REPORT TO THE PLANNING COMMISSION
November 20, 2024
FROM: ASHLEY ATKINSON, Assistant Director
Planning and Development Department
THROUGH: SOPHIA PAGOULATOS, Planning Manager
Planning and Development Department
BY: MICHELLE ZUMWALT, Architect
Planning and Development Department
SUBJECT
Title
Public hearing to consider adoption of the South Central Specific Plan and related Final Environmental Impact Report (Final EIR), State Clearinghouse (SHC) No. 2019079022. The following applications have been filed by the Planning and Development Director and pertain to approximately 5,567 acres (see Exhibit A) in the South Industrial Priority Area:
1. Recommend consideration (to the City Council) of Final Environmental Impact Report (EIR SCH No. 2019079022) for the South Central Specific Plan and related Plan Amendment and Rezone. (see Exhibits O, P, Q and R).
a. Recommend consideration (to the City Council) of Findings of Fact and Statement of Overriding Considerations pursuant to CEQA Guidelines Section 15091; and
b. Recommend consideration (to the City Council) of the Mitigation Monitoring and Reporting Program (MMRP) pursuant to CEQA Guidelines Section 15097.
2. Recommend consideration (to the City Council) of Plan Amendment Application P24-03961, which proposes to repeal the North Avenue Industrial Triangle Specific Plan, pertaining to approximately 930 acres located in the South Industrial Priority Area (see Exhibit B).
3. Recommend consideration (to the City Council) of Plan Amendment Application P24-03962, which proposes to repeal that part of the Roosevelt Community Plan that overlaps with the South Central Specific Plan area, pertaining to approximately 3,888 acres (see Exhibit C).
4. Recommend consideration (to the City Council) of Plan Amendment Application P24-03963, which proposes to adopt the November 2024 Draft of the South Central Specific Plan, pertaining to approximately 5,567 acres located in the South Industrial Priority Area (see Exhibits E and H).
5. Recommend consideration (to the City Council) of Plan Amendment Application P24-03965, which proposes to update the Land Use Map (Figure LU-1) of the Fresno General Plan, pertaining to 1,103 acres, to incorporate the land use changes proposed in the South Central Specific Plan (see Exhibit I).
6. Recommend consideration (to the City Council) of Rezone Application P24-03970, which proposes to rezone approximately 279 acres of property within the South Central Specific Plan area to be consistent with the planned land uses proposed in the South Central Specific Plan (see Exhibit J).
Body
EXECUTIVE SUMMARY
The proposed project is the South Central Specific Plan (Plan), which includes repeal of the North Avenue Industrial Triangle Specific Plan, repeal of a portion of the Roosevelt Community Plan, amendment of the Fresno General Plan Planned Land Use Map; the rezoning of approximately 279 acres in the South Central Specific Plan area (Plan Area); and a rezoning and text amendment to apply the South Central Specific Plan Overlay Zone District to all parcels within the Plan Area. This report describes the planning process as well as the key elements of the Plan.
BACKGROUND
Origins: The Plan is one of several specific plans developed for the purpose of refinement of the Fresno General Plan. It builds upon key components of the Implementation Element of the General Plan to support investment and infill development in the South Industrial Priority Area and new development within Growth Area 1 by planning for infrastructure expansion and public service capacity. Its emphasis is on maximizing economic benefit and job creation, reducing impacts on the environment, and improving quality of life.
Specific Plans: The California Government Code Section 65450 defines specific plans and sets out regulations for their use. Specific plans are to systematically implement the general plan for all or part of the area under its scope in one of three ways: 1) by acting as statements of planning policy that refine the general plan policies applicable to a defined area; 2) by directly regulating land use, or 3) by bringing together detailed policies and regulations into a focused development scheme. The Plan represents all three, since it includes a new planning policy for the area; proposes to regulate land use by amending the planned land use of approximately 20% (1,103 acres) of the property in the Plan Area and rezoning 279 acres for consistency; and establishes a South Central Specific Plan Overlay Zone District with requirements to buffer sensitive uses from industrial development in the Plan Area.
Consultant: The consultant for key elements of the Plan and the Environmental Impact Report was Ascent Environmental, Inc. (Ascent). Ascent conducted the necessary evaluation pursuant to the California Environmental Quality Act (CEQA) to determine the potential environmental impacts of the Plan.
