City Council Workshop– May 15, 2025ID 25-642
TEXT AMENDMENT
P24-00794
MINISTERIAL APPROVAL OF OFFICE TO DWELLING
CONVERSIONS IN THE OFFICE ZONE, HOUSING NEAR
BUS STOPS IN MULTI-FAMILY ZONES, INFILL
RESIDENTIAL DEVELOPMENT IN MIXED USE ZONES
AND NEW RESIDENTIAL IN OFFICE ZONES
TEXT AMENDMENT
• Text Amendment proposes:
1. Ministerial approval of office to dwelling conversionsin the Office zone district
2. Ministerial approval of multi-unit residential development in the RM-1, RM-2, and RM-3 zone districts on parcels within one-half mile of an existing bus stop
3. Ministerial approval of multi-unit residential uses in the NMX, CMX, CMS, RMX and CR zone districts on parcels within the City’s Infill Priority Area
4. Ministerial approval of new standalone multi-unit residential development in the Office zone district
Text Amendment Components
Office Zone
1. Office to
Dwelling
Conversions
4. New MF
construction
on vacant land
Ministerial
approval
Multi-Family
Zones within .5
mile of bus stop
Ministerial
Approval
Mixed Use Zones
within Infill
Priority Area
Ministerial
Approval
Text Amendment Components
Affected Zones New Uses Added Ministerial Approval
Office (O) with
buildings
Office to Dwelling
Conversions
Office (O) - Vacant New Multi-Unit*
Residential
Multi-Family (RM-1, -2,
-3) within 0.5 mile of
existing bus stop
None
Mixed Use (MNX, CMX,
RMX, CMS, CR) within
Infill Priority Area
None
* To address traffic and safety concerns adjacent to school facilities, the following revision is recommended to be added to FMC Section 15-5102: New residential development is prohibited on vacant or underutilized parcels located in the Office Zone District within 500 feet of a school
Development Code
I.
General
Provisions
II.
Base Districts
-Buffer
-Res SF
-Res MF
-Mixed Use
-Commercial
-Employment -
Public
-Downtown
III.
Regulations
Applying to
Some or All
Districts
IV.
Land
Divisions
V.
Admin &
Permits
-Planning
Authorities
-Common
Procedures
-Application
Types
VI.
Definitions
Development Code
I.
General
Provisions
II.
Base Districts
-Buffer
-Res SF
-Res MF
-Mixed Use
-Commercial
-Employment
--Office-New
Uses
-Public
-Downtown
III.
Regulations
Applying to
Some or All
Districts
Office-to-
dwelling
conversion
IV.
Land
Divisions
V.
Admin &
Permits
-Planning
Authorities
-Common
Procedures
-Application
Types
Zone clearance/
Ministerial
requirements
VI.
Definitions
Office-to-
dwelling
conversion
Office Zone District-Existing
Lodging to
Dwelling
Conversion
Res
Schools
Religious
Assembly
Conference
Facility
Cultural
Institutions
Social Services
Public
Day Care
Centers
Emergency
shelters
Government
Offices
Hospitals and
Clinics
Parking
Public
Artist Studio
Vet Services
Auto rental,
service and
repair
Service Station
Banks and credit
unions
Hotels and
Motels
Com
Banquet Halls
Restaurants
General Market
Hotels and
Motels
Offices
Retail, including
convenience
Com
Office Zone District-Existing
Lodging to
Dwelling
Conversion
Office to
Dwelling
Conversion
New Multi-Unit
Use on Vacant
Land
Res
Schools
Religious
Assembly
Conference
Facility
Cultural
Institutions
Social Services
Public
Day Care
Centers
Emergency
shelters
Government
Offices
Hospitals and
Clinics
Parking
Public
Artist Studio
Vet Services
Auto rental,
service and
repair
Service Station
Banks and credit
unions
Hotels and
Motels
Com
Banquet Halls
Restaurants
General Market
Hotels and
Motels
Offices
Retail, including
convenience
Com
Housing Commitments
• One Fresno Housing Strategy
• Presented by the Mayor in April 2022
• Includes priority to pursue the conversion of office space to affordable housing
• ProhousingDesignation
• City received designation from California Department of Housing and Community Development (HCD) in November 2022
• Includes commitment to update Code to permit additionalresidential uses in non-residential districts
Housing Commitments
• City Council Resolution No. 2023-064
