THE PLANNING COMMISSION WELCOMES YOU TO COUNCIL CHAMBERS,

LOCATED AT CITY HALL, 2600 FRESNO STREET, FRESNO, CALIFORNIA 93721.

PUBLIC PARTICIPATION – Any interested person may appear at the public hearing

and present written testimony or speak in favor or against the matters scheduled on

the agenda. Public participation during Fresno City Planning Commission meetings

is always encouraged and can occur by attending a meeting in the Council

Chambers, City Hall, 2nd Floor, 2600 Fresno Street, Fresno, CA 93721. When called

to speak during a meeting, you may approach the speaker podium upon the Chair’s

call for public comment.

All public speakers will have up to 3 minutes to address the Commission pursuant to

Rule No. 13 of the Planning Commission Bylaws of the City of Fresno (available in

the City Clerk’s Office).

SUBMIT DOCUMENTS / WRITTEN COMMENTS –

1. E-mail – Agenda related documents and comments can be e-mailed to the

Planning & Development Department. Unless otherwise required by law to be

accepted by the City at or prior to a Commission meeting or hearing, no documents

shall be accepted for Commission review unless they are submitted to the Planning

and Development Department at least 24 hours prior to the commencement of the

Commission meeting at which the associated agenda item is to be heard. All

comments received at least 24 hours prior will be distributed to the Planning

Commission prior and during the meeting and will be a part of the official record,

pursuant to Article 4 (3).

a. Email comments to PublicCommentsPlanning@fresno.gov.

b. Emails should include the agenda date and item number you wish to speak on

in the subject line of your email. Include your name and address for the record, at

the top of the body of your email.

VIEWING PLANNING MEETINGS (non-participatory) – For your convenience, there

are ways to view Planning Commission meetings live:

1. Community Media Access Collaborative website: https://cmac.tv/

2. Cable Television: Comcast Channel 96 and AT&T Channel 99

3. Participate Remotely via Zoom:

https://fresno.zoomgov.com/webinar/register/WN_JRC95sI1SW6vrTmNwLLrPw

a. The above link will allow you to register in advance for remote participation

in the meeting via the Zoom platform. After registering, you will receive a

confirmation email containing additional details about joining the meeting.

Should any of these viewing methods listed above experience technical difficulties,

the Commission meeting will continue uninterrupted. Commission meetings will only

be paused to address verifiable technical difficulties for all users participating via

Zoom or in the Chambers.

I. ROLL CALL

II. PLEDGE OF ALLEGIANCE

III. PROCEDURES

For each matter considered by the Commission, there will first be a staff presentation,

followed by a presentation from the project applicant. Testimony from supporters of the

project will then be taken, followed by testimony from those in opposition. The applicant

will have the right to a final rebuttal presentation prior to closing the public hearing.

In accordance with section 13 of Article 2 of the Planning Commission Rules and

Regulations governing length of public debate, all public testimony from those in support

and in opposition of the project will be limited to three minutes per person. The three

lights on the podium next to the microphone will indicate the amount of time remaining

for the speaker. The green light will be turned on when the speaker begins. The yellow

light will come on with a soft bell ring when one minute is remaining. The speaker should

be completing the testimony by the time the red light comes on with a final bell indicating

time has expired. All public testimony must be presented to the Commission at the

podium. Any testimony that references race, religion, ethnicity, economic status,

national origin, or any other classification protected under state or federal law in a

derogatory manner shall be deemed irrelevant and will not be considered by the

Commission in making its land use determinations.

If you challenge these land use matters in court, you may be limited to raising only those

issues you or someone else raised in oral or written testimony or before the close of the

hearing.

IV. AGENDA APPROVAL

V. CONSENT CALENDAR

January 28, 2026 Planning Commission Regular Meeting Minutes

V-A ID 26-509

Planning and Development Department

Sponsors:

Exhibit A - January 28, 2026 DRAFT Planning Commission

Attachments:

VI. REPORTS BY COMMISSIONERS

VII. CONTINUED MATTERS

CONTINUED TO MAY 20, 2026

VII-A ID 26-541

Consideration of Vesting Tentative Tract Map No. 6540; Planned

Development Permit Application No.

P25-01629; and related

Environmental Assessment No. T-6540/P25-01629 for approximately

26.25 acres of property located on the west side of North Willow

Avenue between North Portofino and North Alicante Drives (Council

District 6) - Planning and Development Department.

