Clovis City Council
September 19, 2022

September 19, 2022 - 1 - 2:02 PM
A G E N D A • C I T Y C O U N C I L M E E T I N G
September 19, 2022 6:00 PM Council Chamber
In compliance with the Americans with Disabilities Act, if you need special assistance to access the City Council Chamber to participate at this meeting, please contact the City Clerk or General Services Director at (559) 324-2060 (TTY – 711). Notification 48 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility to the Council Chamber.

The Clovis City Council meetings are open to the public at the physical address listed above. There are numerous ways to participate in the City Council meetings: you are able to attend in person; you may submit written comments as described below; you may participate by calling in by phone (see “Verbal Comments” below); and you may view the meeting which is webcast and accessed at www.cityofclovis.com/agendas.

Written Comments
 Members of the public are encouraged to submit written comments at:
www.cityofclovis.com/agendas at least two (2) hours before the meeting (4:00 p.m.). You will be prompted to provide:
 Council Meeting Date
 Item Number
 Name
 Email
 Comment
 Please submit a separate form for each item you are commenting on.  A copy of your written comment will be provided to the City Council noting the item number.

If you wish to make a verbal comment, please see instructions below.  Please be aware that any written comments received that do not specify a particular agenda item will be marked for the general public comment portion of the agenda.  If a written comment is received after 4:00 p.m. on the day of the meeting, efforts will be made to provide the comment to the City Council during the meeting. However, staff cannot guarantee that written comments received after 4:00 p.m. will be provided to City Council during the meeting. All written comments received prior to the end of the meeting will be made part of the record of proceedings.

Council Chamber, 1033 Fifth Street, Clovis, CA 93612 (559) 324-2060 www.cityofclovis.com
1 September 19, 2022 - 2 - 2:02 PM
Verbal Comments
 If you wish to speak to the Council on an item by telephone, you should contact the City Clerk at (559) 324-2060 no later than 4:00 p.m. the day of the meeting.  You will be asked to provide your name, phone number, and your email. You will be emailed instructions to log into Webex to participate in the meeting. Staff recommends participants log into the Webex at 5:30 p.m. the day of the meeting to perform an audio check.  All callers will be placed on mute, and at the appropriate time for your comment your microphone will be unmuted.
 In order for everyone to be heard, please limit your comments to 5 minutes or less, or 10 minutes per topic
Webex Participation
 Reasonable efforts will be made to allow written and verbal comment from a participant communicating with the host of the virtual meeting. To do so, a participant will need to chat with the host and request to make a written or verbal comment. The host will make reasonable efforts to make written and verbal comments available to the City Council. Due to the new untested format of these meetings, the City cannot guarantee that these written and verbal comments initiated via chat will occur. Participants desiring to make a verbal comment via chat will need to ensure that they accessed the meeting with audio transmission capabilities.

CALL TO ORDER
FLAG SALUTE - Councilmember Mouanoutoua

ROLL CALL

PRESENTATIONS/PROCLAMATIONS

1. Presentation Introducing the Centers for Living Ministry for Homelessness and Recovery.

2. Presentation of Proclamation declaring September 20, 2022 as National Information Technology Professionals Day.

PUBLIC COMMENTS - This is an opportunity for the members of the public to address the City Council on any matter within the City Council’s jurisdiction that is not listed on the Agenda. In order for everyone to be heard, please limit your comments to 5 minutes or less, or 10 minutes per topic. Anyone wishing to be placed on the Agenda for a specific topic should contact the City Manager’s office and submit correspondence at least 10 days before the desired date of appearance.

ORDINANCES AND RESOLUTIONS - With respect to the approval of resolutions and ordinances, the reading of the title shall be deemed a motion to waive a reading of the complete resolution or ordinance and unless there is a request by a Councilmember that the resolution or ordinance be read in full, further reading of the resolution or ordinance shall be deemed waived by unanimous consent of the Council.
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CONSENT CALENDAR - Items considered routine in nature are to be placed upon the Consent Calendar. They will all be considered and voted upon in one vote as one item unless a Councilmember requests individual consideration. A Councilmember’s vote in favor of the Consent Calendar is considered and recorded as a separate affirmative vote in favor of each action listed. Motions in favor of adoption of the Consent Calendar are deemed to include a motion to waive the reading of any ordinance or resolution on the Consent Calendar. For adoption of ordinances, only those that have received a unanimous vote upon introduction are considered Consent items.

3. Administration – Approval – Request for Street Closure to Hold CrossFit Event on Pollasky Avenue Between Spruce Avenue and Park Creek Drive on Saturday, October 22, 2022.

4. Finance - Approval – Res. 22-___, Approving the submittal of the 2022-2023 Transportation Funding Claim to the Fresno Council of Governments.

5. General Services – Approval – Res. 22- ___, Renewing Medical Plan Options for Eligible Retirees and Restating the Eligibility Requirements for Participation in the Plan.

6. Planning and Development Services - Approval – Waive formal bidding procedures and Authorize the City Manager to execute an agreement between the City of Clovis and Innovative Development and Living Solutions of California to perform housingrelated consulting services in conjunction with funding received through the State of California Local Early Action Planning (LEAP) Program

7. Planning and Development Services - Approval – Final Acceptance for CIP 21-08 David McDonald Park Monument Sign.

8. Public Utilities – Approval – Waive Formal Bidding Requirements and Authorize the Purchase of an Equipment Vehicle Lift from ARI Phoenix, Inc. Using the Sourcewell Purchasing Contract.

9. Public Utilities – Approval – Waive Formal Bidding Requirements and Authorize the Purchase of One Fuel and One Service Trailer from Thunder Creek Equipment.

PUBLIC HEARINGS - A public hearing is an open consideration within a regular or special meeting of the City Council, for which special notice has been given and may be required. When a public hearing is continued, noticing of the adjourned item is required as per Government Code 54955.1.

10. Consider items associated with approximately 310 acres of land bound by Leonard Avenue on the west, Thompson Avenue on the east, Gettysburg Avenue on the north, and Ashlan Avenue on the south. The Home Place Holdings, LLC Applicant, 4Creeks Inc. Representative; Sayre Miller, Trustee of the Sayre M. Miller Revocable Trust dated November 27, 2001, et. al., Owner. (Continued from the September 12, 2022 meeting)
a. Consider Introduction - Ord. 22-___, Rezone 2021-001 and R2021-003, A request to establish a Master Plan Community (MPC) Overlay District in conjunction with Home Place Master Plan and a request to prezone properties within the boundaries of the Home Place Master Plan to a combination of base zone districts to implement the land uses identified in the Home Place Master Plan.
b. Consider Approval - Res. 22-___, TM 6364, A request for a master tentative tract map to create approximately 1,174 new residential lots. 3 September 19, 2022 - 4 - 2:02 PM
c. Consider Approval - Res. 22-___, PDP 2022-002, A request for a planned development permit to establish development standards and criteria for the proposed Tract Map 6364.

Staff: Dave Merchen, City Planner
Recommendation: Approve

11. Consider Approval - Res. 22-___, RO304, A Resolution of Application for the Annexation of the territory known as the Home Place – Gettysburg Leonard Southeast Reorganization encompassing approximately 304 acres of land generally bound by Leonard Avenue on the west, Thompson Avenue on the east, Gettysburg Avenue on the north, and Ashlan Avenue on the south. The Home Place Holdings, LLC Applicant; The Home Place Holdings, LLC and Sayre Miller, Trustee of the Sayre M. Miller Revocable Trust dated November 27, 2001, et. al., Owners. (Continued from the September 12, 2022 meeting)
Staff: David Merchen, City Planner
Recommendation: Approve

CITY MANAGER COMMENTS

COUNCIL COMMENTS
CLOSED SESSION - A “closed door” (not public) City Council meeting, allowed by State law, for consideration of pending legal matters and certain matters related to personnel and real estate transactions.

12. Government Code section 54956.9(d)(4)
Conference with Legal Counsel – Anticipated Litigation
Deciding whether to initiate litigation
One potential case

ADJOURNMENT

MEETINGS AND KEY ISSUES
Regular City Council Meetings are held at 6:00 P.M. in the Council Chamber. The following are future meeting dates:

Oct. 3, 2022 (Mon.)
Oct. 10, 2022 (Mon.) (To Be Cancelled)
Oct. 17, 2022 (Mon.)
Nov. 7, 2022 (Mon.)
Nov. 14, 2022 (Mon.)
Nov. 21, 2022 (Mon.) (To Be Cancelled)
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AGENDA ITEM NO. 2.

TO: Mayor and City Council
FROM: Administration
DATE: September 19, 2022
SUBJECT: Administration – Approval – Request for Street Closure to Hold CrossFit Event on Pollasky Avenue Between Spruce Avenue and Park Creek Drive on Saturday, October 22, 2022.

ATTACHMENTS: 1. Request from Amoeba Fitness

2. Letter to Residents, Merchants, and Property Owners

3. Site Map

CONFLICT OF INTEREST
None.

RECOMMENDATION
For City Council to approve a request from Amoeba CrossFit for temporary street closure to hold a CrossFit event on Pollasky Avenue between Spruce Avenue and Park Creek Drive on Saturday, October 22, 2022.

EXECUTIVE SUMMARY
Amoeba CrossFit, a business located at 567 Par Creek Drive, has requested temporary closure of Pollasky Avenue between Spruce Avenue and Park Creek Drive on Saturday, October 22, 2022, to hold a CrossFit event.

BACKGROUND
Staff received a request from Amoeba CrossFit for the temporary closure of Pollasky Avenue between Spruce Avenue and Park Creek Drive on Saturday, October 22 to hold a CrossFit event. (Attachment 1)
City of Clovis staff is working closely with the applicant to manage the closure, traffic control, and details associated with security needs, solid waste disposal, and fire prevention.

