REPORT TO THE CITY COUNCIL
FROM: JENNIFER CLARK, Director
Planning and Development Department
THROUGH: ASHLEY ATKINSON, Assistant Director
Planning and Development Department
ISRAEL TREJO, Planning Manager
Planning and Development Department
BY: ROB HOLT, Supervising Planner
Planning and Development Department
SUBJECT
Title
HEARING to Consider Annexation Application No. P24-04526; Pre-zone Application No. P24-04527; Vesting Tentative Tract Map No. 6502; Planned Development Permit Application No. P25-00027; and related Environmental Assessment No. T-6502/P24-04526/P24-04527/P25-00027 for approximately 39.51 acres of property located on the north side of East McKinley Avenue, between North Temperance and North De Wolf Avenues (Council District 7) - Planning and Development Department.
1. ADOPT - Mitigated Negative Declaration prepared for Environmental Assessment No. T-6502/P24-04526/P24-04527/P25-00027 dated July 16, 2025, for the proposed project pursuant to California Environmental Quality Act (CEQA) Guidelines.
2. RESOLUTION - Approving Annexation Application No. P24-04526 (for the McKinley-Temperance No. 1b Reorganization) proposing detachment from the Kings River Conservation District and Fresno County Fire Protection District and annexation to the City of Fresno.
3. BILL - (for Introduction and Adoption) - Approving Pre-zone Application No. P24-04527 proposing to pre-zone approximately 23.56 acres of the subject property from the Fresno County AE-20 (Exclusive Agricultural) zone district to the City of Fresno RS-4 (Single-Family Residential, Medium Low Density) zone district; and approximately 15.50 acres of the subject property from the Fresno County AE-20 (Exclusive Agricultural) zone district to the City of Fresno OS (Open Space) zone district.
4. APPROVE - Vesting Tentative Tract Map No. 6502 proposing to subdivide approximately 23.56 acres of property into a 119-lot single-family residential development, subject to compliance with the Conditions of Approval dated August 6, 2025, and contingent upon approval of Annexation Application No. P24-04526, Pre-zone Application No. P24-04527 and the related environmental assessment.
5. APPROVE - Planned Development Permit Application No. P25-00027 proposing to modify the RS-4 zone district development standards, for 28 of the proposed lots, to allow for private gated streets; a reduction in the minimum lot size, width, and depth; a reduction in the minimum garage, street side yard, and rear yard setbacks; and, an increase in the maximum lot coverage requirement, subject to compliance with the Conditions of Approval dated August 6, 2025, and contingent upon approval of Annexation Application No. P24-04526, Pre-zone Application No. P24-04527, Vesting Tentative Tract Map No. 6502 and the related environmental assessment.
Body
RECOMMENDATION
1. ADOPT the Mitigated Negative Declaration prepared for Environmental Assessment No. T-6502/P24-04526/P24-04527/P25-00027 dated July 16, 2025, for the proposed project pursuant to California Environmental Quality Act (CEQA) Guidelines.
2. ADOPT RESOLUTION approving Annexation Application No. P24-04526 (for the McKinley-Temperance No. 1b Reorganization) proposing detachment from the Kings River Conservation District and Fresno County Fire Protection District and annexation to the City of Fresno.
3. INTRODUCE AND ADOPT BILL approving Pre-zone Application No. P24-04527 proposing to pre-zone approximately 23.56 acres of the subject property from the Fresno County AE-20 (Exclusive Agricultural) zone district to the City of Fresno RS-4 (Single-Family Residential, Medium Low Density) zone district; and approximately 15.50 acres of the subject property from the Fresno County AE-20 (Exclusive Agricultural) zone district to the City of Fresno OS (Open Space) zone district.
4. APPROVE Vesting Tentative Tract Map No. 6502 proposing to subdivide approximately 23.56 acres of property into a 119-lot single-family residential development, subject to compliance with the Conditions of Approval dated August 6, 2025, and contingent upon approval of Annexation Application No. P24-04526, Pre-zone Application No. P24-04527 and the related environmental assessment.
5. APPROVE Planned Development Permit Application No. P25-00027 proposing to modify the RS-4 zone district development standards, for 28 of the proposed lots, to allow for private gated streets; a reduction in the minimum lot size, width, and depth; a reduction in the minimum garage, street side yard, and rear yard setbacks; and, an increase in the maximum lot coverage requirement, subject to compliance with the Conditions of Approval dated August 6, 2025, and contingent upon approval of Annexation Application No. P24-04526, Pre-zone Application No. P24-04527, Vesting Tentative Tract Map No. 6502 and the related environmental assessment.
