In 2002, the City of Fresno released a forward-thinking concept for the future of downtown: Vision 2010. In addition to a new federal courthouse and streetscape improvements, the Vision detailed four major developments that would lead to a vibrant, lively city center. Chinatown, Armenia Town, the Riverwalk and Lake Project, and Uptown were to create four distinct areas, each with their own flavor.

The Chinatown development, lead by developer Ed Kashian, is proceeding slowly. Armenian Town will be anchored by the Fifth Appellate District Court of Appeals. The Riverwalk Project sparked interest from Forest City Enterprises and national retailer Bass Pro, but no plans have been finalized.

The Uptown vision may soon be before the city council, in the form of developer Tutelian and Co.'s Broadway Row project. Since the Vision 2010 report was released, there has been independent development in the area, and existing businesses have continued to grow. The decision the council will face in the next 30 days could set a precedent on how development is done downtown, and will have an impact on the area for years to come.

Clifford Tutelian will ask the city council to approve his plans for Broadway Row, a two-block project that stretches from Tuolmne to Stanislaus, and from H Street to the alley between Broadway and Fulton. According to project plans on file at City Hall, Broadway Row will feature 184,000 square feet of residential space in the form of 1-4 bedroom apartments and townhouses. Approximately 120 new market-rate residential units would be created, and 23,000 square feet of office and retail space would be mixed in. An additional 7,000 square feet would be earmarked for restaurants.

These preliminary filings estimate the project will cost close to $28 million; the City's contribution will be $4.4 million.

Since the release of Vision 2010, small-scale revitalization efforts have been made in the Broadway Row project area. While empty warehouses and buildings still dominate the landscape, several businesses and developers have made investments in the area.

Reza Assemi, a developer and artist, is near completion on 24 new artist studios at 1416 Broadway, within the Broadway Row project. The studios, which are scheduled to open in two weeks, are housed in a converted warehouse. Plans for a coffee shop, jazz club, and art gallery are in the works for the front of the building. Under Tutelian's plan, the newly renovated building will be demolished and a new residential structure will be erected. (Disclosure: Assemi is Fresno Famous' landlord.)

Assemi does not believe the area needs a master developer. "I feel like the Cultural Arts District is already happening, which makes me question the need for a master developer for the whole area, or even for two blocks. Two years ago I think it might have been needed but now there is so much interest and projects in the area it is already happening organically," Assemi stated. His other projects in the area include the Vagabond Lofts, an additional loft project, and plans for row houses.

Tutelian's Broadway Row would preserve several buildings with historic status, but most of the old warehouses in the area would be razed.

"One of my main concerns is these two blocks have the potential to be considered an automotive warehouse district. When you look down Broadway there is so much vacant land in parking lots that could be used for new construction. I hope not just my building, but all the buildings would be looked at as assets," said Assemi.

Matt Maroot's Jon Jon's Grand Central Station falls within the Broadway Row plans. Although the three-story building with the iconic Dale Brothers coffee can is protected by historical status, Maroot's adjoining banquet hall is not. That structure would be removed to make way for a landscaped walkway, while the three-story building could be taken by eminent domain. Maroot expressed frustration that the proposal as-is does not accommodate existing businesses.

While Broadway Row only encompasses two downtown blocks, Tutelian and Co.'s vision extends to the whole of the Arts District. According to the plans on file at City Hall, Tutelian believes development of the entire area between Divisadero and Tuolumne is critical to Broadway Row's success. "Consideration of a two-block area alone, isolated from its surrounding environs, would be short-sighted at best and at worst could doom the project to failure," the plan states.

In the surrounding area the plans suggest "estate-style" homes to "promote an upscale theme throughout the entire district."

The decision that will soon be before council is limited to the two-block Broadway Row project, however.

Council member Henry T. Perea agrees with the concept but thinks there could be some improvement. "I like it overall but it needs some tweaking," he said. "It's the council's prerogative to accept, reject or amend proposals."

Calls to council member Cynthia Sterling's office were not returned.

With respect to the Broadway Studios building, Perea questioned, "How would that not be compatible to a building next door that has housing?"

The Tutelian family has played an important role in downtown development for decades. Cliff's late father John Tutelian spearheaded the Civic Center Square development, which includes the shops and restaurants at the Galleria.

Cliff Tutelian is currently working on an office complex across from the federal courthouse downtown. He recently purchased the Trade Center building, which sits at the edge of Broadway Row on Fulton Street.

But Tutelian the son is perhaps most remembered for the Roxford Foods turkey processing plant that closed in 1989. According to a series of Fresno Bee articles from that period, the city invested $2.8 million in Tutelian's southwest Fresno turkey processing plant in an effort to create jobs and spur economic development. It closed 11 months later, leaving 300 people out of work and a host of legal battles. The plant declared bankruptcy and Tutelian narrowly avoided a subpoena to appear before council to explain what had happened. The debacle ended in 1990 when Foster Farms bought the plant.

Cliff Tutelian is no longer at Civic Center Square. Calls to the office of Tutelian and Co. were not returned.

The battle looming over Broadway Row will be a contentious one. The council's decision on the project could have impacts on development not just in the Arts District but in Chinatown, Armenian Town, and the area south of the stadium. "I would encourage people to get involved now, via email, letters, or phone calls. The council is taking in info from all sides," said council member Perea.

The struggle over the development of those two little blocks downtown are indicative of the changes and challenges facing Fresno. While master plans sit in the offices of the City's Redevelopment Agency, entrepreneurs and infill developers are beginning to reshape downtown's neighborhoods. The question before the city council may well be: Do we let them continue?

I live in one of Reza Assemi's developments.