Between August 6 and August 9, 2022, staff notified and met with all businesses and property owners located within Dry Creek Industrial Park of this request and solicited comments and concerns related to the street closure. (Attachment 2)
6 AGENDA ITEM NO. 3.

Staff received a comment from a neighboring business owner asking that staff work with applicant to make sure the street and surrounding areas are completely cleaned following the event.

FISCAL IMPACT
The promoter will bear all costs associated with this event. These may include additional Police and Fire services and additional trash pick-up.

REASON FOR RECOMMENDATION
The City of Clovis has positioned itself as a city that values outdoor activities and has made successful efforts to build infrastructure that supports this position. In previous years, more than 300,000 people have attended the various events held in Clovis annually, many of whom have returned to Clovis to patronize local businesses. Providing opportunities for community events and activities is a tool that leads to strong economic growth.

ACTIONS FOLLOWING APPROVAL

1. Staff will notify Amoeba CrossFit to inform them of Council’s decision.

2. Staff will continue working with event promoter, residents, businesses, and property owners to help eliminate possible problems that may arise due to the street closure for this event.

Prepared by: Shawn Miller, Business Development Manager Reviewed by: City Manager AH
7 AGENDA ITEM NO. 3.

Attachment 1
8 AGENDA ITEM NO. 3.

Attachment 2 9
AGENDA ITEM NO. 3.

Attachment 3
10 AGENDA ITEM NO. 3.

TO: Mayor and City Council
FROM: Finance Department
DATE: September 19, 2022
SUBJECT: Finance - Approval – Res. 22-___, Approving the submittal of the 2022-2023 Transportation Funding Claim to the Fresno Council of Governments.

ATTACHMENTS: 1. Res. 22-___, Submission of Transportation Funding Claim Form

2. Transportation Funding Claim for Fiscal Year 2022-23

CONFLICT OF INTEREST
None.

RECOMMENDATION
That the Council approve Resolution 22-___, approving the submittal of the 2022-23 Transportation Funding Claim.

EXECUTIVE SUMMARY
Each year the City of Clovis is required to submit an annual transportation claim for the Local Transportation Fund of Fresno County to the Fresno Council of Governments (COG) to receive funds provided through the Transportation Development Act (TDA) of 1971. The claim is prepared in accordance with the City’s annual budget. After the TDA claim is adopted by the Resolution of the City Council, the claim is submitted to COG for adoption by Resolution of the COG board. After approval, the City will begin to receive the funds apportioned by COG for the 2022-23 fiscal year.

BACKGROUND
Each year the City files a claim with the Fresno Council of Governments (COG) to receive funds provided through the Transportation Development Act (TDA) of 1971. The claim provides information on the various sources that are used to fund the transit operation and to fund bicycle/pedestrian projects.

The claim is normally based on the current year budget. If circumstances have changed since the budget was prepared, the claim will be based on the best available information. 11 AGENDA ITEM NO. 4.

In order for COG to allocate the TDA funds, the claim needs to be submitted to COG for approval. The claim allocates the available funds based on the final estimated allocation received from COG in May 2022.

FISCAL IMPACT
The TDA funds are budgeted in 2022-23 based upon the final estimated allocation received from COG in May 2022. Approval of the claim by the Council will allow the City to receive the funds.

REASON FOR RECOMMENDATION
To allocate the funds in accordance with the 2022-23 estimates, it is necessary to submit the TDA claim to COG for approval. Approval of the claim by the Council for submittal is required.

ACTIONS FOLLOWING APPROVAL
After Council approval, the claim will be filed with COG.

Prepared by: Jose Cortez, Accountant
Reviewed by: City Manager AH
12 AGENDA ITEM NO. 4.

ATTACHMENT 1
RESOLUTION 22-___

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CLOVIS
APPROVING SUBMISSION OF THE 2022-2023 TRANSPORTATION FUNDING CLAIM TO

THE FRESNO COUNCIL OF GOVERNMENTS
WHEREAS, the City of Clovis is required to submit an annual transportation claim for the Transportation Funding through the Fresno Council of Governments for the fiscal year 2022- 23; and
WHEREAS, the Fresno Council of Governments has the authority to review claims and allocate such funds in accordance with the Transportation Development Act of 1971 and Chapter 3 of Title 30 of the California Administrative Code; and WHEREAS, the City of Clovis has approved the 2022-2023 Budget for expenditures for 2022-2023; and
WHEREAS, the Transportation Act of 1971 requires certain findings and declarations regarding transit needs and conformance with Article 8, Chapter 1400, Statutes 1971 and applicable rules and regulations.

NOW, THEREFORE, BE IT RESOLVED, that the City of Clovis hereby authorizes submittal of its Claim for Local Transportation Funds, as Attachment 2, in the amount of $11,812,634 for purposes allowed under Articles 3, 4, 4.5, and 8 of the Transportation Development Act of 1971.
* * * * *
The foregoing resolution was introduced and adopted at a regular meeting of the City Council of the City of Clovis held on September 19, 2022, by the following vote, to wit.

AYES:

NOES:

ABSENT:

ABSTAIN:

DATED: September 19, 2022
______________________________ ______________________________ Mayor City Clerk
13 AGENDA ITEM NO. 4.
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16 AGENDA ITEM NO. 4.
17 AGENDA ITEM NO. 4.
18 AGENDA ITEM NO. 4.
19 AGENDA ITEM NO. 4.

TO: Mayor and City Council
FROM: General Services Department
DATE: September 19, 2022
SUBJECT: General Services – Approval – Res. 22- ___, Renewing Medical Plan Options for Eligible Retirees and Restating the Eligibility Requirements for Participation in the Plan.

ATTACHMENTS: 1. Resolution Retiree Medical

CONFLICT OF INTEREST
None

RECOMMENDATION
For City Council to approve a resolution renewing the City’s Retiree Medical Plan options for eligible retirees and restating eligibility requirements for participation in the plan.

EXECUTIVE SUMMARY
For many years, the City has sponsored a group retiree medical plan for retirees who meet certain eligibility requirements. Approval of the attached resolution renews the retiree medical plan for the 2023 plan year.

BACKGROUND
For many years, the City has offered employees who retire from City service the option of purchasing the same medical and prescription drug benefit package offered to full-time, regular employees. The retiree medical plan option is renewed annually at the discretion of the Council.

This option provides qualifying retirees (those with a minimum of five (5) years of full-time City service immediately preceding retirement) with the opportunity to continue participation in the City’s medical/prescription plans. Eligibility requirements for participation in the plan and rate information are listed in the attached (Attachment A of Attachment 1).

FISCAL IMPACT
The retiree medical plan option is rated separately from the active City employee medical plan.

In addition, monthly premiums are paid entirely by the retirees. Consequently, there is not a fiscal impact to the City for offering this program.
20 AGENDA ITEM NO. 5.

REASON FOR RECOMMENDATION
Council action is necessary to renew the retiree medical plan option for eligible retirees for the 2023 plan year.

ACTIONS FOLLOWING APPROVAL
Upon approval, the program renewal will become effective with the 2023 plan year, i.e., January 1, 2023. Eligible retirees will be provided with an open enrollment period (i.e. October 17 through November 11, 2022). Additionally, employees who retire and become eligible during the 2023 plan year will be provided with a similar notice at the time of retirement.

Prepared by: Linda Parry/Personnel Management Analyst
Reviewed by: City Manager AH
21 AGENDA ITEM NO. 5.

Attachment 1
RESOLUTION 22-___

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CLOVIS

APPROVING THE RENEWAL OF THE RETIREE MEDICAL PLAN OPTION FOR ELIGIBLE

RETIREES AND RESTATING THE ELIGIBILITY REQUIREMENTS

FOR PARTICIPATION IN THE PLAN
WHEREAS, the City offers a retiree health plan that allows retirees to purchase medical and prescription coverage; and
WHEREAS, the City has established eligibility requirements for participation in the plan listed in the attached Attachment A of Attachment 1; and WHEREAS, continued offering of the retiree health plan is determined on an annual basis at the discretion of the Council.

NOW, THEREFORE, BE IT RESOLVED, that the City of Clovis hereby renews the Retiree Medical Plan Option and rates effective January 1, 2023, as summarized in the Attachment A. * * * * *
The foregoing resolution was introduced and adopted at a regular meeting of the City Council of the City of Clovis held on September 19, 2022, by the following vote, to wit.

AYES:

NOES:

ABSENT:

ABSTAIN:

DATED:
______________________________ ______________________________ Mayor City Clerk
Retiree Medical/Prescription Plan Summary
22 AGENDA ITEM NO. 5.

For the 2023 Plan Year
Retiree Benefits
Effective January 1, 2023, retirees of the City of Clovis will be allowed to continue in a City sponsored Retiree Medical/Prescription Plan at their own expense, provided they meet the plan eligibility requirements. Enrolled retirees will participate in the annual open enrollment for the medical/prescription plans.

Eligibility Requirements
To be eligible for the Retiree Medical/Prescription Plan, a retired/retiring employee must meet the following eligibility requirements:

1. Been continuously covered in the medical/prescription portion of the City’s health plan through December 31, 2022, as a full-time regular employee or a retired enrollee; or, was continuously covered by a City-approved group medical/prescription plan as a full-time regular City employee immediately preceding retirement from the City.

2. Be eligible to retire in accordance with CalPERS age and service requirements, including disability retirement.

3. Have a minimum of five (5) years of service with the City of Clovis as a full-time regular employee immediately preceding employment separation with the City of Clovis.