EXECUTIVE SUMMARY
Ernie Escobedo of QK, Inc., on behalf of Brandon De Young of De Young Properties, has filed Annexation Application No. P24-04526, Pre-zone Application No. P24-04527, Vesting Tentative Tract Map No. 6502, and Planned Development Permit Application No. P25-00027 pertaining to approximately 39.51 acres of property located on the north side of East McKinley Avenue, between North Temperance and North De Wolf Avenues.
Annexation Application No. P24-04526 (McKinley-Temperance No. 1b Reorganization) is a request for annexation to the City of Fresno and detachment from the Fresno County Fire Protection District and the Kings River Conservation District.
Pre-zone Application No. P24-04527 proposes to reclassify approximately 23.56 acres of the subject property from the Fresno County AE-20 (Exclusive Agricultural) zone district to the City of Fresno RS-4 (Single-Family Residential, Medium Low Density) zone district; and approximately 15.50 acres of the subject property from the Fresno County AE-20 (Exclusive Agricultural) zone district to the City of Fresno OS (Open Space) zone district.
Vesting Tentative Tract Map No. 6502 proposes to subdivide approximately 23.56 acres of property into a 119-lot single-family residential development, and which is contingent upon City Council approval of Annexation Application No. P24-04526, Pre-zone Application No. P24-04527 and the related environmental assessment.
Planned Development Permit Application No. P25-00027 proposes to modify the RS-4 zone district development standards, for 28 of the proposed lots located at the southeast corner of the subdivision, to allow for gated private streets; a reduction in the minimum lot size, width, and depth; a reduction in the minimum garage, street side yard, and rear yard setbacks; and, an increase in the maximum lot coverage requirement; and which is contingent upon City Council approval of Annexation Application No. P24-04526, Pre-zone Application No. P24-04527, Vesting Tentative Tract Map No. 6502 and the related environmental assessment.
The subject property is located within the boundaries of the Fresno General Plan and McLane Community Plan, and both plans designate the subject property for Medium Low Density (3.5 to 6 dwelling units per acre (du/ac)) and Open Space - Ponding Basin. The proposed density of the subdivision is 5.05 du/ac. Based upon the submitted subdivision design and conditions of approval, the proposed subdivision can be found consistent with the Medium Low Density Residential planned land use for the subject property.
Fresno City Planning Commission Action
On August 6, 2025, the Planning Commission considered the item. After a complete hearing, the Planning Commission voted and recommended the City Council approve the annexation, pre-zone, vesting tentative tract map, planned development permit, and related environmental assessment. The Planning Commission Resolutions (Exhibits Q, R, S and T) are attached for more information.
BACKGROUND
The subject property is located in the County of Fresno, but within the City of Fresno’s Sphere of Influence (SOI). The SOI consists of land that is expected to be annexed by the City as development is proposed, but until then remains under the jurisdiction of the County of Fresno. The proposed zone district will take effect once the annexation is approved by the Local Agency Formation Commission (LAFCo) of Fresno.
The subject property is a vacant site located on the north side of East McKinley Avenue, between North Temperance and North De Wolf Avenues. The vicinity of the subject property consists of a canal and vacant land in the County to the north and east, land being farmed to the south, and single-family residential uses to the west.
Surrounding Properties / Annexation Boundary
The annexation proposal (approximately 39.51 acres in gross area) includes street rights-of-way adjacent to the subject property proposed for development and an additional two adjacent properties to the east and north of the subject property. The adjacent properties are vacant properties owned by the Fresno Metropolitan Flood Control District and Fresno Irrigation District.
Staff from the Planning and Development Department met with representatives from the Fresno County Local Agency Formation Commission (LAFCo) and Fresno County Public Works and Planning Department (County). Both LAFCo and the County recommended annexation of the entirety of the subject property, full East McKinley Avenue rights-of-way along the project frontage south, and the adjacent properties to the east and north, to the current location of City limits adjacent to the property to the north and west.
Given its proximity to unincorporated lands within the County of Fresno, which remain eligible for agricultural operations, a “Right-to-Farm” covenant will be required in accordance with the Conditions of Approval.
