Conditional Use Permit 2025-006

2026030439

City of Clovis

NOE - Notice of Exemption

3/11/2026

3/11/2026

Tiffany Williams

City of Clovis

Associate Planner

Lead/Public Agency

1033 Fifth Street
Clovis, CA 93612

(559) 324-2328

tiffanyw@clovisca.gov

Paul Halajian

Halajian Architects

Applicant

Project Applicant

365 E. Riverpark Circle, Suite 400
Fresno, CA 93720

(559) 297-7900

markh@halajianarch.com

Bullard Avenue and De Witt Avenue

93612

.05

492-196-02

Categorical Exemption

CEQA Guidelines section 15332 (Class 32 – In-Fill Development Projects)

The property is planned for Mixed Use Village (MU-V) and is zoned Downtown Commercial (C-3). The zoning is consistent with the MU-V planned land use. The property is also located within the Central Clovis Specific Plan (CCSP), which refines and implements the General Plan and is consistent with the general land use provisions contained in the adopted City General Plan. The CCSP is composed of 12 Planning Areas, which provide for different mixes and intensities. The Project site is located within Planning Area 1 (PA1). PA1 is designated as Old Town Storefront Commercial, which is a historic neighborhood of pedestrian oriented commercial uses that allows dwelling units on the second floor and above with an approved CUP. In accordance with the CCSP, multi-story buildings are desirable because they can provide opportunities for upper floor offices, restaurants and residential units and can increase the numbers of potential customers for ground floor retail uses. Also, one of the CCSP goals and action items is to consider opportunities for new residential development and the development of underutilized properties. The Project is proposed at 32 feet in height, positioned 10 feet from the front property line (for a public utility easement), and close to the side and rear property lines. The Project includes one (1) residential unit on a 0.05-acre site, which results in a density of 19 dwelling units per acre, consistent with the PA1 density requirement. The Project provides an on-site two-car garage exclusively for the residential unit. No on-site parking is proposed for the commercial portion of the Project. The project lies within the boundaries of the CCSP, which prioritizes reduced reliance on automobiles and promotes walkability. The site is near public transit, including Clovis transit and Fresno Area Express with nearby bus stops at South Harvard Avenue and Fifth Street, and at Fifth Street and Woodworth Avenue. Although, the property is outside the Parking Business Improvement Area (PBIA) of the CCSP, it is only 0.10 miles west of Parking Lot 2 in the PBIA, which contains 60 public parking spaces to support commercial parking demand. Given these considerations, the Project has been designed in compliance with all applicable development standards and is consistent with the intent of the CCSP and the C-3 (Downtown Commercial) Zone District, which emphasizes sustainable transportation and in-fill development. The project site is located within the incorporated limits of the City of Clovis on a lot totaling 0.05-acres. The Project site is vacant and is surrounded by existing commercial buildings in all directions. Given these facts, the Project adheres to the CEQA Guidelines Section 15332(b) as a site of no more than five acres that is substantially surrounded by urban uses. The Project is in an urbanized area and surrounded by sites that have either been previously developed or heavily disturbed; therefore, the Project adheres to the criteria of CEQA Guidelines Section 15332(c) and is highly unlikely to support or provide value as habitat for endangered, rare, or threatened species. The Project site is substantially surrounded by existing development and is considered an in-fill site. The proposed use is consistent with the land use and zoning designations, and it represents a continuation of planned urban growth rather than an expansion into undeveloped areas. As such, it benefits from the existing infrastructure and public services, which helps minimize environmental impacts commonly associated with new developments. Due to the project’s small scale and being an in-fill site, it falls below the thresholds for vehicle miles traveled (VMT) analysis established by the city and thus does not require a focused VMT assessment. Both temporary construction and operational noise must adhere to the Clovis Municipal Code, which enforces permitted construction hours and noise standards for the relevant noise zone. Moreover, the environmental impacts were evaluated in the 2014 General Plan Update Environmental Impact Report (EIR), which concluded that no significant adverse effects would result from implementation of the General Plan. Therefore, no new or more severe impacts related to traffic, noise, air quality, or water quality are anticipated as a result of this project. This in-fill site is situated in an urban area already served by all necessary municipal utilities (i.e., water, wastewater, stormwater, solid waste) and public services (i.e., fire, police, schools). Given the existing infrastructure and availability of services, the proposed development can be readily accommodated without the need for additional public investment or expansion of utility networks.