• In 2023, Council instructed staff to prepare this Text Amendment to address changing dynamicsof office work and Citywide housing shortages • 2023-2031 Housing Element
• Adopted by City Council and certified by HCD in 2025
• Program 2 requires amending the zoning code to allow higher density housing in high and relatively high resource areas, including allowing residentialdevelopment in the office zone district
Housing Element Program 2:
• Create high density housing
capacity in Highest and
High Resource Areas:
• 500 units by 2025
• 1,000 units by 2027
• 1,000 units by 2031
2,500 Total Capacity
• Alternative is
rezoning individual
sites
• Consequences for
Housing Element
Non-Compliance
DISCRETIONARYVS. MINISTERIAL
APPROVAL
Discretionary Approval
• Review Authority can apply a variety of conditions of approval to a project
• These conditions do not have to be a requirement in the Development Code
• Approvalscan be appealed
Ministerial Approval
• Review Authority determines if the project complies with standards in the Development Code
• Toqualify for ministerial approval,the project must meet all of the standards in the Development Code. If it does not, ministerial approvalcannot be granted
• Ministerialapprovalsare issued as a Zone Clearance
• Approvals can be appealed
DISCRETIONARYVS. MINISTERIAL
APPROVAL
Discretionary
Review Authority can apply a variety of conditions of
approval
Conditions do not have to be a requirement in the
Development Code, and can be discretionary
Approvals can be appealed
Ministerial
Review Authority determines if the project complies
with the standards in the Development Code
Determination is made using no discretion; all standards are objective
To qualify, a project must meet ALL standards for
ministerial approval in the Development Code. If not,
ministerial approval cannot be granted
Ministerial approvals are issued as a Zone Clearance
Approvals can be appealed
ZONING REQUIREMENTS
• Use
• Setbacks
• Height
• Landscaping
• Parking
• Screening
• Façade Design Standards
• Pedestrian Access
• Vehicle Access
SENSITIVE AREAS
Farmland/Williamson
Act Contract
Flood Hazard Area
Airport Safety Zones
Hazardous Sites
Historic Resource
New residential development prohibited on vacant or underutilized parcels located in the Office zone within 500 feet of a school
Development/Impact Thresholds
Phase I and
Phase II
Environmenta
l Site
Assessment
Undisturbed
Site or Habitat
Historic
Resource
evaluation
SJVAPCDAir
Quality
thresholds for
low, mid and
high-rise
apartments
Construction
adjacent to
sensitive
receptors
Peak hour
vehicle trips
& VMT
thresholds
Development/Impact Thresholds
Project can be
accommodated
within existing
public works
and public
utilities
infrastructure
Noise Study
required
adjacent to
sensitive
receptors
Compliance
with all
applicable
environmental
assessments and
mitigation
measures
Meet
required
sewer and
water flow
capacity
Storm drain
system
modifications
or on-site
retention
required
Bicycle and
pedestrian
facilities,
Complete
Streets Policy,
and transit
improvements
required
MAP OF
ELIGIBLE
SITES
1. Office Zones – new uses
2. Multi-Family Zones-no new uses
3. Mixed Use Zones - no new uses
ENVIRONMENTAL ANALYSIS
• Mitigated Negative
Declaration (MND)
prepared to analyze
potential environmental
impacts
• 4,868newdwelling unit
capacity citywide
• Public Comment Period:
November 20 – December 20,
2024
RECOMMENDATION
Affected Zones New Uses Added Ministerial Approval
Office (O) Office to Dwelling
Conversions
Recommended
New Multi-Unit*
Residential
Recommended
Multi-Family (RM-1, -2,
-3) within 0.5 mile of
existing bus stop
None Recommended
Mixed Use (MNX, CMX,
RMX, CMS, CR) within
Infill Priority Area
None Recommended
* To address traffic and safety concerns adjacent to school facilities, the following revision is recommended to be added to FMC Section 15-5102: New residential development is prohibited on vacant or underutilized parcels located in the Office Zone District within 500 feet of a school THANK YOU!