Exhibit G – Conditions of Approval for the 7120 N. Riverside Dr. Costco Commercial Center

Exhibit G
Conditions of Approval for the
7120 N. Riverside Dr.

Costco Commercial Center
City Council:

Costco Commercial Center Project
City of Fresno
Planning and Development Department
DRAFT
Conditions of Approval
0DUFK, 2024
Costco Commercial Center Project
Plan Amendment/Rezone Application No. P21-01960
Conditional Use Permit Application No. P21-01959
ABC Conditional Use Permit Application No. P21-03251
Planned Development Permit Application No. P21-03252
Planner: Steven Martinez
Project Description:

Plan Amendment/Rezone Application No. P21-01960 proposes to amend the 2035 Fresno General Plan to change the planned land use designations for the subject property from the Community Commercial to the General Commercial planned land use designation and reclassify a portion of West Herndon Avenue from Expressway to Super Arterial.

The rezone application proposes to amend the Official Zoning Map of the City of Fresno to reclassify the subject property from the CC/EA/UGM/cz (Community Commercial/Expressway Overlay/Urban Growth Management/conditions of zoning) zone district to the CG/UGM/cz (General Commercial/Urban Growth Management/conditions of zoning) zone district.

Conditional Use Permit Application P21-01959 proposes to construct a ±219,216 squarefoot, warehouse retail building with a ±4,800 square-foot car wash; and an ±13,000 squarefoot, 32-station fuel canopy.

ABC Conditional Use Permit Application No. P21-03251 requests to establish a State of California Alcoholic Beverage Control Type 21 alcohol license that would allow the sale of beer, wine, and distilled spirits for consumption off the premises where sold.

Planned Development Permit Application No. P21-03252 requests authorization to modify parking lot development standards to allow for 36.5-foot-tall light fixtures rather than 25-foot light fixtures.

PART A - ITEMS TO BE COMPLETED
The following items are required prior to issuance of building permits, prior to occupancy, and/or commencement of land activity:

Planner to check when completed

1. Development shall take place in accordance with Exhibits A and E-1, E-2, E-3 dated March 7, 2024; and O-1 through O-11 dated September 7, 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.

Costco Commercial Center Project
March 7, 2024

Page 2 of 25 ends

2. Development and operations shall comply with all projects specific mitigation measures identified in the attached Mitigation Monitoring and Reporting Program checklist prepared for the related Environmental Impact Report (SCH No. 2021100443).

3. Pursuant to Fresno Municipal Code (FMC) Section 15-1204(E)(1) Internal Connections: A system of pedestrian walkways shall connect all buildings on a site to each other, to on-site automobile and bicycle parking areas, and to any on-site open space areas or pedestrian amenities.

To Streets: Direct and convenient access shall be provided to adjoining residential and commercial areas to the maximum extent feasible while still providing for safety and security.

Pursuant to FMC Section 15-1204(E)(3), regular connections between on-site walkways and the public sidewalk and other planned or existing pedestrian routes shall be provided. An on-site walkway shall connect the primary building entry or entries to a public sidewalk on each street frontage. Revise for compliance.

FMC 15-1204(E)(6), Pedestrian Walkway Design:
a. Walkways shall be a minimum of four feet wide, shall be hard-surfaced, and paved with concrete, stone, tile, brick, or comparable material. b. Where a required walkway crosses driveways, parking areas, or loading areas, it must be clearly identifiable through the use of a raised crosswalk, a different paving material, or similar method.

Where a required walkway is parallel and adjacent to an auto travel lane, it must be raised or separated from the auto travel lane by a raised curb at least six inches high, bollards, or other physical barrier.

4. Demonstrate compliance with FMC Section 15-2706-S (Cancel and Transfer) prior to issuance of a State of California Alcoholic Beverage Control Type 21 (beer, wine, distilled Spirits for consumption off premises where sold).

Each ABC license that is canceled also includes surrender of the alcohol-sales portion of all related Conditional Use Permits and waiver of any legal nonconforming use rights related to the sale of alcohol for off-site consumption. x Provide a letter of acknowledgment form store owner(s)/operator(s) that will be surrendering the alcohol-sales portion of all related Conditional Use Permits associated with their store/operation.

5. Service Areas and Loading. Service and loading areas should be integrated with the design of the building and shall be screened from residential areas.

Special attention shall be given when designing loading facilities in a location that is proximate to residential uses. Techniques such as block walls, enhanced setbacks, or enclosed loading bays can minimize adverse impacts to residents.

6. Pursuant to FMC Section 15-2429: Provide compliant Short-Term and LongTerm Bike Parking. The number of bike stalls shall be calculated using the California Green Building Standards Code.

7. Parking shall comply with the City of Fresno Parking Manual and/or acceptable width exceptions to the standard dimension (9’-6’’, 10’-0’’).

Costco Commercial Center Project
March 7, 2024

Page 3 of 25 ends

8. Pursuant to FMC Sections 15-1205(B)(5) & 15-2755(C), the gasoline station kiosk and canopy shall be architecturally consistent with the on-site development.

9. Pursuant to FMC Section 15-2755(A)(2), designs shall incorporate landscaping and half screen walls to screen vehicles while allowing eye level visibility into the site.

10. Pursuant to FMC Section 15-2755(A)(3), Significant architectural or landscape features shall be provided at the corner of intersecting streets to enhance the streetscape.

11. Pursuant to FMC Section 15-2755(A)(5), propane tanks, vapor recovery systems, air compressors, utility boxes, garbage, recycling containers/enclosures, and other similar mechanical equipment shall be screened from public view. Propane tanks, vapor recovery tanks, etc. shall be laid horizontally and shall be screened with a hedge and/or wall.

12. Pursuant to FMC Section 15-2711(B)(1), the car wash facility shall incorporate similar design features as the main building.

13. Pursuant to FMC Section 15-2711(C)(4), vehicle lanes for car wash openings shall be screened from public streets to a height of 30 inches. Screening devices shall consist of walls and/or berms with supplemental plant materials to screen vehicles while allowing eye-level visibility into the site.

14. Pursuant to FMC Section 15-1205, all street-facing façades must include a minimum of one projection or recess at least two feet in depth for every 25 horizontal feet of wall.

15. Pursuant to FMC Section 15-2749, whenever a proposed use contains, or is placed adjacent to, outdoor facilities that provide batting cages, golf courses, golf-driving ranges, paintball, archery, or similar activities, the proposed use shall include fences, nets, walls, or other methods that are capable of stopping all projectiles fired and/or hit by containing or redirecting the projectile to a safe location.

16. 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).

17. Heat Island Reduction. A heat island is the increase in ambient temperature that occurs over large paved areas compared to natural landscape. In order to reduce ambient surface temperatures in parking areas, 50 percent of areas not landscaped shall be shaded, of light colored materials with a Solar Reflectance Index (SRI) of at least 29, or a combination of shading and light colored materials as follows:

1. Permitted Types of Shading. Shade may be provided by solar shade structures, trees, or other equivalent mechanism.

2. Shading Tree Standards. Trees provided to satisfy the requirements of this section shall meet the following standards:
a. Shading Tree Distribution. Trees provided to satisfy the requirements of this section shall be distributed relatively evenly throughout the parking area.

Costco Commercial Center Project
March 7, 2024

Page 4 of 25 ends

b. Species. Trees provided to satisfy the requirements of this section shall be selected from a list maintained by the City and shall be of a species which can reasonably be expected to provide the required amount of shading within 15 years.
c. Size. Trees provided to satisfy the requirements of this section shall trees shall be a minimum 15-gallon size with a one-inch diameter as measured 48 inches above natural grade.

18. Clearly depict the shopping cart collection areas located in the parking area.

Provide a minimum six-inch concrete curb around all shopping cart collection areas.

19. Pursuant to FMC 15-2420, Parking lot lighting shall, to the maximum extent feasible, be designed and installed so that light and glare is not directed onto residential use areas or adjacent public rights-of-way, consistent with Article 25, Performance Standards. Such parking lot illumination shall be no less than

0.5 foot-candles.

20. Submit and obtain approval of the Indirect Source Review to the San Joaquin Valley Air Pollution Control District.

21. Landscaping must be in place before issuance of the 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.

22. Prior to final inspection, 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 with the landscaping and irrigation plans approved by the Development Services Division, Planning and Development Department (see form, attached).

23. Prior to the issuance of certificate of occupancy, all outside utility equipment shall be effectively screened from public view. The parapet heights of all buildings shall effectively screen all roof-top mechanical and electrical equipment and all ground mounted electrical utility circuit panel cabinets be installed within the buildings.

PART B – OTHER AGENCY COMMENTS AND CONDITIONS REQUIREMENTS Planner to check when completed

1. Building and Safety Services: The following items require a separate process with additional fees and timelines, in addition to this Conditional Use Permit Application process.

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

2. DPU Planning and Engineering (sewer, water, solid waste): See attached memorandum dated September 24, 2021, for specific requirements.

3. Fire Review:

RESUBMIT - Resubmit a complete set of drawings that have addressed all of the items listed. The current items listed are not necessarily a complete list of issues that will need to be addressed. During the plan review of the resubmitted plans, additional requirements may be called out. Also include a set of the original plans submitted and a detailed response letter clarifying how and Costco Commercial Center Project
March 7, 2024

Page 5 of 25 ends

where all items have been addressed in the resubmittal set. The nature, quantity and complexity of items to be addressed will require additional review and therefore cannot be completed during a back check appointment.

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/firetraining/manuals-and-forms/

1. Provide a copy of the approved stamped site plan from the Planning Division, including all fire department notes, to verify compliance with requirements. Site plans included with this plan submittal are subject to the conditions on the Planning Division approved set. The site plan included with this set shall match the approved stamped site plan from the Planning Division.

2. 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)

3. 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)

4. Aerial fire apparatus points shall be located on the long side of the building. (FFD Development Policy 403.002)

5. The Fire Marshal (or designee) may approve an alternate location for the aerial fire apparatus points based on project constraints. (FFD Development Policy 403.002)

6. Loading zone(s) shall not be located in required fire lanes.

7. Provide 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.”

8. Note on plan: Turns in private drives for fire apparatus access shall have minimum 44 foot centerline turn radius.

9. Show the location of the fire department connection. 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)

10. Fire department connections shall be located within forty (40) feet of a fire apparatus access lane. (FFD Development Policy 405.025)

11. 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)

12. 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.

Costco Commercial Center Project
March 7, 2024

Page 6 of 25 ends

13. Public street hydrant (s) must be installed. Coordinate location with Public Works.

In addition to the requirements noted above, a review was performed at the Preliminary Review Application #P21-00978. The following items were noted on the review:

A. Install new public fire hydrants on the N. Arthur alignment water main; show those and the existing public hydrants along W. Spruce on the formally submitted site plan the locations indicated on the Fire site plan redline. Install two private fire hydrants at the locations shown west of north on the building with an 8 inch minimum water main. This private service will likely need two points of connection due to the separation of the private hydrant locations and the fire pump house location area where the service will likely be sought. There are existing public fire hydrants on the west side of N. Riverside, but due to building setback and thee median, the hydrants indicated previously will provide the primary hydrant coverage.

B. The two existing fire hydrants on W. Spruce were installed in 2007 in an open field and are unique base valve operated type fire hydrants that have a high potential failure rate over time. They need to be replaced with the current Water Division standard hydrant during the new road construction.

C. Confirm all required fire access roads shall have a 44' centeline turn radius.

Required fire vehicle access are as indicated on the redline for the fire lane marking.

D. Show the propose location of the fire pump room and associated fire department connection on the exterior wall of the minimum one-hour fire rated dedicated room.

E . 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).

F. Note on plan: 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 4½ inch outlet shall face the access lane.

G. Recheck the spacing on the perimeter high piled rack storage fire access man-doors required at a maximum spacing of 125 feet on center.

H. be advised that the underground fuel tank installation requires permits from the Fresno County Environmental Health Division Underground Tank Program which will conduct all inspections of the installation. H. be advised that the underground fuel tank installation requires permits from the Fresno County Environmental Health Division Underground Tank Program which will conduct all inspections of the installation.

4. Fresno County Environmental Health: Comments for this project were missed upon original routing. An OAR NOP EIR was routed through County Planning when comments were drafted for this project.

Recommended Conditions of Approval:

Costco Commercial Center Project
March 7, 2024

Page 7 of 25 ends

• Prior to operation and issuance of building permits, the applicant shall submit complete food facility plans and specifications. The applicant shall also apply for and obtain a permit to operate a food facility from the Fresno County Department of Public Health, Environmental Health Division. A permit, once issued, is nontransferable. Contact the Consumer Food Plan Check, Food Protection Program at (559) 600-3357.
• Prior to alcohol sales, the applicant shall have their alcoholic beverage license. Contact the California Alcoholic Beverage Control Department at (559) 225-6334 for more information.
• Prior to the issuance of building permits, the applicant shall submit three (3) sets of complete plans and specifications regarding the installation of any underground storage tanks to the Fresno County Department of Public Health, Environmental Health Division. Contact the Fresno County Hazmat Compliance Program at (559) 600-3271 for more information. • Prior to operations, the applicant shall apply for and secure a Permit to Operate an Underground Storage Tank System 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.
• Facilities that use and/or store hazardous materials and/or hazardous wastes 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. Your proposed business will handle hazardous materials and/or hazardous waste and will be required to submit a Hazardous Materials Business Plan pursuant to the HSC, Division 20, Chapter 6.95 (http://cers.calepa.ca.gov/). Contact the Fresno County Hazmat Compliance Program at (559) 600-3271 for more information.
• The proposed car wash and project have the potential to expose nearby residents to noise levels in excess of standards established in the Noise Element of the City of Fresno General Plan and the Fresno County Noise Ordinance. It is recommended that a noise study is performed to identify potential mitigation measures from the car wash vacuum/blowers to be incorporated into the project.
• 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.
• 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.

5. Fresno Irrigation District: See attached FID memorandum dated September 24, 2021.

Costco Commercial Center Project
March 7, 2024

Page 8 of 25 ends

6. Fresno Metropolitan Flood Control District: See attached FMFCD Notice of Requirements (NOR) memorandum dated October 4, 2021.

7. Police Department: See attached memorandum dated September 28, 2021.

8. Long-Range Planning: Property is located on a planned trail [West Herndon Avenue and North Riverside Drive]; please refer to the Active Transportation Plan and Fresno General Plan Figure MT-2 Paths and Trails.

9. PG&E: October 18, 2021
Re: P21-01959 & P21-01960
7120 N Riverside Drive, Fresno, CA 93722
Dear City of Fresno:

Thank you for giving us the opportunity to review the subject plans. The proposed P21-01959 & P21-01960 is within the same vicinity of PG&E’s existing facilities that impact this property.

PG&E holds a 50’ wide easement across APN: 503-020-12 in Fresno County.

PG&E does not take issue with the proposed use of a short-term parking lot for passenger vehicle underneath its existing transmission line and easement.

However, there are some conflicting activities proposed within the submitted plans. See the below conditions.

Any lighting fixtures installed for said parking lot cannot be taller than 15’ within said easement area. Taller light fixtures will pose a safety hazard to the existing tower line. The submitted lighting plan proposes fiber glass light poles that are 36’-6” in height. These are not permissible within the easement area.

PG&E requests that bollards are placed around the existing tower at the West Spruce Avenue entrance to the parking lot. These bollards are requested to protect the tower against vehicle damage. Additionally, no grading may commence within 25’ of the tower footings. Grading within proximity to the existing towers will pose a significant hazard to the integrity of the ground and foundation of the tower.

Lastly, during and after the construction of the propose parking lot, PG&E must maintain safe and uninterrupted access to its facilities at any time in order to conduct reoccurring maintenance, inspections or respond to an emergency.

Please contact the Building and Renovation Center (BRSC) for facility map requests by calling 1-877-743-7782 and PG&E’s Service Planning department at www.pge.com/cco for any modification or relocation requests, or for any additional services you may require.

As a reminder, before any digging or excavation occurs, please contact Underground Service Alert (USA) by dialing 811 a minimum of 2 working days prior to commencing any work. This free and independent service will ensure that all existing underground utilities are identified and marked on-site.

If you have any questions regarding our response, please contact me at [email protected].

Sincerely,
Justin Newell
Land Management
916-594-4068

10. Public Works - CFD: See attached memorandum dated September 15, 2021.

Costco Commercial Center Project
March 7, 2024

Page 9 of 25 ends

11. Public Works - Impact Fees: See attached memorandum dated September 21, 2021.

12. Public Works – Street Maintenance: See attached memorandum dated September 13, 2021.

13. Public Works – Traffic Operations: See attached memorandum dated February 14, 2024.

14. Public Works - Traffic Planning: See attached memorandum and Check Print 1 dated February 14, 2024.

PART C - PLANNING DEVELOPMENT CODE STANDARDS

1. Intensity and Development Standards. As proposed, project complies w lot intensity and building form and location standards for General Commercial zone districts. Any corrections/modifications shall comply applicable development standards identified in FMC Tables 15-1203-1 & 15-1203-2.

2. Site Design FMC Section 15-1204
x Height. The maximum height within 40 feet of an R District is limited to 30 feet. The maximum height within 50 feet of an R District is 40 feet. x Interior Side and Rear. The interior side and rear setback abutting an R District boundary shall be 20 feet.
x Landscape. See Table 15-2305-C.1, Required Landscape Buffers. x Pedestrian Access. On-site pedestrian circulation and access shall be provided according to the following standards.
x External Connections. A system of pedestrian walkways shall connect the project site to adjacent Residential, Commercial, Mixed-Use, Office districts. x To Circulation Network. Regular connections between on-site walkways and the public sidewalk and other planned or existing pedestrian routes shall be provided. An on-site walkway shall connect the primary building entry or entries to a public sidewalk on each street frontage.
x To Streets. Direct and convenient access shall be provided to adjoining residential and commercial areas to the maximum extent feasible while still providing for safety and security.

3. Parking and Loading
z Provide short-term and long-term bicycle parking as required by Table 15-2429-D of the FMC.
z Long-Term Bicycle Parking shall be provided when required by the California Green Building Standards Code, as may be amended.
z The square footage of the entire building shall be used in determining loading spaces for multi-tenant buildings. A common loading area may be required, if each tenant space is not provided a loading area. Drive-in, roll-up doors for multi-tenant industrial projects may be substituted for required loading areas.
z Loading spaces are required when a building is to be occupied by a use requiring the receipt or distribution by vehicles or trucks of material or merchandise. Comply with Section 15- 2430-A of the FMC.

Costco Commercial Center Project
March 7, 2024

Page 10 of 25 ends

4. Landscaping
z Landscaping must be in place before issuance of the 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. (Include this note on the site and landscape plans.) z New landscaping shall have an automatic irrigation system designed to provide adequate and efficient coverage of all plant material. Irrigation systems shall comply with the requirements of the California Green Building Standards Code and/or the California Model Water Efficient Landscape Ordinance and/or the California Plumbing Code as may be amended.
z Additional landscaping requirements including landscape plan requirements, landscape design standards, and general landscaping standards can be found in Chapter 15, Article 23 of the Fresno Municipal Code.

5. Facade FMC Section 15-1205
z Building Articulation. All street-facing façades, including freeway-facing façades, must include at least one projection or recess at least two feet in depth for every 25 horizontal feet of wall.
z Building Materials and Finishes.

1. Each side of a building that is visible from a street or passenger railway shall be designed with a complementary level of detailing and quality of materials.

2. Veneers should turn corners, avoiding exposed edges and continue down the side of a building to a logical break, such as a change in wall plane. Material changes at outside corners should be avoided.

3. Windows shall maintain a consistent design character throughout the development and shall be of the same material on all elevations facing a street.

4. Building entrances and common areas shall be accentuated with enhanced finishes and materials that are durable and high quality and distinguish these spaces from other elements of the building.

5. Parking areas and structures shall be designed to match and be compatible with the architectural character, materials, and colors of the overall development.

6. The design of building additions should follow the same general scale, proportion, massing, and detailing of the original structure, and not in stark contrast to the original structure.

6. Fencing

1. Front Yard.
a. Wrought Iron or Tubular Steel. A fence up to four feet in height may be installed within any required front yard setback. Fences must be open a minimum of 80 percent (e.g., no more than 20 percent opaque) to allow for the passage of light and air. b. All Other Materials. All other fences within any required front yard setback are permitted up to three feet in height and shall comply with the main building setback, minus five feet.

2. Street-Side Yard.

Costco Commercial Center Project
March 7, 2024

Page 11 of 25 ends

a. Wrought Iron or Tubular Steel. A fence up to four feet in height may be installed within any required front yard setback. Fences must be open a minimum of 80 percent (e.g., no more than 20 percent opaque) to allow for the passage of light and air. b. All Other Materials. All other fences within any required street side yard setback are permitted up to three feet in height and shall comply with the main building setback, minus five feet.

3. Other Yards. Outside of the required front yard and street-side yards, the maximum height for fences is seven feet (regardless of location on the site) unless the fence is part of Outdoor Storage per Section 15-2013, Outdoor Service Yards and Storage.

4. Setbacks. Unless a greater setback is required in another section of this Code, fences shall be set back 12 inches from the back of adjacent sidewalks, or from the curb or shoulder if there is no sidewalk. Fences may be placed on interior side and rear property lines.

5. Common Property Lines. A six-foot-high screen wall shall be provided on the interior lot lines where any non-residential use abuts a residential district and where multi-family development of four or more units abuts a single-family residential district. Walls shall step down to three feet in height along interior property lines within front yards.

Graffiti. Graffiti on a screen wall shall be removed within 48 hours. All other fencing (future or proposed) shall comply with FMC Section 15-2006-F.

7. Special Use Requirements Development and Operations shall comply with FMC Sections 15-2737 (Large Format Retail), 15-2745 (Outdoor Retail Sales), 15-2761 (Tobacco and Vapor Shops), 15-2711 (Automobile/Vehicle Washing), 15-2710 (Automobile/Vehicle Service and Repair, Major and Minor), 15-2706 (Alcohol Sales – The Responsible Neighborhood Market Act), and 15-2755 (Service Stations).

Operational Requirements

AUTOMOBILE/VEHICLE SERVICE AND REPAIR
a. Design. Bay doors shall be screened from public right-of-way to the greatest degree feasible.
b. Work Areas. All work shall be conducted within an enclosed building except: pumping motor vehicle fluids, checking and supplementing fluids, and mechanical inspection and adjustments not involving any disassembly.
c. Vehicle Storage. Vehicles being worked on or awaiting service or pick-up shall be stored within an enclosed building or in a parking lot on the property that is adequately screened, with an earth berm or Screen Wall, or combination thereof or a building.

Screen Walls shall be located on property lines with the exception of yards along streets, where the Screen Wall shall be located at outside of required setbacks.

Unattended vehicles may not be parked or stored on the sidewalk adjoining the property, in the street, or in any portion of the public right-of-way within the city. Screen Walls are not required when the site is located in an Industrial District that abuts a local street (Major Streets are required to have a Screen Wall). For Screening Wall standards, refer to Section 15-2008-C.
d. Equipment, Product, and Vehicle Parts Storage. Exterior storage, including tires, shall not be visible from Major Streets or residential districts. e. Water Runoff. Water runoff shall be property treated as determined by the Department of Public Utilities and the Fresno Metropolitan Flood Control District.

Costco Commercial Center Project
March 7, 2024

Page 12 of 25 ends

f. Litter. The premises shall be kept clean and in an orderly condition at all times. g. Inoperable Vehicles and Junked Parts. No used or discarded automotive parts or equipment or permanently disabled, junked, or wrecked vehicles may be stored outside a building, unless screened.

SALES AND SERVICES - SERVICE STATION
a. Site Design.

1. Noise-generating uses, such as auto service bays, car wash openings, vacuum stations, outdoor loading areas, garbage storage, and stacking lanes, shall be located away from sensitive uses such as residential areas.

2. Propane tanks, vapor recovery systems, air compressors, utility boxes, garbage, recycling containers/enclosures, and other similar mechanical equipment shall be screened from public view. Propane tanks, vapor recovery tanks, etc. shall be laid horizontally and shall be screened with a hedge and/or wall. b. Auto Repair. Auto Repair shall comply with Section 15-2710, Automobile/Vehicle Service and Repair, Major and Minor.
c. Temporary Car Washes. Refer to Section 15-2760, Temporary Uses.

ALCOHOL SALES
Landscaping. Landscaping shall be provided per the underlying District.

Lighting. The exterior of the premise, including adjacent public sidewalks and all parking lots under the control of the establishment, shall be illuminated during all hours of darkness during which the premises are open for business in a manner so that persons standing in those areas at night are identifiable by law enforcement personnel. However, required illumination shall be placed and/or shielded in a way that minimizes interference with the neighboring residences.

Litter and Graffiti.

1. Trash and recycling receptacles shall be provided by public entrances and exits from the building.

2. The owner or operator shall provide for daily removal of trash, litter, and debris from premises and on all abutting sidewalks within 20 feet of the premises.

3. The owner or operator shall remove graffiti within 48 hours.

Pay Phones and Vending Machines. External pay phones and snack vending machines are prohibited.

1. Video Surveillance.

2. Establishments must equip a fully functional color digital video camera system.

3. The system must continuously record, store, and be capable of playing back images and be fully functional at all times, including during any hours the business is closed.

The system must be maintained in a secured location inside of the business.

4. The system shall have the correct date and time stamped onto the image at all times.

Costco Commercial Center Project
March 7, 2024

Page 13 of 25 ends

5. The camera storage capacity should be for at least two weeks (14 calendar days).

Such cameras must be capable of producing a retrievable and identifiable image than can be made a permanent record and that can be enlarged through projection or other means.

6. If utilizing a digital video recorder, it must be capable of storing at least 14 days of real-time activities.

7. The system shall be capable of producing a CD or digital playback feature and may be provided to an authorized representative of the Fresno Police Department within 24 hours of the initial request relating to a criminal investigation only.

8. The interior of the business must have at least one camera placed to focus on each cash register transaction to include the clerk as well as the customer waiting area.

