Exhibit N – Conditions of Approval for Development Permit P21-02699

Exhibit N
Conditions of Approval for
Development Permit P21-02699
Planning and Development Department
Jennifer K. Clark, AICP, HDFP
Director
2600 Fresno Street, Room 3043
Fresno, California 93721-3604
(559) 621-8277
www.fresno.gov
October 04, 2023
Paul Starn
Scannell Properties
[email protected]
(Sent via email only)
Please Reply to:

Steven Martinez
[email protected]
SUBJECT: DEVELOPMENT PERMIT APPLICATION NO. P21-02699 & RELATED VESTING TENTATIVE PARCEL MAP NO. 2021-09 FOR PROPERTY LOCATED AT 2740 WEST NIELSEN AVENUE (APNs: 458-020-71 & 458-020-72)
The Planning Commission has approved Development Permit Application No. P21-02699 & Vesting Tentative Parcel Map Application No. 2021-09 for Scannell Properties pertaining to ± 48.03 total acres of property located at the address noted above. The subject property is zone IH (Heavy Industrial).

Approval of the Development Permit (P21-02699) authorizes the development the site with four (4) office/warehouse buildings with a total gross floor area of approximately ± 901,438 square feet and additional on- and off-site improvements including but not limited to associated parking lot, trash enclosures, landscaping, curbs, gutters, and sidewalks. Approval the Vesting Tentative Parcel Map No. 2021-09 (Accela Record P21-05820) authorizes the subdivision of the 48.03-acre subject property into four (4) parcels: Parcel A ± 11.68 acres, Parcel B ± 5.38 acres, Parcel C ± 5.14 acres, and Parcel D ± 26.15 acres.

The project will also require dedications and/or acquisitions for public street rights-of-way and utility easements as well as construction of public facilities and infrastructure in accordance with the standards, specification and policies of the City of Fresno in order to facilitate the development of the subject property.

The Environmental Impact Report prepared for this project, State Clearinghouse (SCH) No. 2022050265, has determined the project will not have significant and unavoidable impacts with incorporated mitigation. The approval of this project is subject to compliance with the following Conditions of Approval.

CONDITIONS OF APPROVAL
Planner to check box when completed:

1. Development shall take place in accordance with Plan Exhibits O; A-1 through A-8; E-1 through E-7; L-1 through L-3; and F-1 through F-4 dated October 26, 2021. Transfer all red line notes, comments, conditions, etc. to the corrected plan exhibits and submit to planner Steven Martinez. All revisions to plans shall be called out with a cloud or delta. □ Exhibits A-1 through A-8:
[ ] Verify accuracy of General Notes.

Application Nos. P21-02699 & P21-05930
October 04, 2023

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[ ] Add Existing Zoning to appropriate tables. IH – Heavy Industrial [ ] Add street direction to address.
[ ] Correct Max Building Height: 60’. Revise.
[ ] Pursuant to FMC Section 15-2016(D)(1): Enclosures shall be constructed per City standards. Identify which standard this project will utilize. [ ] Pursuant to FMC Section 15-2016(D)(6): Enclosure pads must be designed to prevent contamination of the stormwater system. Measures that may be taken to achieve this include, but are not limited to, using roofs to divert stormwater away from the enclosures, creating grade breaks to properly direct stormwater away while keeping any water that may be in the enclosure from spilling out, and connecting a drain in the enclosure to the sewer system to collect contaminated water in cases of spillage, washing, etc.

Demonstrate compliance.
[ ] Pursuant to FMC Section 15-2429: Provide compliant Short-Term and Long-Term Bike Parking. The number of bike stalls shall be calculated using the California Green Building Standards Code.
[ ] Standard Parking Stalls:
(-) Pursuant to the FMC Parking Manual, the standard dimension for a stall with a continuous concrete curbs is 9'x18'.
(-) Pursuant to the FMC Parking Manual, the minimum required drive-aisle clearance is 27'.
(-) Pursuant to the FMC Parking Manual, the 3' vehicle overhang shall not encroach into the required 4' path of travel.

Revise for compliance.
□ Exhibit L:
[ ] Update plans to reflect overall site changes and incorporate Planning Conditions.

2. Landscaping must be in place prior issuance of occupancy and/or final inspection. A Hold on Occupancy/Final Inspection shall be placed on the proposed improvements until such time that landscaping has been approved and verified for proper installation by the Planning Division. (Include this note on the site and landscape plans.)

3. Prior to granting of occupancy/final inspection, a written certification, signed by a landscape professional approved by the Planning and Development Department Director, shall be submitted stating that the required landscaping and irrigation system have been installed in accordance with the landscaping and irrigation plans approved by the Planning Division. (Include this note on the site and landscape plans)

4. EIR Mitigation Measures
Development and operations shall comply with all project specific mitigation measures identified in the attached Mitigation Monitoring and Reporting Program checklist prepared for the related Environmental Impact Report (SCH No. 2022050265).

5. Public Works Traffic Planning:

Comply with Public Works Traffic Planning memorandum and redlined Exhibits A-1 thru A-3, check print 1 both dated June 13, 2022. For questions, please contact Andreina Aguilar at [email protected] or at (559) 621-8674.

6. Public Works Traffic Impact Study (TIS) Review:

Comply with attached Department of Public Works TIS Memorandum dated June 9, 2022 enclosed.

Application Nos. P21-02699 & P21-05930
October 04, 2023

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7. Fire Department:

All back checks are performed electronically through the Accela Program (FAASTER portal). You must submit the following documentation to the Building Department: 1) Provide copy of the original submittals (drawings, calculations, and supporting documents) including mark-ups from the plan reviewers who worked on your documents. 2) Provide a complete set of revised drawings, calculations, and supporting documents addressing plan check comments (all changes shall be clouded). 3) Provide a detailed typed response to each item listed in the plan check correction comments document. If you have additional questions regarding back check submittals, please contact the Building Department.

All revisions to plans shall be called out with a cloud or delta.

If you have questions and would like more information regarding FFD Development Policies please see the following: https://www.fresno.gov/fire-training/manuals-andforms/ Show the location of the fire department connections. Fire department connections shall not be installed within five (5) feet of any building opening, excluding a fire department riser access door. (FFD Development Policy 405.025)
Fire department connections shall be located on the street side of buildings, fully visible and recognizable from the street or nearest point of fire department vehicle access or as otherwise approved by the fire chief. 2019 CFC, Section 912.2.1.

Note on site plan: Fire department connections shall be located within forty (40) feet of a fire apparatus access lane. (FFD Development Policy 405.025) Note on site plan: The minimum size of all fire department connections shall be based upon the system type. No connection shall be less than 2½ inch in size. (FFD Development Policy 405.025)
Note on site plan: Address Identification. For new and existing buildings, the fire code official is authorized to require approved address or building area identification signage as needed to readily determine the building or area of a building protected by fire department connections. FMC Section 10-50912.2.3
For identification, mark the fire lanes on site plan.

Show on site plan how turns in private drives for fire apparatus access shall have minimum 44-foot centerline turn radius.

Note on site plan: Required fire apparatus access lanes shall be provided year round and maintained with an approved all-weather surface, capable of supporting 80,000-pound vehicles. The fire apparatus access lanes shall be a minimum of 4-inch base rock over compacted or undisturbed native soil or per approved engineering plans with a minimum of 24 feet of clear width or other approved method, which would prevent shoulder degradation. (FFD Development Policy 403.002).

Show dimensions of lanes on site plan: All private streets and driveways that are provided for common access and are required for Fire Department access shall be constructed to Application Nos. P21-02699 & P21-05930
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a minimum unobstructed width of 20 feet. For drives separated by a median, 15 foot minimum lanes are required.

Note on site plan: Where roof eaves are more than 30 feet in height, measured from grade, 26-foot driveways shall be located directly adjacent to at least one long side of the building. The aerial fire apparatus access shall extend at least 45 feet beyond each end of the building. This allows for access to the corners of the building and to accommodate a set up area out of the collapse zone. Aerial fire apparatus access shall comply with all access and turnaround requirements. (FFD Development Policy 403.002) Note on site plan: Aerial fire apparatus access (near edge) shall be located a minimum 15 feet and a maximum 30 feet away from the building. (FFD Development Policy 403.002)
Note on site plan: Aerial fire apparatus points shall be located on the long side of the building. (FFD Development Policy 403.002)
Note on site plan: Provide sign(s) (17” x22” minimum) at all public entrance drives to the property which state “Warning – Vehicles stopped, parked or left standing in fire lanes will be immediately removed at owner’s expense – 22658(a) California Vehicle Code – Fresno Police Department 621-7000.”
Note on site plan: All types of access shall not exceed a 10 percent grade or contain any irregularity creating an angle of approach or departure in excess of 10 percent, except as approved by the Fire Marshal (or designee). (FFD Development Policy 403.002) This project was reviewed by the Fire Department only for requirements related to water supply, fire hydrants, and fire apparatus access to the building(s) on site. Review for compliance with fire and life safety requirements for the building interior and its intended use are reviewed by both the Fire Department and the Building and Safety Section of DARM when a submittal for building plan review is made as required by the California Building Code by the architect or engineer of record for the building.

8. Department of Public Utilities (Sewer, Water, and Solid Waste Divisions) Comply with attached DPU Memorandum dated November 15, 2021 and updated Memorandum dated September 28, 2023 enclosed.

9. Public Works Street Trees / Engineering:

Comply with attached Department of Public Works Street Trees Memorandum dated November 5, 2021 enclosed.

10. Public Works CFD:

Comply with attached Department of Public Works CFD Memorandum dated January 10, 2022 enclosed.

11. Fresno County Environmental Health:
• Applicants proposing to use and/or store hazardous materials and/or hazardous wastes, they shall meet the requirements set forth in the California Health and Safety Code (HSC), Division 20, Chapter 6.95, and the California Code of Regulations (CCR), Title 22, Division 4.5. Any business that handles a hazardous material or hazardous waste may be required to submit a Hazardous Materials Business Plan pursuant to the Application Nos. P21-02699 & P21-05930
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California Health and Safety Code (HSC), Division 20, Chapter 6.95, Section 25507 (http://cers.calepa.ca.gov/). Contact the Fresno County Hazmat Compliance Program at (559) 600-3271 for more information.
• The project has the potential to expose nearby residents to elevated noise levels.

Consideration should be given to your City’s municipal code. • Should any underground storage tank(s) be found during the project, the applicant shall apply for and secure an Underground Storage Tank Removal Permit from the Fresno County Department of Public Health, Environmental Health Division. Contact the Fresno County Hazmat Compliance Program at (559) 600-3271 for more information. • As a measure to protect ground water, all water wells and/or septic systems that exist or have been abandoned within the project area should be properly destroyed by an appropriately licensed contractor.