Community Facilities District (CFD) No. 18
Vesting Tentative Tract Map No. 6502 is required to enter into CFD No. 18, which was created to help offset Police and Fire costs associated with annexation.
Planned Development
Planned Development Permit Application No. P25-00027 requests authorization to modify the minimum lot size, width, and depth; a reduction in the minimum garage, street side yard, and rear yard setbacks; and, an increase in the maximum lot coverage requirement for 28 of the 119 lots (Lots 92 through 119), as follows:
• Minimum lot size from 5,000 square feet to 1,908 square feet
• Minimum lot width from 50 feet to 37 feet
• Minimum lot depth from 85 feet to 58 feet
• Front yard setback (to living façade) from 13 feet to 5 feet
• Street side yard setback from 10 feet to 5 feet
• Interior side yard setback from 4 feet per side / 10 feet total to 3 feet per side
• Rear yard setback from 10 feet to 5 feet
• Maximum lot coverage from 50 percent to 65 percent. Additionally, lot coverage shall comply with the requirements of the Fresno Metropolitan Flood Control District.
The subject property is proposed to be zoned RS-4. The proposed project is required to comply with the development standards within Fresno Municipal Code (FMC) Section 15-903, except for modifications made through the Planned Development Permit.
Landscaping/Walls/Open Space
The proposed subdivision is located along a major street (East McKinley Avenue). Pursuant to FMC Section 15-4105.F.2, the development will be required to install landscaping and irrigation within a minimum 10-foot-wide landscaped outlot abutting all property lines with frontage along East McKinley Avenue. Pursuant to FMC Section 15-4105.G.2.a, major street entryways into the subdivision are required to incorporate enhanced ten-foot-wide landscaped outlots along the street side yards of adjacent lots (lots 1 and 91 of Vesting Tentative Tract Map No. 6502).
The developer is required to provide street trees on all public street frontages per 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. 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) Title 24, Part 11, Chapters 4 and 5 of the CalGreen Building Code.
The long-term maintenance and operating costs, including repair and replacement, of required public improvements (Services) associated with 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
Pursuant to FMC Section 15-4105.F.2, the rear of all lots with frontage along East McKinley Avenue shall construct a minimum 6-foot-high decorative masonry wall. This applies to lots 1 through 8, 88 through 91, and 108 through 118. 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. This applies to lots 1 and 91.
Open Space
An approximate 11,522 square-foot open space area is proposed along the trail east of the subject property. Pursuant to FMC Section 12-4.705.a.ii, the minimum amount of open space required for 119 lots is 9,766 square feet, thus the project is in compliance with the minimum open space requirement.
Trail
A proposed bicycle and pedestrian trail is to be constructed along the eastern and northern subdivision boundary lines (adjacent to canal) located within a minimum 26-foot-wide outlot, 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 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 proposed tract. Additionally, the project requires installation of a 30-inch sanitary sewer main along the southern boundary of the subject property from the existing 30-inch sanitary sewer main located in East McKinley Avenue to the southeast corner of the subject property, and installation of an 8-inch sanitary sewer main along the eastern boundary of the subject property extending northward to provide service to the eastern section of the subject property. Within the gated portion of the subdivision, on-site sanitary sewer facilities shall be private to be operated and maintained by the developer. The proposed project will also be required to provide payment of sewer connection charges.
Required water infrastructure improvements and facilities include typical requirements including the construction and extension of water mains within the interior of the proposed tract. Additionally, the project requires installation of a 16-inch water main along the southern boundary of the subject property from the existing 16-inch water main located in East McKinley Avenue to the southeast corner of the subject property, and installation of an 8-inch water main along the eastern boundary of the subject property extending northward to provide service to the eastern section of the subject property. Within the gated portion of the subdivision, on-site water facilities shall be private to be operated and maintained by the developer. 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 consumptive purposes.
Fresno Metropolitan Flood Control District
According to the Fresno Metropolitan Flood Control District (FMFCD), the subject site is located within a 100-year floodplain as designated on the latest Flood Insurance Rate Maps, necessitating appropriate floodplain management action. Permanent drainage service is not available to serve the property and FMFCD recommends temporary facilities until permanent service is available.
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 10 (approximately 3.06 miles away).
