Minutes Planning Commission – February 13, 2025 PAGE 1
MINUTES
FREMONT PLANNING COMMISSION
SPECIAL MEETING OF FEBRUARY 13, 2025
CALL TO ORDER: Chairperson Zhang called the meeting to order at 7:00 p.m.
PRESENT: Chairperson Zhang
Vice Chairperson Basrai
Commissioners Craig, Ezzy, Liu, Ramamurthi, Yee
ABSENT: None
STAFF PRESENT: Joel Pullen, Planning Manager
Heather Lee, Senior Deputy City Attorney
Mark Hungerford, Senior Planner
Marc Cleveland, Associate Planner
Kevin Lee, Planner II
Kim Salazar, Recording Clerk
Khanh Vo, IT Specialist II
Chavez Company, Remote Stenocaptioning
Napoleon Batalao, Video Technician
APPROVAL OF MINUTES: Commissioner Ramamurthi moved to approved minutes for the regular meeting of December 12, 2024. Commissioner Yee
seconded and the motion carried unanimously.
SERVICE RECOGNITION: Planning Manager Joel Pullen presented a certificate of appreciation to Reena Rao for her years of service as a Planning Commissioner for the City of Fremont.
ELECTION OF OFFICERS: Commissioner Yee nominated Jasmine Basrai to serve as Chairperson and Shobana Ramamurthi to serve as Vice
Chairperson for 2025. Commissioner Craig seconded the
nominations, and the nominations carried unanimously.
There was a brief recess while staff reset the computer system and seating arrangement s, and Jasmine Basrai took up the gavel as Chairperson for the remainder of the meeting.
DISCLOSURES: Commissioner Liu drove by the proposed project sites for all four Items, 1 (PLN2022 -00107), 2 (PLN2022 -00331), 3 (PLN2024 - 00073), and 4 (PLN2025-00087), but did not speak with anyone.
Minutes Planning Commission – February 13, 2025 PAGE 2
Commissioner Yee drove by the proposed project sites for all four Items, 1 (PLN2022 -00107), 2 (PLN2022 -00331), 3 (PLN2024 - 00073), and 4 (PLN2025 -00087). Commissioner Yee also spoke with the applicant for Item 3 and a resident concerning Item 4, and read all of the public emails regarding these projects.
Commissioner Zhang drove by the proposed project sites for Items 2 (PLN2022 -00331), 3 (PLN2024 -00073), and 4
(PLN2025-00087). Commissioner Zhang also spoke with the applicant for Item 3 and with an employee of a nearby gas station.
Commissioner Ezzy drove by the proposed project sites for all four Items, 1 (PLN2022 -00107), 2 (PLN2022 -00331), 3
(PLN2024-00073), and 4 (PLN2025 -00087), but did not speak with anyone. Commissioner Ezzy also read all of the public emails regarding these projects.
Commissioner Craig drove by the proposed project sites for all four Items, 1 (PLN2022 -00107), 2 (PLN2022 -00331), 3
(PLN2024-00073), and 4 (PLN2025 -00087), and read all of the public emails regarding these projects.
Vice Chairperson Ramamurthi drove by the proposed project sites for all four Items, 1 (PLN2022-00107), 2 (PLN2022-00331), 3 (PLN2024-00073), and 4 (PLN2025 -00087), but did not speak with anyone.
Chairperson Basrai drove by the proposed project sites for all four Items, 1 (PLN2022 -00107), 2 (PLN2022 -00331), 3
(PLN2024-00073), and 4 (PLN2025 -00087), and read all of the public emails regarding these projects.
Timestamps from the video webcast are listed below each Public Hearing Item Number and are in hours format, as follows: (hours:minutes:seconds). Video webcasts of Planning Commission meetings can be found at: https://fremontca.viebit.com/#
CONSENT CALENDAR None
PUBLIC/ORAL
COMMUNICATIONS None
PUBLIC HEARING ITEMS
Item 1. SAHNI RESIDENCE – 71 Montclaire Drive – PLN2022-00107 – To consider a (00:26:47) Discretionary Design Review for a new approximately 8,800-squarefoot single family dwelling, including a 998 square foot attached accessory dwelling unit, on a 1.8 -acre lot located in the Mission San Jose Community Plan Area, and to consider a finding
Minutes Planning Commission – February 13, 2025 PAGE 3
that no further environmental review is required pursuant to exemptions from the requirements of the California Environmental Quality Act (CEQA), per, without limitation, and each as a separate and independent basis, CEQA Guidelines Section 15303, New Construction or Conversion of Small Structures, and CEQA Guidelines Section 15183, as the project is consistent with the land use envisioned for the site as established by the General Plan for which an Environmental Impact Report (SCH#2010082060) was previously prepared and certified.
