ਸਤੰਬਰ 16, 2026 ਤੋਂ ਜਾਰੀ ਯੋਜਨਾ ਸੋਧ ਅਤੇ ਰੀਜ਼ੋਨ ਕਾਰਜ ਸੰਖਿਆ P22-02694, ਸ਼ਰਤ ਸਹਿਤ ਵਰਤੋ ਪਰਮਿਟ ਕਾਰਜ ਸੰਖਿਆ P22-03569, ਅਤੇ ਸੰਬੰਧਿਤ ਵਾਤਾਵਰਨ ਮੁਲਾਂਕਣ ਸੰਖਿਆ P22-02694/P22-03569 ਦੀ ਵਿਚਾਰ ਜੋ ਪੂਰਬ ਕੌਪਰ ਐਵੇਨਿਊ ਦੇ ਉੱਤਰ ਪਾਸੇ, ਉੱਤਰ ਮੇਪਲ ਅਤੇ ਉੱਤਰ ਸੀਡਰ ਐਵੇਨਿਊ ਦੇ ਵਿਚਕਾਰ ਸਥਿਤ ±0.84 ਏਕੜ ਖਾਲੀ ਜ਼ਮੀਨ ਨਾਲ ਸਬੰਧਤ ਹੈ। (ਪ੍ਰਸ਼ਾਸਕੀ ਜ਼ਿਲ੍ਹਾ 6) - ਯੋਜਨਾ ਅਤੇ ਵਿਕਾਸ ਵਿਭਾਗ। 1. ਵਾਤਾਵਰਨ ਮੁਲਾਂਕਣ ਸੰਖਿਆ P22-02694/P22-03569 ਲਈ ਤਿਆਰ ਕੀਤੇ ਗਏ ਤੇ ਪ੍ਰਕਾਸ਼ਿਤ ਨਕਾਰਾਤਮਕ ਘੋਸ਼ਣਾ ਦੀ ਸਵੀਕ੍ਰਿਤੀ ਦਾ ਸਿਫਾਰਸ਼ (ਸ਼ਹਰ ਦੇ ਪ੍ਰਸ਼ਾਸਕੀ ਬੋਰਡ ਨੂੰ) ਕਰੋ, ਜਿਸ ਦੀ ਤਾਰੀਖ 11 ਸਤੰਬਰ, 2025 ਹੈ, ਯੋਜਨਾ ਸੋਧ/ਰੀਜ਼ੋਨ ਅਤੇ ਸ਼ਰਤ ਸਹਿਤ ਵਰਤੋ ਪਰਮਿਟ ਦਾ ਪ੍ਰਸਤਾਵ ਕਰ ਰਿਹਾ ਹੈ, ਕੈਲੀਫੋਰਨੀਆ ਰਾਜ ਦੀ ਵਾਤਾਵਰਨ ਗੁਣਵੱਤਾ ਲਾਗੂ ਕਰਨ (CEQA) ਦਿਸ਼ਾ-ਨਿਰਦੇਸ਼ ਅਨੁਸਾਰ; ਅਤੇ 2. عام ਯੋਜਨਾ ਸੋਧ ਕਾਰਜ ਸੰਖਿਆ P22-02694 ਦੀ ਸਵੀਕ੍ਰਿਤੀ ਦਾ ਸਿਫਾਰਸ਼ (ਸ਼ਹਰ ਦੇ ਪ੍ਰਸ਼ਾਸਕੀ ਬੋਰਡ ਨੂੰ) ਕਰੋ, ਫ੍ਰੈਸਨੋ ਦਾ ਆਮ ਯੋਜਨਾ ਸੋਧਣ ਲਈ ਜਿਸ ਖਾਸ ਸੰਪੱਤੀ ਦੇ ਯੋਜਨਾਬੱਧ ਭੂਮੀ ਵਰਤੋ ਨਾਮ ਵਿੱਚ ਤਬਦੀਲੀ ਲਈ ਵਾਣਜਿਕ - ਵਾਤਾਵਰਨ (±0.84 ਏਕੜ) ਤੋਂ ਵਾਣਜਿਕ - ਆਮ (±0.84 ਏਕੜ) ਤੱਕ; ਅਤੇ 3. ਰੀਜ਼ੋਨ ਕਾਰਜ ਸੰਖਿਆ P22-02694 ਦੀ ਸਵੀਕ੍ਰਿਤੀ ਦਾ ਸਿਫਾਰਸ਼ (ਸ਼ਹਰ ਦੇ ਪ੍ਰਸ਼ਾਸਕੀ ਬੋਰਡ ਨੂੰ) ਕਰੋ ਤਾਕਿ ਫ੍ਰੈਸਨੋ ਸ਼ਹਰ ਦੀ ਅਧਿਕਾਰਿਕ ਜ਼ੋਨਿੰਗ ਮਾਪ ਨੂੰ ਸੋਧਿਆ ਜਾ ਸਕੇ ਤਾਕਿ ±0.84-ਏਕੜ ਖਾਸ ਸੰਪੱਤੀ ਨੂੰ CC (ਵਾਣਜਿਕ - ਵਾਤਾਵਰਨ) ਜ਼ੋਨ ਜ਼ਿਲ੍ਹੇ ਤੋਂ CG (ਵਾਤਾਵਰਨ - ਆਮ) ਜ਼ੋਨ ਜ਼ਿਲ੍ਹੇ ਵਿੱਚ ਮੁਲਾਂਬਜੀ ਕੀਤੀ ਜਾ ਸਕੇ, ਯੋਜਨਾ ਸੋਧ ਕਾਰਜ ਨਾਲ ਇਕਸਾਰ; ਅਤੇ 4. ਸ਼ਰਤ ਸਹਿਤ ਵਰਤੋ ਪਰਮਿਟ ਕਾਰਜ ਸੰਖਿਆ P22-03569 ਦੀ ਸਵੀਕ੍ਰਿਤੀ ਦਾ ਸਿਫਾਰਸ਼ (ਸ਼ਹਰ ਦੇ ਪ੍ਰਸ਼ਾਸਕੀ ਬੋਰਡ ਨੂੰ) ਕਰੋ, ਜਿਸ ਵਿੱਚ ±3,500 ਵਰਗ-ਫੁੱਟ ਸਵਾਗਤ ਕਰ ਰਿਹਾ ਹੈ ਸ਼ਾਖਕਿਰਨ ਆਟੋਮੋਟਿਵ ਵਾਸ਼ ਸਹੂਲਤ ਇੱਕ ±2,813 ਵਰਗ-ਫੁੱਟ ਛੱਤ ਨਾਲ ਨਿਰਮਾਣ ਲਈ ਅਧਿਕਾਰ।

REPORT TO THE PLANNING COMMISSION October 7, 2026 FROM: JENNIFER K. CLARK, AICP, Director Planning & Development Department THROUGH: ASHLEY ATKINSON, AICP, Assistant Director Planning and Development Department PHILLIP SIEGRIST, Planning Manager Planning and Development Department BY: ERIK YOUNG, Planning Supervisor Planning and Development Department SUBJECT ..Title CONTINUED FROM SEPTEMBER 16, 2026 Consideration of Plan Amendment and Rezone Application No. P22-02694, Conditional Use Permit Application No. P22-03569, and related Environmental Assessment No. P22-02694/P22-03569 pertaining to ±0.84 acres of vacant land located on the north side of East Copper Avenue, between North Maple and North Cedar Avenues. (Council District 6) – Planning and Development Department.    RECOMMEND ADOPTION (to the City Council) of the Mitigated Negative Declaration prepared for Environmental Assessment No. P22-02694/P22-03569, dated September 11, 2025, for the proposed plan amendment/rezone and conditional use permit pursuant to the State of California Environmental Quality Act (CEQA) Guidelines; and    RECOMMEND APPROVAL (to the City Council) of General Plan Amendment Application No. P22-02694 to amend the Fresno General Plan to change the planned land use designation of the subject property from Commercial – Community (±0.84 acres) to Commercial – General (±0.84 acres); and    RECOMMEND APROVAL (to the City Council) of Rezone Application No. P22-02694 to amend the Official Zoning Map of the City of Fresno to rezone the ±0.84-acre subject property from the CC (Commercial – Community) zone district to the CG (Community – General) zone district consistent with the plan amendment application; and    RECOMMEND APPROVAL (to the City Council) of Conditional Use Permit Application No. P22-03569, requesting authorization to construct a ±3,500 square-foot automated car wash facility with a ±2,813 square-foot canopy.  ..Body EXECUTIVE SUMMARY Maria Spera of Dirk Poeschel Land Development Services, Inc., on behalf of KNRG LLC, filed Plan Amendment/Rezone Application No. P22-02694 and related Conditional Use Permit Application No. P22-03569 pertaining to ±0.84 acres of vacant property located on the north side of East Copper Avenue, between North Maple and North Cedar Avenues.    Plan Amendment Application No. P22-02694 proposes to amend the Fresno General Plan and the Woodward Park Community Plan to change the planned land use designation for the ±0.84-acre subject property from Commercial – Community to Commercial – General.    The rezone application component proposes to amend the Official Zoning Map of the City of Fresno to rezone the ±0.84-acre subject property from CC (Community – Commercial) to CG (Community – General) zone district in accordance with the Plan Amendment application.    