Planning Commission - Regular Meeting

Good evening, everyone. I just wanna note our clock is broken. So it is 06:00, so we're gonna go ahead and and start our meeting. And in addition, when we do go to public comments, commissioner Betzid has agreed to keep be the time keeper for that. So thank you for that.

Okay. Good evening, everyone, and welcome to the 01/22/2026 meeting of the City of Clovis Planning Commission. Members of the public are encouraged to participate in meetings by accessing and listening to the webcast on the city's website, providing written comment at the same same website, or coming in person and engaging with us here. If you would I'd like to oh, where's my little sorry. The gavel was too far.

I'd like to call this meeting to order. Please join me, and commissioner Hinkle will be leading us in the flight salute. Commission secretary if you can call for roll.

Commissioner Bedstead? Here. Commissioner Hatcher? Here. Commissioner Hebert? Here. Commissioner Hinkle? Here. Chair Antuna? Here. Thank you. Everyone's present.

I'd like to open the motion to approve minutes for the 11/20/2025 Planning Commission meeting.

I'll make a motion.

I'll second.

I have a motion from commissioner Hatcher and a second from commissioner Abert to approve the minutes from the 11/20/2025 meeting. Commissioner Hatcher?

Yes.

Commissioner Abert? Yes. Commissioner Bedstead? Yes. Commissioner Hinkle?

Yes.

Chair Antuna?

Yes.

Five zero.

Commission do we have any comments from the commission secretary?

Good evening. Yes. There's just a couple. The first thing that I'd like to do is I'd like to request if we can consider item three regarding the map extension first. It should be a quick item before we hear item two. So I'd like to request if we can make that change. K. And then I just wanted to provide a quick general plan update. So we have our next upcoming general plan advisory committee meeting next week on Thursday, January 29 at transit. Starts at 6PM.

That'll be focused on land use, and then we have two following meetings regarding land use. The next would be March 5 and then April 30. Our website does have the information updated with the materials for next week's meeting. So feel free to go on the website. And if you have any questions, just reach out

to staff. That concludes my presentation. Thanks. Very good. Do we have any comments from the planning commission? No. Okay. Very good. Now we're gonna go move on to the public comment period. This is an opportunity for members of the public to address the planning commission on any matter within the planning commission jurisdiction that is not listed on the agenda.

In order that everyone be heard, please limit your comments to three minutes. Anyone wishing to be placed on the on the agenda for a specific topic, please contact the planning division.

Do we have any comments from the floor? Very well. Seeing none, we're going to now move on to our public hearing portion of the meeting. I do wanna state that kinda wanna go over. We I see we have some people in the audience, which is really great.

It's really great to see you all here to come and participate. I do wanna just say that we're gonna run through the meeting. Typically, it's a presentation by staff, and then the applicant comes up and speaks. And then we open up for any questions the commissioners have, and then we open the public hearing. You will have an opportunity to speak either for or against a project, and then we close a public hearing.

The applicant will have a chance for rebuttal, but since the public hearing is closed, it's only the applicant that will have opportunity for rebuttal. Okay? Now having said that, we're gonna go ahead and introduce item number three as requested by commission secretary. Consider approval of tentative track map six three six four, a request to approve a one year extension to the approved master vesting tentative track map six three six four associated with 310 acres of land bounded by Leonard Avenue on the West, Thompson Avenue on the East, Gettysburg Avenue on the North, and Ashland Avenue on the South. Home Place Holding LLC applicant, Four Creeks Inc, representative Dog Creek Land and Farming LLC owner, and Tiffany Williams welcome presenting.

Thank you. Good evening chair Antuna and commissioners. Before you tonight is a request to approve a one year time extension to allow the applicant additional time to timely file their improvement plan and final map. The project is associated with approximately 310 acres of land which is generally bounded by Gettysburg Avenue to the North, Thompson Avenue to the West, Ashland to the South, and Leonard Avenue to the I'm sorry, to the West, Thompson to the East, if I misspoke. The project is surrounded by developing residential adjacent to the North and the South, primarily agricultural to the East, and Clovis East High School to the West.