Planning Manager Joel Pullen introduced the item.
Associate Planner Marc Cleveland served as proxy for the project planner, James Willis. Associate Planner Marc Cleveland gave a brief presentation and responded to questions from the Commission regarding the project’s location within a wildland- urban interface area.
Chairperson Basrai opened the public hearing for this item.
Tony Meo, architectural designer, spoke to the project and responded to questions from the Commission regarding the number of floors/levels of habitable space, the amount of defensible space, placement of the ADU, and the maximum square feet allowed for the second floor/level. Tony Meo also addressed public concerns enumerated on pages 89-90 of the agenda packet.
Chairperson Basrai closed the public hearing for this item.
IT WAS MOVED (ZHANG/EZZY) AND CARRIED BY THE FOLLOWING VOTE (7-0-0-0-0) THE PLANNING COMMISSION – HELD PUBLIC HEARING; AND
FOUND THAT THE PROJECT IS EXEMPT FROM THE REQUIREMENTS OF
THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) PER,
WITHOUT LIMITATION, CEQA GUIDELINES SECTION 15303, NEW
CONSTRUCTION OR CONVERSION OF SMALL STRUCTURES, IN THAT THE
PROJECT WOULD ALLOW A SINGLE -FAMILY HOME IN A RESIDENTIAL DISTRICT. ADDITIONALLY, NO FURTHER ENVIRONMENTAL REVIEW IS REQUIRED PURSUANT TO CEQA GUIDELINES SECTION 15183, AS THE
PROJECT IS CONSISTENT WITH THE GENERAL PLAN, FOR WHICH AN ENVIRONMENTAL IMPACT REPORT (EIR) (SCH#2010082060) W AS
PREVIOUSLY PREPARED AND CERTIFIED, AND PURSUANT TO CEQA GUIDELINES SECTIONS 15162 AND 15163, AS NONE OF THE
CIRCUMSTANCES REQUIRING PREPARATION OF A SUBSEQUENT OR
SUPPLEMENTAL EIR HAVE OCCURRED. EACH OF THE FOREGOING
PROVIDES A SEPARATE AND INDEPENDENT BASIS FOR CEQA
COMPLIANCE;
AND
APPROVED THE DISCRETIONARY DESIGN REVIEW PERMIT FOR A NEW SINGLE-FAMILY HOME AND ADU AS SHOWN IN EXHIBIT “A” AND SUBJECT TO CONDITIONS OF APPROVAL CONTAINED IN EXHIBIT “B.”
Minutes Planning Commission – February 13, 2025 PAGE 4
The motion carried by the following vote:
AYES: 7 – Basrai, Craig, Eddy, Liu, Ramamurthi, Yee, Zhang NOES: 0
ABSTAIN: 0
ABSENT: 0
RECUSE: 0
Commissioner Liu recused himself from the public hearing for Item 2, due to a prior business relationship with the applicant, and exited Chambers.
Item 2. LI BAO LI TOWNHOMES – 4467 Central Avenue – PLN2022-00331 – To (00:55:44) consider a Discretionary Design Review, Vesting Tentative Tract Map No. 8692, Modification of Zoning Standards, Tree Removal, and a Private Street to construct 10 for-sale, attached townhouse units across two buildings on an approximately 0.45 acre site at 4467 Central Avenue in the Centerville Community Plan Area; and to consider a finding that no further environmental review is required pursuant to an exemption from the requirements of the California Environmental Quality Act (CEQA) per CEQA Section 15332, Infill Development Projects, and a finding that no further environmental review is required pursuant to CEQA Guidelines Section 15183, as the project is consistent with the density established by the General Plan, for which an Environmental Impact Report (EIR) (SCH#2010082060) was previously prepared and certified, and CEQA Guidelines Sections 15162 and 15163, as none of the circumstances requiring preparation of a subsequent or supplemental EIR have occurred.
Planning Manager Joel Pullen introduced the item, and brought special attention to a letter received earlier today from the California Housing Defense Fund (“CalHDF”).