The following comments pertain to the demolition of any existing structure(s):
• Should the structure(s) have an active rodent or insect infestation, the infestation should be abated prior to demolition of the structure(s) in order to prevent the spread of vectors to adjacent properties.
• In the process of demolishing the existing structure(s), the contractor may encounter asbestos containing construction materials and materials coated with lead-based paints. • If asbestos containing materials are encountered, contact the San Joaquin Valley Air Pollution Control District at (559) 230-6000 for more information. • If the structure(s) were constructed prior to 1979 or if lead-based paint is suspected to have been used in these structures, then prior to demolition and/or remodel work the contractor should contact the following agencies for current regulations and requirements:

California Department of Public Health, Childhood Lead Poisoning Prevention Branch, at (560) 620-5600.

United States Environmental Protection Agency, Region 9, at (415) 947-8000.

State of California, Industrial Relations Department, Division of Occupational Safety and Health, Consultation Service (CAL-OSHA) at (559) 454-5302.

12. Fresno Unified School District:

Comply with attached FUSD Memorandum dated October 29, 2021 enclosed.

13. Airports:

Airspace Protection > Airspace review required for any objects (temporary or permanent) over 70 feet tall.

14. Building & Safety Division:

The following items require a separate process with additional fees and timelines, in addition to the Development Permit Application process.

1. Demolition permit is required for all structures being removed from the site.

2. Building, Grading and Utility plans are required to be submitted to Building and Safety Services Division for approval and permits for the proposed project.

Application Nos. P21-02699 & P21-05930
October 04, 2023

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• Verify the proposed area for all buildings comply with the building type of construction.

Unlimited area buildings are required to be surrounded by 60’ yards. • Provide building code analysis for each building on the construction plans submitted for permits.

15. Public Works, Land Division Impact Fees:

Development and Impact Fee Estimate dated November 9, 2021 enclosed.

16. San Joaquin Valley Air Pollution Control District:

Comply with attached SJVAPCD Memorandum dated November 16, 2021 enclosed.

17. Fresno Irrigation District:

Comply with attached Fresno Irrigation District Memorandum dated November 22, 2021 enclosed.

18. Fresno Metropolitan Flood Control District:

See FMFCD Notice of Requirements (NOR) dated November 17, 2021 enclosed. NOR Review fees & Grading Plan Review fees are due. Drainage Fees are due. Please provide receipt of payment.

19. Vesting Tentative Parcel Map No. 2021-09
Comply with attached Vesting Tentative Parcel Map No. 2021-09 Conditions of Approval dated October 4, 2023 enclosed.

PART B – OTHER REQUIREMENTS
1) Planning / Zoning / Environmental Compliance Requirements a) Development shall take place in accordance with the policies of the Fresno General Plan and in accordance with the Heavy Industrial planned land use designation. b) Development shall take place in accordance with the IH (Heavy Industrial) zone district and all other applicable sections of the Citywide Development Code, Chapter 15 of the Fresno Municipal Code (FMC).
c) Development and operations shall comply with the final approved operational statement. d) Development shall comply with the City of Fresno Parking Manual, California Building Code, and American Disabilities Act requirements.
e) Property development standards and operational conditions are contained in Articles 14 (Public and Semi-Public Districts), 20 (General Site Requirements), 23 (Landscape), 24 (Parking and Loading) and 25 (Performance Standards). Any project revisions, development and operation must comply with these property development standards and operational conditions.
f) Development shall take place in accordance with the attached “General Notes and Requirements for Entitlement Applications” where applicable. 2) Miscellaneous Requirements
a) Approval of this special permit shall be considered null and void in the event of failure by the applicant and/or the authorized representative, architect, engineer, or designer to disclose and delineate all facts and information relating to the subject property and the proposed development including, but not limited to, the following:
i) All existing and proposed improvements including but not limited to buildings and structures, signs and their uses, trees, walls, driveways, outdoor storage, and open land use areas on the subject property and all of the preceding which are located on adjoining property and may encroach on the subject property; and
Application Nos. P21-02699 & P21-05930
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ii) All public and private easements, rights-of-way and any actual or potential prescriptive easements or uses of the subject property; and,
iii) Existing and proposed grade differentials between the subject property and adjoining property zoned or planned for residential use.
b) Approval of this special permit may become null and void in the event that development is not completed in accordance with all the conditions and requirements imposed on this special permit, the Zoning Ordinance, and all Public Works Standards and Specifications. c) The Planning and Development Department shall not assume responsibility for any deletions or omissions resulting from the special permit review process or for additions or alterations to construction plans not specifically submitted and reviewed and approved pursuant to this special permit or subsequent amendments or revisions.

APPEALS
Please be advised that this project is subject to a variety of discretionary conditions of approval.

These conditions based on adopted City plans, ordinances and policies; those determined to be required through the interdepartmental/interagency review process; and those determined through the environmental assessment process as necessary to mitigate adverse effects on the health, safety and welfare of the community. The conditions of approval include requirements for development that would, on the whole, enhance the project and its relationship to the neighborhood and environment.

All conditions of approval based on adopted plans, codes, and regulations are mandatory.

Conditions based on the FMC may only be modified by variance, provided the findings required by FMC Section 15-5506 can be made.

Pursuant to FMC Section 15-5017, this approval commences a 15-day appeal period. Discretionary conditions of approval may be appealed but will ultimately be deemed mandatory unless appealed in writing within 15 days. The appeal shall identify the decision being appealed and shall clearly and concisely state the reasons for the appeal and signed by the person making the appeal including the accompanied appeal applicable fee.

Action by the Planning Commission is final unless appealed to the City Council in accordance with Section 15-5017 of the FMC. An appeal must be received from the Councilmember of the district in which the project is located or by the Mayor by the end of business on October 19, 2023. Once the 15-day appeal period has ended, and no appeals are received or filed, the approval will be final.

COMPLIANCE PROCESS
Please Note: To complete the compliance process, submit an electronic copy of the corrected site plan and corrected elevations to Steven Martinez in the Planning and Development Department for final review and approval at least 15 days prior to final sign off. These documents can be uploaded electronically to the citizen access portal at https://lmsaca.fresno.gov/CitizenAccess/Default.aspx.

It may be necessary to resubmit these “corrected exhibits” a second time if not all the conditions have been complied with or are not shown on the exhibits.

Application Nos. P21-02699 & P21-05930
October 04, 2023

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EXPIRATION DATES
The exercise of rights granted by this special permit must be commenced by October 4, 2026 (three years from the date of approval), pursuant to FMC Section 15-5013. An extension of up to one additional year may be granted, provided that the findings required under FMC Section 15-5013-A.1 are made by the Director. All required improvements must be installed prior to the operation of the proposed use.

If you have any questions regarding this letter, feel free to contact me at the email above.

Sincerely,
Steven Martinez - Planner
City of Fresno - Planning and Development Department
Enclosures:
 Plan Exhibits O; A-1 through A-8; E-1 through E-7; L-1 through L-3; and F-1 through F-4 dated October 26, 2021
 Department of Public Works Traffic Planning Conditions of Approval dated June 13, 2022  Department of Public Works Traffic Planning Check Print 1 redlined exhibits dated June 13, 2022  Public Works TIS Review Memorandum dated June 9, 2022  Department of Public Utilities Memorandum dated November 15, 2021  Department of Public Utilities Updated Solid Waste Memorandum dated September 28, 2023  Department of Public Works Street Trees Memorandum dated November 15, 2021  Department of Public Works CFD Memorandum dated January 10, 2022  Fresno Unified School District Memorandum dated October 29, 2021  Development and Impact Fee Estimate dated November 9, 2021  San Joaquin Valley Air Pollution Control District Memorandum dated November 16, 2021  Fresno Irrigation District Memorandum dated November 22, 2021  Fresno Metropolitan Flood Control District Notice of Requirements dated November 17, 2021  Vesting Tentative Parcel Map No. 2021-09 Conditions of Approval dated October 4, 2023  General Notes and Requirements for Entitlement Applications  Mitigation Monitoring and Reporting Program prepared for related Environmental Impact Report (SCH No. 2022050265).

Operational Statement
Scannell Properties
2740 W Nielsen Ave Fresno, CA 93706
The proposed project site is located at 2740 W Nielsen Ave Fresno, CA 93706 (APN: 458-020-72 & 458- 020-71). The project is located within General Plan Land Use is Heavy Industrial and the Existing Land Use is Heavy Industrial. The site is not located in a Community Plan Area. The site is on a 48.03 AC and Building Coverage of the property is 18,900 SF/AC.

Scannell has conceptually master planned a Class A Industrial warehouse and distribution business park.

Scannell plans to not only serve the community but bring newly created jobs, tax revenues to the city, and revitalize the NW Fresno industrial market. Scannell’s current master plan showcases single and multitenant buildings ranging from 80,000 SF to 400,000 SF.

The proposed project helps implement the Fresno General Plan by accommodating the broadest range of industrial uses including manufacturing, assembly, wholesaling, distribution, and storage activities that are essential to the development of a balanced economic base.

The Site will be composed of four (4) buildings spaces. The first building is 468,760 SF, building two (2) consist of 248,820 SF, building three (3) consist of 96,250 SF, and Building four (4) consist of 93,950 SF.

The proposed hours of operations are 24/7. Suggested hours are due because this is a speculative development. Given the wide range of clients Scannell works with, it is safe to assume that there will be some users that will operate on a typical 9-5 schedule and others that will be around the clock. Due to this project is a speculative development, the number of employees and expected daily visitors will greatly depend on the nature of each business and operation. The site improvements and operation are consistent with zoning and impacts are not anticipated. Security measures will be taken upon each prospective that may elect to place camera in order to monitor their space. The lot was authorized for creation and perfected through the completion of a Lot Line Adjustment.

APPL. NO.____________EXHIBIT_________DATE________
PLANNING REVIEW BY_________________DATE_________
TRAFFIC ENG.________________________DATE_________
APPROVED BY_______________________ DATE_________

CITY OF FRESNO DARM DEPT
P21-02699 O 10/26/2021
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Y D H
Y D H
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PROPERTY INFORMATION
ADDRESS: 2740 NIELSEN AVE. FRESNO, CAAPN: 458-020-71 & 72 SITE ACREAGE: 48.03 ACRES
BUILDING AREA: 907,780 S.F.

EXISTING LAND USEDESIGNATION: HEAVY INDUSTRIAL
LEGEND :

LIGHTING WHERE PROVIDED TO ILLUMINATE PARKING, SALES OR DISPLAY

AREAS SHALL BE HOODED AND SO ARRANGED AND CONTROLLED SO AS TO

NOT CAUSE A NUISANCE EITHER TO HIGHWAY TRAFFIC OR TO THE LIVING ENVIRONMENT. THE AMOUNT OF LIGHT SHALL BE PROVIDED ACCORDING TO THE STANDARDS OF THE DEPT. OF PUBLIC WORKS.

ANY SURVEY MONUMENTS WITHIN THE AREA OF CONSTRUCTION SHALL BE

PRESERVED OR RESET BY A PERSON LICENSED TO PRACTICE LAND SURVEYING IN THE STATE OF CALIFORNIA.

REPAIR ALL DAMAGED AND/OR OFF-GRADE CONCRETE STREET IMPROVEMENT

AS DETERMINED BY THE CONSTRUCTION MANAGEMENT DIVISION PRIOR TO OCCUPANCY (559-621-5600).