4. Retired employees and their dependents are eligible for City coverage until they become eligible for Medicare. Retired employees and/or their dependents that become eligible for Medicare are no longer eligible to remain on the City’s retiree plans. They have the option of enrolling in Medicare and may seek supplemental coverage other than through the City’s plan.
a. If a retired employee becomes Medicare eligible and has a spouse who is not Medicare eligible or a dependent child under the age of 26, the spouse and child may continue City coverage even after the retired employee becomes Medicare eligible and enrolls in Medicare and a supplemental plan. b. A spouse who becomes Medicare eligible, or a dependent child who reaches the age of 26, will not be eligible to continue in the City’s Retiree Medical/Prescription Plan.

Attachment A
23 AGENDA ITEM NO. 5.

5. An eligible employee who plans on retiring must enroll in the Retiree Medical/Prescription Plan within thirty (30) calendar days of the effective date of employment separation. If an eligible employee fails to enroll, or waives enrollment, they shall not be eligible to enroll in the plan at a future date. A dependent who enrolls or has been enrolled in an alternative insurance plan for a period of time, may be added to the retiree’s plan upon loss of other coverage or during open enrollment if the retiree has maintained continuous coverage with the City under this plan.

6. Eligibility for dependents normally extends through the retiree. Dependents may only be enrolled for coverage if the retiree is concurrently enrolled (except as provided for in 4-a. above). Dependents of a retiree lose eligibility for coverage under the Retiree Medical/Prescription Plan when a non-Medicare eligible retiree elects to discontinue coverage. Upon the death of a covered retiree or the death of a covered employee who was eligible to retire, a spouse or covered child may continue coverage until the spouse is Medicare eligible and the child reaches the age of 26 respectively.

7. A retiree or eligible dependent that enrolls in the Retiree Medical/Prescription Plan shall not be allowed to re-enroll in the plan if they drop coverage in the plan or fail to make their monthly premium payment within thirty (30) days of the due date.

8. Continued enrollment in the Retiree Medical/Prescription Plan is also subject to terms and conditions set forth in the Evidence of Coverage/Disclosure Document of the medical plan in which the retiree and dependents are enrolled.

A Retiree who returns to work for the City and enrolls in an active plan because of reinstatement from retirement or who has returned as an elected official, will again be eligible for retiree coverage upon retiring subject to the normal retiree requirements.

Dental and Vision Coverage
Dental and/or Vision Coverage is not available to retirees through the City of Clovis Retiree Medical/Prescription Plan.
24 AGENDA ITEM NO. 5.

Pre 65 Retiree Health Plan Monthly Rates charged by Vendor for the 2023 Program Year
Anthem HMO 15 Kaiser HMO 15
Retiree Only $1,034.00 $ 901.00
Retiree & Spouse $2,139.00 $1,867.00
Retiree & Child(ren) $1,857.00 $1,604.00
Retiree & Family $3,095.00 $2,660.00
Anthem PPO 80
Retiree Only $ 996.00
Retiree & Spouse $2,090.00
Retiree & Child(ren) $1,794.00
Retiree & Family $2,983.00
Anthem HDHP Kaiser HDHP
Retiree Only $ 716.00 $ 704.00
Retiree & Spouse $1,500.00 $1,456.00
Retiree & Child(ren) $1,310.00 $1,251.00
Retiree & Family $2,143.00 $2,075.00
25 AGENDA ITEM NO. 5.

TO: Mayor and City Council
FROM: Planning and Development Services
DATE: September 19, 2022
SUBJECT: Planning and Development Services - Approval – Waive formal bidding procedures and Authorize the City Manager to execute an agreement between the City of Clovis and Innovative Development and Living Solutions of California to perform housing-related consulting services in conjunction with funding received through the State of California Local Early Action Planning (LEAP) Program
ATTACHMENTS: 1. Consultant Services Agreement

2. LEAP Grant Activity Description

3. Proposed Scope of Work

CONFLICT OF INTEREST
None.

RECOMMENDATION
Staff recommends that the City Council authorize the City Manager to execute the agreement between the City and Innovate Development and Living Solutions of California for housingrelated consulting services.

EXECUTIVE SUMMARY
In conjunction with grant funding awarded to the City through the State of California Local Early Action Planning (LEAP) Program, the City received funding to work with a non-profit organization to perform housing-consulting services focusing on evaluating affordable housing project feasibility and alternatives. An evaluation of local non-profit organizations providing the desired services resulted in a determination that a single organization, Innovative Development and Living Solutions (IDLS) was available. For this reason, a waiver of formal bidding procedures is requested. The proposed agreement with IDLS will implement the grant-funded activity. The total amount of the contract is $75,000. IDLS is a public benefit non-profit 501 c.3. corporation located in Clovis. IDLS’ mission is to find creative solutions for housing and services for people of all income and population groups.
26 AGENDA ITEM NO. 6.

BACKGROUND
In 2021, the City received funding totaling $500,000 for several program activities that are intended to accelerate housing production and facilitate compliance in implementing the sixth cycle of the Regional Housing Needs Assessment. The bulk of the funds are being used to prepare the sixth cycle housing element and the VMT (Vehicle Miles Traveled) implementation guidelines. One program activity included in the grant award involves working with a non-profit organization to perform an analysis of affordable housing development opportunities and develop a preliminary project plan and/or strategy. A description of the program activity is included as Attachment 2.

Waiver of Formal Bidding Procedures
The City’s traditional bidding procedures for the type of work being conducted would normally require that a request for proposals (RFP) be prepared and proposals accepted from qualifying firms. In this case, the program activity described in the LEAP grant award specifies that the work will be completed by a non-profit organization. An evaluation of non-profit organizations in the area conducted by Planning and Housing staff did not identify firms other than IDLS with experience in comparable work. A review of the non-profit registry provided the same results.

Therefore, staff is requesting a waiver of formal bidding procedures.

IDLS is a public benefit non-profit 501 c.3. corporation located in Clovis. IDLS’ mission is to find creative solutions for housing and services for people of all income and population groups. Their first project was Magnolia Crossing in Clovis, a public-privately developed mixed-income senior living community, and the first project of its kind in California. IDLS’ Board President, Michael Sigala, has experience with performing similar pre-project analysis of affordable housing projects. The IDLS team has the staffing capability and expertise to perform the requested work.

Scope of Work
The proposed scope of work includes performing a housing needs analysis and an evaluation of potential sites that might be suitable for affordable housing development. A preliminary program and conceptual design of an affordable housing project will be developed as well as an analysis of costs and financial feasibility based on market conditions. A summary development timeline will be generated to illustrate major project miles stones that would be necessary for the successful completion of a project. The results of the analysis will be presented to the City Councill for review.

The total cost associated with the agreement is a lump sum of $75,000, though the proposed agreement calls for monthly progress billings. Of this amount, a minimum of $70,000 is included in the grant funding received through the LEAP program. It is likely that adjustments to other grant-funded activities will allow the remaining $5000 to be funded through the grant award as well. If those adjustments do not occur, adequate funding is available in the current budget to cover the expense.

FISCAL IMPACT
None.
27 AGENDA ITEM NO. 6.

REASON FOR RECOMMENDATION
The proposed agreement will implement a grant-funded activity included in the City’s LEAP program award. IDLS is a local non-profit with appropriate experience and expertise to perform the requested services.

ACTIONS FOLLOWING APPROVAL
Staff will work with the consultant to execute the final agreement.

Prepared by: Dave Merchen, City Planner
Reviewed by: City Manager AH
28 AGENDA ITEM NO. 6.

Attachment 1

CITY OF CLOVIS

CONSULTANT SERVICE AGREEMENT
This Consultant Services Agreement ("Agreement") is entered into between the City of Clovis, a California general law city ("City") and Innovative Development and Living Solutions of California ("Consultant") with respect to the following recitals, which are a substantive part of this Agreement. This Agreement shall be effective on September 20, 2022 ("Effective Date").

RECITALS
A. City desires to obtain services related to the evaluation of factors related to affordable housing development and affordable housing options ("Services") more fully described in Exhibit A and as further set forth in the proposal from Consultant attached as Exhibit B which is incorporated herein by reference.

B. Consultant is a public benefit non-profit 501 c.3. corporation with specific experience and expertise relative to the Services and hereby warrants and represents that Consultant is qualified, experienced, and capable of performing the Services, and possesses any required licenses, certifications, security/bonding, and/or training necessary to perform the Services.

C. City desires to retain Consultant, and Consultant desires to provide the City with the Services, on the terms and conditions as set forth in this Agreement.

NOW, THEREFORE, in consideration of the promises and mutual agreements herein, City and Consultant agree as follows:

AGREEMENT

1. Scope of Services. Consultant shall perform the Services described in the Recitals and detailed in Exhibits A. Changes in the scope of Services, including the work performed and/or deliverables produced, shall be made in writing and particularly describe the changes in Services, including payment/costs and schedule/term, as applicable.

2. Priority and Conflicts; Exclusions. If the terms and requirements of this Agreement conflict with Exhibit A, this Agreement and Exhibit B shall control. No contractual terms and/or conditions found in Exhibit B shall purport to waive, disclaim, or limit Consultant’s liability, indemnification obligations, warranties, damages for breach or delay, or any security, bonding, or insurance requirements, and any such provisions shall have no force or effect with respect to this Agreement and the Services performed by Consultant.

3. Term of Agreement; Commencement of Services; Schedule. The term of this Agreement shall commence on September 20, 2022, and Consultant shall begin performing the Services on that date, unless otherwise instructed by City. This Agreement shall terminate on September 30, 2025, unless extended beyond that date by mutual consent of the Parties, for a period not exceeding 1 year. This Agreement may be terminated prior to the end of the term pursuant to Section 18 herein.