Process: The City began the planning process in 2019 with an effort known as the South Industrial Priority Area Specific Plan (SIPA), which compiled relevant policies from four existing City plans that directly shaped development in South Central Fresno. City Council Resolution 2019-235 (see Exhibit D) redirected staff to conduct a more in-depth planning analysis and community engagement process. At that time, the plan became known as the South Central Specific Plan.
Resolution 2019-235 was adopted in November 2019 and directed the Plan to:
1. Incorporate reductions in the zoning intensity of undeveloped lands near sensitive uses* to provide buffers to protect sensitive uses from adverse impacts from more intense land uses in a manner that reflects stakeholder input.
2. Include new land use designations, policies, and implementation actions specific to the plan area and incorporate relevant environmental mitigation measures reflective of community input and the analysis prepared for the Environmental Impact Report; and
3. Facilitate and promote economic development that advances community priorities relating to industry type, employment opportunities, job quality, and community benefits.
*Sensitive uses in the Plan include residences, schools, religious institutions, playgrounds, childcare centers, hospitals, retirement homes, and convalescent homes.
Outreach and Community Involvement: Resolution 2019-235 established an 11-member advisory committee with two alternates, made up of stakeholders and residents of the Plan Area. The Advisory Committee established rules for decision-making, which included a voting majority to make decisions. The Advisory Committee met eight times during the planning process. All meetings were noticed and open to the public. They were held at Fresno City Hall, Malaga Community Center, and online when required by the COVID-19 pandemic.
Throughout the four phases of the planning process outlined below, community and stakeholder input was solicited to inform the Advisory Committee and the project team about the opinions and concerns of residents and stakeholders. This included five community workshops, two community conversations, and one open house.
Bilingual invitations to community conversations and workshops were mailed to all property owners and residents in the Plan Area and emailed to the project mailing list. Those who attended workshops were added to the mailing list. Translation services were provided, and workshop materials were translated into Spanish, Hmong, and Punjabi. Phase 2 community workshops included additional flyer posting and distribution. The community workshops, conversations, and open house were held at Fresno City College Career and Technology Center and Orange Center Elementary School in the Plan Area; and Malaga Community Center and Calwa Elementary School adjacent to the Plan Area.
Phase 1, May - July 2019: Provided a presentation on the history and foundations of the SIPA Specific Plan, goals of the Plan, EIR Scope, and Issues to be addressed, and future opportunities for participation. During this phase, the following outreach activities occurred:
o 2 Community Conversations
o 1 EIR Scoping Meeting
o Stakeholder Interviews
Phase 2, January - July 2020: Discussed community concerns and potential solutions. Developed preliminary vision, guiding principles, policies, strategies, and land use options. Drafted recommendations for Specific Plan. During this phase, the following outreach activities occurred:
o 5 Community Workshops
o 8 Advisory Committee Meetings
Phase 3, April - July 2021: Drafted final recommendations for Specific Plan and EIR Scope and Issues to be addressed. During this phase, the following outreach activities occurred:
o 2 EIR Scoping Meetings
o 7 Stakeholder Meetings
Phase 4, January 2023 - October 2024: Development of Draft Specific Plan and EIR. During this phase, the following outreach activities occurred:
o 1 Community Open House
o 1 Stakeholder Meeting
o 60-day Public Review Period
Key documents were featured on a web site created for the project at www.fresno.gov/scsp <http://www.fresno.gov/scsp>. Hard copies were placed at City Hall, Fresno County Public Library, Mosqueda Branch Library, and West Fresno Branch Library. A staff phone number and email were also provided to field questions.
Plan Features
Plan Area: The geographic area covered by the Plan is approximately 5,567 acres in the South Industrial Priority Area defined in the General Plan and is generally located south of California Avenue, north of American Avenue, and between Fig and Peach Avenues. It includes the land currently in Fresno County that is within the Sphere of Influence (SOI) of the General Plan. Land use designations for the Plan Area were discussed as part of the planning process and are shown in Figure 4-5 of the Plan.
The proposed Plan is consistent with Council Resolution 2019-235 by accomplishing the following with community and Advisory Committee input:
1. Reduces Heavy Industrial acreage by 17%. Creates a Business Park, Regional Business Park, and Light Industrial land use buffer between Heavy Industrial and sensitive uses. Assigns residential land use designations to all existing parcels with residences.