Streets and Access Points
Traffic Impact Study
The Fresno General Plan designates East McKinley Avenue as a collector street. The proposed project will take access from one vehicular access point on East McKinley Avenue via a public entrance and will provide connectivity to the existing single-family residential subdivision to the west via three vehicular access points connecting to East Peralta Way, East University Avenue, and East Normal 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.
Additionally, the gated private street portion of the development at the southeast corner of the proposed project will provide one public vehicular access points via a gated entrance from the proposed Via Watusi Drive that connects to South Locan Avenue and one emergency vehicle access point that connects to the proposed East Peralta Way with the proposed public street-portion of the subdivision to the west to be used for emergency vehicles only. The developer will also construct interior private streets within the gated development at the southeast corner of the proposed project.
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 is required in order 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 1,132 Average Daily Trips (ADT), with 84 vehicle trips occurring during the morning peak hour travel period (7 to 9 a.m.) and 113 vehicle trips occurring during the evening peak hour travel period (4 to 6 p.m.).
Therefore, a Traffic Impact Analysis (TIA) was prepared to assess the impacts of new development on existing and planned streets. The TIA evaluated the impacts of the project by analyzing the following five study intersections in the vicinity of the project during the AM and PM peak hours for the traffic analysis scenarios required by the City of Fresno. These scenarios include: (1) Existing Conditions; (2) Existing plus Project Conditions; and, (3) Cumulative Year 2040 plus Project Conditions.
Study Intersections:
1. Temperance and Clinton Avenues
2. Temperance and McKinley Avenues
3. Project Driveway A and McKinley Avenue
4. Project Driveway B and McKinley Avenue
5. Temperance and Olive Avenues
6. Temperance and Belmont Avenues
Roadway Segments:
1. Temperance Avenue between Clinton and McKinley Avenues
2. Temperance Avenue between McKinley and Floradora Avenues
3. Temperance Avenue between Floradora and Olive Avenues
The City of Fresno General Plan establishes growth projections; includes goals, objectives, and implementing policies for the transportation system; and includes multiple policies related to transportation funding and regional level coordination. These policies are crafted so that new development pays a proportional share of the development’s impacts. The project’s conditions of approval and mitigation measures also require payment of the Fresno Major Street Impact (FMSI) Fee, the Traffic Signal Mitigation Impact (TSMI) Fee, and the Regional Transportation Mitigation Fee (RTMF).
A traffic model was prepared consistent with the General Plan and based on traffic volume growth forecasts generated by the model, the City’s Public Works Department provided an FMSI Fee Program. The FMSI fee will be determined at time of building permit. This fee is creditable towards major street roadway improvements included in the nexus study for the fee.
The TSMI fee facilitates impact mitigation to the City of Fresno Traffic Signal infrastructure, so that costs are applied to each project based on the generated ADT. The TSMI fee is credited against traffic signal installation/modifications and/or Intelligent Transportation System (ITS) improvements that are included in the Nexus Study for the TSMI fee. If the project is conditioned with traffic signal improvements in excess of its TSMI fee amount, the applicant may apply for fee credits (security/bonding and/or developer agreement required) and/or reimbursement for work in excess of their fee as long as the infrastructure is in place at the ultimate location. For project specific impacts that are not consistent with the General Plan or Public Works Standards, and/or not incorporated into the TSMI fees, the infrastructure costs may not be eligible.
The Regional Transportation Mitigation Fee (RTMF) is part of the Measure “C” Extension approved by Fresno County voters in 2006 (continuing a one-half cent sales tax for transportation purposes). The RTMF is intended to ensure that future development contributes to its fair share towards the cost of infrastructure to mitigate the cumulative, indirect regional transportation impacts of new growth in a manner consistent with the provisions of the State of California Mitigation Fee Act. The fees will fund improvements needed to maintain the target level of service as land is developed. The RTMF is governed by a Joint Powers Agency, which is the same as the Fresno Council of Governments (COG) Board.
The Public Works Department, Traffic Engineering Division has reviewed the potential traffic related impacts for the proposed project 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 outlined in the memorandum from the Traffic Engineering Division (Exhibit L). 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 TSMI fee and the FMSI fee).
The Public Works Department/Traffic Engineering Division has determined that, based upon the expected traffic generation, the proposed project will not adversely impact the existing and projected circulation system, given compliance with the project-specific mitigation measures referenced herein (Exhibit M).
