REPORT TO THE PLANNING COMMISSION
August 20, 2025
FROM: ASHLEY ATKINSON, AICP, Assistant Director
Planning and Development Department
THROUGH: ISRAEL TREJO, Planning Manager
Planning and Development Department
BY: ROB HOLT, Supervising Planner
Planning and Development Department
SUBJECT
Title
Consideration of an appeal regarding Development Permit Application No. P23-03993, Planned Development Permit Application No. P23-03990, and Conditional Use Permit Application No. P23-03982 for property bounded by West Herndon Avenue to the north, North Hayes Avenue to the west, and North Veterans Boulevard to the east (Council District 2) - Planning and Development Department.
1. DENY the appeal and UPHOLD the action of the Planning and Development Department Director approving Development Permit Application No. P23-03993, Planned Development Permit Application No. P23-03990, and Conditional Use Permit Application No. P23-03982, authorizing the construction of a 396-unit residential and commercial development encompassing approximately 22,666 square feet of gross floor area for future commercial and office uses with one drive-through lane, subject to the following:
a. Development shall take place in accordance with the Conditions of Approval for Development Permit Application No. P23-03993, Planned Development Permit Application No. P23-03990, and Conditional Use Permit Application No. P23-03982 dated July 3, 2025.
Body
EXECUTIVE SUMMARY
Development Permit Application No. P23-03993, Planned Development Permit Application No. P23-03990, and Conditional Use Permit Application No. P23-03982 were filed by Orlando Ramirez of Ramirez Land Planning, on behalf of Armen Basmajian of Bella Vita, Inc., and pertains to approximately 18.56 acres of vacant property bounded by West Herndon Avenue to the north, North Hayes Avenue to the west, and North Veterans Boulevard to the east. The subject property is located in the zone districts O/EA/UGM/cz (Office / Expressway Area Overlay / Urban Growth Management / conditions of zoning) (±2.2 acres) and RM-2/EA/UGM (Multi-Unit Residential, Urban Neighborhood / Expressway Area Overlay / Urban Growth Management) (±16.53 acres).
On July 3, 2025, the Planning and Development Director approved Development Permit Application No. P23-03993, Planned Development Permit Application No. P23-03990, and Conditional Use Permit Application No. P23-03982 based upon the project’s compliance with the required findings for Development Permits, Planned Development Permits, and Conditional Use Permits pursuant to Fresno Municipal Code (FMC) Section 15-5206, Section 15-5905, and Section 15-5306 (Exhibit A).
A Notice of Action was posted with the Fresno City Clerk on July 3, 2025, and mailed to neighbors that requested to receive it. Staff received one appeal of the Director’s decision filed by the deadline of July 18, 2025 (Exhibit B), and five (5) written correspondences opposing the project (Exhibit C).
Staff recommends upholding the Director’s approval based on substantial evidence that commercial and multi-unit development are permitted uses, subject to approval of a Development Permit in the O/EA/UGM/cz zone district and the RM-2/EA/UGM/cz zone district and compliance with all provisions of the Citywide Development Code; and that the application is consistent with the Fresno County Airport Land Use Compatibility Plan, Bullard Community Plan, and Fresno General Plan.
BACKGROUND
The subject property is a vacant site bounded by West Herndon Avenue to the north, North Hayes Avenue to the west, and North Veterans Boulevard to the east. Immediately to the north, east and south are single-unit residential neighborhoods. To the west is vacant land planned for office use and an existing elementary and middle school.
Development Permit Application No. P23-03993 requests authorization to construct the following:
• ±2.20 acres - A commercial complex including one (1) ±12,750 square-foot retail shell building, one (1) ±5,000 square-foot pad for a future commercial building (Commercial Pad 1), and one (1) ±4,916 square-foot pad for a future commercial building (Commercial Pad 2). Additional on- and off-site improvements include, but are not limited to, parking, landscaping, two (2) solid waste enclosures, two (2) outdoor patios, curb, gutter, and sidewalks. Access to the commercial complex is proposed via two (2) public driveway approaches from North Hayes Avenue.
