Minutes - Planning Commission

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

Vice Chair Bray called the meeting to order at 6:01 p.m.

Also present were Jennifer Clark, Ashley Atkinson, Israel Trejo, Phillip

Siegrist, Steven Martinez, Kari Camino, Jayda Symonds, Heather Thomas

(CAO), Darcy Brown (CAO), Talia Kolluri (CAO), and Jairo Mata (DPW).

Present 5 -

Kathy Bray

Monica Diaz

Jacqueline Lyday

Linda Calandra

Gurdeep Singh Shergill

Absent 1 - Peter Vang

II. PLEDGE OF ALLEGIANCE

6:02 p.m.

III. PROCEDURES

6:02 p.m.

Vice Chair Bray read the procedures aloud.

IV. AGENDA APPROVAL

6:03 p.m.

Siegrist reported no changes to the Agenda.

On motion of Commissioner Calandra, seconded by Commissioner

Diaz, the AGENDA was APPROVED. The motion carried by the

following vote:

Aye: 5 - Bray, Diaz, Lyday, Calandra, and Shergill

Absent: 2 - Vang, and Criner

V. CONSENT CALENDAR

6:04 p.m.

On motion of Commissioner Calandra, seconded by Commissioner

Diaz, the CONSENT CALENDAR was APPROVED. The motion carried

by the following vote:

Aye: 5 - Bray, Diaz, Lyday, Calandra, and Shergill

CONTINUED TO MAY 20, 2026

VII-A

ID 26-541

Consideration of Vesting Tentative Tract Map No. 6540; Planned

Development

Environmental

Permit

Assessment

Application

No.

P25-01629;

and

approximately

T-6540/P25-01629 for

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:

Vice Chair Bray announced the Item ID 26-541 would be continued to May

20, 2026.

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:

Vice Chair Bray announced the Item ID 26-568 would be continued to May

20, 2026.

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

related 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:

Vice Chair Bray announced the Item ID 26-569 would be continued to May

20, 2026.

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)

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

C o m m e r c i a l / E x p r e s s w a y

Management/conditions of zoning) zone district to the CG/UGM/cz

(Commercial General/Urban Growth Management/conditions of

O v e r l a y / U r b a n

G r o w t h

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:

6:07 p.m.

Martinez presented the revised Costco project, summarizing that the original

application was first heard by the Planning Commission in February 2024

before receiving City Council approval later that year. After the City Council

rescinded the approvals in November 2025, a revised Enviromental Impact

Report (EIR) was initiated, with a partially recirculated draft released from

November 21, 2025, to January 5, 2026, and the final EIR completed in

early 2026. The updated proposal includes a 219,000 square foot Costco

warehouse with market delivery operations, a 16 pump fuel station, a 4,800

square foot car wash, and related site improvements, along with a rezone to

Commercial General, two plan amendments, and a conditional use permit

for a Type 21 ABC license. Staff reported that the revised EIR limited to

greenhouse gas emissions found impacts to be less than significant, with

four previously identified significant and unavoidable impacts remaining

unchanged. A revised Statement of Overriding Considerations and updated

Fresno Municipal Code findings were presented, with staff concluding that

required findings can be made. Staff recommended that the Planning

Commission forward approval of the project and its EIR to the City Council.

Commissioner Calandra asked whether a signal would be installed at Arthur

Avenue. Martinez confirmed that no traffic signal is planned at the Herndon

Avenue and Arthur Avenue intersection.

The applicant presented their proposed project, noting the company’s strong

community presence in Fresno and the limitations of the outdated 1985

Shaw Avenue store, which lacks adequate parking, fuel pumps, and space

for modern amenities. The new site was chosen for its zoning compatibility,

highway access, and proximity to existing members and will offer expanded

services, a 32-pump fuel station, a car wash, and improved parking.

Extensive traffic studies, community engagement, and CEQA analysis,

resulted in numerous street improvements, new roadway connections, and

adjusted truck routes designed to keep deliveries off North Riverside.

Commissioner Shergill asked whether Costco considered the traffic in the

area.

The project team confirmed that traffic impacts were thoroughly evaluated

through the CEQA process. Although a Costco typically generates many

trips, replacing the existing Shaw store reduces overall Vehicle Miles

Traveled (VMT) and alleviates current congestion once drivers adjust to the

new layout. Neighborhood impacts were also carefully reviewed through

extensive community engagement and a separate transportation study

conducted with city engineers. These efforts resulted in a comprehensive

set of traffic related conditions and improvements.

Commissioner Calandra sought clarification on roadway connections,

specifically whether Spruce or Arthur would extend through the area. The

project team clarified that Spruce will, in fact, connect fully from Riverside to

its current endpoint near Riverside Golf Course, with a narrowed roadway

and added traffic calming features to address speeding concerns expressed

by neighbors. Additional measures will also be installed at Hayes.

Public Comment:

One member of the public spoke in support of the Project.

One member of the public spoke in opposition raising concerns about the

project’s environmental review and the zoning approach.

On motion of Commissioner Shergill, seconded by Commissioner

Lyday, that the above Action Item be APPROVED. The motion carried

by the following vote:

Aye: 5 - Bray, Diaz, Lyday, Calandra, and Shergill

Absent: 2 - Vang, and Criner