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Commission recommends mixed‑use overlay for Holmes Properties development, 16‑unit duplexes proposed
Summary
The Planning Commission recommended City Council approval of Zone Amendment No. 765 to apply a mixed‑use overlay for a Holmes Properties LLC proposal: eight duplexes (16 units) and about 4,000 sq ft of commercial space on the south side of Corvina Avenue west of Hillman Street; staff said the project is exempt under CEQA Section 15332.
The Tulare Planning Commission voted Oct. 27 to recommend that the City Council approve Zone Amendment No. 765, an application from Holmes Properties LLC to apply a mixed‑use overlay to a commercially designated site on the south side of Corvina Avenue west of Hillman Street.
Planning staff told commissioners that the site currently carries a community commercial general plan designation and C‑3 retail commercial zoning, and that multifamily housing would be allowed only if a mixed‑use overlay were applied. Staff described the applicant's proposal as eight duplex buildings (16 residential units total) plus roughly 4,000 square feet of commercial building area. Staff said each duplex unit would include two covered parking spaces; the proposed duplexes are two‑story, three‑bedroom units and staff determined the project is exempt from environmental review under CEQA Section 15332 (infill development). "In conclusion, staff is recommending that the planning commission adopt resolution number 55531 recommending to the city council approval of zone amendment number 765," staff said.
Steven Macias, who identified himself as representing the applicant, said the duplex floor plans are currently conceptual and are roughly 1,400 square feet per unit; Macias said the applicant envisions office users for the commercial buildings but that staff will work with the applicant as end users are identified.
Commissioners questioned site layout, ingress and egress, the relationship to nearby approved single‑family construction and a separate proposed service station, and how the commercial and residential components would be separated visually (staff described a block wall buffer and a horseshoe layout that tucks residences away from the street). An unidentified commissioner moved to adopt a resolution recommending that City Council approve Zone Amendment No. 765; the motion was seconded and passed on a recorded roll call with Vice Chair Miller, Commissioner Limas and Chair Miguel recorded as "Aye." The commission will forward the recommended resolution to the City Council for final action.
Next steps: staff will return with a formal resolution for commission action on the next planning commission meeting and forward the recommendation to the City Council for consideration and final adoption.
