CITY OF OF PARLIER
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CAPITAL IMPROVEMENT PROJECT City of Parlier
Overview
The Fiscal Year 2026-2027 Capital Improvement Program (CIP) represents the City's commitment to investing in critical infrastructure, public safety, transportation, flood protection, parks, and community development projects. The proposed CIP includes 22 projects totaling $45.1 million, funded through a combination of grants, development impact fees, special revenues, and other dedicated funding sources.
The FY 2026-2027 CIP focuses on four strategic priorities:
• Infrastructure Modernization
• Flood Control & Stormwater Management
• Transportation & Active Mobility
• Parks, Recreation & Public Safety Enhancements
These investments are intended to improve quality of life, enhance public safety, support economic development, and strengthen the City's long-term infrastructure network.
Budget Highlights
• Over 50% of the CIP budget is dedicated to flood control, stormwater management, and water infrastructure
improvements.
• More than $10 million is allocated toward transportation, pedestrian, bicycle, and roadway safety improvements.
• The City is advancing several grant-funded projects focused on active transportation, safety, and accessibility.
• The proposed Public Safety Facilities Project supports the City's commitment to maintaining and enhancing public
safety services.
Operating & Capital Budget | Fiscal Year 2026-2027
CAPITAL IMPROVEMENT PROJECT CONTINUED
City of Parlier I FY 2026-27
Capital Improvement Projects by Category
CATEGORY -i PROJECTS - TOTAL CIP
Flood Control & Water Infrastructure 4 $ 23,655,948
Transportation & Streets 8 $ 10,116,241
Parks & Recreation 4 $ 5,786,898
Public Safety Facilities 1 $ 2,500,000
Planning & Studies 3 $ 3,087,445
TOTAL CIP PROJECTS $ 45,146,532
Capital Improvement Projects Listing
FUND NO.- DEPARTMENT - PROJECT TITLE - TOTAL CIP
314 POLICE/PUBLIC PARLIER PUBLIC SAFETY FACILITIES $ 2,500,000 406 PUBLIC WORKS BASIN IMPROVEMENT D2419002 $ 5,240,000 400 PUBLIC WORKS BULK REPLACEMENT OF TRANSMITTERS 1,000,000 290 PUBLIC WORKS CABALLERO INDOOR/OUTDOOR REGIONAL SPORTS PARK $ 1,000,000 242 PUBLIC WORKS CYCLE 12 BICYCLE IMPROVEMENTS 350,000
242 PUBLIC WORKS CYCLE 12 PEDESTRIAN IMPROVEMENTS $ 350,000 316 PUBLIC WORKS FLOOD CONTROL & GROUNDWATER BANKING - KINGS BASIN 4,364,386 242 PUBLIC WORKS MANNING AVE TRANSFORMATION (MATTS) $ 300,000 234 PUBLIC WORKS PARLIER & NEWMARK ROUNDABOUT $ 1,600,000 406 PUBLIC WORKS PARLIER FLOOD PROTECTION PROJECT $ 5,018,562 237 PUBLIC WORKS PARLIER GUARDRAIL IMPROVEMENTS $ 215,500 263 PUBLIC WORKS PARLIER HAZARD MITIGATION PLAN $ 168,021 248 PUBLIC WORKS PARLIER POCKET PARK FOR ALL $ 100,000
299 PUBLIC WORKS PARLIER SPORTS PARK (OUTDOOR) $ 4,100,000 256 PUBLIC WORKS PARLIER VISION ZERO PLAN 150,000
242 PUBLIC WORKS RAILS TO TRAILS CLASS I MULTI-USE TRAIL $ 2,787,445 238 PUBLIC WORKS LIMITLESS LANES $ 3,007,720
239 PUBLIC WORKS PARLIER AVE / FIG AVE / H ST $ 3,000,000 242 PUBLIC WORKS STBG ZEDIKER AVENUE SIDEWALK IMPROVEMENTS $ 1,025,000 404 PUBLIC WORKS WWTP IMPROVEMENTS PROJECT SWRCB $ 8,033,000 236 PUBLIC WORKS TUOLUMNE & ERICKA CROSSWALK INPROVEMENTS $ 250,000 254 PUBLIC WORKS VETERAN'S PARK DAMAGES $ 586,898
TOTAL CIP PROJECTS $45,146,532
Operating & Capital Budget | Fiscal Year 2026-2027
Budget Glossary
Adopted Budget: property, buildings, roads, or Enterprise Funds:
The official budget that has been equipment. These expenditures A fund used to account for approved by the City Council for the often have long-term value. operations that are financed and fiscal year, outlining the financial operated like private businesses plan and expected revenues and Capital Improvements: such as water, wastewater, and expenditures. Additions and/or replacements to the disposal services. Enterprise funds City's buildings, and infrastructure generate revenue through fees Annual Budget: assets. charged to customers
A budget covering a single fiscal
year (July to June 30) Capital Outlay: Estimated Revenue:
Expenditures related to the purchase Amount of projected revenue to be Audit: or development of long-term assets collected during the fiscal year.
An official inspection of the city's like buildings, land, or infrastructure. financial records and practices, Typically included in department Expenditures:
usually conducted annually by an budgets to cover major physical Refers to money spent by the city for independent auditor, to ensure investments. services, salaries, operations, accuracy and compliance with maintenance, and capital
regulations Capital Project Fund: departments and calegories such as A fund created to account for
Authorized Positions: financial resources to be used for salaries & benefits, services & Refers to all approved job positions acquisitions or construction of major supplies, and capital outlay. within the City of Parlier for the fiscal capital facilities. year. These are roles officially Fees:
budgeted and sanctioned for city Capital Reserve: A charge to cover the cost of An account used to segregate a services.
portion of the government's equity to
Balanced Budget: be used for future capital program Fiscal Year (FY):
A budget where total revenues are expenditures. A 12-month period used for equal to or exceed total budgeting, accounting, and financial expenditures, ensuring that the city CDBG: reporting. For the City of Parlier, FY does not spend more than it earns in Community Development Block 2024-2025 runs from July 1, 2024, to a fiscal period. Grant. June 30, 2025.
Bond: Chart of Accounts: Fund Balance:
A debt security issued by the city to The classification system used by a The net position of a governmental raise funds for large-scale projects, city to organize the accounting for fund, which represents the difference such as infrastructure or public various funds. between assets and liabilities. A facilities. Bonds are repaid over time positive fund balance indicates with interest. City Council: financial health, while a negative one The government body of the City of could suggest fiscal distress.
Budget: Parlier.
A plan of financial operation General Fund:
compromised of an estimate of City Manager: The primary operating fund of the proposed expenditures for a given The chief executive officer of the city, covering essential services like period and the proposed means of City of Parlier. public safety, parks, and general financing them. administration. It is mainly funded by
property taxes, sales taxes, and
Budget Deficit: Debt Service: fees.
Occurs when the city's expenditures The portion of the city's budget used exceed its revenues during a fiscal to repay principal and interest on Grant:
year, requiring measures such as long-term debts, such as bonds or Funds provided by state, federal, or spending cuts or borrowing to loans. other entities to the city, typically for balance the budget. specific purposes, such as
Deficit: community development, housing, or
Capital Assets: The excess of an entity's liabilities public safety.
Item that are tangible, have over its assets of the excess of economic life greater than one year, expenditures or expenses over Governmental Funds:
and maintain their identities revues during a single accounting These include the General Fund, throughout their useful lives. Also period. Special Revenue Funds, Capital known as fixed assets. Project Funds, and Debt Service
Funds. They are used to account for
Capital Budget: Encumbrance: the city's public operations and are A portion of the city's budget Funds that have been set aside or subject to strict regulations to ensure dedicated to funding long-term committed for future obligations, transparency. investments like buildings, such as contracts or purchase infrastructure, and other major orders, but have not yet been spent A contribution by a government or
Capital Expenditures (CapEx): other organization to support a Funds used by the city to acquire or particular function, depending upor maintain physical assets such as the grantee.
127
Budget Glossary Continued
Intergovernmental Revenue: Resolution: Wastewater Fund:
Funds received from other A special or temporary order of a An enterprise fund used to manage governments (federal, state, or local) legislative body; an order of a through grants, shared taxes, or legislative body required less legal reimbursements for services somality than an ordinance or provided
Liability: Resources:
Financial obligations or debts the city Total amounts available for owes, such as outstanding bonds, appropriation including estimated loans, or payables to vendors. revenues, fund transfers and beginning balances
Measure Q:
A special tax levied on parcels of
compensatance, luding a and,
Mission:
A description of the scope and
purpose of specific entity. Special Revenue Funds:
These funds are used to track
Operating Budget: revenues that are legally restricted
A budget for the city's day-to-day for specific purposes. Examples operations, including salaries, include gas tax revenues for road utilities, services, and supplies. It maintenance and grants for housing covers short-term expenditures development.
needed to run city departments.
Surplus:
Overtime: The amount by which the city's
Payments made to city employees revenues exceed its expenditures in for hours worked beyond their a fiscal year. A surplus can be used standard work schedule. Included in to strengthen reserves or fund future departmental expenditures for areas projects.
like public safety and administration.
Property Tax: TCP Removal Treatment System:
A tax on property value collected by A project dedicated to removing a the city and used to fund services contaminant called Tri chloropropane such as public safety, education, and (TCP) from the water supply. infrastructure. Property taxes are a Funding for this is sourced through major source of revenue for the special grants and settlements.
General Fund.
Transfer:
Public Safety Funds: The movement of money between
Special funds designated for law different funds within the city's enforcement and other public safety- budget. Transfers are often made to related activities. Includes Measure allocate resources to areas that need Q, COPS (Citizen's Option for Public additional funding Safety), and other grants aimed at
improving community safety. Utility:
A services or commodity used for
Revenue: generation and transmission or
Money that the city receives from distribution to the general public various sources, such as taxes
(property, sales), licenses, permits, Warrant:
fees for services, and grants. An authorization for the payment of Revenue supports the city's city funds to cover expenses. It often operating and capital expenditures. refers to checks issued by the city to pay its bills or vendors.
Reserve:
An account used either to ser aside
budgeted revenues that are not Working Capital:
required for expenditures in the The difference between current current budget year or to earmark assets and current liabilities, revenues for a specific future representing the city's short-term purpose. financial health and its ability to meet
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AGENDA ITEM: #13
OF PARL
MEETING DATE: June 18, 2026
DEPARTMENT: Community Development -
Planning
REPORT TO CITY COUNCIL
SUBJECT:
City Council consideration of a site plan for the Parlier Family Apartments RECOMMENDATION:
Staff recommends that the City Council adopts Resolution No. 2026-XX, approving the site plan for the Parlier Family Apartments.
BACKGROUND:
On June 3, 2021, the City Council took actions to approve an 81-unit affordable multifamily housing development on approximately 3.50 acres of an 11.39-acre parcel situated between E Manning Avenue and Tuolumne Street east of S. Whitener Avenue. The project would have been funded in part by the Affordable Housing and Sustainable Communities (AHSC) program from the California Strategic Growth Council. Danco Communities, a multidisciplinary property development company headquartered in Arcata, partnered with the property owner and R.L.
Davidson Architects in Fresno to design a project that met both AHSC program requirements and the needs of Parlier.