1. Environmental Assessment No. T-6540 dated April 1, 2026, an

Addendum to the Final Subsequent Environmental Impact

Report (SEIR) State Clearinghouse No. 2000021003 for the

proposed project pursuant to the California Environmental

Quality Act (CEQA).

2. Vesting Tentative Tract Map No. 6540 proposing to subdivide

approximately 26.25 acres of property into a 138-lot single-unit

residential development, subject to compliance with the

Conditions of Approval dated April 1, 2026, and contingent

upon approval of Planned Development Permit Application No.

P25-01629 and the related environmental assessment.

3. Planned Development Permit Application No. P25-01629

proposing to modify the RS-4 zone district development

standards to allow for reduced front yard setbacks, and reduced

lot size, width, and depth, subject to compliance with the

Conditions of Approval dated April 1, 2026, and contingent

upon approval of Vesting Tentative Tract Map No. 6540 and the

related environmental assessment.

Planning and Development Department

Sponsors:

VIII. NEW MATTERS

CONTINUED TO MAY 20, 2026

VIII-A ID 26-568

Consideration of Plan Amendment Application No. P24-00452;

Rezone Application No. P24-00452; Vesting Tentative Tract Map No.

6419; Planned Development Permit Application No. P24-00449; and

related Environmental Assessment No. T-6419/P24-00452/P24-00449

for approximately 8.47 acres of property located on the northeast

corner of East Copper Avenue and North Portofino Drive (Council

District 6) - Planning and Development Department.

1. Mitigated Negative Declaration prepared for Environmental

Assessment

No.

T-6419/P24-00452/P24-00449

dated

February 27, 2026, for the proposed project pursuant to

California Environmental Quality Act (CEQA) Guidelines.

2. Plan Amendment Application No. P24- 00452 proposing to

amend the Fresno General Plan and Woodward Park

Community Plan to change the planned land use designation

for approximately 8.47 acres for the subject property from

the Medium Low Density Residential (±2.60 acres) and

Commercial Community (±5.87 acres) planned land use

designations to the Medium Density Residential (±8.47

acres) (5-12 dwelling units per acres (du/ac)) planned land

use designation.

3. Rezone Application No. P24-00452 proposing to rezone

approximately 8.47 acres of the subject property from the

RS-4 (Single-Unit Residential, Medium Low Density) (±

2.60 acres) and CC (Commercial Community) (±5.87

acres) zone districts to the RS-5 (Single-Unit Residential,

Medium Density) (±8.47 acres)) zone district.

4. Vesting Tentative Tract Map No. 6419 proposing to

subdivide approximately 8.47 acres of property into a 53-lot

single-unit residential development, subject to compliance

with the Conditions of Approval dated May 6, 2026, and

contingent upon approval of Plan Amendment and Rezone

Application No. P24-00452, Planned Development Permit

Application No. P24-00449, and the related environmental

assessment.

5. Planned Development Permit Application No. P24-00449

proposing to modify the RS-5 zone district development

standards, including, but not limited to, to allow for gated

private streets, and contingent upon approval of Plan

Amendment

Application

No.

P24-00452,

Rezone

Application No. P24-00452, Vesting Tentative Tract Map

No. 6419, and the related environmental assessment.

Planning and Development Department

Sponsors:

CONTINUED TO MAY 20, 2026

VIII-B ID 26-569

Consideration of Plan Amendment and Rezone Application No.

P22-02694, Conditional Use Permit Application No. P22-03569, and

Environmental

Assessment

No.

P22-02694/P22-03569

pertaining to ±0.84 acres of vacant land located on the north side of

East Copper Avenue, between North Maple and North Cedar Avenues.

(Council District 6) - Planning and Development Department.

1. Mitigated Negative Declaration prepared for Environmental

Assessment No. P22-02694/P22-03569, dated September 11,

2025, for the proposed plan amendment/rezone and conditional

use permit pursuant to the State of California Environmental

Quality Act (CEQA) Guidelines; and

2. Plan Amendment Application No. P22-02694 to amend the

Fresno General Plan to change the planned land use designation

of the subject property from Commercial - Community (±0.84

acres) to Commercial - General (±0.84 acres); and

3. Rezone Application No. P22-02694 to amend the Official Zoning

Map of the City of Fresno to rezone the ±0.84-acre subject

property from the CC (Commercial - Community) zone district to

the CG (Community - General) zone district consistent with the

plan amendment application; and

4. Conditional Use Permit Application No. P22-03569, requesting

authorization to construct a ±3,500 square-foot automated car

wash facility with a ±2,813 square-foot canopy.