9. There shall be four exterior cameras placed so as to record activities in the primary customer parking areas of their business. These cameras should be of sufficient quality to be able to identify persons and or vehicles utilizing the business parking lot.

10.All interior cameras shall record in color.

11.All exterior cameras shall record in color and have automatic low light switching capabilities to black and white. Exterior cameras should be in weatherproof enclosures and located in a manner that will prevent or reduce the possibility of vandalism.

Signage.

1. The provisions specified under Article 26, Signs and this subsection shall apply.

Where conflict may occur between the provisions of Article 26 and this subsection, the more restrictive provisions shall govern.

2. The following copy is required to be prominently posted in a readily visible manner on an interior wall or fixture and not on windows:
a. "California State Law Prohibits the Sale of Alcoholic Beverages to Persons Under 21 Years of Age."
b. "No Loitering is Allowed On or In Front of These Premises." c. "No Open Alcoholic Beverage Containers are Allowed on These Premises."

3. No more than 15 percent of the square footage of each window and clear door that is visible to the public from a public thoroughfare, sidewalk, or parking lot of an offsale alcohol retail outlet shall bear advertising, signs, or other obstructions of any sort.
a. The area covered by signs or advertising includes all clear areas within signs or advertising, such as the clear area within neon signs. b. Signage, advertising, or other obstructions inside or outside the establishment that are not physically attached to the windows or doors, but are visible from a public thoroughfare, sidewalk, or parking lot in the same manner as if they were physically attached is included in the 15 percent limitation.
c. Any signage required by law shall not count towards the 15 percent limitation, but shall nonetheless follow rules related to visual obstruction.

4. Advertising and signage on windows and clear doors shall be placed and maintained in a manner that ensures that law enforcement personnel have a clear and unobstructed view of the interior of the outlets, including the area in which the Costco Commercial Center Project
March 7, 2024

Page 14 of 25 ends

cash registers are maintained, from exterior public sidewalks, parking lots, or entrance to the outlets.

5. Any establishment located within 250 feet of a sensitive use, as listed in Subsection E.1, may not advertise alcohol sales in a manner visible from the outside of the establishment, such as from a public thoroughfare, sidewalk, or parking lot.

Loitering and Other Nuisance Activities. The operation of the establishment shall not result in repeated nuisance activities on the property, which may include, but are not limited to, repeated disturbances of the peace, illegal drug activity, public drunkenness, drinking in public, alcoholic beverage and tobacco sales to minors, harassment of passerby, gambling, prostitution, sale of stolen goods, public urination, theft, assaults, batteries, acts of vandalism, loitering, excessive littering, graffiti, illegal parking, excessive loud noises (especially in the late night or early morning hours), traffic violations, curfew violations, lewd conduct, or other violations of City, State, or federal laws, especially when contributing to a proportionally high rate of police reports and arrests to the area.

Training. The owners and all employees of the establishment who are involved in the sale of alcoholic beverages must complete approved course(s) in training of liquor sales and handling within sixty days after approval of the Conditional Use Permit becomes final, or for employees hired after the approval of the Conditional Use Permit, within sixty days from the date of hire. To satisfy this requirement, a certified program must meet the standards of the California Coordinating Council on Responsible Beverage Service (CCC/RBS) or other certifying or licensing body designated by the State of California.

Compliance with Laws. The establishment must remain in compliance with all local, State, and federal laws, regulations, and orders, as well as all conditions of approval imposed on the use. This includes compliance with annual City business license fees.

Posting of Conditions. A copy of all conditions of approval and training requirements shall either be posted in a conspicuous and unobstructed place near the entrance, cashier counter, or customer service area of the establishment or posted in an employee area and provided upon request (e.g. via flyer or brochure) to patrons and enforcement officials.

Prohibited Products. The sale or distribution of one or more of the following shall be prohibited.

1. Wine in containers of less than 750 milliliters.

2. Single containers of beer, malt liquor, wine coolers, and similar alcoholic beverages not in original factory packages of four-packs or greater.

3. Distilled spirits in containers of less than 375 milliliters.

4. Paper or plastic cups in quantities less than their usual and customary packaging.

Additional Requirements.

1. City departments may conduct an inspection of the premises to determine compliance with the ordinances and other laws they administer, and may subsequently prepare reports summarizing their inspections and recommend whether to approve or deny the application based on their inspections.

Costco Commercial Center Project
March 7, 2024

Page 15 of 25 ends

2. Additional and/or security measures such as reduced hours of operation, security guards, door monitors, and burglar alarm systems may be required if harm, nuisance, or related problems are demonstrated to occur as a result of business practices or operations. This will be determined on a case-by-case basis upon review by the Police Department.

3. Establishments shall not acquire an ABC license for use that has been temporarily surrendered by another establishment in any jurisdiction, or is from an establishment located outside the City of Fresno or a County island within the City of Fresno.

Establishments must comply with the Cancel and Transfer provisions which require an establishment to acquire active ABC licenses from overconcentrated areas in the City of Fresno.

4. Establishments shall be subject to annual inspection to ensure compliance with this Section and any additional conditions of the Conditional Use Permit. If an annual inspection results in a finding that an operator is not in compliance with this section or the specific conditions of the CUP, that finding may be used as a basis for revoking the CUP. An establishment that is subject to a revocation proceeding will be referred to the Responsible Neighborhood Market Act Committee for review and prior to the start of the revocation process.
a. If an operator is determined to be out of compliance with this section or the specific conditions of the CUP, that operator shall be subject to administrative fines set forth in the Master Fee Schedule as may be amended; the fine structure shall consist of progressively higher fines for violations occurring within twelve months of a prior violation, and upon the fourth violation being upheld within a three year period of the first violation, the CUP for the business shall be subject to revocation.
b. If an establishment operating under an existing ABC license is purchased by a unassociated and unrelated new operator seeking to continue operation of the establishment, and the new operator is not subject to administrative fines as set forth above at any other establishment in the City, the City Manager, with concurrence of the City Attorney, may waive any administrative fines imposed upon the existing establishment upon transfer to the new operator, if the new operator agrees to and obtains a new CUP.

Cancel and Transfer.

1. The establishment shall transfer and cancel ABC licenses in good standing as set forth in FMC Table 15-2706, from within a Council District identified as having an overconcentration of ABC licenses for off-sale use, as determined by the Director following review of data prepared by the California Department of Alcoholic Beverage Control. The ABC license will be submitted to the Alcoholic Beverage Control for permanent cancellation. A canceled ABC license cannot be reactivated or reinstated.

2. Each ABC license that is canceled also includes surrender of the alcohol-sales portion of all related Conditional Use Permits and waiver of any legal non-conforming use rights related to the sale of alcohol for off-site consumption.

AUTOMOBILE/VEHICLE WASHING

1. Attendant. An attendant shall be present during all hours of operation for all carwashes. A store clerk that also accepts payment for a carwash may constitute as an attendant.

Costco Commercial Center Project
March 7, 2024

Page 16 of 25 ends

2. Washing Facilities. Shall comply with all regulations pertaining to water conservation and/or run-off.

3. Hours of Operation. Washing facilities are limited to 7 a.m. to 11 p.m. When abutting or adjacent to a Residential District, the hours of operation are limited to 8 a.m. to 9 p.m., seven days a week.

4. Litter. Trash and recycling receptacles shall be available. The premises shall be kept in an orderly condition at all times. Litter shall be collected daily.

5. Noise. All vacuuming, amplified music, intercoms, or similar noise-generating equipment shall be reduced according to all applicable noise standards.

PART C – PLANNING – OTHER REQUIREMENTS

1. Development shall take place in accordance with the policies of the Fresno General Plan, Bullard Community Plan, and in accordance with the proposed Commercial - General planned land use designation.

2. Development shall take place in accordance with the CG/UGM/cz (Commercial General/Urban Growth Management/conditions of zoning) and all other applicable sections of the Citywide Development Code, Chapter 15 of the Fresno Municipal Code (FMC).

3. Comply with the Operational Statement dated September 7, 2021.

4. Comply with the mitigation measures of Final Environmental Impact Report (FEIR), State Clearinghouse (SCH) No. 2021100443.

5. Property development standards and operational conditions are contained in Articles 14, 20, 23, 24 and 25. Any project revisions, development and operation must comply with these property development standards and operational conditions.

6. Development and operations shall take place in accordance with Section 15-2755 (Service Stations) of the FMC.

7. Development and operations shall take place in accordance with Section 15-2711 (Automobile/Vehicle Washing) of the FMC.

8. Development and Operations shall occur in accordance with Section 15-2706 (Alcohol Sales – The Responsible Neighborhood Market Act) of the FMC.

9. Development shall take place in accordance with the “General Notes and Requirements for Entitlement Applications” listed below if applicable.

PART E - MISCELLANEOUS AND GENERAL NOTES AND REQUIREMENTS Not all notes and requirements listed below are applicable to all projects.

1. 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.

This special permit is granted, and the conditions imposed, based upon the Operation Statement provided by the applicant. The Operation Statement is material to the issuance of this special permit. Unless the conditions of approval specifically require operation Costco Commercial Center Project
March 7, 2024

Page 17 of 25 ends

inconsistent with the Operation Statement, a new or revised special permit is required if the operation of this establishment changes or becomes inconsistent with the Operation Statement. Failure to operate in accordance with the conditions and requirements imposed may result in revocation of the special permit or any other enforcement remedy available under the law. 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.

2. 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:
a. 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, b. Existing and proposed grade differentials between the subject property and adjoining property zoned or planned for residential use.

3. No land shall be used, and no structure shall be constructed, occupied, enlarged, altered, demolished, or moved in any zoning district, except in accordance with the provisions of this Code. Specific uses of land, buildings, and structures listed as prohibited in any zoning district are hereby declared to be detrimental to the public health, safety, and welfare.

4. Development shall take place in accordance with the Standards, Specifications, and Standard Drawings of the City of Fresno Public Works Department.

5. Development shall take place in accordance with all city, county, state and federal laws and regulations.

6. Owners and persons having ownership interest in businesses operating in the City of Fresno (including leasing out any commercial or industrial property, or renting out four or more dwelling units) are required by the FMC to obtain a Business Tax Certificate. Contact the City of Fresno Finance Department’s Business Tax Division at (559) 621-6880 for more information.

7. All proposed building(s) or structure(s) constructed on the property must comply with the prevailing California Building Code Standards.

8. Any building modifications and/or additions not included with this application are not approved with this special permit and would be subject to a new special permit.

9. A permit granted under the FMC shall automatically expire if it is not exercised or extended within three years of its issuance. Refer to section 15-5013, Expiration of Planning Entitlements, for more information about the exercise of rights.

FENCES/WALLS, LANDSCAPING, PARKING
Costco Commercial Center Project
March 7, 2024

Page 18 of 25 ends

10.Nothing in the Development Code shall be deemed to prohibit the erection of temporary fencing around construction sites in compliance with the Building Code and other applicable provisions of the FMC.

11.Future fences shall be reviewed and approved by the Planning and Development Department prior to installation.

12.Fences, hedges, and walls shall be maintained in good repair, including painting, if required, and shall be kept free of litter or advertising. Where hedges are used as screening, trimming or pruning shall be employed as necessary to maintain the maximum allowed height.

Fences shall be maintained and shall stand upright and shall not lean.

13.All planting and other landscape elements shall be permanently maintained in good growing condition. Such maintenance shall include, where appropriate, pruning, mowing, weeding, cleaning, fertilizing, and regular watering. Wherever necessary, plantings shall be replaced with other plant materials to ensure continued compliance with applicable landscaping requirements. Yards shall be maintained free of refuse, debris, rubbish, or other accumulated matter and/or materials, and shall be maintained clean. Grass shall not exceed six inches in height.

14.New landscaping shall have an automatic irrigation system designed to provide adequate and efficient coverage of all plant material. Irrigation systems shall comply with the requirements of the California Green Building Standards Code and/or the California Model Water Efficient Landscape Ordinance and/or the California Plumbing Code as may be amended.

15.Trees shall be maintained by property owners to be free from physical damage or injury arising from lack of water, chemical damage, accidents, vandalism, insects, and disease.

Any tree showing such damage shall be replaced with another tree.

16.No tree for which a Tree Removal Permit is required shall be removed until all conditions of the permit have been satisfied and the decision has become final. In addition, tree(s) approved for removal in conjunction with a development application shall not be removed before the issuance of a Building Permit or unless all of the conditions of approval of the development applications are satisfied.

17.The review authority shall issue a Tree Removal Permit if any of the following general criteria is met:
a) The tree(s) is irreparably diseased or presents a danger of falling that cannot be controlled or remedied through reasonable preservation and/or preventative procedures and practices so that the public health or safety requires its removal. b) b) The tree(s) can potentially cause substantial damage to existing or proposed main structure(s) (e.g. dwellings, other main structures, or public infrastructure) or interfere with utility services and cannot be controlled or remedied through reasonable relocation or modification of the structure or utility services. c) The retention of the tree(s) restricts the economic enjoyment of the property or creates an unusual hardship for the property owner by severely limiting the use of the property in a manner not typically experienced by owners of similarly zoned and Costco Commercial Center Project
March 7, 2024

Page 19 of 25 ends

situated properties, and the applicant has demonstrated to the satisfaction of the Review Authority that there are no reasonable alternatives to preserve the tree(s).

18.Landscaping must be in place before issuance of the 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 Current Planning Division. (Include this note on the landscape plan.)

19.Future tenant improvements shall be reviewed and approved by the Planning and Development Department to ensure that adequate off-street parking is provided.

20.Trees required for parking lots are in addition to trees required elsewhere on the site as prescribed in other sections of the FMC.

21.Parking lots, including landscaped areas, driveways, and loading areas, shall be maintained free of refuse, debris, or other accumulated matter and shall be kept in good repair at all times.

22.Parking lots, including landscaped areas, driveways, and loading areas, shall be maintained free of refuse, debris, or other accumulated matter and shall be kept in good repair at all times.

23.All accessible stalls shall be marked with the international symbol of spaces and a warning that vehicles in violation of Section 10-1017 of the FMC shall be towed away. The international symbol and tow-away warning shall be posted conspicuously on seven-foot poles. (Include this note on the site plan.)

24.Applicants are encouraged to provide shared vehicle and pedestrian access between adjacent properties for convenience, safety, and efficient circulation. A joint access covenant shall be required. (Include this note on the site plan.)

25.All general standards of Section 15-2015 of the FMC shall apply when lighting is provided to illuminate parking, sales or display areas. Depict all proposed lights on the site plan.

26.Bicycle parking spaces shall be supplied according to Table 15-2429-D: Required On-Site Bicycle Parking Spaces of the FMC. Each bicycle parking space shall be a minimum of 30 inches in width and eight feet in length and shall be accessible without moving another bicycle. At least 30 inches of clearance shall be provided between bicycle parking spaces and adjacent walls, poles, landscaping, street furniture, drive aisles, and pedestrian ways and at least five feet from vehicle parking spaces to allow for the maneuvering of bikes.

Overhead clearance shall be a minimum of seven feet. A minimum five-foot aisle between each row of bicycle parking shall be provided for bicycle maneuvering beside or between each row, when multiple rows are proposed. Bicycle parking spaces shall not encroach into pedestrian ways, landscaped areas, or other required open spaces, and shall be located proximal to structures.

27.All general provisions of Section 15-2403 of the FMC shall apply to all parking areas.

Costco Commercial Center Project
March 7, 2024

Page 20 of 25 ends

28.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. Contact the Planning and Development Department for Parking Manual questions.

SIGNAGE

29.All future signs shall be architecturally compatible with the proposed building(s). Provide a set of drawings, with descriptive information, including, materials, design and colors to allow for a preliminary assessment of the future signage. It is recommended that you provide a copy of the signage early in the project process to allow for staff comment.

30.Signs, other than directional signs, if applicable, are not approved for installation as part of this special permit. (Include this note on the site plan.)

31.All proposed signs shall conform to the current sign ordinance. The submittal checklist for signs is available online at: Click Here

32.Window signs limited to the hours of operation, address, occupancy, and emergency information, subject to the following standards:
a) Operational windows signs shall not be mounted or placed on windows higher than the second story.
b) The maximum area of exempt window signage shall not exceed three square feet in area.

33.Banners, streamers, moving signs, and inflatables (including air dancers, balloons, and similar objects) are allowed subject to Temporary Use Permit approval for establishments within Non-Residential Districts. Signs of this type do not count toward total maximum sign area. No sign per this section shall be displayed for more than 30 days, and a period of 30 must lapse before displaying another sign. Signs shall not be displayed for more than 60 total days during a calendar year.

34.Every sign displayed within the city, including exempt signs, shall be maintained in good physical condition and shall comply with adopted regulations. All defective or broken parts shall be replaced. Exposed surfaces shall be kept clean, in good repair, and painted where paint is required.

MISCELLANEOUS

35.Noise levels shall not exceed the decibel levels described in Section 15-2506 of the FMC at any time, measured at the nearest subject property line.

36.No vibration shall be produced that is transmitted through the ground and is discernible without the aid of instruments by a reasonable person at the lot lines of the site. Vibrations from temporary construction, demolition, and vehicles that enter and leave the subject parcel (e.g., construction equipment, trains, trucks, etc.) are exempt from this standard.

37.Lights shall be placed to deflect light away from adjacent properties and public streets, and to prevent adverse interference with the normal operation or enjoyment of surrounding Costco Commercial Center Project
March 7, 2024

Page 21 of 25 ends

properties. Direct or sky-reflected glare from floodlights shall not be directed into any other property or street. Except for public streetlights and stadium lights, no light, combination of lights, or activity shall cast light onto a residentially zoned property, or any property containing residential uses, exceeding one-half foot-candle.

38.No use shall be operated such that significant, direct glare, incidental to the operation of the use is visible beyond the boundaries of the lot where the use is located. Windows shall not cause glare that may disrupt adjoining properties, traffic on adjacent streets, etc. Glare or heat reflected from building materials shall be mitigated so as to not disrupt surrounding properties.

39.The address listed in the conditions of approval is the 'Official Address' given to the building.

If you would like separate suite or unit numbers for a building, provide a floor plan and contact the City of Fresno Planning and Development Department for 'Official Addresses'.

Only those addresses assigned by the City of Fresno will be recognized as 'Official Addresses'. The United States Post Office will only recognize addresses assigned by the City of Fresno. If a non-official address is given to a building and or/separate suites, the City of Fresno has the authority to charge a fee and have those addresses corrected. In addition, the United States Post Office will cease mail delivery to those addresses that are not 'Official Addresses'.

40. All projects, including projects that involve less than one acre of property, are required to comply with the City of Fresno’s Urban Storm Water Quality Management and Discharge Control Ordinance, FMC Chapter 6, Article 7 (Sections 6-701 et seq.) When a project involves one acre or more of construction activity (including, but not limited to, grading) the developer is required to obtain a stormwater discharge permit for construction, with a Notice of Intent (NOI) filed prior to commencement of any grading construction activity. Contact the Fresno office of the California Regional Water Quality Control Board at (559) 445-6281 regarding the required NOI and stormwater discharge permit. Additional information on California's construction stormwater regulation may be obtained from the Water Board via the internet:
www.waterboards.ca.gov/water_issues/programs/stormwater/construction.shtml Helpful information for preparing and implementing stormwater pollution prevention plans may also be obtained from the California Stormwater Quality Association via its website, www.casqa.org
When a project involves specified nonresidential activities (certain commercial and industrial activities), an ongoing industrial stormwater discharge permit is also required.

Contact the Fresno office of the California Regional Water Quality Control Board at (559) 445-6281 to find out whether your project/business requires an industrial stormwater discharge permit, and to obtain details on securing this permit. Additional information on industrial stormwater regulations may be obtained from the following website:
www.waterboards.ca.gov/water_issues/programs/stormwater/industrial.shtml, The California Stormwater Quality Association has additional information on preparing stormwater pollution prevention plans for industrial activities (www.casqa.org).

Costco Commercial Center Project
March 7, 2024

Page 22 of 25 ends

41.Screen all roof-mounted equipment from the view of public rights-of-way. Depict all mechanical equipment on site plan and elevations.

42.Connection to a municipal water system is required unless approved measures are included in the project conditions of approval for an alternative water supply.

43.Connection to a municipal City of Fresno sewer system is required unless approved measures are included in the project conditions for alternative wastewater treatment facilities.

44.City of Fresno water and sewer connection charge obligations applicable to this project will be computed during the building construction plan check process and shall be payable at time of issuance of building permit unless other arrangements have been approved to defer such payments to a later date. For information relating to water and sewer service requirements and connection charges, contact Frank Saburit at (559) 621-8797.

45.Open street cuts are not permitted; all utility connections must be bored.

46.CROSS-CONNECTION CONTROL. A backflow prevention device may be required on the water service. Contact the Department of Public Utilities, Water Division (559) 621-5300 for requirements relating to approved devices, locations, testing and acceptance. This requirement must be satisfied prior to final occupancy.

47.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 the Planning and Development 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.

48.Open storage (outside an enclosed building) shall be limited to vehicles, boats, recreational vehicles, and trailers. Outdoor storages areas shall be screened from public view by building façades or solid fences. At the discretion of the Review Authority, the treatment of the ground surface of the open storage area may be gravel or other materials as prescribed by the San Joaquin Valley Air Pollution Control District, the Public Works Department, the Fire Department, and the Fresno Metropolitan Flood Control District. All open storage must be depicted on the site plan and described in operational statement. If it is not, it is not allowed on the site.

49.If video surveillance cameras are required or installed, provide signs under the surveillance cameras which notify the public that the subject property is monitored by video surveillance.

FEES
(Not all fees will be applicable to all projects.

Please reach out to Frank Saburit at (559) 621-8797 for fee questions.)

50.NOTICE TO PROJECT APPLICANT: In accordance with the provisions of Government Code Section 66020(d)(1), the imposition of fees, dedication, reservations or exactions for this project are subject to protest by the project applicant at the time of approval or Costco Commercial Center Project
March 7, 2024

Page 23 of 25 ends

conditional approval of the development or within 90 days after the date of imposition of fees, dedications, reservation, or exactions imposed on the development project. This notice does not apply to those fees, dedications, reservations, or exactions which were previously imposed and duly noticed; or, where no notice was previously required under the provisions of Government Code Section 66020(d)(1) in effect before January 1, 1997.

51.CITYWIDE DEVELOPMENT IMPACT FEES
a) Traffic Signal Charge (FMC Section 12-4.1101 to 12-4.1103) This project shall pay its Traffic Signal Mitigation Impact Fee at the time of building permit based on the trip generation rate(s) as set forth in the latest Master Fee Schedule. Refer to the adopted Master Fee Schedule for fee rate. This fee shall be paid at time of building permit. b) Fire Facilities Fee (FMC Section 12-4.901 to 12-4.906) (based on building square footage, or residential units)
c) Police Facilities Fee (FMC Section 12-4.801 to 12-4.806) (based on building square footage, or residential units).
d) Parks Facilities Fee (FMC Section 12-4.701 to 12-4.706) (based on the number of residential units)

52.CITYWIDE REGIONAL AND NEW GROWTH MAJOR STREET IMPACT FEES (FMC Section 12-4.1006).
a) Street Impact Fees shall be due and payable at the time of building permit issuance unless otherwise required by State law.
b) Street Impact Fees will be a condition on all development entitlements granted.

53.FRESNO COUNTY FACILITY IMPACT FEE
Fresno County adopted a Facilities Impact Fee, but the requirement to pay this fee was subsequently suspended by Fresno County. If the fee has been reinstated at the time of issuance of building permits for this project, or an alternative fee system has been adopted by Fresno County, proof of payment or payment of this fee will be required for issuance of building permits.

54.REGIONAL TRANSPORTATION MITIGATION FEE (RTMF)
Pay the RTMF fee 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.

55.SCHOOL FEES
School fees must be paid, if required, prior to the issuance of building permits. Contact the applicable school district to obtain fee amount. Provide proof of payment (or no fee required) prior to the issuance of building permits.

56.FRESNO METROPOLITAN FLOOD CONTROL DISTRICT (FMFCD) FEES a) A FMFCD Development Fee is required for review of proposed development projects, including applications for plan amendments, rezones, special permits, subdivisions, and grading plans. This fee is based on project acreage and must be paid directly to FMFCD in order for that agency to review projects and provide a Costco Commercial Center Project
March 7, 2024

Page 24 of 25 ends

Notice of Requirements. For more information, contact the FMFCD at (559) 456- 3292.
b) FMFCD drainage fees are due, if required, prior to issuance of building permits and are payable at the rate in place at the time of building permit issuance. Unpaid drainage fee obligations that were unpaid for a prior project at the site of a new project must be satisfied by the developer of the new project. Drainage fees may be paid at the Planning and Development Department prior to, or at the time of building permit issuance. They may also be paid directly to FMFCD, and proof of payment provided to the City, in order to obtain construction permits.

57.SEWER CONNECTION CHARGES (FMC Section 6-304(a)). The following sewer connection charges may be required and will be payable at the fee rate listed in the Master Fee Schedule at the time payment is due. New sewer connection charges adopted by the Council prior to the issuance of building permits may also be applied. a) Lateral Sewer Charge (based on property frontage to a depth of 100’) b) Oversize Sewer Charge (based on property frontage to a depth of 100’) c) Wastewater Facilities Charge
d) Trunk Sewer Charge
Effective January 9, 1999, Ordinance No. 98-97 also amended certain sewer connection charges. FMC Article 15, Section 12 provides property owners the incentives and deletes certain sewer connection charges pursuant to the Simple Tiered Equity Program (STEP) and the Employment Development Program (EDP). For additional information on the STEP and EDP, contact the Department of Public Utilities, Administration Division at (559) 621- 8600.

58.WATER CONNECTION CHARGES: (FMC Sections 6-507 to 6-513). The following water connection charges may be required and will be payable at the fee rate listed in the Master Fee Schedule at the time payment is due. New water connection charges adopted by the Council prior to issuance of building permits may also be applied. a) Frontage Charge (based on property frontage)
b) Service Charges (based on service size required by applicant) c) Meter Charges (based on service need)
d) Water Capacity fee (based on size of meter)

59.Deferment of the payment of Citywide development impact fees for Fire, Police, Parks, Streets, and Traffic Signals is available for projects located within the Downtown Priority Areas in accordance with the provisions of City of Fresno Resolutions Nos. 2009-265 and 2010-19.

