Consideration of Vesting Tentative Tract Map No. 6294; Planned Development Permit Application No. P25-03555; and related Environmental Assessment No. T-6294/P25-03555 for approximately 27.34 acres of property located on the southeast corner of North Grantland and West Barstow Avenues (Council District 2) - Planning and Development Department. 1. ADOPTION of the Mitigated Negative Declaration prepared for Environmental Assessment No. T-6294/P25-03555 dated August 12, 2026, for the proposed project pursuant to California Environmental Quality Act (CEQA) Guidelines. 2. APPROVAL of Vesting Tentative Tract Map No. 6294 proposing to subdivide approximately 27.34 acres of property into a 187-lot single-unit residential development, subject to compliance with the Conditions of Approval dated October 7, 2026, and contingent upon the approval of Planned Development Application No. P25-03555 and the related environmental assessment. 3. APPROVAL of Planned Development Permit Application No. P25-03555 proposing to modify the RS-5 (Single-Unit Residential, Medium Density) zone district development standards to allow for a reduction in minimum lot size, front yard and rear yard setbacks, and an increase in maximum lot coverage, subject to compliance with the Conditions of Approval dated October 7, 2026, and contingent upon approval of Vesting Tentative Tract Map No. 6294 and 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 BY: CHRIS LANG, Supervising Planner Planning and Development Department SUBJECT ..Title Consideration of Vesting Tentative Tract Map No. 6294; Planned Development Permit Application No. P25-03555; and related Environmental Assessment No. T-6294/P25-03555 for approximately 27.34 acres of property located on the southeast corner of North Grantland and West Barstow Avenues (Council District 2) – Planning and Development Department. ADOPTION of the Mitigated Negative Declaration prepared for Environmental Assessment No. T-6294/P25-03555 dated August 12, 2026, for the proposed project pursuant to California Environmental Quality Act (CEQA) Guidelines. APPROVAL of Vesting Tentative Tract Map No. 6294 proposing to subdivide approximately 27.34 acres of property into a 187-lot single-unit residential development, subject to compliance with the Conditions of Approval dated October 7, 2026, and contingent upon the approval of Planned Development Application No. P25-03555 and the related environmental assessment. APPROVAL of Planned Development Permit Application No. P25-03555 proposing to modify the RS-5 (Single-Unit Residential, Medium Density) zone district development standards to allow for a reduction in minimum lot size, front yard and rear yard setbacks, and an increase in maximum lot coverage, subject to compliance with the Conditions of Approval dated October 7, 2026, and contingent upon approval of Vesting Tentative Tract Map No. 6294 and the related environmental assessment. ..Body EXECUTIVE SUMMARY   Lennar Homes of California, on behalf of Northwest Fresnans Investment Group, has filed Vesting Tentative Tract Map No. 6294 and Planned Development Permit Application No. P25-03555 pertaining to approximately 27.34 acres of property located on the southeast corner of North Grantland and West Barstow Avenues. Vesting Tentative Tract Map No. 6294 proposes to subdivide approximately 27.34 net acres of property into a 187-lot single-unit residential development. Planned Development Permit Application No. P25-03555 proposes to modify the RS-5 zone district development standards to allow for a reduction in the front yard and rear yard setbacks, a reduction in minimum lot size, and an increase in maximum lot coverage. The subject property is located within the boundaries of the Fresno General Plan and West Area Neighborhoods Specific Plan, and both plans designate the subject property for Medium Density Residential (5 to 12 dwelling units per acre (du/ac)). The proposed density of the subdivision is 6.84 du/ac. Based upon the submitted subdivision design and conditions of approval, the proposed subdivision can be found consistent with the Medium Density Residential planned land use for the subject property. BACKGROUND The subject property is a vacant site located on the southeast corner of North Grantland and West Barstow Avenues. The general vicinity of the subject property consists of primarily single-unit residential neighborhoods and rural residences. The property is bounded by the Herndon canal running diagonally along the northeast side of the property; to the south of the property are rural residences and vacant property. Single-unit residential developments are located across North Grantland Avenue to the west and West Barstow Avenue to the north of the project site. The subject property is a Housing Element site. Planned Development Planned Development Permit Application No. P25-03555 requests authorization to reduce the minimum lot size from 4,000 sq. ft. to 3,780 sq. ft., reduce the minimum setback requirement for the front yard from 13 feet to 9 feet, and the rear yard setback from 10 feet to 5 feet. Additionally, the Planned Development Permit also requests authorization to increase the maximum lot coverage from 60 percent to 65 percent. The requested deviations are to allow for a wider variety of products to be made available based on lot size. It should be noted that the requested 5 percent increase to 65 percent lot coverage shall only be allowed so long as it does not exceed any maximum requirements determined by the Fresno Metropolitan Flood Control District. The project is required to comply with the RS-5 development standards in the Fresno Municipal Code (FMC) Section 15-903, except for the modifications made through the Planned Development Permit, as listed above. Landscaping/Walls/Open Space   The proposed subdivision is located along an arterial street (North Grantland Avenue). Pursuant to FMC Section 15-4105.F.2, the development will be required to install landscaping and irrigation within a minimum 26-foot-wide landscaped outlot for purposes of a Class 1 trail abutting all property lines with frontage along North Grantland Avenue (lots 53 through 71 of Tentative Tract Map No. 6294). Pursuant to 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 59, 60 and 71 of Tentative Tract Map No. 6294). The developer is required to provide street trees on all public street frontages per Fresno Municipal Code (FMC) Section 15-4108.  