2. Provides a new vision, guiding principles, policies, and land use designations specific to the Plan Area as well as increases development requirements to minimize health impacts to sensitive uses.
3. Adds Commercial (retail) and Business Park (office) land use designations and maintains Industrial land uses to provide for growth in line with Market Study conclusions.
The Plan Area includes both developed and undeveloped land. The proposed Plan allows for industrial, retail, and office growth and expansion of existing uses in a way that minimizes health impacts on sensitive uses. The Plan does not envision new sensitive use development on undeveloped land.
Relationship to Other Plans: As a refinement of the city’s General Plan, the South Central Specific Plan contains area-specific guiding principles and policies. It also contains a proposed land use map which contemplates land use changes on approximately 20% of the property in the Plan Area. Thus, the adoption of the Plan will require an amendment to the General Plan Land Use Map to maintain consistency.
The North Avenue Industrial Triangle Specific Plan, adopted in 1973, is proposed to be repealed. This multiphase plan to develop agricultural lands south of Jensen Avenue, north of Central Canal, and between highways 41 and 99 has largely been built out over the 51 years since adoption.
The Roosevelt Community Plan, adopted in 1992, is proposed to be repealed from that part of the Roosevelt Community Plan that overlaps with the South Central Specific Plan Area. The Roosevelt Community Plan provides high-level goals and policies for the Roosevelt Community to promote well-balanced, cohesive development.
Vision, Guiding Principles, and Policies: The South Central Specific Plan Area is characterized by development that maximizes economic benefit with job growth for residents, while reducing impacts on the environment, and improving quality of life. It follows these guiding principles:
1. Being a Good Neighbor
2. High Intensity Land Uses in the Core
3. Diverse Employment
4. Buffers for Existing Residents
5. Avoid Environmental and Neighborhood impacts
6. Highways 99 and 41 as Gateways.
There are 71 policies in the Plan: 13 covering transportation improvements; 35 addressing air quality and environmental impacts, and 23 regarding employment/community development.
The Vision, Guiding Principles, and Policies can be viewed in Chapter 3. This chapter also provides an in-depth evaluation of how the Plan aligns with the Vision for the Plan Area.
Land Use: Staff analyzed three land use concepts for the Plan Area. The one that received the most public input and was most consistent with Council Resolution 2019-235 was chosen as the Draft Preferred Alternative. This Preferred Alternative did the following:
1. Establishes a reasonable balance between the General Plan’s goal for the Plan Area to develop primarily as industrial and manufacturing to attract high tech and well-paying jobs while buffering sensitive uses from potential health and environmental impacts of future industry.
2. Aligns with the estimated non-residential demand for the Plan Area through 2040 and leaves adequate land flexibility to accommodate a range of nonresidential land uses beyond 2040 as described in the Market Study.
3. Proposes an overlay zone with additional development standards to be applied to future industrial development to further address health and environmental concerns for sensitive uses.
Amendments to the General Plan Land Use Map are proposed on approximately 1,103 acres of land in the 5,567-acre Plan Area, 279 acres of which are in the City limits and 824 acres of which are in Fresno County within the SOI. In general, land uses changes are proposed on undeveloped parcels to accommodate existing residential uses and to create a buffer between industrial land uses and sensitive uses. The more intense land use, Heavy Industrial, remains at the core of the Plan Area on mostly developed parcels.
Zoning: The Plan proposes to rezone approximately 279 acres of property within the Plan Area to be consistent with the planned land uses proposed in the Plan Area. In addition the Plan proposes the South Central Specific Plan Overlay Zone District, which implements the development standards in Chapter 5 of the Plan by:
1) prohibiting specified use classifications within the Plan Area;
2) prohibiting specified uses within 1,000 feet of a sensitive use;
3) requiring a Conditional Use Permit (CUP) for specified uses within 1,000 feet of a sensitive use;
4) applying building setback standards for specified uses adjoining a sensitive use;
5) applying building setback standards facing a collector or arterial street;
6) applying additional regulations to Warehouse, Storage, and Distribution use classifications.
Details are contained in Chapter 5. Within 60 days of the effective date of the Plan, a rezone and text amendment to apply the South Central Specific Plan Overlay Zone District to all parcels within the Plan Area will be brought forward for City Council consideration.