Related Conditional Use Permit Application No. P22-03569 requests authorization to construct a ±3,500 square-foot automated car wash facility with a ±2,813 square-foot canopy for vacuum area. Primary ingress and egress to the site will be from East Copper Avenue with access available from the east via a shared driveway with the existing commercial shopping center. The existing curb and gutter along East Copper Avenue would be removed to construct a street-type approach. BACKGROUND & ANALYSIS Surrounding Property Information The subject property is currently vacant, and the immediate project site is in an area generally characterized by existing commercial, residential, and public & semi-public land uses. Surrounding properties are planned and zoned for Residential - Urban Neighborhood (north), Commercial – Community (east), Residential - Low Density (south), and Public – Facilities (west).    The ±0.84-acre subject property to be developed is adjusted Parcel C (per Lot Line Adjustment No. 2020-25) of Parcel Map No. 2008-02 which previously subdivided ±11.30 acres of property located on the west side of North Maple Avenue, between East Copper Avenue and East Copper River Drive, into an eight (8) lot commercial subdivision.     The five (5) contiguous parcels located at the northwest corner of North Maple and East Copper Avenue, which includes the subject property, were previously authorized to be developed as a neighborhood shopping center (Copper River Marketplace) under Conditional Use Permit No. P20-00902. The development was to include three (3) general retail/office buildings with a total of ±23,400 square feet, a ±3,000 square-foot retail building with a drive-through, and a ±3,915 square-foot service station/convenience store with eight (8) fuel pumps and a detached fuel canopy.    To date, only the retail shell building and one (1) of the three (3) retail office buildings have been constructed. The two (2) buildings are currently occupied by Mad Duck Restaurant and Brewery, The Golden Hour Cocktail Lounge, Supri Coffee and Boba, Teriyaki Madness, and NorthPoint Animal Hospital. The remaining portions of the site have been developed with on-site parking and landscaping and improved vacant building pads. Aside from the Class 1 Bicycle and Pedestrian trail that’s been constructed along the frontage, the subject property, which is authorized to be developed with the service station/convenience store, remains undeveloped. Project Description As mentioned above, the subject ±0.84-acre parcel was previously authorized to be developed as ±3,915 square-foot service station/convenience store with eight (8) fuel pumps and a detached fuel canopy under Conditional Use Permit No. P20-00902. However, the property owner/developer proposes to develop a car wash instead.    The proposed car wash will have a tunnel with two driveway aisles and a 16-stall vacuuming area which will be located on the east side of the car wash tunnel building. There will also be two pay stations located on the northern portion of the site. The project site will be buffered by landscaping areas on the north, south, and west of the property which will serve to mitigate noise and light generated by operation of the car wash. In addition, an 8-foot masonry sound barrier wall is proposed along the north and west property lines.    Several existing utility easements will remain on the site including an 11-foot easement along the north of the property, a 30-foot public utilities easement along the west of the property, and a 77-foot PG&E easement along the south of the property.    The carwash will operate seven days a week from 8:00 a.m. to 8:00 p.m. The project would produce wastewater from the car wash process. However, the project integrates a recycling and filtering system that would remove and settle solids, greases, and other material into an underground reclamation tank for recycling and reuse.  Existing Land Use and Zoning The subject property is located within the boundaries of the Fresno General Plan and the Woodward Park Community Plan. These plans designate the subject ±0.84-acre property for Commercial - Community planned land uses. The existing underlying CC (Commercial – Community) zone district is consistent with the Commercial - Community planned land use designation.    