REPORT TO THE PLANNING COMMISSION DATE AUGUST 19, 2026 FROM: JENNIFER K. CLARK, AICP, Director Planning and Development Department THROUGH: ASHLEY ATKINSON, AICP, Assistant Director Planning and Development Department BY: ADRIENNE ASADOORIAN-GILBERT, Supervising Planner Planning and Development Department SUBJECT ..Title Public hearing to consider the adoption of the Southeast Development Area Specific Plan and related Final Environmental Impact Report, State Clearinghouse (SCH No. 2022020486), through the following applications filed by the City of Fresno and pertaining to approximately 9,000 acres in the Development Area-3 Southeast and Development Area-4 East: 1. RECOMMEND CERTIFICATION (to the City Council) of Final Environmental Impact Report (EIR SCH No. 2022020486), for the Southeast Development Area Specific Plan (See Exhibits H, I and J) a. RECOMMEND ADOPTION (to the City Council) of Findings of Fact and Statement of Overriding Considerations prepared pursuant to CEQA Guidelines Section 15091; and b. RECOMMEND ADOPTION (to the City Council) of a Mitigation Monitoring and Reporting Program prepared pursuant to CEQA Guidelines Section 15097. 2. RECOMMEND APPROVAL (to the City Council) of Plan Amendment Application No. P23-03090, which proposes to adopt the Southeast Development Area Specific Plan and accompanying Planned Land Use Map 3. RECOMMEND APPROVAL (to the City Council) of Plan Amendment Application No. P23-03091, which proposes to update the Planned Land Use Map (Figure LU-1), the Dual Designation Map (Figure LU-2) and text of the Fresno General Plan to incorporate the land use changes proposed in the Southeast Development Area Specific Plan ..Body EXECUTIVE SUMMARY The proposed project is the adoption of the Southeast Development Area (SEDA) Specific Plan (SEDA Specific Plan), which entails amendment of the Fresno General Plan, certification of an Environmental Impact Report (EIR), and future updates to the City of Fresno Zoning Code. The Plan Area is generally bounded on the north by the Gould Canal, on the east by McCall and Highland Avenues, on the south by Jensen and North Avenues, and on the west by Locan, Temperance and Minnewawa Avenues. Throughout the legislative process in 2025, City staff received feedback regarding concerns over the then-proposed 9,000-acre plan. As a result, the Specific Plan was revised to include the Environmentally Superior Land Use Map identified in the EIR, the Consolidated Business Park Alternative with additional modifications per Council direction, as the Proposed Land Use Map, with a focus on two development areas in the area identified as South SEDA. This report describes the history and background of the SEDA Specific Plan, its relation to the current General Plan, the outreach and planning process, and key elements of the Plan. It also describes near- term housing demand, phasing considerations, and infrastructure costs. BACKGROUND The City's past and present general plans have served to inform and prepare Fresno for population growth, and the SEDA Specific Plan plans for the growth that has historically been anticipated to occur in this area. In 2006, the Local Agency Formation Commission (LAFCO) approved approximately 9,000 acres, then known as the Southeast Growth Area (SEGA), for incorporation into the City of Fresno's Sphere of Influence (SOI). As part of this approval, the City was required to prepare a specific plan and associated environmental review prior to authorizing development in the area. The City initiated the Specific Plan for SEGA but set it aside amidst the uncertainty of the recession in 2010. Concepts from the draft SEGA plan pertaining to compact, multi-unit development, i.e. "complete communities," were then incorporated into the current Fresno General Plan adopted in 2014. Planning for SEDA resumed in 2019, after the City received Senate Bill 2 grant funds for the environmental impact report to support the creation of more housing capacity. The SEDA Specific Plan builds upon the elements of SEGA within the General Plan and includes a land use framework for compact communities that offer opportunities to live, work and play. The Specific Plan also includes town center concepts that provide for a variety of housing types, access to multi-modal transportation, green spaces, and amenities and services. Throughout the legislative process in 2025, City staff received feedback regarding concerns over the then-proposed 9,000-acre plan. The Environmental Impact Report prepared for the Specific Plan identified the Consolidated Business Park Alternative as the Environmentally Superior Alternative. As such, the proposed development area was revised to include a focus on the South SEDA area within the Consolidated Business Park Alternative. These areas are as follows: * East of Temperance: bounded on the west by Temperance Avenue, on the north and east by the Briggs Canal and on the south by Jensen Avenue. * South of Jensen: bounded on the west by Minnewawa Avenue, on the north by Jensen Avenue, on the east by Temperance Avenue and on the south by North Avenue. While the overarching goals, objectives and policies identified in each Chapter of the Specific Plan remain, they should be applied with the understanding that