• ±16.53 acres - A 396-unit multi-unit development. The dwelling units consist of 120 one-bedroom units, 192 two-bedroom units, and 84 three-bedroom units. These are categorized by 10 Type 1 Buildings (one-bedroom units), 16 Type 2 Buildings (two-bedroom units), and 7 Type 3 Buildings (three-bedroom units) for a total of 33 three-story residential buildings. Additional on- and off-site improvements include covered (garages and carports) and uncovered tenant and guest parking, landscaping, open space including barbeque and a tot lot, swimming pool, basketball half-court, gazebo areas, dog park, and curb, gutter, and sidewalks. Access to the multi-unit development is proposed via two (2) gated entrances from North Hayes Avenue.
Conditional Use Permit Application No. P23-03982 requests authorization to construct a drive-through use for Commercial Pad 1 as described above. Pursuant to FMC Table 15-1302, Drive-In and Drive-Through Facilities are permitted uses in the O (Office) zone district, subject to approval of a Conditional Use Permit.
Planned Development Permit Application No. P23-03990 requests authorization to modify the development standards for a reduction in minimum drive-thru separation requirements from Residential districts, reduce the separation requirement of the EA (Expressway Area Overlay) zone district from the center line of the nearest travel lane to the nearest proposed building, a reduction in the minimum interior side yard setback requirement of the RM-2 zone district, and a reduction in the minimum front yard, parking, and Type 2 landscape setback requirements for the O (Office) zone district.
Conditions of Zoning
Rezone Application No. R-01-16 pertaining to the subject property was adopted by the Fresno City Council on June 10, 2003 and resulted in the following condition of zoning that applies to the office-zoned property (Ordinance No. 2003-46):
1. The subject property shall be developed with a mixed-use project proposing office, retail commercial and multiple unit residential development in roughly the same proportions throughout the site.
The project approved with Rezone Application No. R-01-16 included the two office-zoned properties at the southeast corner of West Herndon and North Hayes Avenues (portion of current project site), and the three properties adjacent east of the school at the southwest corner of West Herndon and North Hayes Avenues. The approved project incorporated three office buildings that encompassed a total of 21,600 square feet of gross floor area.
The current proposed project incorporates three commercial buildings that allow for office uses encompassing a total of 22,666 square feet of gross floor area. Because the project is proposing “roughly the same proportions” of office and retail commercial buildings as the original approval, the project complies with the conditions of zoning.
Housing Element
The project’s multi-unit residential parcels are identified in the 2023-2031 Regional Housing Needs Allocation (RHNA) Housing Element Site Inventory as Site ID 780, which anticipates a capacity of 236 lower-income housing units. This project proposes 198 moderate-income and 198 above-moderate income housing units for a total of 396 housing units. The RHNA surplus remaining after approval of this project is estimated to be 3,448 lower-income, 1,578 moderate-income, and 3,065 above moderate-income housing units. As the remaining sites identified in the Housing Element are adequate to meet the requirements of California Government Code Section 65583.2 and to accommodate the City’s share of the regional housing need pursuant to California Government Code Section 65584, this project is consistent with the Housing Element.
DEVELOPMENT CODE ANALYSIS
Multi-Unit Development
Density and Massing Standards
Pursuant to FMC Table 15-1003, the density of the RM-2 zone district is between 16 and 30 dwelling units per acre (du/ac). The project proposes a total number of 396 dwelling units on approximately 16.53 acres of property, equating to a density of 23.96 du/ac, consistent with the density of the RM-2 zone district. The maximum height in the RM-2 zone district is 50 feet and the multi-unit residential project proposes the tallest building at a peak height of 43’-6”, providing consistency with the maximum height of the RM-2 zone district.
The building setback requirements are as follows:
• Front yard setback (North Hayes Avenue): Not applicable due to the subject property being located outside of the Priority Areas of the General Plan (Note 1 in FMC Table 15-1003).
• Interior side yard setback (eastern and western property lines): The minimum interior side yard setback requirement in the RM-2 zone district is five feet (5’). The site plan depicts the interior side yard setback at ten feet (10’) along the eastern property line and zero feet (0’) along the western property line, with proposed garages abutting the western property line. The deviation from the western property line is requested with the Planned Development Permit, for which findings were made pursuant to FMC Section 15-5905. Therefore, the project is consistent with the RM-2 zone district interior side yard setback requirement.
• Rear yard setback (West Herndon Avenue): The minimum rear yard setback requirement in the RM-2 zone district is 15 feet. The site plan depicts the nearest building to the rear yard at approximately 5’-4”. This deviation was requested with the planned development permit, which findings were made pursuant to FMC Section 15-5905. Therefore, the project is consistent with the RM-2 zone district rear yard setback requirement.