Owner: Virginia Balakian
Applicant: Danco Communities
Location: South side of Tuolumne Street between S. Whitener Avenue and Erica Avenue; APN 355-031-27 (portion); no address
See attached map and photo
Site Size: Approximately 3.50 acres of an 11.39-acre parcel Zoning: R-1, Single Family Residential
General Plan: High Density Residential & Medium-Low Density Residential Existing Use: Vacant
Surrounding Uses: North - Basin, trail, multifamily dwellings; R-1, R-3 East - Multifamily dwellings, vacant; R-1, R-3
South - Agriculture; AE-20 (Fresno County)
West - Multifamily dwellings, mini storage; R-3, M-1
Street Access: Tuolumne Street, Manning Avenue (non-vehicular only) The actions taken by the City Council in 2021 included a finding of exemption from the California Environmental Quality Act (CEQA); a determination about the portion of the parcel designated High Density Residential by the General Plan; a finding pursuant to Government Code Section 65589.5(j)(5) regarding application of objective development standards where a conflict exists between zoning and the General Plan; provision of a density bonus of five units, a reduction to the required number of parking spaces, and a reduction to required building spacing pursuant to California's Density Bonus Law (Government Code Section 65913, et seq.), and agreement to participate in the AHSC program. In order to meet the minimum requirements for AHSC application, the City and applicant agreed to construct various offsite improvements intended to enhance walkability and reduce driving miles. This involved coordination with the Fresno County Rural Transit Agency (FCRTA) for installation of microgrid charging stations on the project site, improvements to the Parlier bus routes, and purchase of an electric vehicle for use by the project's residents. Ultimately, the project did not receive the AHSC funding and was redesigned to accommodate 55 units instead of 81. Most of the density bonus items and the AHSC program components are no longer part of the project. The City Council approved those changes as part of a revised site plan approved in April 2023. The project has been partially funded by the California Department of Housing and Community Development Permanent Local Housing Allocation program, and the Applicant has applied for, and intends to continue to pursue, In April 2025, the City Council approved a one-year extension to the approved site plan. On May 29, 2026, staff received a new application to re-entitle the project as an 82-unit, three-story affordable housing development, possibly to be constructed in two phases.
The following sections discuss the actions taken by the City Council in June 2021 and affirmed in 2023 and are included for reference and context. To facilitate the new project, staff requests that the City Council reaffirms its original determinations.
General Plan Land Use
As shown on the General Plan Land Use exhibit, approximately 4.0 acres of the site fronting E.
Manning Avenue is designated High Density Residential (HDR), which allows a density range of between 14.6 and 21.8 units per acre (u/a). The rest of the property is designated Medium Low Density Residential (MLDR), which allows between 3.7 and 5.5 u/a. Taking those acreages and density ranges into account, the overall site is intended to support between approximately 85 and 127 units. In an effort to blend with and enhance existing development along Tuolumne Street, provide better proximity to offsite amenities, and meet locational criteria for grant funding, the applicant proposed to develop the multifamily project at the northern end of the site. Generally, this would not be allowed, as the MLDR designation does not support the density or zoning required for multifamily development. The typical process would be to request that the City Council amend the Land Use Element (specifically the Land Use Diagram) to reflect the desired area appropriately.
However, the General Plan and its associated environmental impact report (EIR) analyzed the potential effects that could result from development of land distributed across the various land use classifications over the effective timeline of the General Plan (2030). Much of the assessment performed utilized bulk acreages and while the Land Use Diagram is generally parcel-specific, the exact locations of various land use classifications within a particular parcel, especially a parcel of relatively small area, are not necessarily absolute. This is substantiated in part by California Attorney General Opinion No. 83-804 (67 Cal.Ops.Atty.Gen. 75, 77), which describes the distinction between a "map, ," which is drawn with an expected level of precision, and a "diagram," which is a more general illustration. This is not to suggest that the land uses shown in the General Plan can be moved about or transferred at will; land use changes from one designation to another across an entire parcel or even a portion of a parcel are subject to the Government Code provisions for amending the General Plan. However, in this case, staff proposed and the City Council determined that the acreage of HDR land use does not necessarily have to be developed in the exact location as illustrated in the General Plan (i.e., abutting E. Manning Avenue) as long as it occurs on the same parcel. Correspondingly, the approximately 7.39 acres of MLDR acreage does not have to extend north to Tuolumne; the two land use classifications can, in effect, be switched. The overall developable density of the parcel, and thus total unit potential, will remain unchanged. Determination by the Council that this reconfiguration of land use designations on the overall parcel is acceptable would facilitate development of the multifamily project adjacent to Tuolumne Street as further described in this report. The 3.50-acre project site, at 21.8 units per acre, could support up to 76 units. As noted, the project proposes 82 units for a density of 23.43 units per acre.
Zoning
The entire 11.39-acre parcel is zoned R-1 (Single Family Residential). This is the standard single- family zone district in Parlier and does not allow multifamily development. As with the General Plan Land Use described above, the typical approach would be to identify the area of the site designated by the General Plan for High Density Residential use and rezone that area from R-1 to R-3 (Medium Density Multiple Family Residential), the City's most prevalent and most accommodating multiple-family district. However, over the last several years, the State has adopted numerous laws intended to address its chronic, severe shortage of housing. One of these laws, the Housing Accountability Act, was amended in 2020 to provide that certain projects can effectively disregard the zoning of a site so long as a proposed project complies with the underlying General Plan Land Use designation. Gov. Code Section 65589.5(i)(4) states:
For purposes of this section, a proposed housing development project is not inconsistent with the applicable zoning standards and criteria, and shall not require a rezoning, if the housing development complies with the objective general plan standards and criteria but the zoning for the project site is inconsistent with the general plan. If the local agency has complied with paragraph (2), the local agency may require the proposed housing development to comply with the objective standards of the zoning which is consistent with the general plan, however, the standards and criteria shall be applied to facilitate and accommodate development at the density allowed on the site by the general plan and proposed by the housing development project.
The above paragraph states that if a project is consistent with the general plan but not the zoning, and the only reason it is not consistent with zoning is that the zoning is not consistent with the general plan, then the provisions of the zoning do not apply. In the instant case, the Council determined that the northern portion of the site carries the HDR General Plan Land Use and the project meets the standards of the HDR Land Use; therefore, the provisions of the R-1 district are not applied. This includes permissible uses, development standards, etc., and would allow development of multiple-family dwellings in a single-family zone. To allow the City to maintain some level of control, the statute also says via its reference to "paragraph (2)" that if the City has notified the developer of the reason(s) why the proposed project is not consistent with relevant policies, standards, ordinances, etc., then the City can require that the project comply with provisions of the zone that would be consistent with the general plan. Although the City did not expressly notify the applicant in writing in the form dictated by the statute, staff did make the applicant aware during initial discussions that the existing General Plan Land Use and zoning as shown on the City's official maps would not support the project and requested that the site be designed to comply with R-3 standards to the extent feasible. The following table demonstrates that the applicant has provided a project that generally complies with the R-3 zoning standards.
The single exception to the R-3 standards is marked with an asterisk (*) and is addressed below.
Standard Required Proposed
Lot Area 7,500 SF min. 152,460 SF
Lot Dimensions
Width 60' min. 260'
Depth 150' min. 677'
Building Height
Height 40' max. 40.0'
Stories 3 max. 3
Building Spacing Varies 5'
Lot Coverage 55% max 25.8%
Parking 1.5/unit min. 1.32/unit*
*Allowed as a Density Bonus Law concession
In addition to the standards shown in the table above, the project exceeds all required minimum setbacks to property lines.
PROPOSAL & DISCUSSION:
The project proposes 82 units (including one manager's unit) in five configurations ranging from 655 SF to 1,188 SF:
18 units are 1-bedroom, 1-bathroom (two floorplans)
• 42 units are 2-bedroom, 1-bathroom (one floorplan)
• 22 units' are 3-bedroom, 2-bathroom (two floorplans)
The units are organized into two buildings situated towards the western side of the site. The peak building height is 40.0 feet. The project includes a total of 108 parking spaces, including 53 covered spaces along the north-south oriented drive that abuts the eastern edge of the site. A standalone laundry facility would be provided for each building cluster. Two trash enclosures are proposed. The applicant will coordinate with Mid Valley Disposal and the City Engineer to ensure that the number, types, and locations of enclosures are acceptable.
The site contains more than 60,000 SF of landscaped and open space area, or approximately 40% of its area. Additionally, the project would construct a 3,800-SF community building, a tot lot, and a pool for residents' use. A system of concrete walks provides internal circulation for pedestrians. The project would dedicate a 12-foot-wide path extending from Tuolumne Street to E. Manning Avenue, with bicycle and pedestrian improvements to be installed by the City, thus ' Includes manager's unit.
continuing the existing City trail system that at present runs parallel to S. Whitener Avenue from Veterans Park to Tuolumne Street. The project would connect to existing City water, sewer, and storm drain facilities in Tuolumne Street and is being designed so that as the southern area of the parcel develops, there will be a logical extension of development and utilities rather than a series of separate, unrelated projects.
The project is consistent with and/or serves to implement the following General Plan Policies:
Section 4.5(B)
1. Multifamily residential development (12 or more units per acre) shall either have direct access to a major street or to a local street that does not pass through a single-family area prior to intersecting a major street. The project has access to Tuolumne Street, which the General Plan identifies as a collector (i.e., major) street.
Section 4.5(C)
1. The identity of Parlier will be achieved by establishing a consistent architectural character in residential areas. This character should reflect distinctive use of materials and forms that have evolved over time in this region in what is commonly understood as the "Mediterranean" style. As illustrated in the attached sample elevations, the structures reflect the appropriate style, characterized by a combination of light and somewhat darker neutral earth-tone stucco with limited colorful accents and tile roofs, rounded archways, and limited stonework.
2. Landscaping within multifamily and planned development projects shall reinforce the architectural character with an accent on color, with use of both evergreen and deciduous accent trees, flowering shrubs, and blossoming vines. The conceptual landscaping plan identifies a combination of native trees, plants, and groundcover selected for water efficiency, massing (for shade), ease of care, and color.
3. All roof materials shall be clay or concrete tile or materials similar in appearance.
Minimal flat roof areas may have gravel surface with color to match roof tile. As discussed, the project provides roofing consistent with this policy.
4. Exterior plaster or stucco shall be the primary wall surface material with a smooth or sand finish texture. Accent materials and colors used to complement the stucco are encouraged in moderation. The crisp, clean, and simple use of tile, brick, stone and masonry are permitted as design accents and trim. As discussed, the project
5. A simmi uses materials and colors consistent with this policy.
5. A minimum of 10% of the surface area of all multifamily and planned unit developments shall be landscaped. As discussed, a substantial area of the project site (approximately 40%) is landscaped.
6. All utilities shall be underground and each residential unit or multifamily project shall be equipped for remote electronic utility meter reading. The project will comply with the City's requirements for utility and equipment location as well as with its remote meter reading program.
7. Applies to single-family development only.
8. Applies to single-family development only.
9. Mechanical equipment should be ground mounted and screened from view by walls or fences similar in design to the building architecture or by plant material.
The project will comply with the City's requirements for utility and equipment location.
10. Multifamily structures should be clustered to provide for maximum open space, when possible. Long, unbroken building facades are discouraged. Building massing that incorporates a combination of one-story and two-story elements with varied floor setbacks is encouraged. The 82 units are arranged in two buildings separated and surrounded by landscaping and open space. The shape and contiguration of each building along with substantial articulations as shown on the site plan provide visual interest and prevent the appearance of a continuous façade.
11. All residential projects shall provide usable open space within the boundaries of the development. This open space shall be in addition to any development fees paid tor neighborhood or community park space.
a. Within multifamily projects, including mobile home parks, a minimum of 10% of the project site shall be developed with usable open space which could include swimming pools, green space, landscaping, and recreation/meeting rooms. As discussed, a substantial area of the project site (approximately 40%) is landscaped and it includes a community building, swimming pool, and tot lot.
Section 5.11(A)
1. Encourage transit alternatives to meet the basic transportation needs of the young, the elderly, the handicapped, and people without access to an automobile. a. Maintain opportunities for a transit center with the city where alternative transit modes would connect. Although the project does not propose a "transit center," it would include numerous features intended to promote alternative transportation methods: Street frontage that could accommodate installation of a new transit stop and dedication of land for installation of offsite bicycle lanes, trails, and sidewalks.
b. Encourage and provide for ride sharing, park and ride, and other similar commuter energy savings programs. The project does not specifically promote ride sharing or park and ride; however, see previous comment.
2. Provide a safe walking environment for pedestrians. The project will dedicate land for installation of bike lanes, sidewalks, and trails.
3. Does not apply.
4. Does not apply.
5. Planning and development of arterial and collector streets shall include design features which can be used as future transit stops. The project's Tuolumne Street frontage includes linear space that could support a future transit stop.
