REPORT TO THE PLANNING COMMISSION
November 19, 2025
FROM: JENNIFER K. CLARK, AICP, Director
Planning and Development Department
THROUGH: ASHLEY ATKINSON, AICP, Assistant Director
Planning and Development Department
PHILLIP SIEGRIST, Planning Manager
Planning and Development Department
BY: STEVEN LIENG, Planner III
Planning and Development Department
SUBJECT
Title
CONTINUED FROM NOVEMBER 5, 2025
Consideration of Development Permit Application No. P25-01440, and related Environmental Assessment No. P25-01440, pertaining to ±2.00 acres of property generally located at the southeast corner of East Herndon Avenue and North Fresno Street (Council District 6).
1. ADOPT Environmental Assessment No. P25-01440, dated November 19, 2025, a determination that the proposed project is exempt from the California Environmental Quality Act (CEQA) through a Class 32 (In-fill Development Projects) Categorical Exemption; and,
2. APPROVAL of Development Permit Application P25-01440, proposing to construct an ±8,000 square-foot office building with training and conference rooms on a vacant lot, subject to compliance with the Conditions of Approval dated November 19, 2025.
Body
EXECUTIVE SUMMARY
Development Permit Application P25-01440 was submitted by David Crawford of RMW Architecture and Interiors on behalf of the California Teachers Association and pertains to ±2.00 acres located at 6710 North Fresno Street, generally located at the southeast corner of East Herndon Avenue and North Fresno Street. The applicant proposes to construct an ±8,000 square-foot building with training and conference rooms.
The subject property is located on the O/EA/cz (Office/Expressway Area/conditions of zoning) zone district. Pursuant to Table 15-1302 of the Fresno Municipal Code (FMC), Business and Professional Office is a permitted use in the O zone district with an approved Development Permit.
The Planning Commission is considering this project due to existing conditions of zoning tied to the property, which require its review and approval.
BACKGROUND
Subject and Surrounding Property Information
The ±2.00-acre project site is located at the southeast corner of East Herndon Avenue and North Fresno Street. The site is undeveloped and surrounded by urban uses. A medical office building is currently being developed on the adjacent property to the east; a CVS drugstore is located directly to the north; a medical and dental office is located to the west; and a single-unit residential neighborhood is located to the south.
The subject property is located within the boundaries of the Fresno General Plan and Hoover Community Plan. These plans designate the subject ±2.00-acre property for Employment - Office planned land uses. The underlying O/EA/cz (Office/Expressway Area/conditions of zoning) zone district is consistent with Employment - Office planned land use designation.
Project Description
The applicant proposes to develop a Business and Professional Office building consisting of approximately ±8,000 square feet of office space with training and conference rooms. The building will be utilized by the California Teachers Association. Additional on and off-site improvements to be provided include, but are not limited to, parking, landscaping, curb and gutters, and sidewalks. A 125-foot building setback and 30-foot landscape buffer will be provided along the south property line where the property abuts a single-unit residential neighborhood.
The project site has street frontage along North Fresno Street on the west side. There are also two (2) additional interior street and road frontages along East Warner Avenue on the south and east side of the property. Vehicular access is proposed to be provided via a new drive approach located along East Warner Avenue on the southern portion of the property.
Zoning
Pursuant to Table 15-1302 (Land Use Regulations - Employment Districts) of the (FMC), Offices are permitted in the O (Office) zone district with an approved Development Permit and not subject to specific limitations or additional regulations for special uses pursuant to Article 27 of the Development Code.
Conditions of Zoning
A Statement of Covenants Affecting Land Development was recorded on the subject property, pursuant to the requirements of Rezone Application No. R-04-79 as approved by the Fresno City Council on August 30, 2005, under Ordinance No. 2005-100 (Exhibit K). The Ordinance specified 11 conditions of zoning, all of which shall be complied with as part of the project:
1. There shall be no direct access to the site from East Herndon Avenue.
2. A 30-foot landscape easement shall be placed along side the south property line.
3. A 20-foot building setback shall be established along with the east property line.
4. No buildings shall exceed one-story in height within 90 feet of the east property line.
5. Development of the property shall not exceed 175,000 square feet of gross building area. (Deleted per Rezone Application No. R-04-79.)
6. Direct access to the frontage road along North Fresno Street from the subject site shall be prohibited.
7. The proposed site shall be of a unified, integrated nature, and shall include all properties covered by this rezone.
8. This site plan review application or conditional use permit application shall be subject to review by the City of Fresno Planning Commission.
