TXUAS LUG RAWS CUAJ NTSHA 16, 2026 Kev Xav Txog Plan Amendment thiab Rezone Application No. P24-00452; Vesting Tentative Tract Map No. 6419; Planned Development Permit Application No. P24-00449; thiab lwm yam Environmental Assessment No. T-6419/P24-00452/P24-00449 rau kwv yees li 8.47 acres ntawm thaj av nyob rau sab qaum teb sab hnub poob ntawm East Copper Avenue thiab North Portofino Drive (Council District 6) - Planning and Development Department. 1. COMMEND ADOPTION (rau City Council) ntawm Mitigated Negative Declaration uas raug npaj rau Environmental Assessment No. T-6419/P24-00452/P24-00449 thaum February 27, 2026, rau qhov project uas xav tau raws li California Environmental Quality Act (CEQA) Guidelines. 2. RECOMMEND APPROVAL (rau City Council) ntawm Plan Amendment Application No. P24-00452 uas xav txog kev hloov pauv ntawm Fresno General Plan thiab Woodward Park Community Plan los hloov cov lub npe ntawm thaj av siv los rau kwv yees li 8.47 acres ntawm thaj av los ntawm Medium Low Density Residential (±2.60 acres) thiab Commercial Community (±5.87 acres) thaj av siv los rau Medium Density Residential (±8.47 acres) thaj av siv los. 3. RECOMMEND APPROVAL (rau City Council) ntawm Rezone Application No. P24-00452 uas xav txog kev hloov pauv rau zoning los rau kwv yees li 8.47 acres ntawm thaj av los ntawm RS-4 (Single-Unit Residential, Medium Low Density) (±2.60 acres) thiab CC (Commercial Community) (±5.87 acres) zone districts rau RS-5 (Single-Unit Residential, Medium Density) (±8.47 acres)) zone district. 4. RECOMMEND APPROVAL (rau City Council) ntawm Vesting Tentative Tract Map No. 6419 uas xav txog kev faib kwv yees li 8.47 acres ntawm thaj av rau hauv 53-lot single-unit residential development, subject rau kev ua raws li Conditions of Approval, thiab contingent rau kev pom zoo ntawm Plan Amendment thiab Rezone Application No. P24-00452, Planned Development Permit Application No. P24-00449, thiab lwm yam environmental assessment. 5. RECOMMEND APPROVAL (rau City Council) ntawm Planned Development Permit Application No. P24-00449 uas xav txog kev hloov pauv ntawm RS-5 zone district development standards los tso cai rau kev txo ntawm minimum building setbacks thiab lot size; ib qho nce ntawm maximum lot coverage; thiab private gated streets.

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 ROB HOLT, Supervising Planner Planning and Development Department BY: JOHN GEORGE, Planner III Planning and Development Department SUBJECT ..Title CONTINUED FROM SEPTEMBER 16, 2026 Consideration of Plan Amendment and Rezone Application No. P24-00452; Vesting Tentative Tract Map No. 6419; Planned Development Permit Application No. P24-00449; and related Environmental Assessment No. T-6419/P24-00452/P24-00449 for approximately 8.47 acres of property located on the northeast corner of East Copper Avenue and North Portofino Drive (Council District 6) – Planning and Development Department. RECOMMEND ADOPTION (to the City Council) of the Mitigated Negative Declaration prepared for Environmental Assessment No. T-6419/P24-00452/P24-00449 dated February 27, 2026, for the proposed project pursuant to California Environmental Quality Act (CEQA) Guidelines. RECOMMEND APPROVAL (to the City Council) of Plan Amendment Application No. P24- 00452 proposing to amend the Fresno General Plan and Woodward Park Community Plan to change the planned land use designation for approximately 8.47 acres of property from the Medium Low Density Residential (±2.60 acres) and Commercial Community (±5.87 acres) planned land use designations to the Medium Density Residential (±8.47 acres) planned land use designation. RECOMMEND APPROVAL (to the City Council) of Rezone Application No. P24-00452 proposing to rezone approximately 8.47 acres of property from the RS-4 (Single-Unit Residential, Medium Low Density) (±2.60 acres) and CC (Commercial Community) (±5.87 acres) zone districts to the RS-5 (Single-Unit Residential, Medium Density) (±8.47 acres)) zone district. RECOMMEND APPROVAL (to the City Council) of Vesting Tentative Tract Map No. 6419 proposes to subdivide approximately 8.47 acres of property into a 53-lot single-unit residential development, subject to compliance with the Conditions of Approval, and contingent upon approval of Plan Amendment and Rezone Application No. P24-00452, Planned Development Permit Application No. P24-00449, and the related environmental assessment. RECOMMEND APPROVAL (to the City Council) of Planned Development Permit Application No. P24-00449 proposes to modify the RS-5 zone district development standards to allow for a reduction in the minimum building setbacks and lot size; an increase in maximum lot coverage; and private gated streets. ..Body EXECUTIVE SUMMARY   Bret Giannetta of Giannetta Engineering, Inc., on behalf of