PUBLIC WORKS DEPARTMENT GENERAL NOTES

60.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.

61.Repair all damaged and/or off-grade concrete street improvements as determined by the Construction Management Engineer, prior to occupancy.

Costco Commercial Center Project
March 7, 2024

Page 25 of 25 ends

62.Two working days before commencing excavation operations within the street right-of-way and/or utility easements, all existing under-ground facilities shall have been located by underground services.

63.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.

64.Contact the Public Works Department, Traffic Engineering at (559) 621-8800, 10 working days prior to any offsite concrete construction.

D
10'-10" 9'-2" 4'-0" 9'-2" 11'-8" 9'-2" 4'-0" 9'-2" 11'-8" 9'-2" 4'-0" 9'-2" 11'-8" 9'-2" 4'-0" 9'-2" 10'-10" 12 14
24 25
7 19
5 19
16 30
10 13
15 21
23 29 27
15 13
27 29 25
17 25 28
16 6
12 15
14 14
15 15
14 14
15 15
14 14
14 V
8 21
CLEAN

N AIR / VA

POOL / EV
CLEAN

AIR / VAN

POOL / EV
CLEAN

AIR / VAN

POOL / EV
CLEAN

AIR / VAN

POOL / EV
CLEAN

AIR / VAN

POOL / EV
CLEAN

AIR / VAN

POOL / EV
CLEAN

AIR / VAN

POOL / EV
CLEAN

AIR / VAN

POOL / EV
CLEAN

AIR / VAN

POOL / EV
CLEAN

AIR / VAN

POOL / EV
CLEAN

AIR / VAN

POOL / EV
CLEAN

AIR / VAN

POOL / EV
CLEAN

AIR / VAN

POOL / EV
CLEAN

AIR / VAN

POOL / EV
CLEAN

AIR / VAN

POOL / EV
CLEAN

AIR / VAN

POOL / EV
CLEAN

AIR / VAN

POOL / EV
CLEAN

AIR / VAN

POOL / EV
CLEAN

AIR / VAN

POOL / EV
CLEAN

AIR / VAN

POOL / EV
CLEAN

AIR / VAN

POOL / EV
CLEAN

AIR / VAN

POOL / EV
CLEAN

AIR / VAN

POOL / EV
CLEAN

AIR / VAN

POOL / EV
CLEAN

AIR / VAN

POOL / EV
CLEAN

AIR / VAN

POOL / EV
CLEAN

AIR / VAN

POOL / EV
CLEAN

AIR / VAN

POOL / EV
CLEAN

AIR / VAN

POOL / EV
CLEAN

AIR / V
A
N

POOL / EV
CLEAN

AIR / V
A
N

POOL / EV
CLEAN

AIR / V
A
N

POOL / EV
CLEAN

AIR / V
A
N

POOL / EV
NO

PARKING
NO

PARKING

EV CHARGING
ONLY

EV CHARGING
ONL
Y

EV CHARGING
ONLY

EV CHARGIN
G
ONLY

EV CHARGING
ONLY

EV CHARGING
ONLY
1 18
16 18
16 2
9 4 NO

PARKING
NO

PARKING

EV CHARGING
ONLY

EV CHARGING
ONLY
v NO

PARKING

EV CHARGING
ONLY

EV CHARGING
ONLY
7 11
NO

PARKING
v
NO

PARKING
NO

PARKING
12 122
NO

PARKING
8 4
NO

PARKING
NO

PARKING
v
v
v
4 3
2 EV CHARGING
ONLY

EV CHARGING
ONLY

US - COSTCO - RCVNG - REMODEL

WEST SPRUCE AVE

NORTH RIVERSIDE DR
W. HERNDON AVE

ARTHUR AVE
68'
40'
40' 35'
18' 24' 20' 64' 64' 64'
31'-8"
41'-4"
1237'-3"
805'
57'-8"
261'-2"
566'-4"
41'-3"
1128'-4"
30'
30'
30'
75'-7"
64' 64' 64'
60'
5'
64' 64'
10'-6"
64' 5'
164'-8"
40'
5'
11'
11'
11'
11'
10'
33'-7"
151'-6" 54'-11"
30'
12'

CARWASH

EXIT DRIVE

RIGHT IN - RIGHT OUT

INTERSECTION

FULL ACCESS

INTERSECTION

NEW LEFT TURN
POCKET
5'-0" WIDE ACCESSIBLE

PATH TO ROW

CART CORRAL

TREE WELL

FUEL CANOPY

CONTROLLER

TRANSFORMER ENCLOSURE
50'-0" OVERHEAD

ELECTRICAL EASEMENT FUEL TANKS

PROPOSED ROW

TRAIL EASEMENT

EXISTING PUBLIC

STREET EASEMENT
(2007 - 0148120 OR)
12' WIDE TRAIL

ACCESSIBLE RAMP W/
4'-0" MIN. LANDING - TYP.

EXISTING PUBLIC

STREET EASEMENT
(2O18-0152181 OR)

TIRE CENTER

COMPACTOR

TREE WELL

RECEIVING
(15) SHIPPING
(3) FUTURE

SHIPPING

DOCK LOADING DOCK

COMPACTOR

PROPOSED ROW

TRAIL EASEMENT

EXISTING PUBLIC

STREET EASEMENT
(95-067734 OR)

EXISTING PUBLIC

STREET EASEMENT
(204-0028936 OR)
12' WIDE TRAIL
NEW CURB - TYP.

STREET WIDENING

AND NEW LANE

STRIPING

NEW DOUBLE LEFT

HAND TURN LANE

RIGHT IN - RIGHT

OUT INTERSECTION

VICINITY MAP
0 25' 50' 100'
1" = 50'-0"
CLIENT:

JURISDICTION:

COSTCO SITE AREA:

EXISTING ZONING:

PROJECT ADDRESS:

PROJECT DATA

COSTCO WHOLESALE
999 LAKE DRIVE
ISSAQUAH, WA 98027
SITE DATA:

SETBACKS: REQUIRED ACTUAL
FRONT: TBD FRONT: TBD
SIDE: TBD SIDE: TBD
REAR: TBD REAR: TBD
NEC OF I-35 & NE 36TH ST

FRESNO, CA

21.20 ACRES (923,869 SF)

CITY OF FRESNO
CC/EA/cz

TBDTBDTBD

TBDTBDTBD
NOTES:

EXISTING CONDITIONS TO BE FIELD
VERIFIED.

ANY SURVEY MONUMENTS WITHIN THEAREA 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

IMPROVEMENTS, AS DETERMINED BY

THE CONSTRUCTION MANAGEMENT

ENGINEER, PRIOR TO OCCUPANCY
2 WORKING DAYS BEFORE

COMMENCING EXCAVATION

OPERATIONS WITHIN THE STREET

RIGHT-OF WAY AND/OR UTILITYEASEMENTS, ALL EXISTINGUNDERGROUND FACILITIES SHALL HAVE

BEEN LOCATED BY UNDERGROUND
SERVICES ALERT (USA). CALL
1-800-642-2444
© MG2. All rights reserved. No part of this document may be reproduced in any form or by any means without permission in writing from MG2.

CONCEPT SITE PLAN
F R E S N O , C A L I F O R N I A N O V E M B E R 1 4 , 2 0 2 3 NOVEMBER 14, 2023

CONCEPT SITE PLAN
D11-34

FRESNO, CA
TOTAL SITE AREA 22.53 ACRES (981,622 SF)
FUEL PARCEL AREA: 1.33 ACRES (57,753 SF)
N. RIVERSIDE DR. W. HERNDON AVE. SAN JOAQUIN RIVERCOSTCO SITE 99N. GOLDEN STATE BLVD.

ACESSOR'S PARCEL
NUMBER: 503-020-12
PARKING DATA:
10' WIDE STALLS

ACCESSIBLE STALLS
BUILDING DATA:

NUMBER OF STALLS PER 1000 SF
OF BUILDING AREA:

TOTAL SITE PARKING:
##
INCLUDES:
873 STALLS808 STALLS
25 STALLS

3.98 STALLS

GROSS WAREHOUSE
TOTAL BUILDING FOOTPRINT AREA:

INCLUDES NET MECHANICAL / FIRE
INCLUDES:
219,216 SF
1,188 SF
INCLUDES OPEN CANOPY 3,233 SF
167,960 SF
# 10' WIDE STALLS 40 STALLS
12' WIDE TRAILER PARKING 33 STALLS
TOTAL RECEIVING PARKING:

INCLUDES:
40 STALLS
GROSS MDO 46,834 SF
PROPOSED ZONING: CG/cz
EV STALL PARKING 92 STALLS
APPL. NO.____________EXHIBIT_________DATE________
PLANNING REVIEW BY_________________DATE_________
TRAFFIC ENG.________________________DATE_________
APPROVED BY_______________________ DATE_________

CITY OF FRESNO DARM DEPT
P21-01959 A 03.07.2024
NOVEMBER 14, 2023
PROJECT# 21-5566-01
PG:

FRESNO, CA
1 CONCEPT WAREHOUSE ELEVATIONS

VERTICAL RIBBED PANEL
“SANDSTONE”

OVERHEAD DOORS
“MEDIUM BRONZE”

SPLIT FACE CMU
“TAN”

VERTICAL METAL PANEL
“METALLIC CHAMPAGNE”

CONCRETE STEM WALL
“NATURAL”
A
7’-4”
26’-8”
8’-9”
32’-0”
30’-0”
T.O COPING
31’-0”
T.O COPING
29’-0”
T.O COPING
32’-0”
T.O COPING
30’-0”
T.O COPING
31’-0”
T.O COPING
32’-0”
T.O COPING
31’-0”
T.O COPING
31’-0”
T.O COPING
30’-0”
T.O COPING
30’-0”
T.O COPING
29’-0”
T.O COPING
32’-0”
T.O COPING 30’-0”
T.O COPING
29’-0”
T.O CORNICE
34’-0”
T.O CORNICE 32’-0”
T.O CORNICE
32’-0”
T.O CORNICE
A
A
B
B B

SIGN TABLE

QUANTITY
B COSTCO WHOLESALE 6’-0” C 280 SF 3
TOTAL SIGN AREA:
840 SF
998 SF
A COSTCO WHOLESALE 5’-0” C 175 SF 1 175 SF

IDENTITY SIGN SIZE AREA (EACH) TOTAL SF
1 WEST ELEVATION
SCALE: 1” = 40’
2 NORTH ELEVATION
SCALE: 1” = 40’
3 EAST ELEVATION
SCALE: 1” = 40’
4 SOUTH ELEVATION
SCALE: 1” = 40’
5 SIGN PACKAGE 6 ENTRY CANOPY ELEVATION
AB

VERTICAL RIBBED PANEL
“METALLIC CHAMPAGNE”

VERTICAL RIBBED PANEL
“SANDSTONE”
STRIPE
“COSTCO RED”

SPLIT FACE CMU
“TAN”

CMU STEM WALL
“TAN”

ACCENT METAL
“MEDIUM BRONZE”

COPING AND CORNICE
“MEDIUM BRONZE”
32’-0”
T.O COPING
24’-6”
T.O COPING
APPL. NO.____________EXHIBIT_________DATE________
PLANNING REVIEW BY_________________DATE_________
TRAFFIC ENG.________________________DATE_________
APPROVED BY_______________________ DATE_________

CITY OF FRESNO DARM DEPT
P21-01959 E-1 03.07.2024
MARCH 17, 2021
PROJECT # 21-5556-01

FRESNO, CA CONCEPT CAR WASH ELEVATIONS
10’-6”
3’-6”

SIGN TABLE

QUANTITY
TOTAL SIGN AREA: 74 SF
2 COSTCO WHOLESALE 3’-6” x 10’-6” 37 SF 74 SF

SIGN SIZE AREA (EACH) TOTAL SF
4 SCALE: 1/8” = 1’-0”
NORTH ELEVATION 5 SCALE: 1/4” = 1’-0”
SIGNS
1 SCALE: 1/8” = 1’-0”

SOUTH ELEVATION
2 SCALE: 1/8” = 1’-0”
EAST ELEVATION 3 SCALE: 1/8” = 1’-0”

WEST ELEVATION
EXIT
EXIT

ENTRANCE

SIGNAGE,
TYPE FOR 2

CONCRETE STEM
WALL “NATURAL”

ACCENT STRIPE -
“RED COSTCO”

CONCRETE STEM
WALL “NATURAL”

VERTICAL RIBBED PANEL
“METALLIC CHAMPAGNE”

VERTICAL RIBBED
PANEL “SANDSTONE”

VERTICAL RIBBED
PANEL “SANDSTONE”
COPING “MEDIUM
BRONZE”

VERTICAL RIBBED
PANEL “SANDSTONE”
20’-8”
T.O COPING
20’-8”
T.O COPING
20’-8”
T.O COPING
20’-8”
T.O COPING
2’-0”
T.O CONCRETE
2’-0”
T.O CONCRETE
13’-4”
T.O STRIPE 18’-8”
T.O COPING
18’-8”
T.O COPING
11’-4”
T.O CANOPY
11’-4”
T.O CANOPY
11’-4”
T.O CANOPY
11’-4”
T.O CANOPY
APPL. NO.____________EXHIBIT_________DATE________
PLANNING REVIEW BY_________________DATE_________
TRAFFIC ENG.________________________DATE_________
APPROVED BY_______________________ DATE_________

CITY OF FRESNO DARM DEPT
P21-01959 E-2 03.07.2024
MARCH 17, 2021
PROJECT # 21-5556-01

FRESNO, CA CONCEPT FUEL ELEVATIONS
1 SCALE: 1/8” = 1’-0”
2 EAST/ WEST ELEVATION

NORTH/ SOUTH ELEVATION
SCALE: 1/8” = 1’-0”
4 CONTROLLER ENCLOSURE ELEVATIONS
SCALE: 1/8” = 1’-0”
5 CANOPY SIGNS
SCALE: 1/4” = 1’-0”

TYPICAL STEEL FACED

INSULATED PANELS -

GREY BEIGE

ENTRANCE SIDE EXIT SIDE

INSULATED SAFETY
GLASS

BOTTOM OF FASCIA TO

PAVEMENT VARIES

RIB METAL FASCIA PANEL
“GREY BEIGE”

SIGN LIGHT BAR, CENTERED

ON ALL FOUR SIDES

METAL COLUMNS
“GREY BEIGE”
18’-6”
T.O CANOPY
17’-0” 7’-6”
8’-7”
8’-6”
2’-5”
MIN 14’-6” 3’-0”

SIGN TABLE

QUANTITY
TOTAL SIGN AREA: 84 SF
4 COSTCO WHOLESALE 2’-5” x 8’-6” 21 SF 84 SF

SIGN SIZE AREA (EACH) TOTAL SF
APPL. NO.____________EXHIBIT_________DATE________
PLANNING REVIEW BY_________________DATE_________
TRAFFIC ENG.________________________DATE_________
APPROVED BY_______________________ DATE_________

CITY OF FRESNO DARM DEPT
P21-01959 E-3 03.07.2024
WEST SPRUCE AVE (60' ROW)

NORTH RIVERSIDE DR
WEST HERNDON AVE (60' WIDE)
PRIVATE ROAD (36' WIDE)
©

COSTCO FRESNO

PREPARED FOR

COSTCO WHOLESALE

NOT FOR CONSTRUCTION

OVERALL SITE PLAN
C2.00
NORTH

PROJECT DATA
SITE DATA:

JURISDICTION: CITY OF FRESNO
ZONING: CC (COMMERCIAL COMMUNITY)
CLIENT: COSTCO WHOLESALE
999 LAKE DRIVE
ISSAQUAH, WA 98027
PROJECT ADDRESS: HERNDON AVENUE & RIVERSIDE DRIVE
APN 50302012
CONSTRUCTION NOTES:

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

CITY OF FRESNO DARM DEPT
P21-01959 A-1 09/07/2021

WEST SPRUCE AVE

NORTH RIVERSIDE DR
W. HERNDON AVE

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

CITY OF FRESNO DARM DEPT
P21-01959 A-2 09/07/2021
9 F F F
F F F
F
F
F
FF
F
FF
FF
Y
Y
F
F
F
F
F F F
F F F
F
F
F
F
F
F
F
F
FF
F F
F F F
F
F
F
F
F F F
F F F
F
F
F F F
F F F
F
F
F
F
F
F
F
F
FFFF
FF
F
F
F
F
F
F
F F
F F
F
F
F
F
F
F
F
F
F
F
FF
FFF
F
FF
FFF
F
FF
FFF
F
FF

FFFFFFFFFFFFFFFF
FFF
F
FFFF
FFFFFF
FFFF
F
FF
F
FF
FF
FF
F
F
F
F
F
F
F
F
F
F
F
F
F
F
F
IRRIGATION DESIGN STATEMENT:The irrigation system will be a water efficient low flow, point source system designed to provide adequate watering to support plant growth and insure deeply rooted plant material while avoiding excess water application. The system will be programmable, allowing operation during late night and or early morning hours, with multiple start times and cycles. The system will interface with a weather based sensor that will adjust the amount of water applied to the plant material based on daily weather conditions. Irrigation materials specified for the site will be selected on the basis of durability and ease of maintenance. Landscape irrigation will comply with the California Department of Water Resources Model Water Efficient Landscape Ordinance (MWELO).

WUCOLS LEGEND: VL Very Low Water UseL Low Water UseM Moderate Water Use LANDSCAPE DATA: Site CoverageTotal Costco Site Area: 22.53 AC (981,622 Sqft.)Landscape Area Required: 98,162 Sqft (10% of 981,622 Sqft.)Landscape Area Provided: 130,525 Sqft (13%)Shading Requirement:Required: 50% parking lot shading at 15 yearsProvided: 51.3%Tree Requirement:Provided: 354 trees on siteRequired: 121 trees Provide one (1) tree for every 2,000 sqft. of building lot coverage (241,342 sqft. / 2,000 sqft. = 121 trees) Botanical / Common Name Size WUCOLS Canopy Size Qty. CommentsTrees (Water Use Classification (Anticipated Width of Landscape Species) of Tree Canopy at Maturity)
Cedrus deodara / Deodar Cedar 24” box L 24’-0” 26 Matched in size.Lagerstroemia hyb. ‘Dynamite’ / 24” box L 12’-0” 18 Matched StandardsDynamite (Red) Crape Myrtle Lagerstroemia hyb. ‘Muskogee’ / 24” box L 18’-0” 31 Matched StandardsMuskogee (Lavender) Crape MyrtleQuercus coccinea / 24” box M 35’-0” 73 Matched StandardsScarlet Oak Quercus wislizenii / 24” box L 26’-0“ 18 Matched StandardsInterior Live Oak Ulmus parvifolium ‘True Green’ / 24” box M 35’-0” 119 Matched standardsTrue Green Chinese ElmZelkova serrata ‘Village Green’ / 24” box M 35’-0” 69 Matched StandardsVillage Green Japanese ZelkovaUnderstory PlantingShrubsCallistemon viminalis ‘Little John’ / 5 gal. L Little John Dwarf BottlebrushFrangula californica ‘Eve Case’ / 5 gal. VLEve Case Coffeeberry Olea europaea ‘Montra’ / 5 gal. VLLittle Ollie Dwarf OlivePhlomis fruticosa / 5 gal. LJerusalem Sage Rhaphiolepis indica ‘Pink Dancer’ / 5 gal. MPink Dancer Indian HawthornRhus ovata / Sugar Bush 5 gal. LRosa meidrifora ‘Coral Drift’ / 5 gal. MCoral Drift Shrub Rose Rosa meigalpio ‘Red Drift’ / 5 gal. MRed Drift Shrub Rose PerennialsDianella revolute ‘Little Rev’ / 4” pot LLittle Rev Dianella Dietes vegeta ‘Variegatum’ / 5 gal. LVariegated Fortnight Lily Lomandra longifloia ‘Breeze’ / 1 gal. MBreeze Mat Rush GroundcoversCotoneaster dammeri ‘Coral Beauty’ / 1 gal. LCoral Beauty Bearberry CotoneasterLantana hyb. ‘Sunburst’ / 1 gal. LSunburst (spreading golden yellow) LantanaMyoporum parvifolium ‘Prostratum’ / 1 gal. LProstrate Myoporum Rosmarinus o. ‘Prostratus’ / 1 gal. LProstrate RosemaryOrnamental GrassesFestuca mairei / 1 gal. LAtlas Fescue Muhlenbergia capillaris / 1 gal. HPink Muhly Grass Muhlenbergia rigens / 1 gal. LDeer Grass Plant Legend
Symbols
Right-of-Way/Trail Easement PlantingTrees Nyssa sylvatica/ 15” gal L 25‘-0” 21 Matched StandardsBlack Tupelo Pistachia chinensis ‘Keith Davey’ / 15” gal L 30‘-0” 39 Matched StandardsKeith Davey Pistache Quercus virginiana / 15” gal L 35’-0” 18 Matched StandardsSouthern Live Oak Understory PlantingShrubs: (4’-6’ ht.)Grevillea r. ‘Scarlet Sprite’ / 5 gal. LScarlet Sprite Grevellia Plumbago auriculata / 5 gal. MCape Plumbago Rosmarinus o. ‘Tuscan Blue’ / 1 gal. LTuscan Blue Rosemary Salvia leucantha / 5 gal. LMexican Sage Shrubs: (+/- 3’ ht.)Baccharis pilularis ‘Twin Peaks’ / 1 gal. LTwin Peaks Coyote Bush Callistemon v. ‘Little John’ / 5 gal. L Little John Bottlebrush GroundcoversCotoneaster d. ‘Low Fast’ / 1 gal. LLow Fast Cotoneaster Rosmarinus ‘Huntington Carpet’ / 1 gal. LHuntington Carpet Rosemary

COSTCO FRESNO

PRELIMINARY LANDSCAPE PLAN
SHEET
L1
DAVID BABCOCK + ASSOCIATES
ARCHITECTURE LANDSCAPE PLANNING3581 MT. DIABLO BLVD. , SUITE 235 LAFAYETTE, CALIFORNIA 94549
T: 925.283.5070
DB+A
DBA # P.296
SCALE 1"= 50'
0 25’ 50’ 100’ NORTH
JUNE 04, 2021
Entry
Tire Center
Loading
No Tree Planting within Existing PG&E Transformer Lines Easement 4 x 4 Fuel Facility
Property line (Typ.)
Costco Car Wash Facility
Arthur Ave
North Riverside Drive
West Spruce Ave
West Herndon Ave
Trail Easement (Typ.)
Loading
APPL. NO.____________EXHIBIT_________DATE________
PLANNING REVIEW BY_________________DATE_________
TRAFFIC ENG.________________________DATE_________
APPROVED BY_______________________ DATE_________

CITY OF FRESNO DARM DEPT
P21-01959 09/07/2021 l
D
10'-10" 9'-2" 4'-0" 9'-2" 11'-8" 9'-2" 4'-0" 9'-2" 11'-8" 9'-2" 4'-0" 9'-2" 11'-8" 9'-2" 4'-0" 9'-2" 10'-10" 12 14
24 25
7 19
5 19
16 30
10 13
15 21
23 29 27
15 13
27 29 25
17 25 28
16 6
12 15
14 14
15 15
14 14
15 15
14 14
14 V
8 21
CLEAN

AIR / VAN

POOL / EV
CLEAN

AIR / VAN

POOL / EV
CLEAN

AIR / VAN

POOL / EV
CLEAN

AIR / VAN

POOL / EV
CLEAN

AIR / VAN

POOL / EV
CLEAN

AIR / VAN

POOL / EV
CLEAN

AIR / VAN

POOL / EV
CLEAN

AIR / VAN

POOL / EV
CLEAN

AIR / VAN

POOL / EV
CLEAN

AIR / VAN

POOL / EV
CLEAN

AIR / VAN

POOL / EV
CLEAN

AIR / VAN

POOL / EV
CLEAN

AIR / VAN

POOL / EV
CLEAN

AIR / VAN

POOL / EV
CLEAN

AIR / VAN

POOL / EV
CLEAN

AIR / VAN

POOL / EV
CLEAN

AIR / VAN

POOL / EV
CLEAN

AIR / VAN

POOL / EV
CLEAN

AIR / VAN

POOL / EV
CLEAN

AIR / VAN

POOL / EV
CLEAN

AIR / VAN

POOL / EV
CLEAN

AIR / VAN

POOL / EV
CLEAN

AIR / VAN

POOL / EV
CLEAN

AIR / VAN

POOL / EV
CLEAN

AIR / VAN

POOL / EV
CLEAN

AIR / VAN

POOL / EV
CLEAN

AIR / VAN

POOL / EV
CLEAN

AIR / VAN

POOL / EV
CLEAN

AIR / VAN

POOL / EV
CLEAN

AIR / VAN

POOL / EV
CLEAN

AIR / VAN

POOL / EV
CLEAN

AIR / VAN

POOL / EV
CLEAN

AIR / VAN

POOL / EV
NO

PARKING
NO

PARKING

EV CHARGING
ONLY

EV CHARGING
ONLY
1 18
16 18
16 2
9 4 NO

PARKING
NO

PARKING

EV CHARGING
ONLY

EV CHARGING
ONLY
v NO

PARKING

EV CHARGING
ONLY

EV CHARGING
ONLY
7 11
NO

PARKING
v
NO

PARKING
NO

PARKING
12 12
2 NO

PARKING
8 4
NO

PARKING
NO

PARKING
v
v
v
4 3
2 EV CHARGING
ONLY

EV CHARGING
ONLY

US - COSTCO - RCVNG - REMODEL

WEST SPRUCE AVE

NORTH RIVERSIDE DR
W. HERNDON AVE

CARWASH

EXIT DRIVE

RIGHT IN - RIGHT OUT

INTERSECTION

FULL ACCESS

INTERSECTION

NEW LEFT TURN
POCKET
5'-0" WIDE ACCESSIBLE

PATH TO ROW

CART CORRAL

TREE WELL

FUEL CANOPY

CONTROLLER

TRANSFORMER ENCLOSURE
50'-0" OVERHEAD

ELECTRICAL EASEMENT FUEL TANKS

PROPOSED ROW

TRAIL EASEMENT

EXISTING PUBLIC

STREET EASEMENT
(2007 - 0148120 OR)
12' WIDE TRAIL

ACCESSIBLE RAMP W/
4'-0" MIN. LANDING - TYP.