Public Comment
June 2024 Public Review Draft South Central Specific Plan: On May 31, 2024, the City released the Draft Plan and EIR for a 60-day public review and comment period. The Draft EIR was submitted to the State Clearinghouse for distribution to reviewing agencies. The Draft Plan and EIR were posted on the City’s website (www.fresno.gov/scsp) and made available at the City’s Planning and Development Department, Fresno County Public Library, Mosqueda Branch Library, and West Fresno Branch Library. A notice of availability of the Draft EIR was published in the Fresno Bee and distributed by the City to a project-specific mailing list. On July 11, 2024, the City held an open house for the Draft Plan and EIR to ensure the public had the opportunity to ask questions about the Plan and the EIR process. The public review period ended on July 30, 2024.
As a result of these notification efforts, written and oral comments were received from agencies, organizations, and individuals on the content of the Draft Plan and EIR. Final EIR Chapter 2 identifies these commenting parties, their respective comments, and responses to these comments. For comments on the Plan see Exhibit K for the Comment Summary Matrix and the Plan comments received during the Public Review Period and Exhibit L for Plan comments received after the Public Review Period.
The public comments received on the Draft Plan can be summarized as follows:
• Land use downzoning and regulations applied to parcels in the South Central Specific Plan Overlay Zone don’t go far enough to protect sensitive uses.
• Land use downzoning and regulations applied to parcels in the South Central Specific Plan Overlay Zone go too far and will have economic impacts.
• Concerns that property owners were not notified of land use and zoning regulation changes to their properties.
• Requests to retain General Plan Land Use designation or other land use designation in line with owners’ planned use for property.
• Requests to further downzone properties adjacent to sensitive uses.
• Business Park and Regional Business Park are not adequate land use buffers because they allow industrial uses.
• Requests to define zero emission facilities and clarify the industrial uses to which the setback standards apply.
• Concerns about requiring zero emission vehicles, equipment, and infrastructure.
• Concerns about requiring EV charging stations.
• Add uses to the uses that are prohibited in the Plan Area, prohibited within 1,000 feet of a sensitive use, or require a CUP within 1,000 feet of a sensitive use.
• Concerns that South Central Specific Plan Overlay Zone regulations, especially the buffer requirements, will apply to existing businesses in the Plan Area.
• Concerns about spot zoning in the Plan and the effect it will have on development feasibility of surrounding parcels.
• Concerns that the Truck Reroute Study will increase truck traffic and decrease safety in residential neighborhoods in the Plan Area.
• Requests to update flood control narrative and update figures with new ponding basin.
• Requests to refine and add to economic policies to encourage workforce development and support of clean energy industry deployment and transportation systems.
• Requests to add narrative about Tree Fresno and the Urban Forest Management Plan as they pertain to the Plan Area.
November 2024 Draft South Central Specific Plan: After the public comment period, all comments were considered and the Plan was refined to address them. See Exhibit E for the November 2024 Draft South Central Specific Plan under consideration and Exhibit F for the redline revisions to the Public Review Draft South Central Specific Plan.
Public Notice and Property Owner Notification: Legal notices for the November 20 and December 5 public hearings were published in the Fresno Bee and mailed to all property owners in the Plan area. In addition, on October 7, 2024, 300 individual letters were mailed to Plan Area property owners informing them of a proposed land use change/rezone affecting their properties. On November 8, 2024, all 714 property owners within the Plan Area were mailed a letter informing them of the proposed change to property development standards. In response, a number of land use change requests have been received (see Exhibit M).
Council District Project Review Committees: The Project Review Committees for Council Districts 3 and 5 will consider the Plan and related applications on November 26, 2024 and November 27, 2024, respectively.
General Plan Consistency
The Government Code requires consistency between a General Plan and a Specific Plan. Since the Plan contains proposed land uses that are different than those on the General Plan Land Use Map (Figure LU-1) for approximately 20% of the Plan Area, a General Plan amendment is proposed to ensure land use consistency between both plans. In terms of policy, the South Central Specific Plan is a refinement of the General Plan that includes guiding principles and policies that reflect the needs and desires of South Central residents and stakeholders. These guiding principles and policies are found to be consistent with those of the General Plan. Consistency in key policy areas is discussed below.