Neighborhood Meeting
The applicant held a neighborhood meeting on July 23, 2025, and noticed property owners within 1,000 feet of the subject property. During the meeting, the applicant presented an overview of the project, including exhibits of the proposed development.
The meeting was held at Boris Elementary School (7071 East Clinton Avenue) at 6:30 p.m. and two (2) members of the public attended the meeting. Per information provided by the applicant, one neighbor had questions about parks and trails, a pedestrian bridge, floor plans, and parcel sizes. The applicant responded with the following:
• Trail and park: A public trail corridor is planned along the western edge of the project with several homes fronting this open space to create a more active and connected community edge.
• Bridge: A pedestrian bridge was discussed and it is not required as part of this project.
• Floor plans and parcel sizes: A site map and floor plans were on display and the general layout of lots and homes were discussed with the neighbors.
A summary of the meeting has been provided by the applicant (Exhibit O).
Council District Project Review Committee
There is no Council District 7 Project Review Committee at this time.
Airport Land Use Commission
The Airport Land Use Commission (ALUC) reviewed the proposed project at its regular meeting on April 7, 2025, and voted to recommend a Finding of Consistency for this project with no further recommendations.
Notice of City Council Hearing
The Planning and Development Department mailed notices of this City Council hearing to all surrounding property owners and residents within 1,000 feet of the subject property, pursuant to FMC Section 15-5007 (Exhibit I).
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; 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 Guidelines Sections 21157.5(a)(2) and 15178(b)(1) and (2).
A public notice of the attached Mitigated Negative Declaration for Environmental Assessment Application No. T-6502/P24-04526/P24-04527/P25-00027 (Exhibit M) was published in the Fresno Bee on July 16, 2025, with no comments received to date.
FRESNO MUNICIPAL CODE FINDINGS
Based upon analysis of the applications, staff concludes that the findings required by FMC Sections 15-3309, 15-5905, 15-6103, and 15-6104 et seq. 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:
1. That the proposed map is not consistent with applicable general and specific plans as specified in Section 65451 of the SMA.
2. That the design or improvement of the proposed subdivision is not consistent with applicable general and specific plans.
3. That the site is not physically suitable for the type of development.
4. That the site is not physically suitable for the proposed density of development.
5. 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.
6. That the design of the subdivision or type of improvements is likely to cause serious public health problems.
7. 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 (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 McLane 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, 15-5905, 15-6103 and 15-6104 can be made. Based upon this evaluation, it can be concluded that the proposed projects are appropriate for the project site.
LOCAL PREFERENCE
Local preference was not considered because this project does not include a bid or award of a construction or service contract.
FISCAL IMPACT
There is no fiscal impact associated with this action.
Attachments:
Exhibit A - Vesting Tentative Tract Map No. 6502 [6-2-2025]
Exhibit A-1 - Planned Development Site Plan [6-2-2025]
Exhibit B - Operational Statement [6-2-2025]
Exhibit C - Aerial Map
Exhibit D - Vicinity Map
Exhibit E - Fresno General Plan Land Use & Zoning Map
Exhibit F - Proposed Annexation Exhibit
Exhibit G - Proposed Pre-zone 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. 6502 [8-6-2025]
Exhibit K - Conditions of Approval for Plan. Dev. Permit App. No. P25-00027 [8-6-2025]
Exhibit L - Comments and Requirements from Responsible Agencies
Exhibit M - Environmental Assessment No. T-6502/P24-04526/P24-04527/P25-00027 [7-16-2025]
Exhibit N - Levine Act Disclosure Form
Exhibit O - Neighborhood Meeting Summary
Exhibit P - Written Correspondence in Support
Exhibit Q - Planning Commission Resolution No. 13910 (Annexation Application No. P24-04526)
Exhibit R - Planning Commission Resolution No. 13911 (Pre-zone Application No. P24-04527)
Exhibit S - Planning Commission Resolution No. 13912 (Vesting Tentative Tract Map No. 6502)
Exhibit T - Planning Commission Resolution No. 13913 (Plan. Dev. App. No. P25-00027)
Exhibit U - City Council Ordinance Bill for Pre-zone Application No. P24-04527
Exhibit V - City Council Resolution for Annexation Application No. P24-04526
Exhibit W - City Council Hearing PowerPoint Presentation
Exhibit X - Opposition Letter [8-5-2025]