According to the Fresno General Plan, Commercial – Community is intended for commercial development that primarily serves local needs such as convenience shopping and offices. Specific uses allowed include medium-scale retail, office, civic and entertainment uses, supermarkets, drug stores, and supporting uses. Under the current planned land use designation and zone district of Commercial – Community, the proposed car wash facility would be prohibited. Therefore, the subject Plan Amendment and Rezone Application (P22-02694) is required to change the existing zoning and land use to a district in which this use is permissible to facilitate the proposed development.  Proposed Land Use and Zoning Plan Amendment Application No. P22-02694 proposes to amend the Fresno General Plan and Woodward Park Community Plan to change the planned land use designations for the ±0.84-acre subject property from Commercial - Community to Commercial – General (Exhibit C). The rezone application component proposes to amend the Official Zoning Map of the City of Fresno to rezone the ±0.84-acre subject property from the CC (Commercial – Community) zone district to the CG (Commercial – General) zone district in accordance with the Plan Amendment Application (Exhibit C). The proposed underlying CG zone district is consistent with the proposed Commercial - General planned land use designation.     Pursuant to Table 15-1202 (Land Use Regulations – Commercial Districts) of the FMC, car wash facilities are permitted in the CG zone district subject to an approved conditional use permit and additional regulations in accordance with Section 15-2711 (Automobile/Vehicle Washing) of the FMC. Therefore, if approved, the project (Conditional Use Permit Application No. P22-03569) would be considered consistent with the proposed planned land use and zoning classification of Commercial – General. Conditions of Zoning Conditions of Zoning were adopted for the lands located within the Copper River Ranch Project through adoption of the Fresno City Council Ordinance No. 2003-45 on June 03, 2003. These conditions of zoning generally required: (1) Approval of a “master” special permit (Conditional Use Permit) for the Copper River Ranch development project, which was previously satisfied through the approval of Conditional Use Permit Application No. C-04-153 (the “Master” Conditional Use Permit for Copper River Ranch); (2) Implementation of the mitigation measures established by the certification of Final Environmental Impact Report No. 10126 (SCH #2000021003); and, (3) Restricted uses for the parcel located on the south side of North Friant Road and the northern most point of the Copper River Ranch development project (which does not include the subject property). Development Standards The proposed project complies with the intensity and massing development standards of FMC Section 15-1203. The ±36,590 square-foot subject parcel (±148’ x ±247’) exceeds the minimum lot dimensions of 75 feet in width and 125 feet in depth. With a total floor area of approximately 6,313 square feet, the resulting Floor Area Ratio (FAR) is 0.17, well below the maximum 2.0 FAR permitted within the CG district.    The CG zone district requires a minimum front setback of 15 feet from right-of-way and a maximum building height of 35 feet. The proposed buildings are setback from the East Copper Avenue right-of way boundary approximately 77 feet. The proposed building will be no more than 22 feet in height. The proposed buildings meet the development standards of the CG zone district. Automobile/Vehicle Washing Pursuant to Section 15-2711 of the FMC, carwash facilities shall undergo a design review of architecture, style, and appearance to ensure similarity and compatibility with surrounding residential, commercial, and industrial development.   The proposed carwash generally complies with the design, operational, and landscaping standards outlined in FMC Section 15-2711. The facility will operate with an onsite attendant from 8:00 a.m. to 8:00 p.m., consistent with restrictions for sites adjacent to residential districts. The building’s design, colors, and materials will match the surrounding commercial development, and although the site is not on a corner, existing architectural features nearby already satisfy the intent of enhancing the streetscape.    