development will only be permitted in the South SEDA areas East of Temperance and South of Jensen until thresholds identified in Chapter 9 - Implementation of the Specific Plan have been met. Planning for Growth California Government Code Section 65450 defines Specific Plans and establishes the authority for public agencies to adopt Specific Plans as a tool for the systematic implementation of their general plans. Specific Plans implement the Fresno General Plan for all or part of the area under their scope in one of three ways: 1) by acting as statements of planning policy that refine the Fresno General Plan policies applicable to a defined area; 2) by directly regulating land use, or 3) by bringing together detailed policies and regulations into a focused development scheme. The proposed SEDA Specific Plan aligns with and refines policies in the Fresno General Plan, implements new land uses and incorporates policies focused on a compact development scheme. One of the first General Plans adopted by the City of Fresno in 1958 predicted population increases from 160,000 to 400,000 over 20 years, with homes anticipated between Easton, Clovis, Belmont Country Club, and Kearney Park. To account for this growth, maps in the 1964 General Plan indicate the City of Fresno project area extending east to McCall Avenue. The 1964 plan further identifies the Temperance area within the "path of growth," with a projected 6,600 dwelling units by 1985. As the area's population continued to increase, the City adopted the 1974 General Plan with a projected population of 600,000 in the Fresno-Clovis Metropolitan Area by the year 2000. This plan included standards for adopting a five-year urban growth management plan to control the pattern and timing of growth on the fringe of the City. It designated areas beyond the primary zones of influence but within the SOI as urban growth reserves, and further stipulated that specific project areas may be released from the urban growth reserve and developed contingent upon annexation into the City and conformance with applicable plans. The 1984 General Plan was the first to formally identify the possibility of expanding City limits for eventual urbanization to the northwest or southeast. More specifically, it provided for capacity within the Southeast Growth Area for 30,654 residents. The 2002 Fresno General Plan, which looked ahead to 2025, provided strategies to account for ongoing increases in population citywide and provided capacity for 790,000 new residents over the 25-year planning horizon. The Plan also noted that community and/or specific plans would be completed to provide more direct guidance for development of the North Growth Area and Southeast Growth Area. Growth projections specific to the Southeast Growth Area accounted for up to 57,956 residents by 2025. The current Fresno General Plan was approved by the Fresno City Council on December 18, 2014. This General Plan includes objectives for creating a balanced city, targeted equally to infill and growth areas. Accordingly, the City has undertaken various community and specific plans to encourage investment in both existing neighborhoods and areas of growth. Completed plans include the Downtown Neighborhoods Community Plan, the Fulton Corridor Specific Plan, the Southwest Fresno Specific Plan, the West Area Neighborhoods Specific Plan and the Tower District Specific Plan. The Tower District Specific Plan is scheduled for final consideration by the City Council on November 20, 2025. Plans still underway include the Central Southeast Specific Plan, and the SEDA Specific Plan. SEGA Planning In 2006, LAFCO approved SEGA for incorporation into the City with a provisions for preparation of a specific plan and associated environmental review prior to approval of any annexations of land in the area (LAFCO Resolution USOI-144, dated April 12, 2006 - see Exhibit B). From 2006 to 2010, SEGA planning involved several stages of public input and engagement, including listening sessions, monthly advisory committee meetings, community and stakeholder meetings and public workshops. The SEGA Advisory Committee was made up of 16 appointed local residents, with regularly scheduled meetings that included informational presentations covering aspects of the plan. A series of listening sessions were held in the winter of 2006, which solicited input from more than 600 community members. In addition, City staff conducted more than 30 presentations and face-to-face meetings on SEGA planning concepts, which reached more than 3,000 stakeholders. From September 2007 to June 2008, the City held additional outreach events and workshops that attracted more than 800 attendees. These outreach efforts informed preparation of a draft Specific Plan. However, amidst growing uncertainty due to the recession in 2010, SEGA planning was set aside without the required environmental review documents having been completed. Planning for SEGA was then rolled into the Citywide General Plan update, which was completed in 2014. In 2016, in response to an initiative by LAFCO to remove SEDA from the City's SOI, the City Council unanimously adopted Resolution No. 2016-105, affirming its commitment to retain SEDA within its SOI to ensure orderly and thoughtful