IF A BACKFLOW PREVENTION DEVICE IS REQUIRED, CONTACT WATER DIVISION AT 498-4671 FOR REQUIREMENTS. DEVICES MUST BE INSTALLED ON-SITE IN A LOCATION APPROVED BY THE CROSS CONNECTION CONTROL OFFICER. APLUMBING PERMIT IS REQUIRED TO INSTALL DEVICE; BACKFLOW PREVENTIONDEVICES REQUIRED SHALL BE INSTALLED AT THE OWNER'S EXPENSE, BY A

QUALIFIED JOURNEYMAN PLUMBER CERTIFIED AS COMPETENT FOR SUCH PURPOSES BY THE WATER SYSTEMS MANAGER. BACKFLOW DEVICES MUST BE

TESTED AND ACCEPTED BY THE WATER DIVISION PRIOR TO GRANTING BUILDING FINAL. DEVELOPER IS RESPONSIBLE TO CONTACT THE WATERDIVISION A MINIMUM OF 5 DAYS PRIOR TO REQUEST FOR FINAL BUILDING INSPECTION.
2 WORKING DAYS BEFORE COMMENCING EXCAVATION OPERATIONS WITHIN

THE STREET RIGHT-OF-WAY AND/OR UTILITY EASEMENTS, ALL EXISTING

UNDERGROUND FACILITIES SHALL HAVE BEEN LOCATED BY UNDERGROUND SERVICES ALERT (USA). CALL 1-800-642-2444.

ALL EXISTING DRIVEWAY APPROACHES WHICH NO LONGER PROVIDE ACCESS

TO APPROVED VEHICLE PARKING AREAS SHALL BE REMOVED UNLESS

OTHERWISE APPROVED BY THE CITY ENGINEER, SUCH AREAS SHALL BE

RECONSTRUCTED WITH CURB, GUTTER AND SIDEWALK TO MATCH EXISTING ADJACENT STREET IMPROVEMENTS. THIS WORK SHALL BE COMPLETED ANDACCEPTED BEFORE A PERMIT OF OCCUPANCY IS ISSUED OR THE BUILDING IS OCCUPIED. AUTHORITY FMC 11-209.

THE REQUIRED 4' MINIMUM PATH OF TRAVEL SHALL BE PROVIDED ALONG THE

PUBLIC SIDEWALK DIRECTLY IN FRONT OF PROPERTY, AS REQUIRED BY THE CALIFORNIA ADMINISTRATION CODE (TITLE 24). A PEDESTRIAN EASEMENT MAY BE REQUIRED IF REQUIREMENTS ARE NOT MET.

UNDERGROUND ALL EXISTING OFFSITE OVERHEAD UTILITIES WITHIN THE LIMITS OF THIS SITE/MAP AS PER FMC SECTION 12-1011, AND RES. NO. 78-522/88-229.CONTACT PUBLIC WORKS DEPARTMENT, TRAFFIC ENGINEERING @ 621-8800, 10 WORKING DAYS PRIOR TO ANY OFF-SITE CONCRETE CONSTRUCTION.

IF THERE ARE SUSPECTED HUMAN REMAINS, THE FRESNO COUNTY CORONER SHALL BE IMMEDIATELY CONTACTED. IF THE REMAINS OR OTHER ARCHAEOLOGICAL MATERIAL IS POSSIBLY NATIVE AMERICAN IN ORIGIN. THE NATIVE AMERICAN HERITAGE COMMISSION (PHONE: (916) 653-4082) SHALL BE IMMEDIATELY CONTACTED, AND THE CALIFORNIA ARCHAEOLOGICALINVENTORY/SOUTHERN SAN JOAQUIN VALLEY INFORMATION CENTER (PHONE:
(805) 644-2289) SHALL BE CONTACTED TO OBTAIN A REFERRAL LIST OF RECOGNIZED ARCHAEOLOGISTS. AN ARCHAEOLOGICAL ASSESSMENT SHALL

BE CONDUCTED FOR THE PROJECT, THE SITE SHALL BE FORMALLY

RECORDED, AND RECOMMENDATIONS MADE TO THE CITY AS TO ANY FURTHER SITE INVESTIGATION OR SITE AVOIDANCE/PRESERVATION.

TOTAL BUILDING AREA
907,780 SF

ACCESSIBLE SPACES

REQUIREDPROVIDED
BUILDING 2 248,820 SF

SITE AREA
TOTAL LAND NET AREA:

BUILDING COVERAGE:

48.03 ACRES

43.39% (18,900 SF/AC)
406 SPACES

PARKING COUNT SUMMARY
BUILDING 4
EMPLOYEE PARKING PROVIDED:

TOTAL STANDARD SPACES

AUTOMOBILE

BUILDING AREA
BUILDING 1
93,950 SF
468,760 SF
PROPOSED SITE DATA:

BUILDING 3 96,250 SF
20 SPACES
55' TRAILER STALLS 157 SPACES

FIRE DEPARTMENT NOTES

1. INSTALL ON SITE HYDRANT(S) WITH A MINIMUM 8" MAIN AND A FIRE FLOW OF 1500 GPM.

2. RESIDENTIAL OR COMMERCIAL. PUBLIC AND PRIVATE

HYDRANTS FOR SINGLE FAMILY HOMES AND COMMERCIAL
SITES ARE SPACED A MAXIMUM OF 600 FEET APART. PUBLIC
HYDRANTS IN COMMERCIAL AREAS SPACED 450 FEET APART.

3. FIRE HYDRANTS AND ACCESS ROADS SHALL BE INSTALLED,

TESTED AND APPROVED AND SHALL BE MAINTAINED

SERVICEABLE PRIOR TO AND DURING ALL PHASES OF
DEVELOPMENT. THE 412" OUTLET SHALL FACE THE ACCESS LANE.

4. ACCESS ROADWAYS SHALL BE CONSTRUCTED WITHIN 10' OF
THE FIRE HYDRANT.

5. TWO MEANS OF INCRESS/EGRESS MUST BE PROVIDED. THIS

ACCESS MUST BE MAINTAINED DURING ALL PHASES OF
DEVELOPMENT.

6. ALL CONSTRUCTION WORK ON THIS PROJECT IS SUBJECT TO

INTERRUPTION IF THE ROAD SYSTEM BECOMES IMPASSABLE
FOR FIRE APPARATUS DUE TO RAIN OR OTHER OBSTACLES.

7. TURNS IN PRIVATE DRIVES FOR FIRE APPARATUS ACCESS
SHALL HAVE MINIMUM 44 FOOT CENTERLINE TURN RADIUS.

8. VERTICAL ACCESS IS REQUIRED FOR AERIAL TRUCK LADDER

SET UP WHERE BUILDINGS OR PORTIONS OF BUILDINGS ARE
MORE THAN 30 FEET IN HEIGHT AT THE EAVES, MEASURED
FROM THE NATURAL GRADE. 26' (MINIMUM) DRIVEWAYS SHALL

BE LOCATED ADJACENT TO AT LEAST ONE (LONG) SIDE OF
SUCH BUILDING. THE DRIVEWAY SHALL BE LOCATED A MINIMUM
OF 15 FEET FROM THE BUILDING AND A MAXIMUM OF 30 FEET
FROM THE BUILDING. THE DRIVE SHALL EXTEND 45' BEYOND

EACH END OF THE BUILDING TO ALLOW FOR ACCESS TO THE

CORNERS OF THE BUILDING AND TO ACCOMMODATE A SET UP
AREA OUT OF THE COLLAPSE ZONE.

9. ACCESS DRIVES SHALL HAVE THEIR CURBS PAINTED RED AND STENCILED FIRE LANE EVERY 50' OR APPROVED FIRE LANESIGNS POSTED AT 50 FOOT INTERVALS. DRIVEWAYS SHALL BE

IN ALIGNMENT TO ACCOMMODATE THE USE OF FIRE
DEPARTMENT AERIAL APPARATUS. VERTICAL ACCESSDRIVEWAY'S ( NEAR EDGE OR BACK OF PARKING STALLS) SHALL BE LOCATED AT LEAST 15 FEET, BUT NOT MORE THAN 30 FEET
FROM THE BUILDING.

10. A MINIMUM 20' CLEAR OPENING IN VEHICLE GATES IS REQUIRED FOR EMERGENCY VEHICLE ACCESS.

11. PROVIDE APPROVED POLICE/FIRE BYPASS LOCK ("BEST"
PADLOCK MODEL 21B700 SERIES OR ELECTRIC CYLINDER
SWITCH MODEL 1W7B2) ON DRIVE ACCESS GATE/S.

12. PROVIDE SIGN(S) (17"X22" MINIMUM) AT ALL PUBLIC ENTRANCE DRIVES TO THE PROPERTY WHICH STATE "WARNING-VEHICLES

STOPPED, PARKED OR LEFT STANDING IN FIRE LANES WILL BE
IMMEDIATELY REMOVED AT OWNER'S EXPENSE-22658(A)

CALIFORNIA VEHICLE CODE - FRESNO POLICE DEPARTMENT
621-2300."

13. PRIVATE HYDRANTS MUST BE INSTALLED. HYDRANT LOCATIONS

SHALL BE COORDINATED SO THAT THEY ARE NOT POSITION IN
THE OUTSIDE SWEEP OF ANY TURN RADIUS.

14. WITH ROLLED CURBS, ALL FIRE HYDRANTS SHALL BE PROVIDED WITH APPROVED PROTECTIVE BOLLARDS.

DEMOLISH AND DISPOSE ALL ANY AFFECTED EXISTING STRUCTURES, SLABS,PAVEMENT, SIDEWALKS, SEPTIC TANKS, WELLS, VEGETATION (INCLUDING TREES), WALLS, AND FENCES WITHIN THE PROJECT BOUNDARY.

IF ARCHAEOLOGICAL AND/OR ANIMAL FOSSIL MATERIAL IS ENCOUNTERED

DURING PROJECT SURVEYING, GRADING, EXCAVATING, OR CONSTRUCTION, WORK SHALL STOP IMMEDIATELY.

SIGNS, OTHER THAN DIRECTIONAL SIGNS, IF APPLICABLE, ARE NOT APPROVED FOR INSTALLATION AS PART OF THIS PERMIT. SUBMIT FOR SIGN REVIEW.

ALL CONSTRUCTION WORK ON THIS PROJECT IS SUBJECT TO INTERRUPTION

IF THE ROAD SYSTEM BECOMES IMPASSABLE FOR FIRE APPARATUS DUE TO RAIN OR OTHER OBSTACLES. TWO MEANS OF INGRESS/EGRESS MUST BEPROVIDED. THIS ACCESS MUST BE MAINTAINED DURING ALL PHASES OFDEVELOPMENT.