Project Planner Kevin Lee gave a brief presentation and responded to questions from the Commission regarding the parking study, emergency access, modification to traffic signals, and the easement off of Central Avenue
Chairperson Basrai opened the public hearing for this item.
Bin Li, applicant/property owner, and Ed Rinehart, project architect, briefly spoke to the project and responded to questions from the Commission regarding the parking study done in 2024, the current parking situation, and new parking laws.
Chairperson Basrai closed the public hearing for this item.
IT WAS MOVED (YEE/CRAIG) AND CARRIED BY THE FOLLOWING VOTE (6- 0-0-0-1) THE PLANNING COMMISSION – HELD PUBLIC HEARING; AND
FOUND THAT THE PROJECT IS CATEGORICALLY EXEMPT FROM THE
REQUIREMENTS OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA), EACH PROVIDING A SEPARATE AND INDEPENDENT BASIS FOR EXEMPTION, PURSUANT TO CEQA GUIDELINES SECTION 15332, INFILL DEVELOPMENT PROJECTS, CEQA GUIDELINES SECTION 15183, PROJECTS CONSISTENT WITH A COMMUNITY PLAN, GENERAL PLAN OR ZONING;
Minutes Planning Commission – February 13, 2025 PAGE 5
AND CEQA GUIDELINES SECTIONS 15162 AND 15163, AS NONE OF THE
CIRCUMSTANCES REQUIRING PREPARATION OF A SUBSEQUENT OR
SUPPLEMENTAL EIR HAVE OCCURRED;
AND
FOUND THE PROJECT IS IN CONFORMANCE WITH THE RELEVANT
PROVISIONS CONTAINED IN THE CITY’S GENERAL PLAN, AND THE
DESIGNATED GOALS AND POLICES SET FORTH IN THE LAND USE,
CONSERVATION AND SAFETY ELEMENTS OF THE GENERAL PLAN AS ENUMERATED IN THE STAFF REPORT;
AND
FOUND THAT THE PROJECT MEETS THE REQUIREMENTS FOR A
REDUCTION OF ON -SITE GUEST PARKING SPACES BY PROVIDING
ADEQUATE OFF -SITE GUEST PARKING AND APPROVE THE
MODIFICATION OF ZONING STANDARDS;
AND
APPROVED DISCRETIONARY DESIGN REVIEW PERMIT PLN2022 -00331,
MODIFICATION OF ZONING STANDARDS REGARDING GUEST PARKING, VESTING TENTATIVE TRACT MAP NO. 8692, TREE REMOVAL OF FOUR
PRIVATE TREES, AND A PRIVATE STREET ENTITLEMENT AS SHOWN ON EXHIBIT “A,” BASED ON THE FINDINGS AND SUBJECT TO THE
CONDITIONS OF APPROVAL SET FORTH IN EXHIBIT “B.”
The motion carried by the following vote:
AYES: 6 – Basrai, Craig, Eddy, Ramamurthi, Yee, Zhang
NOES: 0
ABSTAIN: 0
ABSENT: 0
RECUSE: 1 – Liu
Commissioner Liu rejoined the meeting after the conclusion of public hearing Item 2.
Item 3. IRVINGTON ARCHES – 41811 Blacow Road – PLN2024-00073 – To consider (01:17:47) a Conditional Use Permit, Discretionary Design Review Permit, Zoning Administrator Permit Amendment, Tentative Tract Map No. 8700, Private Street, and Tree Removal to redevelop an approximately 1.73-acre lot for a mixed-use development consisting of an addition to an existing school and daycare facility and the construction of 14 attached condominium units across 3 buildings at 41811 Blacow Road in the Irvington Community Plan Area, and to consider a finding that no further environmental review is required pursuant to an exemption from the requirements of the California Environmental Quality Act (CEQA) per CEQA Section 15332, Infill Development Projects, CEQA Guidelines 15301, Existing Facilities, and a finding that no further environmental review is required pursuant to CEQA Guidelines Section 15183, as the project is consistent with the density established by the General Plan, for which an Environmental Impact Report (EIR) (SCH#2010082060) was previously prepared and certified, and CEQA Guidelines Sections 15162 and 15163, as none of the circumstances requiring preparation o f a subsequent or supplemental EIR have occurred.