planning; and establishing that removal of SEDA from the City's SOI could lead to a patchwork of uncoordinated and inefficient development. SEDA Planning Planning for SEDA resumed in 2019, when on September 19 the City Council approved Resolution No. 2019-177 authorizing an application to the SB 2 Planning Grants Program through the Department of Housing and Community Development. SB 2 grants were awarded to support planning efforts that streamline housing approvals and accelerate housing production. The City was awarded $625,000 in SB 2 funds for the SEDA EIR in 2020, and the City Council approved a consultant contract with First Carbon Solutions (FCS) to complete the EIR and related technical documents. The draft SEDA Specific Plan provides a framework for efficient and compact land use planning, carrying forward the land use concepts proposed in the SEGA Specific Plan and meeting General Plan goals for complete communities. This model emphasizes environments that provide for live, work and play, and a diversity of housing types within a walkable and bikeable environment. Other plan goals include fiscal responsibility, social equity, environmental sustainability, housing choice, high-quality transit service, walkable neighborhoods, parks, open space and trails, mixed-use town centers, innovative employment centers, and community farming and agriculture. To achieve this, the SEDA Plan includes the following proposed land uses: * Regional Town Center * Community Town Center * Neighborhood Town Center * Office Center * Flexible Research & Development * Mixed Residential * Neighborhood Residential * Rural Residential * Rural Cluster Residential * Institutional As referenced previously throughout this report, throughout the legislative process in 2025, City staff received feedback regarding concerns over the then-proposed 9,000-acre plan. The Environmental Impact Report prepared for the Specific Plan identified the Consolidated Business Park Alternative as the Environmentally Superior Alternative. As such, the proposed development area was revised to include a focus on the South SEDA area within the Consolidated Business Park Alternative. These areas are as follows: * East of Temperance: bounded on the west by Temperance Avenue, on the north and east by the Briggs Canal and on the south by Jensen Avenue. * South of Jensen: bounded on the west by Minnewawa Avenue, on the north by Jensen Avenue, on the east by Temperance Avenue and on the south by North Avenue. South SEDA includes the following allocation of land uses: Area East of Temperance * Neighborhood Residential: 407 acres * Mixed Residential: 41 acres * Neighborhood Town Center: 10 acres * Community Town Center: 11 acres Area South of Jensen * Flexible Research and Development: 1,369 acres * Institutional: 116 acres * Office Center: 63 acres While the overarching goals, objectives and policies identified in each Chapter of the Specific Plan remain, they should be applied with the understanding that development will only be permitted in the South SEDA areas East of Temperance and South of Jensen until the following thresholds, which are also identified in Chapter 9 - Implementation of the Specific Plan, have been met: * Phased approach: development will first occur in the South SEDA areas East of Temperance and South of Jensen * All other areas within the SEDA Plan boundary will be identified as "Future Reserve Areas" * Before development can be permitted in a Future Reserve Area, 75% of the residential land uses in the current phase must be developed and occupied. This shall be measured by 75% of the total acreage dedicated for residential land uses in each phase. * Once 75% of the residential is developed and occupied, a new supplemental EIR and financing analysis will be required to analyze future environmental impacts and costs associated with development in the next identified Future Reserve Area. This shall be initiated by and at the responsibility of the City of Fresno. * Selection of boundaries for Future Reserve Areas. This will identify where future development should occur. * Following completion of a supplemental EIFD and fiscal analysis, the Council could schedule a voter referendum to approve the next area ready for development. At full buildout, the Specific Plan anticipates between 40,000 and 45,000 dwelling units and between 30,000 and 37,000 jobs. Development in the plan area requires investments in new infrastructure for water, sewer, and transportation. Buildout of private development would occur according to demand and market conditions and could take place over more than 25 years. Current demand is evaluated in the April 2025 Housing Market Demand and Segmentation Analysis prepared by Clarity Real Estate Advisors (available at www.fresno.gov/SEDA). COMMUNITY OUTREACH AND PUBLIC INPUT In 2021, more than 20 stakeholder interviews were held to solicit input on the project, and in 2022 and 2023 planning staff hosted a series of seven public meetings and a listening session to provide information on the SEDA Plan and receive community feedback. A SEDA Policy Memo that included proposed policies for the updated SEDA plan was released to the public in March 2022. Throughout spring and summer 2022, the City hosted