Planning Commission - Regular Meeting

Okay, good evening. I'd like to welcome you all to the May 14 meeting of the City of Clovis Planning Commission. Members of the public are encouraged to participate in the meeting by accessing and listening to the webcast on the city's website, providing written comment at the same website or coming to the Planning Commission meeting in person. At this time, I would like to call the meeting to order and ask commissioner Hebert to please stand and join us in leading the flag sword.

Okay. Ready to look? I pledge allegiance to the flag of The United States Of America and to the republic for which it stands, one nation under God, indivisible, with liberty and justice for all.

Okay. At this time, if we can get roll call.

Commissioner Bedstead here. Commissioner Bear. Here commissioner Hatcher here commissioner Hinkle here and chair and tune is absent today.

Thank you and approval of the minutes from the 03/26/2026 planning commission meeting. So moved. Second.

I have a motion from commissioner a bear and a second from commissioner Hatcher. Commissioner a bear. Yes commissioner Hatcher

yes

commissioner Hinkle yes commissioner but said yes. Our minutes are approved for one with chair to nap.

Thank you at this time like to ask the commission secretary there are any comments.

I do have two. I just want to send a quick reminder or give a quick reminder regarding Planning Commission. Our regularly scheduled Planning Commission meeting on Thursday, May 28. It'll be for the infill rezone program, so we are expecting a lot of attendees. The report will try to be going out here in the next couple days, so that way the public and the commission has sufficient time to do a review of that staff report. And then the last thing, just wanted to let you guys know that the GPAC is meeting on Tuesday, and they will cover environmental justice and community health. The meeting will be in the Transit Center at 06:00. So anyone is welcome to attend.

That's all. Thank you very much. And do we have any comments from members of the Planning Commission this evening? Okay, Great. Well, we will move into our public comment portion.

This is an opportunity for any member of the public to comment on any items that are not on the agenda this evening. So at this time, if you have anything you would wish to speak to, please step up to the podium and state your name and address for the record. Alright. Seeing none, we will close that public comment portion and move to our public hearing. Okay at this time we will introduce item two to consider approval of a resolution for track map 6,550, approving an exemption from further environmental review under the California Environmental Quality Act guidelines section fifteen thousand one eighty three, and approving a tentative track map 6,550 to allow a 37 lot residential development located at 2327 Bullard Avenue.

Robin Rogers, owner, Bonadelli Neighborhoods applicant and gateway engineering representative staff presenting Eric Garcia assistant planner.

Good

evening commissioners of thank you for the introduction so we are looking at track map sixty five fifty. The project is located on the North Side Of Bullard I know it's kind of small but board is. Down here. Let me see if this works okay. Bullard and between Armstrong And Temperance Avenue. The land use designation for this project is low density land- low density residential and it is zoned R. A. The project is surrounded by residential on all sides. Current zone the current R. A.

Zoning is inconsistent with the land used however pursuant to S. B. Three thirty- a rezone is not required for project approval- because of. The project is proposed density is- consistent with the land use density. Land use the low density land use designation- permits 2.1 to four dwelling units an acre and this project is proposing for dwelling units an acre so it'll meet the requirements- physically the size of the site is approximately 9.2 acres in size- As outlined here in red it'll be a subdivision for 30 civil 37 single family residential lots.

Points of access there's gonna be two points of access for vehicular Access one will be. Let me see if this works again. On the south side on board and McElvie and it will turn into Calamurna. And then the other is on the North side- Joshua will connect to the existing Joshua to the North- McAlvie will not connect straight through. It will call the Sack on the North East Side of the project.

Of pedestrian wise again two points of access here- on board and McKelvey Avenue on the South side. And on Joshua on the North side and then there is an outlot here. On the southwestern portion of the project. For development standards this project is proposing our one development standards so again S. B.

Three thirty does allow a lead agency to apply development standards that are consistent with the low density or with the land use designation in case it's low density- and our one development standards are consistent with low density. Lot sizes here will range from 6,600 square feet to 15,404 square feet meeting the minimum lot size requirements. The applicant has also requested a minor deviation for two things- minimum curve parcel with a reduction of minimum curve parcel with and- increase in maximum lot coverage. And it's highlighted here. The mixed income zoning ordinance or meso meso was adopted on 04/13/2026 a meso requires new residential developments with 11 units or more to allocate a set percentage of units as affordable housing.

While this project does exceed the 11 units it is not subject to me so requirements because the application was deemed complete prior to the ordinance taking effect. For the public notice of this project was. Was published to the business journal on April notices were mailed to property owners within 600 feet of the subject property. Staff did receive several calls- some just requesting information and then we have to written comments that were provided you have hard copies on the diets- those concerns were mainly about traffic circulation and traffic and safety traffic safety concerned about- McAlvay connecting. To the existing McAlvay to the north however as I stated earlier McAlvay will not run straight through- it will call the second the north side of the project- the other.

Comment was about- more parks and trails. And I would like to clarify that this project is not proposing a general plan amendment so it's being evaluated with the existing general plan. So it'll meet all the requirements for- trails and parks- The applicant will also pay park fees that will contribute to future- parks and- trail improvements and park improvements. And those are all included in the development impact fees. C.

What the city has determined that this project is exempt from further environmental review again due to its consistency with the city's general plan pursuant to sequel guidelines section fifteen one eighty three. And with that staff does recommend approval of that the planning commission approve a resolution adopting tentative track map sixty five fifty subject to the conditions of approval as listed in the staff report- that concludes my presentation I am here for any questions also the applicant does have a press small presentation that he would like to share with you. Thank you.

