REPORT TO THE PLANNING COMMISSION
June 18, 2025
FROM: JENNIFER K. CLARK, AICP, Director
Planning & Development Department
THROUGH: ASHLEY ATKINSON, AICP, Assistant Director
Planning & Development Department
ISRAEL TREJO, Planning Manager
Planning & Development Department
BY: CHRIS LANG, Supervising Planner
Planning & Development Department
SUBJECT
Title
Consideration of Rezone Application No. P24-04357 and related Environmental Assessment No. P24-04357 for property located on the west side of North Grantland Avenue between West Ashlan and West Gettysburg Avenues (Council District 1)
1. RECOMMEND ADOPTION (to the City Council) of Environmental Assessment No. P24-04357, dated April 15, 2025, an Addendum to the Final Environmental Impact Report (EIR) State Clearinghouse (SCH) No. 2020039061 for the proposed project pursuant to the California Environmental Quality Act (CEQA).
2. RECOMMEND APPROVAL (to the City Council) of Rezone Application No. P24-04357 proposing to amend the Official Zone Map to reclassify: ±155 acres of property from the RS-5/UGM/cz (Single-Family Residential, Medium Density/Urban Growth Management/conditions of zoning) zone district to the RS-5/UGM/cz (Single-Family Residential, Medium Density/Urban Growth Management/conditions of zoning) zone district, and ±4.64 acres of property from the CC/UGM/cz (Community Commercial/Urban Growth Management/conditions of zoning) zone district to the CC/UGM/cz (Community Commercial/Urban Growth Management/conditions of zoning) zone district.
Body
EXECUTIVE SUMMARY
Granville Homes has filed Rezone Application No. P24-04357 pertaining to property located within the Parc West project development, which is generally located between North Grantland Avenue, West Ashlan Avenue, North Garfield Avenue and West Gettysburg Avenue. Rezone Application No. P25-04357 proposes to amend existing conditions of zoning related to the timing of the construction of the required traffic signal at the intersection of West Gettysburg Avenue and North Grantland Avenue.
The subject application proposes to remove the existing conditions of zoning associated with the subject property approved by Ordinance Bill No. 2021-003 (Exhibit D). With the removal of the existing conditions of zoning, new conditions of zoning specific to the project will be applied to the rezone application to include compliance with the Conditions of Approval dated April 10, 2025, regarding sequencing of infrastructure improvements. The proposed conditions of zoning will increase the threshold for the installation of the Gettysburg/Grantland traffic signal from 450 issued building permits to 650 issued building permits.
BACKGROUND
The Parc West project was originally approved by the Fresno City Council in 2021. The project proposed the development of up to 844 single-family dwelling units, and associated applications included a Plan Amendment, Rezone, and two subdivision maps. The City of Fresno prepared and certified an Environmental Impact Report (SCH #2020039061), adopted in 2021, which analyzed the development of 844 residential units on approximately 155 acres of property. A Traffic Impact Analysis (TIA) was prepared as a part of the project analysis and considered the full buildout of the 844 residential units. Based on the traffic analysis, the project was conditioned to install a traffic signal at the intersection of Veterans Boulevard at Gettysburg/Grantland Avenues prior to the issuance of 450 building permits. Ordinance Bill No. 2021-003 (Exhibit D) for Rezone Application No. P19-00417 was adopted for the 160 acres of property, and included the following condition of zoning:
The project shall comply with the City of Fresno, Department of Public Works, Memorandum dated October 23, 2020, two documents dated November 19, 2020, and two documents dated November 20, 2020, which specify the phased implementation and construction of the Public Works improvements for the project and may only be superseded by the adoption of a Development Agreement by the City Council.
As referenced above, Condition #7 states that “The proposed project shall construct the intersection of Grantland Avenue at Gettysburg Avenue, including the installation [of] a traffic signal with protected left-turn phasing per City of Fresno standards, prior to the issuance of building permits for 450 homes.” Additionally, Condition #9 requires construction of the roadway segment of Veterans Boulevard from Gettysburg Avenue to Shaw Avenue prior to the issuance of 650 building permits.
Since its approval, the Parc West Project has been developing in general conformance to what was analyzed in the 2021 EIR. At the time of the preparation of the EIR, only two subdivisions with a combined 167 lots had been proposed. Since then, tentative tract maps for a large remainder of the project site have been approved, for a total of 732 single unit lots. As of June 2, 2025, a total of 341 building permits have been issued and 191 certificates of occupancy have been issued.