EXISTING PUBLIC

STREET EASEMENT
(2O18-0152181 OR)

TIRE CENTER

COMPACTOR

TREE WELL

RECEIVING
(15) SHIPPING
(3) FUTURE

SHIPPING

DOCK LOADING DOCK

COMPACTOR

PROPOSED ROW

TRAIL EASEMENT

EXISTING PUBLIC

STREET EASEMENT
(95-067734 OR)

EXISTING PUBLIC

STREET EASEMENT
(204-0028936 OR)
12' WIDE TRAIL
NEW CURB - TYP.

STREET WIDENING

AND NEW LANE

STRIPING

NEW DOUBLE LEFT

HAND TURN LANE

RIGHT IN - RIGHT

OUT INTERSECTION

VICINITY MAP
0 25' 50' 100'
1" = 50'-0"
CLIENT:

JURISDICTION:

COSTCO SITE AREA:

EXISTING ZONING:

PROJECT ADDRESS:

PROJECT DATA

COSTCO WHOLESALE
999 LAKE DRIVE
ISSAQUAH, WA 98027
SITE DATA:

SETBACKS: REQUIRED ACTUAL
FRONT: TBD FRONT: TBD
SIDE: TBD SIDE: TBD
REAR: TBD REAR: TBD
NEC OF I-35 & NE 36TH ST

FRESNO, CA

21.20 ACRES (923,869 SF)

CITY OF FRESNO
CC/EA/cz

TBDTBDTBD

TBDTBDTBD
NOTES:

EXISTING CONDITIONS TO BE FIELD
VERIFIED.

ANY SURVEY MONUMENTS WITHIN THEAREA 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

IMPROVEMENTS, AS DETERMINED BY

THE CONSTRUCTION MANAGEMENT

ENGINEER, PRIOR TO OCCUPANCY
2 WORKING DAYS BEFORE

COMMENCING EXCAVATION

OPERATIONS WITHIN THE STREET

RIGHT-OF WAY AND/OR UTILITYEASEMENTS, ALL EXISTINGUNDERGROUND FACILITIES SHALL HAVE

CONCEPT SITE PLAN
F R E S N O , C A L I F O R N I A N O V E M B E R 1 4 , 2 0 2 3 NOVEMBER 14, 2023

CONCEPT SITE PLAN
D11-34

FRESNO, CA
TOTAL SITE AREA 22.53 ACRES (981,622 SF)
FUEL PARCEL AREA: 1.33 ACRES (57,753 SF)
N. RIVERSIDE DR. W. HERNDON AVE. SAN JOAQUIN RIVERCOSTCO SITE 99 N. GOLDEN STATE BLVD.

ACESSOR'S PARCEL
NUMBER: 503-020-12
PARKING DATA:
10' WIDE STALLS

ACCESSIBLE STALLS
BUILDING DATA:

NUMBER OF STALLS PER 1000 SF
OF BUILDING AREA:

TOTAL SITE PARKING:
##
INCLUDES:
873 STALLS808 STALLS
25 STALLS

3.98 STALLS

GROSS WAREHOUSE
TOTAL BUILDING FOOTPRINT AREA:

INCLUDES NET MECHANICAL / FIRE
INCLUDES:
219,216 SF
1,188 SF
INCLUDES OPEN CANOPY 3,233 SF
167,960 SF
# 10' WIDE STALLS 40 STALLS
12' WIDE TRAILER PARKING 33 STALLS
TOTAL RECEIVING PARKING:

INCLUDES:
40 STALLS
GROSS MDO 46,834 SF
PROPOSED ZONING: CG/cz
EV STALL PARKING 92 STALLS
General Comments: 1. Provide existing andproposed land usedesignation.2. Project site address is7120 N Riverside Dr. 3. Provide standard notesand requirements sheet. 4. Provide dimension ofbuildings from propertylines.5. Depict all existing andproposed pad, utiilityvaults, transformers,backflow preventiondevices, gas meters, firehydrants, etc. 6. Provide Floor Area Ratiocalculation.7. Provide paved andlandscape area calculation.8. Depict fire lanes9. Depict number of bicycleparking spaces provided.Include calculation. 10. Depict directionalarrows within drive aisles. 11. Depict adjacentproperty land usedesignation.12. Depict section lines andcenter lines. 13. Depict streetimprovements.14. Call out North Arthur isto be vacated.

Proposed Uses: Large-FormatRetailService StationCar Wash Dim.

Provide adjacentproperty ownerauthorization toconstruct privateroad.

Service Areas and Loading. Service and loadingareas should be integrated with the design of thebuilding and shall be screened from residentialareas. Special attention shall be given whendesigning loading facilities in a location that isproximate to residential uses. Techniques suchas block walls, enhanced setbacks, or enclosedloading bays can minimize adverse impacts toresidents.

Parking Comments Article 24PC-1: Parking lots and pedestrian area, includinglandscaped areas, driveways, and loading areas, shallbe maintained free of refuse, debris, or otheraccumulated matter and shall be ket in good repair atall times.PC-2: Parking per FMC 15-2409, one parking spaceper 450 square feet o floor area.PC-3: Accessible Parking, Where parking is providedfor the public as clients, guests, or employees, it shallinclude parking accessible to persons with disabilities inaccordance with the standards in Chapter 71, SiteDevelopment Requirements for HandicappedAccessibility of Title 24 of the California Code ofRegulations.PC-4: Access to Adjacent Sites. Applicants areencouraged to provide shared vehicle and pedestrianaccess between adjacent properties for convenience,safety, and efficient circulation. A joint access covenantshall be required.PC-5: FMC 15-2416: For Parking Lots with 250 Spacesor More. Per the California Building Code or thefollowing, whichever shall provide the greater amount ofEV spaces. i.There shall be one vehicle chargingstation for every 250 spaces.ii.At least one space shallbe 15 feet in width. iii. Signage shall clearly state thatspaces are to be used for actively charging vehiclesonly.PC-6: FMC 15-2417, Access to Major Streets shall bespaced to provide for reasonable access to propertieswhile maximizing traffic safety and traffic flow.Emphasis should be placed on maximizing on-sitereciprocal access and minimizing the number of streetaccess points.PC-7: FMC 2419, Parking Lot Striping. All parking stallsshall be clearly outlined with striping, and all aisles,approach lanes, and turning areas shall be clearlymarked with directional arrows and lines as necessaryto provide for safe traffic movement.PC-8: Wheel Stops. Concrete bumper guards or wheelstops shall be provided for all unenclosed parkingspaces on a site with four or more unenclosed parkingspaces. A six-inch-high concrete curb surrounding alandscape area may be used as a wheel stop, providedthat the overhang will not damage or interfere with plantgrowth or its irrigation. A concrete sidewalk may beused as a wheel stop if the overhang will not reduce theminimum required walkway width.PC-9: Surfacing. All parking areas shall be graded,paved, and improved and all sites shall be properlydrained and subject to the approval of the CityEngineer. No unpaved area shall be used for parkingunless used as Temporary Parking per Section15-2760.1.Cross-Grades. Cross-grades shall be designed forslower stormwater flow and to direct stormwater towardlandscaping, bio-retention areas, or other watercollection/treatment areas.2.Landscaping Alternative. Up to three feet of the frontof a parking space as measured from a line parallel tothe direction of the bumper of a vehicle using the spacemay be landscaped with ground cover plants instead ofpaving.3.Permeable Paving. Permeable paving may be used inall overflow parking areas and emergency access-onlydrives if approved by the Public Works Director.4.TurfGrids/Grassy Pavers. Turf grids/grassy pavers may beinstalled in areas of low traffic or infrequent use, suchas emergency vehicles lanes, if approved by the FireDepartment and the Public Works Director.Parking lot lighting shall, to the maximum extentfeasible, be designed and installed so that light andglare is not directed onto residential use areas oradjacent public rights-of-way, consistent with Article 25,Performance Standards. Such parking lot illuminationshall be no less than 0.5 foot-candles.

NOVEMBER 14, 2023
PROJECT# 21-5566-01
PG:

FRESNO, CA
1 CONCEPT WAREHOUSE ELEVATIONS

VERTICAL RIBBED PANEL
“SANDSTONE”

OVERHEAD DOORS
“MEDIUM BRONZE”

SPLIT FACE CMU
“TAN”

VERTICAL METAL PANEL
“METALLIC CHAMPAGNE”

SIGN TABLE

QUANTITY
B COSTCO WHOLESALE 6’-0” C 280 SF 3
TOTAL SIGN AREA:
840 SF
998 SF
A COSTCO WHOLESALE 5’-0” C 175 SF 1 175 SF

VERTICAL RIBBED PANEL
“METALLIC CHAMPAGNE”

VERTICAL RIBBED PANEL
“SANDSTONE”
STRIPE
“COSTCO RED”

SPLIT FACE CMU
“TAN”

CMU STEM WALL
“TAN”

ACCENT METAL
“MEDIUM BRONZE”

COPING AND CORNICE
“MEDIUM BRONZE”
32’-0”
T.O COPING
24’-6”
T.O COPING
Building Articulation. All street-facing
façades, including freeway-facing façades,
must include at least one projection or
recess at least two feet in depth for every 25
horizontal feet of wall.

DO NOT MIRROR DO NOT MIRROR DO NOT MIRROR DO NOT MIRROR

DO NOT MIRROR

DO NOT MIRROR DO NOT MIRROR

DO NOT MIRROR

DO NOTMIRROR

DO NOT MIRROR

DO NOT MIRROR
XXX
X X

XXXXXXXXXXXXXXXXX
X
X
X
T
X
X X X

EMPLOYEE

LOCKER ROOM
1,470 SF
1,408 NET SF

MEMBERSHIP

COUNTER
227 SF
227 NET SF

TIRE SALES
2,493 SF
2,441 NET SF
TIRE

INSTALLATION
2,557 SF
2,417 NET SF

TALL PRODUCE
COOLER
1,676 SF
1,553 NET SF

MEAT PREP
1,193 SF
1,156 NET SF
SALES
COOLER
1,425 SF
1,347 NET SF
SALES

FREEZER
1,425 SF
1,347 NET SF
SALES

SUB-ZERO

FREEZER
1,425 SF
1,347 NET SF
FOOD

SERVICE
1,230 SF
1,122 NET SF

FOOD SERVICE
SEATING (48)
MPU
313 SF
291 NET SF

CONSULT
ROOM #1
102 SF
80 NET SF

CONSULT
ROOM #3
106 SF
80 NET SF
LAB
875 SF
759 NET SF

PHARMACY
176 SF
148 NET SF

PROFESSIONAL

SERVICES
109 SF
83 NET SF

OPTICAL
SALES893 SF
803 NET SF

MAIN SALES
174,654 SF
130,801 NET SF
TIRE

STORAGE AREA
144 SF
417 NET SF

MANAGER
238 SF
228 NET SF
MEN RR
327 SF
289 NET SF
EDP
175 SF
165 NET SF

ANTE ROOM
32 SF
29 NET SF
VAULT
97 SF
82 NET SF

VESTIBULE
206 SF
JANITOR 204 NET SF
100 SF
86 NET SF
OFFICE
797 SF
733 NET SF

FAMILY RR
111 SF
88 NET SF

WOMEN RR
315 SF / 289 NET SF

MANAGER'S
PODIUM

AND MIMO
RTV
199 SF
199 NET SF
DELI /

DISH PREP
800 SF
766 NET SF
TALL

DELI / MEAT
COOLER
1,045 SF
1,003 NET SF

ROTISSERIE
519 SF
471 NET SF

ROTISSERIE
PREP
227 SF
198 NET SF

DEMO ROOM
327 SF
290 NET SF

TIRE SALESRESTROOM
81 SF
63 NET SF

RECEPTION
235 SF
226 NET SF
COOLER
152 SF
121 NET SF

HEARING
CENTER
511 SF
466 NET SF

QUIET ROOM
113 SF
71 NET SF
BAKERY

FREEZER
607 SF
562 NET SF
BAKERY
COOLER
429 SF
354 NET SF
BAKERY2,612 SF
2,418 NET SF

ELECTRICAL
ROOM
569 SF
483 NET SF

CONSULT
ROOM #2
106 SF
80 NET SF

CONTACT
LENS
62 SF
55 NET SF TEST AREA
60 SF
55 NET SF

HALLWAY

RETURNS

COUNTER
171 SF
171 NET SF
15' STEEL
15' STEEL
15' STEEL
15' STEEL
15' STEEL
15' STEEL
15' STEEL
15' STEEL
15' STEEL
15' STEEL
15' STEEL
15' STEEL
15' STEEL
15' STEEL
15' STEEL
15' STEEL
STEEL STORAGE RACKS TO 15'-0" HEIGHT
WITH STORAGE TO 22'-0" AFF (SOIC), TYPICAL
15' STEEL
15' STEEL 15' STEEL
15' STEEL
FINISH FLOOR ELEVATION (DATUM) 0'-0"

VERIFY ACTUAL ELEVATION WITH

CIVIL DRAWINGS
15' STEEL
15' STEEL
15' STEEL
S.O.K.

BULK STORAGE (NIC)
40' DELI CASES 60' M-1 CASES 8' HED
15' STEEL
STEEL STORAGE RACKS TO 15'-0" HEIGHT
WITH STORAGE TO 22'-0" AFF (SOIC), TYPICAL
15' STEEL
15' STEEL

FLORAL MERCHANDISER (SIO), VERIFY

LOCATION WITH WAREHOUSE MANAGER

LAYOUT TO BE DETERMINED BY COSTCO WHOLESALE,
PALLET DISPLAY TO 5'-0" HEIGHT MAXIMUM (SIO), TYPICAL
15' STEEL
15' STEEL
5' STEEL
5' STEEL
5' STEEL
5' STEEL
5' STEEL
5' STEEL
5' STEEL
5' STEEL

CAKE CASE

MEDIA MEDIA CHAIN-LINK FENCE (SIO)

FOR RACK ANCHORAGE
SEE 13/A601 - TYP
15' STEEL 15' STEEL
15' STEEL

UNDERFLOOR
J-BOX, TYPALSO SEE ELEC
15' STEEL

EYE WASH

STATION

SIPHONIC

RAIN LEADER

BULK STORAGE (NIC)
15' STEEL

SIPHONIC

RAIN LEADER
(14) ACCESSIBLE

CHECKSTANDS

CHAIN-LINK

FENCE (SIO)

IDF BOX
(SIO) SEE

ELEC DWG
MIMO (SIOC) (6) SELF-SERVE

CHECKOUT (SIO)
POWER

FENCE (SIO)

CHAIN-LINK FENCE (SIO)
SODA

VENDERS (SIO)

ATM (SIO)

SCOOTERS (SIO)
ELEC
ROOM
293 SF
275 NET SF

ALIGN JEWELRY DISPLAY
28' M-1 CASES
8' M-1
8' M-1
28' D-5 CASES
8' D-5
8' D-5

PALLETS
28' M-1 CASES
28' D-5 CASES
8' D-5
8' D-5

WAVE BIKE
RACK (7 BIKES)

TALL DAIRY
COOLER
1,141 SF
1,092 NET SF
15' STEEL 15' STEEL
15' STEEL 15' STEEL

VESTIBULE
5,856 SF
5,102 NET SF

ENTRANCE
EXIT

SHADED AREA IS EXTENDOF DRY SHAKE HARDENER
PER SPEC 033300
8' M-1
8' M-1

SHELVING

FIRE DEPT ROOM
588 SF
557 NET SF

LOCKERS/BENCH

ELECTRONIC

CHARGINGCOUNTER

LOAD REVIEW /BREAK AREA

VENDING ICE MACHINE

MICROWAVE
3 BATTERY

CHARGERS
(6 LIFT TRUCKS)

MECHANICAL ROOM
2,038 SF
1,913 NET SF

TAP BOX

TRANSFORMER

CARDBOARD

BALER (SOIC)

PLASTICBALER (SOIC)

OPEN OFFICE

COAT STORAGE

COMPACTOR
COM
ENCL
WITH
DUMP

CONF ROOM

W/MOVABLE

PARTITION

SHIP LADDER

TO PLATFORM

COMPRESSOR

SHIP LADDER

TO HATCH ABOVE
SHIP

LADDER TOPLATFORM
0 8' 16' 32'
1/16" = 1'-0"
APPROVED BY:

PRESIDENT DATE:

EXECUTIVE VP DATE:

SENIOR VP DATE:

REGIONAL VP DATE:

SCALE:COMPRESSORPLATFORM
1/16" = 1'-0"
SCALE:

EQUIPMENTPLATFORM
1/16" = 1'-0"
© MG2, Inc. All rights reserved. No part of this document may be reproduced in any form or by any means without permission in writing from MG2.

COSTCO WHOLESALE PRELIMINARY FLOOR PLAN
M A Y 2 5 , 2 0 2 1
21-5528-01MAY 25, 2021

PRELIMINARY

FLOOR PLAN
P21-09
SEE P22-09

PROJECT DATA

NET FIRE DEPT ROOM

TOTAL BUILDING - GROSS
RACK COUNT:

GROCERY RACKS (15 ft)

CENTER SECTION
HARDLINE RACKS (15 ft)

ENVELOPE / EXTERIOR WALL

NET WAREHOUSE SALES FLOOR

GROCERY PALLETS

HARDLINE PALLETS

NET MECHANICAL ROOM

NET VESIBULE
174,666 SF
545 SF
1,914 SF
333144
19,586 SF
224
48 NOTES:
5,102 SF2,839 SF
241,342 SF
TOTAL WHSE BUILDING - NET 189,081 SF
NET RECEIVING 6,854 SF
NET STORAGE FLOOR 49,422 SF
APPL. NO.____________EXHIBIT_________DATE________
PLANNING REVIEW BY_________________DATE_________
TRAFFIC ENG.________________________DATE_________
APPROVED BY_______________________ DATE_________

CITY OF FRESNO DARM DEPT
P21-01959 F-1 09/07/2021

DO NOT MIRROR DO NOT MIRROR DO NOT MIRROR DO NOT MIRROR

DO NOT MIRROR

NOT MIRROR DO NOT MIRROR

DO NOT MIRROR

DO NOTMIRROR

DO NOT MIRROR
XX

TALL PRODUCE
COOLER
1,676 SF
1,553 NET SF

MEAT PREP
1,193 SF
1,156 NET SF

MAIN SALES
174,654 SF
130,801 NET SF
RTV
199 SF
199 NET SF
TALL

DELI / MEAT
COOLER
1,045 SF
1,003 NET SF

ROTISSERIE
519 SF
471 NET SF

ROTISSERIE
PREP
227 SF
198 NET SF
BAKERY

FREEZER
607 SF
562 NET SF
BAKERY
COOLER
429 SF
354 NET SF
BAKERY2,612 SF
2,418 NET SF
15' STEEL
15' STEEL
15' STEEL
15' STEEL
15' STEEL
15' STEEL
15' STEEL
60' M-1 CASES
STEEL STORAGE RACKS TO 15'-0" HEIGHT
WITH STORAGE TO 22'-0" AFF (SOIC), TYPICAL
15' STEEL
15' STEEL

CAKE CASE
MEDIA

FENCE (SIO)

FOR RACK ANCHORAGE
SEE 13/A601 - TYP
15' STEEL

EYE WASH
28' M-1 CASES STATION
8' M-1
8' M-1
28' M-1 CASES
8' M-1
8' M-1

VERSACHOCK

RECEIVING /

LOAD OUT
DESK
SFT-U0-0N02F1 SFT-U0-0N02F1 SFT-U0-0N02F1
TVRA-2358-LJSNCV

CHECK-IN
DESK

KNOCK OUT PANEL
(FUTURE DOOR)

KNOCK OUT PANEL
(FUTURE DOOR) DRIVER ENTRY

SHELVING

DELUXING NEED DESK
AND 110v POWER

STAGING

FOR DELUX

BBBBBBBBBBBBBB BALER CARTS

LOCKERS/BENCH

ELECTRONIC

CHARGINGCOUNTER

LOAD REVIEW /BREAK AREA

VENDING ICE MACHINE

MICROWAVE
3 BATTERY

CHARGERS
(6 LIFT TRUCKS)

FED EX / UPS

DELIVERY DOORS
(NO LABEL/SIGN)

JUST FOR GENERAL

REFERENCE
BBBB

RECEIVING

HAUL AWAY

LEVELERS AND TRAILER RESTRAINT

ABOVE GROUND

SCRUBBER

DISCHARGE TANK

RECEIVING
7,045 SF
6,854 NET SF

RAMP UP TO GRADE

CARDBOARD

BALER (SOIC)

PLASTIC

BALER (SOIC)

OPEN OFFICE

COAT STORAGE

COMPACTOR

ENCLOSURE

WITH CART
DUMPER

CONF ROOM

W/MOVABLE

PARTITION
0 8' 16' 32'
1/16" = 1'-0"
APPROVED BY:

PRESIDENT DATE:EXECUTIVE VP DATE:

SENIOR VP DATE:

REGIONAL VP DATE:
© MG2, Inc. All rights reserved. No part of this document may be reproduced in any form or by any means without permission in writing from MG2.

COSTCO WHOLESALE PRELIMINARY FLOOR PLAN
M A Y 2 5 , 2 0 2 1
21-5528-01MAY 25, 2021

PRELIMINARY

FLOOR PLAN
P22-09
DOOR COUNT:DOCK DOORSRECEIVING DOOR
15 2
NOTES:

HAUL AWAY DOOR 1
KNOCK-OUT PANELS 3

PROJECT DATA

NET FIRE DEPT ROOM

TOTAL BUILDING - GROSS

ENVELOPE / EXTERIOR WALL

NET WAREHOUSE SALES FLOOR

NET MECHANICAL ROOMNET VESIBULE
174,666 SF
545 SF
1,914 SF5,102 SF2,839 SF
241,342 SF
TOTAL WHSE BUILDING - NET 189,081 SF
NET STORAGE FLOORNET RECEIVING 6,854 SF
49,422 SF
APPL. NO.____________EXHIBIT_________DATE________
PLANNING REVIEW BY_________________DATE_________
TRAFFIC ENG.________________________DATE_________
APPROVED BY_______________________ DATE_________

CITY OF FRESNO DARM DEPT
P21-01959 F-2 09/07/2021
JUNE 3, 2021
PROJECT# 21-5556-01

FRESNO, CA CONCEPT WAREHOUSE ELEVATIONS
1 3
4 2
32’-0”
T.O COPING
32’-0”
T.O CORNICE
32’-0”
T.O COPING
34’-0”
T.O CORNICE 32’-0”
T.O CORNICE
31’-0”
T.O COPING
30’-0”
T.O COPING
32’-0”
T.O COPING
31’-0”
T.O CORNICE
30’-0”
T.O COPING
29’-0”
T.O COPING
32’-0”
T.O CORNICE
29’-0”
T.O CORNICE
32’-0”
T.O COPING
31’-0”
T.O COPING
B
B B
A
4 SOUTH ELEVATION
SCALE: 1” = 40’
1 WEST ELEVATION
SCALE: 1” = 40’
2 NORTH ELEVATION
SCALE: 1” = 40’
3 EAST ELEVATION
SCALE: 1” = 40’

VERTICAL RIBBED PANEL
“METALLIC CHAMPAGNE”
SPLIT FACE CMU - “TAN”
SPLIT FACE CMU - “TAN”

COPING AND CORNICE -
“MEDIUM BRONZE”

VERTICAL RIBBED PANEL
“METALLIC CHAMPAGNE”

VERTICAL RIBBED PANEL
“SANDSTONE”

VERTICAL RIBBED PANEL
“SANDSTONE”
STRIPE
“COSTCO RED”

CONCRETE STEM WALL
“NATURAL”

CMU STEM WALL
“TAN”

SPLIT FACE CMU
“TAN”

SPLIT FACE CMU
“TAN”
30’-0”
T.O COPING

VERTICAL RIBBED PANEL
“SANDSTONE”

ACCENT STEEL
“MEDIUM BRONZE”

OVERHEAD DOORS
“MEDIUM BRONZE AND
CLEAR GLAZING”

VERTICAL RIBBED PANEL
“SANDSTONE”

VERTICAL RIBBED PANEL
“METALLIC CHAMPAGNE”

VERTICAL RIBBED PANEL
“SANDSTONE”
31’-0”
T.O COPING 30’-0”
T.O COPING
30’-0”
T.O COPING
AB
7’-4”
26’-8”
8’-9”
32’-0” SIGN TABLE

QUANTITY
B COSTCO WHOLESALE 6’-0” C 280 SF 3
TOTAL SIGN AREA:
840 SF
998 SF
A COSTCO WHOLESALE 5’-0” C 175 SF 1 175 SF

IDENTITY SIGN SIZE AREA (EACH) TOTAL SF
APPL. NO.____________EXHIBIT_________DATE________
PLANNING REVIEW BY_________________DATE_________
TRAFFIC ENG.________________________DATE_________
APPROVED BY_______________________ DATE_________

CITY OF FRESNO DARM DEPT
P21-01959 E-1 09/07/2021
JUNE 3, 2021
PROJECT# 21-5556-01

FRESNO, CA CONCEPT FUEL ELEVATIONS
1 SCALE: 1/8” = 1’-0”
2 EAST/ WEST ELEVATION

NORTH/ SOUTH ELEVATION
SCALE: 1/8” = 1’-0”
4 CONTROLLER ENCLOSURE ELEVATIONS
SCALE: 1/8” = 1’-0”
5 CANOPY SIGNS
SCALE: 1/4” = 1’-0”