Section 5.12(A). Promote the use of bicycles as a viable means of transportation. The project will include bicycle lockers and will dedicate land for installation of a portion of the multiuse trail connecting Tuolumne Street to E. Manning Avenue This also demonstrates regional coordination, as it helps implement the 2014 Fresno Council of Governments Active Transportation Plan.
Density Bonus
Gov. Code Section 65915, et seq. contains the State density bonus law. Under its provisions, projects that provide a certain level of housing available to lower-income households receive a bonus to the density of their projects, even beyond the density otherwise allowed by the General Plan. If a minimum of 10% of the project is for lower-income households, the project qualifies for a density bonus. Although there are numerous types of projects that receive different bonuses based upon the level of affordability and the type of housing (seniors, students etc.), the standard applicable to this project is found in Section 65915(b)(1)(G), which applies to projects that provide 100% affordable housing. These projects are eligible for an 80% bonus to the maximum number of units that would otherwise be allowed. However, as previously mentioned, the General Plan Land Use for the 3.5-acre area accommodates up to 76 units and the project proposes 82 units.
Accordingly, the City must grant the six additional units.
The density bonus law, in addition to providing for additional dwellings, also mandates that the City provides projects with incentives or concessions, which can include reduction or waiver of development standards such as lot coverage, building height, setbacks, or similar requirements.
As shown in the preceding table, the project as proposed does not meet one of the R-3 standards:
parking ratio. The R-3 standard for off-street parking is one covered space per unit, plus one-half open space per unit. At 82 units, the project would typically require 82 covered spaces and 41 open spaces for a total of 123 spaces; 108 are proposed, of which 53 are covered. In order to deny a concession, the City must provide substantial evidence that requiring compliance with the respective standard would not substantially affect the affordability of the project or make it infeasible; the City has no such evidence, and accordingly must grant the concession.
Public Notice
Site plan review is not subject to public notice requirements.
Environmental
The first step in complying with CEQA is to determine whether the activity in question constitutes a "project as defined by CEQA, Public Resources Code Section 21000, et seq. and the CEQA Guidelines, California Code of Regulations Section 15000, et seq. A "project consists of the whole of an action (i.e., not the individual pieces or components) that may have a direct or reasonably foreseeable indirect effect on the environment. The second step is to determine whether the project is subject to or exempt from the statute. This proposal qualifies as a project under CEQA because it involves issuance of a "lease, permit, license, certificate, or other entitlement for use," which expressly falls within the definition of "project" in CEQA Guidelines Section 15378.
Taking into account the recommended Council determinations regarding the General Plan Land Use and zoning of the project site, staff supports a finding that the development component of the project is categorically exempt from CEQA under CEQA Guidelines Sections 15332, In-Fill Development Projects. In order to make such a finding, the Council must assess whether the following criteria have been met:
a. The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. The City Council has determined that the General Plan Land Use may be shifted within the parcel. The project is consistent with the High Density Residential Land Use and applicable policies as described herein. Pursuant to Gov. Code Section 65589.5(i) (4), the project is not required to comply with the standards of the R-1 zone. Subject to the provisions of the Housing Accountability Act, the project is, however, consistent with the provisions of the R-3 zone as may be modified pursuant to density bonus law. b. The proposed development occurs on a site within city limits on a project site of no more than five acres substantially surrounded by urban uses. The project site is 3.5 acres in size and is abutted by urban development on three sides (or 75%) of its exterior boundary, meeting the definition of "substantially surrounded."
c. The project site has no value as habitat for endangered, rare, or threatened species. The highly disturbed site is substantially surrounded by urban uses, has historically been used for agriculture, and has been disked regularly for weed control and thus does not have habitat value.
d. Approval of the project would not result in any significant effects related to traffic, noise, air quality, or water quality. The project is specifically designed to reduce or minimize effects related to traffic and air quality via installation of solar charging facilities, construction of bicycles facilities, trails, and sidewalks, and other components as described herein. Noise levels are expected to be consistent with the similar multifamily development existing to the immediate west and east. The project is required to comply with the provisions of the Regional Water Quality Control Board and will utilize the City's existing basin and stormwater conveyance facilities.
e. The site can adequately be served by all required utilities and public services. The existing water, wastewater, and storm drainage facilities in place adjacent to the site were installed with the intention that they would serve residential development of the project site. The site is within a quarter mile of the City of Parlier Police Department on S. Mendocino Avenue and less than one-half mile from the Fresno County Fire Protection District/CAL FIRE station on E. Parlier Avenue. Mid Valley Disposal will provide solid waste service.
Site Plan Review Findings
Prior to approving a site plan, the City Council must make findings as prescribed by Parlier Municipal Code Section 18.40.040:
1. The project complies with all provisions of the Zoning Ordinance.
The site is zoned R-1 Single Family Residential. The proposal does not meet the requirements of the R-1 zone; however, as described herein, the Housing Accountability Act provides a mechanism for project approval so long as the project complies with the objective standards of the General Plan. Further, as modified by Density Bonus Law, the project complies with the applicable provisions of the R-3 zone, which zone is consistent with the High Density Residential General Plan Land Use designation, including lot area, dimensions, building height, setbacks, lot coverage, access, and signage. The standard for parking is subject to a concession under the Density Bonus Law.
2. The following are so arranged that traffic congestion is avoided and pedestrian and vehicular safety are protected, and there will be no adverse effect on surrounding property:
a. Facilities and improvements
The site plan indicates a logical location for construction of the proposed buildings, having minimal if any effect on landscaping, equipment location, passenger vehicle parking, loading/ unloading, and solid waste service. It meets all applicable objective standards of the High Density Residential Land Use designation and the R-3 zone district except as may be modified pursuant to Density Bonus Law.
Vehicular ingress, egress, and internal circulation
The project will have access to Tuolumne Street, with emergency access available via the dedicated trail along the western site boundary. Internal circulation is well designed to meet the needs of the development.
C. Setbacks
The project as proposed meets all setback requirements. d. Height of buildings
The peak height of the buildings is approximately 40.0 feet, which does not exceed the 40-foot R-3 maximum. The R-3 zone allows for three-story buildings. e. Location of service
Water, wastewater, and storm drain facilities are available in Tuolumne Street. f. Walls
No fencing or walls are proposed.
g. Landscaping
The project proposes extensive landscaping and open space well in excess of the General Plan standards.
Proposed lighting is so arranged as to reflect the light away from adjoining properties.
The project is required to provide a lighting plan for the review and approval of the City Engineer. Said plan will indicate location, direction, and illumination levels of all lighting.
4. Proposed signs will not by size, location, color, or lighting interfere with traffic or limit visibility.
All signage must be approved pursuant to the standards and guidelines of the Parlier Municipal Code prior to installation.
FISCAL IMPACT:
Costs associated with review of the project, including site plan review, design drawings, and building plans are paid for by the applicant. Additionally, the project is responsible for payment of City development impact fees in the amount of approximately $475,000.
Prepared by: Approved by:
Jeffrey O'Neal, AICP Aaron Palmer
Community Development Director City Manager
Attachments:
• Aerial
APN Page
• General Plan Map 1 (existing)
• General Plan Map 2 (interpreted)
• Zoning Map
Resolution including site plan and conceptual elevations TYPE OF ITEM: COUNCIL ACTION: APPROVED DENIED NO ACTION Consent Public Hearing
Info Item Matter Initiated by a Council Member
Action Item Other
Department Report Continued to:
VenUE
Manning Avenue
Parlier Family Apartments Overall Parcel Project Site
APN 355-031-27, no address
NOTE- Tax Rate Area
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APN 355-031-27, no address
Neighborhood Commercial
Community Commercial
S. Whitener Avenue
General Commercial
Tuolumne Street Medium Low Density Residential
High Density Residential
Public Facilities
S. Madsen Avenue
E. Manning Avenue
Parlier Family Apartments Overall Parcel Project Site
General Plan Land Use Diagram (existing)
Neighborhood Commercial
Community Commercial
S. Whitener Avenue
General Commercial
Tuolumne Street
Medium Low Density Residential
High Density Residential
Public Facilities
S. Madsen Avenue
E. Manning Avenue
Parlier Family Apartments Overall Parcel Project Site
General Plan Land Use Diagram (interpreted)
TUOLUMNE ST MADSEN AVE
Zoning
Open Space
P-F Public Facility
R-1 Single Family Residential
R-2 Low Density / Multiple Family Residential
R-3 Medium Density / Multiple Family Residential
C-P Administrative & Professional Offices
C-4 Central Trading
C-5 General Commercial
M-1 Manufacturing
MANNING AVE
Parlier Family Apartments Overall Parcel Project Site
Zoning Map (existing)
RESOLUTION 2026-XX
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PARLIER
APPROVING A REVISED SITE PLAN FOR THE DANCO COMMUNITIES PARLIER
AFFORDABLE FAMILY HOUSING PROJECT
WHEREAS, on May 29, 2029, the Community Development Department received an application from Danco Communities (Applicant) consisting of a site plan for the construction of 82 multifamily dwellings (Project) on a 3.50-acre portion (Site) of Fresno County Assessor's Parcel No. (APN) 355-031-27 (Parcel); and
WHEREAS, as illustrated on the General Plan Land Use Diagram, the 11.39-acre Parcel contains two General Plan Land Use designations: approximately 4.00 acres extending across the width of its E. Manning Avenue frontage designated High Density Residential and the remaining
7.39 acres extending north to Tuolumne Street designated Medium Low Density Residential; and WHEREAS, the Site is located within the area of the Parcel designated Medium Low Density Residential, which does not support either the proposed type or density of residential development; and
WHEREAS, the General Plan Land Use Diagram delineates the general distribution of land uses throughout the City; and
WHEREAS, the Council may exercise discretion within a given context as to the specific configuration of land uses provided that the overall distribution remains consistent; and WHEREAS, the Parcel is zoned R-1, which does not support either the proposed type or density of residential development; and
WHEREAS, consistent with the provisions of the Housing Accountability Act (Gov.
Code Section 65589.5, et seq.), a project is not considered inconsistent with zoning and shall not require rezoning if it is consistent with the objective standards of the General Plan; and WHEREAS, the project as proposed meets the objective criteria of the General Plan, except that it proposes a density of 23.43 units per acre, a greater number than the 21.8 units per acre maximum density of the High Density Residential Land Use designation; and WHEREAS, pursuant to Density Bonus Law (Gov. Code Section 65915, et seq.), the Project will provide 100% of its units to lower-income households, and thus is eligible for a density bonus of up to 80%; and
WHEREAS, the R-3 Medium Density Multiple Family District is consistent with and serves to implement the High Density Residential Land Use designation; and WHEREAS, the Project complies with all objective criteria of the R-3 zone district, except that it proposes a lesser parkin ratio than prescribed by the R-3 development standards; and
WHEREAS, pursuant to Density Bonus Law, the Project is eligible for up to four (4) • incentives or concessions; and
WHEREAS, the Applicant has requested one (1) concession in the form of reduced parking requirements; and
WHEREAS, at a regular meeting on June 18, 2026, the Parlier City Council did consider the Applicant's request for site plan review; and
WHEREAS, approval of a site plan consists of a "lease, permit, license, certificate, or other entitlement for use", and is therefore a "project" pursuant to the California Environmental Quality Act, Public Resources Code Section 21000, et seq. ("CEQA") and the CEQA Guidelines, California Code of Regulations Section 15000, et seq.; and WHEREAS, as the agency primarily responsible for approving said project, the City of Parlier assumes the role of lead agency pursuant to CEQA; and WHEREAS, pursuant to CEQA Guidelines Section 15332, the City Council has made the following determinations, the evidence for said determinations substantiated in the record:
1. The project is consistent with the applicable provisions of the general plan designation and all applicable general plan polices as well as with applicable zoning designation and regulations.
2. The proposed development occurs on a site within city limits on a project site of no more than five acres substantially surrounded by urban uses.