Economic Development Element. This Element sets out an economic strategy, and General Plan Objective ED-1 states, “Support economic development by maintaining a strong working relationship with the business community and improving the business climate for current and future businesses.” The Plan supports this objective by proposing to maintain industrial land use designation and zoning at the core of the Plan Area and diversifying that industry increasing Business Park and Commercial land uses to align with the Market Study. Also, the Plan has policies that support workforce development, attract diverse new industries and businesses, and prioritize quality internet service.
Land Use/Urban Form Element: This Element envisions future infill development of the South Industrial Priority Area and new development within Growth Area 1. General Plan Land Use Policy LU-1-b calls for zoning districts and standards in the Development Code that provide for the General Plan land use designations and create appropriate transitions or buffers between new development with existing uses, taking into consideration the health and safety of the community. The Plan provides a land use buffer and overlay zone with development regulations including buffers between new certain new uses and existing sensitive uses to minimize potential health and environmental impacts.
Regarding industrial land use, General Plan Objective LU-7 of the Land Use and Urban Form Element states, “Plan and support industrial development to support job growth.” The Plan’s set of policies targeted at reducing the incompatibility between industrial uses and adjacent residential neighborhoods is considered consistent with this General Plan objective, since reducing industrial incompatibility over time ensures the long-term sustainability of both the industrial uses (in the proper location) and the residential neighborhoods.
The Plan area does not overlap with Fresno’s three Airport Influence Areas and therefore does not require a consistency finding from the Airport Land Use Commission.
Mobility and Transportation Element: This Element envisions a multi-modal transportation system and complete streets. General Plan Policy MT-1-d states, “Integrate Land Use and Transportation Planning. Plan for and maintain a coordinated and well-integrated land use pattern, local circulation network and transportation system that accommodates planned growth, reduces impacts on adjacent land uses, and preserves the integrity of established neighborhoods.” The Plan proposes truck route reductions in the Plan Area in alignment with the proposed truck route text amendment associated with the City’s Truck Reroute Study. Plan Policy T-1 states, “establish and enforce truck routes to avoid neighborhoods and consider existing roadway capacities and conditions.” Roadway improvement Plan Policies T-6 through T-13 call for the implementation of safe routes to school, traffic calming studies, roadway improvements, traffic controls, and street lighting.
Parks, Open Space and Schools Element: This Element contains standards for acres of parkland per population, and the Plan analyzes parks in the Plan Area with these same standards. One three-acre park is proposed near an existing neighborhood. The Element also contains policies that support urban greening, policies which are also included in the Plan.
Healthy Communities Element: This Element calls for addressing the issue of industrial compatibility with existing residential neighborhoods (Policy HC-3-g). The Plan provides a land use buffer and overlay zone with development regulations including setback standards and buffers between certain new uses and existing sensitive uses to minimize potential health and environmental impacts.
Requests for Land Use Changes
Exhibit M contains a list of requests submitted by property owners to change their proposed land use in the plan. The Planning Commission has the following options for responding to those requests:
1. Recommend approval, modification, or denial to the City Council. An approval recommendation would need to be supported by a finding that the requested change is within the scope evaluated by the EIR.
2. Defer consideration of land use change requests until they can be fully evaluated and processed as part of a future Plan amendment, with a separate environmental analysis.
ENVIRONMENTAL FINDINGS
The City, as the lead agency under CEQA, determined that an EIR was required for the proposed project. Review and certification of the EIR included the following procedural steps:
Notice of Preparation (NOP): Upon the City’s determination that an EIR was required for this project, a NOP was made available to responsible agencies, interested parties, organizations, and individuals to solicit input on issues of concern that should be addressed in the EIR. The initial NOP was issued on July 8, 2019, and included a project description, project location, and a brief overview of the topics to be covered in the EIR. A revised NOP was recirculated on April 14, 2021, to reflect revisions to the South Central Specific Plan, formerly referred to as the South Industrial Priority Area (SIPA) Specific Plan. Again, the NOP was made available to responsible agencies and interested parties, organizations, and individuals. Comment letters were received from the public, agencies, and organizations and were incorporated into the Draft EIR (DEIR).
Public Scoping Meeting: On July 8, 2019, the City held a public scoping meeting to which the responsible agencies as well as interested members of the public were invited, and which had been advertised as required. The meeting was held at City Hall in the City Council Chambers. An additional scoping meeting was held virtually on April 6, 2021.