The project is a 1,174 lot single family residential subdivision, including future phased multifamily, five acres of neighborhood commercial, related parks, and open space, as well as an existing 25 acre site that will be retained by the current owner. Along with the map, a planned development permit was approved and it established the development standards which are required under the R 1 PRD zone district. So the Planning Commission did recommend approval of the project to City Council on July. The City Council approved the project on 09/19/2022. The approval was valid for three years with up to six one year extensions.

And on 11/13/2025, the applicant submitted a request for their first one one year extension. Although the extension was submitted after the expiration, we did accept the request because the applicant had been actively working with the city since 2025. In addition, there were significant delays due to the relocation of Dog Creek Canal. So this particular extension would extend the approval date to 09/19/2026, allowing the applicant additional time to timely file their improvement plans and final map which they do anticipate on doing in early twenty twenty six with constructed construction expected in 2026. Okay.

And for the environmental analysis, there was an initial approval with the project that was found the project was found to be exempt. With this time extension, there is no change in circumstances, scope, density, design, and so therefore the project remains exempt from environmental review. Notice was published in the Business Journal on Friday, January 2 and mailed to 462 property owners within 600 feet of the project site. We did receive one public comment which was provided and placed on the dais for your consideration. Based on the findings, staff recommend that the Planning Commission approve the environmental exemption and approve a one year extension to the approved project.

That concludes this presentation. I am available for questions.

Are there any questions staff at this time? Sorry. Go ahead.

The major delay on this was the Dog Creek.

That's correct.

That was the main problem that

Yeah.

Which we had no control over. Thank you.

Okay. We're gonna go ahead and open the public hearing. Is the applicant present? Oh, okay. If you can step up to the podium there, there should be a little button to turn on the mic. State your name and address for the record.

Hello. Good evening. My name is Christina Guzman. I am the forward planning manager of TrueMark Homes, and I just wanted to say thank you to staff for recommending approval of this item, and I'm here to answer any questions.

Okay. I see none. Go ahead and have this. Alright. Thank you.

Okay. At this time, I'm gonna invite anyone in the public who would like to speak in support of this project. K. Seeing none, I'd like to invite anyone who would like to speak in opposition of this project. Seeing none, we're gonna go ahead and close the public portion and bring it back to the commission for a vote.

No discussion? Alright. Very

good. Alright. I'll then make a motion. I will make a motion that we approve a one year extension of track map sixty three sixty four.

I'll second.

I have a motion from commissioner Bedstead and a second from commissioner Hinkle to approve. Commissioner Bedstead? Yes. Commissioner Hinkle? Yes. Commissioner Hatcher? Yes. Commissioner Hebert? Yes. Chair Antuna?

Yes.

Extension is approved, five zero.

Very good. We're gonna go back up now to item number two. This item was continued from the 10/23/2025 planning commission meeting. Consider approval of CUP twenty twenty five zero zero six adopting a class 32 categorical exemption approving a conditional use permit to allow a three story mixed use development with ground floor commercial space and parking and one resident above located at 319 Bullard Avenue. Owner applicant Rick Sasano, Tiffany Williams, staff presenting.

Good evening again. Tonight, I will also be presenting item number two on the agenda. So this project proposes a three story mixed use development, which will be located at 319 Bullard Avenue. It's on the Northwest Corner Of Bullard And DeWitt Avenues. The project site is approximately 0.05 acres of land, a small vacant infill lot with commercial uses surrounding it.

The site is zoned c three downtown commercial District. The general plan designation is mixed use village, and this project site falls within the Central Clovis specific plan in Planning Area 1, which is the Old Town storefront commercial. The general plan zoning and specific plan are consistent and encourage as well as allow mixed use development with an approved conditional use permit. So the Planning Area One's vision is to encourage diverse mixed use commercial that will support thriving local community. It also supports enhancing pedestrian quality, which means fostering walkability and reducing reliance on vehicles.

It also seeks for efficient land use, which means maximizing the space we already have, that existing space, and using it effectively. It also aims for smart growth, which means it's looking at meeting the diverse housing needs while still maintaining the authentic character of the community. So this project, again, is a three story mixed use development. The Ground Floor will feature a 368 foot square foot retail space that can be ax accessed off of Bullard Avenue. On the Ground Floor, there will also be a two car garage which will be exclusive to the residents.

