Fresno Planning Committee Meeting – September 23, 2026

The Fresno Planning Committee met on September 23, 2026, at 5:30 PM under Chair Albert Snatches. Vice Chair Debbie Darton and Committee Member James Sponsor were present; Ashley Morales Square was absent. The committee reviewed four agenda items: a 159-lot residential subdivision (Emory Court), a conditional use permit for a banquet hall, a workshop on the Climate Adaptation + Environmental Justice Plan, and a text amendment to allow additional housing types in office zone districts. No public comments were received; the workshop was informational. The committee provided recommendations on each item.

Discussion Items

A. Tentative Tract Map P260138 – Emory Court (159-lot single-family subdivision)

• Project sponsor DR Horton (Cheryl Anderson, project manager) presented a 159-lot subdivision on approximately 19.5 acres at McKinley and Boy, within the city’s sphere of influence. Homes would be two-story, 1,400–1,800 sq. ft., with three floor plans and three elevations, starting in the $390s (comparable to a sold-out nearby project). A 19,000 sq. ft. centrally located park, bus stop, and solar/EV-ready features are included. The site is in Central Unified School District; school fees will go to Central Unified, while property taxes go to the city general fund.
• Vice Chair Darton questioned how District 3 benefits, noting that property tax dollars do not return directly to the district for services. Chair Snatches emphasized that widening McKinley and adding sidewalks/lighting would improve the area. Committee member Sponsor asked about lot sizes (all below the standard 4,000 sq. ft. to keep costs down) and park maintenance (dedicated to the city, funded via property tax). The project will be annexed along with about 20 additional acres to the west; a stub street will provide future connectivity. Committee members expressed general support for more housing but raised concerns about the bus stop’s future use and aesthetics. No formal vote was taken; the committee offered positive feedback and thanked the applicant.

B. Conditional Use Permit P260720 – Banquet Hall at 1945 W. Yale Avenue

• Applicant Sandeep Sigal proposes converting a 15,000 sq. ft. warehouse into a banquet hall with a 600 sq. ft. foyer, 1,474 sq. ft. kitchen, and 115 parking stalls. Hours: 8 AM to 1 AM (closing at midnight with cleanup). The site is zoned IL (Light Industrial). Committee members discussed parking standards (use-based), landscaping, and the removal of 12 California palm trees along Yale. Sigal said he would keep existing trees and add new ones; the committee strongly recommended preserving as many existing palms as possible, noting the city may own those in the right-of-way. The committee also requested a neighborhood point of contact for residents and that the project include a high standard of aesthetics. No vote; the committee expressed excitement and wished the applicant well.

C. Workshop – City of Fresno Climate Adaptation + Environmental Justice Plan (CAP/EJ)

• Preston Hur (staff) presented the draft CAP/EJ, a policy document required by SB 379 and SB 1000 to address climate risks (flooding, extreme heat, wildfire, air pollution) and environmental justice. It proposes 68 new general plan policies and 50 revisions, focusing on six goals: People-Centered Environments, Water Smart Fresno, Cool & Green Fresno, Clean the Air Fresno, Healthy Homes & Neighborhoods, and Partnerships for Action. The plan identifies frontline communities using CalEnviroScreen and includes extensive community outreach (surveys, pop-ups). Public draft expected in November/December 2026, with adoption by City Council early 2027.
• Committee members raised concerns: lack of enforcement for tree replacement, need for measurable progress metrics, accountability for underserved communities (especially District 3), and the plan’s reliance on grants. Recommendations included: implementing a “one tree removed, one tree planted” rule; creating a citizen oversight committee; prioritizing infill lots over new subdivisions near industrial uses; considering climate-appropriate succulents, rainwater capture, permeable pavement, and cool pavement; and ensuring equitable allocation of resources. Chair Snatches asked about the plan’s resolve; staff noted it is a guiding document, not an implementation plan, but annual general plan updates will track progress.

D. Text Amendment P2602730 – Additional Housing Types in Office Zone Districts

• Staff proposed amending Section 15-1302 to allow attached/detached single-family homes and duplexes on vacant or underutilized parcels zoned Office (O), in addition to the previously approved apartment uses. Projects with four or fewer parcels would be processed ministerially (parcel map) without neighborhood notice; five or more require a tentative tract map and public hearing. Density would follow RM1 standards (12–16 units/acre) and development standards of RS5 (min. lot 4,000 sq. ft., etc.). A 500-foot setback from schools is required (based on prior council input).
• Committee members strongly opposed applying this amendment to certain Office-zoned parcels in District 3, particularly near heavy industrial uses (truck stops, Foster Farms, former Darling plant). Vice Chair Darton and Member Sponsor argued that such locations would create poor quality of life, and the amendment appears to be a “box-checking” exercise. They recommended adding limitations: at least two-thirds of the parcel’s perimeter must abut existing residential uses; projects must be near transit and grocery stores; and any historic properties must come before the committee. They also urged the city to incentivize development on vacant infill lots in existing residential areas (e.g., downtown triangle, 40 acres of vacant land) rather than siting homes next to industrial operations. Staff noted that the text amendment is citywide; the committee’s recommendations will be considered. No vote was taken.

Key Outcomes

• Item A (Emory Court): Committee expressed support and provided no formal recommendations; project will proceed through the approval process.
• Item B (Banquet Hall): Committee recommended preserving existing palm trees to the maximum extent, establishing a neighborhood point of contact, and ensuring high-quality landscaping. No vote; applicant will incorporate feedback.
• Item C (CAP/EJ Workshop): Committee offered numerous recommendations to strengthen the plan, including tree replacement rules, citizen oversight, measurable progress metrics, and equitable prioritization. Staff will incorporate into the draft and bring back for public review.
• Item D (Text Amendment): Committee recommended adding site compatibility criteria (minimum 2/3 adjacent to residential, proximity to transit/grocery), requiring community input for all projects regardless of size, and incentivizing infill development on vacant residential lots. Staff will revise the text amendment accordingly.
• Administrative Matters: Vice Chair Darton raised ongoing code enforcement issues: truck parking in residential areas, homeless encampments at freeway underpasses (specifically Ventura/Tulare, Fresno/99, and R Street/Ventura), and the need for daily hotspot patrols. Committee reiterated the need for action.

The meeting adjourned at 8:06 PM.