September 17, 2026 PLANNING COMMISSION MEETING

Agenda - September 17, 2026(PDF, 47KB)

Action Summary - September 17, 2026 Planning Commission(PDF, 271KB)

CONSENT - AGENDA

No Consent Agenda Items for September 17, 2026

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REGULAR - AGENDA

Item 1 - PUBLIC PRESENTATIONS

This portion of the meeting is reserved for persons desiring to address the Planning Commission on any matter within the Commission's jurisdiction and not on this Agenda.

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Item 2 - UNCLASSIFIED CONDITIONAL USE PERMIT APPLICATION NO. 3849 and INITIAL STUDY NO. 8884 filed by SAMANTHA HERMANN, ASSURANCE DEVELOPMENT proposing to allow an 80-foot-tall unmanned wireless telecommunications monopole (cell tower) and related equipment within a 50-foot by 50-foot leased area on a 4.58-acre parcel in the AE-40 (Exclusive Agriculture, 40-acre minimum parcel size) Zone District. The subject parcel is located on the east side of Ross Koontz Road, approximately 850-feet north of Auberry Road and the unincorporated community of Prather (APN:118-590-24) (29399 Auberry Road) (Sup. Dist. 5).

Staff Report(PDF, 7MB)

Presentation(PDF, 2MB) 

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Item 3 - ENVIRONMENTAL IMPACT REPORT (State Clearinghouse No. 2007101016), GENERAL PLAN AMENDMENT APPLICATION NO. 511, AMENDMENT to TEXT APPLICATION NO. 363, and AMENDMENT APPLICATION NO. 3751 for the FRIANT COMMUNITY PLAN UPDATE and FRIANT RANCH SPECIFIC PLAN proposing to recommend certification of the Partially Revised and Recirculated Environmental Impact Report prepared for the Friant Ranch Community Plan Update and Friant Ranch Specific Plan Project (“Project”) and adoption of the Statement of Fact, Findings and Overriding Considerations and the Mitigation Monitoring and Reporting Plan; Recommend approval of the Friant Ranch Community Plan Update by expanding the boundary by adding the 942.2-acre Friant Ranch Specific Plan Area proposing to designate the Specific Plan Area (Alternative No. 3) for a variety of residential, commercial, and open space uses, including the alternative wastewater treatment plant location (General Plan Amendment No. 511) as the first amendment of the Fresno County General Plan of 2026; Recommend adoption of the Friant Ranch Specific Plan (Alternative No. 3) containing goals, policies, implementation measures and development standards for the Specific Plan Area (General Plan Amendment No. 511); Recommend adoption of Amendment to Text Application No. 363 - Friant Ranch Zoning Regulations, containing specific zoning districts for the Friant Ranch Specific Plan;Recommend adoption of Amendment Application No. 3751 to rezone the Project site to the various proposed zone districts, rezone the 7.19-acre “Depot Parcel” from Single-Family Residential Agricultural District (R-A) to General Commercial (C-6), rezone two parcels totaling 6.6 acres from R-A and C-6 to Open Space (OS), and rezone a 106-acre parcel from AE-20 (Exclusive Agricultural, 20-acre minimum parcel size) Zone District to OS; and Recommend approval of Classified Conditional Use Permit (CUP) Application No. 3415 to permit the construction of a tertiary-level (Title 22 Standard) wastewater treatment facility to serve the Friant Ranch and greater Friant community, operated by County Waterworks District No. 18 on two parcels in the AE-20 (Exclusive Agriculture, 20-acre minimum parcel size) Zone District. The Project area is located in and adjacent to the unincorporated Community of Friant approximately nine miles north of the cities of Fresno and Clovis and adjacent on the west to the San Joaquin River, which forms the boundary between Fresno and Madera Counties. (Sup. Dist. 5)

Staff Report(PDF, 22MB)

Presentation (PDF, 4MB)

Due to technical problems the audio recording for this hearing is not available. You can download an AI transcribed copy of the audio here: Transcript(PDF, 254KB)