On the 2nd And 3rd Floor of the building, there will be a single residential dwelling unit. In addition to that, there will be new tree plantings right along or near the build the new building facade. There is an existing public alley access that will be the one point of vehicle access for the residents. In addition to that, the structure, as was shown in the staff report, is taller than the immediate surrounding properties, which aligns with the specific plan and that it provides visual interest as well as it be it can become the gateway into Old Town Clovis. So this is a continued hearing.

The item was scheduled for Planning Commission on October 23. Notice was published in the Business Journal on Monday, October 6 and was mailed to 30 property owners within 300 feet of the project site. At the request of the applicant, Planning Commission granted a continuance to a date certain of January 22, which is today. And we did receive two written public notice two written public comments which were submitted, and they were placed on the dais for your consideration. So as mentioned previously, we did receive comments.

Staff did address the comments, and we'll briefly go over some of those comments at this time. So in regards to noise, there is the potential for construction noise. Those impacts will be temporary and limited as the applicant will be required to adhere to Clovis Municipal Code which provides construction hours as well as noise standards. The project as well will be conditioned and has been conditioned to operate in in a manner that complies with the Clovis Municipal Code. There was a concern received for air quality in regards to vehicles backing out of the residence.

In addressing that, vehicle movements are limited and will occur only in that open air alley and are not expected to cause any prolonged exposure to neighboring offices. There was also a concern received in regards to loitering and nuisance. This project will include design features that will make it or promote visibility and activity, and then any future issues that may arise can be addressed through our standard code enforcement process. There was a concern received about usage of private trash enclosures. The applicant did coordinate with public utilities department, and they came a determination was made that trash toters could be stored inside of the building, and then there would be a designated pickup location.

There was also a concern received about side setbacks and about specifically the project structure being located on the property line. According to the specifics plans development standards and design guidelines, the property is permitted to site directly on the property line and that is consistent with adjacent businesses. Another concern received was in regards to the building height, more specifically to privacy and obstruction of light. The height is within the zoning limits. The c three zone allows up to 50 feet with four stories, and this project is at 32 feet with three stories.

So it it does meet the zoning regulations as well the specific plan the goal is for varied building mass as well as mentioned before the specific plan calls out taller taller buildings amongst shorter buildings for that visual interest as well this project could become a gateway for Old Town Clovis. So there was a concern received for the commercial space that there might be a potential for a bar to go in. Per the operational statement that was submitted, the commercial space will be light retail which is a permitted use. Uses such as bars do require a conditional use permit and that would then go through a public hearing process such as this and it would require approval before any type of permitting was granted. There was another concern about the alley usage.

The alley is a public alley which is designed for vehicular access. The project is required to have a 26 feet backup space which the applicant has provided to allow safe ingress and egress. And the limited trip generation is not expected to exceed the alleys functional capacity. There was another concern received in regards to the parking. There is no fixed minimum parking requirement for parking spaces in the code.

What it states according to the specific plan and then the zone is that require requirements are determined by the CUP process based on mix of uses, project intensity, and surrounding context. And so for this particular project, what we looked at was it is near public transit. It is a it's a small site. It's at 0.05 acres of land. We also looked at the public parking options nearby.

And so there were a variety of things that we looked at, and staff, after the evaluation determined that the parking that's provided, which is the two car garage for the residents, is adequate and is consistent with the zone specific plan and general plan. The project will be conditioned to require advertising and promotional materials for the business to include clear information directing customers to appropriate to appropriate parking locations. And this this condition has been given to address the concern of people our customers parking in private parking areas. The project is not proposing use of any privately owned parking lots. The parking lot referenced in the staff report which was brought up as a concern is a city owned parking lot within the PBIA.

It's located in the Northeast Corner of Bullard And Woodworth. Here we have an illustration of the PBIA. The peak outline is the PBIA area, and within it are the public parking facilities. Parking Lot 2, which is referenced in the staff report, is the orange highlighted area. And it's located again in the Northeast Corner of Bullard And Woodworth.

And here is a aerial view of the project location with the yellow dashed lines and the Parking Lot 2 on Bullard And Woodworth. This is kind of to show the distance between the the project site and the Parking Lot 2, as well as to demonstrate that this is a city owned parcel. It is not privately owned. So based on the findings, staff is recommending approval of the project of the staff is recommending approval of the categorical exemption and the conditional use permit. That concludes staff's presentation, and I am available for questions.