Open Space
Pursuant to FMC Table 15-1003, the minimum on-site open space of the RM-2 zone district is 15 percent. The multi-unit property is approximately 16.53 acres in size, equating to a minimum on-site open space of 2.64 acres.
Incorporation of the barbeque areas, tot lot, swimming pool, basketball half-court, gazebo areas, dog park, balconies and patios, and other usable open space areas as defined under FMC Section 15-1004.D results in on-site open space of 2.68 acres, exceeding the minimum required 2.64 acres and providing consistency with FMC Table 15-1003.
Parking
Pursuant to FMC Table 15-2409, for Multi-Unit Residential uses, the parking requirements are as follows:
• One- or two-bedroom units: 1 parking space
• Three- or more bedroom units: 1.5 parking spaces
• Guest parking spaces: 1 parking space per every 2 units
• Covered parking spaces: Of the total required parking spaces, at least 1 per unit
The multi-unit project proposes 120 one-bedroom units, 192 two-bedroom units, and 84 three-bedroom units. This results in a minimum requirement of 636 parking spaces (396 covered and 240 uncovered). The proposed site plan depicts 396 covered parking spaces (70 garages and 326 carports) and 240 uncovered parking spaces for a total of 636 parking spaces, providing consistency with the RM-2 zone district parking space requirement.
Commercial Development
Site Design Development Standards
Pursuant to FMC Section 15-1304.F, on-site pedestrian circulation and access is required. The project proposes a Class I bicycle and pedestrian trail connecting the commercial and residential property frontages and providing connectivity to other adjacent sidewalks and walkways that lead to public transit stops.
Landscaping
Pursuant to FMC Table 15-2305.C.1, when a proposed Commercial use is adjacent to a Multi-Unit Residential use, a Type 2 landscape buffer is required. A Type 2 landscape buffer has a minimum 15-foot width with a minimum of 2 large trees, 3 small to medium trees, 8 large shrubs and 10 small to medium shrubs every 100 linear feet. The site plan depicts this buffer at 5 feet, which is a deviation of the minimum required 15-foot-wide buffer. This deviation was requested with the Planned Development Permit, for which findings were made pursuant to FMC Section 15-5905. Therefore, the project is consistent with the O zone district landscape setback.
Parking
The proposed project does not identify any specific uses for the 12,750 square foot shell building or the future 4,916 square foot future building. The proposed 5,000 square foot future building with drive-through lane is proposed for a restaurant, which requires a minimum one parking space per 150 square feet of site area pursuant to FMC Table 15-2409. This would equate to a minimum of 33 parking spaces for the restaurant. Because the other buildings do not have uses proposed at this time, the project will be conditioned at a ratio that is consistent with the number of remaining parking spaces.
The site plan depicts 81 parking spaces, leaving 48 parking spaces for future commercial tenants. Future uses for the remaining tenant suites will be reviewed by the Planning and Development Department for compliance with parking lot requirements.
General Site Regulations for Multi-Unit & Commercial Developments
Trails
In accordance with Figure MT-2: Paths and Trails of the Fresno General Plan, a Class 1 Bicycle and Pedestrian trail has been dedicated and will be constructed along the east side of North Hayes Avenue along the proposed project frontage.
Trash and Refuse Collection Areas
FMC Section 15-2016.B requires solid waste enclosures for solid waste and recycling containers in Multi-Unit Residential Districts at a rate of one (1) per 30 dwelling units. With 396 proposed units, a minimum of 13 solid waste enclosures are required. The site plan depicts seven (7) solid waste enclosures but proposes an increase in the service provided per week. This alternative proposal has been approved by the Department of Public Utilities within the memorandum dated March 31, 2025.
Expressway Area (EA) Overlay District Development Standards
The subject property is located along West Herndon Avenue, which is an Expressway as identified in the Fresno General Plan Circulation Element. Properties along expressways are located within the Expressway Area (EA) Overlay zone district under FMC Section 15-1604.
Residential District Standards
The development standard for Residential Districts in the EA Overlay zone district requires that no building shall be erected within 200 feet of the right-of-way line, with specific exceptions. The nearest proposed building to the right-of-way line along West Herndon Avenue (Expressway) within the multi-unit properties is approximately 37 feet.
