April 27, 2023 — Fresno County Planning Commission
Documented by Josef Sibala
Here’s what you need to know:
- During the meeting, the Fresno County Planning Commission postponed discussion of the expansion of a fruit packing and cold storage facility on a 59.85-acre parcel at 5555 Hill Ave. outside of Orange Cove. Several residents spoke against the expansion. Attorney Dan Stein said that residents living near the proposed packing facility raised water concerns and that traffic remains an issue since the road needs to be wider for trucks to turn.Â
- The commissioners (6-0) approved a conditional use permit for a 2,400-square-foot cold storage facility and a 300-square-foot storage building on a 5-acre parcel at 1315 W. North Ave., just west of the city of Fresno.
- The commissioners also approved construction and operation of a modular battery energy storage system at the existing Malaga Power Plant. The system has an estimated storage capacity of 140 megawatts on an approximately 4.5-acre portion of a 19-acre parcel and a temporary 4.2-acre construction laydown storage yard in the M-3 (Heavy Industrial) Zone District.
Follow-up question:
- How will GMA Engineering resolve issues with residents?
- What is the impact of the cold storage facility in the area?
The Scene
The Fresno County Planning Commission has jurisdiction, powers and duties to do all things related to local and area planning as may be conferred to it by the government code or which has been delegated to it by Board of Supervisors.Â
The commission’s duties include considering and approving applications for land subdivisions, variances and conditional use permits and recommending issues concerning zoning and the county’s general plan to the Board of Supervisors.Â
Fresno County Planning Commissioners present:
- Ken Abrahamian (Chairman)
- Esther Carver District 3
- John Arabian District 5
- Lisa Woolf At Large
- Austin Ewell District 2
- Kuldip Chatha District 4
Fresno County Planning Commissioners not present:
- Blake Zante At Large
- Glenda Hill (Vice Chair)
Others Present:
- Joseph Potthast
- Jeremy Shaw
- Planner Elliot Racusin
- Dale Mell
- Ejaz Ahmad
- Marissa Jensen
- Melanie Halajian
- Reymundo Peraza
- Jordan Walton
- Dan Stein
- Raymond Collins
- Tom Kevin
- Douglas Keith Cornelius
- Robert Sanders
- Dirk Pushal
- Jasneet Boparai
- Jane
- Melanie Halajian
- Ahmad Ejaz
Discussions/Actions
The regular agenda is as follows:
2. The commissioners (6-0) approved the Conditional Use Permit No. 3732 and Initial Study No. 8182: GMA Engineering proposed to allow a (value-added agricultural use and facilities) 2,400-square-foot cold storage facility and a 300-square-foot storage building on a 5.0-acre parcel within the AE-20 (Exclusive Agricultural, 20-acre minimum acre parcel size) Zone District.
The project site is located at 1315 W. North Ave., 887 feet west of the city of Fresno.Â
The facility will be operated year-round (six days a week and eight hours daily). The estimated number of employees is two.
Notices were sent to 48 individuals, with no public comment received. The project underwent an initial study. Staff found no environmental concerns and determined that the project met mitigation standards.
Staff recommended the approval of the conditional use permit and the initial study’s findings.
Moreover, the applicant must dedicate 23 feet of irrevocable upper dedication to comply with the General Plan.
3. The commissioners (6-0) agreed to discuss Initial Study No. 8186 and Classified Conditional Use Permit Application No. 3733 at a future undetermined meeting date: GMA Engineering proposed to allow the expansion of a fruit packing and cold storage facility on a 59.85-acre parcel.
The project will consist of constructing approximately 37,000 square feet of packing buildings, 34,000 square feet of cold storage buildings, 18,000 square feet of Canopies, 650 square feet of accessory structures, a 135,000 square feet fire water storage tank, and 0.66 acres of solar energy collection facilities.
The parcel is within the AE-20 (Exclusive Agricultural, 20-acre minimum acre parcel size) Zone District.
The subject parcel size is 59.85 acres within the zoning district of the AE-20 (Exclusive Agricultural, 20-acre minimum acre parcel size).
The project site is located at 5555 Hill Ave. and is approximately 1.74 miles west of the city of Orange Cove.
The existing facility consists of 20,000 square feet of storage. The applicant wants to expand his facility through a conditional-use permit.
The applicant will conform to the site plan review requirement regarding parking. The proposal includes adding 75 parking spaces. The operations will remain the same.
The Roads Department said that the roads were adequate. The owner will have five delivery trucks entering and exiting the facility per day, which did not warrant a traffic study.
Staff recommended the approval of the conditional use permit and the initial study’s findings.