Street trees shall be planted at the minimum rate of one tree for each 40 feet of street frontage or one tree per home (whichever is greater) by the Developer.  Furthermore, 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 certain required public improvements (“Services”) associated with all new single-family 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 Department or by annexing into the City of Fresno Community Facilities District (CFD) No. 11. Walls An Acoustical Study dated March 19, 2020, was completed for the project (Exhibit K), and it was concluded that the proposed subdivision will comply with all exterior and interior noise level standards without the need for further mitigation measures. Pursuant to FMC Section 15-4105-F.2, the rear of all lots with frontage along North Grantland Avenue shall construct a minimum 6-foot-high decorative masonry wall. This applies to lots 53 through 71. 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 with construction of a minimum 6-foot-high decorative masonry wall (lots 59, 60 and 71). Interior end-blocks will incorporate a minimum 5-foot landscape strip with six-foot high concrete/masonry wall in accordance with Section 15-4105-G.2.b of the Fresno Municipal Code. Trail The proposed subdivision is located adjacent to and abutting an arterial street (North Grantland Avenue). A proposed bicycle/pedestrian trail is to be constructed along the rear of lots with frontage along North Grantland Avenue located within minimum 26’ wide outlots pursuant to Figure MT-2 (Paths and Trails) of the Fresno General Plan. Open Space An approximate 17,759 sq. ft. outlot for open space is proposed at the central northeast area of the proposed subdivision.  A 20-foot-wide paseo located near the southeast corner of the subdivision is also provided to comply with FMC Section 15-4107-G-3 for pedestrian connectivity to non-residential areas. The FMC requires that pedestrian paths be provided to adjacent mixed-use districts; the property to the south is zoned CMX (Corridor/Center Mixed Use) and the pedestrian paseo will provide the required access to future development to the south.   The total amount of open space provided within the tract map is 19,469 sq. ft., which meets the minimum requirement of FMC Section 12-4.705. For 187 lots, the minimum requirement is 15,347 sq. ft. of open space. 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 infrastructure improvements and facilities include typical requirements such as the construction and extension of water mains within the interior of the proposed tract and facilities include installation of an 8-inch water main along all interior streets. Required infrastructure improvements and facilities include installation of water mains within the interior of the proposed tract, providing an adequate, reliable, and sustainable water supply for the project’s urban domestic and public safety consumption. 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 developer will be responsible for the construction of facilities to connect to the existing Master Plan facilities. Drainage from the site shall be directed to North Grantland Avenue. Fire Department The subject property is located within the boundaries of the Fire Station 18 Service Area (approximately 0.75 miles away). Additional Fire service requirements for development of the proposed project will include installation of public fire hydrants and the provision of adequate fire flows per Public Works Standards, with two sources of water. Internal access to the tract is acceptable, and compliance with the provision of two means of emergency access during all phases of construction is required. The project applicant shall comply with the Fresno Fire Department requirements dated August 25, 2026 (Exhibit J). Streets and Access Points The Fresno General Plan designates North Grantland Avenue as an arterial street. The proposed project will take access from two access points on North Grantland Avenue via local streets, and one additional pedestrian access point will be provided in the southeast portion of the property to the adjacent mixed use zone district to the south. 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 March 25, 2026 (Exhibit J). Traffic Impact Study The proposed project will be required to dedicate and construct improvements along all major street frontages and on all interior local streets within the proposed subdivision.  Direct vehicular access will be relinquished along all major street frontages of single-family residential lots. The subdivision design includes two major street entryways to the interior of the subdivision from North Grantland Avenue. Interior local streets are proposed to be dedicated in accordance with the City Standard 50-foot right-of-way which will provide for parking and sidewalks on both sides of all streets. The proposed project is located within Traffic Impact Zone III pursuant to Figure MT-4 of the Fresno General Plan, which generally represents areas near or outside the City Limits, but within the Sphere of Influence as of December 31, 2012. In accordance with Policy MT-2-i of the Fresno General Plan, when a project is projected to generate 100 or more peak hour new vehicle trips, a Traffic Impact Study (TIS) is required to assess the impacts of new development projects on existing and planned streets. Applying the factors outlined in the Institute of Traffic Engineers (ITE) Trip Generation Manual, the proposed project would generate 1,700 Average Daily Trips (ADT), with 131 vehicle trips occurring during the morning peak hour travel period (7 to 9 a.m.) and 174 vehicle trips occurring during the evening peak hour travel period (4 to 6 p.m.). Therefore, a TIS was prepared.   