Planning and Development Department

Sponsors:

HEARING to Consider Plan Amendment and Rezone Application No.

P21-01960, Conditional Use Permit Application No. P21-01959,

VIII-C ID 26-427

Conditional

Use

Permit

Application

No.

P21-03251,

Planned

Development Permit Application No. P21-03252 and related 2026

Final Environmental Impact Report (FEIR), State Clearinghouse (SCH)

No. 2021100443 pertaining to ±22.4 acres of property located on the

northeast corner of West Herndon Avenue and North Riverside Drive

(Council District 2) - Planning & Development Department.

1. RECOMMEND CERTIFICATION (to the City Council) of the 2026

Final Environmental Impact Report (SCH No. 2021100443), for the

proposed Costco Commercial Center Project;

a. Recommend adoption of the Findings of Fact and Statement

of Overriding Considerations pursuant to CEQA Guidelines

Section 15091; and,

b. Recommend adoption of the Mitigation Monitoring and

Reporting Program (MMRP) pursuant to CEQA Guidelines

section 15097; and,

2. RECOMMEND APPROVAL (to the City Council) of Plan

Amendment Application No. P21-01960, requesting authorization

to amend the Fresno General Plan and Bullard Community Plan to

change the planned land use designation for the subject property

from Community Commercial to General Commercial, and

reclassify West Herndon Avenue, from North Riverside to North

Hayes Avenue, from an Expressway to a Super Arterial; and,

3. RECOMMEND BILL (to the City Council for introduction and

adoption) to approve Rezone Application No.

P21-01960,

requesting authorization to amend the Official Zoning Map of the

City of Fresno to rezone the subject property from the

CC/EA/UGM/cz

(Community

Commercial/Expressway

Overlay/Urban Growth Management/conditions of zoning) zone

district to the CG/UGM/cz (Commercial General/Urban Growth

Management/conditions of zoning) zone district in accordance with

the Plan Amendment Application; and

4. RECOMMEND APPROVAL (to the City Council) of Conditional

Use Permit Application No. P21-01959, requesting authorization to

construct a ±219,216 square-foot Costco warehouse retail building,

with a ±4,800 square-foot carwash and a ±13,000 square-foot fuel

canopy with 32 fuel pumps, subject to compliance with Draft

Conditions of Approval (Exhibit H).

5. RECOMMEND APPROVAL (to the City Council) of Conditional

Use Permit Application No. P21-03251, requesting authorization to

establish a State of California Alcoholic Beverage Control (ABC)

Type 21 alcohol license that will allow the sale of beer, wine, and

distilled spirits for consumption off the premises where sold, subject

to compliance with Draft Conditions of Approval (Exhibit H).

6. RECOMMEND APPROVAL (to the City Council) of Planned

Development Permit Application No.

P21-03252, requesting

authorization to modify parking lot development standards to allow

for 36.5-foot-tall parking lot light fixtures rather than 25-foot-tall

fixtures.

7. RECOMMEND ADOPTION (to the City Council) of the Fresno

Municipal Code Findings pertaining to P21-01959, P21-01960,

P21-03251, and P21-03252 attached as Exhibit G

Planning and Development Department

Sponsors:

Exhibit A - Vicinity Map and Aerial Photo

Attachments:

Exhibit B-1 - Project Parcel Rezone Exhibit

Exhibit B-2 - Project Parcel Plan Amendment Exhibit

Exhibit B-3 - Herndon Avenue Reclassification Exhibit

Exhibit C-1 - Project Site Plan Rendering

Exhibit C-2 - Project Elevations Rendering

Exhibit D-1 - 2023 Draft Environmental Impact Report with

Exhibit D-2 - 2024 Final Environmental Impact Report

Exhibit E-1 - 2025 Partially Recirculated Draft Environment

Exhibit E-2 - 2026 Final Environmental Impact Report

Exhibit F-1 - Notice of Public Hearing (Planning Commissio

Exhibit F-2 - Notice of Public Hearing Mailing Buffer Map

Exhibit F-3 - Redacted Mailing List

Exhibit G - Fresno Municipal Code Findings

Exhibit H - Draft Conditions of Approval for the Costco Com

IX. REPORT BY SECRETARY

X. SCHEDULED ORAL COMMUNICATIONS

XI. UNSCHEDULED ORAL COMMUNICATIONS