Fresno City Committee Meeting Summary — September 2, 2026

The City of Fresno committee met on September 2, 2026 (supplied timestamp 09:45:00+00:00) to review three residential development applications and a citywide zoning text amendment tied to the 2023–2031 sixth-cycle housing element. No agenda or minutes were available, so this summary is based on the raw transcript. Roll call was held; committee members Felix, Lonso, and Clostellus were present.

Consent Calendar

• Agenda approval: A motion to approve the August 13, 2026 meeting agenda passed. The transcript does not state whether this was the current meeting agenda or a previous meeting agenda.
• Draft minutes: The committee approved draft minutes by motion, but the transcript is internally inconsistent about the date, referring to April 19, 2026 and April 9, 2026, and including one garbled mention of April 9, 2022, 2026.

Public Comments & Testimony

• No public testimony appears in the transcript. After project presentations, the chair asked for public comments and none were offered.

Discussion Items

• Development Permit Application P2503462 — 60-unit multifamily development (Item A): Ken Bang, identified with both Vice Engineering and Lane Consulting, presented the application for a 2.89-acre site on the west side of North Hayes Avenue, south of West Shaw Avenue. The proposal is a gated, three-story, 60-unit multifamily complex with market-rate rents and no affordable housing, plus a Class I pedestrian/bike trail, curved sidewalk, and drive approach. The parcel is zoned OS + RM2; the applicant said the RM2 density range is 16 to 30 units per acre and the project would be about 21.9 units per acre. The unit mix was described as mostly three-bedroom units with some two-bedroom/two-bath units, but the exact count was not clearly transcribed. The project would be built in one phase. The applicant said a Phase I environmental assessment had not yet been done but was not needed due to the prior rural residential use; a traffic study was not required because the project is under the threshold. The applicant also said the project is all-electric, includes EV parking (set at almost 50 percent of current code requirement), provides covered parking for 50 percent of stalls, and keeps the PG&E tower area open. School comments would be routed to the school district, and state-maximum school impact fees would apply. Parking would be two spaces per unit, consistent with code for this unit type. Committee members asked about transit access and were told there is not yet a bus stop on West Shaw, though a FAX route is planned. All committee members recommended approval.

• Vesting Tentative Tract Map No. 6552 / P260966 — 95-lot single-family subdivision (Item B): Derek Sylvester of Yamabe & Horn Engineering filed the application for DR Horton (Matt Trano); Sheryl Annanson of DR Horton presented. The 10.02-acre site is on the west side of North Hayes Avenue between West Dakota and West Dayton Avenues, and three properties would be subdivided into 95 single-family lots. The property is zoned RS5 ANX UGM. The Autumn Terrace project is within city limits at about 9.5 dwelling units per acre. It would offer three floor plans with three elevations each (nine configurations), homes from about 1,300 to 1,700 square feet, two stories, a two-car garage plus 20-foot driveway (four parking stalls per home), all-electric systems, solar, and EV-charger readiness. A centrally located 15,000-square-foot park would be dedicated to and maintained by the city. An HOA is proposed only because a temporary on-site storm drain basin must be maintained; the basin occupies six final-mapped lots on the southwest corner and would be infilled when city storm drain capacity becomes available, allowing six additional units. School impact fees would be paid to Central Unified. Committee members requested consideration of playground or activity amenities in the park, and all committee members recommended approval.

• Vesting Tentative Tract Map No. 6551 / P260648 — 117-lot single-family subdivision (Item C): Also filed by Yamabe & Horn Engineering for DR Horton and presented by Sheryl Annanson. The approximately 19.54-acre site is on the west side of North Bryant Avenue between West Dakota and West Shields Avenues, and five properties would be subdivided into 117 lots. The property is currently county-zoned, but the city general plan designates it for medium-low density residential and open space/neighborhood park. The Valencia Park project would be annexed into the city and pre-zoned RS4, with a density of about six dwelling units per acre. It would include four floor plans with three elevations each (12 configurations), one- and two-story homes, three to five bedrooms, 2.5 baths, optional third-car garages, and all-electric systems with solar and EV readiness. A just-under-11,000-square-foot neighborhood park would be city-maintained. Three existing farmhouses would be demolished. No HOA is proposed because the project can connect to existing storm drain capacity on Bryan Avenue. Construction would be one phase at roughly six homes per month. The applicant will seek a planned development approval for a garage-to-primary-facade standard reduction on the smallest floor plan (about 1,200 square feet), limited to 20 percent of the subdivision. Full CEQA review and a traffic study are being completed as part of the annexation process. All committee members recommended approval.

• Text Amendment P2602359 — Housing Element code compliance (Item D): Sophia Pagalatis of the Planning and Development Department presented the proposed citywide development code amendment to implement the 2023–2031 sixth-cycle housing element. She explained the housing element contains 37 action programs and that the city is required to complete this code update in 2026. Proposed changes include converting subjective residential, mixed-use, and facade design standards into objective standards (for example, minimum five-foot sidewalks and tree spacing), increasing density bonuses to up to 80 percent with four concessions for 100 percent affordable projects, removing parking requirements for accessory dwelling units and for supportive housing within half a mile of transit, aligning emergency shelter parking and hours with state law, permitting low-barrier navigation centers ministerially in certain commercial and mixed-use zones, permitting residential care facilities in all residential zones without a conditional use permit, defining single-room occupancy units, permitting supportive housing in all multi-unit and mixed-use zones, and allowing missing middle housing types (duplexes, triplexes, fourplexes, townhomes, bungalow courts, courtyard apartments, and live-work units) in single-unit zones near transit with tiers of up to 12 units within a quarter mile and up to six units within a half mile. Pagalatis said the city is in good standing with HCD and no funding is being withheld. Committee discussion focused on transit coverage and spatial equity; one committee member recommended trying to maximize the geographic application of the missing-middle provisions, while another recommended approval without conditions. The committee recommended the text amendment move forward.

Key Outcomes

• Agenda and draft consent minutes were approved by motion.
• P2503462: recommended for approval by all committee members.
• Tract Map 6552 / P260966: recommended for approval by all committee members, with an advisory request for playground or activity amenities.
• Tract Map 6551 / P260648: recommended for approval by all committee members.
• Text Amendment P2602359: recommended to move forward, with a committee comment about spatial equity of missing-middle housing near transit.
• No administrative matters or unscheduled communications were presented; the meeting adjourned by motion.