REPORT TO THE PLANNING COMMISSION
December 17, 2025
FROM: ASHLEY ATKINSON, AICP, Assistant Director
Planning and Development Department
THROUGH: PHILLIP SIEGRIST, Planning Manager
Planning and Development Department
ERIK YOUNG, Supervising Planner
Planning and Development Department
BY: BRITTANY MARTIN, Planner
Planning and Development Department
SUBJECT
Title
Consideration of an appeal regarding the approval of Development Permit Application No. P23-03606, which proposes to develop a ±4,900 square-foot commercial truck repair shop on approximately 2.23 acres located on the south side of West North Avenue between South Clara and South Elm Avenues. (Council District 3) - Planning and Development Department.
1. DENY the appeal and UPHOLD the action of the Planning and Development Department Director to approve Development Permit Application No. P23-03606 authorizing the construction of new ±4,900 square-foot metal building for use as a commercial truck repair shop subject to Conditions of Approval dated August 15, 2025.
Body
EXECUTIVE SUMMARY
Brenda Ramirez of Central Valley Engineering and Surveying, Inc, on behalf of Mandeep Kaushal, has filed Development Permit Application No. P23-03606 which pertains to a ± 2.23-acre lot that is partially improved with an existing ±2,594 square-foot single-unit residence located on the south side of West North Avenue between South Clara and South Elm Avenues.
Development Permit Application No. P23-03606 proposes to construct a new ±4,900 square-foot metal building for use as a commercial truck repair shop while retaining the existing residence on the property.
On August 14, 2025, the Project was approved by the Planning and Development Director subject to conditions of approval dated August 15, 2025 (Exhibit C).
On August 15, 2025, a courtesy notice was mailed to property owners within 1,000 feet of the subject property, notifying them of approval of the project. A Notice of Action was also issued the same day and posted online (Exhibit E).
On August 25, 2025, the Director’s decision to approve the Project was appealed by a member of the public (Exhibit F). Therefore, Development Permit Application No. P23-03606 has been scheduled for consideration by the Planning Commission.
Staff recommends that the Planning Commission deny the appeal and uphold the Planning and Development Director’s approval of the Development Permit, as supported by the evidence presented in this staff report that specific findings made by the Director in approving the Development Permit in Sections 15-5206 of the FMC remain valid.
BACKGROUND
Development Permit Application No. P23-03606 pertains to a ±2.23-acre project site located on the south side of West North Avenue, between South Clara and South Elm Avenues. The project site is partially improved with an existing ±2,594-square-foot single-unit residence. The remaining portions of the site are undeveloped.
Project Description
Development Permit Application No. P23-03606 proposes to construct a new ±4,900 square-foot commercial truck repair shop while retaining the existing residence on the property. The truck repair shop building will include ±114 square feet of office space and three (3) service bays. The project includes on-site parking for five (5) standard vehicle spaces and nine (9) commercial truck spaces. The commercial truck parking spaces will serve as an accessory use to the primary truck repair service.
Site improvements include a new trash enclosure, parking lot lighting, bicycle parking, a 7-foot-high-wrought iron entry gate, a 7-foot-high concrete masonry unit (CMU) perimeter wall, a 15-foot-wide landscape setback along the West North Avenue street frontage, a 10-foot-wide Type 1 landscape buffer along the east side of the property, a 15-foot-wide Type 2 landscape buffer along the western boundary, a temporary on-site stormwater retention basin, a new driveway approach for the commercial truck repair facility and a second upgraded drive approach for the existing residence. Additional off-site improvements include new curbs, gutters, and 12-foot-wide sidewalks with tree wells.
The truck repair shop is proposed to operate from 8:00 AM to 6:00 PM, with four (4) employees on site. The facility will primarily serve customers seeking oil changes and tire repair; however, the owner also intends to use the facility to service and park their own trucks. Parking areas will accommodate both client vehicles awaiting service and the owner’s personal trucks.
The project will require dedications and/or acquisitions for public street rights-of-way and utility easements as well as incorporation of existing easements for construction and/or retention of public facilities and infrastructure in accordance with all applicable standards, specifications and policies of the City of Fresno and interested agencies in order to facilitate the proposed development of the subject property.