Minutes Planning Commission – February 13, 2025 PAGE 6
Planning Manager Joel Pullen introduced the item, and brought special attention to a letter received earlier today from the California Housing Defense Fund (“CalHDF”).
Project Planner Kevin Lee gave a brief presentation and responded to questions from the Commission regarding parking, and the project’s proximity to an adjacent carwash.
Chairperson Basrai called for a brief recess at 8:32 p.m. and reconvened the meeting at 8:42 p.m. Chairperson Basrai then opened the public hearing for this item.
Kiran Darsha, applicant, briefly spoke to the project and responded to questions from the Commission regarding parking, noise from the adjacent carwash, operations of Safari Kid Montessori (also owned by the applicant) and maintenance of its large parking lot, and two other projects that the applicant is working to develop in Fremont.
Chairperson Basrai closed the public hearing for this item.
IT WAS MOVED (CRAIG/LIU) AND CARRIED BY THE FOLLOWING VOTE (7- 0-0-0-0) THE PLANNING COMMISSION – HELD PUBLIC HEARING; AND
FOUND THAT THE PROJECT IS EXEMPT FROM THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA) PURSUANT TO, WITHOUT
LIMITATION, CEQA GUIDELINES 15332, INFILL DEVELOPMENT PROJECTS, CEQA GUIDELINES 15301, EXISTING FACILITIES, AND A FINDING THAT NO
FURTHER ENVIRONMENTAL REVIEW IS REQUIRED PER CEQA
GUIDELINES SECTION 15183, AS THE PROJECT IS CONSISTENT WITH THE
LAND USE ENVISIONED FOR THE SITE AS ESTABLISHED BY THE
GENERAL PLAN FOR WHICH AN ENVIRONMENTAL IMPACT REPORT
(SCH#2010082060) WAS PREVIOUSLY PREPARED AND CERTIFIED, AND/OR CEQA GUIDELINES SECTIONS 15162 AND 15163 AS NONE OF THE
CIRCUMSTANCES REQUIRING PREPARATION OF A SUBSEQUENT OR
SUPPLEMENTAL EIR HAVE OCCURRED;
AND
FOUND THE PROJECT IS IN CONFORMANCE WITH THE RELEVANT
PROVISIONS, DESIGNATED GOALS, AND POLICES CONTAINED IN THE CITY’S GENERAL PLAN AS DESCRIBED IN THE STAFF REPORT;
AND
APPROVED THE ZONING ADMINISTRATOR PERMIT AMENDMENT TO
PERMIT AN ADDITION AS SHOWN IN EXHIBIT “A,” BASED ON FINDINGS
AND SUBJECT TO CONDITIONS OF APPROVAL, TO SUPPORT THE
EXISTING CHILD DAY CARE AND AFTER -SCHOOL TUTORING CENTER
USE, FOR WHICH A PREVIOUS ZONING ADMINISTRATOR PERMIT WAS APPROVED UNDER PLN2019-00076;
AND
APPROVED THE REQUESTED CONDITIONAL USE PERMIT,
DISCRETIONARY DESIGN REVIEW PERMIT, TENTATIVE TRACT MAP NO. 8700, PRIVATE STREET, AND TREE REMOVAL AS SHOWN IN EXHIBIT “A,”
BASED ON FINDINGS AND SUBJECT TO CONDITIONS OF APPROVAL AS PROVIDED IN EXHIBIT “B.”
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The motion carried by the following vote:
AYES: 7 – Basrai, Craig, Eddy, Liu, Ramamurthi, Yee, Zhang NOES: 0
ABSTAIN: 0
ABSENT: 0
RECUSE: 0
Item 4. ARDENWOOD AT PASEO APPEAL – 6200 Paseo Padre Parkway – PLN2025- (02:07:13) 00087 – To consider a third-party Appeal of the Zoning Administrator’s approval of a Discretionary Design Review Permit and Floor Area Ratio increase (under PLN2022- 00466) to allow a proposed five-building light-industrial/R&D project consisting of approximately 407,250 square feet of new development, plus renovation of an existing 43,172-square-foot light-industrial/R&D building, on the site bounded by Paseo Padre Parkway, Ardenwood Boulevard, and Commerce Drive in the North Fremont Community Plan Area; and to consider an exemption from the requirements of the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15183, as the project is consistent with the General Plan, for which a n Environmental Impact Report (EIR) (SCH#2010082060) was previously prepared and certified, and CEQA Guidelines Sections 15162 and 15164, as none of the circumstances requiring preparation of a subsequent or supplemental EIR have occurred. Each of the foregoing provides a separate and independent basis for CEQA compliance.