4. Payment for Services. City shall pay Consultant for the Services performed pursuant to this Agreement according to the rate(s) stated in Consultant’s Proposal, which is set forth in Exhibit B, as applicable. The total amount paid by City to Consultant shall not exceed Seventy Five Thousand Dollars ($75,000).
29 AGENDA ITEM NO. 6.
2 The foregoing is inclusive of all labor, equipment, materials, costs and expenses, taxes, and overhead. City shall pay Consultant for Services satisfactorily performed pursuant to this Agreement.

Consultant shall submit monthly invoices to City containing detailed billing information regarding the Services provided and City shall tender payment to Consultant within thirty (30) days after receipt of invoice.

5. Independent Contractor Status. Consultant and its subcontractors shall perform the Services as independent contractors and not as officers, employees, agents or volunteers of City. Consultant is engaged in an independently established trade, occupation, or business to perform the Services required by this Agreement and is hereby retained to perform work that is outside the usual course of City’s business.

Consultant is free from the control and direction of City in connection with the manner of performance of the work. Nothing contained in this Agreement shall be deemed to create any contractual relationship between City and Consultant's employees or subcontractors, nor shall anything contained in this Agreement be deemed to give any third party, including but not limited to Consultant's employees or subcontractors, any claim or right of action against City.

6. Consultant Representations; Standard of Care; Compliance with Law. Consultant represents that Consultant and any subcontractors utilized by Consultant are and will be qualified in the field for which Services are being provided under this Agreement and Consultant and any subcontractors are now, and will be throughout their performance of the Services under this Agreement, properly licensed, certified, secured/bonded, trained, and/or otherwise qualified and authorized to perform the Services required and contemplated by this Agreement, as may be required by law. Consultant and its subcontractors shall utilize the standard of care and skill customarily exercised by members of their profession, shall use reasonable diligence and best judgment while performing the Services, and shall comply with all applicable laws, regulations, and industry standards.

7. Identity of Subcontractors and Sub-Consultants. Consultant shall, before commencing any work under this Agreement, provide to City in writing: (a) the identity of all subcontractors and sub-consultants (collectively referred to as "subcontractors"), if any, Consultant intends to utilize in Consultant's performance of this Agreement; and (b) a detailed description of the full scope of work to be provided by such subcontractors. Consultant shall only employ subcontractors pre-approved by City and in no event shall Consultant replace an approved subcontractor without the advance written permission of City, with the understanding that City's permission will not be unreasonably withheld. Notwithstanding any other provisions in this Agreement, Consultant shall be liable to City for the performance of Consultant's subcontractors.

8. Subcontractor Provisions. Consultant shall include in its written agreements with its subcontractors, if any, provisions which: (a) impose upon the subcontractors the obligation to provide to City the same insurance and indemnity obligations that Consultant owes to City; (b) make clear that City intends to rely upon the reports, opinions, conclusions and other work product prepared and performed by subcontractors for Consultant; and (c) entitle City to impose upon subcontractors the assignment rights found elsewhere in this Agreement.

9. Power to Act on Behalf of City. Consultant is not acting as an agent of City and shall not have any right, power, or authority to create any obligation, express or implied, or make representations on behalf of City except as may be expressly authorized in advance in writing from time to time by City and then only to the extent of such authorization.

10. Record Keeping; Reports. Consultant shall keep complete records showing the type of Services performed. Consultant shall be responsible and shall require its subcontractors to keep similar records. City shall be given reasonable access to the records of Consultant and its subcontractors for inspection and audit purposes. Consultant shall provide City with a working draft of all reports upon reasonable request by City 30 AGENDA ITEM NO. 6.
3 and of all final reports prepared by Consultant under this Agreement.

11. Ownership and Inspection of Documents. All data, tests, reports, analyses, documents, records, conclusions, opinions, recommendations and other work product generated by or produced for Consultant or its subcontractors in connection with the Services, regardless of the medium, including physical drawings and materials recorded on computer discs or other electronic devices ("Work Product"), shall be and remain the property of City. City shall have the right to use, copy, modify, and reuse the Work Product as it sees fit.

Upon City's request, Consultant shall make available for inspection and copying all such Work Product and all Work product shall be turned over to City promptly at City's request or upon termination of this Agreement, whichever occurs first. Consultant shall not release any Work Product to third parties without prior written approval of City. This obligation shall survive termination of this Agreement and shall survive for four (4) years from the date of expiration or termination of this Agreement.

12. Confidentiality. All Work Product prepared and performed by and on behalf of Consultant in connection with the Services performed pursuant to this Agreement shall be kept confidential and shall be disclosed only to City, unless otherwise provided by law or expressly authorized by City. Consultant shall not disclose or permit the disclosure of any confidential information acquired during performance of the Services, except to its agents, employees and subcontractors who need such confidential information in order to properly perform their duties relative to this Agreement. Consultant shall also require its subcontractors to be bound to these confidentiality provisions.

13. City Name and Logo. Consultant shall not use City's name or insignia, photographs relating to the City projects or work for which Consultant's services are rendered, or any publicity pertaining to the Consultant's Services under this Agreement in any magazine, trade paper, newspaper, television or radio production, internet website, social media, or other similar medium without the prior written consent of City.

14. Conflicts of Interest. Consultant warrants that neither Consultant nor any of its employees have an improper interest, present or contemplated, in the Services which would affect Consultant’s or its employees’ performance of the Services and the Work Product produced. Consultant further warrants that neither Consultant nor any of its employees have real property, business interests or income that will be affected by the Services. Consultant covenants that no person having any such interest, whether an employee or subcontractor shall perform the Services under this Agreement. During the performance of the Services, Consultant shall not employ or retain the services of any person who is employed by the City or a member of any City Board or Commission.

15. Non-liability of Officers and Employees. No officer or employee of City shall be personally liable to Consultant, or any successors in interest, in the event of a default or breach by City for any amount which may become due Consultant or its successor, or for any breach of any obligation under the terms of this Agreement.

16. City Right to Employ Other Consultants. This Agreement and performance of the Services are nonexclusive and City reserves the right to employ other consultants in connection with the Services while this Agreement is in effect.

17. Termination of Agreement. This Agreement shall terminate as provided in Section 3, unless terminated earlier pursuant to the following:
a. Termination by City: For Convenience. City may at its discretion terminate this Agreement for convenience and without cause upon fourteen (14) days prior written notice to Consultant. Upon receipt of a termination notice pursuant to this subsection, Consultant shall promptly discontinue all Services affected, unless the notice directs otherwise.
31 AGENDA ITEM NO. 6.
4 b. Termination by City or Consultant: For Cause. Either party may terminate this Agreement upon ten (10) days prior written notice to the other party of a material breach, and a failure within that time period to cure or commence reasonable steps to cure the breach. c. Compensation to Consultant Upon Termination. Consultant shall be paid compensation for Services satisfactorily performed prior to notice of termination. As to any phase partially performed but for which the applicable portion of Consultant's compensation has not become due, Consultant shall be paid the reasonable value of its Services provided. However, in no event shall such payment when added to any other payment due under the applicable part of the work exceed the total compensation of such part as specified Section 4. In the event of termination due to Consultant’s failure to perform in accordance with the terms of this Agreement through no fault of City, City may withhold an amount that would otherwise be payable as an offset to City's damages caused by such failure.
d. Effect of Termination. Upon termination of this Agreement, Consultant shall: (i) promptly discontinue all Services affected, unless the notice of termination directs otherwise; and (ii) deliver or otherwise make available to the City, without additional compensation, all Work Product and/or deliverables accumulated by the Consultant in performing this Agreement, whether completed or in process. Consultant may not refuse to provide such Work Product for any reason whatsoever.

18. Insurance. Consultant shall satisfy the insurance requirements set forth in Exhibit C.

19. Indemnity and Defense. Consultant hereby agrees to indemnify and hold the City, its officials, officers, employees, agents, and volunteers harmless from and against all claims, demands, causes of action, actions, damages, losses, expenses, and other liabilities, (including without limitation reasonable attorney fees and costs of litigation) but only to the extent actually caused by the negligent acts, errors, or omissions of Consultant or its subcontractors relating to the performance of Services described herein to the fullest extent permitted by law, unless the injuries or damages are the result of City's negligence or willful misconduct, subject to any limitations imposed by law. Consultant and City agree that said indemnity and defense obligations shall survive the expiration or termination of this Agreement for any items specified herein that arose or occurred during the term of this Agreement.

20. Taxes. Consultant agrees to pay all taxes, licenses, and fees levied or assessed by any governmental agency on Consultant incident to the performance of Services under this Agreement, and unemployment and workers’ compensation insurance, social security, or any other taxes upon the wages of Consultant, its employees, agents, and representatives. Consultant agrees to obtain and renew an annual business tax certificate from City and pay the applicable annual business registration tax to City during the term of this Agreement.

21. Assignment. Neither this Agreement nor any duties or obligations hereunder shall be assignable by Consultant without the prior written consent of City. In the event of an assignment to which City has consented, the assignee shall agree in writing to personally assume and perform the covenants, obligations, and agreements herein contained. In addition, Consultant shall not assign the payment of any monies due Consultant from City under the terms of this Agreement to any other individual, corporation or entity. City retains the right to pay any and all monies due Consultant directly to Consultant.

