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
ISRAEL TREJO, Planning Manager
Planning and Development Department
BY: ROB HOLT, Supervising Planner
Planning and Development Department
SUBJECT
Title
Consideration of Annexation Application No. P24-02150, relating to approximately 1.89 acres of property located on the south side of West San Jose Avenue between North Maroa and North College Avenues (Council District 4) - Planning and Development Department.
1. RECOMMEND ADOPTION (to the City Council) of Environmental Assessment No. P24-02150 dated November 19, 2025, an Addendum to Environmental Assessment No. R-17-020, in accordance with Sections 15162 and 15164 of the California Environmental Quality Act (CEQA) Guidelines.
2. RECOMMEND APPROVAL (to the City Council) to initiate the annexation of the San Jose-Maroa No. 2 Reorganization with the Local Agency Formation Commission (LAFCO); and detachment from the Kings River Conservation District and North Central Fire Protection District.
Body
EXECUTIVE SUMMARY
Luke Risner of Precision Civil Engineering, Inc., on behalf of Jeff Roberts of Namak Properties, LLC, has filed Annexation Application No. P24-02150 pertaining to approximately 1.89 acres of property located along the south side of West San Jose Avenue between North Maroa and North College Avenues (Exhibit D).
Annexation Application No. P24-02150 proposes to initiate annexation proceedings for the San Jose-Maroa No. 2 Reorganization proposing incorporation of properties within the City of Fresno, and detachment from the Kings River Conservation District and North Central Fire Protection District.
BACKGROUND
The subject properties are located in the County of Fresno, but within the City of Fresno’s Sphere of Influence (SOI). The SOI is a boundary for land that is expected to be annexed by the City as development is proposed, but until then remains under the jurisdiction of the County of Fresno. The proposed zone district will take effect once the annexation is approved by the Fresno Local Agency Formation Commission (LAFCo). The vacant property is initiating the annexation proposal. All annexation proposals are reviewed by the City of Fresno, Fresno County, and Fresno LAFCo for creation of a logical and orderly boundary. As reviewed, it was determined by all three agencies that the subject property (vacant property), adjacent two properties, and abutting rights-of-way (West San Jose and West Scott Avenues) represents the logical and orderly boundary.
The proposed annexation does not propose any development at this time. This annexation would facilitate future development consistent with the uses permitted and/or conditionally permitted in the RS-5 zone district under FMC Table 15-902.
The subject area proposed for annexation includes three properties and public street rights-of-way. Surrounding the subject properties in all directions are single-unit residential uses. All three properties proposed for annexation are planned for Medium Density Residential uses. Two of the properties are currently developed as single-unit residential and the other property is vacant.
Previously Approved Pre-zone
On June 28, 2018, the City Council approved Rezone Application No. R-17-020 (Exhibit I) which pre-zoned approximately 1.43 acres of property located on the south side of West San Jose Avenue between North Maroa and North College Avenues from the Fresno County R-1 (Single Family Residential) zone district to the City of Fresno RS-5/UGM (Single-Unit Residential, Medium Density/Urban Growth Management). The proposed annexation application was submitted to incorporate the above-mentioned pre-zoned area into City limits.
Community Facilities District (CFD) No. 18
Any new construction of residential dwellings within the proposed annexation boundary will be required to annex into CFD No. 18 to offset Police and Fire costs associated with the annexation.
Neighborhood Meeting
The applicant held a neighborhood meeting on March 3, 2025, and noticed the property owners and residents of properties within the annexation area. During the meeting, the applicant presented an overview of the project. A summary of the meeting has been provided by the applicant (Exhibit J).
The meeting was held at the Fig Garden Financial Center (5260 North Palm Avenue) at 6:00 p.m., and two (2) of the property owners and residents within the annexation boundary attended the meeting. According to information provided by the applicant, the property owners and residents had questions about the following:
• Future development of the vacant parcel
• Upcoming public hearings
• Trash service and the difference between existing “Republic Services” and the City of Fresno
• Vehicular access to West Scott Avenue to and from the vacant parcel
Staff Response
As noted above, the application does not propose any development, though any future development would be subject to the RS-5 zone district use and development standards. This annexation application requires public hearings to be held by Planning Commission and City Council. Public Resources Code Section 49520 allows for properties, after annexation, to continue using their existing solid waste service for five years and then would be required to use the City of Fresno’s solid waste service. Any review for vehicular access to the property will occur upon an application for new development.
