Planning Commission - Regular Meeting

Okay. Good evening. I'd like to welcome you all to the June 26 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 located on the city's website, also through 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 I'll invite commissioner Hinkle to lead us in the flag salute.

So if you would please stand. Thank you. And at this time, Commission Secretary, call for the role.

Commissioner Bedstead? Here. Commissioner Hatcher?

Here.

Commissioner Hebert? Here. Commissioner Hinkle? Here. Thank you. Chair Antuna is absent today.

Thank you. And if I can get a motion to call for the approval of the minutes from the meeting held on May 22.

So moved.

Second.

Thank you. I have a motion from commissioner Hatcher and a second from commissioner Hebert to approve the meeting minutes from the 05/22/2025 meeting. Commissioner Bedstead? Yes. Commissioner Hatcher?

Yes.

Commissioner Hebert? Yes. Commissioner Henkel?

Abstained as

chair. Thank you. The meeting minutes are approved. Three one one. With chair and tuna absent.

Alright. Thank you. At this time, I'd like to invite any commission secretary comments.

Yes. I have I have a few comments for the commission this evening. First, I would like to mention that we're excited for Eric Garcia to be here this evening. The commission knows very well Eric. He's been in here in different capacities. But tonight, it's actually his first presentation, first project that he's presenting to the commission. Be tough on him, you know. Ask him the tough questions here. Just kidding, Eric. So we're happy for that.

Also, just an FYI, the council will be considering the the appointment of the g pack on July 7. And if approved, then our first meeting with the GPAC is anticipated to occur in September. And, it would be a twelve to seventeen month process approximately after that. So, just an FYI. Also, we have a new planner starting here with us.

Her name is Tiffany Williams. She is starting on July 1. So, we hope that we can bring her at the next PC meeting to formally introduce her to you. She comes to us from the County Of Madera. And, lastly, we do have another applicant who is about to start the background process for a assistant planner. So, exciting, we're growing as a department. You'll see new faces. Alright, and that's it for me.

Okay, thank you very much. And at this time, any Planning Commission member comments? Okay. Seeing none, we'll open up to any member of the public who wishes to make a comment. This an opportunity for you to address the Planning Commission on any matter that is matter that is within the Planning Commission's jurisdiction, that is not listed on the agenda this evening.

So in order for everyone to be heard, please limit your comments to three minutes or less, ten minutes per topic. If you wish to be placed on the agenda for a specific topic in the future, you may contact the Planning Division directly or submit correspondence at least ten days before the desired date of appearance. So at this time, if there is anyone here, please step up to the podium. Okay. Seeing none, we will close the public comment comments portion here and move into our public hearing scheduled for this evening.

Before I introduce each item, just a few kind of ground rules. As I introduce the item, our city staff will make a presentation on each item and then we will invite the applicant up to address the commission including answering any questions that commission members may have this evening. Then the commission here will invite anyone who wishes to speak in favor of the project to the podium and alternatively, anyone who wishes to speak to oppose the project. Everyone's testimony that's both for and against will be limited to three minutes. We do have a timer here and just ask that you respect that.

And then we'll close that out, deliberate, and make a vote. So thank you again for honoring that protocol. And let's introduce our first item. So this evening, we have in front of us conditional use permit 2025Tack001, request to adopt a class one categorical exemption from further environmental review under the California Environmental Quality Act and approving a conditional use permit to allow the operation of a full service restaurant with six private karaoke rooms located within the Village Square Commercial Shopping Center located at 130 West Shaw Avenue, Suite 103, and that is Clovis Shaw Partners LLC, who is the owner, and Anthony Hermono, the applicant. And this evening, have Eric Garcia, staff presenting.

So, Eric, we'll kick it to you. Good evening, commissioners.

Thank you for the introduction. We're gonna be looking at conditional use permit 2025Dash001. The project is located on the Southwest Corner of Sean Many while in the village where shopping center. The project location. Is located outlined here in red.