TYPICAL STEEL FACED

INSULATED PANELS -

GREY BEIGE

ENTRANCE SIDE EXIT SIDE

INSULATED SAFETY
GLASS

BOTTOM OF FASCIA TO

PAVEMENT VARIES

RIB METAL FASCIA PANEL
“GREY BEIGE”

SIGN LIGHT BAR, CENTERED

ON ALL FOUR SIDES

METAL COLUMNS
“GREY BEIGE”
18’-6”
T.O CANOPY
17’-0” 7’-6”
8’-7”
8’-6”
2’-5”
MIN 14’-6” 3’-0”

SIGN TABLE

QUANTITY
TOTAL SIGN AREA: 84 SF
4 COSTCO WHOLESALE 2’-5” x 8’-6” 21 SF 84 SF

CITY OF FRESNO DARM DEPT
P21-01959 E-2 09/07/2021
JUNE 3, 2021
PROJECT# 21-5556-01

FRESNO, CA CONCEPT CAR WASH ELEVATIONS
10’-6”
3’-6”

SIGN TABLE

QUANTITY
TOTAL SIGN AREA: 74 SF
2 COSTCO WHOLESALE 3’-6” x 10’-6” 37 SF 74 SF

SIGN SIZE AREA (EACH) TOTAL SF
4 SCALE: 1/8” = 1’-0”
NORTH ELEVATION 5 SCALE: 1/4” = 1’-0”
SIGNS
1 SCALE: 1/8” = 1’-0”

SOUTH ELEVATION
2 SCALE: 1/8” = 1’-0”
EAST ELEVATION 3 SCALE: 1/8” = 1’-0”

WEST ELEVATION
EXIT
EXIT

ENTRANCE

SIGNAGE,
TYPE FOR 2

CONCRETE STEM
WALL “NATURAL”

ACCENT STRIPE -
“RED COSTCO”

CONCRETE STEM
WALL “NATURAL”

VERTICAL RIBBED PANEL
“METALLIC CHAMPAGNE”

VERTICAL RIBBED
PANEL “SANDSTONE”

VERTICAL RIBBED
PANEL “SANDSTONE”
COPING “MEDIUM
BRONZE”

CITY OF FRESNO DARM DEPT
P21-01959 E-3 09/07/2021
JUNE 3, 2021
PROJECT# 21-5556-01

FRESNO, CA NORTHWEST PERSPECTIVE
JUNE 3, 2021
PROJECT# 21-5556-01

FRESNO, CA ENTRY CANOPY PERSPECTIVE
JUNE 3, 2021
PROJECT# 21-5556-01

FRESNO, CA NORTHEAST PERSPECTIVE
JUNE 3, 2021
PROJECT# 21-5556-01

FRESNO, CA SOUTHEAST PERSPECTIVE
JUNE 3, 2021
PROJECT# 21-5556-01

FRESNO, CA CONTEXT
MARCH 17, 2021
PROJECT # 21-5556-01

FRESNO, CA CONCEPT CAR WASH ELEVATIONS
10’-6”
3’-6”

SIGN TABLE

QUANTITY
TOTAL SIGN AREA: 74 SF
2 COSTCO WHOLESALE 3’-6” x 10’-6” 37 SF 74 SF

SIGN SIZE AREA (EACH) TOTAL SF
4 SCALE: 1/8” = 1’-0”
NORTH ELEVATION 5 SCALE: 1/4” = 1’-0”
SIGNS
1 SCALE: 1/8” = 1’-0”

SOUTH ELEVATION
2 SCALE: 1/8” = 1’-0”
EAST ELEVATION 3 SCALE: 1/8” = 1’-0”

WEST ELEVATION
EXIT
EXIT

ENTRANCE

SIGNAGE,
TYPE FOR 2

CONCRETE STEM
WALL “NATURAL”

ACCENT STRIPE -
“RED COSTCO”

CONCRETE STEM
WALL “NATURAL”

VERTICAL RIBBED PANEL
“METALLIC CHAMPAGNE”

VERTICAL RIBBED
PANEL “SANDSTONE”

VERTICAL RIBBED
PANEL “SANDSTONE”
COPING “MEDIUM
BRONZE”

FRESNO, CA CONCEPT FUEL ELEVATIONS
1 SCALE: 1/8” = 1’-0”
2 EAST/ WEST ELEVATION

NORTH/ SOUTH ELEVATION
SCALE: 1/8” = 1’-0”
4 CONTROLLER ENCLOSURE ELEVATIONS
SCALE: 1/8” = 1’-0”
5 CANOPY SIGNS
SCALE: 1/4” = 1’-0”

TYPICAL STEEL FACED

INSULATED PANELS -

GREY BEIGE

ENTRANCE SIDE EXIT SIDE

INSULATED SAFETY
GLASS

BOTTOM OF FASCIA TO

PAVEMENT VARIES

RIB METAL FASCIA PANEL
“GREY BEIGE”

SIGN LIGHT BAR, CENTERED

ON ALL FOUR SIDES

METAL COLUMNS
“GREY BEIGE”
18’-6”
T.O CANOPY
17’-0” 7’-6”
8’-7”
8’-6”
2’-5”
MIN 14’-6” 3’-0”

SIGN TABLE

QUANTITY
TOTAL SIGN AREA: 84 SF
4 COSTCO WHOLESALE 2’-5” x 8’-6” 21 SF 84 SF

SIGN SIZE AREA (EACH) TOTAL SF
9 F F F
F F F
F
F
F
FF
F
FF
FF
Y
Y
F
F
F
F
F F F
F F F
F
F
F
F
F
F
F
F
FF
F F
F F F
F
F
F
F
F F F
F F F
F
F
F F F
F F F
F
F
F
F
F
F
F
F
FFFF
FF
F
F
F
F
F
F
F F
F F
F
F
F
F
F
F
F
F
F
F
FF
FFF
F
FF
FFF
F
FF
FFF
F
FF

COSTCO FRESNO

CITY OF FRESNO DARM DEPT
P21-01959 09/07/2021 l
Project Description and Operational Statement
Costco Warehouse, Fuel Station, and Carwash
7120 N. Riverside Drive, Fresno, CA 93722
Costco Wholesale (Costco) is pleased to submit this letter requesting land use approval for the construction of a new Costco retail warehouse, gas station, and car wash and the creation of two parcels through a tentative parcel map subdivision (collectively, the project). The project site is located at the northeast corner of the intersection of West Herndon Avenue and North Riverside Boulevard, encompassing a single parcel.

This letter serves as the Operational Statement (per the City of Fresno’s Submittal Requirements for Development Applications checklist) and project description for the purposes of environmental review pursuant to the California Environmental Quality Act. The application for the project is seeking the following entitlements:
A Development Permit per Section 15-52 of the Fresno Municipal Code to establish a new use within the CG (Commercial-General) Zone
A conditional use permit (CUP) per Table 15-1202 in Section 15-1202 to establish a LargeFormat Retail, Service Station, and Car Wash within the CC zone A CUP per Section 15-2706 to establish a new use including the sale of alcoholic beverages for off-site consumption
A General Plan Amendment and rezoning to reclassify the portion of West Herndon Avenue fronting the project site from Expressway to Superarterial, to change the site’s General Plan Land Use Designation from Community Commercial to General Commercial, and to change the site’s zoning designation from CC (Commercial – Community ) to CG (Commercial General) A Planned Development Permit per Section 15-59 of the Fresno Municipal Code to allow variation from the standards for parking lot lighting in Section 15-2015 Approval of a Parcel Map for the subdivision of the existing parcel into two resultant parcels

PROJECT OBJECTIVES
Construct and operate a new Costco warehouse that serves the local community with goods and services from both nationally known businesses and regional and local businesses. Reduce energy consumption by incorporating sustainable design features and systems with enhanced energy efficiencies meeting State and federal code requirements. Provide a Costco warehouse in a location that is convenient for its members, the community, and employees to travel to shop and work
APPL. NO.____________EXHIBIT_________DATE________
PLANNING REVIEW BY_________________DATE_________
TRAFFIC ENG.________________________DATE_________
APPROVED BY_______________________ DATE_________

CITY OF FRESNO DARM DEPT
P21-01959 O-1 09/07/2021
June 2021
2 Provide a state-of-the-art Costco warehouse to better serve the membership in the greater Fresno area including members using Costco’s home and/or business delivery service Meet member demand for high-quality gasoline at a fair price via a new fuel facility developed in conjunction with the proposed warehouse.
Enhance the area with a warehouse whose architecture is designed to be responsive to the Northwest Fresno area design context and sensitive to the adjacent community, future development(s) and compatible with the need for a new warehouse in this market area. Continue and increase contribution to the City’s tax base by through Costco sales tax revenues. Expand the space available for integrated retail sales of goods and services in the Fresno market
Minimize circulation conflicts between automobiles and pedestrians. Provide a Costco warehouse in a location that is serviced by adequate existing infrastructure including roadways and utilities.
Develop a Costco warehouse that is large enough to accommodate all the uses and services Costco provides to its members elsewhere.

PROJECT SITE

LOCATION AND VICINITY
The project site is located at the northeast corner of the intersection of W. Herndon Ave. and N.

Riverside Boulevard in the city of Fresno. The site is currently composed of a single parcel, bordered by W. Spruce Avenue to the north, the right-of-way (currently unbuilt, named Arthur Ave.) to the east, W. Herndon Ave. to the south, and N. Riverside Blvd to the east. The site’s address is 7120 N.

Riverside Dr. and the assessor’s parcel number (APN) is 50302012.

Local access to the site is provided by W. Herndon Ave, W. Spruce Ave. and N. Riverside Blvd., while regional access is provided by State Route (SR) 99, via the W. Herndon Ave. interchange approximately one-half mile to the southwest. Surrounding land uses include a residential neighborhood to the west, a public golf course to the north, a self-storage facility to the east, and a large-scale retail development to the south.

EXISTING CONDITIONS
The project site is currently undeveloped and largely covered in bare dirt, with sparse growths of grasses and shrub. The parcel that composes the project site is roughly rectangular and has an approximate area of 22.4 acres.

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

CITY OF FRESNO DARM DEPT
P21-01959 O-2 09/07/2021
June 2021
3 GENERAL PLAN AND ZONING
The City of Fresno’s General Plan assigns the site the land use designation of Community Commercial. The zoning designation for the site is CC (Commercial – Community).

PROPOSED DEVELOPMENT
A description of the project, including the proposed development characteristics, circulation and parking, landscaping and streetscape, utilities and infrastructure improvements, and demolition and site preparation is provided below.

COSTCO DEVELOPMENT
The warehouse retail store’s maximum building footprint will be approximately 242,000 square feet, including mechanical spaces, vestibules, and other non-usable floor area. Approximately 57,000 square feet of the floor area is reserved for storage and receiving.The net sales floor area of approximately 185,000 square feet will include, without limitation, tire sales and installation, motor vehicle fuel sales, optical exams and optical sales, photo center and processing, hearing aid testing and sales, food service preparation and sales, meat preparation and sales, bakery and sales of baked goods, alcohol sales, propane refueling and sales adjacent to tire sales and installation facility, and an automated carwash. Temporary outdoor sales may occur within the parking field adjacent to the warehouse for seasonal sales, such as Christmas trees from late November through December. In addition to the general sales floor, the southwest portion of the warehouse will contain an approximately 50,000 square foot area for receiving, storing, and loading items for Costco’s home delivery program. A car wash and fuel facility are also proposed on the northern portion of the site.

Fuel Facility and Car Wash
The members-only Costco fuel facility proposed will include a +/-11,500 square-foot canopy and a +/-125 square-foot controller enclosure that will be located on the southern portion of the planting island of the fuel station to house the control equipment. The controller enclosure would be built with steel walls and finished with paint to match the warehouse building colors. There would be four covered fueling bays, each with four two-sided fuel dispensers so as to provide for the fueling of eight cars at each island for a total of 32 fueling positions. The fueling station would also have 8 stacking lanes, allowing approximately 40 cars to wait for pumps at any given time in addition to the 32 cars at the dispensers. The dispensers would be fully automated and self-service. A Costco attendant would be present at all times of operation to oversee operations and assist members.

Four underground fuel tanks would also be installed at the southern edge of the gas station. Lights would be recessed into the canopy to provide both lighting during operating hours and a lower level of security lighting after hours.

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

CITY OF FRESNO DARM DEPT
P21-01959 O-3 09/07/2021
June 2021
4 The warehouse design is proposed to be contemporary and will set the standard for large format retail facades with variety of massing and appropriate materials for the building. By combining concrete architectural metal panels, Costco intends to create a scale and architectural interest to minimize the visual impact of a large retail warehouse. By use of design techniques such as the location of building materials, landscaping, and the incorporation of varying parapet cap heights, Costco can successfully break the long elevations both horizontally vertically. The technique of breaking a long elevation into smaller elements with varied materials and colors is used to create a more pedestrian-friendly scale in the proposed design. The proposed colors are warm natural earth tones, which will relate to the proposed surrounding development by utilizing similar building materials and architectural detailing.

The project will also include a Costco members-only automated carwash. The car wash structure will be +/- 4,800 square feet. The car wash facility will include only the automated car wash within the structure. No self-service car vacuum stations will be provided.

Site Access
The project site will have multiple points of access. Along N. Riverside Dr., the project proposes the primary entrance to the warehouse with a full-service driveway aligned with W. Fir Dr. This proposal will include upgrading the intersection of W. Fir Dr., N. Riverside Dr., and the Costco driveway to a signalized intersection. Two additional right-in/right-out driveways along N. Riverside Dr. will provide secondary vehicle access to the site. Along the right-of-way (currently named Arthur Ave) at the eastern edge of the project site, two additional right-in/right-out driveways are proposed for customer access and a third driveway along this right-of-way near the southern boundary of the project site will provide delivery, service, and emergency vehicle access. The primary truck access route, as shown on the site plan, is the southernmost driveway along the Arthur Ave. right-of-way, with a secondary truck route utilizing the southernmost driveway along N. Riverside Dr. No vehicle access points are proposed along W. Herndon Ave. nor W. Spruce Ave.

Loading
The Costco truck loading dock is located at on the southern facade of the building. This dual sided loading dock allows trucks convenient access to loading positions with minimal maneuvering. The bay doors will be equipped with sealed gaskets to limit noise impacts. A smaller on grade door is also located on the south side of the building. This door is to receive bread delivery and Federal Express type trucks. A transformer and two trash compactors will also be located along the south edge of the building. Dense landscape material will provide visual screening for these service areas when viewed from W. Herndon Ave.

In addition to the full-size truck loading dock on the south side of the building, the southwestern portion of the building will also accommodate the loading of small box trucks for Costco’s online order and delivery service. Goods ordered online by Costco members will be delivered to the APPL. NO.____________EXHIBIT_________DATE________
PLANNING REVIEW BY_________________DATE_________
TRAFFIC ENG.________________________DATE_________
APPROVED BY_______________________ DATE_________

CITY OF FRESNO DARM DEPT
P21-01959 O-4 09/07/2021
June 2021
5 warehouse along with normal warehouse stock in full-size trucks. The southwestern portion of the warehouse contains space for receiving, sorting, and storing goods ordered online. When ready for delivery, these items will be loaded on to box trucks at one of the loading spaces on the western façade. Similar to the full-size truck loading area, the bay doors for this loading area will be equipped with sealed gaskets to limit noise impacts.

Parking
The project proposes 829 total parking stalls for Costco members and employees, which exceeds the City of Fresno parking requirements for the project. These parking stalls include a total of 18 accessible spaces, 2 accessible van spaces, and 53 electric vehicle parking stalls, in compliance with City and Americans with Disabilities Act (ADA) requirements.

Landscaping
The landscape plan includes a mix of climate adapted shrubs and grasses, and a variety of shade trees. The landscape design has incorporated a generous perimeter buffer which includes evergreen and deciduous trees and shrubs to enhance the streetscape. The proposed trees and landscaping will exceed the City’s requirement that 50 percent of the parking lot be shaded within years; the provided landscaping will shade at least 52 percent of the parking lot in 15 years.

Additionally, the proposed landscaping represents 10 percent of the total project area and provides 355 trees, which meets or exceeds the City’s requirements of 10 percent of total project area and 121 trees, respectively.

Utility Improvements
Costco will construct utility improvements within the site to service the proposed uses and connect to available utilities adjacent to the project site. Water and sewer service will be provided by the City of Fresno Department of Public Utilities via existing facilities located in the N. Riverside Dr. right-of-way. Stormwater from the site will be directed to existing Fresno Municipal Flood Control District drainage facilities in N. Riverside Dr., W. Spruce Ave., and W. Herndon Ave.

Off-site Improvements
As mentioned in the Site Access section above, the project proposes to install a traffic signal at the intersection of W. Fir Ave., N. Riverside Dr., and the main Costco driveway. Additional roadway improvements include:
The construction of a private right-of-way (currently named Arthur Ave.) running along the eastern boundary of the project site
Improvements to the intersection of W. Herndon Ave. and N. Riverside Blvd as determined by the traffic study
APPL. NO.____________EXHIBIT_________DATE________
PLANNING REVIEW BY_________________DATE_________
TRAFFIC ENG.________________________DATE_________
APPROVED BY_______________________ DATE_________

CITY OF FRESNO DARM DEPT
P21-01959 O-5 09/07/2021
June 2021
6 The construction of pedestrian and bicycle facilities along the project’s frontage with W. Herndon Ave. and N. Riverside Dr.

A traffic study will determine the precise design of the above-mentioned improvements and may identify additional necessary off-site roadway improvements. Additionally, the project will install off-site sewer, water, and storm drain improvements deemed necessary for the operation of the project.

COSTCO OPERATIONS AND SECURITY MEASURES
It is anticipated that the proposed Costco facilities will employ approximately 165 to 175 employees.

The exact number of visitors are not yet known but will be studied in detail as part of the traffic impact study.

Costco Wholesale facilities are operated on a membership-only basis. The warehouse hours are anticipated to be Monday through Friday from 9:00 am to 8:30 p.m., and Saturday and Sunday from 9:00 am to 7:00 pm. The fuel station will operate from 5:00 am to 10:00 pm daily and. The car wash will operate from 7:00 am to 6:00 pm daily.

As mentioned above in the Loading section, this Costco location will also support Costco’s online sales and delivery program. Goods sold through online sales will be received, stored, and loaded for final delivery to members’ homes and businesses at this warehouse.

Costco anticipates an average of about 10 trucks delivering goods on a typical weekday. The trucks range in size from 26 feet long for single-axle trailers to 70 feet long for double-axle trailers.

Receiving time is from 2:00 a.m. to 1:00 p.m., averaging 2 to 3 trucks per hour, with most of the deliveries completed before the 10:00 a.m. opening time. Deliveries to the warehouse are made primarily in Costco trucks from its freight consolidation facility in Tracy, California, coming to the site from SR 99 and W. Herndon Ave.

It is estimated that fuel will be delivered to the gasoline facility in two to three trucks per day. The largest fuel trucks are approximately 70 feet long. While delivering the fuel, the truck will be parked over the underground tanks located on the east side of the gas facility. The truck will not block access to any of the fueling positions or occupy any queuing space or parking spaces. The fuel facility is located and specifically designed to avoid traffic and queuing conflicts with the warehouse.

The tire center typically will receive shipments of tires one to two times per week in single- or double-trailer trucks of up to 70 feet in length, and the same delivery truck will pick up old tires for recycling. Deliveries to and pickups from the tire center will be scheduled for pre-opening hours, typically about 6:00 a.m.

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

CITY OF FRESNO DARM DEPT
P21-01959 O-6 09/07/2021
June 2021
7 During opening hours, Costco employees stationed at the entrance to the warehouse will check all entering visitors Costco Membership cards to ensure that only Costco members enter the store.

Similarly, a Costco Membership will be required to purchase fuel or a carwash. While the store is closed, typical security measures will be implemented, including locking exterior doors and using electronic alarm systems to monitor entrances into the store. Additionally, downward facing security lighting will be located on the exterior of the building on all sides.

POTENTIAL IMPACTS
Potential impacts from construction include those typically associated with development projects, including dust and noise. Costco uses pre-manufactured building elements wherever possible to streamline the construction process and reduce the duration and intensity of these impacts.

Operational impacts will be similar to impacts from other retail developments of comparable size, including the potential for increased traffic and noise. These impacts, and measures to mitigate and reduce the severity of these impacts, will be studied in detail as part of the project’s environmental review pursuant to the California Environmental Quality Act.

PLANNING AND NEIGHBORHOOD OUTREACH

GENERAL PLAN IMPLEMENTATION
The project implements the land use goals of the City of Fresno General Plan and the Citywide Development Code by developing a retail facility within the Community Commercial zone where retail is an allowed use. The project also will also be required to comply with applicable standards for commercial development prescribed in the Citywide Development Code. Additionally, the project implements the following goals of the General Plan related to commercial development:
LU-6 Retain and enhance existing commercial areas to strengthen Fresno’s economic base and site new office, retail, and lodging use districts to serve neighborhoods and regional visitors. The project implements goal LU-6 by developing a new commercial facility with convenient local and regional access for both residents and visitors of Fresno. In addition, the proposed Costco facility strengthens the emerging retail district in the immediate vicinity by creating additional retail near the recently constructed multitenant retail and restaurant development and the southwest corner of N. Riverside Dr. and W. Herndon Ave. The project will provide visitors traveling along SR 89 with convenient and safe access to Costco’s goods and services. MT-1 Create and maintain a transportation system that is safe, efficient, provides access in an equitable manner, and optimizes travel by all modes.
The project implements goal MT-1 by providing safe and efficient access to the project’s proposed facilities. The design and location of the project driveways is APPL. NO.____________EXHIBIT_________DATE________
PLANNING REVIEW BY_________________DATE_________
TRAFFIC ENG.________________________DATE_________
APPROVED BY_______________________ DATE_________

CITY OF FRESNO DARM DEPT
P21-01959 O-7 09/07/2021
June 2021
8 informed by modern engineering practices regarding safe sight distances for drivers and reducing potential conflicts between automobile drivers, cyclists, and pedestrians. Paths of travel from accessible parking spaces that comply with ADA requirements ensure access to the site for those of all abilities. Additionally, the project will provide bicycle parking to encourage and support non-automobile methods of transportation. Lastly, improvements made along N. Riverside Rd. and W. Herndon Ave. in coordination with the City of Fresno will improve access and safety for cyclists and pedestrians.
MT-2 Make efficient use of the City's existing and proposed transportation system and strive to ensure the planning and provision of adequate resources to operate and maintain it.
The project will implement goal MT-2 by funding a traffic study to determine the potential impacts of the project on the transportation system. The project will finance and install off-site improvements identified in the traffic study.

Additionally, the traffic study will identify potential measures that the project could implement to reduce the vehicle miles traveled (VMT) as a result of the project and identify potential fees the project could pay to further mitigate the impacts of any increased VMT.
MT-5 Establish a well-integrated network of pedestrian facilities to accommodate safe, convenient, practical, and inviting travel by walking, including for those with physical mobility and vision impairments.
The project will implement goal MT-5 by improving pedestrian facilities along the project frontage as mentioned above. Additionally, landscaping along the project’s boundary with pedestrian facilities in the public ROW will create a more inviting pedestrian experience around the project site.

GENERAL PLAN AND REZONING AMENDMENT JUSTIFICATION
The project is requesting a General Plan Amendment to reclassify the portion of Herndon Avenue fronting the project site from Expressway to Superarterial to allow the construction of an intersection at the where W. Herndon Ave. meets the Arthur Ave. ROW. The current classification of Expressway would not permit the construction of this intersection. This intersection would allow project traffic to access the project via two north-south streets, rather than solely from N. Riverside Dr. This will reduce the impact of the project the N. Riverside Dr. and W. Herndon Ave., allowing easier travel for southbound drivers along N. Riverside Dr., including residents of the neighborhoods east of N. Riverside Dr. and visitors to the Riverside Golf Course.

The project is also requesting a General Plan amendment to change the land use designation of the site from Community Commercial to General Commercial and a rezoning from CC (Commercial – Community) to CG (Commercial – General) in order to permit the development of the car wash, which is not allowed under the current zoning.

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

CITY OF FRESNO DARM DEPT
P21-01959 O-8 09/07/2021
June 2021
9 The General Commercial land use designation and CG zoning designation are appropriate for the site. Per the City of Fresno General Plan’s Urban Form, Land Use, and Design Element and Section 15-1201 of the Fresno Municipal Code, the Commercial – General land use designation and CG zoning designation are for uses that may generate higher volumes of vehicle traffic, such as larger retail uses.

Throughout the city, the CG zoning designation and the more intensive CR (Commercial – Regional) zoned sites are placed along major thoroughfares, with a large concentration of the City’s CG-zoned sites adjacent to State Highway 99. The traffic capacity provided by these thoroughfares and the proximity to Highway 99 ensure that there is ample capacity to handle potential traffic impacts from development consistent with the CG zone.

The project site also shares these characteristics. W. Herndon Ave is designated as either an Expressway or Super Arterial, the two highest roadway classifications in the City’s General Plan throughout the project site’s vicinity. Costco members traveling to the store from neighborhoods to the south of the project site will also have access along N. Riverside Dr., which is classified as an arterial south of the project site, and Veterans Blvd., a Super Arterial. Additionally, access to State Highway 99 is just 0.5 miles west of the project site along W. Herndon Ave, which is designated as a Super Arterial between the project site and State Highway 99.

Lastly, the CG designation for the site is consistent with the context of the surrounding area. At the southwest corner of the W. Herndon Ave. and N. Riverside Dr. intersection is a large commercial center zoned CR also containing a large-format retail use. The proposed rezoning of the project site from CC to CR thus is consistent with the development patterns of the City overall as well as the surrounding neighborhood.

PLANNED DEVELOPMENT PERMIT
Article 59 of Chapter 15 of the Fresno Municipal Code establish regulations and procedures for Planned Development Permits (PD Permits), which are permits for “development on large areas of land and infill sites in order to allow for projects that desire greater flexibility than already provided for in this Code.” The PD Permit process allows developments to request deviations from development standards to respond to site conditions in more customized and tailored manner than allowed by the standards specified in the Municipal Code.