Summary of proposed Rezone (revision to existing conditions of zoning)
Rezone Application No. P24-04357 proposes to modify the conditions of zoning as referenced in Ordinance Bill No. 2021-003, and requests to modify the timing of traffic signal construction requirements for to the intersection at North Grantland Avenue and West Gettysburg Avenue. The proposed modification will modify Condition #7 of the Department of Public Works Memorandum dated October 23, 2020, and will change the threshold for construction of the traffic signal from 450 building permits to 650 building permits.
A Traffic Operational Analysis (TOA) dated November 22, 2024 (Exhibit G), which re-evaluated the 2019 TIA analysis, was submitted with the proposed rezone application and has been reviewed and analyzed by the Department of Public Works. Based on the updated findings, a memorandum dated April 10, 2025 (Exhibit E) was prepared by the Department of Public Works which revised the requirements for signalization of the Veterans Boulevard and Grantland/Gettysburg Avenue intersection. The conditions of zoning outlined on October 23, 2020, Public Works Memo are unchanged except for Condition #7, which is modified as described below:
The proposed project shall construct the intersection of Veterans Boulevard at Grantland/Gettysburg Avenues, including the installation and operation of a traffic signal with protected left-turn phasing per City of Fresno standards, prior to the issuance of 650 building permits. The intersection and the traffic signal poles shall be constructed/installed in the ultimate location and may require the acquisition of right-of-way. The intersection shall be constructed to include the following configuration:
• Eastbound - one (1) left-turn lane, one (1) through lane and one (1) right-turn lane
• Westbound - one (1) left-turn lane, one (1) through lane and one (1) right-turn lane
• Northbound - one (1) left-turn lane, two (2) through lanes and one (1) right-turn lane
• Southbound - one (1) left-turn lane, two (2) through lanes and one (1) right-turn lane
• Bike lanes shall be provided in all directions
The timing of this condition aligns with the Project’s condition of zoning to construct the segment of Veterans Boulevard from Grantland/Gettysburg to Shaw Avenues prior to the issuance of 650 building permits, is consistent with the Public Works policy requiring all full access intersections along a Super Arterial to be signalized, staff recommendations, and focuses on the overall efficiency and safety of all users at the intersection, especially school-aged children, pedestrians and bicyclists.
The proposed rezone will replace the existing condition of zoning as referenced in Ordinance Bill No. 2021-003 (Exhibit D), with the following:
The project shall comply with the City of Fresno, Department of Public Works, Memorandum dated October 23, 2020, two documents dated November 19, 2020, two documents dated November 20, 2020, and Memorandum dated April 10, 2025, which specify the phased implementation and construction of the Public Works improvements for the project and may only be superseded by the adoption of a Development Agreement by the City Council.
Council District Project Review Committee
Rezone Application No. P24-04357 was reviewed and recommended for approval by the District 1 Project Review Committee on May 8, 2025, by a vote of 3-0.
Notice of Planning Commission Hearing
The Planning and Development Department mailed notices of this Planning Commission hearing to property owners within 1,000 feet of the subject property (Exhibit H).
LAND USE PLANS AND POLICIES
As proposed, the project will be consistent with the Fresno General Plan goals and objectives related to residential land use and the urban form:
• Provide for a diversity of districts, neighborhoods, housing types (including affordable housing), residential densities, job opportunities, recreation, open space, and educational venues that appeal to a broad range of people throughout the city.
• Plan for a diverse housing stock that will support balanced urban growth and make efficient use of resources and public facilities.
• Make full use of existing infrastructure, and investment in improvements to increase competitiveness and promote economic growth.
• Promote orderly land use development in pace with public facilities and services needed to serve development.
• Encourage the development of Complete Neighborhoods and districts with an efficient and diverse mix of residential densities, building types, and affordability which are designed to be healthy, attractive, and centered by schools, parks, and public and commercial services to provide a sense of place and that provide as many services as possible within walking distance. Healthy communities demonstrate efficient development patterns providing for: Sufficient affordable housing development in appropriate locations; A mix of land uses and a built environment that supports walking and biking; Multimodal, affordable transportation choices; and Safe public spaces for social interaction.
The project site is located within City of Fresno with proximity to regional transportation, multiple schools, public facilities (e.g., international airport and surface water treatment facility), and land designated for industrial, office, research and development, and flexible commercial uses, which are intended to strengthen the city’s economic based and provide a range of employment opportunities for the current and future population of the City and the region.