three public workshops and one listening session. The purpose of these outreach efforts was to 1) announce the launch of the environmental study; 2) remind the public about the draft Specific Plan; and 3) garner community feedback. The schedule of outreach events was as follows: * Public Meeting #1: Tuesday, May 3, 2022, 6:00 pm, Simonian Farms * Public Meeting #2: Tuesday, May 17, 2022, 6:00 pm, Sequoia Elementary School * Public Meeting #3: Tuesday, May 31, 2022, 6:00 pm, Simonian Farms * Listening Session: Tuesday, June 14, 2022 More than 240 individuals attended these events. Issues raised at these meetings were addressed in the updated policies included in the 2023 Draft Plan. Policies that were updated in response to public comment include: * Right to Farm ordinance * Williamson Act protections * Street infrastructure * A Parks and Trails Master Plan as a new implementation measure The revised draft Specific Plan and its draft EIR were released to the public for review on July 14, 2023 for the 45-day public comment period. Upon commencement of the public comment period, stakeholders were notified via email. Additional outreach efforts continued in the summer of 2023 during the 45-day public comment period. The City hosted three "drop-in" events and one Zoom webinar, the purpose of which was to 1) inform the public of the draft EIR and 45-day public comment period; 2) provide information about how to comment on the EIR; 3) answer questions on the draft Specific Plan. The events were formatted in an open house style, where attendees could drop-in to the events during the allotted time and visit various stations and boards for discussion with staff. Staff from the departments of Public Utilities and Public Works were also in attendance to provide information on infrastructure improvements. More than 230 individuals attended these events, the schedule of which was as follows: * Summer Drop-in #1: Monday, July 24, 2023, 5:00 pm, Hmong Alliance Church * Summer Drop-in #2: Thursday, July 27, 2023, 5:00 pm, Sequoia Elementary School * Summer Drop-in #3: Saturday, August 12, 2023: 10 am, Young Elementary School * Zoom webinar: Wednesday, August 16, 2023: 6:00 pm Outreach was conducted in multiple ways, including direct mailers, emails, phone calls, and social media posts. Materials provided at each of the outreach events were routinely provided in English, Spanish, Punjabi, and Hmong. Plan documents were featured on a special webpage created for the project (www.fresno.gov/seda) and hard copies were placed at the City of Fresno Planning and Development Department Public Counter, in addition to the Central Branch Fresno Library, Sanger Branch Library and Sunnyside Branch Library. In addition to comments provided during the meetings outlined above, staff also received formal comment submissions (see Exhibit L). The most frequent comments can be categorized as follows: Specific Plan Comments * Category 1: Annexation/City service requirements * Category 2: Land use changes on private property * Category 3: Fiscal impacts EIR Comments * Category 1: Air quality and greenhouse gas emissions * Category 2: Water resources * Category 3: Agricultural resources Council District 5 Project Review Committee and Airport Land Use Commission If adopted, the Plan Area would expand the boundaries of Council District 5 and 7 and is currently located within Fresno Yosemite International Airport Safety Zones 6 and 7. As such, the Plan was presented to both the Council District 5 Project Review Committee and Airport Land Use Commission and received the following recommendations. The Council District 5 Project Review Committee reviewed the Plan on September 11, 2023, and voted 3-to-1 to recommend approval of the project. The Airport Land Use Committee reviewed the Plan on August 7, 2023 and found the Plan consistent with the Airport Land Use Compatibility Plan. There is currently no active District 7 Project Review Committee. Fresno Planning Commission The SEDA Specific Plan and associated environmental analysis were presented to the Fresno Planning Commission on November 19, 2025. The Planning Commission recommended approval of the subject applications with an additional recommendation to consider incorporating Environmental Alternatives No. 2 (Consolidated Business Park) and 3 (Farmland Conservation). Fresno City Council The SEDA Specific Plan and associated environmental analysis were presented to the City Council on December 18, 2025. The City Council referred the item back to staff with the following general recommendations for a Specific Plan with South SEDA as Phase 1: * Provide update fiscal analysis to include cost estimate for development, financing mechanisms to subsidize areas within city limits, and creation of a CFD * Revise Specific Plan to include a modified Consolidated Business Park Alternative as preferred land use map and establish thresholds and phasing for future development in the Plan Area. Modifications to the Consolidated Business Park Alternative map include: o Redistribution of Office Center and Institutional land uses to create a buffer surrounding Lone Star Elementary School As a result of public comment, Planning Commission recommendation and City Council feedback, the following