The project is surrounded by commercial uses on all sides. There is multi family to the south and to the west side of the project. The location is Zone C 2 and is planned general commercial. The proposed project, as stated, is a full service restaurant with six private karaoke rooms. They will be open seven days a week, and hours will range from noon to 11PM.

Full hours of operation are stated in the staff report. They will start with two full time employees and four part time employees. Looking here is a proposed proposed floor plan of their layout. Highlighted in yellow are the karaoke rooms. The karaoke rooms themselves will range from small to extra large and they will accommodate from six to 24 people.

A public notice was mailed to property owners within 300 feet of the project and also published in the business journal. Staff did not receive any inquiries. The city has determined that this project is exempt from CEQUA through a class one exemption. Based off the findings of the staff report, staff recommends that the planning condition the planning commission adopt a class one exemption and approve conditional use permit twenty twenty five dash zero zero one. That concludes my presentation.

I'm here for any questions if you if you have any. Thank you. Any questions from the Planning Commission for staff's report? Okay. Thank you. Thank you. I would like to add, the applicant does have a presentation of his own that he would like to present. It's a short YouTube video. Just keep in mind that this is conceptual only. There will be no modifications to the outside of it. It's just internal, but it's still just a conceptual presentation.

Thank you. Okay. At this time, I will open the public hearing and invite the applicant up to provide comments and their presentation. Step up to the podium here, please, and just state your name and address for the record.

Thank you for the time, city council, city members, and ladies and gentlemen. My name is Anthony Hermono. I've been living in Clovis area since 1999. I'm originally from Indonesia, came as a student. And then this concept karaoke, our family team karaoke, has been in my mind since 02/2013.

Because as you see, karaoke originally from Japan, and there's a room style. So you come, you bring your family and friends to enjoy karaoke and dine in or lunch together. So that's very popular in Asia. So since 02/2013, every time I visit my home country, Indonesia, again, I'm in produce business since 02/2009. I export table grape from Delano and Bakersfield, Faisalia to Indonesia and Philippine, Hong Kong.

Then every time I visit my customers, they always bring me to the karaoke. That's like a family style. So I see in Fresno, we don't have that one. And then one day, that's about ten years ago, when I'm dining in small restaurant, I see there is a bunch of ladies celebrate a bachelorette party. They are so loud. I wish they have their own room. So at that time, I believe this kind of situation, if we have, like, a private setting, family team, it will be very good. So that's how this come. And then I always put this plan on hold since 2013 because I was busy in my produce. But since twenty twenty two, December, I put in my mind, have to make this come through.

So I believe this will be a good addition benefit for the family team entertainment in Clovis area. Thank you. And I want to show you the concept design. Thank you, sir. Thank you.

There is some music, little bit

music. Okay.

So we also provide a simple menu, and this will be a small office. This is a small room for two to six people. Also, it is very affordable. The rent for the room is only $20 per hour. And this is the biggest room, x large, maximum to 24 people.

The rent also $80 per hour. So $80 if you divide by 24, that's like $4 each. And this is a waiting room. And then we have a kitchen and counter. We have just a limited dining area, and this is a prep room.

There are restrooms. Another restroom. And this is for the large room, up to 18 people. They rent about $60 per hour. Of course, during, non weekend, we give some discount too for the rooms.

And this is for the small room, all the door from the glass. And then we also put camera inside each room. And this is for the medium room for 12 people, another medium rooms. So we have we start with six rooms. So two small, two medium, one large, and one x large. Yeah. And then the menu is very simple. I want to follow in and out styles, just burger or cheeseburger. So just two in the entrees, just two appetizer. So chicken karaage and some wonton, everything made from scratch.

And then the entrees, like katsu, there is a choice of chicken, beef, or pork, and then our pepper pepper style. That's it. Just katsu style or pepper style. And then the drink, we have soft serve and coffee and some sodas. That's our plan. As simple as possible and very affordable. I will start the menu at $13, $15, and 17. 13 for the chicken, 15 for the pork, and 17 for the beef. Because I know that show and villa is not the high end, but there's a medium. And also, think that's very affordable.