Planning Manager Joel Pullen introduced the item and acknowledged a 67-page letter received from the appellant after close of business today.
Associate Planner Marc Cleveland gave a comprehensive presentation and responded to questions from the Commission , with assistance from Senior Planner Mark Hungerford and Planning Manager Joel Pullen , regarding future tenant modifications, the solar farm adjacent to the project, and differences between a programmatic EIR versus a project specific EIR.
Chairperson Basrai opened the public hearing for this item.
The appellant, Kelilah Federman, representing East Bay Residents for Responsible Development (EBRRD), spoke to the project and responded to questions from the Commission regarding:
• Lack of site specific examinations done by EBRRD;
• Calculation cited by EBRRD;
• Current applicability of Assembly Bill 617 to the City of Fremont; • Water supply assessment and fire flow.
The project proponent(s), Gavin Christensen, representing H&R Ardenwood L.L.C., and Evan Sockalosky, Partner and Director of Design at Arc Tec, Inc., briefly spoke to the proposed project and responded to questions from the Commission regarding:
Minutes Planning Commission – February 13, 2025 PAGE 8
• Obstacles in providing dates for prospective tenants; • Status of current tenant Nextracker Inc. and potential new tenants; • Timeline for construction and renovations.
Brian Werner, Business Rep for Sheet Metal Workers Local 4 , spoke in support of the appeal.
William Yragui, representing Mission Peak Conservancy, spoke in opposition to the proposed project.
Kelilah Federman, representing EBRRD, spoke in rebuttal and restated their case.
Chairperson Basrai closed the public hearing for this item.
Vice Chairperson Ramamurthi expressed concern regarding adequate water supply for the proposed project, as indicated in the appellant documentation.
IT WAS MOVED (YEE/LIU) AND CARRIED BY THE FOLLOWING VOTE (6-1- 0-0-0) THE PLANNING COMMISSION – HELD PUBLIC HEARING;
AND
FOUND THAT THE PROJECT AS SHOWN IN EXHIBIT “A” IS EXEMPT FROM
FURTHER ENVIRONMENTAL REVIEW PURSUANT TO CEQA GUIDELINES SECTION 15183, AS THE PROJECT IS CONSISTENT WITH THE GENERAL
PLAN FOR WHICH AN ENVIRONMENTAL IMPACT REPORT (EIR)
(SCH#2010082060) WAS PREVIOUSLY PREPARED AND CERTIFIED; AND CEQA GUIDELINES SECTIONS 15162 AND 15164, AS NONE OF THE
CIRCUMSTANCES REQUIRING PREPARATION OF A SUBSEQUENT OR SUPPLEMENTAL EIR HAVE OCCURRED. EACH OF THE FOREGOING
PROVIDES A SEPARATE AND INDEPENDENT BASIS FOR CEQA
COMPLIANCE;
AND
FOUND THE REQUESTED DISCRETIONARY DESIGN REVIEW PERMIT AND FLOOR AREA RATIO INCREASE, AS SHOWN ON EXHIBIT “A,” SUBJECT TO FINDINGS AND CONDITIONS OF APPROVAL IN EXHIBIT “B,” IS CONSISTENT WITH THE CITY’S GENERAL PLAN AND THAT THE
PROPOSED SITE IS PHYSICALLY SUITABLE FOR THE TYPE, DENSITY, AND
INTENSITY OF THE PROPOSED USE, WOULD BE COMPATIBLE WITH
DEVELOPMENT IN THE VICINITY, AND WOULD NOT BE DETRIMENTAL TO
THE PUBLIC HEALTH, SAFETY, OR WELFARE OF PERSONS OR PROPERTY IN THE VICINITY AS ENUMERATED WITHIN THE STAFF REPORT;
AND
DENIED THE THIRD-PARTY APPEAL (PLN2025 -00087) AND APPROVE THE
DISCRETIONARY DESIGN REVIEW PERMIT AND FLOOR AREA RATIO INCREASE (PLN2022 -00466), AS SHOWN IN EXHIBIT “A,” SUBJECT TO FINDINGS AND CONDITIONS CONTAINED IN EXHIBIT “B.”