REPORT TO THE PLANNING COMMISSION
January 21, 2026
FROM: ASHLEY ATKINSON, AICP, Assistant Director
Planning and Development Department
THROUGH: PHILLIP SIEGRIST, Planning Manager
Planning and Development Department
ROBERT HOLT, Supervising Planner
Planning and Development Department
BY: VALERIA RAMIREZ, Planner II
Planning and Development Department
SUBJECT
Title
Consideration of Rezone Application No. P25-01778; Development Permit Application No. P25-01774; and related Environmental Assessment No. P25-01774/P25-01778 for ±3.96 acres of property located on the southeast corner of North Cedar Avenue and East Hampton Way (Council District 4) - Planning and Development Department.
1. RECOMMEND ADOPTION (to the City Council) of the Mitigated Negative Declaration prepared for Environmental Assessment No. P25-01774/P25-01778, dated December 18, 2025, for the proposed project pursuant to California Environmental Quality Act (CEQA) Guidelines; and,
2. RECOMMEND APPROVAL (to the City Council) of Rezone Application No. P25-01778, proposing to remove one (1) of the three (3) existing conditions of zoning on ±3.96 acres of property; and,
3. RECOMMEND APPROVAL (to the City Council) of Development Permit Application No. P25-01774, proposing to construct a senior healthcare facility on ±1.17 acres of property, subject to compliance with the Conditions of Approval dated January 21, 2026, and contingent upon approval of Rezone Application No. P25-01778 and the related environmental assessment.
Body
EXECUTIVE SUMMARY
Terra Mortenson of Galloway & Company, on behalf of Adam Wong of Stock Five Holdings, LLC, has filed Rezone Application No. P25-01778 and Development Permit Application No. P25-01774 pertaining to ±3.96 acres of property located on the southeast corner of North Cedar Avenue and East Hampton Way. The subject property is planned for Employment - Office uses and is currently zoned O/cz (Office/conditions of zoning).
Rezone Application No. P25-01778 proposes to rezone ±3.96 acres of property to remove one (1) of the three (3) conditions of zoning established in 2006 under Rezone Application No. R-06-48, which prohibits adult day care facilities among various other land uses.
Development Permit Application No. P25-01774 proposes to construct a new ±17,880 square-foot one-story senior healthcare facility on a ±1.17-acre portion of the subject property that will provide services to individuals aged 55 and over, with associated parking lot improvements.
BACKGROUND
The subject property is located within the boundaries of the Fresno General Plan and McLane Community Plan, and both plans designate the subject property for Employment - Office. The subject properties are currently zoned O/cz (Office/conditions of zoning), which is consistent with the Employment - Office planned land use designation.
The surrounding properties to the north (across East Hampton Way) and west (across North Cedar Avenue) are developed with single-unit residences, and properties to the south and east are developed portions of the established Granite Park Center, including baseball fields and various commercial and office uses.
The subject property was previously subdivided into ten (10) lots under Parcel Map No. 2006-43. The site was also previously approved for the development of nine (9) single-story office buildings under Site Plan Review Application No. S-06-264 (what is now referred to as a Development Permit). Of the nine (9) approved, only two (2) structures located at the southeast corner of the project site and a shared parking lot were developed. One (1) building is currently occupied by a physical therapist and the other a law office. The remaining seven (7) lots/building pads remain undeveloped; of these, three (3) will be developed with the proposed project.
The applicant proposes to develop a ±17,880 square-foot, one-story healthcare facility that will consist of a Program of All-Inclusive Care (PACE) serving seniors in the community. More specifically, the project would offer community-based and medical care services to individuals aged 55 and over who have been categorized as “nursing home eligible” by the state’s Medicaid program. The project will provide an alternative to nursing home placement for patients by delivering care through a comprehensive service package of medical, behavioral, and social services that enables patients to stay in their own homes and communities. The hours of operation will be Monday through Friday, from 8:00 a.m. until 5:00 p.m., serving approximately 100-200 patients per day in two (2) shifts. Over 90 percent of patients will be transported by Welbe shuttles and the remainder dropped off by caregivers. Patients are expected to visit twice per week, and ±50 employees will be on-site once fully operational.
In accordance with Article 67 (Public and Semi-Public Use Classifications) of the citywide Development Code, the use (PACE) would be classified as Day Care Center which is described as an establishment providing non-medical care for persons on a less than 24-hour basis other than Family Day Care. This classification includes nursery schools, preschools, and day care facilities for children or adults, and any other day care facility licensed by the State of California.
Pursuant to Table 15-1302 (Land Use Regulations - Employment Districts) of the Fresno Municipal Code (FMC), Day Care Centers, which include Adult Day Care Facilities, are permitted in the O zone district and not subject to specific limitations or additional regulations for special uses pursuant to Article 27 of the FMC.
However, the conditions of zoning tied to the property prohibited certain uses on the project site that would otherwise be permitted in the O (Office) zone district. More specifically, conditions of zoning prohibit Adult Day Care Facilities. Therefore, Rezone Application No. P25-01778 was filed to remove one (1) condition of zoning that would allow for Adult Day Care Facilities, among other various congregate uses, on the subject site.
Existing Conditions of Zoning
Rezone Application No. P25-01778 proposes to remove Condition of Zoning No. 1 below, which prohibits adult day care facilities, among other uses listed. The rezone will permit the use (Day Care Center) outlined in Table 15-1302 of the FMC for the O (Office) zone district.