Will Amador of Gary McDonald Homes, has filed Plan Amendment and Rezone Application No. P24-00452, Vesting Tentative Tract Map No. 6419, and Planned Development Permit Application No. P24-00449 pertaining to approximately 8.47 acres of property located on the northeast corner of East Copper Avenue and North Portofino Drive. Plan Amendment Application No. P24-00452 proposes to amend the Fresno General Plan and Woodward Park Community Plan to change the planned land use designation: for approximately 8.47 acres of property from the Medium Low Density Residential (±2.60 acres) and Commercial Community (±5.87 acres) planned land use designations to the Medium Density Residential (±8.47 acres) (5-12 dwelling units per acres (du/ac)) planned land use designation. Rezone Application No. P24-00452 proposes to rezone approximately 8.47 acres of property from the RS-4 (Single-Unit Residential, Medium Density) (±2.60 acres) and CC (Commercial Community) (±5.87 acres) zone districts to the RS-5 (Single-Unit Residential, Medium Density) (±8.47 acres)) zone district. Vesting Tentative Tract Map No. 6419 proposes to subdivide approximately 8.47 acres of property into a 53-lot single-unit residential development. Planned Development Permit Application No. P24-00449 proposes to modify the RS-5 zone district development standards to allow for a reduction in the minimum building setbacks, lot size, an increase in maximum lot coverage, and private gated streets. The subject property is located within the boundaries of the Fresno General Plan and Woodward Park Community Plan, and both plans designate the subject property for Medium Low Density Residential (±2.60 acres) and Commercial Community (±5.87 acres) planned land uses. The proposed plan amendment would change the planned land use designation from Medium Low Density Residential (±2.60 acres) and Commercial Community (±5.87 acres) planned land use designations to Medium Density Residential (5-12 du/ac) planned land use designation. The proposed density of the subdivision is 6.26 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 northeast corner of East Copper Avenue and North Portofino Drive. The general vicinity surrounding the subject property are primarily single-unit residential neighborhoods to the north and south, a recently approved multi-unit development and a golf course to the west, and agricultural land in Fresno County to the east. Plan Amendment The plan amendment proposes to change the planned land use designation for the subject property from Medium Low Density Residential (±2.60 acres) and Commercial Community (±5.87 acres) to Medium Density Residential (± 8.47 acres). The project proposes a Plan Amendment to change the planned land use for approximately 8.47 acres of property from the Medium Low Density Residential (approx. 2.60 acres) (3.5 to 6 dwelling units per acre (du/ac)) and Commercial Community (approx. 5.87 acres) planned land use designations to the Medium Density Residential (approx. 8.47 acres) (5-12 du/ac) planned land use designation. This change to the land use for this parcel meets the following objectives, goals, and policies of the Fresno General Plan for Medium Density Residential planned land uses: Goal 7: Provide for a diversity of districts, neighborhoods, housing types (including affordable housing), residential densities, job opportunities, recreation, open space, and educational venues that appeal to a broad range of people throughout the city. Policy UF-1-d: Range of Housing Types. Provide for diversity and variation of building types, densities, and scales of development to reinforce the identity of individual neighborhoods, foster a variety of market-based options for living and working to suit a large range of income levels, and further affordable housing opportunities throughout the city. Policy LU-5-h: Housing Offering Amenities. Support housing that offers residents a range of amenities, including public and private open space, landscaping, and recreation facilities with direct access to commercial services, public transit, and community gathering spaces. The proposed change to the land use for the parcel provides for a diversity of single-unit residential development in an area that is developed with a variety of single-unit and multi-unit residential uses and commercial uses. The project is conditioned to ensure one pedestrian entryway on North Portofino Drive, which provides direct access to nearby schools and commercial businesses in the nearby vicinity. Additionally, there is a nearby bus stop on East International Avenue, approximately 0.50 miles south of the project site. This provides transit accessibility to commercial shopping and dining areas. Therefore, it is staff’s opinion that the proposed project is consistent with respective