I want people to have a good, fun, entertainment, and still very affordable. Thank you. Thank you. We appreciate

the information and the presentation this evening.

Okay. Thank you. Any question? Before

you step away, let me just invite any comments or questions from the planning commission. So Okay, thank you very much.

Thank you, sir.

All right. And at this time, I would like to invite anyone who has public comments to speak in support of the project. Please step up to the podium. Okay, seeing none. Any members of the public here who wish to speak in opposition of the project please step up. Again, seeing none. I don't think there's any rebuttal from you, since no one had comments. So, unless you have anything more to share with us, we'll close that out. And I will close the public hearing. Staff, anything further to expand upon or share with us before we deliver it?

No. Yeah. Okay. Thank you. Thank you for being for having me in on this first presentation. Thank you.

Yeah. Absolutely. Welcome. Alright. Well, I'll bring it back to the commission for discussion and the motion when we're ready.

I I just wanna say in another life, I used to travel extensively through Asia and

that's

a big part of the business culture is the karaoke rooms. I don't know that I've ever seen one in The US. You know, I've always seen big open bars or things like that, but the rooms are great for people like me who can't carry a tune. So, yeah, it's on I I think it's a noble adventure for you. So I kinda like it.

Alright. Anyone else? If not

Okay. I'll make a motion to approve CUP twenty twenty five dash zero zero one.

I'll second.

I'm sorry. Who was the second? Thank you. Alright. I have a motion from commissioner Hatcher and a second from commissioner from commissioner Abert to approve CUP twenty twenty five zero zero one. Commissioner Hatcher?

Yes.

Commissioner Hebert? Yes. Commissioner Bedstead? Yes. Commissioner Henkel? Yes. K. CUP twenty twenty five zero zero one has been approved for one with commissioner Antuna absent.

Okay. Moving on to our next item. Consider approval of CUP twenty twenty five tax zero zero adopting a class 32 categorical exemption from further environmental review under the California Environmental Quality Act and approving a conditional use permit to allow a twenty four hour quick service restaurant with a drive through in the Sunrise Pavilion Plan Commercial Center. Owner, Sunrise Pavilion LLC, Pacific Bells LLC applicant, and Thomas Owens representative. And this evening we have Marissa Parker, staff presenting.

So Marissa, thank you.

Good evening. Thank you, Commission. It's great to be back before you guys tonight. So this item is proposing a new twenty four hour Taco Bell restaurant with a drive through on a almost one acre site, highlighted in red on the screen. It is located South Of Owens Mountain Parkway and East Of Temperance Avenue.

It is zoned planned commercial center, and it is located within our Sunrise Pavilion Center. The boundaries are highlighted in blue for the center on the screen. And it is located in our Northeast area of the city within our RT Park, our Research And Technology Park area, and then you can see the Sunrise Pavilion PCC boundaries there as well. So specifically for Taco Bell, they are proposing a 2,050 square foot restaurant that will include a drive through for 13 cars, meets our city drive through stacking standard. They are required to provide 10 parking stalls and they are providing 30.

For access, they are required to have two points of access, and they are providing that from Owens Mountain Parkway. Additionally, there is reciprocal access and parking throughout the entire center. Operationally, the store will be open twenty four hours a day, seven days a week, which is allowed with an approved conditional use permit for the Sunrise Pavilion PCC. They plan to employ 40 staff members who will rotate hours of work through shifts with about seven to nine individuals per shift. And their deliveries are typical for other fast food establishments and they will occur during off peak hours, so the morning.

With that, staff was able to make all six of the CUP findings as listed in the staff report. We did review the project and route it to all of our internal divisions and departments as well as our outside agencies. And there were no issues or concerns raised by any group, internal or external, and as well as the surrounding property owners. So with that, staff is recommending that the Planning Commission approve the CUP twenty twenty five zero zero two subject to the conditions of approval. Thank you and I'm happy to answer any questions you may have.