22. Form and Service of Notices. Any and all notices or other communications required or permitted by this Agreement or by law to be delivered to, served upon, or given to either party to this Agreement by the other party shall be in writing and shall be deemed properly delivered, served or given by one of the following methods:
32 AGENDA ITEM NO. 6.
5 a. Personally delivered to the party to whom it is directed. Service shall be deemed the date of delivery.
b. Delivered by e-mail to a known address of the party to whom it is directed provided the email is accompanied by an acknowledgment of receipt by the other party. Service shall be deemed the date of acknowledgement.
c. Delivery by a reliable overnight delivery service, ex., Federal Express, receipted, addressed to the addressees set forth below the signatories to this Agreement. Service shall be deemed the date of delivery.
d. Delivery by deposit in the United States mail, first class, postage prepaid. Service shall be deemed delivered ninety-six (96) hours after deposit.

23. Entire Agreement. This Agreement, including the Exhibits and any other attachments, represents the entire Agreement between City and Consultant and supersedes all prior negotiations, representations or agreements, either written or oral with respect to the subject matter herein. This Agreement may be amended only by written instrument signed by both City and Consultant.

24. Successors and Assigns. This Agreement shall be binding upon and shall inure to the benefit of the parties hereto and their respective successors and assigns.

25. Authority. The signatories to this Agreement warrant and represent that they have the legal right, power, and authority to execute this Agreement and bind their respective entities.

26. Severability. In the event any term or provision of this Agreement is declared to be invalid or illegal for any reason, this Agreement will remain in full force and effect and will be interpreted as though such invalid or illegal provision were not a part of this Agreement. The remaining provisions will be construed to preserve the intent and purpose of this Agreement and the parties will negotiate in good faith to modify any invalidated provisions to preserve each party’s anticipated benefits.

27. Applicable Law and Interpretation and Venue. This Agreement shall be interpreted in accordance with the laws of the State of California. The language of all parts of this Agreement shall, in all cases, be construed as a whole, according to its fair meaning, and not strictly for or against either party. This Agreement is entered into by City and Consultant in the County of Fresno, California. Consultant shall perform the Services required under this Agreement in the County of Fresno, California. Thus, in the event of litigation, venue shall only lie with the appropriate state or federal court in Fresno County.

28. Amendments and Waiver. This Agreement shall not be modified or amended in any way, and no provision shall be waived, except in writing signed by the parties hereto. No waiver of any provision of this Agreement shall be deemed, or shall constitute, a waiver of any other provision, whether or not similar, nor shall any such waiver constitute a continuing or subsequent waiver of the same provision. Failure of either party to enforce any provision of this Agreement shall not constitute a waiver of the right to compel enforcement of the remaining provisions of this Agreement.

29. Third Party Beneficiaries. Nothing in this Agreement shall be construed to confer any rights upon any party not a signatory to this Agreement.

30. Execution in Counterparts. This Agreement may be executed in counterparts such that the signatures may appear on separate signature pages. A copy or an original, with all signatures appended together, shall be deemed a fully executed Agreement.
33 AGENDA ITEM NO. 6.
6 31. Alternative Dispute Resolution. If a dispute arises out of or relating to this Agreement, or the alleged breach thereof, and if said dispute cannot be settled through negotiation, the parties agree first to try in good faith to settle the dispute by non-binding mediation before resorting to litigation. The mediator shall be mutually selected by the parties, but in case of disagreement, the mediator shall be selected by lot from among two nominations provided by each party. All costs and fees required by the mediator shall be split equally by the parties, otherwise each party shall bear its own costs of mediation. If mediation fails to resolve the dispute within thirty (30) days, either party may pursue litigation to resolve the dispute.

Demand for mediation shall be in writing and delivered to the other party to this Agreement.

A demand for mediation shall be made within reasonable time after the claim, dispute or other matter in question has arisen. In no event shall the demand for mediation be made after the date when institution of legal or equitable proceedings based on such a claim, dispute or other matter in question would be barred by California statues of limitations.

32. Non-Discrimination. Consultant shall not discriminate on the basis of any protected class under federal or State law in the provision of the Services or with respect to any Consultant employees or applicants for employment. Consultant shall ensure that any subcontractors are bound to this provision. A protected class, includes, but is not necessarily limited to race, color, national origin, ancestry, religion, age, sex, sexual orientation, marital status, and disability.

Now, therefore, the City and Consultant have executed this Agreement on the date(s) set forth below.

CONSULTANT CITY OF CLOVIS
By: _______________________________ By: ______________________________ Michael Sigala, Board President John Holt, City Manager Date: __________________ Date: ______________________
Party Identification and Contact Information:

Consultant
Innovative Development and Living Solutions of
California
Attn: Michael Sigala, Board President
311 Bullard Avenue Suite 101
Clovis, CA 93612
Email: [email protected]
Phone: (559) 266-6222
City of Clovis
Planning and Development Services
Attn: David Merchen
City Planner
1033 Fifth Street
Clovis, CA 93612
Email: [email protected]
Phone: (559) 324-2346
34 AGENDA ITEM NO. 6.
7 ATTEST
______________________________, City Clerk

APPROVED AS TO FORM
_____________________________, City Attorney
35 AGENDA ITEM NO. 6.

Attachment 1

EXHIBIT A

AFFORDABLE HOUSING DEVELOPMENT PROJECT/STRATEGY

CITY OF CLOVIS LEAP GRANT
36 AGENDA ITEM NO. 6.

EXHIBIT B

CONSULTANT PROPOSAL
37 AGENDA ITEM NO. 6.

EXHIBIT C

INSURANCE REQUIREMENTS
Prior to commencement of the Services, Consultant shall take out and maintain at its own expense the insurance coverage required by this Exhibit C. Consultant shall cause any subcontractor with whom Consultant contracts for the performance of Services pursuant to this Agreement to take out and maintain equivalent insurance coverage. Said insurance shall be maintained at all times during Consultant’s performance of Services under this Agreement, and for any additional period specified herein. All insurance shall be placed with insurance companies that are licensed and admitted to conduct business in the State of California and are rated at a minimum with an "A:VII" by A.M. Best Company, unless otherwise acceptable to the City.
a. Minimum Limits of Insurance. Consultant shall maintain the following types of insurance with limits no less than specified:
(i) Professional Liability Insurance (Errors and Omissions) in an amount not less than $2,000,000.00 per occurrence or claim and $2,000,000 in the aggregate. Said insurance shall be maintained for an additional period of five years following the earlier of completion of Consultant’s Services under this Agreement or termination of this Agreement.
(ii) General Liability Insurance (including operations, products and completed operations coverages) in an amount not less than $2,000,000 per occurrence for bodily injury, personal injury and property damage. If Commercial General Liability insurance or other form with a general aggregate limit is used, either the general aggregate limit shall apply separately to this project/location (ISO CG 25 03 or 25 04) or the general aggregate limit shall be twice the required occurrence limit. (iii) Worker's Compensation Insurance as required by the State of California. (iv) Automobile Liability Insurance in an amount not less than $1,000,000 per accident for bodily injury and property damage.
(v) Umbrella or Excess Liability. In the event Consultant purchases an Umbrella or Excess insurance policy(ies) to meet the “Minimum Limits of Insurance,” this insurance policy(ies) shall “follow form” and afford no less coverage than the primary insurance policy(ies). In addition, such Umbrella or Excess insurance policy(ies) shall also apply on a primary and non-contributory basis for the benefit of the City, its officers, officials, employees, agents and volunteers.

If Consultant maintains higher limits than the minimums shown above, the City shall be entitled to coverage at the higher limits maintained.
b. Other Insurance Provisions. The general liability policy is to contain, or be endorsed to contain, the following provisions:
(i) The City, its officers, officials, employees, agents, and volunteers are to be covered as insured's with respect to liability arising out of automobiles owned, leased, hired or borrowed by or on behalf of the Consultant; and with respect to liability arising out of work or operations performed by or on behalf of the Consultant including materials, parts or equipment furnished in connection with such work or operations.

General liability coverage can be provided in the form of an endorsement to the Consultant’s insurance (at least as broad as ISO Form 20 10 11 85 or both CG 20 10, CG 20 26, CG 20 33 or CG 20 38; and CG 20 37 forms if later revisions used).
38 AGENDA ITEM NO. 6.
(ii) For any claims related to the Services performed pursuant to this Agreement, the Consultant's insurance coverage shall be primary insurance as respects the City, its officers, officials, employees, agents, and volunteers. Any insurance or self-insurance maintained by the City, its officers, officials, employees, agents or volunteers shall be excess of the Consultant's insurance and shall not contribute with it.
(iii) Each insurance policy required by this section shall be endorsed to state that the City shall receive written notice at least thirty (30) days prior to the cancellation, non-renewal, or material modification of the coverages required herein.
(iv) Consultant grants to the City a waiver of any right to subrogation which any insurer of said Consultant may acquire against the City by virtue of the payment of any loss under such insurance.

Consultant agrees to obtain any endorsement that may be necessary to affect this waiver of subrogation, but this provision applies regardless of whether or not the City has received a waiver of subrogation endorsement from the insurer.
(v) Any deductibles or self-insured retentions must be declared to and approved by the City of Clovis Risk Services. The City may require the Consultant to purchase coverage with a lower deductible or retention or provide proof of ability to pay losses and related investigations, claim administration, and defense expenses within the retention.
c. Evidence of Coverage. Consultant shall deliver to City written evidence of the above insurance coverages, including the required endorsements prior to commencing Services under this Agreement; and the production of such written evidence shall be an express condition precedent, notwithstanding anything to the contrary in this Agreement, to Consultant's right to be paid any compensation under this Agreement. City's failure, at any time, to object to Consultant's failure to provide the specified insurance or written evidence thereof (either as to the type or amount of such insurance), shall not be deemed a waiver of City's right to insist upon such insurance later. d. Maintenance of Insurance. If Consultant fails to furnish and maintain the insurance required by this section, City may (but is not required to) purchase such insurance on behalf of Consultant, and the Consultant shall pay the cost thereof to City upon demand, and City shall furnish Consultant with any information needed to obtain such insurance. Moreover, at its discretion, City may pay for such insurance with funds otherwise due Consultant under this Agreement. e. Subcontractors. If the Consultant should subcontract all or any portion of the work to be performed in this Agreement, the Consultant shall cover the subcontractor, and/or require each subcontractor to adhere to all the requirements contained herein. Similarly, any cancellation, lapse, reduction or change of subcontractor’s insurance shall have the same impact as described above. f. Special Risks or Circumstances. The City reserves the right to modify these requirements, including limits, based on the nature of the risk, prior experience, insurer, coverage, or other special circumstances.
g. Indemnity and Defense. Except as otherwise expressly provided, the insurance requirements in this section shall not in any way limit, in either scope or amount, the indemnity and defense obligations separately owed by Consultant to City under this Agreement. 39 AGENDA ITEM NO. 6.