Council District Project Review Committee
The Council District 4 Project Review Committee reviewed the proposed project at its regular meeting on February 18, 2025, and voted to recommend approval of the project unanimously, 2 votes to 0, with no additional recommendations of the project.
Notice of Planning Commission Hearing
The Planning and Development Department mailed notices of this Planning Commission hearing to property owners and residents within 1,000 feet of the subject property, pursuant to FMC Section 15-5007 (Exhibit F).
ENVIRONMENTAL FINDINGS
An environmental assessment was prepared for the 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.
The proposed project has been determined to be a subsequent project that is fully within the scope of the Mitigated Negative Declaration (MND) for Environmental Assessment No. R-17-020 (Exhibit G) for the previously approved pre-zone. Therefore, the Planning and Development Department proposes adopting an addendum to the prior MND.
Pursuant to CEQA Guidelines Section 15164(a), a Lead Agency shall prepare an addendum to a previously certified EIR if some changes or additions are necessary but none of the conditions described in Section 15162 calling for preparation of a subsequent EIR have occurred. An analysis has been performed pursuant to CEQA Guidelines Section 15162 to determine whether a subsequent environmental review is required for this project. Based upon this analysis, the following findings are made to support the determination that no subsequent environmental review is required:
1. No substantial changes are proposed in the project which will require major revisions to the EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects because the project is being implemented as planned. The only minor technical change here is to effectuate the annexation of the subject properties into the City, already discussed in the prior MND.
2. No substantial changes occurred with respect to the circumstances under which the project is undertaken which will require major revisions to the prior MND due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects.
3. There is no new information, which was not known and could not have been known with the exercise of reasonable diligence at the time of the prior MND showing that:
a. The project will have one or more significant effects not discussed in the prior MND;
b. Significant effects previously examined will be substantially more severe than shown in the prior MND;
c. Mitigation measures or alternatives previously found to be not feasible are now feasible, and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or
d. Mitigation measures or alternatives which are considerably different from those analyzed in the prior MND would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative.
Based upon these findings, it has been determined that a subsequent MND is not required for this approval, and therefore staff has prepared an addendum to the prior MND solely for the annexation of the subject properties into the City, already discussed in the prior MND. Please see the attached environmental assessment (Exhibit H).
BULLARD COMMUNITY PLAN
Having reviewed the policies contained in the Bullard 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 and the Bullard Community Plan, the FMC shall control.
FRESNO MUNICIPAL CODE FINDINGS
Based upon analysis of the application, staff concludes that the required findings contained within FMC Section 15-6104 can be made. These findings are attached as Exhibit E.
CONCLUSION
The appropriateness of the proposed project has been examined with respect to its consistency with goals, objectives and policies of the Fresno General Plan; compliance with the provisions of the FMC; 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 findings, environmental assessment and exhibits. Based upon this evaluation, it can be concluded that the required findings contained with FMC Section 15-6104 can be made and that the proposed project is appropriate for the subject area.
Attachments:
Exhibit A - Aerial Map
Exhibit B - Vicinity Map
Exhibit C - Fresno General Plan Land Use & Zoning Map
Exhibit D - Proposed Annexation Boundary Exhibit
Exhibit E - Fresno Municipal Code Findings
Exhibit F - Public Hearing Notice Radius Map (1,000 feet)
Exhibit G - Environmental Assessment No. R-17-020 [4-20-2018]
Exhibit H - Environmental Assessment No. P24-02150 [11-19-2025]
Exhibit I - City Council Ordinance Bill for Pre-zone Application No. R-17-020
Exhibit J - Neighborhood Meeting Summary
Supplemental Exhibit K - Public Comment Received