The project is applying for PD Permit to request deviations from Section 15-2015 of the Municipal Code, which specifies that lighting fixtures in commercial districts have a maximum height of 25 feet or less. To ensure adequate lighting within the parking lot for safety and security, the project is proposing to install light fixtures with a maximum height of approximately 36.5 feet. As described below, approving this deviation from the standards described in Section 15-2015 will result in superior design solution.

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

CITY OF FRESNO DARM DEPT
P21-01959 O-9 09/07/2021
June 2021
10 In order to maximize safety within the parking lot while minimizing off-site glare impacts, the development aims to achieve 2.5 foot-candles of light throughout the parking area. This level of lighting provides security from crime and safety for drivers and pedestrians navigating the parking lot at night. Using the proposed 36.5-foot tall light fixtures instead of the allowed 25-foot tall fixtures reduces the number of lights needed to achieve the desired light levels within the parking field, since light projected from taller fixtures will light a larger area. A preliminary study from Costco’s lighting designers showed that approximately 30 more light poles would be needed to achieve lighting levels of 2.5 foot-candles throughout the parking lot if light pole height were restricted to 25 feet.

Using the proposed 36.5-foot tall light poles in place of the currently allowed 25-foot tall light poles also allows a more diffuse distribution of light, reducing the difference in light levels in the areas between poles. This improves safety by ensuring that drivers and pedestrians eyes' are not forced to constantly adjust to high lighting levels when directly underneath light fixtures and much darker areas when in between light fixtures.

Additionally, the more even and greater horizontal distribution of light from taller fixtures ensures that the area beneath the PG&E easement which runs directly through the parking field has adequate lighting. No structures, including light poles, are allowed within this overhead easement, and the greater horizontal spacing allowed by the taller lights ensures this area is lit properly.

Lastly, using taller light fixtures allows the development to use much fewer light poles overall. This reduces the number of obstacles, and thus the potential for collisions, within the parking field. The development also ensures that off-site glare from parking lot light fixtures is minimized by using dimmer lights on fixtures at the edge of the property.

In addition to achieving a superior community design, the project also meets several of the additional criteria described in Section 15-5905 that reviewing bodies are to use when considering the approval of a PD Permit.

Appropriateness of the use(s) at the proposed location. (15-5905.E.1) As described above, large-format retail and fuel sales, which are the primary uses at the site, are allowed within the current CC zoning for the site. The request to rezone the site to CG ensures that the car wash will be permitted consistent with the Fresno Municipal Code as well. The project site’s location, along a major thoroughfare with convenient freeway access, make the site an ideal location for the proposed Costco warehouse.

Provision of infrastructure improvements. (15-5905.E.3) and Connectivity to public trails, schools, etc.. (15-5905.E.5)
As described above, the project proposes to provide a significant amount of off-site infrastructure improvements, including the construction of trail and sidewalk improvements along W. Herndon APPL. NO.____________EXHIBIT_________DATE________
PLANNING REVIEW BY_________________DATE_________
TRAFFIC ENG.________________________DATE_________
APPROVED BY_______________________ DATE_________

CITY OF FRESNO DARM DEPT
P21-01959 O-10 09/07/2021
June 2021
11 Ave. and N. Riverside Dr., the installation of a traffic signal at W. Fir Ave. and N. Riverside Blvd., and improvements to the intersection of N. Riverside Dr. and W. Herndon Ave.

NEIGHBORHOOD OUTREACH
Costco is committed to maintaining a dialogue with the communities in which it works. A neighborhood outreach meeting will be scheduled at a future date where Costco will present the proposed project and receive feedback from the community on their concerns.

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

CITY OF FRESNO DARM DEPT
P21-01959 O-11 09/07/2021

Page 1 of 3 ends

DATE: September 15, 2021
TO: Jose Valenzuela, Planner III
Development and Resource Management Department
FROM: Ann Lillie, Senior Engineering Technician
Public Works Department, Traffic Operations and Planning Division SUBJECT: PUBLIC WORKS CONDITIONS OF APPROVAL FOR DEVELOPMENT PERMIT P21-01959 REGARDING MAINTENANCE REQUIREMENTS
LOCATION: 7120 North Riverside Avenue
APN: 503-020-12
The Public Works Department, Traffic Operations and Planning Division, has completed its review and the following requirements are to be placed on this development as a condition of approval.

These requirements are based on City of Fresno code, policy, standards and the public improvements depicted on the Exhibits submitted for this development.

ATTENTION:

The item below requires a separate process with additional costs and timelines. In order to avoid delays with the development approval, the following item shall be submitted for processing to the Public Works Department, Traffic Operations and Planning Division prior building permit sign off.

At that time a HOLD of Occupancy will be placed on the project until the maintenance requirement has been satisfied.

X CFD Annexation Request Package Ann Lillie (559) 621-8690 [email protected]
X Private Maintenance Covenant Ann Lillie (559) 621-8690 [email protected]
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 and shall require a revision of this letter.

Any change affecting the items in these conditions requires revision of this letter.

INCOMPLETE Community Facilities District (CFD) Annexation Request submittals may cause delays to the annexation process and project approval. The annexation process takes from three to four months and SHALL be submitted for processing prior to Building Permit approval.

All applicable construction plans for this development are to be submitted to the Public Works Department for review and approval prior to the CFD process. The Landscape and Irrigation Plans are required to be approved prior to the finalization of the CFD process.

Page 2 of 3 ends

1. The Property Owner’s Maintenance Requirements
The long term maintenance and operating costs, including repair and replacement, of certain required public improvements (Services) associated with all new Commercial, Industrial and MultiFamily developments are the ultimate responsibility of the Property Owner. The property owner shall provide Services either by a mechanism approved by the Public Works Department or by annexing to the City of Fresno’s Community Facilities District No. 9 (CFD No. 9).

The following public improvements (Existing and Proposed) are eligible for Services by CFD No. 9 as associated with this development:
Landscaping, trees and irrigation systems within the City street rights-of-way (Parkways & Street Trees); and required and officially designated public trails within and adjacent to West Herndon Avenue, North Riverside Drive, and West Spruce Avenue. Concrete curbs, gutters, valley gutters, sidewalks and curb ramps, and street lights within and adjacent to West Herndon Avenue, North Riverside Drive, and West Spruce Avenue.
Trail amenities, to include the trail itself (asphalt or concrete); City required fencing, benches, drinking fountains, trash receptacles and low voltage lighting. All costs associated with the street and trail lights (including repair and replacement) within public street rights-of-way.

The Property Owner may choose to do one or both of the following:
a. The Property Owner may petition the City of Fresno to request annexation to CFD No. 9 by completing and submitting an Annexation Request Package to the Public Works Department, Traffic and Engineering Services Division for review and approval. The Annexation Request Form is available, along with current costs, on-line at the City’s website at http://www.fresno.gov, under the Public Works Department, Developer Doorway.
Proceedings to annex the final map, or territory, to CFD No. 9 SHALL NOT commence unless the final map, or this development, is within the City limits and all construction plans (this includes Street, Street Light, Signal, Landscape and Irrigation plans, and any other plans needed to complete the process) and the final map are considered technically correct.
The annexation process will be put on HOLD and the developer notified if all of the requirements for processing are not in compliance. Technically Correct shall mean that the facilities and quantities to be maintained by CFD No. 9 are not subject to change after acceptance for processing.
Public improvements not listed above will require written approval by the Public Works Department Director or his designee.
b. The Property Owner may provide for Services privately for some of the above maintenance requirements. All City maintenance requirements not included for annexation to CFD No. 9 for Services SHALL be maintained by some other City

Page 3 of 3 ends

approved mechanism as approved by the City Engineer. Contact the Planner in the Planning and Development Department for more details.

For questions regarding these conditions please contact me at (559) 621-8690 or [email protected]

DEPARTMENT OF PUBLIC UTILITIES

MEMORANDUM
DATE: September 24, 2021
TO: MINDI MARIBOHO – Development Services Coordinator
Planning & Development Dept/Current Planning
FROM: ROBERT A. DIAZ, Supervising Engineering Technician Department of Public Utilities – Utilities Planning & Engineering KEVIN GRAY, Supervising Engineering Technician
Department of Public Utilities – Utilities Planning & Engineering SUBJECT: DPU CONDITIONS OF APPROVAL P21-01960 COSTCO APN 503-020- 12 Water Requirements
City of Fresno Water Division approves of the proposed project, subject to the following water conditions listed below:

1. On-site water facilities shall be private.

2. Installation of a 12-inch water main (including City fire hydrants) in North Arthur Avenue between West Herndon Avenue and West Spruce Avenue shall be required.

3. Installation of water service(s) & meter box(es) shall be required.

4. No water service connections shall be allowed to the 16-inch water main located in West Herndon Avenue.

5. Destruct any existing on-site well in compliance with the State of California Well Standards, Bulletin 74-81 and 74-90 or current revisions issued by California Department of Water Resources and City of Fresno standards.

6. Engineered improvement plans prepared by a Registered Civil Engineer are required for proposed additions to the City Water System.

7. All Public water facilities shall be constructed in accordance with The Department of Public Works standards, specifications, and policies.

MEMORANDUM
MINDI MARIBOHO – Development Services Coordinator
Planning & Development Dept/Current Planning
September 23, 2021
DPU CONDITIONS OF APPROVAL FOR P21-01960 COSTCO APN 503-020-12

Page 2 of 4 ends

8. The water supply requirements for this project are as follows:

9. The project applicant shall be required to pay Water Capacity Fee charges for the installation of new water services and meters to serve the property. a. The Water Capacity Fee charge assessed to the applicant shall be based on the number and size of service connections and water meters required to serve the property.
b. The Water Capacity Fee charges by meter size are defined in the City’s Master Fee Schedule.
c. The City reserves the right to require an applicant to increase or decrease the size of a water meter for a project or a property to ensure that the meter is properly sized to accommodate fire protection requirements, and to allow for accurate volumetric flow measurements at low- and high-flow conditions.
d. The Water Capacity Fee Charge for any new or expanded service connection shall be payable prior to the issuance of a building permit at the fee level in effect on the date such permit is issued.

10. The project applicant shall be required to pay all other water-related fees and charges in accordance with the City’s Master Fee Schedule and Municipal Code.

Sewer Requirements
The nearest sanitary sewer main to serve the proposed project is a 10-inch sewer main located in North Riverside Drive Sanitary sewer facilities are available to provide service to the site subject to the following requirements:

1. Construct an 8-inch sanitary sewer main (including sewer house branches to adjacent properties) in West Spruce Avenue from the existing 10-inch main located west of the proposed project to the east property line of said project.

2. Construct an 8-inch sanitary sewer main (including sewer house branches to adjacent properties) in North Arthur Avenue from the existing 8-inch main located west of the proposed project to the south property line of said project.

3. Street easements and/or deeds shall be recorded prior to approval of improvement plans.

4. All underground utilities shall be installed prior to permanent street paving.

MEMORANDUM
MINDI MARIBOHO – Development Services Coordinator
Planning & Development Dept/Current Planning
September 23, 2021
DPU CONDITIONS OF APPROVAL FOR P21-01960 COSTCO APN 503-020-12

Page 3 of 4 ends

5. All sanitary sewer mains shall be extended within the proposed tract to provide service to each lot.

6. Engineered improvement plans prepared by a Registered Civil Engineer shall be submitted for Department of Public Utilities review and approvals for proposed additions to the City Sewer System.

7. All public sanitary sewer facilities shall be constructed in accordance with City Standards, specifications, and policies.

8. Installation of sewer house branch(s) shall be required.

9. Street work permit is required for any work in the Right-of-Way.

10. On-site sanitary sewer facilities shall be private.

11. Abandon any existing on-site private septic systems.

12. The Project Developer shall contact Utility Billing and Collection Services at (559) 621-6765 prior to pulling building permits regarding conditions of service for special users.

Sanitary Sewer Fees
The following Sewer Connection Charges are due and shall be paid for the Project:

1. Sewer Lateral Charge.

2. Sewer Oversize Area #19.

3. Sewer Facility Charge (Non-Residential)

4. Upon connection of this Project to the City Sewer System the owner shall be subject to payment of Sewer Facility charges per Fresno Municipal Code Sections 6-304 and 6-305. Sewer Facility Charges consist of two components, a Wastewater Facilities Charge and Trunk Sewer Charge where applicable.

5. Sewer Facility Charges are collected after occupancy on a monthly basis over time based on metered (water or sewer effluent) usage. The developer may contact the Department of Public Utilities/Wastewater-Environmental Control at (559) 621-5153 to receive an estimated cost of the Sewer Facility Charges applicable to the project (based on a constant sewer discharge and loading (Biochemical Oxygen Demand [BOD] and Total Suspended Solids [TSS] levels anticipated) at the current rates in

MEMORANDUM
MINDI MARIBOHO – Development Services Coordinator
Planning & Development Dept/Current Planning
September 23, 2021
DPU CONDITIONS OF APPROVAL FOR P21-01960 COSTCO APN 503-020-12

Page 4 of 4 ends

effect, at that time, per Fresno's Master Fee Resolution. The developer shall provide data regarding estimated sewer discharge rates [flow] and loading [BOD/TSS levels] required for calculating the estimated charges.

Solid Waste Requirements
Location will be serviced by Allied Waste. Please contact at 559-275-1551 or 1-800- 493-4285 for servicing.

1. Provide information on trash and recucling compactors.

2. Provide 18-feet of unobstructed clearance in the area where the compactor units are kept.

3. One compactor shown’ project is required for trash and recycling.

4. Provided for trash (single cell, curb only if out of view of street would be acceptable).

5. One compactor and one 1-cell enclosure (curb only acceptable) required.

6. Provide 60-feet of clearance in front of compactor units and 3-feet on either side for loading and unloading.

7. One compactor and one 1-cell enclosure (curb only acceptable) required.

8. Provide trash and recycling compactors for tenants used.

9. Developer shall stripe the area in front of compactors No Parking” trash loading only.

10. Location will be required to file for a roll off permit. Contact the City of Fresno, Solid Waste Division at 621-1452.

Fresno Metropolitan Flood Control District
Capturing Stormwater since 1956
k:\letters\rezone letters\fresno\2021\21-01960(eh)(gc).docx 5469 E. Olive Avenue • Fresno, CA 93727 • (559) 456-3292 • FAX (559) 456-3194 www.fresnofloodcontrol.org
File 210.414
400.21

September 28, 2021
Mr. Jose Valenzuela
City of Fresno, Development and Resource Management
2600 Fresno Street, Third Floor
Fresno, CA 93721-3604
Dear Mr. Valenzuela,
Rezone and Plan Amendment No. P21-01960
Drainage Area “EH”
The District has reviewed the land use changes proposed through the subject rezone and plan amendment. The proposed rezone and plan amendment lies within the District’s Drainage Area “EH”. The District’s system can accommodate the proposed rezone and plan amendment.

Should you have any questions concerning this matter, please feel free to contact the District.

Sincerely,
Gary Chapman
Engineer Technician III
GC/lrl
PROJECT NO:

APN:

ADDRESS:

SENT:
2021-01959
7120 N. RIVERSIDE DR.
503-020-11, 503-020-12 October 04, 2021

PUBLIC AGENCY

JOSE VALENZUELA

DEVELOPMENT SERVICES/PLANNING

CITY OF FRESNO
2600 FRESNO ST., THIRD FLOOR
FRESNO, CA 93721

DEVELOPER

BRANDON NORTHART, URBAN PLANNING

PARTNERS
388 17TH STREET, SUITE 230
OAKLAND, CA 94612
Drainage Area(s) Preliminary Fee(s)
EG $8,833.00
EH $345,243.00
Development Review
Service Charge(s) Fee(s)
NOR Review $920.00 To be paid prior to release of District comments to Public Agency and Developer.

Grading Plan Review $4,678.00 Amount to be submitted with first grading plan submittal.

Storm Drain Plan Review For amount of fee, refer to www.fresnofloodcontrol.org for form to fill out and submit with first storm drain plan submittal (blank copy attached).

Total Drainage Fee: $354,076.00 Total Service Charge: $5,598.00 The proposed development will generate storm runoff which produces potentially significant environmental impacts and which must be properly discharged and mitigated pursuant to the California Environmental Quality Act and the National Environmental Policy Act. The District in cooperation with the City and County has developed and adopted the Storm Drainage and Flood Control Master Plan. Compliance with and implementation of this Master Plan by this development project will satisfy the drainage related CEQA/NEPA impact of the project mitigation requirements.

Pursuant to the District’s Development Review Fee Policy, the subject project shall pay review fees for issuance of this Notice of Requirements (NOR) and any plan submittals requiring the District’s reviews. The NOR fee shall be paid to the District by Developer before the Notice of Requirement will be submitted to the City. The Grading Plan fee shall be paid upon first submittal. The Storm Drain Plan fee shall be paid prior to return/pick up of first submittal.

The proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance prior to issuance of a building permit at the rates in effect at the time of such issuance. The fee indicated above is valid through 2/28/22 based on the site plan submitted to the District on 9/07/21 Contact FMFCD for a revised fee in cases where changes are made in the proposed site plan which materially alter the proposed impervious area.

Considerations which may affect the fee obligation(s) or the timing or form of fee payment:
a.) Fees related to undeveloped or phased portions of the project may be deferrable. b.)
Fees may be calculated based on the actual percentage of runoff if different than that typical for the zone district under which the development is being undertaken and if permanent provisions are made to assure that the site remains in that configuration.
c.) Master Plan storm drainage facilities may be constructed, or required to be constructed in lieu of paying fees. d.) The actual cost incurred in constructing Master Plan drainage system facilities is credited against the drainage fee obligation.
e.) When the actual costs incurred in constructing Master Plan facilities exceeds the drainage fee obligation, reimbursement will be made for the excess costs from future fees collected by the District from other development. f.)
Any request for a drainage fee refund requires the entitlement cancellation and a written request addressed to the General Manager of the District within 60 days from payment of the fee. A non refundable $300 Administration fee or 5% of the refund whichever is less will be retained without fee credit. 5469 E. OLIVE - FRESNO, CA 93727 - (559) 456-3292 - FAX (559) 456-3194

FRESNO METROPOLITAN FLOOD CONTROL DISTRICT

NOTICE OF REQUIREMENTS
File No. 210.413

Page 1 of 4 ends

Approval of this development shall be conditioned upon compliance with these District Requirements.

1. a. Drainage from the site shall
X b. Grading and drainage patterns shall be as identified on Exhibit No. 1 c. The grading and drainage patterns shown on the site plan conform to the adopted Storm Drainage and Flood Control Master Plan.

2. The proposed development shall construct and/or dedicate Storm Drainage and Flood Control Master Plan facilities located within the development or necessitated by any off-site improvements required by the approving agency:

X Developer shall construct facilities as shown on Exhibit No. 1 as MASTER PLAN FACILITIES TO BE CONSTRUCTED BY DEVELOPER.

None required.

3. The following final improvement plans and information shall be submitted to the District for review prior to final development approval:

X Grading Plan
X Street Plan
X Storm Drain Plan
X Water & Sewer Plan
Final Map
X Drainage Report (to be submitted with tentative map)
Other
None Required

4. Availability of drainage facilities:
a. Permanent drainage service is available provided the developer can verify to the satisfaction of the City that runoff can be safely conveyed to the Master Plan inlet(s). b. The construction of facilities required by Paragraph No. 2 hereof will provide permanent drainage service. c. Permanent drainage service will not be available. The District recommends temporary facilities until permanent service is available.

X d. See Exhibit No. 2.

5. The proposed development:

Appears to be located within a 100 year flood prone area as designated on the latest Flood Insurance Rate Maps available to the District, necessitating appropriate floodplain management action. (See attached Floodplain Policy.)
X Does not appear to be located within a flood prone area.

6. The subject site contains a portion of a canal or pipeline that is used to manage recharge, storm water, and/or flood flows. The existing capacity must be preserved as part of site development. Additionally, site development may not interfere with the ability to operate and maintain the canal or pipeline. 5469 E. OLIVE - FRESNO, CA 93727 - (559) 456-3292 - FAX (559) 456-3194

FRESNO METROPOLITAN FLOOD CONTROL DISTRICT

NOTICE OF REQUIREMENTS

Page 2 of 4 ends

7. The Federal Clean Water Act and the State General Permits for Storm Water Discharges Associated with Construction and Industrial Activities (State General Permits) require developers of construction projects disturbing one or more acres, and discharges associated with industrial activity not otherwise exempt from National Pollutant Discharge Elimination System (NPDES) permitting, to implement controls to reduce pollutants, prohibit the discharge of waters other than storm water to the municipal storm drain system, and meet water quality standards.

These requirements apply both to pollutants generated during construction, and to those which may be generated by operations at the development after construction.
a. State General Permit for Storm Water Discharges Associated with Construction Activities, effective July 1, 2010, as amended. A State General Construction Permit is required for all clearing, grading, and disturbances to the ground that result in soil disturbance of at least one acre (or less than one acre) if part of a larger common plan of development or sale). Permittees are required to: submit a Notice of Intent and Permit Registration Documents to be covered and must pay a permit fee to the State Water Resources Control Board (State Board), develop and implement a storm water pollution prevention plan, eliminate non-storm water discharges, conduct routine site inspections, train employees in permit compliance, and complete an annual certification of compliance.
b. State General Permit for Storm Water Discharges Associated with Industrial Activities, April, 2014 (available at the District Office). A State General Industrial Permit is required for specific types of industries described in the NPDES regulations or by Standard Industrial Classification (SIC) code. The following categories of industries are generally required to secure an industrial permit: manufacturing; trucking; recycling; and waste and hazardous waste management. Specific exemptions exist for manufacturing activities which occur entirely indoors. Permittees are required to: submit a Notice of Intent to be covered and must pay a permit fee to the State Water Resources Control Board, develop and implement a storm water pollution prevention plan, eliminate non-storm water discharges, conduct routine site inspections, train employees in permit compliance, sample storm water runoff and test it for pollutant indicators, and annually submit a report to the State Board. c. The proposed development is encouraged to select and implement storm water quality controls recommended in the Fresno-Clovis Storm Water Quality Management Construction and Post-Construction Guidelines (available at the District Office) to meet the requirements of the State General Permits, eliminate the potential for non-storm water to enter the municipal storm drain system, and where possible minimize contact with materials which may contaminate storm water runoff.

8. A requirement of the District may be appealed by filing a written notice of appeal with the Secretary of the District within ten days of the date of this Notice of Requirements.

9. The District reserves the right to modify, reduce or add to these requirements, or revise fees, as necessary to accommodate changes made in the proposed development by the developer or requirements made by other agencies.

10. X See Exhibit No. 2 for additional comments, recommendations and requirements.

Brent Sunamoto Gary W. Chapman
District Engineer, RCE Engineering Tech III
Digitally signed by Brent Sunamoto Date: 10/4/2021 10:27:25 AM Digitally signed by Gary W. Chapman Date: 10/4/2021 10:05:53 AM CC:

JENCO FARMS LP
1368 W. HERNDON, #103
FRESNO, CA 93711
5469 E. OLIVE - FRESNO, CA 93727 - (559) 456-3292 - FAX (559) 456-3194

FRESNO METROPOLITAN FLOOD CONTROL DISTRICT

NOTICE OF REQUIREMENTS

Page 3 of 4 ends

Pursuant to the District's Development Review Fee Policy, the subject project shall pay review fees in the amount identified below for Storm Drain Review. The fee shall be paid to the District by Developer with first plan submittal. Checks shall be made out to Fresno Metropolitan Flood Control District.

Application No.

Name / Business
FR CUP 2021-01959
Project Address
Project APN(s)
Project Acres (gross)

BRANDON NORTHART, URBAN PLANNING PARTNERS
7120 N. RIVERSIDE DR.
503-020-11, 503-020-12

26.28 Please fill in the table below of proposed storm drain facilities to be constructed with this development and return completed form with first plan submittal. If you have any questions or concerns regarding the construction of facilities list, you can contact the Fresno Metropolitan Flood Control District at 559-456-3292.

Description Qty Unit Price Amount
Estimated Construction Cost
Amount Due
$375.00 plus 3% of the estimated construction costs Total ($300.00 gross per acre) $7,884.00 Fee equals lesser of
Description Qty Unit Price Amount
Storm Drain Facilities
Cost Sheet
15" Concrete Pipes $91.00 LF
18" Concrete Pipes $96.00 LF
24" Concrete Pipes $108.00 LF
30" Concrete Pipes $128.00 LF
36" Concrete Pipes $159.00 LF
42" Concrete Pipes $184.00 LF
48" Concrete Pipes $214.00 LF
54" Concrete Pipes $261.00 LF
60" Concrete Pipes $307.00 LF
66" Concrete Pipes $364.00 LF
72" Concrete Pipes $419.00 LF
84" Concrete Pipes $469.00 LF
96" Concrete Pipes $508.00 LF
15" Jacked Pipes $555.00 LF
18" Jacked Pipes $608.00 LF
24" Jacked Pipes $687.00 LF
30" Jacked Pipes $766.00 LF
36" Jacked Pipes $846.00 LF
42" Jacked Pipes $898.00 LF
48" Jacked Pipes $951.00 LF
54" Jacked Pipes $1,031.00 LF
60" Jacked Pipes $1,110.00 LF
66" Jacked Pipes $1,216.00 LF
72" Jacked Pipes $1,374.00 LF
84" Jacked Pipes $1,533.00 LF
Manholes $5,400.00 EA
Inlets & Laterals $4,450.00 EA
Outfalls $16,300.00 EA
Canal Outfalls $30,000.00 EA
Basin Excavation $1.00 CY

IMPROVEMENTS ADJACENT

TO BASIN
Fence, Pad, and Gate $40.00 LF
Mowstrip $20.00 LF
Arterial Paving $82.00 LF
Local Paving $53.00 LF
Curb and Gutter $30.00 LF
Sidewalk $70.00 LF
Sewer Line $30.00 LF
Water Line $31.00 LF
Street Lights $70.00 LF
Pump Station/Intake $500,000.00 EA
5469 E. OLIVE - FRESNO, CA 93727 - (559) 456-3292 - FAX (559) 456-3194

FRESNO METROPOLITAN FLOOD CONTROL DISTRICT

NOTICE OF REQUIREMENTS

Page 4 of 4 ends

"
ð
"
ð
"
ð
"
ð
"
ð
"
ð"
ð
"S
"S
FR CUP
2021-01959

ARTHUR AVE (TO BE ABANDONED)
''EH''
''EG''

SPRUCE AVE

HERNDON AVE

RIVERSIDE DR

SHIRAZ AVE

RUMI AVE

HAILEY DR

PARR AVE
BASIN
''EG''
18 36
30 84
24 15
30 18
24 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
EXHIBIT NO. 1
FR CUP 2021-01959
Prepared by: danielg
Date: 10/1/2021
Path: K:\Autocad\DWGS\0EXHIBIT\CITYCUP\2021-01959.mxd
O
1 " = 300 '
DRAINAGE AREAS "EG" & "EH"
LEGEND
NOTE: THIS MAP IS SCHEMATIC.