The TIS evaluated the impacts of the project by analyzing six intersections during the AM and PM peak hours under the traffic analysis scenarios required by the City of Fresno. These scenarios include: (1) Existing Conditions; (2) Existing plus Project Conditions; (3) Near Term (Existing plus Approved/Pending Projects plus Proposed Project) Conditions; and, (4) Cumulative Year 2035 plus Project Conditions.   Study Intersections: Grantland and Bullard Avenues Grantland and Barstow Avenues Grantland and North Site Access/San Ramon Avenues Grantland and South Site Access/San Jose Avenues Grantland Avenue and Shaw Avenues Polk Avenue and Shaw Avenues The Public Works Department/Traffic Engineering Division has determined that, based upon the proposed traffic yield from and the expected traffic generation of the proposed project for the subject property, the proposed project will not adversely impact the existing and projected circulation system, subject to the requirements outlined in the memorandum from the Traffic Engineering Division dated March 25, 2026 (Exhibit J) and the project specific mitigation measures referenced in the Environmental Assessment (Exhibit K). These requirements generally include: (1) The provision of a minimum two points of vehicular access to major streets for any phase of the development; (2) Major and local street dedications; (3) Dedications of bicycle, pedestrian and landscape easements for trail purposes; (4) Street improvements, (including, but not limited to, construction of concrete curbs, gutters, pavement, underground street lighting systems; and, (5) Payment of applicable impact fees (including, but not limited to, the Traffic Signal Mitigation Impact (TSMI) Fee, and the Fresno Major Street Impact (FMSI) Fee). Housing Analysis Housing Element The project site was identified in the 20232-2031 Housing Element Sites Inventory to accommodate a portion of the Regional Housing Needs Allocation (RHNA). The housing capacity per Housing Element Site ID 821 is 8 lower-income units, 23 moderate-income units and 8 above moderate-income units, whereas this project proposes 187 above-moderate income units. If this project is approved, the remaining capacity will be 16,630 lower-income units, 6,060 moderate-income units, and 13,351 above moderate-income units. The remaining unmet RHNA will be 14,171 lower-income units, 5,032 moderate-income units and 10,510 above moderate-income units. The surplus housing capacity will be 2,459 lower-income units, 1,028 moderate-income units and 2,841 above moderate-income units. 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 regional housing need 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. The project proposes 187 units of 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. West Area Neighborhoods Specific Plan Having reviewed the policies contained in the West Area Neighborhoods Specific Plan, staff has determined that there are no applicable policies that are more restrictive than those in the FMC or the Fresno General Plan. Council District Project Review Committee There is no Council District 2 Project Review Committee at this time. Notice of Planning Commission Hearing   The Planning and Development Department mailed notices of this Planning Commission hearing to all property owners within 1,000 feet of the subject property, pursuant to FMC Section 15-5007 (Exhibit G) and posted in the Fresno Bee pursuant to FMC Section 15-3308.B.4.a. ENVIRONMENTAL FINDINGS An environmental assessment initial study was prepared for this project in accordance with the requirements of the California Environmental Quality Act (CEQA) Guidelines.  This process included the distribution of requests for comment from other responsible or affected agencies and interested organizations.   Preparation of the environmental assessment necessitated a thorough review of the proposed project and relevant environmental issues and considered previously prepared environmental and technical studies pertinent to the West Area Neighborhood Specific Plan area.  These environmental and technical studies have 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; 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. 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 Public Resources Code Section 21080(c) and CEQA Guidelines Section 15070.   A public notice of the attached Mitigated Negative Declaration for Environmental Assessment Application No. T-6294/P25-03555 (Exhibit K) was published in the Fresno Bee on August 12, 2026, with no comments received during the public review period. FRESNO MUNICIPAL CODE FINDINGS Based upon analysis of the applications, Staff concludes that the required findings required by FMC Sections 15-3309 and 15-5905 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 has 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 West Area Neighborhoods Specific 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 Sections 15-3309 and 15-5905 can be made. Based upon this evaluation, it can be concluded that the proposed project is appropriate for the project site. Attachments: Exhibit A – Vesting Tentative Tract Map No. 6294 [10-23-2025] Exhibit A-1 – Planned Development Site Plan [10-23-2025] Exhibit B – Operational Statement [6-11-2025] 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 Vesting Tentative Tract Map No. 6294 [10-7-2026] Exhibit I – Conditions of Approval for Planned Development Permit No. P25-03555 [10-7-2026] Exhibit J – Comments and Requirements from Responsible Agencies Exhibit K – Environmental Assessment No. T-6294/P25-03555 [8-12-2026]