revisions to the Specific Plan and EIR were made: Specific Plan Revisions * Selection of the Consolidated Business Park Alternative with modifications as the proposed land use map * South SEDA as Phase 1 * Thresholds limiting development in Future Reserve Areas * Policy revisions: o Expanding clarifications for ANX Overlay Rural Residential properties to defer to Fresno County regulations if conflicts between the FMC and existing operations arise o Buffers surrounding Lone Star Elementary o Safe routes to school requirements o Timing and requirements for connections to City services (sewer and water) EIR Revisions * Review of EIR to ensure modifications fell within scope of current EIR * EIR updated to include minor revisions to incorporate the selected Consolidated Business Park Alternative No. 2 with modifications as the proposed land use map ENVIRONMENTAL REVIEW The EIR was partially recirculated from October 3, 2023 to November 17, 2023 to address responses to comments received during the initial circulation and include the Geology, Soils and Seismicity Chapter, which had been inadvertently omitted. In 2024, the Draft PEIR for the SEDA Specific Plan was revised to remove all references to the 2021 General Plan PEIR and 2021 Greenhouse Gas Reduction Plan, and to update findings and mitigation measures accordingly. These revisions constituted significant new information which required recirculation of the entire document. All comments received in response to the Notice of Preparation, previously circulated Draft PEIR, and partially recirculated Draft PEIR were considered in preparing the Recirculated Draft PEIR. This document was made available for public comment for another 45-day public comment period beginning on February 7, 2025. The EIR analyzes the following areas that were determined to have potential impacts: * Aesthetics, Light and Glare * Agricultural Resources and Forestry Resources * Air Quality * Biological Resources * Cultural Resources and Tribal Cultural Resources * Energy * Geology, Soils and Seismicity * Greenhouse Gas Emissions * Hazards and Hazardous Materials * Hydrology and Water Quality * Land Use and Planning * Mineral Resources * Noise * Population and Housing * Public Services * Recreation * Transportation and Traffic * Utilities and Service Systems * Wildfire The EIR finds impacts to Aesthetics, Light and Glare, Agricultural Resources and Forestry Resources; Air Quality; Biological Resources; Cultural Resources and Tribal Cultural Resources; Geology, Soils and Seismicity; Hazards and Hazardous Materials; Noise; Hydrology and Water Quality; Noise; Recreation; Transportation and Traffic; and Utilities and Service Systems. The EIR includes recommended mitigation measures in these areas, which reduce impacts to less than significant in all areas except Aesthetics, Light and Glare; Agricultural Resources and Forestry Resources; Air Quality; and Noise. Environmental Alternatives Pursuant to CEQA requirements, alternatives to the proposed project must also be analyzed. Three project alternatives were analyzed: No Project, Consolidated Business Park and Farmland Conservation. The Consolidated Business Park Alternative was identified as the environmentally superior project, accommodating 2,100 fewer homes and 1,000 fewer jobs, resulting in lower development intensity. The Consolidated Business Park Alternative consolidates Flexible Research and Development land uses into the southern portion of the SEDA, otherwise known as South SEDA. As referenced previously throughout this report, the Specific Plan has been revised to reflect the Modified Consolidated Business Park Alternative as the proposed land use map (see Exhibit G), consistent with Council direction. In addition, development will only be permitted in the South SEDA areas East of Temperance and South of Jensen until thresholds identified above, and in Chapter 9 - Implementation of the Specific Plan, have been met. Overriding Considerations Pursuant to CEQA requirements, findings of fact and a statement of overriding consideration are required to approve the project because the project will result in significant unavoidable impacts in the areas of Aesthetics, Light and Glare; Agricultural Resources and Forestry Resources; Air Quality; and Noise. Staff recommends that the following overriding considerations be considered: * The Specific Plan would implement a key vision of the Fresno General Plan, in providing for the orderly development of the Southeast Development Area (SEDA) and maintaining the City's decision to plan for the development of land within the SOI. * The Specific Plan would implement policies designed to facilitate housing affordable to a range of household incomes. This would also further a key goal of the Fresno General Plan and would be a valuable tool in supporting the objectives and policies of the 6th Cycle Housing Element, such as Goals and Policies 1-7, which are related to New Housing Development, Affordable Housing, Housing and Neighborhood Conservation, Special Needs Housing, Fair and Equal Housing Opportunities, Energy Conservation and Sustainable Development, and the Prevention of Displacement and Homelessness. * The Specific Plan would implement policies designed to establish active