general and community plan objectives and policies and will not conflict with any applicable land use plan, policy, or regulation of the City of Fresno. Planned Development Planned Development Permit Application No. P24-00449 requests authorization to modify the RS-5 zone district development standards to allow for a reduction in the minimum building setbacks, lot size, an increase in maximum lot coverage, and private gated streets, as follows: Front yard setback from 13 feet to 9 feet. Interior side yard setback from 3 feet per side/8 feet minimum to 3 feet per side/7 feet minimum. Street side yard setback from 10 feet to 5 feet. Garage setback from 18 feet to 16 feet. Rear yard setback from 10 feet to 8 feet. The subject property is proposed to be zoned RS-5. The proposed project is required to comply with the development standards within Fresno Municipal Code (FMC) Section 15-903, except for the required modifications through the Planned Development Permit. Landscaping/Walls/Open Space The developer is required to provide street trees on all public street frontages per Fresno Municipal Code (FMC) Section 15-4308-N and for the dedication of planting and buffer landscaping easements as determined by the Planning and Development Department.  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 Assembly Bill (AB) 1881. The long-term maintenance and operating costs, including repair and replacement, of certain required public improvements (“Services”) associated with all new single-unit developments (e.g., landscaped areas, concrete curb and gutters, sidewalks, curb ramps, median islands, etc.) are the ultimate responsibility of the Developer. The Developer shall provide for maintenance of these Services either by a mechanism approved by the Public Works Department or by annexing to the City of Fresno’s Community Facilities District No. 15. The public improvements eligible for service by the CFD include landscaping, irrigation, hardscaping, outlots for open space, curbs, gutters, sidewalks, street name signs, streetlights, and local street paving. Walls An Acoustical Study (Exhibit N) was completed for the project dated March 12, 2024, and the recommendations that will be included as conditions of approval are as follows: A sound wall is constructed to a minimum height of six feet (6’) relative to the closest building pad elevations along the project site with North Willow Avenue. The sound wall should be constructed along the entire project site frontage adjacent to North Willow Avenue. Suitable construction materials include concrete blocks, masonry or stucco on both sides of a wood or steel stud wall. Mechanical ventilation or air conditioning must be provided for all homes so that windows and doors can remain closed for sound insulation purposes. Additionally, the Developer is proposing a 6-foot-high masonry wall along the subdivision boundary along the southern boundary line. Open Space The Copper River SEIR analyzed a minimum amount of open space for the entire Copper River area (all properties within City limits north of East Copper Avenue) which is 28.8 acres incorporating existing and future open space, including parks and trails. All residential projects that have been approved after certification of the Copper River Ranch SEIR, including all open space approved prior to the certification of the Copper River Ranch SEIR, exceeds the minimum open space requirement of 28.8 acres with a current total of 30.9 acres. Thus, the proposed project does not require or provide open space beyond the required trail for the project frontages along East Copper and North Willow Avenues. Trail The proposed subdivision is located adjacent to and abutting two super arterials (East Copper and North Willow Avenues). A proposed bicycle/pedestrian trail is to be constructed along East Copper and North Willow Avenues 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, and the mitigation measures of the Mitigated Negative Declaration and the Copper River SEIR; and, the construction and installation of public facilities and infrastructure in accordance with Department of Public Works standards, specifications and policies.   Required sewer infrastructure improvements and facilities include 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.   Required water infrastructure improvements and facilities include 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. Permanent drainage service is available for the portion of North Portofino Drive along the site’s frontage provided the developer can verify to the satisfaction of the City that runoff can be safely conveyed to the Master Plan inlet(s) in North Portofino Drive. Drainage from the site shall be directed to North Portofino Drive. 