Key development standards—such as required setbacks, placement of noisegenerating uses, and screening of vehicle lanes—are addressed through site design and project conditions. The carwash tunnel and openings maintain adequate separation from the adjacent residential property, constrained partly by a large utility easement. Landscaping requirements will be met through conditions of approval, including adjustments to the Copper Avenue setback and the addition of a 30inchtall screening wall or berm at the tunnel exit. Lighting, noise control, water recycling, and operational standards (including litter management) are also incorporated into project conditions.    Overall, the project meets applicable regulations for design compatibility, public visibility, noise, and residential adjacency. Remaining deviations—primarily related to preexisting landscape buffers—are acknowledged and addressed through the original project approvals and current conditions applied to ensure compliance before final permitting.  Traffic & Circulation The Project site has one (1) existing street frontage located on East Copper Avenue. The Fresno General Plan Circulation Element designates this roadway (East Copper Avenue) as a super arterial street.    The project will include frontage improvements including but not limited to one (1) point of ingress and egress from East Copper Avenue, curbs, gutters, and sidewalks. The proposed project is located within Traffic Impact Zone III pursuant to Figure MT-4 of the Fresno General Plan, which generally represents areas near or outside the City Limits but within the Sphere of Influence (SOI) as of December 31, 2012.     In accordance with Fresno General Plan Policy MT-2-I, given that the project includes a General Plan amendment, a Traffic Impact Study (TIS) is required. However, the project site and surrounding area already has appropriate multi-modal infrastructure improvements. As such, the City Traffic Engineer determined that a trip generation comparison would suffice in lieu of a TIS. A Trip Generation Analysis (TGA) was prepared by JLB Traffic Engineering, Inc. dated October 17, 2022 (Exhibit L) to evaluate the potential difference in traffic generation.    As identified in the TGA, vehicle trips and generation rates projected to be generated by the proposed project were calculated using the Institute of Traffic Engineers (ITE) Trip Generation Manual, 11th Edition.    Based upon the existing Commercial - Community planned land use density and acreage allocations currently designated by the Fresno General Plan, the subject property (if it were to be developed with the proposed car wash facility) is anticipated to generate approximately 775 Average Daily Trips (ADT) with forty-three (43) vehicle trips (22 in; 21 out) occurring during the morning (7 to 9 a.m.) peak hour travel period and seventy-eight (78) vehicle trips (39 in; 39 out) occurring during the evening (4 to 6 p.m.) peak hour travel period.    The Public Works Department, Traffic Engineering Division has reviewed the potential traffic related impacts for the proposed project and has determined that the subject site will be able to accommodate the quantity and kind of traffic which may be potentially generated subject to the standard city requirements for street improvements and subject to the project specific mitigation measures determined applicable by the City of Fresno Traffic Engineer.  These requirements generally include: (1) Local street dedications; (2) Street improvements, (including, but not limited to, construction of concrete curbs, gutters, pavement, underground street lighting systems; and, (3) Payment of applicable impact fees (including, but not limited to, the Traffic Signal Mitigation Impact (TSMI) Fee, Fresno Major Street Impact (FMSI) Fee, and the Regional Transportation Mitigation Fee (RTMF) Fee. These requirements are outlined within the memorandum from the Public Works Department dated December 16, 2022.    Vehicle Miles Traveled (VMT) Analysis    Under Senate Bill (SB) 743 and CEQA Section 15064.3, transportation impacts are now measured by Vehicle Miles Traveled (VMT) instead of automobile delay (LOS). In 2020, the City of Fresno adopted VMT thresholds aligned with state goals, requiring a 13% reduction for residential/office uses and a net-zero increase for retail.    