DISTANCES, AMOUNT OF CREDITABLE

FACILITIES, AND LOCATION OF INLET
BOUNDARIES ARE APPROXIMATE.

Existing Master Plan Facilities
Future Master Plan Facilities
Inlet Boundary
Drainage Area Boundary
Direction Of Drainage
Private Facilities ð
Creditable Facilities (Master Plan Facilities To Be Constructed By Developer) - Inlet
The cost of construction of Master Plan facilities, excluding dedication of storm drainage easements, is eligible for credit against the drainage fee of the drainage area served by the facilities. A Development Agreement shall be executed with the District to effect such credit.

Reimbursement provisions, in accordance with the Drainage Fee Ordinance, will be included to the extent that developer’s Master Plan costs for an individual drainage area exceed the fee of said area. Should the facilities cost for such individual area total less than the fee of said area, the difference shall be paid upon demand to the City or District.

The required inlet at the northeast corner of Riverside Drive and Herndon Avenue, as shown on Exhibit No. 1, has also been required of the developer of DPA 2019-04973. If the inlet is completed prior to the development of this site, the construction requirement for this inlet will be dropped.

CUP 2021-01959 is located in Drainage Areas “EH” and “EG”. The site shall be graded so that the drainage boundary areas are consistent with the Master Plan drainage boundary areas as shown on Exhibit No. 1.

Permanent drainage service will be available for CUP 2021-01959 west of Arthur Avenue upon developer's construction of the Master Plan facilities shown on Exhibit No. 1. Permanent drainage service will not be available to CUP 2021-01959 east of Arthur Avenue. The District recommends temporary facilities for the area east of Arthur Avenue until permanent service is available.

In an effort to improve storm runoff quality, outdoor storage areas shall be constructed and maintained such that material that may generate contaminants will be prevented from contact with rainfall and runoff and thereby prevent the conveyance of contaminants in runoff into the storm drain system.

The District encourages, but does not require that roof drains from non-residential development be constructed such that they are directed onto and through a landscaped grassy swale area to filter out pollutants from roof runoff.

Runoff from areas where industrial activities, product, or merchandise come into contact with and may contaminate storm water must be treated before discharging it off-site or into a storm drain. Roofs covering such areas are recommended. Cleaning of such areas by sweeping instead of washing is to be required unless such wash water can be directed to the sanitary sewer system. Storm drains receiving untreated runoff from such areas shall not be connected to the District’s system. Loading docks, depressed areas, and areas servicing or fueling vehicles are specifically subject to these requirements. The District’s policy governing said industrial site NPDES program requirements is available on the District’s website at:
www.fresnofloodcontrol.org or contact the District’s Environmental Department for further information regarding these policies related to industrial site requirements.

Development No. FR CUP No. 2021-01959

OTHER REQUIREMENTS
EXHIBIT NO. 2

CITY OF FRESNO

DEVELOPMENT AND IMPACT FEE ESTIMATE
See notes on page 2 Printed 9/22/2021 Page 1
Proposed Development:

A.P.N.

Planned Land Use:

Current Zoning:

Site Area:

Building Area:

Entitlement:

Estimate Date:

WATER CONNECTION CHARGES
Service Area Quantity Units Fee Rate Amount Due Notes
Water Service & Meter Charge 4" 1 EA. $22,300.00 $22,300.00 [1] [6] Water Service & Meter Charge 2" 2 EA. $2,671.00 $5,342.00 [1] [6] Irrigation Service & Meter Charge 2" 1 EA. $2,671.00 $2,671.00 [1] [6] Time & Materials Charge 12" Fire 1 EA. $22,000.00 $22,000.00 [1] [6] Frontage Charge 2,470 L.F. $6.50 $16,055.00 [1] [6]
Water Capacity Fee 4" 1.00 EA. $30,490.00 $30,490.00 [1] [6] Water Capacity Fee 2" 3.00 EA. $12,195.00 $36,585.00 [1] [6] Total Water Connection Charges $135,443.00 [1]

SEWER CONNECTION CHARGES
Service Area Quantity Units Fee Rate Amount Due Notes
House Branch Sewer Charge [2] EA $0.00 [2] [2]
Lateral Sewer Charge 113,500 Sq.Ft. $0.10 $11,350.00 [6] Oversized Sewer Charge UGM 257,000 Sq.Ft. $0.05 $12,850.00 [6] [8] Wastewater Facilities Charge STEP [3] [3] [4] [7]
Trunk Sewer Charge Grantland STEP [3] [3] [5] [7]
Total Sewer Connection Charges $24,200.00 [3]

CITYWIDE/REGIONAL IMPACT FEES
Service Area Quantity Units Fee Rate Amount Due Notes
Citywide Fire Facilities Impact Fee Commercial 178,223 Sq.Ft. $721.00 $128,498.78 [7] Citywide Police Facilities Impact Fee Commercial 178,223 Sq.Ft. $717.00 $127,785.89 [7] Citywide Regional Street Charge Comm. Retail 23.26 AC $15,475.00 $359,948.50 [6] [8] New Growth Area Major Street Charge Comm. Retail 23.26 AC $43,487.00 $1,011,507.62 [6] [8] Citywide Traffic Signal Charge Discount Club 178,223 Sq.Ft. $2,396.00 $427,022.31 [6] [8] Citywide Traffic Signal Charge Gas Station 32
Fuel
Positions $4,104.00 $131,328.00 [6] [8]
Citywide Traffic Signal Charge Car Wash 1 Stall/Bay $6,188.00 $6,188.00 [6] [8] Total Citywide/Regional Impact Fees $2,192,279.10
Total Fees and Charges $2,351,922.10
Costco - 7120 N. Riverside Drive S/A
The following estimates are based on preliminary conceptual information. The exact fee obligation will be computed at the time of development by Public Works Department, Land Division & Engineering. The fee rates in effect at the time of development shall apply.

Community Commercial
September 21, 2021
503-020-12
+/- 23.26 acres
CC/EA/UGM/cz
178,223 sq. ft., w/ 32 fuel positions, and Car Wash
P21-01959

CITY OF FRESNO

DEVELOPMENT AND IMPACT FEE ESTIMATE
See notes on page 2 Printed 9/22/2021 Page 2
NOTES:
[6] Due at Building Permit
[7] Due with Certificate of Occupancy
[9] Parks fee applicable only to residential developments Prepared and Reviewed By: Frank Saburit Date: September 21, 2021 (559) 621-8797 City of Fresno Public Works Department
Land Division & Engineering
[5] The Trunk Sewer Charge is applicable to single family, duplex, and triplex developments. (FMC 6-302(i)); For Condominium conversions, Trunk Sewer Charges may stay in the S.T.E.P. if the project continues to be master metered for water. If the condominiums are individually metered, the developer will pay the pro-rated portion of these fees. [10] Fee not applicable on replacement or reconstruction of an existing structure that has been destroyed or demolished provided that the Building Permit for new construction is obtained within one year after the building is destroyed or demolished, and there is no change in the land use designation. (Res. Nos. 2005-428, 429) [11] Subject to the acceptance date of the vesting tentative map, fee may not be applicable until 2-years after the date of Final Map recordation; when applicable, fee is due at Building Permit for all un-developed lots at the fee rate then in effect. [8] Construction Fee Credits may be applicable. Contact the Public Works Engineering Services Division at (559) 621-8685 for more information.
[3] Upon occupancy of the project, the subdivider shall pay the appropriate sewer facility charge pursuant to the Simple Tiered Equity Program (STEP) as determined by the Department of Public Utilities, Wastewater Division, Environmental Services Section (559-621-5153).
[4] The Wastewater Facilities Charge (WWFC) is applicable to single family, duplex, and triplex developments. (FMC 6-302(i)); For Condominium conversions, WWFC may stay in the S.T.E.P. if the project continues to be master metered for water. If the condominiums are individually metered, the developer will pay the pro-rated portion of these fees. [2] Sewer House branches to be installed by Developer at the Developer's cost.

Outside agencies developer impact fees: It is the developer's responsibility to contact those agencies for their fee estimates.

These agencies include but are not limited to; Fresno County, Council of Fresno County Governments (FCOG), Fresno Metropolitan Flood Control District (FMFCD), various School Districts that serve the City of Fresno, etc.

Within the City of Fresno's sphere of influence there are other sewer and water utility providers. If the project is within one of those districts, the developer must provide confirmation from the representitive Districts that all conditions for sewer and/or water connections and services have been satisfied, prior to issuance of a Building Permit. [1] Fees for Water Service Connections and/or Meters, and Water Capacity due at time of development. Charges based on service and/or meter sizes, (Rates as established by the Master Fee Schedule), determined by the Developer.

NOTICE OF 90-DAY PROTEST PERIOD (GOVERNMENT CODE §66020(d)(1)) A protest filed pursuant to subdivision and/or development (a) shall be filed at the time of approval or conditional approval of the development or within 90 days after the date of the imposition of the fees, dedications, reservations, or other exactions to be imposed on a development project. Each local agency shall provide to the project applicant a notice in writing at the time of the approval of the project or at the time of the imposition of the fees, dedications, reservations, or other exactions, a statement of the amount of the fees or a description of the dedications, reservations, or other exactions, and notification that the 90-day approval period in which the applicant may protest has begun.

ƔThe Board of Directors of the Fresno County Regional Transportation Mitigation Fee Agency approved Resolution No. 2009-01 requiring the payment of Regional Transportation Mitigation Fee. The effective date of this resolution is January 1, 2010. Please contact the Council of Fresno County Governments (FCOG) at (559) 233-4148 to determine this fee obligation. Confirmation by the FCOG is required before the City of Fresno can issue the Certificate of Occupancy.

Ɣ On December 8, 2016, Fresno City Council adopted Resolution No. 2016-258, effective July 1, 2018, administratively updating the impact fees adjusted by this resolution annually to the percentage change in the 20-City Construction Cost Index as reported in the Engineering News Record (ENR) for the 12-month period ending of May of the year of adjustment.

Ɣ Payment of Fresno Metropolitan Flood Control District (FMFCD) impact fees may be required. Please contact FMFCD at (559) 456- 3292 to determine fee obligation.

Ɣ Payment of applicable school district fees is required prior to issuance of Building Permit. Please contact the respective school district to satisfy your fee obligation. Confirmation by the respective school district is required before the City of Fresno can issue building permits

DEPARTMENT OF PUBLIC WORKS

TO: Mindi Mariboho, Planning Services Coordinator
Planning Division
FROM: Hilary Kimber, Parks Supervisor II (559.621.1345) Public Works, Street Maintenance Division

DATE: September 13, 2021
SUBJECT: P21-01959 7120 N. Riverside Dr./6421 W. Spruce Ave. (APN: 503-020-12) located on the northeast corner of W. Herndon Ave. and N. Riverside Dr. The Department of Public Works has reviewed the Site Plan and offers the following comments regarding the requirements for landscaping and irrigation in the street right-of-ways, landscape easements, and median islands:

GENERAL REQUIREMENTS

STREET TREE REQUIREMENTS

1. The subdivider is required to provide street trees on all public street frontages per Fresno Municipal Code and for the dedication of planting and buffer landscaping easements as determined by the Planning Department. Street trees shall be planted at the minimum rate of one tree for each 40' of street frontage or one tree per home (whichever is greater) by the Developer. The subdivider is required to provide irrigation for all street trees. The irrigation system shall comply with AB 1881.

2. Street Tree Planting by Developer: For those lots having internal street tree frontage available for street tree planting, the developer shall plant one tree for each 40' of street frontage, or one tree per lot having street frontage, whichever is greater. Tree planting shall be within a 10' Public Planting and Utility Easement. a. Street tree inspection fees shall be collected for each 40' of public street frontage or one tree per lot whichever is greater.
b. Street trees shall be planted in accordance with the City of Fresno, Department of Public Works “Standard Specifications.”
c. Landscape plans for all public use areas, such as parkways, buffers, medians and trails, shall be reviewed and approved by the Department of Public Works, Engineering Services.

A street tree planting permit shall be required for all residential street tree planting. d. Performance and payment securities, paid with final map, will be released when all landscaping installed on public and/or city controlled property is in conformance with the Specifications of the City of Fresno.

e. Upon acceptance of the required work, warranty security shall be furnished to or retained by the city for guaranty and warranty of the work for a period of ninety days following acceptance.
f. The designated street tree on N. Riverside Dr. is:

Ginkgo biloba ‘Autumn Gold’ Autumn Gold Maidenhair
The designated street tree for W. Spruce Ave. is:

Pistacia chinensis ‘Keith Davey’ Keith Davey Pistache

MEDIAN ISLAND LANDSCAPE REQUIREMENTS

1. When median islands front onto the proposed development project, applicants shall submit Plans to the Public Works/Engineering Services showing the location and configuration of all median islands fronting the proposed project.

2. The Public Works Department will review and evaluate existing median island(s) for a determination of all required improvements prior to approval of Final Map.

3. Landscape and irrigation is required on all new construction of median islands and shall be applied in accordance with the City of Fresno, Public Works Department Standards & Specifications and AB 1881. The Public Works Department requires all proposed median islands to be constructed with a one foot wide colored concrete strips, flush along curb edge, in a 12 inch by 12 inch brick slate pattern.

4. Trees shall not be planted in sections which are less than eight (8) feet wide unless approved by the Public Works Department. Sections less than eight (8) feet shall be capped with concrete as an integral part of the off site improvements, whether the median is landscaped or not.

TRAIL REQUIREMENTS

1. The trail shall be constructed in accordance with the “Master Trails Manual” and the Public Works Department standards. The subdivider is responsible for the trail construction. The subdivider is responsible for all landscape and irrigation improvements for and within the trail. Construction plans shall be submitted and shall include landscaping and automatic drip irrigation design. Trail cross-sections will be required with submittal of Street Plans and Landscaping/Irrigation Plans for review and approval. These plans shall be in compliance with current City standards and approved by the Department of Public Works. Landscaping within the regional/multipurpose trail shall include large, medium and low-growing shrubs planted from 3 to 6 feet apart depending on variety, and trees spaced approximately 25 to 45 feet apart to provide 50% shade coverage onto the planting area and pathway. Landscaping adjacent to walls or fences shall comply with “Landscaped Buffer Development Standards.” All planting areas shall be irrigated with an automatic system.

2. The designated trees for the trail on W. Herndon Ave. are:

Platanus acerifolia ‘Columbia’ Columbia Sycamore or
Quercus virginiana Southern Live Oak

Page 1 of 11 ends

10/24/2022
P21-01959 RIVERSIDE 7120 N RevI

SUBJECT: Conditions of Approval for P21-01959
DATE: October 24, 2022 February 14, 2024
TO: Jose Valenzuela, Planner III Steven Martinez, Planner II Planning and Development Department
FROM: Andreina Aguilar, Engineer II Harmanjit Dhaliwal, PE Licensed Engineer Manager
Public Works Department, Traffic Land Planning & Inspection Section ADDRESS: 7190 North Riverside Avenue
APN: 503-020-12, -11

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
Traffic Impact Study (TIS)
A Traffic Impact Study was required. Comply
with the City Traffic Engineer’s mitigated
measures based on the TIS.
https://www.fresno.gov/publicworks/trafficengineering/#tab-2 Harmanjit
Dhaliwal
Public Works Department
(559) 621-8694
[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. Contact Jeff Beck for fees and
processing requirements. Provide a copy of the
recorded dedications to Traffic Planning prior to
the issuance of building permits. Submit a copy
of the submitted dedication exhibit for
verification.
https://www.fresno.gov/publicworks/engineeringservices/#tab-5 Jason
Camit
Public Works Department
(559) 621-8681
[email protected]

Page 2 of 11 ends

10/24/2022
P21-01959 RIVERSIDE 7120 N RevI
Vacation (4 month processing time)
A Feasibility Study is required to determine
viability and to establish conditions, if any.

Contact Jason Camit for fees and processing
requirements. Provide a copy of the resolution
to vacate to Traffic Planning prior to the
issuance of building permits. Submit a copy of
the submitted vacation exhibit for verification.
https://www.fresno.gov/publicworks/engineeringservices/#tab-5 Jason
Camit
Public Works Department
(559) 621-8681
[email protected]
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.

Jose
Valenzuela
Steven
Martinez
Planning and Development
Department
(559) 621-8047
[email protected]
[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. Address: Verify the project address with the Planning and Development Department.

2. Legal description: Provide legal description.

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

4. Required Notes: Revise General Notes to include the required Public Works Department notes.
a. 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.
b. Repair all damaged and/or off-grade concrete street improvements as determined by the Construction Management Engineer, prior to occupancy. c. 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 1-800-642-2444

Page 3 of 11 ends

10/24/2022
P21-01959 RIVERSIDE 7120 N RevI
d. 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.
e. 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.
f. Vacations: a feasibility study is required to determine viability and to establish conditions, if any. If approved, recordation of the vacation is required prior to issuance of building permits.
g. 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.
h. Submit street construction plans to the Public Works Department. i. Submit street lighting plans to the Public Works Department. j. Submit trail construction plans to the Public Works Department. k. Submit signing and striping plans to the public works department. Comply with the current Caltrans standards.
l. 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.
m. Contact the Public Works Department, Traffic Engineering at 559-621-8800, 10 working days prior to any offsite concrete construction. n. All development shall take place in accordance with all city, state, federal laws and regulations.

B. OFFSITE INFORMATION:

1. Lot Lines and Government Lines: Correct identify the government line.

2. Vacations: Identify and dimension the proposed vacations.

3. Public Street Improvements:
a. Center section and median island
b. Street pavement
c. Concrete curb, gutter, and sidewalk
d. Sidewalk drains
e. Street-type approaches
f. Curb ramps
g. Bus bay
h. Streetlights
i. Street tree wells
j. Undergrounding of overhead utilities
k. Trails

4. Street furniture: Identify utility poles, boxes, guy wires, signs, fire hydrants,

Page 4 of 11 ends

10/24/2022
P21-01959 RIVERSIDE 7120 N RevI
bus stop benches, trash receptacles, etc.

5. 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.

6. Non-Standard Improvements: Provide a detail of the required improvements for Spruce Avenue.

C. ONSITE INFORMATION:

1. Arthur Avenue (alignment): If the developer does not own the full rights of Arthur Avenue alignment after processing the vacation, then a Cross Access Agreement is required for the shared access between both parcels (503-020-12 and 503-020-11).

2. State standard “STOP”: Identify and install 30" state standard "STOP" signs at the locations shown. A "right turn only" sign is also required where left-turns are prohibited; 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.

3. Vehicle overhang: Vehicles shall not overhang into the Bike, Pedestrian, and Landscape Easement (BPLE).

4. Driveway throat length: Revise site plan to provide a minimum throat length per Public Works Standard P-76 for street type approaches, from the back of the public 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.

Page 5 of 11 ends

10/24/2022
P21-01959 RIVERSIDE 7120 N RevI
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 private 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.

Herndon Avenue: 6-Lane Expressway
(Provide the following as notes on the site plan.)

1. Dedication and Vacation Requirements:
a. Dedicate a 26’ (minimum) easement for Bike, Pedestrian and Landscape purposes only. Above ground utilities are not allowed within this easement. (Additional right of way may be required for grading and drainage purposes.) b. Relinquish direct vehicular access rights to Herndon Avenue within the limits of this application.

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. Construct concrete curb and gutter to Public Works Standard P-5. The parkway shall be constructed to a 10’ pattern.
c. 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-10 for Expressways. 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, E17 and E-18 or as approved by the City Engineer. d. Construct dual curb ramps per Public Works Standards P-30 and P-32, based on a 30’ radius.
e. Construct a 12’ wide Bike and Pedestrian Trail per the Fresno General Plan, the City of Fresno Public Works Standards P-59, P-60, P-61, and the Caltrans Highway Design Manual Chapter 1000 for Class I Bikeways (Bike Paths).

Construction shall be complete with lighting, signing, striping, and landscaping.

Identify the route and cross section on the site plan. Construct an expressway barrier fence within the limits of the application, per Public Works Standards P74 and P-75. Above ground utilities shall not be constructed within this easement. Additional right of way may be required for grading and drainage purposes.

Herndon Avenue: 6-Lane Super Arterial
(Provide the following as notes on the site plan.)

1. Dedication and Vacation Requirements:

Page 6 of 11 ends

10/24/2022
P21-01959 RIVERSIDE 7120 N RevI
a. Dedicate a 67’(mid-block) - 74’(intersection) street easement, from Herndon centerline, within the limits of this application per Public Works Standard P-51 and P-70.
b. Dedicate a 26’ (minimum) easement for Landscape, Bike and Pedestrian purposes only. Above ground utilities are not allowed within this easement. (Additional right of way may be required for grading and drainage purposes.) c. Relinquish direct vehicular access rights to Herndon Avenue within the limits of this application, except for the approved street type approach location along the Arthur alignment.

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. The proposed street type approach, shown as P-76, is 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. Construct curb ramps per Public Works Standard P-28. If grades are not sufficient, construct to Public Works Standards P-2 and P-6.
c. Construct concrete curb and gutter to Public Works Standard P-5. The curb shall be constructed to a 10’ commercial pattern. Planting of street trees shall conform to the minimum spacing guidelines as stated in the Standard Specification, Section 26-2.11(C).
d. 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 and 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. e. Construct dual concrete curbs ramp per Public Works Standards P-30 and P32, based on a 30’ radius, at the intersection of Herndon Avenue and Riverside Drive.
f. Construct a 12’ wide Bike and Pedestrian Trail per the Fresno General Plan, the City of Fresno Public Works Standards P-59, P-60, P-61, and the Caltrans Highway Design Manual Chapter 1000 for Class I Bikeways (Bike Paths).

Construction shall be complete with lighting, signing, striping, and landscaping.

Identify the route and cross section on the site plan. Where the trail is constructed within 5’ of the curb, construct a fence per Public Works Standards P-74 and P-75. Above ground utilities shall not be constructed within this easement. Additional right of way may be required for grading and drainage purposes.
g. Provide a 12’ visibility triangle at all driveways, per Fresno Municipal Code (FMC) 15-2018B.

Riverside Avenue: 4-Lane Collector
(Provide the following as notes on the site plan.)

1. Dedication and Vacation Requirements:

Page 7 of 11 ends

10/24/2022
P21-01959 RIVERSIDE 7120 N RevI
a. Dedicate a 47’- 62’ street easement, from the street centerline, within the limits of this application per Public Works Standard P-53 and P-70. b. Dedicate a 100’ utility easement, on private property, for the signal loops at Riverside and Fir Avenues.
c. Dedicate a 24’ (minimum) easement for Landscape, Bike and Pedestrian purposes only. Above ground utilities are not allowed within this easement. (Additional right of way may be required for grading and drainage purposes.) d. Vacate right of way adjacent to this application as necessary.

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. The proposed street type approach, shown as P-76, is 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. Construct curb ramps per Public Works Standard P-28. If grades are not sufficient, construct to Public Works Standards P-2 and P-6.
c. Construct concrete curb and gutter to Public Works Standard P-5. The curb shall be constructed to a 12’ commercial pattern. Planting of street trees shall conform to the minimum spacing guidelines as stated in the Standard Specification, Section 26-2.11(C).
d. 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 e. Construct concrete curb ramps per Public Works Standards P-28 and P-32, based on a 20’ minimum radius, at the intersection with Fir Avenue and with Spruce Avenue.
f. Construct an 80’ bus bay curb and gutter at the northeast corner of Herndon and Riverside Avenues to Public Works Standard P-73, complete with a 12’ monolithic sidewalk.
g. Construct a 12’ wide Bike and Pedestrian Trail per the Fresno General Plan, the City of Fresno Public Works Standards P-59, P-60, P-61, and the Caltrans Highway Design Manual Chapter 1000 for Class I Bikeways (Bike Paths).

Construction shall be complete with lighting, signing, striping, and landscaping.

Identify the route and cross section on the site plan. Where the trail is constructed within 5’ of the curb, construct a fence per Public Works Standards P-74 and P-75. Above ground utilities shall not be constructed within this easement. Additional right of way may be required for grading and drainage purposes.
h. Provide a 12’ visibility triangle at all driveways, per Fresno Municipal Code (FMC) 15-2018B.

Spruce Avenue: 2-Lane Collector
(Provide the following as notes on the site plan.)

Page 8 of 11 ends

10/24/2022
P21-01959 RIVERSIDE 7120 N RevI

1. Dedication Requirements:
a. Dedicate a 72’ 66’ street easement within the limits of this application per Public Works Standard P-54.

2. Construction Requirements:
a. Construct 20’ of permanent paving per Public Works Standard P-50, within the limits of this entitlement and transition paving as necessary. b. The proposed street type approach, shown as P-76, is 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. Construct curb ramps per Public Works Standard P-29. If grades are not sufficient, construct to Public Works Standards P-2 and P-6.
c. Construct concrete curb, gutter, and 12’ sidewalk to Public Works Standard P5. 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).
d. 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. e. 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 Scott Tyler at (559) 621- 8654 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 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.

Page 9 of 11 ends

10/24/2022
P21-01959 RIVERSIDE 7120 N RevI
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.