The exception requirements for a building to be erected closer than 200 feet to an Expressway right-of-way line are as follows: 1) An acoustical study determines that interior noise can be mitigated to acceptable levels; 2) The minimum building setback be less than 75 feet from the center line of the nearest moving traffic lane of the abutting roadway; 3) Any barrier necessary to achieve acceptable noise levels shall not be less than eight feet in height and may be a wall, an earth berm, or any combination of wall and earth berm; and, 4) Where no frontage road is required along the expressway, any landscaped open space transition setback separating properties zoned for residential uses shall contain a wall, berm, or any combination of wall and berm, not less than eight feet high and located 50 feet from and parallel to the center line of the nearest moving lane of the abutting roadway.
Additionally, pursuant to FMC Table 15-2506-B (Noise Exposure from Transportation Noise Sources), maximum exterior noise requirements may be excluded for balconies if they are not included in on-site open space calculations. The total area of all balconies on the West Herndon Avenue-facing facades of the two residential buildings is 973 square feet. As analyzed previously, the total amount of open space provided, including all patios and balconies, is 2.68 acres. Reducing this by 973 square feet would result in 2.66 acres, which still meets the minimum requirement of 2.66 acres. Thus, the project can exclude the exterior noise requirements for the 2nd and 3rd floor balconies on the West Herndon Avenue-facing facades of the two residential buildings nearest to West Herndon Avenue.
An acoustic study was conducted for this project by WJV Acoustics dated October 29, 2020. The acoustical study determined that for exterior and interior noise mitigation of ground-floor levels, a minimum eight-foot (8’) high sound wall is required along the entirety of the northern property line (West Herndon Avenue frontage) and minimum 6’-8” high sound wall along the entirety of the southern property line (North Hayes Avenue frontage). The study did not specifically analyze interior noise levels but assumed that residential construction methods complying with current building code requirements will reduce exterior noise levels by approximately 25 dB (decibels) if windows and doors are closed, which will be sufficient for compliance with the City’s 45 dB Ldn interior noise standard at all proposed residential units. Requiring windows and doors to remain closed for sound insulation means that air conditioning or mechanical ventilation will be required. It was also determined that above-ground floor (2nd and 3rd floor) exterior noise levels for the buildings nearest West Herndon Avenue would exceed the City’s exterior noise level standards. As previously stated above, because the 2nd and 3rd floor balconies are not included in the open space requirements, they are not subject to the exterior noise requirements of FMC Section 15-2506.
The proposed setback from the center line of the nearest moving traffic lane of West Herndon Avenue (Expressway) to the nearest proposed building is approximately 37 feet. The planned development application and findings include the request to reduce the minimum 75-foot setback requirement. There are only two buildings proposed this close to West Herndon Avenue, with the next nearest building proposed at approximately 108 feet. Additionally, West Herndon Avenue is curved at this location with lower vehicular speeds leading to a controlled intersection at North Veterans Boulevard. The project is conditioned to comply with the interior noise requirements of FMC Section 15-2506 and the recommendations of the Acoustical Study to require that mechanical ventilation or air conditioning must be provided for all apartment units so that windows and doors can remain closed for sound insulation purposes.
Streets and Access Points
Traffic Impact Study
The Fresno General Plan designates West Herndon Avenue as an expressway, North Veterans Boulevard as a super arterial, and North Hayes Avenue as a collector. The proposed project will be required to dedicate and construct improvements along all major street frontages of the project site. The project will take direct vehicular access from four access points on North Hayes Avenue via two gated entrances to the multi-unit residential complex and two public entrances to the commercial complex.
The proposed project is located within Traffic Impact Zone III pursuant to Figure MT-4 of the Fresno General Plan, which generally represents areas near or outside the City Limits, but within the Sphere of Influence as of December 31, 2012. In accordance with Policy MT-2-I of the Fresno General Plan, when a project is projected to generate 100 or more peak hour new vehicle trips, a Traffic Impact Study is required to assess the impacts of new development projects on existing and planned streets. Applying the factors outlined in the Institute of Traffic Engineers Trip Generation Manual, the proposed residential component of the project would generate 2,669 Average Daily Trips (ADT), with 158 vehicle trips occurring during the morning peak hour travel period (7 to 9 AM) and 202 vehicle trips occurring during the evening peak hour travel period (4 to 6 PM). Therefore, a Traffic Impact Study was prepared to assess the impact of the new development on existing and planned streets.