THE PROJECT WILL BE SUBJECT TO SAN JOAQUIN VALLEY UNIFIED AIR POLLUTION CONTROL DISTRICT REGULATION VIII TO REDUCE pm-10EMISSIONS. IN ADDITION AN ASBESTOS SURVEY WILL BE REQUIRED FORDISTRICT REGULATIONS. ANY REMOVAL TO BE BY A CERTIFIED CONTRACTORPER CAL-OSHA REGS.NO STRUCTURES OF ANY KIND MAY BE INSTALLED OR MAINTAINED WITHIN THE LANDSCAPE AREAS. NO EXPOSED UTILITY BOXES, TRANSFORMERS, METERS, PIPING (EXCEPT THE BACKFLOW PREVENTION DEVICE), ETC. ARE

ALLOWED TO BE LOCATED IN THE LANDSCAPE AREAS OR SETBACKS OR ON THE STREET FRONTAGE OF THE BUILDINGS. THE BACKFLOW DEVICE SHALL BE SCREENED BY LANDSCAPING OR SUCH OTHER MEANS AS APPROVED.

LANDSCAPING MUST BE IN PLACE BEFORE ISSUANCE OF CERTIFICATE OF OCCUPANCY. A HOLD ON OCCUPANCY SHALL BE PLACED ON THE PROPOSED

DEVELOPMENT UNTIL SUCH TIME THAT LANDSCAPING HAS BEEN APPROVED

AND VERIFIED FOR PROPER INSTALLATION BY THE DEVELOPMENT SERVICES DIVISION. TREES SHALL BE MAINTAINED IN GOOD HEALTH. HOWEVER, TREESMAY NOT BE TRIMMED OR PRUNED TO REDUCE THE NATURAL HEIGHT OR

OVERALL CROWN OF THE TREE, EXCEPT AS NECESSARY FOR HEALTH OF THE TREE AND PUBLIC SAFETY; OR AS MAY OTHERWISE BE APPROVED BY THE PLANNING AND DEVELOPMENT DEPARTMENT DIRECTOR. PRIOR TO

OCCUPANCY, A WRITTEN CERTIFICATION, SIGNED BY A LANDSCAPE

PROFESSIONAL APPROVED BY THE DIRECTOR, SHALL BE SUBMITTED STATING

THAT THE REQUIRED LANDSCAPING AND IRRIGATION SYSTEM WAS INSTALLED

IN ACCORDANCE W/ THE LANDSCAPING AND IRRIGATION PLANS APPROVED BY

THE DEVELOPMENT SERVICES DIVISION, DEVELOPMENT & RESOURCE MANAGEMENT DEPARTMENT.NO USES OF LAND, BUILDINGS, OR STRUCTURES OTHER THAN SPECIFICALLY APPROVED PURSUANT TO THIS SITE PLAN SHALL BE PERMITTED.ALL ACCESSIBLE STALLS SHALL BE MARKED WITH THE INTERNATIONAL SYMBOL OF SPACES AND A WARNING THAT VEHICLES IN VIOLATION OFSECTION 10-1017 OF THE MUNICIPAL CODE SHALL BE TOWED AWAY. THE

INTERNATIONAL SYMBOL AND TOW AWAY WARNING SHALL BE POSTED CONSPICUOUSLY ON SEVEN FOOT POLES.

ALL ACCESSIBLE PARKING STALLS SHALL BE PLACED ADJACENT TO FACILITYACCESS RAMPS OR ON STRATEGIC AREAS WHERE THE HANDICAPPED SHALL

NOT HAVE TO WHEEL OR WALK BEHIND PARKED VEHICLES WHILE TRAVELING TO OR FROM ACCESSIBLE PARKING STALLS OR RAMPS.

GENERAL NOTES:

IF ANIMAL FOSSILS ARE UNCOVERED, THE MUSEUM OF PALEONTOLOGY, U.C.

BERKELEY SHALL BE CONTACTED TO OBTAIN A REFERRAL LIST OF RECOGNIZED PALEONTOLOGISTS. AN ASSESMENT SHALL BE CONDUCTED BY

A PALEONTOLOGIST AND, IF THE PALEONTOLOGIST DETERMINES THE MATERIAL TO BE SIGNIFICANT, IT SHALL BE PRESERVED.

APPROVAL OF THIS SPECIAL PERMIT MAY BECOME NULL AND VOID IN THE

EVENT THAT DEVELOPMENT IS NOT COMPLETED IN ACCORDANCE WITH ALL

THE CONDITIONS AND REQUIREMENTS IMPOSED ON THIS SPECIAL PERMIT,THE ZONING ORDINANCE, AND ALL PUBLIC WORKS STANDARDS AND SPECIFICATIONS. THE PLANNING AND DEVELOPMENT DEPARTMENT SHALL

NOT ASSUME RESPONSIBILITY FOR ANY DELETIONS OR OMISSIONSRESULTING FROM THE SPECIAL PERMIT REVIEW PROCESS OR FOR ADDITIONS

OR ALTERATIONS TO CONSTRUCTION PLAN NOT SPECIFICALLY SUBMITTED

AND REVIEWED AND APPROVED PURSUANT TO THIS SPECIAL PERMIT OR SUBSEQUENT AMENDMENTS OR REVISIONS.

FUTURE TENANT IMPROVEMENTS SHALL BE REVIEWE AND APPROVED BY THEDEVELOPMENT AND RESOURCE MANAGEMENT DEPARTMENT TO ENSURE THAT ADEQUATE OFF-STREET PARKING IS PROVIDED.

OUTDOOR STORAGE OF MATERIALS, INCLUDING ISO CONTAINERS IS PROHIBITED. ALL MATERIALS SHALL BE STORED WITHIN A COMPLETELYENCLOSED BUILDING, UNLESS APPROVED BY THE DEVELOPMENT &RESOURCE MANAGEMENT DEPARTMENT.PRIOR TO OCCUPANCY, THE APPLICANT SHALL COMPLETE AND SUBMIT AHAZARDOUS MATERIALS BUSINESS PLAN OFR EXEMPTION TO THE FRESNO COUTY DEPARTMENT OF PUBLIC HEALTH, ENVIRONMENTAL DIVISION.CONTACT THE CERTIFIED UNIFIED PROGRAM AGENCY AT (55) 600-3217FOR MORE INFORMATION. PROVIDE PROOF TO THE PLANNER THAT THIS HAS BEEN COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMITS.

FIRE HYDRANTS & ACCESS ROADS SHALL BE INSTALLED, TESTED AND APPROVED AND SHALL BE MAINTAINED SERVICEABLE PRIOR TO AND DURINGALL PHASES OF DEVELOPMENT. THE 4 1/2" OUTLET SHALL FACE THE ACCESS LANE.

EV SPACES
REQUIREDPROVIDED 26 SPACES

CAV SPACES
REQUIREDPROVIDED 40 SPACES
9 SPACES
24 SPACES32 SPACES
SEE SHEET C2.2FOR ENLARGED PLAN
SEE SHEET C2.1

FOR ENLARGED PLAN

ACCESSIBLE PARKING EMBLEM

3.00'2.67' 2" 2"

NO SCALE

2.67'
2"

3.00'

NO SCALE

INTERNATIONAL SYMBOL

OF ACCESSIBILITY

USE HAWKINS BLUE CURB

AND PAVEMENT PAINT OR
EQUAL (V55A-1759A9)

USE WHITE TRAFFIC PAINT ACCESSIBLE PARKING

SIGN DETAIL





BICYCLE SPACES
REQUIREDPROVIDED 20 SPACES
20 SPACES
0'
SCALE 1"=80'
40' 160'
N
W
S
E80'
APPL. NO.____________EXHIBIT_________DATE________
PLANNING REVIEW BY_________________DATE_________
TRAFFIC ENG.________________________DATE_________
APPROVED BY_______________________ DATE_________

CITY OF FRESNO DARM DEPT
P21-02699 A-1 10/26/2021
Verify accuracyof notes.

W
Existing Zoning: IH - Heavy Industrial
W
Y D
H
Y D
H
Y D
H

PROPERTY INFORMATION
ADDRESS: 2740 NIELSEN AVE. FRESNO, CAAPN: 458-020-71 & 72 SITE ACREAGE: 48.03 ACRES
BUILDING AREA: 907,780 S.F.

EXISTING LAND USEDESIGNATION: HEAVY INDUSTRIAL
DESIGN AND CONSTRUCT 30' WIDE STREET DRIVEWAY
APPROACH PER P.W. STD. P-76

DESIGN AND CONSTRUCT PARKING LOT PAVING PER CITY
OF FRESNO STANDARD DRAWING NO. P-21, P-22 & P-23
PROVIDE 10' OF RED CURBING (3 COATS) BOTH SIDES
OF DRIVEWAY APPROACH.

KEY NOTES:

PROPOSED ASPHALT CONCRETE PAVEMENT. PER
CITY OF FRESNO STD. DWG P-21, P-22 & P-23
PROPOSED LANDSCAPE AREA.PROPOSED CONCRETE CURB. (GUTTER WHERE REQUIRED)

PROPOSED EDGE OF ASPHALT PAVEMENT WITH CONTINUOUS
CONRETE CURB.

PROPOSED CONCRETE PAVEMENT.PROPOSED 4" WIDE PAINT STRIPING PER FED-EX STD.

PROPOSED 6'-0" WIDE CONCRETE SIDEWALK FLUSH WITH
ADJACENT ASPHALT PAVING. 4" WHITE STRIPES @ 36" O.C.

WITH BLUE BORDER. 4' CLEAR MIN. ACCESSIBLE ROUTE.

PROPOSED ACCESSIBLE PARKING SIGN PER DETAIL
ON SHEET 1.

PROPOSED BICYCLE RACK LOCATION (10 BICYCLES)

W/ CONCRETE PAD
PROPOSED STRIPED CROSSWALK. 4" WHITE STRIPES @ 36"
O.C. WITH BLUE BORDER ON ASPHALT PAVING.

PROPOSED 3' WIDE (MIN.) TRUNCATED DOMESPROPOSED ELECTRIC VEHICLE CHARGING STALLS

WITH EV STRIPING

PROPOSED DESIGNATED PARKING FOR CLEAN AIR

VEHICLES
SEE SHEET C2.2
PROPOSED TRANSFORMER PAD/ TAP BOX.




0'
SCALE 1"=40'
20' 80'
N
W
S
E40'
PROPOSED CURB RAMP PER CITY OF FRESNO STANDARDDRAWING NO. P-28 LEGEND :

PROPOSED CURB RAMP PER CITY OF FRESNO STANDARDDRAWING NO. P-29

EXISTING FIRE HYDRANT

PROPOSED FIRE HYDRANT
APPL. NO.____________EXHIBIT_________DATE________
PLANNING REVIEW BY_________________DATE_________
TRAFFIC ENG.________________________DATE_________
APPROVED BY_______________________ DATE_________

CITY OF FRESNO DARM DEPT
P21-02699 A-2 10/26/2021
Y D H
Y D H
Y D H
Y D H
Y D H
Y D H
SEE SHEET C2.1





PROPERTY INFORMATION
ADDRESS: 2740 NIELSEN AVE. FRESNO, CAAPN: 458-020-71 & 72 SITE ACREAGE: 48.03 ACRES
BUILDING AREA: 907,780 S.F.