Do have questions of staff?

I do. Just have a question here. Regarding the trash toters, are those just going to be the standard residential style tote or are they going to be something larger? What's planned there? Because you mentioned that they would potentially be stored inside and then moved elsewhere. I'm just wondering what the logistics look like.

They will. I'm gonna defer to engineering to provide a response.

What was worked out was a standard residential total. They were able to prove that the capacity of those total will serve both the residents and the commercial.

And then would those be singular for each resident or would they have to acquire multiple?

Correct me if I'm wrong Tiffany, it is a singular residence?

It is a single residence. It will have two bedrooms but it is one residence.

Okay my misunderstanding. And then where exact they'll be moved out on pickup day and they'll be subject to being reclaimed and stored?

That is correct.

Within what duration?

I I will defer to engineering for the duration.

Duration would be like every other standard total pickup. Okay. But they're

they'll be they will have to conform to pulling them off the street or wherever they're being staged and move back within accordance with our city code. Yes. Okay. Thank you.

A follow-up to that. It actually also involves the Toters. But I guess what kind of study or well, you mentioned there was I don't know. You called it something. I'm sorry. I didn't write it down. But that it was determined that a standard household toter would be able to service both the commercial use and the household. Or are you saying the commercial use will have its own separate toter?

If I remember correctly, it was that the singular total would be able to function for both the residents and the commercial usage. That's separate. Sorry. They are having separate taters for the commercial use and the residents.

Correct? So the residential will have its own three taters that we all get, and then the commercial will have its own three taters, but the same size, residential size.

Correct.

And both commercial and the residents understand that they need to store their toters indoors. Correct. Okay. Thank you for that clarification. Are there any other questions for staff?

Yeah. I'm gonna ask one other question. You mentioned the signage helping individuals navigate to where other parking is available. I imagine that'll be done as part of some sort of site plan review to where that signage gets posted. But for other private areas, if it's not already, will we allow or will this project furnish signage to designate those as private parking areas just to help allay and and get rid of the fear that those may be consumed errantly?

That was not included as a condition. What was written in the staff report is that any private parking lots that are adjacent to the project would provide their own signage that customers are not to park in these areas because they are private, which is why we added the condition in that the applicant would then be required with any promotional or advertising to direct customers to a parking lot that they could park in.

Thank you.

Any other questions of staff? Very well. We're gonna go ahead and open the public hearing now. Is the applicant present? There should be a button right there. Please state your name and address for the record.

Good evening, members of the planning commission. My name is Paul Hologicen. I'm the principal architect of Paul Hologicen Architects, 265 East River Park Circle, Fresno, California 93720. With me is my colleague, Mark Hologicen. So just a brief background.

Mark and I are both architects and urban designers. We've both lived in other big cities. And one of the things that we just find so rewarding about this project is this is an example to or an opportunity to bring current thought about urban design, what other cities are doing across the country to embrace more walkable, livable cities. There Old Town Clovis one of the great things about Old Town, and compared to a lot of other cities across California, is you've hung on to your history. You haven't destroyed your urban core.

Old Town is probably one of the most desirable, urbane settings in the entire valley. Our goal as architects and designers is to reinforce what works about Old Town, not to destroy it, not to change it, not to alter it, but to capitalize on it. And one of the things that stands out is that your new general your general plan, which embraces kind of the new urbanism, is really all about creating a sense of place, about walkability, about creating rich, vibrant environments. We have an infill site here. It's very small.

It's very challenging. And what our goal in working with the with the owner has been how can we maximize on this opportunity to take this really difficult site and make something wonderful out of it, to make a gateway building that will really enhance the character, the image of Old Town. And I wanted to just briefly read a couple of policy points in your general plan that talk about smart growth. And the the definition of a smart growth development is one that creates a range of housing opportunities and choices. That's what we've done.

Creates walkable neighborhoods. We've pulled the building back from the street. We've created this place between the street and the building facade where people can interact and create street life, which is one of the things you're trying to accomplish through your general plan. It encourages community and stakeholder collaboration. It fosters distinctive, attractive communities with a strong sense of place. The architecture we've chosen for this building really speaks of Clovis' history. It uses wood. It uses metal. It uses brick. Traditional materials that are part of the fabric of Old Town.

