Action:  Review and approve, or approve with edits, the September 9, 2019 Fresno County Airport Land Use Commission Action Summary.

Summary: Conditional Use Permit Application number CUP2019-008, filed by developer Jay Virk to the City of Clovis, proposes the development of a parcel of land located at 2355 Willow Ave in the City of Clovis.

The proposed plan pertains to the ±2.52 acres of vacant property located at 2355 Willow Ave, located just south of the Willow Ave and Shaw Ave intersection in the City of Clovis. The plan is to build a new three-story, 90-room hotel, with guest and employee on-site parking. The hotel brand/franchise is currently undecided. The property is currently zoned CP (professional office). The proposed maximum height of the hotel is 50 ft. Documents provided to staff note that the proposed hotel would be constructed as an interior corridor structure with rooms accessible from only the interior of the building, reducing the potential for noise impacts to the surrounding areas, and that the hotel is expected to employ an estimated 30 employees. A total of 115 parking stalls, including accessible spaces, will be provided, which meets City requirements. The hotel and parking lot grounds will also be landscaped to provide aesthetic beauty and shaded areas. The City is expecting to draft and file a categorical exemption for this project to satisfy CEQA Guidelines.

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 as an attachment. The ALUCP restrictions on density and open land for the TPZ are not expected to be an issue for this project. Other prohibited land uses in the TPZ include outdoor stadiums or other high-intensity uses, as well as hazards to flight. The proposed maximum height of the tower is 50 feet. This proposed height does require a “determination of no hazard to air navigation” by the FAA, and staff has been provided with documentation showing that the project has filed with the FAA.

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

Action: Staff recommends that the ALUC approves a Conditional Finding of Consistency for Conditional Use Permit Application number CUP2019-008.

Summary:  Harbour & Associates, on behalf of Tri-Wilson L.P., has filed Rezone Application No. P19-00801, Annexation Application No. P19-00843, Planned Development Permit Application No. P19-00846, and Vesting Tentative Tract Map Nos. 6201 and 6235 pertaining to a total ±125 acres of property located on the east side of North Armstrong Avenue between East Clinton and East Olive Avenues.

Rezone Application No. P19-00801 proposes to amend the Official Zoning Map of the City of Fresno to pre-zone the subject property from the Fresno County AE-20 (Exclusive 20-acre Agricultural District) to the City of Fresno RS-3/UGM/ANX (Residential Single Family, Low Density / Urban Growth Management / Annexed Rural Residential Transitional Overlay) & RS-5/UGM/ANX (Residential Single Family, Medium Density / Urban Growth Management / Annexed Rural Residential Transitional Overlay) zone districts in accordance with the Fresno General Plan.

Annexation Application No. P19-00843 has been filed requesting authorization to initiate annexation proceedings for the McKinley-Armstrong No. 2 Reorganization proposing incorporation of the subject property within the City of Fresno; and, detachment from the Kings River Conservation District and Fresno County Fire Protection District (these actions are under the jurisdiction of the Fresno Local Area Formation Commission [LAFCO]).

Rezone Application No. P19-00801 and Annexation Application No. P19-00843 have been filed to facilitate subdivision and development of a ±58.41 net acre portion of the subject property pursuant to Vesting Tentative Tract Map Nos. 6201 & 6235 and Planned Development Permit Application No. P19-00846.

Vesting Tentative Tract Map Nos. 6201 proposes to subdivide a ±39.51 net acre portion of the subject property located on the east side of North Armstrong Avenue between the East McKinley Avenue alignment and East Floradora Avenue for purposes of creating 257 single family residential lots. Vesting Tentative Tract Map Nos. 6235 proposes to subdivide a ±18.90 net acre portion of the subject property located on the east side of North Armstrong Avenue between East Floradora and East Olive Avenues for purposes of creating 122 single family residential lots.

Planned Development Permit Application No. P19-00846 has been filed for purposes of authorizing customized development standards and a density transfer for and between Vesting Tentative Tract Map Nos. 6201 and 6235. Customized development standards may include, but not be limited to, modifications to minimum lot size and dimension requirements, reductions to building setback requirements, and increases in lot coverage allowances. The planned development will also allow for a density transfer between the two tentative maps in accordance with Section 15-310-C of the Fresno Municipal Code; resulting in an overall density of approximately 6.50 dwelling units per acre.
The project will also require dedications and/or acquisitions for public street rights-of-way and utility easements as well as the construction of public facilities and infrastructure in accordance with the standards, specifications and policies of the City of Fresno in order to facilitate the future proposed development of the subject property.

The project is located within Safety Zone 6, the Traffic Pattern Zone (TPZ) of Fresno Yosemite International Airport. Zone 6 does not put a limit on swelling units per acre. Required open land is 10%. An airport disclosure notice is required, and the city has filed a FAA Finding of No Hazard to Air Navigation. The property does not sit within an airport noise contour. 

Action: Staff recommends that the ALUC approve a Finding of Consistency for REZONE APPLICATION NO. P19-00801; ANNEXATION APPLICATION NO. P19-00843; PLANNED DEVELOPMENT PERMIT APPLICATION NO. P1-00846; VESTINGTENTATIVE TRACT MAP NOs. 6201 & 6235

Summary: As the Commissioners are aware, the City of Fresno held a public hearing on September 19, 2019 regarding their proposed text amendment to show consistency with the ALUCP. Following the public hearing the City Council adopted the attached resolution to overrule the ALUC's May 13, 2019 inconsistency determination and find the City's land use plans and regulations, including their proposed text amendment, are consistent with Fresno County ALUCP.

Action: Information Item.

1.  Upcoming meetings (regular schedule)

• December 2, 2019
• February 3, 2020