EXISTING LAND USEDESIGNATION: HEAVY INDUSTRIAL
0'
SCALE 1"=40'
20' 80'
N
W
S
E40'
LEGEND :

DESIGN AND CONSTRUCT 30' WIDE STREET DRIVEWAY
APPROACH PER P.W. STD. P-76

DESIGN AND CONSTRUCT PARKING LOT PAVING PER CITY
OF FRESNO STANDARD DRAWING NO. P-21, P-22 & P-23
PROVIDE 10' OF RED CURBING (3 COATS) BOTH SIDES
OF DRIVEWAY APPROACH.

KEY NOTES:

PROPOSED ASPHALT CONCRETE PAVEMENT. PER
CITY OF FRESNO STD. DWG P-21, P-22 & P-23
PROPOSED LANDSCAPE AREA.PROPOSED CONCRETE CURB. (GUTTER WHERE REQUIRED)

PROPOSED EDGE OF ASPHALT PAVEMENT WITH CONTINUOUS
CONRETE CURB.

PROPOSED CONCRETE PAVEMENT.PROPOSED 4" WIDE PAINT STRIPING PER FED-EX STD.

PROPOSED 6'-0" WIDE CONCRETE SIDEWALK FLUSH WITH
ADJACENT ASPHALT PAVING. 4" WHITE STRIPES @ 36" O.C.

WITH BLUE BORDER. 4' CLEAR MIN. ACCESSIBLE ROUTE.

PROPOSED ACCESSIBLE PARKING SIGN PER DETAIL
ON SHEET 1.

PROPOSED BICYCLE RACK LOCATION (10 BICYCLES)

W/ CONCRETE PAD
PROPOSED STRIPED CROSSWALK. 4" WHITE STRIPES @ 36"
O.C. WITH BLUE BORDER ON ASPHALT PAVING.

PROPOSED 3' WIDE (MIN.) TRUNCATED DOMESPROPOSED ELECTRIC VEHICLE CHARGING STALLS

WITH EV STRIPING

PROPOSED DESIGNATED PARKING FOR CLEAN AIR

VEHICLES
PROPOSED TRANSFORMER PAD/ TAP BOX.

PROPOSED CURB RAMP PER CITY OF FRESNO STANDARDDRAWING NO. P-28PROPOSED CURB RAMP PER CITY OF FRESNO STANDARDDRAWING NO. P-29

EXISTING FIRE HYDRANT

CITY OF FRESNO DARM DEPT
P21-02699 A-3 10/26/2021
APPL. NO.____________EXHIBIT_________DATE________
PLANNING REVIEW BY_________________DATE_________
TRAFFIC ENG.________________________DATE_________
APPROVED BY_______________________ DATE_________

CITY OF FRESNO DARM DEPT
P21-02699 A-4 10/26/2021
60 Pursuant to FMC Section 15-2429:Provide compliant Short-Term and Long-Term Bike Parking.The number of bike stalls shall be calculated using theCalifornia Green Building Standards Code.

Pursuant to FMC Section 15-2016(D)(6):Enclosure pads must be designed to preventcontamination of the stormwater system.Measures that may be taken to achieve thisinclude, but are not limited to, using roofs todivert stormwater away from the enclosures,creating grade breaks to properly directstormwater away while keeping any waterthat may be in the enclosure from spillingout, and connecting a drain in the enclosureto the sewer system to collect contaminatedwater in cases of spillage, washing, etc.Demonstrate compliance.

Pursuant to FMC Section 15-2016(D)(1): Enclosures shall be constructed per Citystandards. Identify which standard thisproject will utilize.

Complete
APPL. NO.____________EXHIBIT_________DATE________
PLANNING REVIEW BY_________________DATE_________
TRAFFIC ENG.________________________DATE_________
APPROVED BY_______________________ DATE_________

CITY OF FRESNO DARM DEPT
P21-02699 A-5 10/26/2021
Pursuant to the FMC Parking Manual, the standard dimensionfor a stall with a continuous concrete curbs is 9'x18'. Pursuant to the FMC Parking Manual, the minimum requireddrive-aisle clearance is 27'.Pursuant to the FMC Parking Manual, the 3' vehicle overhangshall not encroach into the required 4' path of travel. Revise for compliance. 60 APPL. NO.____________EXHIBIT_________DATE________
PLANNING REVIEW BY_________________DATE_________
TRAFFIC ENG.________________________DATE_________
APPROVED BY_______________________ DATE_________

CITY OF FRESNO DARM DEPT
P21-02699 A-6 10/26/2021
See Notes on A1.1Revise for compliance.

See Noteon A1.0
APPL. NO.____________EXHIBIT_________DATE________
PLANNING REVIEW BY_________________DATE_________
TRAFFIC ENG.________________________DATE_________
APPROVED BY_______________________ DATE_________

CITY OF FRESNO DARM DEPT
P21-02699 A-7 10/26/2021
See Notes on A1.1Revise for compliance.

APPL. NO.____________EXHIBIT_________DATE________
PLANNING REVIEW BY_________________DATE_________
TRAFFIC ENG.________________________DATE_________
APPROVED BY_______________________ DATE_________

CITY OF FRESNO DARM DEPT
P21-02699 10/26/2021
See Notes on A1.1Revise for compliance.

APPL. NO.____________EXHIBIT_________DATE________
PLANNING REVIEW BY_________________DATE_________
TRAFFIC ENG.________________________DATE_________
APPROVED BY_______________________ DATE_________

CITY OF FRESNO DARM DEPT
P21-02699 E-1 10/26/2021
APPL. NO.____________EXHIBIT_________DATE________
PLANNING REVIEW BY_________________DATE_________
TRAFFIC ENG.________________________DATE_________
APPROVED BY_______________________ DATE_________

CITY OF FRESNO DARM DEPT
P21-02699 E-2 10/26/2021
APPL. NO.____________EXHIBIT_________DATE________
PLANNING REVIEW BY_________________DATE_________
TRAFFIC ENG.________________________DATE_________
APPROVED BY_______________________ DATE_________

CITY OF FRESNO DARM DEPT
P21-02699 E-3 10/26/2021
APPL. NO.____________EXHIBIT_________DATE________
PLANNING REVIEW BY_________________DATE_________
TRAFFIC ENG.________________________DATE_________
APPROVED BY_______________________ DATE_________

CITY OF FRESNO DARM DEPT
P21-02699 E-4 10/26/2021
APPL. NO.____________EXHIBIT_________DATE________
PLANNING REVIEW BY_________________DATE_________
TRAFFIC ENG.________________________DATE_________
APPROVED BY_______________________ DATE_________

CITY OF FRESNO DARM DEPT
P21-02699 E-5 10/26/2021
APPL. NO.____________EXHIBIT_________DATE________
PLANNING REVIEW BY_________________DATE_________
TRAFFIC ENG.________________________DATE_________
APPROVED BY_______________________ DATE_________

CITY OF FRESNO DARM DEPT
P21-02699 E-6 10/26/2021
APPL. NO.____________EXHIBIT_________DATE________
PLANNING REVIEW BY_________________DATE_________
TRAFFIC ENG.________________________DATE_________
APPROVED BY_______________________ DATE_________

CITY OF FRESNO DARM DEPT
P21-02699 E-7 10/26/2021

PRELIMINARY LANDSCAPE PLAN
SCALE: 1" = 60'-0"




Project:

Consultants:

 




Owner:










ACCENT PLANTINGAT PROJECT ENTRY
TYP.

LC1.1
OLEA 'SWAN HILL' SWAN HILL OLIVE 15 GAL. L 20' X 20'
ULMUS PARVIFLORA EVERGREEN ELM 15 GAL. M 50 X 40'
PISTACIA C. 'KEITH DAVEY' CHINESE PISTACHE 15 GAL. L 50' X 40' ZELKOVA S. 'VILLAGE GREEN' JAPANESE ZELKOVA 15 GAL. M 55' X 50' LAGERSTROEMIA I. 'NATCHEZ' CRAPE MYRTLE 15 GAL. L 25 X 12'PINUS ELDARICA AFGHAN PINE 15 GAL. L 40 X 25'PLATANUS X ACERIFOLA COLUMBIA SYCAMORE 15 GAL. M 50 X 40 PLANT LIST:

TREES
XYLOSMA CONGESTUM SHINY XYLOSMA 5 GAL. L 10' X 10'
ELEAGNUS PUNGENS SILVERBERRY 5 GAL L 8' X 8'
LEAUCOPHYLLUM 'GREENCLOUD' TEXAS RANGER 5 GAL. L 6' X 6' ARCTOSTAPHYLOS MANZANITA 5 GAL. L 8' X 8'
'HOWARD MCMINN'

LARGE SHRUBS
LOMANDRA L 'BREEZE' BREEZE MAT RUSH 1 GAL. L 3' X 3'PENNISETUM S. 'KARLEY ROSE' FOUNTAIN GRASS 1 GAL. L 3' X 3' FESTUCA CALIFORNICA CALIFORNIA FESTUCA 1 GAL. L 2' X 2' CALAMAGROSTIS A. 'KARL FOERSTER' FEATHEREED 1 GAL. L 2' X 3' LANTANA M. 'DW. YELLOW'' DW. LANTANA 5 GAL. L 2' X 4'RHAMNUS C. 'MOUND SAN BRUNO' COFFEEBERRY 5 GAL. L 5' X 6'NERIUM OLEANDER 'PETITE PINK ' PETITE OLEANDER 5 GAL. L 5' X 5' SALVIA CLEAVELAND 'POZO BLUE' SALVIA 5 GAL. L 4' X 4'
ROSMARINUS O. 'TUSCAN BLUE' UPRIGHT ROSEMARY 5 GAL. L 4' X 4'PHORMIUM SPP. NZ. FLAX 5 GAL. L VARIESBACCHARIS 'CENTENNIAL' COYOTE BUSH 5 GAL. L 2' X 6'ROSMARINUS O. 'COLLINGHAM'' ROSEMARY 5 GAL. L 2' X 6' CALLISTEMON 'LITTLE JOHN' DW. BOTTLE BRUSH 5 GAL. L 3' X 3' HESPERALOE PARVIFLORA IRED YUCCA 5 GAL. L 3' X 4'
COTONEASTER 'LOWFAST' BEARBERRY COTONEASTER 5 GAL. L 1' X 6' LEUCOPHYLLUM F 'COMPACTA' TEXAS RANGER 5 GAL. L 5' X 5'

DROUGHT TOLERANT SHRUBS
OENOTHERA SPECIOSA 'ROSEA' MEXICAN PRIMROSE 1 GAL. L 1' X 2' ACHILLEA 'MOONSHINE' YARROW 1 GAL. L 1.5' X 1.5'
DIETES V. 'VARIEGATA' FORT NIGHT LILY 1 GAL. L 3' X 3'
GAZANIA SPP. ARFICAN DAISY 1 GAL. L 1' X 2'
TULBAGHIA VIOLACEA SOCIETY GARLIC 1 GAL. L 2' X 2'

PERENNIALS ENTRIES AND OFFICE ACCENT

BOTANICAL NAME COMMON NAME SIZE WATER REGIME/ MATURE HABIT

GRASS ACCENTS

HYDROZONE H X W
LEGEND

AFGHAN PINE TREE

COLUMBIA SYCAMORE

STREET TREE

SWAN HILL OLIVE TREE

PLANTING-LOW SHRUBS/PERENNIAL ACCENTS W/ DECOMPOSED GRANITE MULCHPROJECT ACCENT PLANTING- LOW ACCENT

SHRUBS/GROUNDCOVER/PERENNIALS AND GRASSES

WITH DECOMPOSED GRANITE MULCH
75% SHRUB SPACING
LARGE SCREEN SHRUBS 8' PLUS
WITH 3"-6" DIA. ROCK MULCH

TRUE GREEN ELM TREE
CRAPE MYRTLE FLW.