Attachment 2

AFFORDABLE HOUSING DEVELOPMENT PROJECT/STRATEGY

CITY OF CLOVIS LEAP GRANT
Affordable Housing Development Project/Strategy
A. Summary of the Project and its impact on accelerating production Activity 2 involves performing an analysis of affordable housing development opportunities and developing a preliminary project plan and/or strategy. Rather than working with a for-profit consulting firm, the City intends to work with a non-profit entity with experience in developing programs and strategies for affordable housing projects. The analysis will identify opportunities for one or more affordable housing projects on City-owned land and/or private property. Programmatic approaches to facilitate development of underutilized properties will also be evaluated. The analysis will consider regulatory and physical factors, as well as fiscal viability. Potential projects will be evaluated against grant funding opportunities to determine eligibility and to establish preliminary project descriptions. Though the City will be responsible for the completion of this activity, the non-profit entity will provide the expertise required to conduct the analysis and will perform the majority of the work. Applicable results will be incorporated into the City’s Sixth Cycle Housing Element and the City will commence with implementation of selected projects and strategies.

B. Description of the tasks and major sub-tasks
Task 2.1 includes establishing and approving an agreement with a local non-profit entity with experience in developing programs and strategies for affordable housing projects.

Task 2.2 includes identifying baseline strategies for the development of one or more affordable housing projects. A screening level analysis of City-owned properties will be evaluated, along with available private properties. Programmatic approaches will be considered, such as enhancing for-rent residential development in mixed use environments. Grant programs will be evaluated to identify funding opportunities for projects meeting certain criteria.

Task 2.3 includes focusing on one or more of the baseline strategies to prepare an in-depth analysis and preliminary program/project design. The analysis will consider regulatory and physical factors, as well as fiscal viability. Actions required to implement the project or strategy will be identified. If a specific viable site is identified, a preliminary site design will be prepared.

Task 2.4 includes the preparation and adoption of a report summarizing the analysis and conclusions, and the adoption of one or more viable project or strategies.

C. Summary of the plans for adoption or implementation
The results of the analysis will determine specific plans for adoption and implementation. Based on the baseline strategies evaluation, community partners and stakeholders will be consulted to provide input regarding potential projects and strategies. Task 2.4 will occur through a public meeting of the City Council. Applicable results will be incorporated into the City’s Sixth Cycle Housing Element. The City will commence with implementation of one or more projects viable projects or strategies. 40 AGENDA ITEM NO. 6.
311 Bullard Avenue Suite 101
Clovis, CA 93612
559-266-6222
559-314-6015
IDLSCA.org
July 1, 2022
Dave Merchen
City Planner
City of Clovis
1033 Fifth Street
Clovis, CA 93612
RE: Scope of Work for Affordable Housing Development Analysis Dear Mr. Merchen:

Thank you for meeting with Innovative Development and Living Solutions of California (IDLS) on June 7th to discuss the City of Clovis’ interest in further exploring affordable housing development options. As we understand, the City was awarded grant funds from the State of California’s LEAP program to further analyze strategies for increasing housing production. Pursuant to your request, we are providing a scope of work to the City of Clovis outlining our approach to developing salient housing concepts that respond to the needs of the community, while addressing financial feasibility and other programmatic issues.

Scope of Work
Housing Needs Analysis. IDLS will review existing housing demand and supply data, including reports available from the City of Clovis (i.e., Housing Element Needs Assessment), US Census, California Housing and Community Development and other available sources to summarize by population segments and income groups the documented housing need in the city compared to currently available housing opportunities.

Deliverable – summary matrix/graphic presentation for inclusion in the final report to the City Council.

Timeline – Months one to two
Site Analysis. Working in close consultation with City staff, property owners, and other stakeholders, IDLS will compile a list of public and privately owned potential sites that might be suitable for affordable housing development. The analysis will consider site constraints such as market value, size, access, permittable land-uses, physical and environmental regulatory constraints, neighborhood concerns, and proximity to amenities and target populations. As appropriate, IDLS will further evaluate the propensity of property owners to further explore development options with IDLS.

Deliverable – summary map, matrix/graphic presentation for inclusion in the final report to the City Council.

Timeline – Months two to four
Attachment 3
41 AGENDA ITEM NO. 6.

Preliminary Program and Project Conceptual Design. Based on the work efforts in the previous two tasks, IDLS will create a preliminary development program for a couple of select potential sites including information on project massing (building square feet, number of stories, parking, etc.) targeted income and population groups, projected rents or sales prices, estimated development budget (sources and uses), and other program information. IDLS will also work with a local architect to create preliminary design concepts for an identified site(s).

Deliverable –graphic table and design presentation for inclusion in the final report to the City Council.

Timeline – Months four to six
Financial Feasibility, Gap, and Funding Options. IDLS will contract/partner with Community Economics, Inc. (CEI), or another suitable entity, to evaluate project financial feasibility to determine if the estimated development project sources and uses are accurate, and obtain other third-party opinions regarding the project’s real estate economics and market viability. IDLS will also seek advice and input from potential funders. An analysis of the local funding sources available for the presumed “gap” in project sources will be presented.

Deliverable –graphic table/informational summary presentation for inclusion in the final report to the City Council.

Timeline – Months five to seven
Development Timeline. IDLS will create a summary development timeline to illustrate major project milestones necessary for successful completion of the proposed project.

Deliverable –graphic summary Gant chart presentation to be included in the final report to the City Council.

Timeline – Month eight
Report to City Council. IDLS will develop a “slide deck” presentation for City Council detailing the task identified in this scope of work. The presentation be informative, well-presented, and easy to follow allowing for the City Council to rationally ascertain a IDLS sponsored development project(s) for further consideration by City staff.

Timeline – Month nine
Scope of Work Fee. Per our discussions, IDLS will conduct the scope of work for a fee of $75,000.

About IDLS – Innovative Development and Living Solutions of California (IDLSD) is a public benefit non-profit 501 c.3. corporation located in Clovis, California. IDLS’ mission is to find creative solutions for housing and services for people of all income and population groups. Our first project was Magnolia Crossing in Clovis, a public-privately developed mixed-income senior living community, and the first project in of its kind in California. IDLS is one of the largest non-educational nonprofit organizations in the City of Clovis with over 40 employees. IDLS has the staffing capability and expertise to conduct this assignment with the City of Clovis.

If you need any additional information, or if you have any questions, please contact me at 559-266- 6222 or via email, [email protected]. Thank you for allowing us the opportunity to provide this scope of work, and for allowing us to collaboratively explore options to better serve the housing needs of all Clovis residents.
42 AGENDA ITEM NO. 6.

Sincerely,
Michael Sigala, Board President
Innovative Development and Living Solutions of California 43 AGENDA ITEM NO. 6.

TO: Mayor and City Council
FROM: Planning and Development Services
DATE: September 19, 2022
SUBJECT: Planning and Development Services - Approval – Final Acceptance for CIP 21-08 David McDonald Park Monument Sign.

ATTACHMENTS: 1. Vicinity Map

CONFLICT OF INTEREST
None.

RECOMMENDATION
For the City Council to accept the work performed as complete and authorize recording of the notice of completion.

EXECUTIVE SUMMARY
The project consisted of the construction of one cast-in-place concrete monument sign at the main entrance to David McDonald Park, which is located at the Sierra-Coventry Intersection, East of Temperance Avenue.

BACKGROUND
Bids were received on December 7, 2021, and the project was awarded by City Council to the low bidder, HBC Enterprises, on January 10, 2021. The project was completed in accordance with the construction documents and the contractor has submitted a request for acceptance of the project.
44 AGENDA ITEM NO. 7.

FISCAL IMPACT

1. Award $35.771.79

2. Cost increases/decreases resulting from differences $3,159.00 between estimated quantities used for award and
actual quantities installed.

3. Contract Change Orders
CCO No. 1 $1,148.55
-To add mock up concrete sack
and patch colors to monument to determine the final concrete color of the sign as requested by City Planning Department.

CCO No. 2 $1,852.50
-To add quantity of 20 cubic yards of bark
Onto the landscape area around the sign.

4. Liquidated Damages Assessed $0.00
Final Contract Cost $38,930.79

REASON FOR RECOMMENDATION
The Public Utilities Department, the City Engineer, the engineering inspector, and the project Engineer agree that the work performed by the contractor is in accordance with the project plans and specifications and has been deemed acceptable. The contractor, HBC Enterprises, has requested final acceptance from City Council.

ACTIONS FOLLOWING APPROVAL

1. The notice of completion will be recorded; and

2. All remaining retention funds will be released 35 calendar days following recordation of the notice of acceptance, provided no liens have been filed. Retention funds may be released within 60 days after the date of completion, provided no liens have been filed, with “completion” defined as the earlier of either (a) beneficial use and occupancy and cessation of labor, or (b) acceptance by the City Council per Public Contract Code Section 7107(c)(2).