The study evaluated the impacts of the project by analyzing five study intersections during the AM and PM peak hours under the traffic analysis scenarios required by the City of Fresno. These scenarios include: (1) Existing Conditions; (2) Existing plus Project Traffic Conditions; (3) Near Term plus Project Traffic Conditions; and (4) Cumulative Year 2046 plus Project Traffic Conditions. The Study Intersections were:
1. Hayes and Herndon Avenues
2. Hayes Avenue and Western Driveway (Future Not a Part of the Project)
3. Hayes Avenue and Southern Commercial Driveway (Future)
4. Hayes Avenue and Northern Residential Exit Only Driveway (Future)
5. Hayes Avenue, Palo Alto Avenue, and Main Residential Driveway
6. Hayes Avenue and Veterans Boulevard
The Public Works Department/Traffic Engineering Division has determined that, based upon the proposed traffic yield from and the expected traffic generation of the proposed project for the subject property, the proposed project will not adversely impact the existing and projected circulation system, subject to the requirements outlined in the memorandum from the Traffic Engineering Division dated July 2, 2025 (Exhibit I) and the project specific mitigation measures referenced in the Environmental Assessment (Exhibit J). These requirements generally include: (1) The provision of a minimum two points of vehicular access to major streets for any phase of the development; (2) Major street dedications; (3) Dedications of bicycle, pedestrian and landscape easements for trail purposes; (4) Street improvements, (including, but not limited to, construction of concrete curbs, gutters, pavement, underground street lighting systems; and, (5) Payment of applicable impact fees (including, but not limited to, the Traffic Signal Mitigation Impact (TSMI) Fee, and the Fresno Major Street Impact (FMSI) Fee). Additionally, high visibility school crosswalks at the intersection of Hayes Avenue at Palo Alto Avenue shall be installed prior to occupancy of the project.
ANALYSIS OF THE APPEAL
Staff received one appeal of the Director’s decision filed by the deadline of July 18, 2025 (Exhibit B). Analysis of the appeal letter is provided below.
Issue #1: There are serious concerns about the safety of children who walk to and from the two nearby schools (River Bluff Elementary School and Rio Vista Middle School) daily. An increase in traffic, particularly with construction and the potential for a larger population, could create hazardous conditions for young children, many of whom use the nearby sidewalks and streets.
Staff Response:
The Department of Public Works is requiring the installation of a high-visibility crosswalk at the intersection of North Hayes and West Palo Alto Avenues. Additionally, the project frontage along North Hayes Avenue will have a Class I bicycle and pedestrian trail with a four-foot (4’) tall wrought-iron fence in front of the trail to provide additional safety for pedestrians.
Issue #2: Our community already experiences significant traffic congestion during peak hours, and an influx of new residents could exacerbate these problems, leading to safety issues and reduced quality of life for current residents.
Staff Response:
The Public Works Department, Traffic Engineering Division has reviewed the potential traffic related impacts for the proposed project and has determined that the streets adjacent to and near the subject site will be able to accommodate the quantity and kind of traffic that may be potentially generated subject to the requirements outlined within the memoranda from the Traffic Engineering Division dated July 2, 2025 (Exhibit I). Additionally, a Vehicle Miles Traveled (VMT) Analysis was completed on July 2, 2024, which incorporates mitigation measures that cumulatively result in less than significant VMT impacts for both the commercial complex and multi-unit residential complex.
Issue #3: There is concern about the lack of public consultation and community input into this decision. The appellant asserts that they were first notified about this action a few days before the deadline to appeal. The appellant also asserts that the notice provided did not state clearly enough where to send their appeal, resulting in confusion. The appellant states that residents who would be directly affected by this development deserve the opportunity to voice their opinions and concerns by being given a minimum of a 90-day notice.
Staff Response:
Pursuant to FMC Section 15-5305, a public notice was mailed to all property owners within 1,000 feet of the subject property prior to the action taken on the project on April 4, 2025, with a 10-day comment period ending on April 14, 2025. Staff provided a copy of the notice of action to those neighbors that requested it on July 3, 2025. Pursuant to FMC Section 15-5017, the 15-day appeal period ended on July 18, 2025.
Issue #4: The introduction of these units could alter the character of the neighborhood. Many of the residents purchased homes based on the current demographic and property values, which could be negatively affected by the addition of these units in the immediate vicinity.
Staff Response:
The residential component of the project is on property that is zoned RM-2, which allows for multi-unit residential uses.