3. The project site has no value as habitat for endangered, rare, or threatened species.
4. Approval of the project would not result in any significant effects related to traffic, noise, air quality, or water quality.
WHEREAS, pursuant to PMC Section 18.40.040, the City Council has made the following findings, the evidence for said findings substantiated within the record:
1. The project complies with all applicable provisions of the zoning ordinance.
The following are so arranged that traffic congestion is avoided and pedestrian and vehicular safety are protected, and there will be no adverse effect on surrounding property:
a. Facilities and improvements.
b. Vehicular ingress, egress, and circulation.
c. Setbacks.
d. Height of buildings.
e. Location of service.
f. Walls.
3. Proposed lighting is so arranged as to reflect the light away from adjoining properties. • Proposed signs will not by size, location, color, or lighting interfere with traffic or limit visibility.
NOW, THEREFORE BE IT RESOLVED as follows:
1. The Parlier City Council finds the proposal to be exempt from the California Environmental Quality Act under CEQA Guidelines Section 15332.
2. The Parlier City Council approves the site plan for the Danco Communities Parlier Affordable Family Housing Project on a portion of APN 355-031-27 subject to the conditions detailed in Exhibit "A" hereto.
*******************
The foregoing resolution was introduced and adopted at a regular meeting of the City Council of the City of Parlier held on June 18, 2026 by the following vote to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
Bertha Escalera, Deputy City Clerk Hon. Mayor Alma Beltran EXHIBIT "A" TO RESOLUTION NO. 2026-XX
CONDITIONS OF APPROVAL
PARLIERS FAMILY APARTMENTS
APN 355-031-27 (PORTION)
As may be used herein, the words "owner," "operator", and "applicant" shall be interchangeable, excepting when the word is indicated in bold italics. In that event, the condition of approval is specific to the entity named.
General
1. Approval of this site plan shall be valid for a period not to exceed two (2) years from the date of approval unless the approved use has commenced, or it, in the estimation of the Community Development Director, necessary improvements are being pursued that are requisite to operation. The owner may request an extension of up to one (1) additional year via written request to the Community Development Director submitted not less than expirion shal be fole mit such time as the Cly Coumi acts on the request for Except as modified pursuant to the provisions of the Housing Accountability Act and Density Bonus Law, development and operation shall comply with all applicable provisions of the City of Parlier General Plan and the Parlier Municipal Code (PMC), including but not limited to: potable water protection regulations (Chapter 13.30), business licensing requirements (Title 5), and Building Code Standards (Title 15); the Subdivision Ordinance (Title 16); the regulations of the applicable zone districts) and other relevant portions of the Zoning Ordinance (Title 18); and the City of Parlier Standard Specifications and Standard Drawings, unless exceptions therefrom are approved by the City Engineer.
Use of the site shall conform to all applicable City requirements for the R-3 Medium Density Multiple Family Zone District except for the following concession granted pursuant to Density Bonus Law:
a. The project may provide a reduced parking ratio in accordance with the proposed site plan.
Construction drawings (Building and Improvement Plans; site, grading, irrigation, and landscaping) shall be submitted to the Community Development Department for review and approval. A building permit shall be acquired prior to start of any construction activities.
The applicant shall provide a grading plan prepared by a CA-licensed civil engineer for the review and approval of the City Engineer.
The applicant shall provide a geotechnical report for the review and approval of the City Engineer.
The applicant shall provide a lighting plan for the review and approval of the City Engineer. All exterior lights shall be shielded or otherwise oriented to prevent disturbance to surrounding or neighboring properties or traffic on Tuolumne Street or E.
Manning Avenue.
Site
Development of the project site shall be in substantial conformance with the Master Site Plan and accompanying materials dated May 13, 2026 as attached hereto. The Community Development Director shall determine the extent to which incremental or minor changes to the site plan, the landscape plan, and/or the operational statement meet this requirement.
The site plan dated May 13, 2026 indicates 108 parking spaces. The project shall install and maintain a minimum of one hundred eight (108) parking spaces as described below:
a. Of the 108 spaces provided, a minimum of five (5) shall be ADA-accessible spaces including one (1) van space. ADA signage shall conform to current requirements.
b. A minimum of fifty-three (53) spaces shall be covered.
10. The project shall install permanent pavement for circulation and parking purposes as indicated on the site plan. Permanent parking and circulation areas shall comprise a minimum pavement section consistent with City of Parlier Standard Drawing No. ST-3 (2" A.C./4" Agg. Base), unless the geotechnical investigation indicates a heavier pavement section is necessary. For purposes of meeting slope requirements, and upon the approval of the City Engineer, surfacing for parking and movement areas (particularly those for ADA parking) may instead use Portland cement concrete. Decorative paving may be installed per the site plan subject to the approval of the City Engineer.
11. The project shall identify a second vehicular access point for emergency use.
12. The owner shall dedicate in fee to the City of Parlier the westernmost twelve (12) feet of APN 355-031-27 from Tuolumne Street to E. Manning Avenue, said dedication to occur prior to issuance of a certificate of occupancy.
13. The applicant shall consult with and comply with the requirements of the Consolidated Irrigation District.
14. The applicant shall consult with and shall comply with the requirements of the San Joaquin Valley Air Pollution Control District.
15. The applicant shall consult with and shall comply with the requirements of the Fresno County Fire Protection District/CAL FIRE, including but not limited to requirements related to sprinklers, fire hydrants, and fire access.
16. The applicant shall coordinate with Mid Valley Disposal to establish necessary solid waste procedures (i.e., collection days and frequency). The project shall construct appropriate trash enclosures consistent with City of Parlier Standard Drawing No. M-12, Type "E" or as determined by the City Engineer.
17. The owner/applicant shall comply with all relevant components of the California Building Code and associated trade codes.
18. All signage must be approved pursuant to the standards and guidelines of the Parlier Municipal Code prior to installation.
19. Following any changes made to the site plan as a result of these conditions or other commentary, correspondence, or official requirement, the applicant shall submit a copy of the final site plan as revised to the Planning Department for inclusion in the project file.
20. In the event that the project damages any public facilities during construction, the project shall have repaired such damage to the satisfaction of the City Engineer prior to issuance of a certificate of occupancy.
21. Prior to issuance of a certificate of occupancy, all conditions of approval shall be verified as complete by the Community Development Department, and any and all outstanding fees shall have been paid. Any discrepancy or difference in interpretation of the conditions between the owner/ applicant/ operator and the Community Development Department shall be subject to review and determination by the City Council.
22. The trance preorin impain shal and tandonging fos required by a tres and Highways Code Sections 5600-5630, this shall include curb, gutter, and planter strip.
Utilities
23. The development shall at all times respect existing or new easements by, for, and between all private and public entities, including but not limited to the City of Parlier and the Consolidated Irrigation District.
Any onsite well shall be abandoned consistent with City standards and in compliance with Fresno County Public Health requirements.
25. It shall be the responsibility of the owner/developer to grant casements as necessary for the installation and maintenance of private utilities, including but not limited to electricity, gas, telephone, and cable television.
26. The project water supply shall be taken from the 12-inch water main in Tuolumne Street.
The connection shall be made in accordance with City of Parlier standards and shall be consistent with the utility plans approved by the City Engineer. Two points of connection are required. Subject to approval by the City Engineer, the project may connect to the 12-inch water main in E. Manning Avenue.
27. The applicant shall comply with the City of Parlier Cross-Connection Control Regulations contained within PMC Section 13.30. Consistent with these regulations, one or more backflow prevention devices may be required, and separate services may be required for domestic and landscaping use.
28. The project sanitary sewer service shall connect to the existing 15-inch sewer line in Tuolumne Street. The connection shall be made in accordance with City of Parlier standards and shall be consistent with the utility plans approved by the City Engineer.
29. Drainage
a. Offsite. The project shall install a storm drain inlet consistent with Standard Drawing No. D-2 on its Tuolumne Street frontage at the location of the existing 18-inch storm drain stub or an alternate location approved by the City Engineer and shall tie into the existing 24-inch storm drain line in Tuolumne Street. If an alternate iniet location is approved, it may, at the discretion of the City Engineer, connect to the existing 30-inch storm drain line in Tuolumne Street. b. Onsite. The project may utilize surface drainage or a combination of surface and underground drainage consistent with the grading and drainage plan prepared pursuant to Condition No. 5 above. Onsite valley gutter construction shall be consistent with City of Parlier Standard Drawing No. ST-9. Onsite drain inlets shall be constructed consistent with the appropriate Standard Drawing(s) (D-2, D- 4). Sidewalk underdrain pipe shall be consistent with City of Parlier Standard Drawing No. D-6.
Streets and Rights-of-Way
30. Any work within the City of Parlier public right-of-way shall require an encroachment permit.
31. Any broken, damaged, or substandard sidewalk, curb, gutter, or pavement along the project frontages, or any of the above damaged during construction wherever located, shall be removed and replaced as directed by the City Engineer consistent with Standard
32. Drive approaches shall be installed consistent with Standard Drawing No. ST-16.
Fees
33. Applicant shall be responsible for payment of any and all outstanding planning, building, plan check, and engineering fees.
34. Concurrently with submission of improvement and/or building plans, the applicant shall deposit with the City of Parlier funds in an amount estimated by the City Engineer and/or Building Official, respectively, to be sufficient to offset costs to the City for review of such plans. In the event that such funds are not sufficient to cover costs to the City, the City Engineer and/or Building Official, as appropriate, shall contact the applicant to request additional funds, which the applicant shall then deposit with the City.
35. The project is responsible for payment of development impact fees in the following amounts:
CITY OF PARLIER DEVELOPMENT IMPACT FEES
PARLIER FAMILY APARTMENTS (APN 355-031-27)
Fee Unit Units Fee per Unit
TOTAL
Type
City Management and General Services AC 3.5 $319.53 $1,118.36 Public Safety AC 3.5 $319.53 $1,118.36
Storm Drainage! AC 3.5 $4,792.94 $16,775.29
Wastewater Treatment EDU 82 $1,834.11 $150,397.02
Domestic Water EDU 82 $2,156.84 $176,860.88
City Parks EDU 82 $559.18 $45,852.76
Water Hook-up EDU 82 $400.19 $32,815.58
Sewer Hook-up EDU 82 $615.65 $50,483.30
Total $475,421,54
- Based on 3.5 acres of the 11.39-acre parcel
36. The applicant shall be responsible for payment of fees to the Parlier Unified School District and shall provide the City with evidence of payment, or evidence of the District's determination that no payment is required, prior to issuance of a certificate of occupancy.
37. The applicant shall be responsible for payment of Fresno County Regional Transportation Mitigation Fees and Fresno County Public Facilities Impact Fees and shall provide the City with evidence of payment, or evidence of the County's determination that no payment is required, prior to issuance of a certificate of occupancy.
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OF PARL
AGENDA ITEM:
MEETING DATE: June 18, 2026
DEPARTMENT: Police
REPORT TO CITY COUNCIL
SUBJECT: Introduction and First Reading of Ordinance No. _Establishing Chapter
10.68 of the Parlier Municipal Code Regulating Police-Directed Towing Services and Establishing a Rotation Tow Program; Waive Full Reading and Introduce Ordinance.
RECOMMENDATION:
It is recommended that the City Council:
1. Introduce and conduct the first reading of Ordinance No. _ establishing Chapter
10.68 of the Parlier Municipal Code regulating police-directed towing services within the City of Parlier;
2. Waive the full reading of the ordinance and read by title only; and
3. Direct staff to return the ordinance for second reading and adoption at the July 2, 2026, City Council meeting.
BACKGROUND
The Parlier Police Department routinely utilizes private towing companies for vehicle impounds, evidence holds, traffic collision removals, abandoned vehicle removals, and other police- directed towing services. Currently, the City does not maintain a formally codified ordinance establishing requirements and standards governing participation in a police tow rotation program.
The proposed ordinance establishes a comprehensive regulatory framework for police-directed towing services within the City of Parlier. The ordinance is intended to promote fairness, accountability, professionalism, and public safety by establishing minimum standards for tow operators participating in the City's rotational towing program.