Makes develop we make development decisions based on fair, cost effective applications of different building materials. There's a mix of uses. That's what's embedded in your general plan, and we've created a small commercial place that will never be a bar. We don't know where that came from. The idea is it will be a small commercial office. It preserves open space. It provides a variety of transportation choices. Not everybody will drive a car. Some people walk. Some people ride bikes.

Not everyone needs a car. And I think that's one of the brilliant components of your general plan is it's beginning to recognize how people are going to live in the twenty first century. It takes advantage of compact building design. To get that much building on small infill site is doing exactly what is in your general plan. It enhances economic vitality of the region. Rather than a vacant site that generates nothing, this will now be a place that generates revenue. It supports actions and encourages environmental resource management. That site instead of that site just sitting there vacant forever, it's going to now become a gateway to Old Town. So we're proud to be part of it, and we'd love to answer any questions you have. Thank you.

Does the commission have any questions of the applicant?

I'm just gonna ask and follow-up to your statement about that there won't be a bar and there will never be a bar. Would you support as part of a condition of approval that statement? Yes. Thank you.

Any other questions of the applicant? You mentioned that possibly office space is what you're looking at. Do you have an idea of what type of business would be going in there at this time? You don't have to say.

There's been a number of things that we've discussed. They were all appropriate uses. More than likely for the foreseeable future, it may be the owner's private office.

Very good. Thank you. Any other questions of the commission? You. You may have a seat. Okay. At this time, I'd like to open it to the public. Do we have anyone in the public who would like to speak in support of this item? Okay. Do we have anyone in the public who would like to speak in opposition of this project?

Opposition? Yes. Please step up to the podium, state your name and address for the record.

My name is Paul Woodworth. I'm the manager of Mountain View Investment Properties. I'm also the manager of Alves Farms LLC, which is also effective property owner. The address of my office is 311 Bullard Avenue, and it's in Clovis, California. So it's a subject property.

So two comments that have come up as questions, the trash toters. So if you look at the design where they want to put those trotors, which can total up to six, is right outside of my office. So if I had to sit there and view those and listen to the trash trucks as I already have to do, that's a major inconvenience. As I stated in the October meeting in my comments, the construction of this property will affect the alleyway, the ingress and egress of that property. My parking lot is there.

I only have five spaces. The street parking is already occupied by the other properties, including the one that just leased out across the street. So there's no parking, there's no ability to deliver materials without impacting my business. And I have clients coming seven days a week to my office. So it will impact my business.

The noise alone, when he did his soil testing, I had to disconnect off of a phone call with the IRS for a client that had been on hold for over two hours, and they refused to talk to me because of the noise level. Not to mention the testers blocked my drive blocked the alleyway, blocked my driveway, parked in my spots, and refused to move after several times of requesting it. Then you also bring up the parking lot. There's no parking. It's private.

Well, his private parking has to back into my spots. I own the building at the corner of Bullard And Woodworth across the street from the PBI public parking. That lot is already overcrowded. You have Michelangelo's, you have the buildings across the street, you have the Rodeo Car Wash, you have the church. So already there's an overflow problem at that parking lot.

And what happens? They come into my private parking lot at 536 Woodworth, and they're constantly occupying. And for me to have to put up more signage, as Tiffany said, to address his parking, for me to put up more signage to tell people not to park in my spots because there's no no no place else for my tenants or my or myself or my customers park. So now I have signs at Woodworth, and I'm constantly on a daily basis having to tell people to get out of that parking lot. Not to mention the adjoining property owner got me sued from one of their customers because they were not controlling their customers on their property.

So I'm gonna have the exact same issue with this property. There's no parking. There's no place for these people to park. And for the architects and the city to say, well, we're gonna push them up the street. Now you're just gonna push them to my other property, and you're gonna create a similar issue for me there.

And to say that he's gonna have it as a home office, so is it a commercial mixed use or is it a house? Because I just had to back out of another property in Clovis On Bullard that I purchased because after I spoke with city staff, they said, if it's a house, I can't put an office behind it and I can't build a garage. So, but he can put in a three story building, call it commercial, and he's the one that stated he was putting a bar there. Three other individuals walked into my office, thought I owned that property, and said I was putting the bar in. I corrected them.