Prepared by: Nav Chahal, Engineering Inspector
Reviewed by: City Manager AH
45 AGENDA ITEM NO. 7.

Attachment 1
46 AGENDA ITEM NO. 7.

TO: Mayor and City Council
FROM: Public Utilities Department
DATE: September 19, 2022
SUBJECT: Public Utilities – Approval – Waive Formal Bidding Requirements and Authorize the Purchase of an Equipment Vehicle Lift from ARI Phoenix, Inc. Using the Sourcewell Purchasing Contract.

ATTACHMENTS: None

CONFLICT OF INTEREST
None

RECOMMENDATION
For the City Council to waive the City’s formal bidding requirements and authorize purchasing an equipment vehicle lift from ARI Phoenix, Inc. using the Sourcewell Purchasing Contract for $137,715.67, including installation, tax, and freight.

EXECUTIVE SUMMARY
The 2022-2023 fiscal year’s budget included funds in the Fleet Maintenance account to purchase a replacement vehicle lift used to repair and maintain heavy equipment in the Fleet Maintenance section of the Public Utilities Department. The new vehicle lift will be replacing a 20-year-old lift that no longer can be repaired and has reached its end of life. The new lift will have a heavier load capacity and will be purchased using the Sourcewell Purchasing Contract for $137,715.67, including installation, tax, and freight.

The Sourcewell Purchasing contract, formerly the National Joint Powers Alliance (NJPA) contract, is a nationwide public procurement service that makes the governmental procurement process more efficient. All contracts available to participating members have been awarded by virtue of a public competitive procurement process compliant with state statutes.

BACKGROUND
The recommended vehicle lift is available through the Sourcewell Purchasing Contract – formerly the NJPA contract – which is competitively bid on a nationwide basis. Staff also requested quotes from two other lift manufacturers and the quote provided by ARI Phoenix, Inc. was the most competitive while meeting the required specifications. 47 AGENDA ITEM NO. 8.

FISCAL IMPACT
Sufficient funds are included in the 2022-23 Fleet Maintenance budget for the purchase of a replacement vehicle lift.

REASON FOR RECOMMENDATION
The new vehicle lift will be replacing a 20-year-old lift that no longer can be repaired and has reached its end of life. The replacement vehicle lift has a lifting capacity that will be able to lift all of City of Clovis heavy on-road vehicles for maintenance. Staff has evaluated the available vehicle lifts and has determined that the proposed lift will meet the needs of the Fleet Maintenance section. The proposed method of purchasing the equipment is cost-effective and funds are available.

ACTIONS FOLLOWING APPROVAL
A purchase order will be prepared for the City Manager’s approval and sent to the vendor.

Prepared by: Paul Armendariz, Assistant Public Utilities Director Reviewed by: City Manager AH
48 AGENDA ITEM NO. 8.

TO: Mayor and City Council
FROM: Public Utilities Department
DATE: September 19, 2022
SUBJECT: Public Utilities – Approval – Waive Formal Bidding Requirements and Authorize the Purchase of One Fuel and One Service Trailer from Thunder Creek Equipment.

ATTACHMENTS: None

CONFLICT OF INTEREST
None

RECOMMENDATION
For the City Council to waive the City’s formal bidding requirements and authorize purchasing one fuel trailer for $72,162.31 and one service trailer for $72,157.00, for a total of approximately $156,000 including tax, from Thunder Creek Equipment.

EXECUTIVE SUMMARY
The 2022-2023 fiscal year’s budget included funds in the Fleet Replacement account to purchase a commercial service truck for the City Landfill. Instead of purchasing a new service truck, staff is recommending purchasing one fuel trailer and one service trailer that will allow for more efficient and cost-effective maintenance of the construction equipment at the Landfill.

Staff recommends waiving the City’s formal bidding requirements due to there being a lack of viable vendors who can meet the required specifications. Staff recommends purchasing one fuel trailer for $72,162.31 plus tax, and one service trailer for $72,157.00 plus tax, for a combined total of approximately $156,000 including tax, from Thunder Creek Equipment, a division of LDJ Manufacturing, Inc.

BACKGROUND
Staff is recommending the purchase of the two trailers instead of a new service truck to allow for more efficient and cost-effective maintenance of the construction equipment at the Landfill. The total cost of the two trailers will be approximately $50,000 less than the estimated cost of a new commercial service truck that is included in the Fleet renewal schedule. 49 AGENDA ITEM NO. 9.

The fuel trailer will allow City employees to transport fuel from the City Corporation Yard to the Landfill instead of having to use a third-party vendor for transportation. This will save on the cost per gallon for fuel and is estimated to save approximately $20,000 per year for the Landfill.

Additionally, the fuel trailer can be towed by multiple vehicles currently being operated by employees who drive daily to the Landfill, allowing for additional flexibility and efficiency in fueling.

The service trailer will be utilized by the current Fleet Equipment Mechanic who maintains the heavy construction equipment at the Landfill. This will allow the mechanic to perform additional routine and preventative maintenance that is currently being contracted out. The trailer will have holding tanks for oil, hydraulic fluid, transmission fluid, coolant, and grease. The trailer can also be towed by a variety of trucks currently in the Fleet inventory.

FISCAL IMPACT
Sufficient funds are included in the 2022-23 Fleet Replacement budget and the user section, Solid Waste – Landfill, has accumulated the necessary funds to purchase the equipment.

REASON FOR RECOMMENDATION
The fuel and service trailers will be purchased in place of a service truck that is currently due for replacement in the Fleet renewal schedule. Having the two trailers will allow for more costeffective and timely fueling and more efficient maintenance of Landfill equipment. Staff has evaluated the available trailers and has determined that the proposed trailers will meet the needs of the Public Utilities Department. Staff also reached out to Fresno County Fire, who use the same service trailer, and received high remarks from their equipment maintenance staff.

ACTIONS FOLLOWING APPROVAL
Two separate purchase orders, one for each trailer, will be prepared for the City Manager’s approval and sent to the vendor.

Prepared by: Paul Armendariz, Assistant Public Utilities Director Reviewed by: City Manager AH
50 AGENDA ITEM NO. 9.

TO: Mayor and City Council
FROM: Planning and Development Services
DATE: September 19, 2022
SUBJECT: Consider items associated with approximately 310 acres of land bound by Leonard Avenue on the west, Thompson Avenue on the east, Gettysburg Avenue on the north, and Ashlan Avenue on the south. The Home Place Holdings, LLC Applicant, 4Creeks Inc. Representative; Sayre Miller, Trustee of the Sayre M. Miller Revocable Trust dated November 27, 2001, et. al., Owner. (Continued from the September 12, 2022 meeting)
a. Consider Introduction - Ord. 22-___, Rezone 2021-001 and R2021- 003, A request to establish a Master Plan Community (MPC) Overlay District in conjunction with Home Place Master Plan and a request to prezone properties within the boundaries of the Home Place Master Plan to a combination of base zone districts to implement the land uses identified in the Home Place Master Plan.
b. Consider Approval - Res. 22-___, TM 6364, A request for a master tentative tract map to create approximately 1,174 new residential lots. c. Consider Approval - Res. 22-___, PDP 2022-002, A request for a planned development permit to establish development standards and criteria for the proposed Tract Map 6364.

Staff: Dave Merchen, City Planner
Recommendation: Approve
ATTACHMENTS: 1. Ord. 22-___, Master Plan Community Overlay & Base Prezoning

2. Res. 22-___, Tract Map

3. Res. 22-___, Planned Development Permit

4. Findings in Support of Project Applications

5. Home Place Master Plan

6. Agency Comments

7. Environmental Analysis – Home Place Master Plan
51 AGENDA ITEM NO. 10.

CONFLICT OF INTEREST
None.

RECOMMENDATION
Staff recommends that the City Council introduce the ordinance establishing a MPC (Master Plan Community) Overlay District and base prezoning classifications for the project area. Staff further recommends that the Council adopt resolutions approving the tract map and planned development permit proposed in conjunction with the project.

EXECUTIVE SUMMARY
The Project proposes the adoption of the Home Place Master Plan, encompassing approximately 310 acres generally bound by Leonard Avenue on the west, Thompson Avenue on the east, Gettysburg Avenue on the north, and Ashlan Avenue on the south. The proposal will facilitate the annexation and development of land within the project boundary, to include approximately 1,174 new single-family units, 132 multifamily units, 5 acres of neighborhood commercial, and related parks and open space areas. An existing 25-acre site will be retained by the current owner and will continue to be utilized for agriculture and other complementary uses. The Master Plan is proposed to be adopted through the establishment of the MPC Overlay District on the Project site. A prezoning to individual “base” zone districts, a 1,174-lot tract map, and a planned development permit for the tract map are also included.

The Planning Commission considered the proposed project at its July 28, 2022, meeting and adopted resolutions recommending approval of each element of the proposal. A summary of the Planning Commission’s discussion is included in Section G of the Background below.

BACKGROUND
The Loma Vista Specific Plan identifies four areas within its boundaries as “master planned communities,” each of which requires the adoption of a master plan before individual projects can proceed (see Figure 1 below). The purpose of a master plan is to ensure that the Loma Vista Specific Plan is implemented in a cohesive and comprehensive manner, to provide a high degree of innovation, variety, and character, and to establish continuity and connectivity both within the master plan boundaries and between the master plan and surrounding properties. The Loma Vista Specific Plan designates the project site as the “Gettysburg/Ashlan Master Planned Community”. This area has been re-branded as “Home Place.” The discussion regarding the Project is organized into the following sections:

A. Project Boundaries
B. Master Plan Key Features
C. Project Entitlements
D. Annexation of the Master Plan Project Area
E. CEQA Compliance
F. Review and Comments from Agencies and Interested Parties G. Planning Commission Consideration
52 AGENDA ITEM NO. 10.

