Exhibit L
CONSIDERATION OF AN APPEAL TO
Development Permit Application No.
P23-03606
PRESENTATION BY: PHILLIP SIEGRIST, PLANNING MANAGER
CITY COUNCIL HEARING | February 26, 2026ID 26-47
AERIAL MAP & SITE LOCATION
CITY COUNCIL
February 26, 2026 | ID 26-47
Subject Property
121 and 135 West
North Avenue
±2.23 acres
Comprised of one
parcel:
APN 329-020-33
Located on the
south side of West
North Avenue
between South
Clara and South
Elm Avenues.
W
North Ave
S Clara Ave
S Elm Ave
W Almy Ave
S Clara Ave
W Casitas Ave
Legend
RS-5 - Residential Single-Unit, Medium Density
BP – Business Park
CC – Community Commercial
Fresno County Parcels: M-1 – Light Manufacturing, AL-20 – Limited Agricultural Development
±4,900 square-foot
commercial truck repair
shop.
Paved parking lot
Commercial truck parking
– 9 spaces
Landscape buffers &
screening
Perimeter block walls
Existing residence to
remain
Operations
8:00 AM to 6:00 PM
4 Employees on-site
Primarily serves
customers seeking oil
changes and tire repair
Owner intends to use the
facility to service and park
their own trucks
DEVELOPMENT PERMIT APPLICATION NO. P23-03606
PROJECT SUMMARY
ELEVATIONS
CITY COUNCIL
February 26, 2026 | ID 26-47
Truck Repair Shop
PROJECT SUMMARY & PROPOSED USES
CITY COUNCIL
February 26, 2026 | ID 26-47
Development Permit Application No. P23-03606: requests to construct a new ±4,900 square-foot metal building for use as a commercial truck repair shop. Large Vehicle and Equipment Sales, Service, and Rental (truck repair) is permitted in the BP Zone District subject to a Development Permit. Subject to additional regulations for Automobile/Vehicle Repair – Major and Minor (FMC 15-2710)
Outdoor Storage (Commercial Truck Parking) is Permitted in the BP zone district provided:
Outdoor storage shall be incidental to a primary use and screened from public view.
A courtesy notice will be provided to all properties within 1,000 feet of the Outdoor Storage use when approved.
Existing residence to be converted to an office
PUBLIC NOTICE & INPUT
• August 14, 2025: Project approved by the Director.
• August 15, 2025:
• Courtesy Notice mailed and posted online.
• Notice of Action posted online.
• August 25, 2025: A member of the public submitted an appeal of the Director’s decision. • Expressed concerns regarding noise, air quality, traffic, property damage, truck access, and changes to the municipal code.
• December 4, 2025: Notice of Public Hearing mailed and posted online. • December 17, 2025: Planning Commission denied appeal and upheld Director’s decision, with the condition that the existing residence on the property shall not be used as residence. • December 29, 2025: Councilmember Arias appealed the Planning Commission’s decision. • February 13, 2026: Notice of Public Hearing mailed to the surrounding property owner’s and posted online.
CITY COUNCIL
February 26, 2026 | ID 26-47
COMMUNITY CONCERNS & STAFF RESPONSES
Concern 1: Noise from Nearby Truck Repair Shop
• Response: Operations limited to daytime hours (8 AM–6 PM), minimal truck parking, required to comply with noise standards.
Concern 2: Air Quality Impacts
• Response: Environmental Assessment completed; emissions below thresholds; complies with SJVAPCD rules; AB 617 community improvements; vegetative barriers considered.
Concern 3: Traffic Congestion
• Response: Public ROW improvements required; VMT analysis shows no significant impacts; Traffic Impact Study not required.
Concern 4: Mailbox Damage & Access
• Response: Damage due to driver negligence; site plan meets City standards; no alternative access due to property limits; report future incidents to enforcement.
Concern 5: Code Changes Allegation
• Response: No code changes; property zoned Employment–Business Park; project conditioned for compliance with current regulations.
CITY COUNCIL
February 26, 2026 | ID 26-47
STAFF RECOMMENDATION
Staff recommends that the CITY COUNCIL take the following actions:
DENY the appeal and UPHOLD the action of the Planning Commission to approve Development Permit Application No. P23-03606 subject to Conditions of Approval dated August 15, 2025.
CITY COUNCIL
February 26, 2026 | ID 26-47