Projects consistent with the City's General Plan and Zoning may be screened out from a quantitative VMT analysis if they meet one or more of the following criteria:    Located within a Transit Priority Area/High Quality Transit Corridor (within 0.5 miles of a transit stop)  Local-serving retail under 50,000 sq. ft.  Low trip generator (fewer than 500 average daily trips)  High level of affordable housing units  Institutional/government and public service use  Located in a Low VMT Zone    However, per Section 3.1 of the City's VMT Thresholds, projects involving a General Plan Amendment (GPA) or Rezone must be evaluated on a case-by-case basis and are not eligible for screening. Because this Project includes both a General Plan Amendment and a Rezone, a quantitative VMT analysis is required.    A qualitative analysis was prepared as part of the TGA dated October 17, 2022, and referenced above. The Project is classified as "retail" due to its low employment density and local trip-catching nature. Using the Fresno Council of Governments (COG) Activity Based Model (ABM) and ITE trip generation rates (775 daily trips), the analysis determined that the Project would result in a regional VMT of 22,835,426—a decrease from the "no project" baseline of 22,875,724. The location of this proposed Project and its vicinity to other retail and residential areas are the main factors in this determination. By reducing the distance residents must travel for these services, the Project meets the City’s net-zero threshold. Impacts are therefore less than significant under CEQA Guidelines Section 15064.3(b).    Noise    The proposed car wash will operate seven days a week from 8 AM to 8 PM. Operation of the car wash will generate noise from blowers used to dry cars as well as from vacuums. Existing noise levels in the project vicinity are dominated by traffic noise along adjacent major street roadways. The proposed project will not increase the volume or types of vehicle trips projected for Copper Avenue beyond that which was analyzed in the General Plan and MEIR for future vehicle noise based upon General Plan buildout. Public Services Sewer  The nearest sanitary sewer main to serve the proposed project is a 24-inch sewer main located along the westerly boundary of the project site. The applicant will be required to install sewer house branches to the property, abandon any existing on-site private septic systems, and pay applicable sewer connection charges and fees. The requirements listed above, and additional requirements have been listed in the Department of Public Utilities memo dated December 9, 2022.   Water  The nearest water main to serve the proposed project is a 14-inch water main located in East Copper Avenue. Water facilities are available to provide service to the site subject to the conditions listed in the Department of Public Utilities memo dated December 9, 2022.  Fresno Metropolitan Flood Control District (FMFCD)  The subject property is located in the Fresno Metropolitan Flood Control District’s (FMFCD) Drainage Area “DE.” The FMFCD has indicated that the proposed development is not located within a flood prone area. Additional requirements are listed in the memorandum from FMFCD dated December 1, 2022 and December 12, 2022.  Fire  The City of Fresno Fire Department reviewed the proposed project and has determined that adequate Fire service will be available subject to future requirements for development which will include requirements incorporated into the Conditions of Approval.     Review for compliance with fire and life safety requirements for the interior of proposed building and the intended use are reviewed by both the Fire Department and the Building and Safety Services Section of the Planning and Development Department when a submittal for building plan review is made as required by the California Building Code. Other Departments and Agencies All comments received from the applicable agencies have been incorporated into the conditions of approval for Plan Amendment and Rezone Application No. P22-02694 and Conditional Use Permit Application No. P22-03569. The project will comply with all department comments and conditions as incorporated into the conditions of approval dated June 17, 2026.  