So now it's retail, but really it's gonna be a home office. So is this a house or is it a commercial real estate property? Because my property is commercial real estate and I I conduct commercial business there. I'm a one man office. This is how I make my living. And if I can't have clients parking in my parking spaces or gaining access to my property or having to walk four blocks because it's all congested, Come on. You put me out of business. Those are my comments. And I also submitted a letter from my legal counsel. That's also part of my comments. Thank you.

Thank you. Do we have anyone else who would like to speak in opposition of this project? Seeing none, we're going to go ahead and close the public hearing and bring it back for commission for a vote. Does commission have any clarifying questions for staff?

In follow-up to one of the comments made here on the total location, obviously, trash pickup is trash pickup. There's people driving trucks in front of my house. Some of us work from home sometimes. But in terms of exactly where the totars are located, I don't know if we can show that or be able to illustrate that and see if there's alternatives or at least even understand where exactly they're gonna be placed. That wasn't clear to me in the presentation.

So as Mackenzie here is highlighting, the areas in red is where they're gonna pull the trash toters to.

And just to clarify, there's no ingress, egress right there, no drive access or anything that will be obstructed in any way?

No. They're being placed on either side of the drive approach. So the drive way for the alley should not be impacted.

Sir, we appreciate your comment but that period is now closed.

Chair, if I may. Yes. So first of all, the toters cannot block the driveway, the drive aisle period. Right? So we'll work with the applicant if the if the commission chooses to approve the project to consider relocating those torters to a different site. Having said that, it it is important to note too that this is a public street. Everyone puts their torters out there. Right? They had to remove them by noon the next day. Right? So regardless, we will work with the applicant if this project is approved to pick a different site to help accommodate Mr. Woodworth's concern on that issue.

And George, appreciate that clarification. Think, you know, those that know me, you know, sometimes we are looking for common ground. Not everybody wants that, but when we're trying to find ways to integrate old with new, I want to be thoughtful and look at where we can make concessions and where those make So if there is a way to yes, it is a public street. I wanted to clarify that. I wanted to clarify we're not blocking drive access.

If the one set of toters is going to potentially obstruct parking, hearing as, yes, there is some congestion there, then let's be thoughtful about even if we had to walk a little bit further to move those toters down the way. But at some point, we may just be where we are. And I think my ask is just if this does go forward, seek alternatives that make sense for everybody.

Okay.

And that's all I have. Thank you.

There's no green toters because there's no lawns and stuff. So there's just the two tooters that they'll have. Can we get clarification from the city on that? We

we have Sean Smith coming up right now.

Alright. Thanks, commission. Maybe if I could help with that. The green is often associated just with vegetation clippings but it also includes organics. So like food waste. So that definition has been expanded so that that there will be three totalers, you know, the the regular, the recyclables, and the organic.

Thank you for that clarification.

So to follow-up with the just on the toters one last time, can staff clarify all of the other businesses also have to put their toters on that street? So all of the all of the waste containers are gonna get picked up.

I'm looking at public utilities, Saray, if you can if you're able to confirm that, where they put their tutors. Is it on this on the street there? Saray is with our public utilities department.

Yeah. Thank you. Yeah. Sarianovsky, public utilities department. So, I do know that just across in across the way in the on the on the adjacent side to the west, there is an existing trash enclosure.

So currently, our operations will our trucks will definitely go through that alleyway to pick up the enclosures that are located within that trash enclosure. Sorry, the bins the bins that are located within that trash enclosure. So we already operate within that alleyway to to to do pickups. As far as this specific project, it looks like it is planned for the toters to be placed on Bullard. So we will work very closely with the with the customer to make sure that there's an adequate area where we can place those toters to be safely picked up on the appropriate time.

Okay. So that answers that question. So can you also confirm, Zaf, sorry, probably not you, that the street is a public street? Because I know he mentioned that the other business parks there, but that's a public street and it's first come, first served.

Bullard or the alley? No. Bullard. Bullard. Bullard. It's a public street.

Okay. So that's that'll be open to Okay. And as for the concerns about noise, I mean, construction's construction. In terms of having things if this is approved, having items delivered materials, is are you guys gonna work with whoever to make sure those are delivered on the street so that they're not blocking the alley? I mean, has that been a consideration that you guys have worked through?