Land Use and Zoning
The ±2.23-acre project site is located within the Fresno General Plan and the Southwest Fresno Specific Plan and designated for Employment - Business Park which is consistent with the underlying zone district classification of BP (Business Park).
Pursuant to Table 15-1302 (Land Use Regulations - Employment Districts) of the FMC, truck repair which is classified as Large Vehicle and Equipment Sales, Service, is a permitted use in the BP (Business Park) zone district with an approved Development Permit and subject to additional regulations in accordance with FMC Section 15-2710 (Automobile/Vehicle Service and Repair, Major and Minor).
Pursuant to Table 15-1302 of the FMC, the proposed commercial truck parking component, which is considered Outdoor Storage, is also permitted in the BP zone district subject to additional regulatory standards outlined in FMC Section 15-2721 (Concrete Batch Plants, Storage Yards, and Similar Uses) provided: 1) it is incidental to the primary use and screened from public view; and 2) a courtesy notice is provided to all properties within 1,000 feet when approved. Pursuant to FMC Section 15-6802 (Terms and Definitions), an Accessory Use is defined as a use is customarily associated with, and is incidental and subordinate to, the primary use and located on the same parcel as the primary use. The proposed commercial truck parking component, which includes nine (9) parking spaces, represents 4.8% of the overall parcel area. Further, patrons who utilize the truck parking facilities will also utilize the truck repair services and vice versa. Therefore, the proposed truck parking/outdoor storage area is determined to be incidental. As detailed in the Public Notice and Input section below, a courtesy notice was provided to neighboring properties.
The applicant has requested to retain the existing residence on the property and continue the single-unit residential use. The existing single-unit residence is recognized as a Legal Non-Conforming use pursuant to FMC Section 15-404. Per this section, any Legal Non-Conforming use may be continued indefinitely. Additionally, pursuant to FMC Section 15-1302-D (Use Regulations - Employment Districts), all permitted uses are allowed either alone or in combination with other permitted uses unless otherwise stated in the FMC. The FMC does not prohibit a Legal Non-Conforming residential use from coexisting with new permitted uses, and both the Non-Conforming use and the uses associated with the commercial truck repair shop (Large Vehicle and Equipment Sales, Service, and Rental, Automobile/Vehicle Repair, Major, and Outdoor Storage) are permitted uses subject to an approved Development Permit addressed in Table 15-1302: Land Use Regulations - Employment Districts of the FMC. Therefore, both the continued use of the existing residence and the establishment of the commercial truck repair facility are consistent with the requirements of FMC.
ANALYSIS
Surrounding Property Information
As previously referenced, the subject property is planned and zoned for Business Park uses. The properties to the north and west are planned for Medium Density Residential while the properties to the east and south are planned for Business Park. The abutting properties immediately to the east and south are located within unincorporated Fresno County. The general vicinity of the site has a diverse mix of residential, commercial, and industrial land uses: existing residential uses to the west, light manufacturing uses to the south and east, and existing residences located across the street to the north. The broader surrounding area includes agricultural lands, large-scale manufacturing, processing, and distribution facilities, as well as trucking-related services such as repair, sales, and operations. Additional uses within the broader vicinity are an assortment of residential properties, churches, and other community-serving uses. Overall, the project site is located within a transitional zone where residential areas interface with commercial and industrial development.
Automobile/Vehicle Service and Repair, Major and Minor
FMC Section 15-2710 applies to all automobile/vehicle service and repair uses and includes regulations pertaining to design, work areas, vehicle storage, equipment, product, and vehicle parts storage, water runoff, spray/paint booths, litter, and inoperable vehicles and junked parts. The project was reviewed for compliance with these standards. The service bay openings will not face the public right-of-way and will be screened from public view through a seven-foot CMU perimeter wall with landscape buffers. All service work (limited to oil changes and tire repair) will occur inside the repair building. Vehicle storage will occur within the building, within screened areas, or behind perimeter walls. As proposed and given the conditions of approval dated August 15, 2025 (Exhibit C), the project will fully comply with all applicable standards and requirements for vehicle service and repair uses under FMC Section 15-2710.