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 17 (approximately 1.23 miles away). Streets and Access Points The Fresno General Plan designates North Portofino Drive as a local street. The proposed project will take access from one access point on North Portofino Drive via a gated entrance. 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 to facilitate the future proposed development of the subject property. The Public Works Department, Traffic Engineering Division has reviewed the proposed project and potential traffic related impacts for the proposed application and has determined that the streets adjacent to and near the subject site will be able to accommodate the quantity and kind of traffic which may be potentially generated, subject to the requirements within the memorandum from the Traffic Engineering Division dated May 20, 2026. These requirements include: street dedications and improvements, (including, but not limited to, construction of concrete curbs, gutters, pavement, underground street lighting systems); and, 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 Element This project site was 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 ID 11 is 14 above moderate-income units. This project proposes 53 above moderate-income units. If this project is approved, the remaining capacity will be 13,359 above moderate-income units. The remaining unmet RHNA will be 10,697 above moderate-income units. The surplus housing capacity will be 2,701 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 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 53 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. Neighborhood Meeting The applicant held a neighborhood meeting on April 9, 2024, at Fugman Elementary School. The applicant mailed the neighborhood meeting notice to all property owners within 1,000 feet of the subject property. There were three (3) participants during the meeting. The neighborhood expressed no concerns of the project. Woodward Park Community Plan The goals of the Woodward Park Community Plan include developing the area as a planned community with a complete range of services and facilities for the needs of the community residents, in adherence to a set of specific standards for residential, commercial, and public infrastructure development. Having reviewed the policies contained in the Woodward Park 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 Section 15-104-B-4 of the FMC, should there be a conflict between the FMC and the Woodward Park Community Plan Community Plan, the FMC shall control. Council District Project Review Committee The Council District 6 Project Review Committee reviewed the proposed project at their regular meeting on November 13, 2024, and did not provide any recommendations regarding the project. Notice of Planning Commission Hearing   The Planning and Development Department mailed notices of this Planning Commission hearing to all surrounding property owners and residents within 1,000 feet of the subject property, pursuant to FMC Section 15-5007 (Exhibit I) and posted 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 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.  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).   A public notice of the attached Mitigated Negative Declaration for Environmental Assessment Application No. T-6419/P24-00452/P24-00449 (Exhibit M) was published in the Fresno Bee on February 27, 2026, with no comments received to date. FRESNO MUNICIPAL CODE FINDINGS Based upon analysis of the applications, Staff concludes that the required findings contained within Section 15-3309 et seq. of the Fresno Municipal Code can be made.  These findings are attached as Exhibit H. 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 have recommended approval subject to the conditions of approval (Exhibits J and K). 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 Woodward Park 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 Sections 15-3309(A), 15-5812, 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. 6419 [4-8-2026] Exhibit A-1 – Planned Development Site Plan [4-8-2026] Exhibit B – Operational Statement [3-17-2026] Exhibit C – Aerial Map Exhibit D – Vicinity Map Exhibit E – Fresno General Plan Land Use & Zoning Map Exhibit F – Proposed Planned Land Use Exhibit Exhibit G – Proposed Rezone Exhibit Exhibit H – Fresno Municipal Code Findings Exhibit I – Public Hearing Notice Radius Map (1,000 feet) Exhibit J – Conditions of Approval for Vesting Tentative Tract Map No. 6419 [10-7-2026] Exhibit K – Conditions of Approval for Planned Dev. Permit Application No. P24-00449 [10-7-2026] Exhibit L – Comments & Requirements from Responsible Agencies Exhibit M – Environmental Assessment No. T-6419/P24-00452/P24-00449 [2-27-2026] Exhibit N – Acoustical Analysis [3-12-2024]