The ordinance authorizes the Chief of Police to establish and administer a tow rotation program and establishes eligibility requirements, including licensing, insurance, equipment standards, storage facility requirements, response time expectations, recordkeeping obligations, and disciplinary procedures.
The ordinance further provides mechanisms for suspension or removal of participating tow operators for violations of applicable laws, regulations, or program requirements.
Adoption of the ordinance will ensure that police-directed towing services are provided in a fair, consistent, and transparent manner while protecting the interests of the public and the City.
DISCUSSION
The proposed ordinance provides:
• Authority for the Police Department to administer a rotational tow system; • Minimum qualifications for participation;
• Insurance and indemnification requirements;
• Vehicle and equipment standards;
• Secure vehicle storage requirements;
• Response time standards;
• Driver and employee background requirements;
• Procedures for rotation assignment;
• Suspension and removal procedures;
• Appeals process; and
• Administrative authority for the Chief of Police to adopt operational regulations necessary to implement the program.
The ordinance is modeled after commonly adopted towing regulations utilized by California municipalities and law enforcement agencies and is intended to improve service delivery and accountability.
FISCAL IMPACT
There is no significant fiscal impact associated with adoption of the ordinance. Administrative costs associated with implementing and managing the tow rotation program will be absorbed within the Police Department's existing operating budget.
Attachment:
1. Resolution No.
2. Ordinace No.
APPROVED BY:
Aaron Palmer
City Manager
FINANCE REVIEW:
Mayra Escobedo, Finance Director
Initials:
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PARLIER INTRODUCING ORDINANCE NO.. , WAIVING THE FULL READING THEREOF, AND ORDERING THE
ORDINANCE READ BYTITLE ONLY
WHEREAS, the City Council of the City of Parlier desires to establish regulations governing police-directed towing services and implement a fair and impartial tow rotation program; and
WHEREAS, the City Council finds that the adoption of such regulations will promote public safety, improve accountability, and ensure consistent administration of towing services; and
WHEREAS, Ordinance No. _ has been prepared for introduction and first reading.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF PARLIER DOES HEREBY RESOLVE AS FOLLOWS:
Section 1. The foregoing recitals are true and correct and are incorporated herein by reference.
Section 2. Ordinance No. _ entitled:
"AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PARLIER ADDING CHAPTER
10.68 TO THE PARLIER MUNICIPAL CODE ESTABLISHING REGULATIONS FOR POLICE-
DIRECTED TOWING SERVICES AND AUTHORIZING A POLICE DEPARTMENT TOW ROTATION PROGRAM"
is hereby introduced and presented for first reading.
Section 3. The City Council hereby waives the full reading of the ordinance and directs that the ordinance be read by title only.
Section 4. Staff is directed to return the ordinance to the City Council for second reading and public hearing at a subsequent meeting.
Section 5. Staff is directed to publish a summary of the Ordinance, in the form of a Notice of Intend to adopt the Ordinance, stating that the adoption of the Ordinance will be considered at the Regular City Council meeting on July 2, 2026, at 6:30 p.m., or as soon thereatter as may be heard, in the City Hall Council Chambers, 1100 E. Parlier Avenue, Parlier, California 93648. Such publication shall take place at least 5 days prior to this meeting. A certified copy of the draft Ordinance shall be maintained in the office of the City Clerk.
01493.0001 2155929.1
PASSED AND ADOPTED by the City Council of the City of Parlier this 18th day of June, 2026.
AYES: NOES: ABSENT: ABSTAIN:
Mayor
ATTEST:
City Clerk
01493.0001 2155929.1
ORDINANCE NO. 2026-—
CITY OF PARLIER
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PARLIER ADDING CHAPTER 10.68TO THE PARLIER MUNICIPAL CODE ESTABLISHING
REGULATIONS FOR POLICE-DIRECTED TOWING SERVICES AND AUTHORIZING A
POLICE DEPARTMENT TOW ROTATION PROGRAM
RECITALS
WHEREAS, the City of Parlier is a general law city operating under the laws of the State of California, and
WHEREAS, the City Council is committed to the welfare of the citizens of Parlier, and is committed to transparency, accountability, and public trust in all contracted and regulated services within the City; and
WHEREAS, for the benefit of the citizens of Parlier, the City Council desires to adopt an ordinance (the "Ordinance") to set up a rotation system for towing services performed within the City; and
WHEREAS, towing services performed within the City impact residents directly and should be subject to public oversight; and
WHEREAS, the City Council finds that a tow rotation system, and regular reporting of towing activities, will provide safety and convenience, promote fairness, identify trends, and ensure that all towing providers operate in compliance with applicable laws and agreements; WHEREAS, the Ordinance will add Chapter 10.68 to Title 10 of the Parlier Municipal Code relating to towing services; and
WHEREAS, the City Council finds that adoption of the Ordinance is not a "project" under the California Environmental Quality Act ("CEQA") under the CEQA Guidelines, California Code of Regulations, Title 14, Section 15378, as it will not result in a direct or reasonably foreseeable indirect physical change in the environment; and NOW, THEREFORE, the City Council of the City of Parlier HEREBY ORDAINS as follows:
SECTION 1. The City Council hereby finds that all the foregoing recitals are true and correct and are incorporated herein by this reference.
SECTION 2. The purpose of this Ordinance is to establish a tow rotation system and a transparent reporting system for all vehicle towing activities conducted within the City limits.
SECTION 3. Chapter 10.68 is added to Title 10 of the Parlier Municipal Code to read as follows:
Title 10 - VEHICLES AND TRAFFIC
CHAPTER 10.68 TOW ROTATION
10.68.010 - Title
10.68.020 - Definitions
10.68.030- Intent
10.68.040 - Dispatching of tow trucks
10.68.050 - Exceptions
10.68.060 - Application for placement on rotation list
10.68.070 - Investigation
10.68.080 - Franchise Authority
10.68.090 - No Transfer or change of control
10.68.100 - Minimum standards for operators, their equipment, and drivers
10.68.110 - Regulations
10.68.120 - Storage lots and space
10.68.130 - Rotation procedure for towing vehicles
10.68.140 - Suspension
10.68.150 - Removal from rotation list
10.68.160 - Appeal
10.68.170 - Authority of Police Chief
10.68.180 - Conflict with other Laws
10.68.190 - Severability
10.68.010 Title.
This article shall be known as the Tow Rotation Ordinance of the City of Parlier.
10.68.020 Definitions.
Unless the particular provision or the context otherwise requires, the definitions and provisions contained in this section shall govern the construction, meaning, and application of words and phrases used in this article.
(a) "Non-Exclusive Franchise" means non-exclusive franchise granted by the Council for purposes of participating with the Police Department's Rotation List. (b) "Police Chief" means the Police Chief of the City of Parlier or his or her designee. (c) "Police Impound" means a written direction from the police officer on the scene to store the vehicle to be towed in a secured area until released by Police Department Personnel. It is the discretion of the police officer to store the vehicle in either an inside or outside storage facility.
(d) "Rotation List" means a list of tow truck companies engaged in the business of providing Tow Truck service, which list shall be maintained by the Police Chief for the purpose of rotating police dispatch of Tow Trucks in accordance with the provisions of this article, a Tow Agreement, and other applicable laws.
(e) "Tow" means the removal of a vehicle from public or private property within City limits by a licensed towing company.
(f) "Tow Agreement" means a Non-Exclusive Franchise Tow Agreement entered between the City and an owner of a Tow Truck that defines the obligations, procedures and terms of the Tow Company being placed on the Rotation List, signed by the Police Chief, and approved by the City Attorney's Office.
(g) "Tow Company" means any business or contractor authorized of operating within the City to perform towing services.
(h) "Tow Truck" means a motor vehicle which has been altered or designed and equipped for and primarily used in the business of towing vehicles by means of a crane, hoist, tow bar, tow line or dolly, or is otherwise primarily used to render assistance to other vehicles. A "roll-back carrier" designed to carry up to two vehicles, and a trailer for hire that is being used to transport a vehicle shall also be considered a Tow Truck under this Article. An automobile dismantler's tow vehicle or a repossessor's tow vehicle shall not be considered a Tow Truck for purposes of this Article.
Whenever any words or phrases used herein are not defined, but are defined in the Vehicle Code of the State of California, and amendments thereto, such definitions shall apply.
10.68.030. Intent.
It is the intent of this article to regulate the operation of Tow Truck services dispatched by the Parlier Police Department pursuant to the authority conferred by the Vehicle Code.
10.68.040. Dispatching of tow trucks.
Except as otherwise provided in Section 10.68.050, the Police Chief shall dispatch Tow Trucks to perform Tow Truck services on a rotation basis from a Rotation List established and maintained in accordance with the provisions of this article, and a Tow Agreement with the Parlier Police Department.
10.68.050. Exceptions.
This article shall not apply to the following:
(a) Tow Truck services performed by automobile clubs, automobile associations or garages specified by the owner or driver of the towed vehicle;
(b) Tow Truck services performed for the abatement and removal of abandoned, wrecked, dismantled or inoperable vehicles or parts thereof pursuant to Section 22660, et seq., of the Vehicle Code; or
(c) Tow Truck services performed on an emergency basis to eliminate a dangerous or hazardous condition as determined by the police department, when the dispatcher determines that another Tow Truck can provide the most expeditious response; or (d) Tow Truck services performed for the removal and storage of evidence vehicles.
10.68.060. Application for placement on rotation list
Any person engaged in the business of providing Tow Truck services and desiring to be placed on the Rotation List shall submit a signed application for a Non-Exclusive Franchise to the Police Chief along with a processing fee, if any, as established by City Council resolution. The application shall be in a form approved by the Police Chief and shall include the following:
(a) The applicant's name, home address, business address, and telephone numbers, including the names of persons doing business under fictitious names, members of partnerships, and officers of corporations or associations;
(b) A list of vehicles which will be used as Tow Trucks including a full description of each vehicle and its license number;
(c) The location of the applicant's place of business and storage facility; and (d) Such other and further information as the Police Chief may require. (e) No Tow Company shall accrue any vested rights as a result of being a party to a Non-Exclusive Franchise Tow Agreement, nor will any Tow Truck company be guaranteed placement on subsequent Non-Exclusive Franchise Tow Agreements for the Parlier Police Department. All applicants for any subsequent Non-Exclusive Franchise Tow Agreement will be reviewed and considered for inclusion at the time of the issuance of the subsequent Non-Exclusive Franchise Tow Agreement. Tow Company owners may be subject to an interview process and an inspection prior to approval.
The application shall not be accepted unless it is completely and clearly filled out with all required information.
10.68.070. Investigation.
The Police Chief shall cause an investigation to be made into the facts stated in the application, and shall within thirty days after completion of the investigation place the applicant on the Rotation List subject to Applicant's execution of a Tow Agreement, unless any one of the following exists:
(a) The applicant has previously been removed from the Rotation List for violations of the Tow Agreement for the Parlier Police Department;
(b) A material statement made in the application is untrue; (c) A fact exists of which the Police Chief has knowledge which would be cause for removal or suspension of the applicant from the rotation list;
(d) The applicant's business or storage facility is not located within the geographical boundaries as set forth in the Tow Agreement for the Parlier Police Department; (e) The applicant has a felony conviction; or
(f) The applicant is unable to comply with the provisions of this article.
The reasons for the denial shall be stated in writing and sent to applicant within twenty days after submission of the application. The applicant may appeal the denial in the manner provided in Section 10.68.170.
10.68.080. Franchise Authority
Tow Companies designated on the Police Department's Rotation List shall enter into a written Tow Agreement with the Police Department on a standard form agreement. Each Tow Agreement shall contain eligibility requirements, operating regulations, indemnity and defense obligations, and additional requirements for the implementation of this article. (a) All operator franchises granted pursuant to this article shall be non-exclusive and shall be for a term as specified in the Tow Agreement.
(b) Each operator shall be subject to the terms and conditions specified in this article as well as any terms or conditions specified its respective Tow Agreement. (c) An operator who applies for inclusion on the Rotation List and attendant Tow Agreement shall pay a processing fee, if any, as established by resolution of the City Council.