Outdoor Storage/Truck Parking
FMC Section 15-2721 (Concrete Batch Plants, Storage Yards, and Similar Uses) applies to facilities that, by their nature, typically involve outdoor storage (commercial truck parking) and includes regulations pertaining to lot size, separation from residential uses, landscaping and screening, paving, and operations. The project was reviewed for compliance with these standards. The ±2.23-acre (97,139 square feet) site exceeds the minimum 10,000 square-foot lot requirement. The outdoor storage/truck parking area is situated ±200 feet from the neighboring residential properties to the west. Trucks may only be parked/stored within the designated truck parking/storage area. The overall operation will be fully enclosed and screened from public view through a seven-foot concrete masonry perimeter wall and landscape buffers. The truck parking/storage area will be paved in accordance with Public Works Standards. As proposed and given the conditions of approval dated August 15, 2025 (Exhibit C), the project will fully comply with all applicable standards and requirements for vehicle service and repair uses under FMC Section 15-2721.
Parking
Pursuant to FMC Table 15-2409 (Required On-Site Parking Spaces), one (1) parking space plus 1.5 parking spaces per service bay shall be provided for the truck repair shop. In addition, 1 parking space shall be provided per 250 square feet of any indoor office area. The proposed ±4,900 square-foot truck repair shop building will include ±114 square feet of office space and three (3) service bays. Therefore, six (6) parking spaces are required. The project proposes five (5) parking spaces, which is less than the minimum requirement. The project has been conditioned to provide at least one (1) additional on-site parking space. Therefore, given the conditions of approval, the project will meet the minimum parking requirements.
Landscaping and Screening
The project is located along a Major Street (West North Avenue) and abuts a single-unit residential district to the west and industrial uses to the east. To minimize potential impacts on adjacent residential uses, the project incorporates several screening measures which includes a combination of walls, setbacks, and landscaping.
In accordance with FMC Table 15-1303-C (Building Form and Location Standards - Employment Districts) and Section 15-2305-B (Areas to Be Landscaped - Required Setbacks), a 15-foot landscape setback is required along the front of the property. According to the Site Plan dated March 25, 2025, and Landscape Plan dated January 31, 2025 (Exhibit D), only a 10-foot setback was proposed. The project has been conditioned to comply with the 15-foot landscape setback requirement.
In accordance with FMC Table 15-2305-C.1 (Required Landscape Buffers), a 15-foot-wide Type 2 Landscape Buffer is required along the west side of the lot, and a 10-foot-wide Type 1 Landscape Buffer is required along the east side of the lot. The required landscape buffers shall be planted and maintained in accordance with FMC Table 15-2305-C-1 (Required Landscape Buffers). The required Landscape Buffers shall be planted and maintained in accordance with Table 15-2305-C.2 (Buffer Yard Requirements). No Landscape Buffers are required along the south side (rear) of the lot.
As detailed in the Public Services section below, 15-foot-wide Fresno Metropolitan Flood Control District (FMFCD) storm drain easement is required along the west side of the property. The applicant proposes to provide landscaping over the easement, which includes the required shrubs but excludes trees due to FMFCD restrictions. To meet the full landscape buffer requirement, the applicant proposes an additional 15-foot-wide landscape area adjacent to the FMFCD easement resulting in 30-foot-wide buffer along the west side of the property. The 30-foot buffer will accommodate all required trees and shrubs in compliance with FMC standards. All final landscape plans must be reviewed and approved by the FMFCD prior to the issuance of site permits.
Fresno Municipal Code
Given the Conditions of Approval dated August 15, 2025, Development Permit Application No. P23-03606 will meet all provisions of the FMC including, but not limited to including but not limited to setbacks, transition standards, parking, landscaping, screening, buffers, as well as FMC Section 15-2015 (Outdoor Lighting and Illumination), Article 23, FMC Chapter 15 Article 25 (Performance Standards), FMC Chapter 10 Article 1 (Noise Regulations), FMC 15-2710 (Automobile/Vehicle Service and Repair, Major and Minor), and FMC Section 15-2721 (Concrete Batch Plants, Storage Yards, and Similar Uses) (Exhibit C).
Public Services
Public Utilities (Sewer, Water, and Solid Waste)
The nearest sanitary sewer main to serve the proposed project is a 66-inch sewer main located in West North Avenue. The nearest water main to serve the proposed project is a 12-inch water main located in West North Avenue. The Department of Public Utilities (DPU) identified that adequate sanitary sewer and water services are available to serve the commercial truck repair shop project in its entirety, subject to implementation of the Fresno General Plan policies; the requirements contained within the DPU memorandum dated May 16, 2024 (Exhibit C); and the construction and installation of public facilities and infrastructure in accordance with Department of Public Works standards, specifications, and policies.
