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Commission approves 84‑lot gated subdivision on Crystal Avenue despite neighborhood concerns
Summary
Planning commissioners approved a tentative tract map and plan development for a gated subdivision west of Crystal Avenue that would create 84 single‑family lots on about 7.82 acres; residents raised concerns about reduced setbacks, lot sizes and traffic during a lengthy public hearing.
The Fresno City Planning Commission approved tentative tract PAP6468 and its associated plan development and environmental finding for an approximately 7.82‑acre site on the west side of Crystal Avenue south of Kearny Boulevard.
Staff presentation: Rob Holt of the Planning and Development Department told the commission the subdivision would create 84 lots — a density of 10.74 dwelling units per acre — within RS‑5 zoning, which the staff said allows 5 to 12 dwelling units per acre. "The subdivision proposes 84 lots, which results in a density of 10.74 dwelling units per acre," Holt said, noting the proposal complies with RS‑5 limits.
Plan development and product: The plan development requests modified development standards for lot widths, setbacks and sizes to allow a mix of products. Holt described inner lots designed as single‑family attached homes (each pair sharing a wall but on separate parcels) and wider outer lots for detached single‑family homes. The required minimum open space of 6,893 square feet is exceeded; the plan provides 6,983 square feet.
Applicant presentation and goals: Developer JP Gentry of Kearny and Crystal LLC said the project is intended to provide lower‑entry new homes tailored to residents of Southwest Fresno. "Every 1 of the 84 single family homes...they all have 2 car garages, they all have driveways, they're all 2 and a half bath, they all have private backyards," Gentry said, adding the interior attached homes are about 1,250 square feet and detached homes up to about 1,640 square feet.
Neighborhood concerns: Multiple nearby residents spoke in opposition, citing reduced side setbacks, smaller lot sizes, parking and traffic. Abraham Mendoza, who lives near the site, said the proposed lots would be much smaller than existing lots across the street and expressed concern about property values. Resident Dee said gated projects "separate communities" and expressed worry about parking, traffic and density. Kaye Gosharian said some neighbors were not aware of the environmental document and questioned emergency access and circulation.
Staff responses and conditions: Holt and city staff said the project followed the council district project review committee requirements and indicated that the development would be required to meet conditions of approval including standard infrastructure improvements and a right‑to‑farm covenant for adjacent farmland. Staff noted the gated entrance provides required stacking for emergency vehicles and that two emergency vehicle access points would exist.
Vote and outcome: Commissioner Shergo moved to approve the tract map and plan development; Commissioner Diaz seconded. The commission voted to approve the project.
What’s next: The applicant will proceed to final map and building entitlement steps subject to the conditions of approval; the City Council or other departments may review subsequent actions as required by the conditions.