Thank you, Marissa. Any commissioners with questions for staff? No? I do have one. What is and this is maybe more for my edification here. When we see projects come in front of us with drive throughs and we see two drive through lanes or queuing lanes, is that driven by the applicant? Is it driven by the projected volume that the drive through would handle? What is the, I guess, deciding factor of whether it's a single drive thru lane with x amount of cars that can queue versus having two, which we've seen in more and more projects in recent years?

Yeah. So, with this project, they are just proposing the one drive through lane and they are able to meet our requirement for 13 cars. So, sometimes based on-site constraints or the layout of a project, they will need to utilize two lanes in order to meet that requirement. Additionally, some users are identified as high volume users, which again would trigger the need for more stacking in that drive through. But that is typically for Dutch Bros or other uses like that. So in this case, the 13 car stacking and the one lane is sufficient to meet that standard.

Okay. Thank you. That's helpful to understand better. All right. No clarifying questions here. So at this time, I will open the public hearing and invite the applicant up to provide any comments or presentation.

So unfortunately, I do not believe the applicant is here tonight. They did not confirm their attendance, so I'm not sure if they're online, but they are not here in person.

Okay. Well, in their absence, I will then move to any public comments that anyone has, wishing to speak in support. Alright, seeing none there at the podium, anyone wishing to speak in opposition? And again, none. Okay. So again, no applicant, no rebuttal there. I will close the public hearing. Marissa, anything more before we deliberate here?

I do not have anything to add. Thank you.

Okay. Thank you so much. Alright. Anything any discussion from the commission on the project? I think we're ready for a motion then.

I'll make a motion to approve CUP twenty twenty five twenty twenty five dash zero zero two. I'll second. I

have a motion from commissioner Hatcher and a second from commissioner Hebert to approve c u p twenty twenty five dash zero zero two. Commissioner Hatcher? Yes. Commissioner Hebert? Yes. Commissioner Bedstead? Yes. Commissioner Hinkle? Yes. Motion carries. Four one with Chair Antuna absent.

Okay. And moving on to our last item here. Consider approval of a resolution for CUP twenty twenty five tax zero zero four, a request to approve a conditional use permit to allow two additional temporary modular office buildings, and a modification to the previously approved recreation area to include pickleball courts at 1265 North Minnewawa Avenue, the Well Community Church owner, and Jared Lemon, applicant and representative with Marissa Barker presenting.

So, this CUP is associated with the Well Community Church. There are two different locations on the church campus that we are looking at today. The first is the Red Square to north of the site and then the Blue Square more south of that, but we will get into the details in a few slides. This makes up about 1.17 acres of the larger 53 acre church campus. You can see the boundaries of the church campus there in that pinky purple color.

The church is located north of Knees between Clovis And Peach Avenues, and it was approved in 2021 through CUP twenty twenty zero zero six. So one of the requests associated with this CUP is for temporary modular buildings. So three modular buildings currently exist on the site, and they were approved early last year through an amendment to that original CUP. Tonight, two new modular buildings are proposed. It's important to note that these two buildings are conditioned the exact same way as the previous, three that have been approved.

So they are only temporary. They are only allowed on the site for five years from the final date of occupancy. The purpose of these buildings is office space for existing staff that will be there Monday through Friday, 8AM to 5PM, which are typical business hours, also throughout all the other office spaces throughout the church campus. And that was just to clarify, that was the red square to the north of the site. And then on the southern side is the recreation area.

And with the original CUP, there were four sand volleyball courts that were approved, as well as about three acres of open turf space and an area designated for a 16,300 square foot aeronautium space, and that was never improved. So the applicant is back today to install six pickleball courts in that space moving forward. So here are the pickleball courts on the screen and how they will be laid out. The six pickleball courts will be used in conjunction with other church events throughout the year, similarly to the volleyball courts and that open turf space. And then similarly to the other project, we were able to make all six of the CUP findings for this project.