Public Notice and Input Neighborhood Meeting    Prior to formally submitting the proposed project, the applicant held a neighborhood meeting on April 4, 2022. Several residents who live nearby the project were in attendance where the applicant provided an overview of the proposed project and addressed comments, questions, and concerns. A summary of the meeting was submitted with the application (Exhibit I).    Council District Project Review Committee    On January 9, 2023, the Council District 6 Project Review Committee unanimously recommended approval of the project with no additional comments or recommendations.     Notice of Intent  A neighborhood notice (Notice of Intent to Take Action) (Exhibit J) was mailed to property owners and tenants within 1,000 feet of the subject property on March 30, 2023, which commenced a 10-day comment period. Eight emails (Exhibit K) from the public were received – four in support of the project and four in opposition.    During the public review period, the City received both opposition and support regarding the proposed car wash facility. Public support focused on the project's utility as a valuable local amenity and appreciated the developer's architectural integration with the adjacent retail center. Proponents also noted that the car wash represents a significant compromise and a lower-impact alternative to the previously approved gas station and convenience store. Conversely, project opposition raised concerns regarding potential increases in traffic, localized noise, declining property values, environmental pollution, and vagrancy. Opponents also questioned the necessity of the project given an existing car wash located less than three miles away. Staff reviewed these concerns against independent technical studies and determined that all potential impacts remain below established thresholds or lack supporting evidence.    Regarding traffic and regional circulation, as previously stated, a Trip Generation and Vehicle Miles Traveled analysis was completed by JLB Traffic Engineering, Inc. on October 17, 2022. Utilizing the Fresno COG ABM, the analysis confirmed that the project complies with all City VMT guidelines and creates no adverse traffic impacts. Furthermore, data shows that regional VMT is projected to decrease from 22,875,724 to 22,835,426 with the project, indicating that the new location will optimize local travel patterns and reduce overall driving distances for residents seeking these services. Environmental factors were also thoroughly vetted through an Environmental Initial Study prepared by Ericsson-Grant, Inc., which concluded that the facility would have a less-than-significant impact, or no impact at all, on air quality, geology, soils, greenhouse gas emissions, and hydrology.    Addressing operational noise, staff analyzed manufacturer specifications for the proposed MacNeil Wash Systems and Motor City Drying Systems. While the equipment generates 78 to 79 decibels (dB) at a 35-foot distance from the tunnel exit, noise levels naturally attenuate over distance. For the existing single-unit homes approximately 208 feet away on East Copper Avenue, the sound will drop to approximately 37 dB. This operational noise is substantially quieter than the area's existing ambient traffic noise, which ranges from 60 to 65 dB according to the City of Fresno General Plan. Finally, staff found no factual basis or empirical evidence submitted to the City demonstrating that the project would negatively impact local property values or cause an increase in vagrancy and crime in the surrounding neighborhood.    Notice of Planning Commission Hearing    In accordance with Section 15-5007 of the FMC and California Government Code Section 65854, the Planning and Development Department mailed notices of this Planning Commission hearing to surrounding property owners within 1,000 feet of the subject property on April 10, 2026 (Exhibit J). No comments have been received to date.  ENVIRONMENTAL FINDINGS An initial study was prepared for this project in accordance with the requirements of the California Environmental Quality Act.  