The conditions of zoning were put in place through Rezone Application No. R-06-48, which was approved by the Fresno City Council on January 30, 2007 along with Ordinance No. 2007-9 (Exhibit F). This action rezoned ±3.96 acres of property located on the southeast corner of North Cedar Avenue and East Hampton Way from the R-A (Single-Family Residential - Agriculture) zone district to the C-P/cz (Administrative and Professional Office/conditions of zoning) zone district for purposes of facilitating commercial office development. The ordinance specifies the following conditions of zoning:
1) No schools (public, private, parochial), hospitals, nursing homes, libraries, large residential support facilities, large child day care centers, adult day care facilities, churches, auditoriums, concert halls, amphitheaters, apartment hotels, churches, exhibit halls, hotels, lodges clubs and fraternal organizations, banquet halls, multiple dwellings, fraternity or sorority houses, rooming and boarding houses or other uses that would concentrate a large number of people shall be developed on the subject property.
2) The project applicant shall submit and record an avigation easement that acknowledges the existence of the Fresno Yosemite International Airport.
3) The proposed office buildings shall be limited to single-story construction.
Fresno Municipal Code
Given the conditions of approval dated January 21, 2026 (Exhibit G), Rezone Application No. P25-01778 and Development Permit Application No. P25-01774 will meet all of the provisions of the FMC, including but not limited to setbacks, parking, and landscaping, and complies with all applicable design guidelines and development standards for Office uses in the O (Office) zone district as well as the remaining conditions of zoning. Future development of the overall site or use of the existing buildings shall comply with the remaining conditions of zoning and the provisions of the FMC, including but not limited to setbacks, transition standards, parking, and landscaping, and shall comply with all applicable design guidelines and development standards for the O (Office) zone district.
Other Agencies
The project was routed to partner departments and agencies for review and comments including the Department of Public Utilities, Public Works, Fire Department, Fresno Metropolitan Flood Control District, and Fresno Irrigation District. All comments and conditions received have been incorporated into the conditions of approval for Development Application No. P25-01774 (Exhibit G).
Public Notice and Input
Council District Project Committee Review
The Council District 4 Project Review Committee unanimously recommended approval of this project on August 19, 2025, with no additional recommendations.
Notice of Planning Commission Hearing
In accordance with Section 15-5007 of the FMC, the Planning and Development Department mailed notices of this Planning Commission hearing to surrounding property owners and residents within 1,000 feet of the subject property on January 9, 2026 (Exhibit H).
McLane Community Plan
Upon reviewing the policies contained in the McLane Community Plan, staff has determined that there are no policies that are more restrictive than those contained in the FMC or Fresno General Plan. However, pursuant to Section 15-104-B-4 of the FMC, should there be a conflict between the FMC and McLane Community Plan, the FMC shall control.
Fresno County Airport Land Use Compatibility Plan
The proposed project is located within the Airport Influence Area of the Fresno Yosemite International Specific Plan and the Fresno County Airport Land Use Compatibility Plan. The project site is located within the Fresno Yosemite International Airport’s Safety Zone 6 - Traffic Pattern Zone. The proposed adult day care facility is not listed as a prohibited use. The project has been deemed consistent with the plan given that the existing base zone district of O (Office) is not changing. The proposed removal of the condition of zoning maintains consistency with the Employment - Office planned land use.
FRESNO MUNICIPAL CODE FINDINGS
Based upon analysis of the applications, staff concludes that the required findings of Sections 15-5206 (Development Permit Findings) and 15-5812 (Rezone Findings) of the Fresno Municipal Code can be made. These findings are attached as Exhibit I.
ENVIRONMENTAL ASSESSMENT
An initial study was prepared for this project in accordance with the requirements of the California Environmental Quality Act (CEQA) Guidelines. This included the distribution of requests for comment from other responsible or affected agencies and interested organizations.
Preparation of the initial study necessitated a thorough review of the proposed project and relevant environmental issues. The environmental and technical studies examined projected sewage generation rates of planned urban uses, the capacity of existing sanitary sewer collection and treatment facilities, and optimum alternatives for increasing capacities; groundwater aquifer resource conditions; water supply production and distribution system capacities; and traffic carrying capacity of the planned major street system.
All necessary mitigation measures have been applied to ensure that the project will not cause significant adverse cumulative impacts, growth-inducing impacts, or irreversible significant effects. Additionally, Staff has determined that no substantial changes have occurred and that no new information has become available pursuant to Public Resources Code, Section 21157.6(b)(1). Therefore, it has been determined based upon the evidence in the record that the project will not have a significant impact on the environment and that the filing of a mitigated negative declaration is appropriate, in accordance with the provisions of CEQA Guidelines Sections 21157.5(a)(2) and 15074.
A public notice of the attached Mitigated Negative Declaration for Environmental Assessment Application No. P25-01774/P25-01778 (Exhibit J) was published in the Fresno Bee on December 12, 2025, with no comments received to date.
CONCLUSION
The appropriateness of the proposed project has been examined for its compatibility with surrounding existing or proposed uses; and its avoidance or mitigation of potentially significant adverse environmental impacts. These factors have been evaluated as described above and by the accompanying environmental assessment and exhibits. Staff concludes that the required findings contained within FMC Sections 15-5812 and 15-5206 can be made. Based upon this evaluation, it can be concluded that the proposed projects are appropriate for the project site.
Attachments:
Exhibit A - Vicinity Map
Exhibit B - Aerial Photograph
Exhibit C - General Planned Land Use & Zoning Map
Exhibit D - Master Application & Owners Authorization
Exhibit E - Exhibits (Site Plan, Elevations, Floor Plan, Operational Statement)
Exhibit F - Conditions of Zoning from Rezone Application No. R-06-48
Exhibit G - Conditions of Approval [1-21-2026]
Exhibit H - Notice Map, NOA, and NOPH
Exhibit I - Fresno Municipal Code Findings
Exhibit J - Environmental Assessment No. P25-01774/P25-01778 [12-18-2025]