ACCENT TREE

CHINESE PISTACHE OR

ZELKOVA SHADE TREE
MATCHLINE SEE SHEET LC1.2
NOTE: PARKING LOT TREES & SHADE CALCULATIONS

ARE REFERENCED FROM THE CITY OF FRESNO
STANDARDS FOR PARKING LOT SHADING.STREET TREES ARE REFERENCED FROM THE CITY OF

FRESNO STREET TREE LIST
LANDSCAPE CALCULATIONS BLDG 1:

TOTAL SITE AREA: 1,059,168 S.F. (24.32 ACRES)
15' FRONTAGE LANDSCAPE REQUIRED N. HUGHES AVENUE (PROVIDED) STREET FRONTAGE TREES REQUIRED 1/24 LF (72): 76 (PROVIDED) BUILDING FRONTAGE REQUIRED LS 20% OF TOTAL L.F. (514 L.F.): 102 LF REQ. (143 L.F. PROVIDED) TOTAL SITE AREA TREES REQUIRED 1/10,000 S.F. OF LOT AREA: 106 (180 PROVIDED)TOTAL PARKING AREA: 63,090 S.F.

PARKING LOT SHADE REQUIRED 30% OF TOTAL PARKING AREA: 18,927 S.F.PARKING LOT SHADE PROVIDED:
16 TREES (100%) 35' DIAMETER (962 S.F.EA.) 10,101 S.F. 21 TREES (50%) 35' DIAMETER (481 S.F.EA.) 15,392 S.F. TOTAL: 25,493 S.F. (40%) (INC. CHINESE PISTACHE, SAWLEAF ZELKOVA, CHINESE EVERGREEN ELM) LANDSCAPE CALCULATIONS BLDG 2:

TOTAL SITE AREA: 484,560 S.F. (11.12 ACRES)
15' FRONTAGE LANDSCAPE REQUIRED MARKS AVENUE (PROVIDED) STREET FRONTAGE TREES REQUIRED 1/24 LF (13): 18 (PROVIDED) BUILDING FRONTAGE REQUIRED LS 20% OF TOTAL L.F. (318 L.F.): 64 LF REQ. (328 L.F. PROVIDED) TOTAL SITE AREA TREES REQUIRED 1/10,000 S.F. OF LOT AREA: 48 (55 PROVIDED)TOTAL PARKING AREA: 38,699 S.F.

PARKING LOT SHADE REQUIRED 30% OF TOTAL PARKING AREA = 11,609S.F.PARKING LOT SHADE PROVIDED:
11 TREES (100%) 35' DIAMETER (962 S.F.EA.) 10,582 S.F. 16 TREES (50%) 35' DIAMETER (481 S.F.EA.) 7696 S.F. TOTAL: 18,278 S.F. (47%) (INC. CHINESE PISTACHE, SAWLEAF ZELKOVA, CHINESE EVERGREEN ELM) LANDSCAPE CALCULATIONS BLDG 3:

TOTAL SITE AREA 208,430 S.F. (4.78 ACRES)
15' FRONTAGE LANDSCAPE REQUIRED W. NIELSEN AVENUE (PROVIDED) STREET FRONTAGE TREES REQUIRED 1/24 LF (18): 21 (PROVIDED) BUILDING FRONTAGE REQUIRED LS 20% OF TOTAL L.F. (429 L.F.): 86 LF REQ. (497 L.F. PROVIDED) TOTAL SITE AREA TREES REQUIRED 1/10,000 S.F. OF LOT AREA: 21 (44 PROVIDED)TOTAL PARKING AREA: 24,760 S.F.

PARKING LOT SHADE REQUIRED 30% OF TOTAL PARKING AREA : 7,428 S.F.PARKING LOT SHADE PROVIDED: 5 TREES (100%) 35' DIAMETER (962 S.F.EA.) 4,810 S.F. 13 TREES (50%) 35' DIAMETER (481 S.F.EA.) 6,253 S.F. TOTAL: 11,063 S.F. (44%) (INC. CHINESE PISTACHE, SAWLEAF ZELKOVA, CHINESE EVERGREEN ELM) LANDSCAPE CALCULATIONS BLDG 4:

TOTAL SITE AREA: 204,969 S.F. (4.70 ACRES)
15' FRONTAGE LANDSCAPE REQUIRED W. NIELSEN AVENUE (PROVIDED) STREET FRONTAGE TREES REQUIRED 1/24 LF (28): 39 (PROVIDED) BUILDING FRONTAGE REQUIRED LS 20% OF TOTAL L.F. (659 L.F.): 132 LF REQ. (753 L.F. PROVIDED) TOTAL SITE AREA TREES REQUIRED 1/10,000 S.F. OF LOT AREA: 28 (62 PROVIDED)TOTAL PARKING AREA: 25,915 S.F.

PARKING LOT SHADE REQUIRED 30% OF TOTAL PARKING AREA: 7,774 S.F.PARKING LOT SHADE PROVIDED:
5 TREES (100%) 35' DIAMETER (962 S.F.EA.) 4810 S.F. 9 TREES (50%) 35' DIAMETER (481 S.F.EA.) 4,329 S.F. TOTAL: 9,139 S.F. (35%) (INC. CHINESE PISTACHE, SAWLEAF ZELKOVA, CHINESE EVERGREEN ELM)

LARGE SHADE TREE
PARKING AREA TYP.

ACCENT PLANTING LOW TO MED. SHRUBS AND
PERENNIALS W/ 112" ROCK MULCH W/ BOULDER

ACCENT AREAS

FLOWERING ACCENT TREES
AT ENTRY TYP.

BUILDING 4 BUILDING 3
BUILDING 2

LARGE EVERGREEN

FOR SCREENING

MIX OF EVERGREEN AND DECIDUOUS
STREET TREES TYP.

DECIDUOUS STREET TREES
TYP.

MEDIUM EVERGREEN
TREES TYP.

LANDSCAPE
PLAN

PRELIMINARY
41 56
78 57
39 869
APPL. NO.____________EXHIBIT_________DATE________
PLANNING REVIEW BY_________________DATE_________
TRAFFIC ENG.________________________DATE_________
APPROVED BY_______________________ DATE_________

CITY OF FRESNO DARM DEPT
P21-02699 L-1 10/26/2021
Revise Landscape Plans to match Site Plan Conditions / Corrections. 



Project:

LANDSCAPE
PLAN
MATCHLINE SEE SHEET LC1.1
LANDSCAPE NOTES:

MULCH ALL PLANTERS WITH THREE INCHES (3)MINIMUM DEPTH SHREDDED BARK MULCH.EXISTING SOIL IN THE PLANTER AREAS SHALL BE AMENDED PER A SOIL ANALYSIS REPORT AND RECOMMENDATIONS PREPARED BY ANAGRICULTURAL SUITABILITY SOIL TESTING SERVICE. THE LANDSCAPE CONTRACTOR SHALL SUBMIT A MIN. OF FOUR SAMPLES FOR TESTING AFTER ALL PLANTER AREAS ARE BROUGHT TO GRADE. A COPY OF THE SOIL ANALYSIS SHALL BE SUBMITTED TO THE OWNER.

LANDSCAPING SHALL BE CONSISTENT WITH THE PROVISIONS LISTED IN

THE ZONING ORDINANCE, AND WATER EFFICIENT LANDSCAPE
STANDARDS ORDINANCE. THE LANDSCAPE SHALL BE MAINTAINED PERSTANDARD LANDSCAPE MAINTENANCE SPECIFICATIONS AND SHALL BE PART OF THE CONTRACT BETWEEN THE OWNER AND LANDSCAPEMAINTENANCE CONTR4CTOR. NEW SHRUB AND GROUNDCOVER DRIP IRRIGATION AND TREE DEEP WATERING BUBBLERS SHALL BEINSTALLED FOR ALL NEW PLANT MATERIAL. SMART WATER CONTROLLERS SHALL BE SPECIFIED WITH ET TECHNOLOGY.

ALL PLANT MATERIAL WILL BE ZONED BY WATER REQUIREMENTS.

PLANTS ARE SPECIFIED WITH LOW HATER REQUIREMENTS FOR
WATER CONSERVATION. PLANTS WILL BE PLACED TO ALLOW FOR
GROWTH TO THEIR NATURAL SHAPE TO MINIMIZE MAINTENANCE.

ROOT BARRIERS SHALL BE INSTALLED ADJACENT TO ALL PAVING WITHIN 10' OF THE CENTER OF THE TREE.

AT LEAST ONE STREET TREE, WITH A MIN. CALIPER OF 1 1/2" OR A MIN. 15 GAL. SIZE SHALL BE PROVIDED FOR EACH 24' LINEAR FEET OF STREET FRONTAGE. DECIDUOUS TREES AT THE TIME OF PLANTINGSHALL BE FULLY BRANCHED WITH A MIN. 1 1/2" CALIPER AND MIN.

HEIGHT OF 8 FEET. EVERGREEN TREES, AT THE TIME OF PLANTING, SHALL BE FULLY BRANCHED AND HAVE A MIN. 6'-0" HEIGHT.

ALL STREET TREES AND/OR ANY OTHER TREE PLANTINGS WITHIN 10'

OF THE PUBLIC RIGHT-OF-WAY, INCLUDING SIDEWALKS, CURBS ANDGUTTERS OR STREET SURFACE SHALL BE INSTALLED WITH APPROVED ROOT BARRIERS AND DEEP WATER TUBES (2 PER TREE).

PRELIMINARY LANDSCAPE PLANSCALE: 1" = 60'-0"
BUILDING 1

LARGE SHADE TREE
PARKING AREA TYP.

FLOWERING ACCENT TREES
AT ENTRY TYP.

STREET TREES 24' O.C.

FLOWERING ACCENT TREES
AT ENTRY TYP.

ACCENT PLANTINGAT PROJECT ENTRY
TYP.

LARGE SHADE TREEPARKING AREA TYP.

FLOWERING ACCENT TREES
AT ENTRY TYP.

EVERGREEN

STREET TREES
AT TRUCK LOADINGAREA TYP.

DECIDUOUS STREET TREES
TYP.

MEDIUM EVERGREEN
TREES TYP.

PRELIMINARY
APPL. NO.____________EXHIBIT_________DATE________
PLANNING REVIEW BY_________________DATE_________
TRAFFIC ENG.________________________DATE_________
APPROVED BY_______________________ DATE_________

CITY OF FRESNO DARM DEPT
P21-02699 L-2 10/26/2021
Revise Landscape Plans to match Site Plan Conditions / Corrections. 