10.68.090. No Transfer or change of control
No person shall assign or subcontract their Tow Agreement with the Parlier Police Department under this article to another person except by written approval of the Police Chief.
10.68.100. Minimum standards for operators, their equipment, drivers.
Each operator shall have and maintain a valid license to do business in the city at all times during the term of its Tow Agreement. Operators shall maintain the following minimum equipment and driver qualifications and standards:
(a) For operators providing services pursuant to this article:
(1) Experience: Operators on the police department rotation list shall verify a minimum of three (3) years for-hire towing experience as an owner of a towing company or service. Operators who do not meet the three (3) years verifiable for-hire experience as an owner of a towing company or service may be considered if a full-time manager is employed by the operator who possesses three (3) years verifiable for-hire experience, as an owner or full-time manager. For the purposes of this subsection, the term "manager" shall mean (i) any person who supervises, manages, directs, organizes, controls or in any other way is responsible for or in charge of the overall operation, conduct or activities of the towing company, and (i) is approved as such by the chief of police in writing. If such manager ceases to be employed by the towing company, that operator shall be suspended until a new manager is approved by chief of police. (2) Operators shall provide to police department any such information as may be reasonably requested for each driver operating any operators' towing vehicles, and/or such information as may be required by an operator's Tow Agreement. (b) For towing equipment used in the course of providing services pursuant to this article:
(1) California Highway Patrol ("CHP") and Vehicle Code compliance: All tow trucks used hereunder by operators shall comply with all provisions of the California Vehicle Code that apply and shall meet or exceed the standards set forth in the CHP 234B Tow Truck Inspection Guide. At all times during their authorized service pursuant to this ordinance, operators shall have a minimum of two (2) serviceable tow trucks, at least one (1) of which shall be a recovery truck, and at least one (1) other a car-carrier. (2) Signs: All tow trucks shall display signs on both sides of the truck specifying the Operator's company name, business address, and telephone number. The signs shall be permanently affixed to the truck. The letters and numbers of the sign shall not be less than two (2) inches in height and shall be of a contrasting color to the background upon which they are placed as required by California Vehicle Code Section 27907. (3) Color: Tow trucks shall be uniformly painted with the same company color and logotype. Operators may have tow trucks in its fleet with specialty detail paint; however, the copy logotype on any such vehicle must be readily identifiable and visible to the public.
(4) Safety: Operators shall only use tow vehicles or units that have passed safety inspections conducted by the California Highway Patrol. Such vehicles shall also comply with the provisions of Sections 24605, 25253, 25300, 27700, and 27907 of the California Vehicle Code and all other applicable safety laws, rules and regulations. (5) Rate sheets: The schedule of rates charged by an operator shall be kept in each tow truck, and shall be presented upon demand to person(s) requiring towing services or his/her agent, or any law enforcement officer at the scene of the tow. (c) For drivers and personnel providing services pursuant to this article:
(1) All Operators' tow truck drivers shall be properly licensed by the State of California (i.e. minimum Class A or C), shall be at least eighteen (18) years of age and shall have a minimum of six (6) months experience as a towing operator driver or, alternatively, not less than three (3) months of such experience plus successful completion of the "Light Duty Level I" training certificate issued by the California Tow Truck Association, or comparable training provided by the California State Automobile Association, Towing and Recovery Association of America ("TRAA"), Prometric or other such recognized training program meeting the standards established by the California Highway Patrol.
(2) Operators shall ensure that the tow truck drivers are qualified and competent employees of the operator. Operators shall ensure that their tow truck drivers are trained and proficient in the use of the tow truck and related equipment, including, but not limited to, the procedures necessary for the safe towing and recovery of the various types of vehicles serviced through the Police Department rotational tow list. (3) Operators shall ensure that their truck drivers and other personnel present an image and personal appearance that instills confidence in the general public. This shall include, but not be limited to:
a. Tow truck drivers and other personnel must wear jackets or shirts bearing their company's logotype or name that is clearly visible to the public. Shirts shall not be worn unbuttoned or unzipped. Tow truck drivers and other personnel shall present a neat and clean personal appearance consistent with good grooming and personal hygiene standards.
b. Tow truck drivers and other personnel must wear clothing appropriate for the job being performed. Police department personnel shall have the discretion to determine if the individual's clothing and appearance satisfies these minimum standards of appearance (e.g. safe shoes, appropriate shirt, etc.). (4) Operators shall maintain a current list of all tow truck drivers and shall provide such list to the city's police department as provided in this subsection. Operators shall have at least one (1) full-time/part-time employee(s) qualified as provided in Subsection (c)(1) above. Operators shall promptly notify the police department in writing of any change in driver status, including the addition of any new driver(s), or the deletion of any driver(s). An updated written list of drivers) shall be provided to the police department within seven (7) calendar days of any change in driver status.
10.68.110. Regulations
All Tow Companies and persons on the Rotation List shall:
(a) Comply with all laws of the state pertaining to Tow Trucks and Tow Truck service and all provisions of the Tow Agreement with the Parlier Police Department, all City of Parlier Municipal Code requirements, and business license requirements; (b) Charge reasonable towing fees not in excess of those charges that would have been charged for that towing or storage under the Tow Agreement or if the private property is not located' within the city, then the law enforcement agency that exercises primary jurisdiction in the county in which the private property is located; and
(c) Comply with such other rules and regulations promulgated by the Police Chief.
10.68.120. Storage lots and space
Operators on the police department rotation list shall maintain a storage lot within the incorporated limits of the City, in an appropriately zoned district with adequate and secure office and storage space to accommodate towed vehicles. Operators are to have access to a secured building with the capacity for the storage of at least ten (10) vehicles. Storage lots and secured buildings must be designed so that (i) stored vehicles are reasonably screened from public view, and (ii) vehicles and their contents are kept safe from pilfering, tampering, vandalism and theft. (a) Vehicles may be stored at alternative storage facilities outside of the city only under special circumstances acceptable to the city and with prior notification to the police department. (b) Operators shall be responsible for the security of stored vehicles and property at their places of storage. Provisions for the security of vehicles and property at the place of storage shall be provided to the written satisfaction of the police department. (c) Operators shall also be responsible for the reasonable care, safekeeping and control of any property contained in towed or stored vehicles.
(d) Operators shall maintain an outdoor storage facility that shall be enclosed by a permanently secured fence or wall measuring not less than six (6) feet in height. Chain link fencing shall have properly fitted privacy slats of the same color, or a color that blends into the surrounding buildings and/or landscape, and which minimizes public view of stored vehicles.
(e) Operators shall not change the location of their storage facility(ies) specified to, and approved by, the city for inclusion on the police rotation list without first notifying and obtaining the prior written approval from the police department. (1) Operators shall display in plain view to the public at all tow offices and yards a sign displaying all towing, storage and release fees and charges then in effect, including, but not limited to, the operator's maximum storage rate.
(g) Operators shall maintain all offices and yards in an environmentally safe condition compliant with all environmental laws and regulations.
10.68.130. Rotation procedure for towing vehicles
The police department shall rotate its requests for the services of towing vehicles among the operators on the police department's rotational list for such vehicles. The rotation procedure shall be operated as follows:
(a) When an operator is given and completes a call, that operator shall move to the bottom the rotation list.
(b) Whenever more than one tow truck is needed to respond to a call for service, a separate operator shall be called for each truck. Each operator called shall be credited with a call and moved to the bottom of the rotation list in the order called. The police department has the discretion to use one operator at a scene for servicing multiple vehicles to maximize vehicle removal, traffic control and/or law enforcement. (c) Whenever the driver or owner of a disabled vehicle specifies a particular club, Association or tow service to be called to provide service, such calls shall not constitute a "rotation" call. This practice shall also be followed if the owner or his/her representative requests an operator authorized to tow on behalf of a named insurance company. (d) If the police department is unable to reach the operator in the first position on the Rotation list for a call, or is unavailable as otherwise requested, or if the operator accepts a call and is subsequently unable to respond as required, that operator shall be credited with a call and moved to the bottom of the rotation list.
(e) If the police department, in its judgment, determines that the operator in the first Position on the rotation list, or as otherwise requested for service, is improperly equipped Or otherwise incapable of adequately or efficiently responding to a specific call, the department may pass over that operator and continue down the list until it reaches an operator it considers capable of adequately responding to the call. If no operator on the list has the necessary skills or equipment to adequately respond, the department may request service from an operator not on the rotation list. A change from the normal rotation procedure under these circumstances does not alter any operator's position on the rotation list, except that the operator actually chosen shall be credited with a call and moved to the bottom of the list.
(f) Whenever an authorized police department employee determines that an emergency exists because an operator is unable, for any reason, to provide adequate tow service, the police department employee shall have the right to have such duties performed by any other means, starting with other operators on the rotation list, that most readily available to address the emergency in the most efficient and safe manner. (g) The Police Department shall maintain rotation records and make them available for inspection to operators and the public upon request.
10.68.140. Data Collection and Reporting
All towing companies operating within the City shall be required to submit accurate and complete towing data to the City on a monthly basis in a format approved by the City Manager. The City shall compile and present a quarterly report to the City Council and make it available to the public.
The report shall include:
(a) The total number of vehicles towed during the reporting period. (b) A breakdown of tows by each towing company operating within the City. (c) The reason for each tow, categorized by type (e.g., parking violations, abandoned vehicles, law enforcement-initiated tows, etc.).
(d) Any additional relevant data that may be deemed necessary by the City Manager or Council to ensure transparency.
The quarterly report shall be presented at a regular City Council meeting and posted on the City's official website in an easily accessible format.
10.68.150. Suspension
Any Tow Truck company placed on the rotation list may be suspended by the Police Chief from such list if the Tow Truck company fails to comply with any of the conditions, regulations or requirements of this article. Upon learning of grounds for suspension, the Police Chief shall immediately, by written notice, inform the owner of the Tow Truck company of the suspension.
The Police Chief may reinstate the Tow Truck company to the rotation list upon satisfactory proof that the Tow Truck company is in compliance with the conditions, regulations, and requirements of this article and has completed its suspension.
10.68.160. Removal from rotation list.
Any Tow Company placed on the rotation list may be removed from such list in accordance with the provisions of the Tow Agreement for the Parlier Police Department.
Upon learning of grounds for removal, the Police Chief shall immediately, by written notice, inform the owner of the Tow Company of the action of removal.
10.68.170. Appeal.
Any action for denial of an application, and any Tow Truck company suspended in excess of 30 days or removed from the rotation list, shall have the right to appeal such order through a written communication to the City Manager within 10 days of notice of the action. If no appeal is filed within the time prescribed, the action of the Police Chief shall be final. The City Manager shall review any appeal and issue a written ruling to the apellant. An appellant shall not be allowed to participate in any tows, or be placed on the Rotation List, until such time that the appeal is resolved and the Police Chief finds that the appellant is entitled to be reinstated on the Rotation List.
10.68.180. Authority of Police Chief.
The Police Chief is authorized to promulgate administrative rules and procedures for the successful and effective implementation of this article including establishing, amending, updating, restating and entering into Towing Agreements subject to approval by the City Attorney. Said administrative rules and procedures shall be in writing.
10.68.190. Conflict with other laws.
In the event of any conflict between this article and any federal or state law, regulation, Permit or other ordinance of the city, the requirements which establish the stricter standard shall govern. To the extent permitted by law, nothing in this article shall preclude enforcement of any other applicable law.
10.68.200. Severability.
If any section, subsection, phrase, or clause of this article is for any reason held to be invalid, such decision shall not affect the validity of the remaining portions of this division. The city council hereby declares that it would have adopted this article and each section, subsection, phrase, or clause thereof irrespective of the fact that any one or more sections, subsections, phrases, or clauses be declared invalid.
SECTION 4. CEQA. The City Council finds that adoption of the Ordinance is not a "project" under the California Environmental Quality Act ("CEQA") under the CEQA Guidelines, California Code of Regulations, Title 14, Section 15378, as it will not result in a direct or reasonably foreseeable indirect physical change in the environment.