The developer shall pay the appropriate Water Capacity Fee, as specified in the DPU memorandum, for all new or expanded connections to the City’s water system. Furthermore, the developer shall pay for all new sewer connections and shall be financially responsible for the abandonment of any unused sewer services previously installed on the property as specified in the DPU memorandum. Installation of new sewer service branch(es) shall be required if the existing sewer branches (sewer laterals) are not adequate and/or operational.
The Project was reviewed by DPU to ensure that the proposed trash enclosures for the Project comply will any applicable policies related to capacity, access, and overall design to ensure that service can be provided to the site without impacts to the site, surrounding properties, or solid waste service to the city. The requirements listed above, and additional requirements have been listed in the DPU memorandum.
Fresno Metropolitan Flood Control District
The subject property is in the Fresno Metropolitan Flood Control District’s (FMFCD) Drainage Area “AV.” The FMFCD has indicated that the proposed development is not located within a flood prone area. Permanent drainage service is not currently available, and the developer shall be required to provide temporary facilities until permanent service is available. In addition, the developer is required to construct FMFCD Master Plan Facilities and dedicate a minimum 15-foot-wide storm drain easement along the west side of the property. These as well as additional requirements are listed in the memorandum from FMFCD dated February 26, 2025.
Fire
The City of Fresno Fire Department reviewed the proposed project and has determined that adequate Fire service will be available subject to compliance with Fire Department conditions of approval related to access and design of proposed project.
Review for compliance with fire and life safety requirements for the interior of proposed buildings and the intended use are reviewed by both the Fire Department and the Building and Safety Services Section of the Planning and Development Department when a submittal for building plan review is made as required by the California Building Code.
Other Agencies
All comments received from the applicable agencies have been incorporated into the conditions of approval for Development Permit Application No. P22-01346 dated August 15, 2025.
Traffic & Circulation
Vehicle Miles Traveled (VMT) Analysis
Staff performed a VMT analysis for the Project which determined the proposed truck repair shop is located in a medium VMT zone and is estimated to generate 27.97 VMT, which is higher than the established VMT threshold of 25.60 VMT (13%). A Vehicle Miles Traveled (VMT) Analysis was prepared by Peters Engineering Group, dated April 17, 2024 (Exhibit G). The analysis estimates that the project would generate approximately 115 average daily trips. Projects generating fewer than 500 Active Daily Trips (ADT) are generally considered to result in a less-than-significant transportation impact and may be screened out from further VMT analysis due to their low trip generation. Therefore, the Project can be considered to result in a less than significant VMT impact and is consistent with the State of California Environmental Quality Act (CEQA) Guidelines Section 15064.3(b)(1). The complete VMT analysis is included in the related Environmental Assessment No. P23-03606, dated August 15, 2025, that was prepared and adopted for the Project (Exhibit H).
The proposed Project is located within Traffic Impact Zone (TIZ) IV pursuant to Figure MT-4 of the Fresno General Plan, which generally represents the southern employment areas within and planned by the City. The threshold established by the Fresno General Plan in TIZ IV is Level of Service “E” representing operating conditions at or near capacity. A Traffic Impact Study (TIS) shall be required for projects located within TIZ IV which are projected to generate 200 or more peak hour new vehicle trips. Because the VMT Analysis prepared by Peters Engineering Group (Exhibit G) projected the project to generate approximately 115 average daily trips, with 17 vehicle trips occurring during the morning peak hour travel period, and 17 vehicle trips occurring during the evening peak hour travel period, a TIS was not required.
According to Figure MT-1 (Major Street Circulation Diagram) of the Fresno General Plan, West North Avenue is designated as a major street. According to the City of Fresno Designated Truck Routes figure, West North Avenue, between State Route 41 and South Hughes Avenue, is designated as a truck route.
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 which may be potentially generated subject to the standard city requirements determined applicable by the City of Fresno Traffic Engineer. These requirements generally include: (1) Street improvements (including, but not limited to, construction of concrete curbs, gutters, pavement, underground street lighting systems, dedication of easements; and (2) Payment of applicable impact fees (including, but not limited to, the Traffic Signal Mitigation Impact (TSMI) Fee, Fresno Major Street Impact (FMSI) Fee, and the Regional Transportation Mitigation Fee (RTMF) Fee. These requirements are outlined within the memorandum from the City Traffic Engineer dated May 3, 2024, which are included in the Conditions of Approval dated August 15, 2025 (Exhibit C).
