Planning commission upholds approval of 396-unit Herndon-area project, requires extra noise mitigation for buildings facing Herndon Avenue

The Fresno City Planning Commission on the evening of the meeting denied an appeal of a development permit for a mixed residential and commercial project (application P2303993) and upheld the planning director—s approval, while adding a requirement that the applicant provide additional exterior noise attenuation for the two residential buildings that face Herndon Avenue.

The vote sustains approval of a project that proposes 396 multiunit dwellings on about 16.5 acres with associated commercial pads and access improvements. Planning staff recommended denying the appeal after reviewing zoning, required mitigation and public outreach; the commission—s motion was made by Commissioner Calandra and seconded by Commissioner Diaz.

Staff supervising planner Rob Holt said the proposal includes 33 three‑story residential buildings totaling 396 units on roughly 16.53 acres and commercial buildings on the office‑zoned portion of the site. The residential portion is proposed at about 24 dwelling units per acre under the RM‑2 zone (the site could allow up to 30 units per acre). Holt told the commission the project provides the required 2.64 acres of open space and proposes 2.68 acres, and that parking calculations yield 636 total spaces (396 covered resident spaces and 240 uncovered guest spaces).

Holt described site constraints that led the applicant to request planned development modifications: a 110‑foot PG&E easement and a flood control easement that remove buildable area and force building placement closer to Herndon Avenue. He said an acoustical study was submitted that allows the expressway overlay setback to be reduced from 200 feet to 75 feet with sound walls and other mitigation. "The applicant did provide an acoustical study," Holt said, noting the mitigation calls for sound walls and enclosed windows/ventilation strategies.

Applicant Orlando Ramirez, representing Marco Polo Enterprises, described changes made to the project since 2022, including removal of a separate city parcel that would have allowed a larger project. Ramirez said the current plan reflects about five to six revisions and that the developer chose about 24 units per acre rather than the zone—s maximum to preserve larger passive and active open spaces. "We chose to develop the project at 24 dwelling units per acre instead of the 30," Ramirez said, adding the developer—s intent to build higher‑quality market‑rate units.

Public works staff (Romata) reviewed the traffic analysis. Romata said the traffic impact study prepared by JLB found no nexus to require a pedestrian hybrid beacon (a HAWK) at the Palo Alto/Hayes intersection; instead the project is conditioned to install three high‑visibility crosswalks at the intersection and an 80‑foot bus bay adjacent to the drive‑through area. "There was from our findings, there was no nexus to have a what we would call a hawk at that location at Hayes and Palo Alto," Romata said.

Commissioners raised concerns about noise for second‑ and third‑floor outdoor spaces facing Herndon and about parking sufficiency. Holt and the applicant explained that standard building construction methods will meet interior noise standards and that the acoustical study addresses required mitigation for interior spaces, while balconies and exterior spaces may still be exposed to higher noise levels. Ramirez said the applicant is willing to use heavier‑grade glass or solid balcony railings to help reduce exterior noise.

Commissioner Calandra moved to deny the appeal and uphold the planning director—s approval with two modifications: (1) the developer must upgrade exterior noise attenuation for the buildings adjacent to Herndon and (2) the commission would not require an on‑demand pedestrian signal at the Palo Alto/Hayes crossing because Public Works found no current nexus. Planning staff advised the commission that to impose any off‑site signal or higher requirement the commission must make specific findings demonstrating a nexus; Public Works reiterated that future traffic warrants could prompt additional measures if conditions change.

The motion passed on roll call (Commissioner Bridal: yes; Commissioner Calandra: yes; Commissioner Diaz: yes; Commissioner Shergill: yes; Vice Chair Bridal: yes; Chair Vang: yes). The formal action denies the appeal and upholds the development director—s approval with the added condition requiring additional exterior noise mitigation for the two residential buildings nearest Herndon Avenue; the commission instructed staff to record the necessary findings in the planned development permit.

Key project details discussed at the hearing: 396 units in 33 three‑story buildings (peak height 43 feet 6 inches); project area about 16.53 acres; required open space 2.64 acres proposed 2.68; total required parking 636 spaces (396 covered, 240 guest); acoustical mitigation with 8‑foot sound walls along Herndon and 6 feet 8 inches along Hayes where required by the study; an 80‑foot bus bay to be built near the commercial area; neighborhood meeting held 05/04/2023 with 12 attendees; notice of action posted 07/03/2025 and appeal received 07/09/2025 (appeal period ended 07/18/2025).

The commission—s action preserves the underlying approvals (development permit, planned development permit and conditional use permit) while requiring the applicant to add exterior noise attenuation measures for the buildings closest to Herndon Avenue and to include the necessary findings tying that requirement to the general plan and planned development findings. Public Works confirmed that additional traffic safety measures beyond the high‑visibility crosswalks and bus bay would require future warrant studies and a demonstrated nexus.

Votes at a glance: Deny appeal and uphold planning director (motion by Commissioner Calandra; second Commissioner Diaz): passed, 6–0. Election of chair and vice chair: nominations and roll call votes earlier in the meeting resulted in Commissioner Bridal elected chair and an election for vice chair carried by roll call (both motions approved earlier in the meeting).