There were no issues or concerns raised by any of our internal or external stakeholders. And with that, staff is happy to recommend approval of this CUP twenty twenty five-four, subject to the conditions of approval. And I'm happy to answer any questions you may have.

Thank you, Marissa. Any questions for staff? Okay. Alright. At this time then, I will open the public hearing and invite the applicant up to make any comments or presentation.

Evening. Thank you, commissioners, for allowing us to do this. Again, my name is Jeremy, executive pastor at the Well Community Church, 325 Nees Avenue. We've done this a few times, and we're grateful that you're listening to us again. Right when we think the church stops growing, it continues to grow. And unfortunately, what comes with that is we need some buildings to allow staff to accommodate that growth. So we originally planned for a few modulars to be installed. Again, with growth, we should have asked for more back then, and we just need a couple more. We really only think we might need the one, but we put in two just in case. It is not our goal to keep modulars around our campus for a long time.

So that's the first part of this amendment is just adding a couple more modulators for staff. Marissa, you did a great job explaining all this already. The second part is is kind of moving into what I hear is the most popular sport in America, pickleball. So we thought, let's get rid of basketball, bring in the old people sport, and allow pickleball courts and allow people to use that. So we're gonna open that up to the community and allow them to use that as well as our church.

And we think that'll be fun for everyone and just piggyback on top of those sand volleyball courts that are literally right next door to those new pickleball courts that we'll install. So, yeah, that's the purpose of the amendment tonight. Secondly, I just want to piggyback on top of that. Our staff is currently I am working with our architect to finalize our 50 acre master plan for you guys. And we have a pretty solid idea of where we're going in the future.

And we think that will also include growth for additional auditorium space, but solutions for some of these modulars that we're putting on there now. We'd like to build some permanent office buildings on campus long term. And we're close to finalizing that. We think we should have that in front of you guys within the next few months. And I think you're gonna be excited with what you see. We're super excited as a church. So anyway, that's all I got. Any questions for me?

Any questions for the applicant? I do have one. Sure. Will the pickleball courts, if you will, are they gonna be enclosed by any kind of fencing or

They will be. Okay. Yes. The construction is, I believe, some pretty tall fencing around the perimeter, 15 foot or so fencing, 10 or 15 foot fencing around the perimeter, and then I think just three or four foot fencing separating each court interior.

Yeah. I would assume so. I just wanted to verify we don't want people chasing balls out into the parking lot or road. So kinda keep it contained.

Again, due to the popularity of it, went all out on this. So we hired a contractor from Southern California that does this type of improvement all the time. And so they've kinda put together a great plan for it. Know a whole lot more than I do about pickleball because I've never played it. I'm sure probably all you have. I've never played it yet.

I'm sure you will be in the future. Yeah.

I will be. Yeah. I need to.

Okay. Thank you very much. Thank

you. Appreciate it.

Alright. At this time, I'll invite any member of the public up to speak in favor of the project. Seeing none, anyone who wishes to speak in opposition? Again, seeing none, I'll bring it back to staff for any final comments.

I do not have any comments to add.

All right, thank you. And back to the Commission for discussion and deliberation.

Old people sports really growing. Speaking as an old person, I can tell you, yeah, it's real

popular. Much needed. Did I hear that you are the first matchup for him? Is that what I

heard? Okay.

Well, I think I'm ready to entertain a motion.

Follow the theme along. I'll make a motion to approve CUP twenty twenty five dash zero zero four.

And I'll second.

Alright. I have a motion from commissioner Hatcher and a second from commissioner Abert to approve c u p twenty twenty five zero zero four. Commissioner Hatcher?

Yes.

Commissioner Abert? Yes. Commissioner Bedstead? Yes. And commissioner Hinkle? Yes. Alright. Motion carries Four one with Chair Antuna absent.

Okay. That is the adjournment of our meeting this evening. So we will conclude the meeting at 06:33.