Public Notice and Input
Council District 3 Project Review Committee
Council District Project Review Committees only review and provide recommendations for Development Permit applications when they are submitted within multi-unit and mixed-use zone districts and employ the Flexibility Option outlined in the FMC. Given the subject property is not located within a multi-unit or mixed-use zone district, review by the Council District 3 Project Review Committee was not required.
Notice of Action and Courtesy Notice
On August 14, 2025, the Project was approved by the Planning and Development Director. In accordance with Section 15-5009 and Table 15-1302 of the FMC, a Notice of Action and a Courtesy Notice (Exhibit E) were prepared and posted online on August 15, 2025. In addition, the Planning and Development Department mailed the Courtesy Notice to property owners within 1,000 feet of the subject site on August 15, 2025, in accordance with FMC Section 15-5007.
Appeal
On August 25, 2025, a member of the public appealed the Planning and Development Director’s approval due to concerns relating to noise, air quality, traffic circulation, damage to mailboxes caused by truck activity, the use of different access points for truck ingress and egress, and public notification of municipal code updates (Exhibit F). The appellant’s concerns are addressed in the subsequent analysis below.
Pursuant to Fresno Municipal Code (FMC) Section 15-5017(A)(1), appeals of Director’s decisions shall be referred to the Planning Commission for consideration.
Notice of Planning Commission Hearing
Pursuant to the requirements of FMC Section 15-5007, a Public Hearing Notice was mailed to all property owners and residents within 1,000 feet of the subject property on December 4, 2025 (Exhibit E).
Analysis of the Appeal
• Concern 1: An existing truck repair shop is located east of the project site and operates during both daytime and nighttime hours. Concerns were raised regarding noise generated by these operations and whether the proposed facility could contribute to increased nighttime noise levels.
Staff Response: There are no minimum separation requirements or limits on the number of truck repair facilities in the Development Code. As mentioned in the Background/Analysis section, the proposed facility will operate only during daytime hours (8:00 AM to 6:00 PM), will include minimal truck parking, and is required to comply with all applicable noise standards ensuring it does not significantly impact nighttime noise levels.
• Concern 2: Concerns were expressed about existing air quality conditions in the area, which are impacted by commercial truck emissions, and whether the proposed project would result in additional emissions.
Staff Response: As referenced in the Environmental Assessment prepared for the project (Exhibit H), the project is subject to review and compliance with all applicable air quality regulations from the San Joaquin Valley Air Pollution Control District (SJVAPCD), and emissions are anticipated to remain below established thresholds per the District’s screening criteria. Although the site is located within an AB 617 community identified for air quality improvements, the project is not expected to cause measurable air quality degradation and has been conditioned to consider vegetative barriers in consultation with the Air District.
• Concern 3: Traffic congestion in the vicinity is bad and increased truck-related activity could make it difficult for the appellant to leave or access their home.
Staff Response: As a condition of approval, the applicant must construct public right-of-way improvements along the project frontage, including curb, gutter, sidewalk, and any additional improvements required by the Department of Public Works. Based on a Vehicle Miles Traveled (VMT) Analysis analyzed in the attached EA (Exhibit G), the project is expected to generate approximately 115 average daily trips, below the threshold requiring a Traffic Impact Study, therefore, no significant transportation impacts were identified in the Environmental Assessment.
• Concern 4: The appellant alleges that their mailbox has been damaged multiple times by commercial trucks and wonders why an alternative truck access can’t be provided from the rear or side of the property.
Staff Response: Mailbox damage by commercial trucks can be attributed to individual driver negligence, rather than any design element of the proposed project. Further, associating this proposed project with an increase in mailbox damage caused by commercial trucks is speculative. The site plan has been reviewed by Public Works and meets or has been conditioned to meet all City standards for safe truck maneuvering, circulation, and driveway access as referenced in the parking section of this report. Any future incidents involving reckless or improper driving should be reported to the appropriate enforcement agencies. Alternative access options were considered during the project review; however, due to existing property boundaries, surrounding land uses, and the lack of available roadways on the west, south, and east, where adjacent parcels are under separate ownership, rear or side access is not feasible. The site plan includes one driveway designed for commercial truck access in compliance with City Engineering standards, as well as a separate driveway to serve the existing residence as noted within the parking section of this report.