Project:

IRRIGATION
PLAN

PRELIMINARY IRRIGATION PLAN

CITY OF FRESNO DARM DEPT
P21-02699 L-3 10/26/2021
APPL. NO.____________EXHIBIT_________DATE________
PLANNING REVIEW BY_________________DATE_________
TRAFFIC ENG.________________________DATE_________
APPROVED BY_______________________ DATE_________

CITY OF FRESNO DARM DEPT
P21-02699 F-1 10/26/2021
APPL. NO.____________EXHIBIT_________DATE________
PLANNING REVIEW BY_________________DATE_________
TRAFFIC ENG.________________________DATE_________
APPROVED BY_______________________ DATE_________

CITY OF FRESNO DARM DEPT
P21-02699 F-2 10/26/2021
APPL. NO.____________EXHIBIT_________DATE________
PLANNING REVIEW BY_________________DATE_________
TRAFFIC ENG.________________________DATE_________
APPROVED BY_______________________ DATE_________

CITY OF FRESNO DARM DEPT
P21-02699 F-3 10/26/2021
APPL. NO.____________EXHIBIT_________DATE________
PLANNING REVIEW BY_________________DATE_________
TRAFFIC ENG.________________________DATE_________
APPROVED BY_______________________ DATE_________

CITY OF FRESNO DARM DEPT
P21-02699 F-4 10/26/2021

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SUBJECT: Conditions of Approval for P21-02699 (Reference PM 2021-09) DATE: June 13, 2022
TO: Steven Martinez, Planner I
Planning and Development Department
FROM: Louise Gilio, Traffic Planning Supervisor
Public Works Department, Traffic Planning Section
ADDRESS: 2740 West Nielsen Avenue
APN: 458-020-71 and 72
ATTENTION:

The items below require a separate process with additional fees and timelines, in addition to the development permit process. Submit the following items early to avoid delaying approval of building permits. Final approval of the site plan is contingent on receipt of all items checked below.

To be completed: Point of
Contact
Department and Contact
Information
Cross Access Agreement
Construct a fence on the existing property line
or a curb 3’ from the property line or contact
your planner regarding Cross Access
Agreement requirements.

Parcel Map (PM 2021-09)
Full off-site improvements are required for the
existing lot of record. The parcel configuration
depicted for the proposed development does
not conform to record information.

PM 2021-09 has not recorded. Provide
recorded documentation prior to Building
Permits. -OR- Resubmit a new application of
the proposed project depicting the existing a
parcels and provide deeds for the required
street right of way.

Steven
Martinez
Planning and Development
Department
(559) 621-8047
[email protected]

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Traffic Impact Study (TIS)
A Traffic Impact Study was required. Comply
with the City Traffic Engineer’s mitigated
measures based on TIS 21-014.

Harmanjit
Dhaliwal
Public Works Department
(559) 621-8792
[email protected]
Deeds (up to 2-month processing time)
Deeds are required to provide easements to
the City for required public improvements.

They shall be prepared by the owner /
developer’s engineer. Provide a copy of the
recorded dedications to Traffic Planning prior
to the issuance of building permits.

Jason
Camit
Public Works Department
(559) 621-8681
[email protected]
Fresno Metropolitan Flood Control District
When permanent facilities are not available
from the Fresno Metropolitan Flood Control
District, the applicant shall identify a temporary
onsite storm water basin per Public Works
Standard P-97 for review and approval from
Public Works.

Scott
Tyler
Kevin
Rein
Public Works Department
(559) 621-8679
[email protected]
Planning and Development
Department
(559) 621-8079
[email protected]
Provide a proposed GAD for the intersection
of Nielsen and Hughes. Include the proposed
vacation, bridge and the transition from 2
travel lanes to 4 south of Nielsen.

Harmanjit
Dhaliwal
Public Works Department
(559)621-8694
[email protected]
ATTENTION:

Prior to resubmitting the corrected exhibit, provide the following information and conditions of approval on the site plan:

A. GENERAL REQUIREMENTS

1. Property Lines: Correctly dimension existing and proposed property lines.

2. Legal description: Provide legal description.

3. Easements: Identify and dimension existing and proposed easements.

4. Scope of work: Identify all items as existing, proposed, to remain, to be removed or future.

5. Legend: Provide/Revise line type and utility symbols.

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6. Scale: All sheets shall be drawn to scale. When resubmitting Exhibit “A-2” and “A-3” increase to a scale 1” = 30’ or larger.

7. Required Notes: Revise General Notes to include the required Public Works Department notes.
a. The performance of any work within the public street right-of-way requires a street work permit prior to commencement of work. All required street improvements must be completed and accepted by the City prior to occupancy. https://www.fresno.gov/publicworks/traffic-engineering/#tab-6 b. Deeds are required to provide easements to the city for required public improvements. They shall be prepared by the owner / developer’s engineer.

Executed copies shall be submitted to the city with verification of ownership prior to the issuance of building permits.
c. All existing driveway approaches which no longer provide access to approved vehicle parking areas shall be removed unless otherwise approved by the City Engineer. Such areas shall be reconstructed with curb, gutter, and sidewalk to match existing adjacent street improvements. This work shall be completed and accepted before a Permit of Occupancy is issued or the building is occupied per FMC 13-211.
d. Underground all existing overhead utilities within the limits of this application as per Fresno Municipal Code Section 15-2017 and Public Works Policy No. 260.01.
e. Submit street construction plans to the Public Works Department. f. Submit street lighting plans to the Public Works Department. https://www.fresno.gov/publicworks/traffic-engineering/#tab-4 g. Submit signing and striping plans to the public works department. Comply with the current Caltrans standards.
https://www.fresno.gov/publicworks/traffic-engineering/#tab-4 h. Provide a 4' minimum path of travel along the public sidewalk directly in front of property, to meet current accessibility regulations. A pedestrian easement may be required if requirements are not met.
i. All existing sidewalks in excess of 2% maximum cross slope must be brought into compliance prior to acceptance by Public Works.

B. OFFSITE INFORMATION:

1. Public Street Improvements: Identify and/or dimension existing and proposed public street improvements. Provide the appropriate City of Fresno Public Works Standard drawing numbers.
a. Center section and median island:
b. Street pavement:
c. Concrete curb, gutter and sidewalk:
d. Sidewalk drains:
e. Driveway approaches:
f. Street-type approaches:

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g. Curb ramps:
h. Bus bay:
i. Streetlights:
j. Street tree wells:
k. Undergrounding of overhead utilities:
l. Signals and Safety lights:

2. Street furniture: Identify utility poles, boxes, guy wires, signs, fire hydrants, bus stop benches, trash receptacles, etc.

3. Accessibility: Identify and dimension the required 4’ minimum path of travel along the public sidewalk adjacent to the property. Provide pinch point dimensions. A pedestrian easement may be required if Title 24 requirements cannot be met.

4. Intersections: Provide a GAD for Nielsen and Hughes.

5. Canals and pipes: Identify adjacent canals and/or pipes and provide a cross section and easement.

C. ONSITE INFORMATION:

1. Walls or Fencing: Identify walls and fences complete with height and type of material.

2. Lot drainage: Identify lot drainage conveyance to the right-of-way.

3. State standard “STOP”: Identify and install a 30" state standard "STOP" signs at the locations shown. Along Marks at the southern approach, a "right turn only" sign is also required; install a 30" x 36" state standard sign immediately below the stop sign on the same post. Signs shall be mounted on a 2" galvanized post with the bottom of the lowest sign 7’ above ground, located behind curb and immediately behind a major street sidewalk.

4. Parking lot:
a. Directional arrows: Provide directional arrows to identify the flow of traffic at the approaches.
b. Paving: Identify limits
c. Turning template: Provide turning templates for large vehicles. Identify the length for the largest vehicle to access the site in the operational statement.
d. Visibility triangles: Identify the required 12’ visibility triangle at all approaches.

5. Gates: (When proposed)
Commercial:
a. Provide a minimum of 20’ or length of largest vehicle to access site,

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measured from the gate to the back of walk/right-of-way/pedestrian easement.

PUBLIC IMPROVEMENT REQUIREMENTS
The following requirements are based on city records and the accuracy of the existing and proposed on-site and off-site conditions depicted on the exhibits submitted.

Requirements not addressed due to omission or misrepresentation of information, on which this review process is dependent, will be imposed whenever such conditions are disclosed. Construct additional offsite improvements, including but not limited to, concrete curb, gutter, sidewalk, approaches, ramps, pavement, utility relocations, etc. in accordance with City of Fresno’s Public Works Standards, Specifications, and the approved street plans. Street widening and transitions shall also include utility relocations and necessary dedications.

Repair all damaged and/or off grade off-site concrete street improvements, as determined by the City of Fresno Public Works Department, Construction Management Division, (559) 621-5600. Pedestrian paths of travel must also meet current accessibility regulations.

All existing sidewalks in excess of 2% maximum cross slope must be brought into compliance prior to acceptance by Public Works.

Underground all existing overhead utilities within the limits of this site/map as per Fresno Municipal Code Section 15-2017 and Public Works Policy No. 260.01.

The construction of any overhead, surface or sub-surface structures and appurtenances in the public right of way is prohibited unless an Encroachment Covenant is approved by the City of Fresno Public Works Department, Traffic and Engineering Services Division, (559) 621-8693. Encroachment Covenant must be approved prior to issuance of building permits.

Street work on major streets shall be designed to include Intelligent Transportation Systems (ITS) conduit in accordance with the Public Works ITS Specifications.

When a bus shelter is required by the Transportation Department, FAX Division, a thicker sidewalk will be required. Coordinate all conditions of approval between Public Works and FAX. Contact Jeff Long at 559-621-1436 or [email protected].

Marks Avenue: 110’ Industrial Arterial
(Provide the following as notes on the site plan.)

1. Dedication Requirements:
a. If not existing, dedicate 55’-57’ of property, from center line, for public street purposes, within the limits of this application, per Public Works Standard P-54

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and P-69. Center line shall be established based on the center line created by the existing curb and gutter.
b. Dedicate pedestrian easements, as needed to provide for the 4’ minimum path of travel.