And that's one of the items I was gonna cover, if that's okay with you, with a with a number of items. But to go ahead and answer your question now, yes, we were, this project if approved will require to acquire an encroachment permit with our engineering department. And through that encroachment permit, there's gonna be certain parameters that they're gonna have to comply. And that is to provide mister Woodworth access, reasonable access to his property. Right? Everyone's entitled to it. Will there be inconveniences? Yes. There will be. But they will be provided access.

Okay. I think that's it for now. If you have other things you're gonna go over, I might have other questions.

Yes. If I may, may I cover some of those?

Absolutely.

Okay. I do want to, for the record, respond back to mister Woodward's counsel, mister Hunter Castro's letter for the record. And first and foremost, I wanna make sure to state that the assertions made here, they're completely unfounded. And frankly, some of the assertions that are claimed here that there were no concessions reached between both applicants, It is between both mister Wordworth and the applicant. The city is not involved in that.

I was not made any I was not made in any purview what was going on, what discussions were made. So, I cannot speak of that. As well, there was an assertion here that city staff performed no outreach, and that's false. I can attest that Tiffany did email mister Wirworth, and there was a communication there, and there was ample, there were ample opportunities for mister Wirworth to reach the project planner on this matter. Also, the CEQA exemption is appropriate for the project, and the project description is sufficient for the commission to consider the project tonight, whether you choose to approve it or deny it, but it is sufficient.

Also, the claims on noise. The project will be required to comply with our noise ordinance and our standards for construction. They're they're not exempt from that. No one is. So they will they will need to comply with that. Also, I spoke about the encroachment permit. CEQA, the CEQA exemption is adequate. The the project, the assertions made here about traffic not being analyzed, sewer and water, yes, they were. They were with our our environmental impact report with the general plan. The use is consistent with the land use.

Right? They're not proposing a general plan amendment. If they were, our engineering staff would be analyzing that requiring a sewer study, water study, traffic. But here this evening, they're not proposing a general plan amendment. It's a use allowed by code with a condition use permit.

Having said that too, any as Tiffany mentioned, any bar being proposed, it requires a conditional use permit. It will come back before the commission, and it will be up to your discretion if you want to approve it or not. That's a new point, because it looks like the applicant now has reached an agreement that they're willing to put a condition on this project that no bar will be ever here. Also, parking. There was an assertion here that we're not able to not require parking for this, for the commercial use, and that's inadequate as well.

Per municipal code, it gives the discretion to the commission if you choose to approve a project with certain exceptions on parking. And, you may choose to approve it or not, right? But, the code provides that provision for your discretion. And finally, I wanted to mention that the proposed use is something that the specific plan is encouraging, is looking for, right? The specific plan document is not a document that staff made up in a back room somewhere and is trying to implement.

It took time to analyze. We did public outreach. We took it to counsel. Counsel adopted it, and it has certain visions. And this is one of them. In fact, for the record, I wanna mention that when mister Halajian came to us, the project was actually proposed for a four story building. I asked them to please work with us and reduce the height of that building to what you see today, three, and they did. They worked with us on that. So there's there was some concessions at least with us to try to get to a yes with staff. So having said that, I just want to put that for the record.

Thank you, George, for the clarification. Do we have any further discussion? Just

one more follow-up question. In regards to him using it as a private office, since it is supposed to be a business use, I'm assuming the staff will follow-up and make sure that it is being used correctly?

Yes.

Okay. Just want that for the record. Thank you.

This

design is something that we're seeing that Sacramento is pushing on the cities today. And if you go into the Bay Area, you see a lot of this now. But this is a design that Sacramento says, cities, this is how you're gonna design in the future. So I'm kinda glad to see that Clovis has stepped up a little bit to keep us out of trouble with Sacramento and their future plans on how they're gonna govern our cities.

So so I had some concerns coming into this meeting, and I'm glad that staff addressed these concerns raised by the the legal document that was submitted to us prior, and I'm glad you addressed those point by point. And then from October, the October meeting, I had some serious concerns about the bar. And that way, I thought that was a valid point. But it sounds like that's been mitigated this evening. And so I don't have any my my concerns have been addressed this evening, so that's where I'm at.

I just wanted to comment. As George specified, this specific plan, which is what that was cited here, is not something that is entered into without rigorous work. I personally sat on that committee. It took over two years for us to bring a final document to counsel, to commission and then to counsel. And when we discussed among there was 40 of us, and then it dwindled down.