• Concern 5: The appellant was concerned that the Planning and Development Department modified Development Code requirements without notifying the community.
Staff Response: The City has not modified the zone district, development standards, or municipal code specific to this project. The property has been designated as Employment - Business Park since the citywide rezoning was passed by the Fresno City Council on February 4, 2016, and became effective on March 7, 2016. The project was reviewed and conditioned for compliance with the current adopted regulations and policies in effect at the time of application. As described in the sections above, the project as conditioned is a permitted use per the FMC.
LAND USE PLANS AND POLICIES
Fresno General Plan
The Fresno General Plan designates the subject site for Employment - Business Park planned land uses and provides objectives to guide in the development of these projects. The Employment - Business Park designation is intended to provide a campus-type environment that is suited for large offices or multi-tenant buildings on sites identified by the General Plan. This district is intended to accommodate and allow for the expansion of small businesses with limited outdoor storage screened with landscaping proximate to residential uses. Typical land uses include research and development, laboratories, administrative and general offices, medical offices and clinics, and professional offices. Small-scale retail and service uses serving local employees and visitors are permitted as secondary uses. Commercial businesses which service commercial trucks are also appropriate uses. Development Permit Application No. P23-03606 meets all policies and objectives of the Fresno General Plan.
Southwest Fresno Specific Plan
Upon reviewing the policies in the Southwest Fresno Specific Plan, staff has determined that there are no applicable policies that are more restrictive than those in the Fresno General Plan.
ENVIRONMENTAL FINDINGS
The California Environmental Quality Act (CEQA) (Public Resource Code Section 21000 et seq.) permits a public agency to determine whether a project is exempt from CEQA. A determination of a Categorical Exemption under CEQA Guidelines Section 15332/Class 32 (In-Fill Development Projects) was adopted under Environmental Assessment No. P23-03606, dated August 15, 2025. None of the exceptions to Categorical Exemptions set forth in the CEQA Guidelines, Section 15300.2 apply to this project. Furthermore, the proposed project is not expected to have a significant effect on the environment. Accordingly, a categorical exemption, as noted above, has been prepared for the Project. (State Clearinghouse No. 2025090130) which was filed on September 3, 2025 (Exhibit H).
FRESNO MUNICIPAL CODE FINDINGS
Based upon analysis of the proposed project, staff concludes that the required findings for a Development Permit contained within Sections 15-5206 of the Fresno Municipal Code can be made. These findings are provided in Exhibit J.
CONCLUSION
The appropriateness of the proposed project has been examined for its consistency with the goals and policies of the Southwest Fresno Specific Plan and Fresno General Plan; its compatibility with surrounding existing or proposed uses; and its avoidance or mitigation of potentially significant adverse environmental impacts. These factors have been evaluated as described above and by the accompanying environmental assessment and concludes that the required findings contained within Section 15-5206 of the FMC can be made. Based upon this evaluation, it can be concluded that the proposed Development Permit Application No. P23-03606 is appropriate for the subject property.
If the Planning Commission decides to uphold the appeal and deny the request to develop the proposed use, the Commission must find that there is insufficient evidence in the administrative record that the findings required by FMC Section 15-5206 can be made and amend the required findings accordingly.
Action by the Planning Commission will be subject to a 15-day appeal period. An appeal of a Planning Commission action can only be initiated by the City of Fresno Councilmember in whose district the project is located or the Mayor.
Attachments
Exhibit A - Vicinity Map, Aerial Photograph, Zoning Map
Exhibit B - Project Information Tables
Exhibit C - Conditions of Approval
Exhibit D - Site Plan, Elevations, Floor Plan, Landscape Plan, Operational Statement, LOA
Exhibit E - Noticing Map, Courtesy Notice, NOA, NOPH, Mailing List
Exhibit F - Appeal Letter
Exhibit G - VMT Analysis
Exhibit H - Environmental Assessment
Exhibit I - Supplemental Materials Provided by Applicant
Exhibit J - Fresno Municipal Code Findings