Consideration of Tentative Tract Map No. 6534 and related Environmental Assessment No. T-6534 for approximately 14.84 acres of property located on the northeast and southeast corners of East California and South Clovis Avenues (Council District 5) - Planning and Development Department. 1. ADOPTION of the Mitigated Negative Declaration prepared for Environmental Assessment No. T-6534 dated July 31, 2026, for the proposed project pursuant to California Environmental Quality Act (CEQA) Guidelines. 2. APPROVAL of Tentative Tract Map No. 6534 proposing to subdivide approximately 14.84 acres of the subject property into an 87-lot conventional single-unit residential development, subject to compliance with the Conditions of Approval dated October 7, 2026, and contingent upon approval of the related environmental assessment.

REPORT TO THE PLANNING COMMISSION October 7, 2026 FROM: JENNIFER K. CLARK, AICP, Director Planning and Development Department ASHLEY ATKINSON, AICP, Assistant Director Planning and Development Department THROUGH: ISRAEL TREJO, Planning Manager Planning and Development Department ROBERT HOLT, Supervising Planner Planning and Development Department BY: VALERIA RAMIREZ, Planner II Planning and Development Department SUBJECT ..Title Consideration of Tentative Tract Map No. 6534 and related Environmental Assessment No. T-6534 for approximately 14.84 acres of property located on the northeast and southeast corners of East California and South Clovis Avenues (Council District 5) – Planning and Development Department. ADOPTION of the Mitigated Negative Declaration prepared for Environmental Assessment No. T-6534 dated July 31, 2026, for the proposed project pursuant to California Environmental Quality Act (CEQA) Guidelines. APPROVAL of Tentative Tract Map No. 6534 proposing to subdivide approximately 14.84 acres of the subject property into an 87-lot conventional single-unit residential development, subject to compliance with the Conditions of Approval dated October 7, 2026, and contingent upon approval of the related environmental assessment. ..Body EXECUTIVE SUMMARY Dan Bond of Gateway Engineering, on behalf of Joey Gendron of KB Homes, has filed Tentative Tract Map No. 6534 pertaining to approximately 14.84 acres of property located on the northeast and southeast corners of East California and South Clovis Avenues. The subject property is located within the boundaries of the Fresno General Plan and Roosevelt Community Plan, and both plans designate the subject property for Medium Low Density Residential (3.5 to 6 dwelling units per acre (du/ac)). The proposed density of the subdivision is 5.86 du/ac. Based upon the submitted subdivision design, and conditions of approval, the proposed subdivision is consistent with the Medium Low Density Residential planned land use for the subject property. BACKGROUND The subject property is a primarily vacant site with one rural residential dwelling located on the northeast corner of East California and South Clovis Avenues. The general vicinity of the subject property contains primarily single-unit residential uses to the north, east, and south, and a City well site and single-unit residential uses to the east. The side is designated for housing in the City’s 2023-2031 Housing Element Sites Inventory. Landscaping/Walls/Open Space   The proposed subdivision is located along two major streets (South Clovis & East California Avenues). Pursuant to Roosevelt Community Policy 1-5.8.i, the development will be required to install landscaping and irrigation within a minimum 15-foot-wide landscape outlot abutting all property lines with frontage along South Clovis & East California Avenues (lots 6 through 15, 16, 31, 32, and 52 through 67 of Tentative Tract Map No. 6534). Pursuant to Fresno Municipal Code (FMC) Section 15-4105.G.2.a, major street entryways into the subdivision are required to incorporate enhanced 10-foot-wide landscaped outlots along the street side yards of adjacent lots (lots 6, 15, 53, and 67 of Tentative Tract Map No. 6440). The developer is required to provide street trees on all public street frontages per FMC Section 15-4108.  Street trees shall be planted by the developer at the minimum rate of one tree for each 40 feet of street frontage or one tree per home (whichever is greater).  The developer is required to provide irrigation for all street trees; the irrigation system shall comply with FMC Section 15-2309 (Irrigation Specifications) and the Model Water Efficient Landscape Ordinance (MWELO). The long-term maintenance and operating costs, including repair and replacement, of required public improvements (Services) associated with all new single-unit residential developments (e.g., landscaped areas, concrete curb and gutters, sidewalks, curb ramps, median islands, etc.) are the responsibility of the developer. The developer shall provide for maintenance of these Services by a mechanism approved by the Public Works Director or by annexing into the City of Fresno Community Facilities District (CFD) No. 11. Walls An Acoustical Study was completed for the project, dated February 17, 2025 (Exhibit K), resulting in recommendations that will be included as conditions of approval, as follows: A minimum 7-foot-high sound wall shall be constructed along the railroad right-of-way. The sound wall shall be turned inward (southward) at Lots 43 through 52. Pursuant to FMC Section 15-4105.F.2, the rear of all lots with frontage along East California and South Clovis Avenues shall construct a minimum 6-foot-high decorative masonry wall. Pursuant to FMC Section 15-4105.G.2.a, major street entryways into the subdivision will incorporate enhanced 10-foot wide landscaped outlots along the street side yards of adjacent lots. Open Space An approximate 11,262 square-foot open space area