Provide corrections as noted on Exhibit “A”.

Specific Mitigated Requirements (Non-Reimbursable):

Requirements per Traffic Impact Study Review for TIS 21-013.

Parcel 503-020-12:

1. Herndon (Super Arterial) modify the existing median island to provide for an eastbound left-turn lane, as approved on the street plans.

2. The intersection of Riverside Drive and Fir Avenue shall be signalized to the City of Fresno Standards, complete with left turn phasing, actuation, and signal preemption prior to occupancy. 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.

Parcel 503-020-11:

1. Dedicate a 3’ street easement to accommodate a westbound right-turn lane at the approved street type approach.

2. Construct a westbound right-turn lane per Public Works Standard P-78 at the street type approach.

3. 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. Construct curb ramps per Public Works Standard P-28/P29. If grades are not sufficient, construct to Public Works Standards P-2 and P-6.

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.

Page 10 of 11 ends

10/24/2022
P21-01959 RIVERSIDE 7120 N RevI
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. The signal at the intersection of Herndon Avenue and Riverside Drive shall be modified to the City of Fresno Standards, complete with left turn phasing, actuation, and signal pre-emption prior to occupancy. This work is eligible for reimbursement and/or credit against Traffic Signal Mitigation Impact Fees. The applicant shall design the traffic signal and obtain City approval of the plans prior to issuance of any building permits. 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 New Growth Area; therefore pay all applicable growth area fees and citywide 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.

Herndon Avenue: Expressway

1. Dedicate and construct the following within the limits of this application to accommodate additional paving and any other grading or transitions as necessary based on a 55 MPH design speed.
a. Westbound: construct (3) 12’ travel lanes and a 10’ right-turn lane at the intersection of Herndon Avenue and Riverside Drive.
b. Westbound: construct (2) 11’ left turn lanes at the intersection of Herndon Avenue and Riverside Drive
Herndon Avenue: Super Arterial

Page 11 of 11 ends

10/24/2022
P21-01959 RIVERSIDE 7120 N RevI

1. Dedicate and construct the following within the limits of this application to accommodate additional paving and any other grading or transitions as necessary based on a 55 MPH design speed.
a. Westbound: construct (3) 12’ travel lanes, a bike lane, and a 10’ right-turn lane at the intersection of Herndon Avenue and Riverside Drive. b. Westbound: construct (2) 11’ left turn lanes at the intersection of Herndon Avenue and Riverside Drive
Riverside Drive: Collector

1. Dedicate and construct the following within the limits of this application to accommodate additional paving and any other grading or transitions as necessary based on a 45 MPH design speed.
a. Where not existing, dedicate and construct from curb to curb four travel lanes, bike lanes, right-turn lanes, left-turn lanes, and remove and replace the existing median to the ultimate location as approved on the street plans.

Spruce: Collector

1. Dedicate and construct the following from curb to curb within the limits of this application and continue to Sandrini Avenue. Dedication shall be sufficient to accommodate additional paving and any other grading or transitions as necessary based on a 45 MPH design speed.
a. East bound: (1) 11’ center section travel lane and a 7’ bike lane; b. West bound: (1) 11’ center section travel lane and a 7’ bike lane; c. Center section: a 12’ center two-way left turn lane. Where applicable, stripe 200’ left, turn pockets at all major intersections.

2. Provide 4’ asphalt path of travel behind curb and gutter along the frontage of APN 503-020-11.

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 Andreina Aguilar (559) 621- 8674 [email protected] Angela Reis (559) 621-8684 [email protected] in the Public Works Department, Traffic Planning Land Planning and Inspection Section.

Page 1 of 11 ends

10/24/2022
P21-01959 RIVERSIDE 7120 N.doc

SUBJECT: Conditions of Approval for P21-01959
DATE: October 24, 2022
TO: Jose Valenzuela, Planner III
Planning and Development Department
FROM: Andreina Aguilar, Engineer II
Public Works Department, Traffic Planning Section
ADDRESS: 7190 North Riverside Avenue
APN: 503-020-12, -11

ATTENTION:

Page 2 of 11 ends

10/24/2022
P21-01959 RIVERSIDE 7120 N.doc
Vacation (4 month processing time)
A Feasibility Study is required to determine
viability and to establish conditions, if any.

Jose
Valenzuela
Planning and Development
Department
(559) 621-8070
[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. Address: Verify the project address with the Planning and Development Department.

2. Legal description: Provide legal description.

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

CALL 1-800-642-2444
d. 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.
e. Deeds are required to provide easements to the city for required public

Page 3 of 11 ends

10/24/2022
P21-01959 RIVERSIDE 7120 N.doc
improvements. They shall be prepared by the owner / developer’s engineer.

B. OFFSITE INFORMATION:

1. Lot Lines and Government Lines: Correct identify the government line.

2. Vacations: Identify and dimension the proposed vacations.

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

Page 4 of 11 ends

10/24/2022
P21-01959 RIVERSIDE 7120 N.doc
cannot be met.

6. Non-Standard Improvements: Provide a detail of the required improvements for Spruce Avenue.

C. ONSITE INFORMATION:

3. Vehicle overhang: Vehicles shall not overhang into the Bike, Pedestrian, and Landscape Easement (BPLE).

4. Driveway throat length: Revise site plan to provide a minimum throat length per Public Works Standard P-76 for street type approaches, from the back of the public 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.

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 private overhead, surface or sub-surface structures, and appurtenances in the public right of way is prohibited unless an Encroachment

Page 5 of 11 ends

10/24/2022
P21-01959 RIVERSIDE 7120 N.doc
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.

Herndon Avenue: 6-Lane Expressway
(Provide the following as notes on the site plan.)

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. Construct concrete curb and gutter to Public Works Standard P-5. The parkway shall be constructed to a 10’ pattern.
c. 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-10 for Expressways. 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, E17 and E-18 or as approved by the City Engineer. d. Construct dual curb ramps per Public Works Standards P-30 and P-32, based on a 30’ radius.
e. Construct a 12’ wide Bike and Pedestrian Trail per the Fresno General Plan, the City of Fresno Public Works Standards P-59, P-60, P-61, and the Caltrans Highway Design Manual Chapter 1000 for Class I Bikeways (Bike Paths).

Construction shall be complete with lighting, signing, striping, and landscaping.

Herndon Avenue: 6-Lane Super Arterial
(Provide the following as notes on the site plan.)

1. Dedication and Vacation Requirements:
a. Dedicate a 67’(mid-block) - 74’(intersection) street easement, from Herndon centerline, within the limits of this application per Public Works Standard P-51 and P-70.
b. Dedicate a 26’ (minimum) easement for Landscape, Bike and Pedestrian purposes only. Above ground utilities are not allowed within this easement. (Additional right of way may be required for grading and drainage purposes.)

Page 6 of 11 ends

10/24/2022
P21-01959 RIVERSIDE 7120 N.doc
c. Relinquish direct vehicular access rights to Herndon Avenue within the limits of this application, except for the approved street type approach location along the Arthur alignment.

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. The proposed street type approach, shown as P-76, is 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. Construct curb ramps per Public Works Standard P-28. If grades are not sufficient, construct to Public Works Standards P-2 and P-6.
c. Construct concrete curb and gutter to Public Works Standard P-5. The curb shall be constructed to a 10’ commercial pattern. Planting of street trees shall conform to the minimum spacing guidelines as stated in the Standard Specification, Section 26-2.11(C).
d. 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 and 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. e. Construct dual concrete curbs ramp per Public Works Standards P-30 and P32, based on a 30’ radius, at the intersection of Herndon Avenue and Riverside Drive.
f. Construct a 12’ wide Bike and Pedestrian Trail per the Fresno General Plan, the City of Fresno Public Works Standards P-59, P-60, P-61, and the Caltrans Highway Design Manual Chapter 1000 for Class I Bikeways (Bike Paths).

Construction shall be complete with lighting, signing, striping, and landscaping.

Riverside Avenue: 4-Lane Collector
(Provide the following as notes on the site plan.)

1. Dedication and Vacation Requirements:
a. Dedicate a 47’- 62’ street easement, from the street centerline, within the limits of this application per Public Works Standard P-53 and P-70. b. Dedicate a 100’ utility easement, on private property, for the signal loops at Riverside and Fir Avenues.

Page 7 of 11 ends

10/24/2022
P21-01959 RIVERSIDE 7120 N.doc
c. Dedicate a 24’ (minimum) easement for Landscape, Bike and Pedestrian purposes only. Above ground utilities are not allowed within this easement. (Additional right of way may be required for grading and drainage purposes.) d. Vacate right of way adjacent to this application as necessary.

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. The proposed street type approach, shown as P-76, is 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. Construct curb ramps per Public Works Standard P-28. If grades are not sufficient, construct to Public Works Standards P-2 and P-6.
c. Construct concrete curb and gutter to Public Works Standard P-5. The curb shall be constructed to a 12’ commercial pattern. Planting of street trees shall conform to the minimum spacing guidelines as stated in the Standard Specification, Section 26-2.11(C).
d. 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 e. Construct concrete curb ramps per Public Works Standards P-28 and P-32, based on a 20’ minimum radius, at the intersection with Fir Avenue and with Spruce Avenue.
f. Construct an 80’ bus bay curb and gutter at the northeast corner of Herndon and Riverside Avenues to Public Works Standard P-73, complete with a 12’ monolithic sidewalk.
g. Construct a 12’ wide Bike and Pedestrian Trail per the Fresno General Plan, the City of Fresno Public Works Standards P-59, P-60, P-61, and the Caltrans Highway Design Manual Chapter 1000 for Class I Bikeways (Bike Paths).

Construction shall be complete with lighting, signing, striping, and landscaping.

Identify the route and cross section on the site plan. Where the trail is constructed within 5’ of the curb, construct a fence per Public Works Standards P-74 and P-75. Above ground utilities shall not be constructed within this easement. Additional right of way may be required for grading and drainage purposes.
h. Provide a 12’ visibility triangle at all driveways, per Fresno Municipal Code (FMC) 15-2018B.

Spruce Avenue: 2-Lane Collector
(Provide the following as notes on the site plan.)

1. Dedication Requirements:
a. Dedicate a 72’ street easement within the limits of this application per Public Works Standard P-54.

Page 8 of 11 ends

10/24/2022
P21-01959 RIVERSIDE 7120 N.doc

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 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.

Page 9 of 11 ends

10/24/2022
P21-01959 RIVERSIDE 7120 N.doc
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:

Provide corrections as noted on Exhibit “A”.

Specific Mitigated Requirements (Non-Reimbursable):

Requirements per Traffic Impact Study Review for TIS 21-013.

Parcel 503-020-12:

1. Herndon (Super Arterial) modify the existing median island to provide for an eastbound left-turn lane, as approved on the street plans.

Parcel 503-020-11:

1. Dedicate a 3’ street easement to accommodate a westbound right-turn lane at the approved street type approach.

2. Construct a westbound right-turn lane per Public Works Standard P-78 at the street type approach.

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

Page 10 of 11 ends

10/24/2022
P21-01959 RIVERSIDE 7120 N.doc
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.

Fresno Major Street Impact (FMSI) Fees: This entitlement is in the New Growth Area; therefore pay all applicable growth area fees and citywide 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.

Herndon Avenue: Expressway

1. Dedicate and construct the following within the limits of this application to accommodate additional paving and any other grading or transitions as necessary based on a 55 MPH design speed.
a. Westbound: construct (3) 12’ travel lanes, a bike lane, and a 10’ right-turn lane at the intersection of Herndon Avenue and Riverside Drive.

Page 11 of 11 ends

10/24/2022
P21-01959 RIVERSIDE 7120 N.doc
b. Westbound: construct (2) 11’ left turn lanes at the intersection of Herndon Avenue and Riverside Drive
Riverside Drive: Collector

Spruce: Collector

Questions relative to these conditions may be directed to Andreina Aguilar (559) 621- 8674 [email protected] in the Public Works Department, Traffic Planning Section.

Page 1 of 5 ends

PUBLIC WORKS DEPARTMENT
City Hall Scott L. Mozier, P.E.
2600 Fresno Street, 4th Floor Public Works Director
Fresno, California 93721
Ph. (559) 621-8800
www.fresno.gov
February 14, 2024
Steven Martinez, Planner II
Planning and Development Department
2600 Fresno Street, 3rd Floor
Fresno, CA 93721
SUBJECT: REVIEW OF THE TRAFFIC IMPACT ANALYSIS (TIA) DATED FEBRUARY 2023,

FOR THE PROPOSED RELOCATION OF A COSTCO WARESHOUSE TO THE NORTHEAST CORNER OF HERNDON AVENUE AND RIVERSIDE DRIVE.

TIS 21-013, P21-01959 and P21-01960

PROJECT OVERVIEW
Traffic Operations and Planning staff has reviewed the Traffic Impact Analysis (TIA) prepared by Kittelson & Associates for the proposed relocation of a Costco warehouse currently in operation at 4500 W Shaw Ave to a vacant site in the northeast corner of North Riverside Drive & West Herndon Avenue, “project”, which plans to develop 191,346 square foot relocated retail facility with an attached tire center, 49,996 square foot relocated market delivery operation, 32 position fuel station, and drive-through car wash with approximately 987 parking stalls. The project proposes General Plan Amendment to reclassify the adjacent portion of West Herndon Avenue from expressway to super arterial. The approximately 22.4-acre site is currently vacant.

The TIA evaluated the operational impacts of the project by analyzing six (6) intersections in the vicinity of the project during the weekday AM and PM peak hours. Vehicle trips projected to be generated by the project were calculated using proprietary Costco-specific data. the ITE Trip Generation Manual, 10th Edition. The table below includes the weekday and Saturday daily (ADT), weekday AM and PM peak hour trips, and Saturday peak hour trips projected to be generated by proposed project as shown in the TIA.

Page 2 of 5 ends

Table 1 – Trip Generation
Land Use Size
Weekday
ADT
AM
Peak Hour
PM
Peak Hour
In Out Total In Out Total
Costco Warehouse w/Fuel
Station & Car Wash
191,346
SF 18,212 238 201 439 732 844 1,576
Pass-By Trips* - (3,788) (49) (42) (91) (152) (176) (328) Diverted Trips* - (4,038) (52) (45) (97) (162) (187) (349) Net New Trips - 10,386 137 114 251 418 481 899
MDO 49,996
SF 230 22 11 33 34 1 35
Total Trips Weekday 10,616 159 125 284 452 482 934
Weekend
ADT Midday Peak Hour
In Out Total
Costco Warehouse w/Fuel
Station & Car Wash
191,346
SF 22,638 1,040 1,090 2,130
Pass-By Trips* - (5,297) (243) (255) (498)
Diverted Trips* - (3,305) (152) (159) (311)
Net New Trips - 14,036 645 676 1,321
MDO 49,996
SF 230 24 24 48
Total Trips Weekend 14,266 669 700 1,369
SF = Square Feet, MDO = Market Delivery Operation
GENERAL COMMENTS and CONDITIONS

1. This project shall pay its Traffic Signal Mitigation Impact (TSMI) Fee per the Master Fee Schedule at the time of building permit.

The TSMI fee facilitates project impact mitigation to the City of Fresno Traffic Signal infrastructure so that costs are applied to each new project/building based on the generated ADT. The TSMI fee is credited against traffic signal installation/modifications and/or Intelligent Transportation System (ITS) improvements (constructed at their ultimate location) that plan to build out the General Plan circulation element and are included in the Nexus Study for the TSMI fee. If the project is conditioned with traffic signal improvements in excess of their 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. The applicant should work with the Public Works Department and identify, with a Professional Engineers estimate, the costs associated with the improvements prior to paying the TSMI fee to determine any applicable fee credits and/or reimbursements.

Page 3 of 5 ends

For project specific impacts that are not consistent with the General Plan, Public Works Standards, and/or are not incorporated into the TSMI fees, the infrastructure costs will not be eligible. 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.

Improvements at the following study intersection are included in the TSMI fee program:
x Riverside Drive and Herndon Avenue

2. This project shall pay its Fresno Major Street Impact (FMSI) Fee, which will be determined at time of building permit. This FMSI fee is creditable towards major street roadway improvements included in the nexus study for the FMSI fee.

3. The project shall pay the Regional Transportation Mitigation Fee (RTMF). Pay the RTMF fee 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, based on vesting rights, prior to issuance of building permits.

4. The proposed project shall pay the $780 Traffic Study review fee for review of the document per the City’s Master Fee Schedule. Proof of payment shall be provided to the Traffic Operations and Planning Division.

5. The proposed project shall modify the intersection of West Herndon Avenue and North Riverside Avenue to the following configuration prior to occupancy:
x Southbound – two (2) left-turn lanes, two (2) through lanes and one (1) right-turn lane.
x Northbound – two (2) left-turn lanes, two (2) through lanes and one (1) right-turn lane.
x Eastbound – two (2) left-turn lanes, three (3) through lanes and one (1) right-turn lane.
x Westbound – two (2) left-turn lanes, three (3) through lanes and one (1) right-turn lane*.
x Bike lanes shall be provided in all directions. (Not required on westbound Herndon if General Plan Amendment is not approved).
x * - If the General Plan Amendment is not approved, the westbound right-turn lane shall be extended to accommodate 150 feet of vehicle storage.

Page 4 of 5 ends

6. The proposed project shall install a traffic signal with protected left-turn phasing per City of Fresno standards at the intersection of North Riverside Drive and West Fir Avenue prior to occupancy. This intersection is not subject to reimbursement under the TSMI fee program.

The intersection should be constructed to include the following configuration:
x Northbound – one (1) left-turn lane, two (2) through lanes and one (1) right-turn lane.
x Southbound – one (1) left-turn lane, two (2) through lanes and one (1) right-turn lane.
x Eastbound – one (1) shared left-turn, through, right-turn lane. x Westbound – one (1) left-turn lane, one (1) shared left-turn, through, right-turn lane
x Bike lanes shall be provided in northbound and southbound directions.

7. If the General Plan Amendment is approved, the proposed project will be limited to left-in, right-in, and right-out access at the intersection of West Herndon Avenue and Site Access D (North Arthur Avenue Alignment). The intersection configuration if median modifications are pursued, shall be modified to include an eastbound Herndon Avenue median opening that shall be constructed to accommodate storage of queued vehicles of at least 150 feet and shall have a separate westbound right turn lane for West Herndon Avenue. A westbound bike lane shall be constructed from North Riverside Drive to the eastern limits of the General Plan Amendment limits.

8. The proposed project shall construct West Spruce Avenue from North Riverside Drive to North Sandrini Avenue per the Land Planning and Inspection Section Conditions of Approval dated 2024-02-14.

9. The proposed project shall make necessary improvements and right-of-way and public easement dedications along adjacent public street(s) and within the site boundaries per City of Fresno standards/requirements.

Page 5 of 5 ends

10. The proposed site plan shall be reviewed and approved by the City of Fresno Traffic Operations and Planning Division, Traffic Planning Section.

If you have any further questions regarding this matter, please contact me at (559) 621-8694 or [email protected].

Sincerely,
Harmanjit Dhaliwal, PE
Licensed Engineer Manager
Public Works Department, Traffic Operations & Planning Division C: Copy filed with Traffic Impact Study
Scott Tyler, City Traffic Engineer/Licensed Engineer Manager Angela Reis, Chief Engineering Technician
Jill Gormley, Assistant Director
Jason Camit, Chief Surveyor
y,

Page 1 of 4 ends

PUBLIC WORKS DEPARTMENT
City Hall Scott L. Mozier, P.E.
2600 Fresno Street, 4th Floor Public Works Director
Fresno, California 93721
Ph. (559) 621-8800
www.fresno.gov
June 15, 2022
Jose Valenzuela, Planner III
Planning and Development Department
2600 Fresno Street, 3rd Floor
Fresno, CA 93721
SUBJECT: REVIEW OF THE TRAFFIC IMPACT ANALYSIS (TIA) DATED FEBRUARY 2022,

FOR THE PROPOSED RELOCATION OF A COSTCO WARESHOUSE TO THE NORTHEAST CORNER OF HERNDON AVENUE AND RIVERSIDE DRIVE.

TIS 21-013, P21-01959 and P21-01960

Page 2 of 4 ends

1. This project shall pay its Traffic Signal Mitigation Impact (TSMI) Fee per the Master Fee Schedule at the time of building permit.

Page 3 of 4 ends

Improvements at the following study intersection are included in the TSMI fee program:
x Riverside Drive and Herndon Avenue

Page 4 of 4 ends

The intersection should be constructed to include the following configuration:
x Northbound – one (1) left-turn lane, two (2) through lanes and one (1) right-turn lane.
x Southbound – one (1) left-turn lane, two (2) through lanes and one (1) right-turn lane.
x Eastbound – one (1) left-turn lane, one (1) shared through right-turn lane. x Westbound – two (2) left-turn lanes, one (1) shared through right-turn lane x Bike lanes shall be provided in northbound and southbound directions.

7. If the General Plan Amendment is approved, the proposed project will be limited to left-in, right-in, and right-out access at the intersection of West Herndon Avenue and Site Access D (North Arthur Avenue Alignment). The intersection configuration shall be modified to include an eastbound Herndon Avenue median opening that shall be constructed to accommodate storage of queued vehicles of at least 150 feet and shall have a separate westbound right turn lane for West Herndon Avenue. A westbound bike lane shall be constructed from North Riverside Drive to the eastern limits of the General Plan Amendment limits.

8. The proposed project shall construct West Spruce Avenue from North Riverside Drive to North Sandrini Avenue per City standard P-54 (72’ Right of Way, No Parking).

10. The proposed site plan shall be reviewed and approved by the City of Fresno Traffic Operations and Planning Division, Traffic Planning Section.

If you have any further questions regarding this matter, please contact me at (559) 621-8694 or [email protected].

Sincerely,
Harmanjit Dhaliwal, PE
Supervising Professional Engineer
Public Works Department, Traffic Operations & Planning Services C: Copy filed with Traffic Impact Study
Jill Gormley, Traffic Operations & Planning Services Manager Louise Gilio, Traffic Planning Supervisor
Andrew Benelli, Assistant Director
Scott Tyler, Engineering Services Manager
Jason Camit, Chief Surveyor
y,
H ji Dh li
COUNCIL DISTRICT 2 PROJECT REVIEW COMMITTEE MEETING MINUTES Monday, January 10, 2022 – 5:30 PM
Planning and Development Department ̽ Development Services Division Fresno City Hall, Microsoft Teams

1. CALL TO ORDER & ROLL CALL
The meeting was called to order at 5:30 p.m. with a master roll call.

Present – 4: David Rodriguez (Chairperson), Linnea Faeth (Vice-Chairperson), Lori Buffington, Jessica Vaughn
Absent – 0: None
Staff: Nicholas Caldera (Liaison), Casey Lauderdale, Jose Valenzuela, Phillip Siegrist

2. APPROVAL OF AGENDA
Committee Member Vaughn moved to approve the agenda, seconded by Vice-Chairperson Faeth. The motion carried unanimously, 4 votes to 0.

3. APPROVAL OF THE MINUTES
Vice-Chairperson Faeth moved to approve the minutes for December 13, 2021, seconded by Committee Member Vaughn. The motion carried unanimously, 4 votes to 0.

4. PROJECT REVIEW – NEW MATTERS
A. West Area Neighborhoods Specific Plan
Update on the West Area Neighborhoods Specific Plan - overview of Plan timeline, comments received during the public comment period, and next steps.

Casey Lauderdale, Planner III with the City of Fresno, presented the item.

The presentation was provided as an update on the West Area Neighborhoods Specific Plan. The item did not require an official motion from the Committee.

B. ABC Conditional Use Permit Application No. P21-06450 Conditional Use Permit Application No. P21-06450 was filed by Fabian Rodriguez of Bella Pasta and pertains to the 0.85 acres located at 6745 North Palm Avenue. The applicant proposes to upgrade their existing Type 41 Alcohol Beverage Control (ABC) license (On-Sale Beer & Wine ̽ Eating Place) to a Type 47 ABC license (On-Sale General ̽ Eating Place) for their existing restaurant. The parcel is zoned CC/EA/UGM/cz.

Project applicant Fabian Rodriguez presented the item.

Committee Member Buffington moved to approve the item, seconded by Committee Member Vaughn.

The motion carried unanimously, 4 votes to 0.

Vote Tally
Ayes (4): Buffington (motion), Vaughn (second), Chairperson Rodriguez, Vice-Chairperson Faeth Noes (0): None
Abstain (0): None
Absent (0): None
C. Conditional Use Permit Application No. P21-01959 & Plan Amendment and Rezone Application No. P21-01960
Conditional Use Permit Application No. P21-01959 was filed by Brandon Northart of Urban Planning Partners, on behalf of Costco Wholesale, and pertains to the 23.26 acres located at 7120 North Riverside Drive. The applicant proposes to construct a new Costco facility with approximately 185,000 square feet of net sales floor area, including an attached tire center, a detached gas station, and a drive-through car wash. The applicant is also proposing to reclassify the zoning of the property from CC/EA/UGM/cz to CG/UGM/cz through Plan Amendment and Rezone Application No. P21-01960, establish an off-site alcohol license for the facility through Conditional Use Permit Application No.

P21-03251, and request a variation from the standards for parking lot lighting through Planned Development application No. P21-03252.

Applicants Lynette Dias, Joseph Welch, and Dave Babcock presented the item.

Committee Member Buffington moved to approve the item, seconded by Vice-Chairperson Faeth. The motion carried unanimously, 4 votes to 0.

Vote Tally
Ayes (4): Buffington (motion), Faeth (second), Rodriguez, Vaughn Noes (0): None
Abstain (0): None
Absent (0): None

5. ADMINISTRATIVE MATTERS
None

6. COMMITTEE CONSULTATION AND UNSCHEDULED MATTERS

7. None

8. ADJOURNMENT
The Committee, having concluded all business, adjourned at 6:20 p.m.

Respectfully,
Nicholas Caldera
Committee Staff Liaison
Respectfully,
Nicholas Caldera

Fresno City CouncilMarch 7, 2024

Fresno City Council
March 7, 2024