ANALYSIS OF CORRESPONDENCE RECEIVED
Staff received five (5) written correspondences opposing the Director’s decision (Exhibit C) after the Notice of Action was posted on July 3, 2025. Analysis of these correspondences is provided below, excluding issues addressed above in response to the appeal.
Issue: The roads, water supply and electrical grids are already maxed out for the area. River Bluff Elementary and Rio Vista Middle School are also maxed out. There is no room in these schools for additional students.
Staff Response:
A traffic impact study was completed, resulting in required mitigation that reduces traffic impacts of the project to a less than significant level. The Department of Public Utilities memorandum dated March 31, 2025, requires that the project install new water service(s) and meter(s) and new private on-site sanitary sewer facilities (for the residential project) and new sewer service branches. The PG&E memorandum dated February 7, 2025, does not indicate that the electric grid does not have capacity for the project. The Central Unified School District (CUSD) memorandum dated February 25, 2025, states “According to the District’s current attendance area boundaries, students from this development will attend William Saroyan and River Bluff Elementary Schools, Rio Vista Middle School, and Central East High School. Attendance area boundaries are designed to balance enrollment and are subject to change.” There is no indication that attendance is at maximum capacity for any of the designated schools.
Public Notice and Input
Neighborhood Meeting
Before submitting their application, the applicant held a neighborhood meeting on May 4, 2023, at River Bluff Elementary School and noticed property owners within 1,000 feet of the subject property. Twelve individuals attended the meeting. The applicant provided an overview of the project, including exhibits of the proposed development. At that time, the project proposed more residential units than were ultimately approved (516 multi-unit residential units). During the application process, the applicant removed a parcel from the proposed project and reduced the number of multi-unit residential units to 396.
Per the statements provided by the applicants, the primary concerns of the neighbors were noise, traffic, and the density of the residential component. Additionally, there were specific concerns related to an increase in traffic that would lead Herndon Avenue being eliminated at Hayes Avenue, and traffic would be directed south onto Veterans Boulevard.
The neighbors requested that the applicant work on providing safe pedestrian crossing at Hayes Avenue and Veterans Boulevard for future neighborhood children attending the River Bluff Elementary School. The neighbors also requested the placement of additional lighting along its sidewalk frontage as an added measure of security for children crossing Hayes Avenue.
The applicant took note of the concerns and assured the residents that their project requires cooperation with City staff and will implement development standards that will mitigate any potential negative impacts.
A summary of the meeting has been provided by the applicant within the Operational Statement (Exhibit G).
Council District Project Review Committee
There is no Council District 2 Project Review Committee at this time.
Notice of Planning Commission Hearing
The Planning and Development Department mailed notices of this Planning Commission hearing to property owners and tenants within 1,000 feet of the subject property, pursuant to FMC Section 15-5007 (Exhibit E).
FRESNO MUNICIPAL CODE FINDINGS
Based upon analysis of the applications, staff concludes that the required findings of FMC Sections 15-5206, 15-5306, and 15-5905 et seq. have been met. These findings are attached as (Exhibit A).
CONCLUSION
The appropriateness of the proposed project has been examined with respect to its consistency with goals and policies of the Fresno General Plan and the Bullard Community Plan; compliance with the provisions of the FMC; compatibility with surrounding existing or proposed uses; and avoidance or mitigation of potentially significant adverse environmental impacts. These factors have been evaluated as described above and by the accompanying environmental assessment and exhibits. Staff concludes that the required findings contained within FMC Sections 15-5206, 15-5306, and 15-5905 et seq. can be made. Based upon this evaluation, it can be concluded that the proposed project is appropriate for the project site, and staff recommends denial of the appeal.
ATTACHMENTS:
Exhibit A - Fresno Municipal Code Findings
Exhibit B - Appeal Letter [7-9-2025]
Exhibit C - Written Correspondence
Exhibit D - Aerial Map
Exhibit E - Public Hearing Notice Radius Map (1,000 ft)
Exhibit F - Conditions of Approval for P23-03993/P23-03990/P23-03982 [7-3-2025]
Exhibit G - Operational Statement [3-28-2025]
Exhibit H - Site Plan, Floor Plan, Elevations [3-6-2025 & 3-6-2024]
Exhibit I - Comments & Requirements from Responsible Agencies
Exhibit J - Environmental Assessment P23-03993/P23-03982/P23-03990 [4-4-2025]