Thank you. At this time is there any. Commissioners that have questions clarifying questions for staff. Okay seeing none. We will open the public hearing and invite the applicant to provide comments and the presentation.

Thank you John Bonadelley seventy thirty north fruit Representing Bonadelley neighborhoods is the project applicant I put together a brief presentation just to talk about the merits of the project that I can walk through with you. First and foremost I want to thank staff the process has been really smooth and efficient and I appreciate their support. Next slide please. Just the five quick points to address number one this is our signature series project or product that will build here on 6550. If you're familiar with our growth product line in Loma Vista that's that's what we'll build here it's 1,900 square feet up to 3,500 square feet it's a move up buyer product.

Entirely single family. I believe there might have been a call asking that from from a neighbor but it's entirely single family detached market rate homes. We were thoughtful about the land planning and don't have access to McKelvey because we knew we were butting up against an existing established neighborhood. We work with staff on that. It's consistent with the general plan. It's a low density project, which is what the general plan calls for here on the land use. And then I have some renderings I can walk through real quick. On our signature series we offer four floor plans. We have two single story plans and then two larger two story plans. The single story plans allow us to appeal to a wide array of demographics.

We have older buyers that are looking to downsize that appreciate the single story plans and then the two larger two stories are two thousand eight hundred and three thousand six hundred square foot floor plans that can go up to five and six bedrooms. So it really appeals to that Clovis Unified buyer that wants in this location Mickey Cox Elementary and Clovis High School. And then they're pool size lots. They have optional three car garages. So there's a lot of space.

They're modern floor plans. They have storage designed in them so that it keeps bins and boxes out of the garage, which we don't like to see in our neighborhoods. Next slide. And then like I alluded to earlier with the Grove in Loma Vista, we've built over five fifty of these floor plans in the last ten years here and by just about two miles from this site. On Bullard And Leonard, Barstone Leonard, and Sean Leonard.

Next slide. The one connection to the neighborhood is Joshua Avenue, the existing neighborhood and that's a knuckle turn there and so I think that's gonna be a really good traffic calming measure going into the existing neighborhood. It's the only source of point of connection into the existing neighborhood. McKelvey is a turnaround like staff alluded to earlier. I believe most of the traffic, we believe most of the traffic will flow south to Bullard Avenue from these new residents. Next slide. We're consistent with the general plan. These lots are over 8,000 square foot average lot size, which is becoming increasingly rare here in the Central Valley. So we're really excited to be able to deliver that to Clovis on this tract. Next slide.

And then our floor plans starting at 1,900 square feet with us being a private local builder. We have three floor plans as standard that you can choose from. We have a farmhouse, a cottage and a Tuscan. If you go to the next slide, you'll see that two of the plans are heavy on stone. The other one is the farmhouse plan. It has a lot of enhanced siding. Next slide, you'll see architectural pop outs. We have wrought iron, a lot of shutters. We love offering front porches. And then on the fourth, the next slide is our 3,600 plan.

You can see three car garages there. It's a complicated roofline. It's more expensive to build. It's comp more complicated to build but it gives a really good street scene. We have coach light standard and and decorative garage door handles as well. So I'm here to answer any questions and appreciate your time.

Thank you any commissioners with clarifying questions for the applicant.

Where you're gonna close off on the calvi is that going to be completely fenced off. Or is there gonna be like any passageway for people to walk through.

We haven't gotten totally into the design on that with the improvement plans it'll be. Chris do you wanna. Talk on that I think we're gonna do some curbing and-

there will be pedestrian access. The call sack into the existing neighborhood okay yeah okay

thank you.

Welcome.

Okay thank you very much thank you. At this time, would like to invite any member of the public who would wish to speak in support of the project. Seeing none, I will invite any member of the public who wishes to speak in opposition to the project. And again, none, I will ask the applicant if you have any final words. Okay. Very good. Thank you. At this time we will close the public hearing. And bring it back to the commission for any. I'm sorry bring back to staff. For any clarifying comments.

Regarding that'll have any clarifying comments thank you.

Thank you Eric. Okay to the commission for discussion. Motion.

I just like Sam very appreciate that you're building On an 8,000 square foot lot we haven't seen that in a very long time. And people ask for that all the time so. The more of those you can build the better- I think it looks great and I don't have any concerns with it. The other.

Now she stole my comments I was gonna talk about the lot size. There's so many cookie cutter lots that are so small that it's just actually it's kinda getting kinda horrendous. They're so tight you can reach your arm out and shake hands with your neighbors. I'm pleased to see that. So I don't have any other comments as well.

I want to thank you for moving with what Clovis is in the large lots and the place to live. Thank you.

Well I'll be a piler honor- I have sat here and appealed in some capacity to many of the builders that were before us- I think this is proof that there can be larger lots and people I truly believe will purchase them. There are lots of folks. Yes, housing is expensive and sometimes perceived as not affordable, but there are people in Clovis who do wish to spend more to have more space, to have more yard pools, etcetera. So yes, too would thank you and commend you for taking the chance to build those instead of just maximizing or asking to maximize density. We want diversity in housing.

We don't just want high density housing all over and I think this- this helps create the balance that we're looking for in Clovis so. Thank you and with that. Look for a motion.

I'll make a motion to approve- track Max sixty five fifty.

Second.

I have a motion from commissioner Hatcher and a second from commissioner a bear to approve track track map 6,550. Commissioner Hatcher?

Yes.

Commissioner Hebert? Yes. Commissioner Bedstead? Yes. Commissioner Inkel?

Yes.

Motion passes for one with commit or chair and tune absent.

Okay at this time with no other public hearings. I will adjourn the meeting at 06:18 thank you.