SECTION 5. Effective Date. This ordinance shall become effective thirty days after its adoption.
SECTION 5. Publication. The City Clerk is authorized to cause this ordinance or a summary of this ordinance to be published in a newspaper of general circulation in the City of Parlier, within fifteen days after its adoption. If a summary of the ordinance is published, the City Clerk shall cause a certified copy of the full text of the proposed ordinance to be posted at City Hall at least five days prior to the meeting at which the ordinance is adopted and again after the meeting at which it is adopted.
SECTION 6. Authorization and Direction. The City Council directs the City Clerk to take all actions necessary to implement the Ordinance in accordance with applicable law.
I hereby certify that the foregoing is a full, true and correct copy of this Ordinance regularly adopted by the City Council of the City of Parlier at a meeting thereof held on the day of July 2026, by the following vote:
PASSED, APPROVED, AND ADOPTED at a regular meeting held on the _day of July 2026 by the City Council of the City of Parlier, State of California.
AYES:
NOES:
ABSENT:
ABSTAIN:
APPROVED: Alma M. Beltran, Mayor
ATTEST: Bertha Escalera, City Clerk
AGENDA ITEM: #15
OF PAR
MEETING DATE: 6/18/2026
DEPARTMENT: Community Development -
Planning
REPORT TO CITY COUNCIL
SUBJECT:
Consideration of Ordinance No. 26-XX Regarding Carports in the R-1 Single Family Residential Zone
RECOMMENDATION:
City Council to introduce and waive the first reading of Ordinance No. 26-XX.
BACKGROUND:
Placement of both temporary and permanent carports within front yards has been a topic of discussion for some time. For general single-family uses, the provisions of the R-1 Single Family Residential zone require two covered parking spaces within a garage and a minimum front yard setback to a garage or carport of 20 feet. However, the City cannot mandate that people actually use the garage for parking. Some are used for storage of personal items, and Accessory Dwelling Unit (ADU) law allows owners to convert their garages to ADUs and prevents the City from requiring replacement parking. If a garage is simply converted to additional living space (i.e., not a full conversion to an ADU or a Junior ADU), the City can mandate replacement parking.
Regardless of the reason, many residents have opted to place either permanent or temporary constructs over their driveways to provide limited covered parking. Accordingly, Code Enforcement has issued notices of violation to numerous property owners.
At its regular meeting on May 21, 2026, the City Council adopted a resolution of intention directing staff to prepare a zoning text amendment for Council consideration.
PROPOSAL & DISCUSSION:
The proposed ordinance would remove the front yard setback requirement in the R-1 Single Family zone for carports, defined in PMC Section 18.04.094 as "a permanent roofed structure with not more than two enclosed sides used or intended to be used for automobile shelter and storage." This change would allow residents to construct, subject to a building permit, a permanent, open-sided structure in front of a garage or other portion of a dwelling to be used for vehicle parking. Further, the ordinance would reduce the side yard setback for carports to zero feet, provided the front of the carport is located at or behind the front of the dwelling.
Carports would remain subject to lot coverage standards. Roof drainage from these carports would be required to be directed to the subject property. Finally, the ordinance would modify the definition of "garage", which currently includes carports, to clarify that where separate standards for carports are discussed, those standards control.
Temporary facilities (e.g., canopies, tents, "easy-ups") would continue to be regulated as nuisances on a case-by-case basis as appropriate.
PUBLIC NOTICE
A notice of public hearing was published in The Business Journal on June 8, 2026 and a similar notice was posted at City Hall and on the City's website.
ENVIRONMENTAL:
The first step in complying with the California Environmental Quality Act (CEQA) is to determine whether the activity in question constitutes a "project" as defined by CEQA, Public Resources Code Section 21000, et seq. and the CEQA Guidelines, California Code of Regulations Section 15000, et seq. The second step is to determine whether the project is subject to or exempt from the statute. This proposal qualifies as a project under CEQA because CEQA Guidelines Section 15378 expressly includes amendment of a zoning ordinance within the definition of a "project."
However, the proposed ordinance amendment does not approve or otherwise authorize any specific activity that could result in a physical change to the environment; it is solely an amendment to regulations. In cases where it can be shown with certainty that the project being considered has no possibility of causing a significant impact to the environment, the project is not subject to CEQA as indicated in Guidelines Section 15061(b)(3).
FISCAL IMPACT:
There is minimal fiscal impact related to staff costs for document preparation and research.
Prepared by Reviewed and Approved by:
'Oul
Jeffrey O'Neal, AICP Aaron Palmer
Community Development Director City Manager
Attachments:
- Ordinance No. 26-XX
TYPE OF ITEM: COUNCIL ACTION: APPROVED DENIED NO ACTION Consent Public Hearing
Info Item Matter Initiated by a Council Member
Action Item Other
Department Report Continued to:
Redevelopment Agency
ORDINANCE NO. 2026-XX
REGARDING CARPORTS
THE CITY COUNCIL OF THE CITY OF PARLIER DOES HEREBY ORDAIN AS FOLLOWS:
Section l. Section 18.04.230 of Chapter 18.04 Title 18 of the Parlier Municipal Code is hereby amended to read as follows:
"Garage, private" means a detached accessory building or a portion of a main building on the same lot as a dwelling for the housing of vehicles of the occupants of the dwelling, including carports. Where this title provides specific standards applicable distinctly to either garages or carports, those specific standards shall control.
Section II. Section 18.14.100 of Chapter 18.14 of Title 18 of the Parlier Municipal Code is hereby amended to read as follows:
A. Schedule. (For placement of typical features on average lot, see diagram on file at city hall.)
MAIN BUILDING ACCESSORY BUILDING GARAGE AND CARPORT CARPORT
A - FRONT YARD A - FRONT YARD A - FRONT YARD A - FRONT YARD 1A NORMAL 20 1. NORMAL 20 1. NORMAL 20 1. NORMAL NONE
FEET FEET FEET
1B REQUIRING 50
SITE PLAN FEET
REVIEW AT
2. CUL-DE-SAC 20 2. CUL-DE-SAC 20 2. CUL-DE-SAC 20 2. CUL-DE-SAC NONE
LOTS FEET LOTS FEET LOTS FEET LOTS
3. CURVED LOTS 20 3. CURVED LOTS 3. CURVED LOTS 20 3. CURVED LOTS NONE
FEET FEET
4. MIN. FOR 20 4. MIN. FOR 4. MIN. FOR 20 4. MIN. FOR NONE PARTIALLY BUILT FEET PARTIALLY PARTIALLY BUILT | FEET PARTIALLY UP BLOCKS. BUILT UP UP BLOCKS. BUILT UP
BLOCKS. BLOCKS.
5. VARIATION 5 FEET 5. VARIATION 5 FEET 5. VARIATION 5 FEET 5. VARIATION N/A
ALLOWED FOR ALLOWED FOR ALLOWED FOR ALLOWED FOR
NEIGHBORHOOD NEIGHBORHOOD NEIGHBORHOOD NEIGHBOR-
UNIT PLAN UNIT PLAN UNIT PLAN HOOD UNIT
B - SIDE YARI B - SIDE YARD B - SIDE YARD
. NORMA 5 FEET 1A WHEN LESS 5 FEET 1A WHEN LESS 5 FEET ] NONE THAN 85 FT. THAN 85FT. OF CARPORT IS
FROM FRONT FROM FRONT PARALLEL TO
PROPERTY LINE. PROPERTY LINE. OR BEHIND
FRONT OF MAIN
DWELLING
1B WHEN 85 NONE 1B WHEN 85 NONE
FEET OR MORE FEET OR MORE
FROM FRONT FROM FRONT
PROPERTY LINE. PROPERTY LINE.
2. CORNER LOTS™ 10 2. CORNER LOT 10 2. CORNER LOT 10 2. CORNER LOT NONE
FEET WHEN FEET WHEN ABUTTING FEET WHEN
ABUTTING A A STREET ABUTTING A
STREET STREET
3. REVERSE 15 3. REVERSE 15 3. REVERSE 15 3. REVERSE NONE CORNER LOTS FEET CORNER LOT: FEET CORNER LOTS FEET CORNER LOTS
4. FROM 30 OPPOSITE SIDE FEET 4. FROM 4. FROM 25 4. FROM 20 FEET
OPPOSITE SIDE FEET OPPOSITE SIDE LINE OPPOSITE SIDE
OF ALLEY, WHEN OF ALLEY WHEN OF ALLEY, WHEN FEET OF ALLEY, ABUTTING ALLEY. OPENING IS ON OPENING IS ON WHEN OPENING ALLEY 5 FOOT ALLEY 5 FOOT IS ON ALLEY 5
MIN. FROM MIN. FROM FOOT MIN.
PROPERTY LINE. PROPERTY LINE. FROM
PROPERTY LINE.
C - REAR YARD C- REAR YARD C- REAR YARD C - REAR YARD
1A NORMAL 20 1. WHEN NOT NONE 1. WHEN NOT NONE 1. WHEN NOT NONE
FEET ABUTTING ON ABUTTING ON ABUTTING ON
ALLEY OR ALLEY OR ALLEY OR
EASEMENT. EASEMENT. EASEMENT.
2. REVERSE 5 FEET 2. REVERSE 5 FEET 2. REVERSE NONE
CORNER LOT, CORNER LOT. CORNER LOT,
ABUTTING ABUTTING ABUTTING
STREET AND STREET AND STREET AND
ACCESS ON ACCESS ON ACCESS ON
STREET. STREET. STREET.
3. FROM 25 3. FROM 25 3. FRON 25 FEET
OPPOSITE SIDE | FEET OPPOSITE SIDE FEET OPPOSITE SID
OF ALLEY WHEN OF ALLEY WHEN OF ALLEY WHEN
OPENING IS ON OPENING IS ON OPENING IS ON
ALLEY 5 FT. ALLEY 5FT ALLEY 5 FT.
INIMUM FROI MINIMUM FROM MINIMUM FROM
ROPERTY LIN PROPERTY LINE. PROPERTY LINE.
carports within a front yard setback and directly accessing a public right-of-way must be open on the side facing the right-of-way and bi es perpendicular or approximately perpendicular to the right-of-wa Section III. California Environmental Quality Act: As defined in CEQA Guidelines Section 15378(a)(1), a "project" expressly includes an amendment to a zoning ordinance.
However, the City Council of the City of Parlier hereby finds that the zoning text amendments contained herein solely constitute changes to regulations and do not authorize or approve any development or physical changes. As such, they have no potential to significantly affect the environment and are therefore not subject to CEQA as indicated in CEQA Guidelines Section 15061(b)(3).
Section IV. Severability: If any section, subsection, sentence, clause or phrase of this Ordinance is for any reason held to be invalid or unconstitutional, the decision shall not affect the validity of the remaining portions of the Ordinance. The City Counci hereby declares that it would have passed this Ordinance, and each section, subsection, sentence, clause or phrase thereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses, or phrases have been declared invalid or unconstitutional.
Section V. Effective Date and Posting of Ordinance: This Ordinance shall take effect and be in force thirty (30) days from and after the date of final passage. The City Clerk of the City of Parlier shall cause this Ordinance to be published at least once withir teen (15) days after its passage in a newspaper of general circulation in Fresn ounty with the names of those City Council Members voting for or against th Ordinance.
The foregoing Ordinance was introduced at a regular meeting of the City Council of the City of Parlier on the 18t day of June, 2026 and was passed and adopted at a regular meeting of the City Council on the 16t day of July, 2026 by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
Hon. Alma Beltran, Mayor
ATTEST: APPROVED AS TO FORM:
-
Bertha Escalera, Deputy City Clerk Meggin Boranian, City Attorney AGENDA ITEM: #ll
OF PARL
MEETING DATE: 6/18/2026
DEPARTMENT: Community Development -
Planning
REPORT TO CITY COUNCIL
SUBJECT:
City Council to Consider Approval of Conditional Use Permit (CUP) and Zoning Text Amendment (ZTA) for an 11,200 square foot (sqft) commercial building and a 5,800 sqft canopy covering ten (10) double sided fuel pumps (20 fueling positions) at the southwest corner of Manning Avenue and South Academy Avenue (Accessor's Parcel Number [APN] 358-680-04S).