9. Access to East Magill Avenue shall be for emergency vehicles only.
10. Prior to the sale of any parcels or the subdivision of any property subject to this rezone district amendment, the record owner shall enter into and record against the property a cross-access easement, which shall be approved by the city.
11. No buildings shall exceed one-story in height within 90 feet of the south property line.
As stated in condition No. 8, a site plan review application (currently defined as a Development Permit application) or conditional use permit application is subject to review by the City of Fresno Planning Commission. Therefore, Development Permit Application No. P25-01440 is presented to the Planning Commission for review.
Fresno Municipal Code
Per the conditions of approval dated November 5, 2025 (Exhibit L), Development Permit Application No. P25-01440 will meet all the provisions of the FMC, including but not limited to setbacks, transition standards, parking, and landscaping, and comply with all applicable design guidelines and development standards for Office uses in the O (Office) zone district.
Other Agencies
All comments received from applicable agencies have been incorporated into the draft conditions of approval dated November 5, 2025 for Development Permit Application P25-01440 (Exhibit L).
Public Notice and Input
Council District 6 Project Committee Review
The Council District 6 Project Review Committee reviewed this project on September 10, 2025, and voted to recommend approval with no additional comments and/or recommendations. The motion passed by a unanimous vote.
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 property owners within 1,000 feet of the subject property on October 24, 2025 (Exhibit H).
LAND USE PLANS AND POLICIES
Fresno General Plan
The Fresno General Plan designates the subject site for Employment - Office planned land uses and provides objectives to guide in the development of these projects. Employment - Office districts are intended to provide sites for administrative, financial, business, professional, medical, and public offices, as identified by the General Plan. Retail uses would be limited to business services and food services and convenience goods for those who work in the area. The proposed project meets all policies and objectives of the Fresno General Plan.
Hoover Community Plan
Having reviewed the policies contained in the Hoover Community Plan, staff has determined that there are no policies that are more restrictive than those in the FMC or the Fresno General Plan. However, pursuant to Section 15-104-B-4 of the FMC, should there be a conflict between the FMC, the General Plan, and the Hoover Community Plan Community Plan, the FMC shall control.
Fresno County Airport Land Use Compatibility Plan
The proposed project is located within the area of influence of the Fresno County Airport Land Use Compatibility Plan (ALUCP). The project site is located within the Fresno Yosemite International Airport’s (FYIA) Safety Zone 7 - Precision Approach Zone. This zone only prohibits buildings with a height that would penetrate the air-space surface of the airport, causing an obstruction. The proposed development of Business and Professional Office is not considered a hazardous use or structure for aviation that would conflict with the ALUCP requirements and therefore is compatible and consistent with the ALUCP.
ENVIRONMENTAL FINDINGS
The California Environmental Quality Act (CEQA) (Public Resource Code Section 21000 et seq.) permits a public agency to determine whether a project is exempt from CEQA. A determination of a Categorical Exemption under CEQA Guidelines Section 15332/Class 32 (In-Fill Development Projects) was adopted under Environmental Assessment No. P25-01440, dated November 19, 2025. 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. The environmental determination and review of the above-stated findings is attached as (Exhibit J).
FRESNO MUNICIPAL CODE FINDINGS
Based upon analysis of the proposed project, staff conclude that the required findings for a Development Permit contained within Sections 15-5206 of the Fresno Municipal Code can be made. These findings are provided in (Exhibit I).
CONCLUSION
The appropriateness of the proposed project has been examined with respect to its consistency with goals and policies of the Fresno General Plan, the Hoover Community Plan, and Fresno County Airport Land Use Compatibility Plan; 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. Based upon this evaluation, it can be concluded that Development Permit Application No. P25-01440 is appropriate for the project site.
Action by the Planning Commission is final unless appealed to City Council in accordance with Section 15-5017 of the FMC.
Attachments:
Exhibit A - Vicinity Map
Exhibit B - Aerial Photograph
Exhibit C - Zoning Map
Exhibit D - Project Information Tables
Exhibit E - Owner’s Letter of Authorization
Exhibit F - Operational Statement
Exhibit G - Exhibits (Site Plan, Elevation Photos, Floor Plans and Landscape Plan)
Exhibit H - Public Hearing Notice, Noticing Map, and Noticing List
Exhibit I - Fresno Municipal Code Findings
Exhibit J - Environmental Assessment
Exhibit K - Ordinance 2005-100 and Statement of Covenants Affecting Land Development
Exhibit L - Conditions of Approval dated November 5, 2025