2. Construction Requirements:
a. If not existing, construct 20’ of permanent paving per Public Works Standard P50, within the limits of this application and transition paving as necessary. b. Remove existing driveway approaches not identified for utilization and install sidewalk, curb, gutter and paving per City of Fresno Public Works Standards P5 and P-48 to match existing or proposed street improvement line and grade per Fresno Municipal Code (FMC) 13-211.
c. The proposed street type approaches shown as P-76, are tentatively approved until such time that a qualified Civil Engineer prepares street plans that provide the sufficient cross drainage approved by the City Engineer in accordance with Public Works Standard P-10. If grades are not sufficient, construct to Public Works Standards P-2 and P-6. Provide 10’ of red curbing (3 coats) on both sides of the proposed driveway approaches.
d. Where not existing, construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The curb shall be constructed to a 10’ commercial pattern. Construct 5’ x 6’ tree wells per Public Works Standard P-8 (modified).) Planting of street trees shall conform to the minimum spacing guidelines as stated in the Standard Specification, Section 26-2.11(C). e. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this application. Spacing and design shall conform to Public Works Standard E-7A, E-7B, E-8 for Arterials. Streetlights installed on major streets shall be fed from a service pedestal with a master photo control as detailed in Section 3-3.17 of the City Specifications and Public Works Standards E-15, E-17 and E-18 or as approved by the City Engineer. -ORShow the existing streetlight locations on the plans, -AND- that they are constructed per current City of Fresno Standards.
f. If not existing, construct an 80’ bus bay curb and gutter at the northeast corner of Marks and Nielsen to Public Works Standard P-73, complete with a 10’ monolithic sidewalk.
g. Provide a 12’ visibility triangle at all driveways, per Fresno Municipal Code (FMC) 15-2018B.

Nielsen Avenue: 84’ Industrial Collector (no parking)

1. Dedication Requirements:
a. If not existing, dedicate 42-44’ of property, from center line, for public street purposes, within the limits of this application, per Public Works Standard P-54 and P-69. Center line shall be established based on the center line created by the existing curb and gutter.
b. Dedicate pedestrian easements, as needed to provide for the 4’ accessible path.
c. Dedicate a corner cut easement for public street purposes at the intersections of:

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• Nielsen and Marks.
• Nielsen and Hughes (verify dedication needs once GAD is approved)

2. Construction Requirements:
a. Where not existing, construct 20’ of permanent paving per Public Works Standard P-50, within the limits of this application and transition paving as necessary.
b. Remove existing driveway approaches not identified for utilization and install sidewalk, curb, gutter and paving per City of Fresno Public Works Standards P5 and P-48 to match existing or proposed street improvement line and grade per Fresno Municipal Code (FMC) 13-211.
c. The proposed street type approaches shown as P-76 are tentatively approved until such time that a qualified Civil Engineer prepares street plans that provide the sufficient cross drainage approved by the City Engineer in accordance with Public Works Standard P-10. If grades are not sufficient, construct to Public Works Standards P-2 and P-6.
d. Where not existing, construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The curb shall be constructed to a 12’ commercial pattern. Construct 5’ x 6’ tree wells per Public Works Standard P-8 (modified).) Planting of street trees shall conform to the minimum spacing guidelines as stated in the Standard Specification, Section 26-2.11(C). e. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this application. Spacing and design shall conform to Public Works Standard E-7A, E-7B, E-8 for Collectors. Streetlights installed on major streets shall be fed from a service pedestal with a master photo control as detailed in Section 3-3.17 of the City Specifications and Public Works Standards E-15, E-17 and E-18 or as approved by the City Engineer. -ORShow the existing streetlight locations on the plans, -AND- that they are constructed per current City of Fresno Standards.
f. Nielsen / Marks: Modify or replace the existing ramp to meet current Public Works Standards, as determined by the Construction Management engineer PRIOR to occupancy.
g. Nielsen / Hughes: Remove the existing ramp and construct dual concrete curb ramps per Public Works Standards P-30 and P-32, based on a 30’ radius. h. Construct an 80’ bus bay curb and gutter at the northwest corner of Nielsen and Hughes to Public Works Standard P-73,(modified) complete with a 12’ monolithic sidewalk.
i. Provide a 12’ visibility triangle at all driveways, per Fresno Municipal Code (FMC) 15-2018B.

Hughes Avenue: 72’ Industrial Collector (no parking)
(Provide the following as notes on the site plan.)

1. Dedication and / or Vacation Requirements:
a. Dedicate 36’-44’ from center line, (30’- 38’ from quarter section or as approved once the proposed layout is submitted) for public street purposes, within the limits of this application, per Public Works Standard P-54 and P-69. Center line shall be established based on the 36’-36’ mid-block section.

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b. Vacate excessive right-of-way within the limits of this subdivision. Reserve enough right of way for 44’ from center line and a corner cut for a ramp. A feasibility study for all proposed vacations of existing public rights of way is required to be completed prior to or concurrently with the recordation of the parcel map. Contact Jason Camit of the Public Works Department, at (559) 621-8681. Provide a detail.
c. Dedicate pedestrian easements, as needed, to provide for the 4’ accessible path.

2. Construction Requirements:
a. Construct 20’ of permanent paving per Public Works Standard P-50, within the limits of this application and transition paving as necessary. b. Remove existing driveway approaches not identified for utilization and install sidewalk, curb, gutter and paving per City of Fresno Public Works Standards P5 and P-48 to match existing or proposed street improvement line and grade per Fresno Municipal Code (FMC) 13-211.
c. The proposed street type approaches shown as P-76 are tentatively approved until such time that a qualified Civil Engineer prepares street plans that provide the sufficient cross drainage approved by the City Engineer in accordance with Public Works Standard P-10. If grades are not sufficient, construct to Public Works Standards P-2 and P-6.
d. Construct concrete curb, gutter and sidewalk to Public Works Standard P-5.

The curb shall be constructed to a 12’ commercial pattern. Construct 5’ x 6’ tree wells per Public Works Standard P-8 (modified).) Planting of street trees shall conform to the minimum spacing guidelines as stated in the Standard Specification, Section 26-2.11(C).
e. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this application. Spacing and design shall conform to Public Works Standard E-7A, E-7B, E-8 for Collectors. Streetlights installed on major streets shall be fed from a service pedestal with a master photo control as detailed in Section 3-3.17 of the City Specifications and Public Works Standards E-15, E-17 and E-18 or as approved by the City Engineer. -ORShow the existing streetlight locations on the plans, -AND- that they are constructed per current City of Fresno Standards.
f. Provide a 12’ visibility triangle at all driveways, per Fresno Municipal Code (FMC) 15-2018B.

Public Improvement Plans are required and shall be approved by the City Engineer.

Contact Francisco Magos at (559) 621-8679 or at [email protected] and submit Public Improvement Plans for all required work, in a single package, to Engineering Services Division. Dedications shall be sufficient to accommodate additional paving and any other grading or transitions as necessary based on a 45 MPH design speed for Collectors and 55 MPH for Arterials. Utility poles, streetlights, signals, etc. shall be relocated as determined by the City Engineer. The performance of any work within the public right of way and/or easements (including street, bike, pedestrian, landscape, and utility easements) requires a Street Work Permit prior to commencement of work.

Contact Public Works Department at (559) 621-8800, 10 working days prior to construction of any improvements in the public right-of-way and/or easements. All

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improvements shall be constructed in accordance with the City of Fresno, Public Works Department Standard Drawings and Specifications. Traffic Control Plans shall be required to ensure the sidewalk, or an approved accessible path remains open during construction.

Contact Melessa Avakian at (559) 621-8812 or at [email protected] and submit Traffic Control Plans to the Traffic Operations and Planning Division. All work shall be reviewed, approved, completed, and accepted prior to obtaining a certificate of occupancy.

Two working days before commencing excavation operations within the street right of way and/or utility easements, all existing underground facilities shall have been located by Underground Services Alert (USA) Call 811.

Any survey monuments within the area of construction shall be preserved or reset by a person licensed to practice Land Surveying in the State of California.

PRIVATE IMPROVEMENT REQUIREMENTS
Off-Street Parking Facilities and Geometrics:

Contact the Planning and Development Department for review and approval of onsite parking. The parking lot is required to meet the City of Fresno’s Parking Manual, Public Works Standards (P-21, P-22, and P-23) and Specifications. Parking must also comply with the California Building Code’s accessibility requirements and the Fire and Solid Waste Department’s minimum turning templates.

Traffic Signal Mitigation Impact (TSMI) Fee: This project shall pay all applicable TSMI Fees at the time of building permit. Contact the Public Works Department, Frank Saburit at (559)621-8797. The fees are based on the Master fee schedule.

TSMI fee is credited against traffic signal and Intelligent Transportation System (ITS) improvements, provided that the improvements are constructed at ultimate locations, contained within the build out of the General Plan circulation element and are included in the latest Nexus Analysis for TSMI fee. Project specific impacts that are not consistent with the General Plan, Public Works Standard Drawings or not incorporated in the TSMI fee infrastructure costs, are not reimbursable. Failure to pay this fee or construct improvements that are credited / reimbursable with this fee will result in a significant unmitigated impact as this fee is applied to all projects within the City Sphere of Influence.

If the applicant is conditioned with improvements that are credited / reimbursable with this fee, they should work with the Department of Public Works and identify, with a Professional Engineer’s estimate, the costs associated with the improvements, prior to paying the TSMI fee at time of building permit.

1. Nielsen Avenue: Collector: Install a signal pole with a 150-watt equivalent LED safety light and an oversize street sign to Public Works Standards at the northwest corner of Nielsen Avenue and Hughes Avenue.

2. The intersection of Belmont and Marks shall be signalized to the City of Fresno Standards, complete with left turn phasing, actuation and signal pre-emption prior to the issuance of building permits. This work is eligible for reimbursement and/or

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credit against Traffic Signal Mitigation Impact Fees. The applicant shall design the traffic signal and obtain City approval of the plans. The traffic signal installation shall be limited to the following equipment: poles, safety lights, oversize street name sign, conduits, detectors, service pedestal connected to a PG&E point of service, controller cabinet, ITS vault, ITS communication cabinet, all pull boxes, 2070LX controller, mast arms, heads, Opticom discriminator and receivers.

Fresno Major Street Impact (FMSI) Fees: This entitlement is in the Infill Area; therefore, pay all applicable City-wide regional street impact fees. Contact the Public Works Department, Frank Saburit at (559) 621-8797.

FMSI Requirements:

THE FMSI REQUIREMENTS ARE REQUIRED TO BE CONSTRUCTED PRIOR TO OCCUPANCY.

Hughes Avenue: Industrial Collector

1. Dedicate and construct the following within the limits of this application.

Dedication shall be sufficient to accommodate additional paving and any other grading or transitions as necessary based on a 45 MPH design speed. Additional dedications will be needed for the transitions along Hughes south of Nielsen. a. Northbound: (1) 11’ center section travel lane and a 5’ shoulder; b. Southbound: (1) 11’ center section travel lane and a 5’ shoulder; c. Center section: a 12’ center two-way left turn lane. Stripe 200’ left, turn pockets at all major intersections.
d. If not existing, an additional 8’ dedication is required beyond the edge of pavement.

2. Design and construct a Major Street Bridge at the intersection of Hughes and the Houghton No 78 Canal.

Regional Transportation Mitigation Fee (RTMF): Pay all applicable RTMF fees to the Joint Powers Agency located at 2035 Tulare Street, Suite 201, Fresno, CA 93721; (559) 233-4148 ext. 200; www.fresnocog.org. Provide proof of payment or exemption prior to issuance of certificate of occupancy.

In order to obtain street or building permit approval from the Public Works Department, an approval stamp with a signature from Traffic Planning is required on the site plan and inserted in the building sets.

Questions relative to these conditions may be directed to Louise Gilio (559) 621-8678 or [email protected] in the Public Works Department, Traffic Planning Section.

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