is proposed for a central location within the southern portion of the subdivision. Pursuant to FMC Section 12-4.705.a.ii, the minimum amount of open space required for 87 lots is 7,140 square feet, thus the project is in compliance with the minimum open space requirement. Trail The proposed subdivision is located adjacent to and abutting an arterial street (South Clovis Avenue) and a collector street (East California Avenue). A proposed bicycle/pedestrian trail is to be constructed along the east side of South Clovis Avenue located within minimum 26-foot-wide outlots pursuant to Figure MT-2 (Paths and Trails) of the Fresno General Plan. Public Services Public Utilities The Department of Public Utilities (DPU) has determined that adequate sanitary sewer and water services are available to serve the project site subject to implementation of the Fresno General Plan policies; the mitigation measures of the related Mitigated Negative Declaration; and the construction and installation of public facilities and infrastructure in accordance with Department of Public Works standards, specifications and policies. Sewer improvements and facilities include typical requirements such as the construction and extension of sanitary sewer mains and branches within the interior of the proposed tract. The proposed project will also be required to provide payment of sewer connection charges. Water improvements and facilities include typical requirements such as the construction and extension of water mains within the interior of the proposed tract. Fresno Metropolitan Flood Control District According to the Fresno Metropolitan Flood Control District (FMFCD), the subject site is not located within a flood prone or hazard area. The construction of facilities required will provide permanent drainage service. Fire Department The Fire Department offers a full range of services including fire prevention, suppression, emergency medical care, hazardous materials, urban search and rescue response, as well as emergency preparedness planning and public education coordination within the Fresno City limits. Based on the conditions provided by the Fire Department, the subject property will be served by Fire Station 15 (approximately 0.6 miles away). Streets and Access Points The Fresno General Plan designates South Clovis Avenue as an arterial street and East California Avenue as a collector street. The proposed project will take access from four public entrances (two each on the northern and southern portions of the subdivision): two on South California Avenue and two on East California Avenue. The project will require dedications and/or acquisitions for public street rights-of-way and utility easements, as well as incorporation of existing easements for construction and/or retention of public facilities and infrastructure, in accordance with all applicable standards, specifications, and policies of the City of Fresno and responsible agencies. The Public Works Department’s Traffic Engineering Division has reviewed the proposed project and potential traffic-related impacts and determined that the streets adjacent to and near the subject site will accommodate the quantity and kind of traffic that may be potentially generated, subject to the requirements of the Traffic Engineering Division’s memorandum dated February 4, 2026. These requirements include: (1) Street dedications and improvements, (including, but not limited to, construction of concrete curbs, gutters, pavement, underground street lighting systems); and, (2) Payment of applicable impact fees (including, but not limited to, the Traffic Signal Mitigation Impact Fee, and the Fresno Major Street Impact Fee). Housing Element Site Analysis Pursuant to California Government Code Section 65863, the Planning and Development Department finds the following: This project site includes two housing element sites that were identified in the 2023 - 2031 Fresno Housing Element to accommodate a portion of the Regional Housing Needs Allocation (RHNA). The housing capacity per Housing Element Site IDs 387 and 388 is 81 above moderate-income units. This project proposes 87 above-moderate income units. The proposed development's residential density is consistent with the Housing Element, and the remaining sites identified in the Housing Element are adequate to meet the requirements of Government Code Section 65583.2 and to accommodate the City's share of the regional housing need pursuant to Section 65584. If this project is approved, the surplus housing capacity for above moderate-income units will be 2,669. Since the remaining sites in the Housing Element Sites Inventory are adequate to meet the requirements of Section 65583.2 of the California Government Code and to accommodate the City’s share of the RHNA pursuant to Section 65584, this project is consistent with the Housing Element. 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 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 proposed project is located in an area designated as highest resource by the State Department of Housing and Community Development’s 2026 Affirmatively Furthering Fair Housing (AFFH) Mapping Tool.