This included the distribution of requests for comments 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 have examined potential impacts pertaining to aesthetics, agriculture, air quality, archeological/historical, biological resources, geology, minerals, noise, public services/facilities, recreation/parks, traffic/circulation, vegetation, water quality, water supply/groundwater, and land use.      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 15070 and 15074.     A public notice of the attached Mitigated Negative Declaration for Environmental Assessment Application No. P22-02694/P22-03569 (Exhibit J) was published in the Fresno Bee on September 5, 2025, with no comments received to date. FRESNO MUNICIPAL CODE FINDINGS Pursuant to FMC Section 15-5812, the Planning Commission shall not recommend, and the City Council shall not approve an application unless the proposed Plan Amendment or Rezone meets the following criteria: The change is consistent with the General Plan goals and policies, any operative plan, or adopted policy. The change is consistent with the purpose of the Development Code to promote the growth of the city in an orderly and sustainable manner and to promote and protect the public health, safety, peace, comfort, and general welfare; and The change is necessary to achieve the balance of land uses desired by the City and to provide sites for needed housing or employment-generating uses, consistent with the General Plan, any applicable operative plan, or adopted policy; and to increase the inventory of land within a given zoning district to meet market demand. Pursuant to FMC Section 15-5306, a Conditional Use Permit shall only be granted if the decision-maker determines that the project as submitted or as modified conforms to all of the following criteria:    The proposed use is allowed within the applicable zoning district and complies with all other applicable provisions of this Code and all other chapters of the Municipal Code;    The proposed use is consistent with the General Plan and any other applicable plan and design guideline the City has adopted;    The proposed use will not be substantially adverse to the public health, safety, or general welfare of the community, nor be detrimental to surrounding properties or improvements;    The design, location, size, and operating characteristics of the proposed activity are compatible with the existing and reasonably foreseeable future land uses in the vicinity; and    The site is physically suitable for the type, density, and intensity of use being proposed, including access, emergency access, utilities, and services required; and    The proposed use is consistent with the Fresno County Airport Land Use Compatibility Plan (as may be amended) adopted by the Fresno County Airport Land Use Commission pursuant to California Public Utilities Code Sections 21670-21679.5.    Based upon analysis of the applications, staff concludes that the required findings of Section 15-5812 (Plan Amendment/Rezone Findings) and 15-5306 (Conditional Use Permit Findings) of the FMC can be made. These findings are attached as Exhibit M with this staff report CONCLUSION The appropriateness of the proposed project has been examined with respect to its consistency with the goals and policies of the Fresno General Plan, Woodward Park Community Plan, and the 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 and conclude that the required findings contained within Sections 15-5812 and 15-5306 et seq. of the FMC can be made. Based upon this evaluation, the proposed Plan Amendment and Rezone Application No. P22-02694 and related Conditional Use Permit Application No. P22-03569 are appropriate for the subject property. Action by the Planning Commission will be a recommendation to City Council. ATTACHMENTS: Exhibit A – Vicinity Map  Exhibit B – Aerial Photograph  Exhibit C – Proposed Planned Land Use and Zoning Map  Exhibit C1 – Existing Planned Land Use and Zoning Map  Exhibit D – Project Information Tables  Exhibit E – Owner’s Letter of Authorization  Exhibit F – Operational Statement  Exhibit G – Exhibits (Site Plan, Elevations, and Floor Plan)  Exhibit H – Conditions of Approval  Exhibit I – Neighborhood Meeting Information  Exhibit J – Notice of Intent, Public Hearing Notice, Noticing Map, Noticing List, and Fresno Bee posting  Exhibit K – Public Comments Exhibit L – Environmental Assessment  Exhibit M – Fresno Municipal Code Findings