But we did a lot of public outreach. We did at least four or five meetings and boards, and it was a lot of fun. This is a project that we had envisioned. We have we have a lot of constraints in Old Town where the buildings are the buildings. There's nowhere else to put anything, and and we have businesses that have been there for generations.

Right? So anything new that comes in and is an infill and generates more business. I love that you put in some residential because, you know, we need that downtown. We visited a lot of cities that have mixed use and how they how when we spoke to residents as we were, you know, walking down the streets and asked who lived in there, and they just really enjoyed having that mixed use. So this is a this is a vision of what we when we just sat on this plan and and what we envisioned for for our city.

And as Paul said, good. We're gonna satisfy we're gonna check some other more check off some other boxes, but I like this project. So I have we can move for a vote if you're ready.

I too came into the meeting with some concerns based on documents we'd received and things I read. I didn't have concern about a bar because that would have been the smallest bar in the history of the universe. But have you know, hearing a lot of the comments, George, that you made allays a lot of my concerns. Personally, I like to see mixed use. I wish we saw a lot more of it. It's something that's great to see, especially in Old Town. And from the documents, this has been a vacant lot for I believe over twenty, twenty five years. So, it's good to see something finally being built there. So, I have no concerns at this point moving forward.

Chair, if if I may, one more comment.

Of course.

Okay. So, if the commission chooses to approve this project, we want to protect mister Woodworth as much as we can, right? Minimize his impacts. Just going back real quick to the encroachment permit and that alleyway too. Just for the record, it's it's a public right of way too. Right? However, it's important to note too that when when mister Woodward's building went up, he did block the the the alley there for a period of time as well. What I'm trying to say here is if this project gets approved, we will also work with the applicant to minimize the impacts of miss to mister Wordworth.

Okay. I think like my fellow commissioners, as I've listened here, as I've evaluated the material, know, infill lots can always be tough. We've done some creative things with infill lots at times. This one, I think, is fitting for what we're trying to do and what we envisioned within the Old Town community here. Noise, as was said, all of that will conform with our municipal code.

Parking, we this commission is constantly talking about and evaluating parking. I think, you know, you do have the city streets. We do have the public access ways through the alleyway. I I I don't see how we can't be successful here especially if we're not going to have a bar even if it's the smallest one ever. Not having this massive social draw where people are trying to find a place to park and spill over.

I I do, again, want to affirm that, you know, I'd like to see the city explore alternatives with totars, even if that means they've gotta hike up the street just a little bit more to not try to block parking. But overall, I think what what what I'm seeing here is a project that I'm in support of. I will, since it was stated as one of the more significant concerns and also affirmed by the applicant that they will not put a bar, make a motion if everyone's prepared, that we will prove this with an additional condition to not have a future CUP requesting a bar in this location. So I'll try to make that right now as succinctly as possible. So I motion that we approve CUP twenty twenty five tack zero zero six with an additional condition of approval that no subsequent CUP requesting a bar in this location will come before the commission.

And commission bested and also to confirm that a condition that staff will work with the applicant to reconfigure the total plan to ensure that minimal impact to mister Woodworth is happens.

Mister Woodworth and city Okay. Public parking. Yes. Okay.

I'll second that motion.

Before we go to a vote, the encroaching permit that's also a given. Right? The encroaching permit that you're gonna work with?

Yes. As part of the condition of approval. I'm looking at engineering, the encroachment permit?

Yeah. It it's usually added as a condition of approval. And if you do any work in or around the public right away, you have to pull one.

Very good. Thank you.

Ready for vote?

Yes. Call for vote.

I have a motion from commissioner Bedstead and a second from commissioner Hatcher to approve conditional use permit twenty twenty five zero zero six with the additional conditions. Commissioner Bedstead? Yes. Commissioner Hatcher?

Yes.

Commissioner Hebert? Yes. Commissioner Hinkle? Yes. Chair Antuna?

Yes.

Commissioner use permit passes 50.

Very good. At this time, thank you everyone for coming out. We love to see your faces out here, so thank you for coming. At this time, we'd like to adjourn the meeting at 06:57. We'll see you here next time, February 26 at 6PM.