Policy MT-6 identifies establishing a network of multi-purpose pedestrian and bicycle paths, as well as limited access trails, to link residential areas to local and regional open spaces and recreation areas and urban Activity Centers in order to enhance Fresno’s recreation amenities and alternative transportation options. Required improvements to public right of way include safe routes to schools and bicycle lanes which connect to a trail network within the Parc West Development.
Given these circumstances, the proposed project supports and is consistent with the goals, objectives, and policies of the Fresno General Plan as referenced herein above.
West Area Community Plan
The goals of the West Area Community Plan include developing the West Area as a community with a complete range of services and facilities for the needs of the residents, in adherence to a set of specific standards for residential, commercial, industrial, and public infrastructure development, with special emphasis on minimization of land use conflict between agriculture and urban uses.
Objective W-4 of the West Area Community Plan encourages the establishment and maintenance of safe, attractive, and stable residential neighborhoods to preserve the long-term integrity of the community.
The proposed development of the subject property will contribute to the completion of roadways (such as the construction of a portion of Veterans Boulevard and widening of North Grantland Avenue within the limits of the application), and infrastructure improvements within the area in a manner that is consistent with the land use designations and circulation element of the Fresno General Plan. The proposed project will also provide for connectivity through vehicular and pedestrian integration with adjacent land for future development.
Given the above analysis, the proposed project is consistent with general and community plan objectives and policies and will not conflict with any applicable land use plan, policy or regulation of the City of Fresno.
ENVIRONMENTAL FINDING
An environmental assessment was prepared for each project in accordance with the requirements of the California Environmental Quality Act (CEQA) Guidelines.
Preparation of the environmental assessment necessitated a thorough review of the proposed project and relevant environmental issues and considered previously prepared environmental and technical studies, specifically the Environmental Impact Report (EIR) State Clearinghouse (SCH) No. 2020039061. These environmental and technical studies examined projected sewage generation rates of planned urban uses; the capacity of existing sanitary sewer collection and treatment facilities; optimum alternatives for increasing capacities; groundwater aquifer resource conditions; water supply production and distribution system capacities; the traffic carrying capacity of the planned major street system; student generation projections; and school facility site location identification.
It has been determined that the proposed changes to the original project can be assessed with an addendum to EIR SCH No. 2020039061 as set forth in CEQA Guidelines Section 15164(a), because none of the conditions identified in the CEQA Guidelines Section 15162 have occurred to require preparation of a subsequent EIR. Therefore, the Planning and Development Department proposes to adopt an addendum to EIR SCH No. 2020039061.
It has been further determined that all applicable mitigation measures of EIR SCH No. 2020039061 have been applied to the project, together with project specific mitigation measures as necessary to assure that the project will not cause significant adverse cumulative impacts, growth inducing impacts, and irreversible significant effects beyond those identified by EIR SCH No. 2020039061, as provided by CEQA Section 15178(a). In addition, pursuant to Public Resources Code Section 21157.6(b)(1), staff has determined that no substantial changes have occurred with respect to the circumstances under which the EIR was certified, and that no new information, which was not known and could not have been known at the time that the EIR was certified as complete, has become available. Therefore, it has been determined based upon the evidence in the record that the projects will not have a significant impact on the environment and an addendum is appropriate in accordance with the provisions of CEQA Section 21157.5(a)(2) and CEQA Guidelines Section 15164.
Based upon the attached environmental assessment (Exhibit F) and applicable mitigation measures, staff has determined that there is no evidence in the record that the projects may have a significant effect on the environment and has prepared an addendum for the project.
FRESNO MUNICIPAL CODE FINDINGS
Based upon analysis of the application, Staff concludes that the required findings for Rezones contained within Section 15-5812, et seq. of the Fresno Municipal Code can be made. These findings are attached as Exhibit C.
CONCLUSION
The appropriateness of the proposed project has been examined with respect to its consistency with goals and policies of the Fresno General Plan and the West Area Community 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 Rezone Application No. P24-04357 is appropriate for the project site.
ATTACHMENTS:
Exhibit A - 2025 Aerial Photograph
Exhibit B - Proposed Rezone (Conditions of Zoning) Exhibit
Exhibit C - Fresno Municipal Code Findings
Exhibit D - Ordinance Bill No. 2021-003
Exhibit E - Department of Public Works, Memo [4-10-2025]
Exhibit F - Environmental Assessment P25-04357, EIR Addendum [4-15-2025]
Exhibit G - Traffic Operational Analysis Report [11-22-2024]
Exhibit H - Noticing Vicinity Map