​ This project proposes 87 above moderate-income housing in a high/highest resource area. As such, the project is generally consistent with Housing Element Goal 1: Facilitate and encourage the provision of a range of housing types to meet the diverse needs of residents; and with Policy 1.2: Facilitate development of new housing for all economic segments of the community including extremely low, very low-, low-, moderate-, and above moderate-income households. This development does not include any rental or income restrictions; thus providing an opportunity for tenants with housing vouchers to rent in a high/highest resource area. In addition, the provision of additional housing units in a high/highest resource area helps meet demand, thus potentially contributing to more naturally affordable housing. Roosevelt Community Plan Having reviewed the policies contained in the Roosevelt Community Plan, staff have determined that there are no policies that are more restrictive than those in the FMC or the Fresno General Plan. However, pursuant to FMC Section 15-104.B.4, should there be a conflict between the FMC and the Roosevelt Community Plan, the FMC shall control. Council District Project Review Committee There is no Council District 5 Project Review Committee at this time. Notice of Planning Commission Hearing   The Planning and Development Department mailed notices of this Planning Commission hearing to property owners and residents within 1,000 feet of the subject property, pursuant to FMC Section 15-5007 (Exhibit G), and published in the Fresno Bee pursuant to FMC Section 15-3308.B.4.a. ENVIRONMENTAL FINDINGS An initial study was prepared for this project in accordance with the requirements of the California Environmental Quality Act (CEQA) Guidelines.  This included the distribution of requests for comment from other responsible or affected agencies and interested organizations.   Preparation of the initial study necessitated a thorough review of the proposed project and relevant environmental issues.  The environmental and technical studies examined projected sewage generation rates of planned urban uses, the capacity of existing sanitary sewer collection and treatment facilities, and optimum alternatives for increasing capacities; groundwater aquifer resource conditions; water supply production and distribution system capacities; and traffic carrying capacity of the planned major street system.    All necessary mitigation measures have been applied to ensure that the project will not cause significant adverse cumulative impacts, growth-inducing impacts, or irreversible significant effects.  Additionally, staff has determined that no substantial changes have occurred and that no new information has become available pursuant to Public Resources Code, Section 21157.6(b)(1).  Therefore, it has been determined based upon the evidence in the record that the project will not have a significant impact on the environment and that the filing of a mitigated negative declaration is appropriate, in accordance with the provisions of CEQA Section 21157.5(a)(2) and CEQA Guidelines Section 15178(b)(1) and (2).   A public notice of the attached Mitigated Negative Declaration for Environmental Assessment Application No. T-6534 (Exhibit J) was published in the Fresno Bee on July 31, 2026, with no comments received during the public review period. FRESNO MUNICIPAL CODE FINDINGS Based upon analysis of the application, staff concludes that the findings required by FMC Section 15-3309 et seq. can be made.  These findings are attached as Exhibit F. GROUNDS FOR DENIAL OF TENTATIVE MAP   Section 66474 of the Subdivision Map Act (SMA) (California Government Code §§ 66410, et seq.) provides that approval of a proposed subdivision map shall be denied if any of the following findings are made. That the proposed map is not consistent with applicable general and specific plans as specified in Section 65451 of the SMA. That the design or improvement of the proposed subdivision is not consistent with applicable general and specific plans. That the site is not physically suitable for the type of development. That the site is not physically suitable for the proposed density of development. That the design of the subdivision or the proposed improvements are likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. That the design of the subdivision or type of improvements is likely to cause serious public health problems. That the design of the subdivision or the type of improvements will conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision.  In this connection, the governing body may approve a map if it finds that alternate easements, for access of or use, will be provided, and that these will be substantially equivalent to ones previously acquired by the public.  This subsection shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction and no authority is hereby granted to a legislative body to determine that the public at large has acquired easements for access through or use of property within the proposed subdivision.   Staff have determined that none of the findings above apply to the project and has recommended approval subject to the Conditions of Approval (Exhibit H). 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 the Roosevelt Community Plan; compliance with the provisions of the FMC; its compatibility with surrounding existing or proposed uses; and its avoidance or mitigation of potentially significant adverse environmental impacts.  These factors have been evaluated as described above and by the accompanying environmental assessment and exhibits. The proposed project does not meet the findings for denial per the SMA, and Staff concludes that the required findings contained within FMC Section 15-3309 can be made. Based upon this evaluation, it can be concluded that the proposed project is appropriate for the project site. Attachments: Exhibit A – Tentative Tract Map No. 6534 [3-9-2026] Exhibit B – Operational Statement [1-13-2026] Exhibit C – Aerial Map Exhibit D – Vicinity Map Exhibit E – Fresno General Plan Land Use & Zoning Map Exhibit F – Fresno Municipal Code Findings Exhibit G – Public Hearing Notice Radius Map (1,000 feet) Exhibit H – Conditions of Approval for Tentative Tract Map No. 6534 [10-7-2026] Exhibit I – Comments and Requirements from Responsible Agencies Exhibit J – Environmental Assessment No. T-6534 [7-31-2026] Exhibit K – Acoustical Study [2-17-2025]