Notice of Completion (NOC): Upon completion of the DEIR, the City filed a NOC with the State Clearinghouse, Office of Planning and Research, to begin the public and agency review period. This was done on July 9, 2019, for the SIPA Specific Plan and then again for the South Central Specific Plan on May 31, 2024.
Public Notice/Public Review: Concurrent with filing the NOC, the City provided public notice of the availability of the DEIR for public review by posting on the website, publishing in the Fresno Bee, mailing to all commenters, Advisory Committee members, and other interested parties and filing with the County Clerk on May 31, 2024. Comment was invited from the general public, agencies, organizations, and other interested parties. The length of the public review period was 60 days, from May 31 through July 30, 2024, during which time written comments on the DEIR were submitted to the City of Fresno.
Response to Comments: After the close of the public review period, the City and consultant prepared formal responses to the written comments received. A total of 31 written comment letters, 1 email, and 5 comment cards from the Open House were received. Respondents included government agencies, non-governmental organizations/private companies, and members of the public. As required by CEQA Guidelines, 15088(b), City responses were sent to public agencies that submitted comments. The responses to comments were also made available on the City website 10 days prior to City Council consideration.
Final EIR (FEIR): A FEIR was prepared that includes comment letters, responses to comments, and revisions to the DEIR. None of these comments contained new information that revealed any potentially new or more significant environmental impacts that could have required recirculation of the DEIR pursuant to CEQA Guidelines Section 15088.5.
Certification of the EIR: The City Council must hold a public hearing to consider the adequacy and completeness of the EIR under CEQA and to certify the EIR and adopt the necessary Findings of Fact and Statement of Overriding Considerations.
Mitigation Monitoring and Reporting Program (MMRP): The City Council will also consider adopting a program to implement the EIR’s recommended mitigation measures to mitigate, avoid, or substantially lessen the significant impacts of the project.
Environmental Impact Report Analysis and Conclusions
Pursuant to the CEQA Guidelines, Section 15124, the EIR must identify the objectives of the project (the “project” means the South Central Specific Plan, or “the Plan”). The objectives of this proposed Plan are to:
• Stimulate economic development. Promote inclusive and sustainable economic growth and attract development that focuses on emerging markets and new technologies.
• Provide diverse employment. Create diverse employment opportunities, including an accessible and resilient employment zone.
• Minimize environmental and neighborhood impacts. Consider project-specific environmental effects (e.g., truck traffic, air emissions, noise, and vibration) on existing and potential future sensitive receptors and impose measures to minimize such impacts.
• Preserve existing operations. Preserve the viability of existing industrial and manufacturing operations in the Plan Area.
• Protect against incompatible uses. Protect existing and future development from adverse impacts associated with incompatible uses.
• Implement infrastructure improvement. Improve Plan Area infrastructure (e.g., transportation, sewer, water) to expand the supply of “shovel-ready” sites.
• Be a good neighbor. Participate in “good neighbor” policies to provide residents with clear and transparent access to information regarding community development and assist in addressing disputes and concerns.
• State Routes 99 and 41 as Gateways. Transform State Routes 99 and 41 as gateways into the City. Utilize landscaping and architectural design to improve the visual quality when entering the Plan Area.