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Item 4 - TENTATIVE TRACT MAP APPLICATION NO. 6489 and INITIAL STUDY NO. 8626 filed by BELMONT ALMONDS, LLC proposing to allow the creation of a 20-lot single-family residential subdivision from an existing 46.77-acre parcel in the RR (Rural Residential, two-acre minimum parcel size) Zone District. The subject parcel is located on the east side of North Locan Avenue, approximately 635 feet north of its intersection with East Tulare Avenue and approximately 2,640 feet east of the City of Fresno boundary (7760 E. Tulare Avenue; APN: 313-072-23) (Sup. Dist. 5).

Staff Report(PDF, 2MB)

Presentation (PDF, 2MB)

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Item 5 - UNCLASSIFIED CONDITIONAL USE PERMIT APPLICATION NO. 3832 and INITIAL STUDY NO. 8789 filed by CV BIOGAS DEVCO LLC., JAMIE TERZULLI proposing to allow for the relocation and expansion of the previously approved dairy-biogas facility from approximately 5.0 acres to approximately 8.1 acres and to authorize three new anaerobic dairy digesters; related feed, biogas-conditioning, generation, flare, and support equipment; a nitrogen-stripping system; and cogeneration equipment within the AE-20 (Exclusive Agricultural, 20-acre minimum parcel size) Zone District. The subject parcel is located on the southeast corner of W. Elkhorn Ave. and S Howard Ave., approximately 15.70-miles northwest from the City of Lemoore. (APN: 050-170-50s) (12103 Elkhorn Ave., Riverdale) (Sup. Dist. 1).

Staff Report(PDF, 2MB)

Presentation (PDF, 2MB)

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Item 6- TEXT AMENDMENT APPLICATIONNO. 393 initiated by the COUNTY OF FRESNO proposing to amend Article 2, Chapters 812.2 – Allowable Uses in Commercial, Chapter 814.2 – Allowable uses in Industrial Zones; Article 3, Chapter 830.3 – Development and Operational Standards for Signs; Article 5, Chapter 842.5 – Land Use and Development Review Procedures Use Permits and Article 7 – Definitions in the Fresno County Zoning Ordinance to include standards and procedures for electronic billboards.

Staff Report(PDF, 264KB)

Presentation(PDF, 482KB)

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Item 7- TEXT AMENDMENTAPPLICATION NO. 394 initiated by the COUNTY OF FRESNO proposing to amend Article 2, Chapter 808.2– Allowable Uses in Agricultural Zones; Article 4, Standards for Specific Land Uses – Temporary Agricultural Produce Stands; and Article 7 – Definitions in the Fresno County Zoning Ordinance to update standards for agricultural produce stands.

Staff Report(PDF, 194KB)

Presentation (PDF, 461KB)

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Item 8 - INFORMATION/DISCUSSION ITEM:

Report from staff on prior Agenda Items, status of upcoming Agenda, and miscellaneous matters.

-Contact, Ober Ramirez (559) 600-4231, email: oramirez@fresnocountyca.gov

Written Comments

Members of the public may submit written comments as follows: by email to PlanningCommissionComments@fresnocountyca.gov, by mail to the Clerk of the Planning Commission at 2220 Tulare Street, Sixth Floor, Fresno, CA 93721. Comments should be submitted as soon as possible but received no later than 8:30 am (15 minutes before start of meeting). You will need to provide the following information:

• Planning Commission Date
• Item Number
• Comments
• Please submit a separate e-mail for each item you are commenting on.
• Please be aware that public comments received that do not specify a particular agenda item will be made part of the record of proceedings as a general public comment.
• If a written comment is received after the start of the meeting it will be made part of the record of proceedings, provided that such comments are received prior to the end of the Planning Commission meeting. You will need to bring at least 15 copies of your written comments to make sure everyone gets a copy.
• Written comments will be provided to the Commission members. Comments received during the meeting may not be distributed to Planning Commission members until after the meeting has concluded.