RECOMMENDATION:
Staff recommend that the City Council adopts Resolution No. 2026-XX, approving a CUP Ordinance No. 2026-XX adding restaurants as an allowed use within the C-5 (General Commercial) zone district.
BACKGROUND:
Owner: Shawn Shiralian/Millennium Acquisitions
Applicant: Jasmine Nell, Bottom Line Group
Location: APN 358-680-04S; southwest corner of Manning Avenue & South Academy Avenue (Project site)
Site Size: 1.92 square feet
General Plan: General Commercial
Zoning: C-5, General Commercial
Existing Use: Vacant
Surrounding Uses: North - Rural Residence; AE20 (County of Frenso) East - Vacant; C-5
South - Vacant; C-5
West - Vacant; C-5
Street Access: Manning Ave. and S. Academy Ave.
PROPOSAL & DISCUSSION:
On February 18, 2026, the Community Development Department received an application from Jasmine Nell of Bottom Line Group (Applicant), requesting authorization for the construction of an 11,200 sqft commercial building and a 5,800 sqft canopy covering ten (10) double sided fuel pumps (20 fueling positions) at the southwest corner of Manning Avenue and South Academy Avenue. The 11,200 sqft commercial building would include a convenience store (with fuel sales), sit down restaurant, and a quick serve restaurant (QSR) with the operation of a drive through.
The subject property is located within the C-5 zone district, where alcohol sales within convenience stores and restaurants operating a drive through are allowed subject to the approval of a CUP. Additionally, the Project proposes a sit down restaurant as a part of the development (Project).
Sit down restaurants are not an allowed use within the C-5 zone district and as a result a ZTA has been proposed to make sit down restaurants an allowed use within the C-5 zone district. The proposed ZTA would make sit down restaurants, not including alcohol sales, a generally permitted use in the C-5 zone district, while sit down restaurants proposing the sale of alcohol would be allowed with the approval of a CUP.
Alcohol sales
The convenience store proposes selling alcohol as part of its operations. Parlier Municipal Code Section 18.26.040 specifies that convenience stores within in the C-5 district may sell alcohol with the approval of a CUP. As of May 10, 2026, and according to California Department of Alcoholic Beverage Control (ABC), Census Tract 58.01 (where the Project site is located) contains five active off-sale alcohol licenses. According to ABC, this census tract may contain three active off- sale alcohol licenses before becoming oversaturated. In order to approve another alcohol license of this type over the saturation limit, the City Council must make a finding of public convenience or necessity.
Drive-through
The Project proposes the future operation of a QSR. The QSR would operate a drive-through that would wrap around the proposed building, with one drive-through window proposed. The proposed drive-through would comply with all applicable development standards, including for lighting, noise, and landscaping, as conditioned.
Site Plan
In order for the CUP to be considered for approval, a site plan is required to be submitted for review by staff. A site plan was submitted as a part of the Project application, depicting the proposed development and use of the site by proposal. As described above, the Project would result in the construction of a new commercial development of approximately 11,200 sqft, including an approximately 6,342 sqft convenience store, a 1,500 sqft QSR, an approximately 3,358 sqft sit down restaurant, a fueling area with ten (10) double sided fuel pumps, and an approximately 5,800 sqft fuel canopy. The Project is also conditioned to add site improvements such as landscaping, parking, and other public infrastructure improvements.
Operations
The Applicant proposes 24 hours a day, seven (7) days a week operating hours for the convenience store, the fuel pumps, and the QSR. As discussed above, the convenience store would include alcohol sales and the QSR would include operation of a drive-through.
Parking & Loading
The Project proposes 51 total parking stalls, with three (3) ADA stall being provided (49 total parking spaces are required). Additionally, one loading zone area is required on site and will be conditioned of the Project.
Landscaping
The Applicant will be required to show landscaping on the site plan to ensure compliance with State water efficient landscaping requirements and the Parlier Zoning Ordinance. Standard conditions in regard to landscaping have been imposed on the Proiect and are contained withir the conditions of approval.
Public Infrastructure
The Project would be required to construct or make improvements to existing public infrastructure, such as sidewalk, curb, and gutter, to meet current City standards (as applicable). One (1) drive approach is proposed along Manning Avenue, with two (2) drive approaches proposed along Avenue The Project would ato d South Academy Avenue. The Project would also construct a new trash enclosure to City standards. Any water and sewer connections would be subject to the requirements of the City's Public Works Department. Drainage from the Project site would be required to flow into an existing City storm drain basin or be retained on-site.
FINDINGS:
Prior to approving a CUP, the City Council must make findings as prescribed by Parlier Municipal Code Section 18.38.070:
The site for the proposed use is adequate in size and shape to accommodate the use and all yards, spaces, walls and fences, parking, loading, landscaping, and other features required to adjust the use with land and uses in the neighborhood.
As conditioned, the Project meets all applicable requirements for yards, spaces, walls, fences, parking, loading, and landscaping. The Project site is adequate in size and shape to accommodate the proposed use.
The site for the proposed use relates to streets and highways adequate in width and pavement type to carry the quantity and kind of traffic generated by the proposed use.
The site has access to Manning Avenue and South Academy Avenue. It is not anticipated that the proposed Project will generate a quantity or type of traffic that would substantially affect the City's circulation system.
3. The proposed use will have no adverse effect on abutting property or the permitted use thereof.
The Project would result in a commercial development being developed on land that is planned and zoned for such use. The Project has been conditioned to minimize and eliminate adverse effects to the surrounding property.
The conditions stated in the resolution are deemed necessary to protect the public health, safety, and general welfare.
All conditions of approval stem from the Parlier Municipal Code or are otherwise required in order to prevent undue effects of the operation from impacting the public health, safety, and welfare.
PUBLIC NOTICE
On May 11, 2026, a Notice of Public Hearing for the Project was published in The Business Journal and mailed to property owners within 300 feet of the Project site. However, the notice was not posted on the City's website at least ten (10) days prior to the scheduled public hearing, as required. As a result, the Project was continued to the June 18, 2026, City Council meeting.
Subsequently, a Notice of Public Hearing was published in The Business Journal on June 8, 2026, which was at least ten (10) days prior to the June 18, 2026, public hearing. Notice of the June 18, 2026, public hearing was also sent via U.S. Mail to property owners within 300 feet of the Project site on June 8, 2026.
ENVIRONMENTAL:
The first step in complying with the California Environmental Quality Act (CEQA) is to determine whether the activity in question constitutes a "project" as defined by CEQA, Public Resources Code Section 21000, et seq. and the CEQA Guidelines, California Code of Regulations Section 15000, et seq. The second step is to determine whether the project is subject to or exempt from the statute. This proposal qualifies as a project under CEQA because it involves the issuance to a person of a "lease, permit, license, certificate, or other entitlement for use" as described in CEQA Guidelines Section 15378. However, the City anticipates that the Project will be consistent with the City of Parlier General Plan and General Plan Environmental Impact Report under California Environmental Quality Act Guidelines Section 15183. Accordingly, staff recommends that the City Council finds the Project to be exempt from CEQA under CEQA Guidelines Section 15183. If the Project is approved, a Notice of Exemption for the Project will be filed with the County Clerk and the State Clearinghouse.
FISCAL IMPACT:
Costs for processes initiated by applicants are paid for through application fees. There is no impact to the General Fund or other City funds. Development of the site as proposed would increase property tax revenue generated by the site.
Prepared by: Reviewed and Approved by:
Alejandra Lopez Gonzalez Jeffrey O'Neal, AICP
Assistant Planner Community Development Director
Attachments:
Attachments:
- Attachment 1: Regional Vicinity Map
- Attachment 2: Aerial Map
- Attachment 3: General Plan Land Use Map
Attachment 4: Zoning Map
- Attachment 5: Plan Set
Attachment 6: Operational Statement
Attachment 7: Ordinance No. 2026-XX
Attachment 8: Resolution No. 2026-XX
TYPE OF ITEM: COUNCIL ACTION: APPROVED DENIED NO ACTION Consent Public Hearing
Info Item Matter Initiated by a Council Member
X Action Item Other
Department Report _ Continued to: _
Redevelopment Agency
Attachment 1: Regional Vicinity Map
Clovis
Centerville
Minkler
Fresno
Sanger
Malaga Yokuts Valley
Del Rey
Easton
Project Site
Fowler
Orange Cove
Parlier
Bowles
Reedley
Selma Fe:no Couny -
Monmouth
Tulare County
El Monte Orosi
Caruthers Mobile Sultana
Village Dinuba
Kingsburg
Dellt Colony Cutler
Monson
London
Traver
Laton
Hardwick
Project Site Fresno Co.
Census Place
West Goshen I
City Limits (various colors)
Hanford
¡ County
Regional Vicinity Map PROVOST&
PRITCHARD
Miles Shiralian CUP
(.022 6 90 u (va 252512525 Parp Pumang Wr. wihpnmup shernds Shod anasi Attachment 2: Aerial Map
Young Ave
Young Ave
E Cypress Ave
Espinosa Ave
Manning Ave
Academy Ave
S Milton Ave
E Industrial Dr
Project Site (APN: 358-680-045)
] Parlier City Limits
250 500 Aerial Map PROVOST&
PRITCHARD
Feet Shiralian CUP
Attachment 3: General Plan Land Use Map
Young Ave
Young Ave
E Cypress Ave
S Smyrna Ave S Milton Ave
Espinosa Ave
Manning Ave
Academy Ave
• Project Site (APN: 358-680-04S) S Milton Ave
] Parlier City Limits
City of Parlier General Plan Land Use
Medium Density Residential
E Industrial Dr
High Density Residential
General Commercial
Light Industrial
Euri. Vantor Earthster G , and the Gis User Cal
250 500 Land Use Map PROVOST&
PRITCHARD
Feet Shiralian CUP
Attachment 4: Zoning Map
Young Ave
Young Ave
E Cypress Ave
S Smyrna Ave
Espinosa Ave
Manning Ave
Academy Ave
Project Site (APN: 358-680-045)
[.] Pariler City Limits
City of Parlier Zoning S Milton Ave
R-1, Single Family Residental
R-2, Low Density/Mulmple Family Residential
R-3, Medium Density/Multple Family Residential
C.5. General Commercial
M-1, Manufacturing E Industrial Dr
P-F, Public Facility
Fresno County Zoning
AE20- Exclusive Agricultural
250 500 Zoning Map PROVOST&
PRITCHARD
Feet Shiralian CUP
Attachment 5: Plan Set
Attachment 6: Statement of Operations
Attachment 7: Ordinance No. 2026-XX
Attachment 8: Resolution No. 2026-XX
ORDINANCE NO. 2026-XX
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PARLIER AMENDING SECTION 18.26.020 AND 18.26.040 OF THE PARLIER MUNICIPAL CODE REGARDING PERMITTED USES IN THE C-5 GENERAL COMMERCIAL DISTRICT THE CITY COUNCIL OF THE CITY OF PARLIER DOES HEREBY ORDAIN AS FOLLOWS:
Section I. Section 18.26.020 of Chapter 18.26 of Title 18 of the Parlier Municipal Code is hereby amended to read as follows:
18.26.020 - Uses permitted - Generally
The following uses shall be permitted in the C-5 district, plus such other uses as the commission may deem to be similar and not more obnoxious or detrimental to the public health, safety and welfare. All uses shall be subject to the property development standards in Sections 18.26.060 through 18.26.170 of this chapter:
A. Retail:
Automobile sales with incidental repair and service (any repair to be conducted within an enclosed building);
Automobile parts (new);
Automobile supply (new);
Boat sales:
Convenience store or market, excluding alcohol sales;
Electrical supply;
Furniture;
Garden supply;
Grocery store, including incidental alcohol sales;
House trailer sales;
Heavy equipment sale and repair;
Machinery sales;
Mattress shop;
Model home display;