The EIR analyzed impacts to the following environmental areas, as these were the areas determined to have potential impacts:
Aesthetics (Section 4.1)
Agriculture & Forestry Resources (Section 4.2)
Air Quality (Section 4.3)
Biological Resources (Section 4.4)
Cultural & Tribal Cultural Resources (Section 4.5)
Energy (Section 4.6)
Geology, Soils, & Mineral Resources (Section 4.7)
Greenhouse Gas Emissions & Climate Change (Section 4.8)
Hazards & Hazardous Materials (Section 4.9)
Hydrology & Water Quality (Section 4.10)
Land Use & Planning (Section 4.11)
Noise (Section 4.12)
Population & Housing (Section 4.13)
Public Services &Recreation (Section 4.14)
Transportation & Circulation (Section 4.15)
Utilities & Service Systems (Section 4.16)
The EIR found impacts to the following areas: Aesthetics; Agriculture and Forestry Resources; Air Quality; Biological Resources; Cultural and Trible Cultural Resources; Energy; Geology, Soils, and Mineral Resources; Greenhouse Gas Emissions and Climate Change; Hazards and Hazardous Materials; Noise; and Utilities and Service Systems. The EIR includes recommended mitigation measures in these areas (See Mitigation Monitoring and Reporting Program included in the FEIR). The recommended mitigation measures were found to reduce impacts to less than significant in all but the environmental resource areas listed below, which sustained significant and unavoidable impacts:
• Aesthetics
• Agriculture and Forestry Resources
• Air Quality
• Cultural and Tribal Cultural Resources
• Greenhouse Gas Emissions and Climate Change
• Noise
Overriding Considerations
Pursuant to CEQA requirements, findings of fact and a statement of overriding consideration are required to approve the project, because the project will result in significant unavoidable impacts. Staff recommends that the following overriding considerations be considered in approving the project despite its unavoidable significant impacts:
The City of Fresno finds that all feasible mitigation measures identified in the Final EIR within the purview of City of Fresno will be implemented with buildout of the SCSP, and that the remaining significant unavoidable effects are outweighed and are found to be acceptable due to the following specific overriding economic, legal, social, technological, or other benefits based upon the facts set forth above, the Final EIR, and the record, as follows:
1. The SCSP stimulates economic development by promoting inclusive and sustainable economic growth and attracting development that focuses on emerging markets and new technologies.
2. The SCSP provides diverse employment opportunities by creating diverse employment opportunities, including an accessible and resilient employment zone.
3. The SCSP minimizes environmental and neighborhood impacts through the consideration of project-specific environmental effects (e.g., truck traffic, air emissions, noise, and vibration) on existing and potential future sensitive receptors and impose measures to minimize such impacts.
4. The SCSP preserves the viability of existing industrial and manufacturing operations in the Plan Area.
5. The SCSP protects against incompatible uses by protecting existing and future development from adverse impacts associated with incompatible uses.
6. The SCSP improves Plan Area infrastructure (e.g., transportation, sewer, water) to expand the supply of “shovel-ready” sites.
7. The SCSP provides an opportunity for the City to participate in “good neighbor” policies to provide residents with clear and transparent access to information regarding community development and assist in addressing disputes and concerns.
8. The SCSP will transform State Routes 99 and 41 as gateways into the City by utilizing landscaping and architectural design to improve the visual quality when entering the Plan Area.
Considering the facts, the City of Fresno finds that there are specific economic, legal, social, technological, and other considerations associated with the project that serve to override and outweigh the project's significant unavoidable effects and, thus, the adverse effects are considered acceptable. Exhibit O contains further details.
FRESNO MUNICIPAL CODE FINDINGS
Based upon analysis of the Plan, staff concludes that the required findings of Section 15-5812 of the Fresno Municipal Code can be made. These findings are attached as Exhibit N.
CONCLUSION
The appropriateness of the proposed project has been examined with respect to its consistency with goals and policies of the Fresno General 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 Impact Report. Upon consideration of this evaluation, it can be concluded that the South Central Specific Plan, adopted through all the applications noted in the title of this staff report, is appropriate for the subject properties. Action by the Planning Commission will be a recommendation to City Council.
ATTACHMENTS:
Exhibit A - Vicinity Map
Exhibit B - Plan Amendment P24-03961: Map of North Avenue Industrial Triangle Specific Plan Area
Exhibit C - Plan Amendment P24-03962: Map of Roosevelt Community Plan Area
Exhibit D - City Council Resolution 2019 - 235
Exhibit E - Plan Amendment P24-03963: South Central Specific Plan (Nov. 2024)
Exhibit F - Redline revisions to the Public Review Draft SCSP
Exhibit G - Map of Existing General Plan Planned Land Use
Exhibit H - Plan Amendment P24-03963: Map of South Central Specific Plan Planned Land Use
Exhibit I - Plan Amendment P24-03965: Map of proposed changes to GP Planned Land Use Map
Exhibit J - Rezone P24-03970: Proposed Changes to the Zoning Map
Exhibit K - Plan Response to Comments
Supplemental Exhibit L - REVISED Plan Comments Received After Public Review Period
Supplemental Exhibit M - REVISED Land Use Change Requests
Exhibit N - Fresno Municipal Code Findings
Exhibit O - Draft EIR
Exhibit P - Final EIR
Exhibit Q - Findings of Fact & Statement of Overriding Considerations
Exhibit R - Mitigation Monitoring and Reporting Program