Dan Stein, an attorney, stated that surrounding residents raised water concerns. He said traffic remains an issue since the road needs to be wider for trucks to turn.
Raymond Collins said the study has unanswered questions and needs help to stand the (California Environmental Quality Act) CEQA challenge.
Tom Kevin maintained public safety is an issue in the project since the ingress is too narrow for the truck to enter and close to telephone poles. He mentioned that 11 wells drilled were dry.
Douglas Keith Cornelius stated the noise, traffic, and water usage from the packing house are a concern.
Architect Robert Sanders said that the project was solely for storage, and the water on-site was not hazardous.
Commissioner Lisa Woolf said that the project is “not going well” and needs to be reviewed.
4. The commissioners (4-2) approved the Variance Application No. 4108 and Initial Study No 8088. Commissioners Woolf and Ken Abrahamian voted no.
Boparai Farms proposed a reduction in the minimum parcel size for a subsequent mapping procedure in creating a 2.5-acre parcel with an existing residential dwelling and a 26.98-acre parcel from an existing 29.48-acre parcel in the AE-20 (Exclusive Agricultural, 20-acre minimum parcel size) Zone District.
The parcel is located at 7916 E. American Avenue, approximately 1.75 miles northeast of the City of Fowler.
The subject parcel is enrolled in the Williamson Act program. According to the applicant’s findings, the parcel is improved with a 2,672 square-foot single-family dwelling, permitted in 2010.
The current variance request, submitted on July 8, 2021, proposes to allow a reduction in the minimum parcel size of the underlying Zone District, to allow for a subsequent mapping procedure in the creation of a 2.5-acre parcel with an existing dwelling and a 26.98-acre agricultural remainder parcel from an existing 29.48-acre parcel in the AE-20 (Exclusive Agricultural, 20-acre minimum parcel size) Zone District.
According to available records, no other variances have been granted within one half-mile of the subject property.
The staff has concluded that there are no exceptional or extraordinary circumstances or conditions applicable to the property. Staff, therefore, recommends denial of the application.
Land Developer Dirk Poeschel said that the Boparai family intends to sell the existing residence and split the proceeds with the Boparai family that financed the home. Agriculture will continue, and no new homes will be built.
Jasneet Boparai stated that the purpose of the proposal was to continue her family’s agricultural operations.
Commissioner Woolf voted against the application saying that it would result in parcel owners also applying, which will harm agricultural land.
5. The commissioners (6-0) approved the Unclassified Conditional Use Permit Application No. 3748 and Initial Study No. 8274: Malaga BESS, LLC proposes to allow the construction and operation of a modular battery energy storage system along with appurtenant equipment, including inverters, a switchyard, and an approximately 250-foot-long overhead or underground electrical connection to the existing Peaker plant switchyard.
The system has an estimated storage capacity of 140 megawatts on an approximately 4.5-acre portion of a 19-acre parcel and a temporary 4.2-acre construction laydown storage yard in the M-3 (Heavy Industrial) Zone District.
The parcel is located at 2611 W. North Avenue, approximately 1,300 feet east of the nearest city limits of the City of Fresno.
This project proposes developing a battery energy storage system (BESS) with an approximate electrical storage capacity of 140 megawatts and is designed to be operated and monitored remotely.
The proposed system will comprise battery enclosures, inverters, an electrical switchyard, and a 115-kilovolt (kV) transmission line.
The system capacities are only estimates, and the project will not be limited to the estimated capacities; however, any increase in the overall land area of the energy storage components or other related infrastructure may necessitate additional discretionary review and approval.
The project will be required to develop in substantial conformance with the approved site plan. The energy storage (battery) technology will consist of components of a type commercially available at the time of development and may be upgraded as technological innovations occur.
The battery technologies under consideration consist of lithium-based materials.
The energy storage system will be mounted on concrete foundations, including above-ground and below-ground electrical interconnections and fiber optic communication lines.
The proposed energy storage facility will occupy approximately 4.5 acres of the approximately 19-acre parcel and be comprised of energy storage components including (battery) enclosures, power inverters, an approximately 34.5-kilovolt switch yard, and an approximately 250-foot-long 115-kilovolt with transmission line which will connect to the existing Peaker Plant switchyard, which is connected to the existing PG&E Malaga Substation located approximately one mile to the northeast.
Staff recommended the approval of the application.
The meeting adjourned at 12:45 p.m. The Fresno County Planning Commission is scheduled to meet again at 8:45 a.m. on April 18.
If you believe anything in these notes is inaccurate, please email us at fresnodocs@fresnoland.org with “Correction Request” in the subject line.