Employment Districts, which will provide a variety of employment opportunities to meet the needs of residents and employers. This would further policies of the Fresno General Plan oriented toward job creation, including Policy ED-3-f. * The Specific Plan would implement policies designed to provide an accessible and well-balanced transportation network with a range of transportation options for residents and employees, including high-capacity public transit, bicycle and pedestrian routes, and a network of bicycle-priority routes. This would further objectives and policies of the Fresno General Plan addressing multimodal transportation, including Objective UF-14; and Policies MT-1-j, RC-2-a, and HC-2-d. * The Specific Plan would implement policies designed to support and promote local agriculture, community farming, and small-scale agriculture to both improve economic opportunities for residents and increase access to local foods. This would further objectives and policies of the Fresno General Plan promoting and supporting urban agriculture and access to healthy foods, including Objective HC-5; and Policy HC-5-f. * The Specific Plan would implement a key requirement of LAFCO Resolution USOI-144 calling for a specific plan in the SEDA, thus ensuring orderly and meaningful development of land within the City's SOI. GENERAL PLAN CONSISTENCY The Fresno Municipal Code and the California Government Code require consistency between the General Plan and a Specific Plan. The Specific Plan contains proposed land uses that are different than those on the Fresno General Plan Land Use Map (Figure LU-1) and the Dual Designation Map (Figure LU-2). Therefore, an amendment is proposed to the Land Use Map and text in Chapter 3: Urban Form, Land Use and Design to ensure land use consistency between both plans. In terms of policy, the Specific Plan is in alignment with the goals and objectives of the General Plan, which provides specific standards for development of the Southeast Development Area. General Plan consistency is discussed in Exhibit M, Fresno Municipal Code Findings. AFFIRMATIVELY FURTHERING FAIR HOUSING Under California Assembly Bill 686 (AB 686), public agencies have a legal obligation to take meaningful, deliberate actions to overcome patterns of segregation, eliminate disparities in access to opportunity, and foster inclusive communities free from discrimination. To fulfill this obligation, the City has committed through the Housing Element to prioritize projects that support integration, expand access to opportunity, and reduce racial and economic disparities and that promote inclusive community engagement and equitable development practices across the city. The SEDA is in alignment with these principles as it provides for a variety of housing types conducive to households of all income levels. Specifically, the plan includes land use changes to concentrate higher-density housing along the Kings Canyon alignment and State Route 180; plans for pedestrian oriented infrastructure to promote walkability and additional bikeable opportunities; and policies that require the installation of essential backbone infrastructure prior to development. In addition, the Plan includes goals and strategies to incentivize economic development and strengthen workforce development programs to foster the creation of more green-collar jobs that provide opportunity in relation to the existing agricultural nature of the SEDA. FRESNO MUNICIPAL CODE FINDINGS Section 15-5812 of the Fresno Municipal Code provides that the Planning Commission shall not recommend, and the City Council shall not approve an application unless the proposed Plan Amendment meets Criteria A, B and C as shown in Exhibit M. NOTICE OF PLANNING COMMISSION HEARING The Planning Commission hearing was noticed in the Fresno Bee pursuant to Section 15-5007 of the Fresno Municipal Code (see Exhibit O). CONCLUSION The appropriateness of the proposed project has been examined with respect to its consistency with goals and policies of the Fresno General Plan and its avoidance or mitigation of potentially significant adverse environmental impacts. These factors have been evaluated as described above and by the accompanying EIR. Based upon this evaluation, it can be concluded that the Southeast Development Area Specific Plan, adopted through the applications noted in the title of this staff report, is appropriate for the subject area. Action by the Planning Commission will be a recommendation to City Council. Attachments: Exhibit A - Initiating Documents Exhibit B - LAFCO Resolution No. USOI-144 Exhibit C - Vicinity Map Exhibit D - General Plan Land Use Map Exhibit E - Proposed Changes to General Plan Planned Land Use Map (Figure LU-1) and Dual Designation Map (Figure LU-2) (P23-03091) Exhibit F - SEDA Specific Plan Exhibit G - Proposed Land Use Map (P23-03090) Exhibit H - July 29, 2026 Findings of Fact and Statement of Overriding Considerations Exhibit I - June 2, 2025 Final EIR (Response to Comments and Errata) Exhibit J - February 7, 2025 Recirculated Draft EIR Exhibit K - General Plan Text Amendment Exhibit L - Comment Letters Exhibit M - Fresno Municipal Code Findings Exhibit N - Outreach Materials Exhibit O - Public Notice Exhibit P - Presentation