facility during business hours as stated above.

The goods and materials stored in the units are controlled by lease restrictions and monitored by the on-site mangers. The vehicles that frequent the facility are typical of light hauling vehicles utilized for the transportation of personal property by lessees of storage units. Service vehicles are limited to the facility owner’s vehicles used for repair and maintenance. A City of Fresno solid waste commercial contracted service visits the site as scheduled. The facility is already connected to City of Fresno water and sewer lines in West Belmont Avenue.

The existing and proposed expansion facilities will not have any known adverse effect(s) upon the environment including unusual odor, lighting, noise, traffic, soot, gas emissions, dust or vibration to any degree which might be obnoxious or offensive to persons residing or conducting business in this area.

The expansion project will not be located within the noise contours of an airport, but it will be located within Traffic Pattern Zone 6 of Fresno-Chandler Executive Airport. There are no concerns with the height or residential intensity of the project, nor are there any known hazards to flight or other prohibited uses. There is a 10% Open Land requirement in Zone 6, but open land requirements are intended to be applied with respect to an entire zone.  This is typically accomplished as part of a community general plan or a specific plan, but may also apply to large (10 acres or more) development projects. This project is located on a 6.02 acre parcel.

Action:  Staff recommends that ALUC approve a Finding of Consistency for Conditional Use Permit No. P19-00662, Derrel's Mini Storage Expansion.

Summary:  Within 180 calendar days of the ALUC’s adoption or amendment of their ALUCP, each local agency affected by this ALUCP must:   

1. Amend its land use plans and regulations to be consistent with this ALUCP, if needed; or

2. Overrule this ALUCP by a two?thirds vote of its governing body after adopting findings that justify the overrule and providing notice, as required by law. 

To establish consistency of land use plans and regulations with this ALUCP, local agencies must eliminate conflicts that may include the following:

• Land use plan or zoning designations that permit incompatible uses within noise contours or safety zones
• Permissible residential densities and nonresidential intensities that exceed this ALUCP’s density and intensity limits in any safety zone
• Permissible heights that would either constitute a hazard as determined by the FAA or penetrate the 14 CFR Part 77 surfaces Land use designations in local agency land use plans that reflect existing land uses do not render the local agency plans inconsistent with this ALUCP.

However, local agencies must limit the expansion and reconstruction of existing land uses that are not consistent with this ALUCP in accordance with the existing incompatible land use policies and standards of this ALUCP. Local agency land use plans and regulations must include provisions for long?term compliance with this ALUCP.  Local agencies must define the process they will follow when revising or amending land use plans and regulations, or when reviewing and approving land use projects within the AIA to ensure that they will be consistent with this ALUCP.  Land use plans and regulations, including zoning, subdivision and building regulations, must include standards for reviewing land use projects for consistency with this ALUCP.

Local agencies must submit an ALUC application for consistency determination per Section 2.6.1 of the ALUCP for proposed land use plans and regulations.  Once a land use plan has been found consistent with the ALUCP, future land use projects within the plan area must be reviewed for consistency if, at the time of original review, the plan consisted of only generalized land use designations without project details (e.g., site layout, density/intensity, building heights).  The city of Fresno submitted the attached Fresno Municipal Code amendment as a step to showing overall ALUCP consistency and thus meeting the above requirement. 

Action:  The city of Fresno requests that the ALUC approve a Finding of Consistency.