A. Project Boundaries
The boundary for the Home Place Master Plan varies slightly from what was identified in the Loma Vista Specific Plan for the Gettysburg/Ashlan Master Planned Community. The northern limits of the original boundary followed the alignment of Gettysburg Avenue from Leonard all the way to Thompson. By comparison, the northern boundary of Home Place is around 600’ feet south of Gettysburg. This adjustment reflects the following factors:
 A small portion of the area included within the original boundary, located just south of Gettysburg, was previously annexed into the City and developed in conjunction with Tract Maps 6166 and 6034.
 Roughly 20 acres immediately south of the planned Gettysburg Avenue alignment, west of Thompson Avenue, that was shown within the original boundaries has been excluded 53 AGENDA ITEM NO. 10.
from the current project because this area is only a portion of a larger parcel, and the configuration would have prohibited the area from being prezoned and annexed.

Additionally, the property falls under a separate ownership that was not a party to the process of developing the Master Plan. Instead, this area will be included with the separate master plan completed for the Loma Vista Eastern Village, where the remainder of the property under the same ownership is located.

The gross acreage within the original Gettysburg/Ashlan Master Plan Community was estimated to be approximately 358 acres. The boundaries of the Home Place Master Plan, with the adjustments described above, is approximately 310 acres. The boundary is shown in Figure 2 below.

FIGURE 2 – HOME PLACE MASTER PLAN BOUNDARY
B. Master Plan Key Features
The Home Place Master Plan proposes a mix of uses to establish residential neighborhoods at varying residential densities along with complimentary open space areas and trails. A 5 acre neighborhood commercial site and the 25 acre Historic Home Place are also included. Key features of the Master Plan are outlined below.
54 AGENDA ITEM NO. 10.

Residential Uses
A mix of residential types and densities are proposed in conjunction with the Master Plan.

Approximately 1,174 single family residential lots are proposed, with lots ranging in size from approximately 3,100 square feet to more than 13,000 square feet. Multi-family housing is proposed in the southwest portion of the plan, along the Leonard Avenue frontage.

Approximately 132 multi-family units are envisioned. The Master Plan provides design guidelines and development standards for each housing type and lot size. These criteria have been incorporated into the planned development permit proposed for the project, as discussed in more detail below under the planned development permit section of this report.

Commercial Uses
The Loma Vista Specific Plan and 2014 General Plan establish a land use pattern calling for a total of 11-12 acres of neighborhood commercial uses within the original boundary of the Gettysburg/Ashlan Master Plan Community. Of this amount, approximately 5 acres is included within the current Home Place Master Plan boundary, while the remaining 6 to 7 acres have been excluded and will be master planned as part of the future Eastern Village Master Plan. This adjustment was made to be consistent with parcel boundaries and to facilitate a cohesive boundary for both the planning document and the subsequent annexation.

The neighborhood commercial portion of the Master Plan is proposed to be prezoned to the C1 (Neighborhood Commercial) zone district. General design and development standards establishing the scale and general design parameters of the neighborhood center are included in the Master Plan Area. The commercial site is located at the northeastern corner of the Master Plan, and development of the area will be part of a future development phase. No specific uses or entitlements are currently proposed for the commercial portion of the Project.

The Historic Home Place
Centrally located with the project boundary, the 25-acre property comprising the McFarlane homestead will be retained by the McFarlane family and will serve as the central feature described in the Loma Vista Specific Plan for this master planned community:

The Gettysburg/Ashlan Master Planned Community is envisioned within the Loma Vista Specific Plan as a residential community designed around an amenity, such as a park, historic site(s), and/or lake(s) – (City of Clovis, Loma Vista Specific Plan, 2003, p. 55) The Master Plan provides for a range of complimentary uses to occur on the Historic Home Place site, including those focused on preserving the agricultural heritage of the community. The site will be featured as a place of preservation, conservation, education, culture, and community gathering. In addition to retaining and protecting key buildings on the site, a handful of historic structures may be restored or enhanced. Though the Historic Home Place site is intended to be annexed into the City as part of the overall Master Plan boundary, no specific uses or entitlements are currently proposed for this portion of the Project. 55 AGENDA ITEM NO. 10.

Streets & Circulation
The Home Place Master Plan is served by a perimeter road system that includes Leonard, Thompson, and Ashlan Avenues, and a small portion of Gettysburg Avenue at the northwest corner of the Master Plan boundary. Development within the Master Plan area is proposed to be accessed by new streets extending from the perimeter streets. The portions of the existing streets not improved in conjunction with previous development are planned to be developed at urban street geometrics as depicted in the Specific Plan and General Plan Circulation Element.

Leonard and Ashlan are designated as arterial streets, while Gettysburg and Thompson are designated as collectors.

Within the boundaries of the proposed Master Plan, an internal network of collector streets is proposed to pull traffic from local streets out to the existing perimeter streets. Individual lots will take access from local streets, and direct access to collectors and arterials is avoided. Bike, trail, and sidewalk improvements are designed in conjunction with the proposed street network. All streets will be public and will include landscape park strips that meet or exceed typical City standards.

Parks & Open Space
Park and open space areas within the Master Plan are intended for both passive and active recreational uses. Open spaces will be designed to enhance and reflect the character of the surrounding development. Neighborhood parks (generally 2 acres and larger) will provide recreational amenities that draw residents from within the Master Plan area as well as invite residents from adjacent communities. Examples of amenities will include playground equipment, stationary exercise equipment, walking paths, benches, open fields for flexible play areas, and picnic pavilions. Smaller “pocket” parks (typically between one and one-quarter acre) within the community will provide recreational amenities for residents from the immediate area. Features within these smaller areas may include playground equipment, stationary exercise equipment, thematic gardens, and landscaping.

Trails and Non-Vehicle Transportation
An extensive network of trails is provided throughout the Master Plan. The Dog Creek corridor will be a major focus of the community with pedestrian access to the trail system provided at several locations. A class 1 creek-side trail is planned providing connectivity from different areas of the community to Dog Creek and ultimately linking with the public citywide multi-use trail.

Class I trails within the Master Plan are accompanied by traditional sidewalks along both perimeter and internal collector streets. Class 2 bike routes are also included along all internal collector streets.

C. Project Entitlements
Various land use approvals are required to facilitate the annexation and development of the 310- acre Home Place Master Plan as contemplated by the Loma Vista Specific Plan and the 2014 56 AGENDA ITEM NO. 10.

Clovis General Plan. Each specific application requiring action by the Planning Commission is outlined below:

Prezone Application R2021-001 – MPC (Master Plan Community) Overlay District The primary entitlement is a request to establish the MPC Overlay District in conjunction with the prezoning of the properties within the boundary of the Home Place Master Plan. The MPC Overlay is the mechanism through which the Home Place Master Plan is proposed to be adopted. The MPC Overlay is not an independent zone district that defines allowable uses and standards like the R-1 (Single Family Residential) or C-1 (Neighborhood Commercial) zone districts. Instead, the MPC Overlay works in tandem with specific zone districts to allow flexibility in development standards to achieve a higher degree of community design. The specific design and development standards for each type of use are included in the Master Plan.

The adoption of the MPC Overlay District and the Home Place Master Plan is required pursuant to the Loma Vista Specific Plan before development within the boundaries of the Master Plan can proceed. The density and intensity of the proposed development are consistent with the limits established by the Loma Vista Specific Plan and the 2014 General Plan. Table 2.1 in the Master Plan (Attachment 5) provides a comparison of the capacity assumed in the Specific Plan versus that proposed by the Home Place Master Plan. The proposed Master Plan achieves the intent described in the Loma Vista Specific Plan and all required components are included. Key features of the Master Plan are outlined above in Section B of the Background.

Prezone Application R2021-003 – Individual Zone Districts Properties within the boundaries of the Home Place Master Plan must be prezoned to individual or “base” zone districts to facilitate annexation of the project area. As noted in the discussion of the MPC Overlay District, the individual zone districts will work in tandem with the standards in the Master Plan to guide development. The following individual zone districts are proposed in conjunction with the prezoning application:

Table 1: Proposed Zone Districts
Land Use Type Proposed Zone District
Single Family Residential R-1-PRD (Single Family Residential/ Planned Residential Development
Multi-family Residential R-3 (Medium Density Multi-family Residential
Neighborhood Commercial Center C-1 (Neighborhood Commercial) Historic Home Place C-R (Commercial Recreation)
The development criteria that will be applied to land uses within the R-1-PRD, R-3, and C-1 zone districts either reference the applicable standards in the development code or identify standards that are commonly applied with the respective residential and commercial project types. The 57 AGENDA ITEM NO. 10.
criteria for the C-R (Commercial Recreation) district, including the particular set of uses allowed within this district, are unique to the Historic Home Place site within the Home Place Master Plan. The intent is to allow existing agriculture and other complimentary uses to be considered permitted uses on the Historic Home Place site. Higher intensity uses, including various assembly-type uses such as meeting facilities, museums, and community centers, will require the approval of a conditional use permit. A specific use schedule for the C-R District covering the Historic Home Place is included in Section 2.3 of the Master Plan.

Master Tentative Tract Map 6364
A tract map is proposed to create approximately 1,174 new residential lots, plus additional parcels to accommodate complimentary land uses proposed by the Home Place Master Plan, such as multifamily, open space, neighborhood commercial, etc. (see Attachment 2A). The initial phase of the tract map will occur at the northwest corner of the project area. Future phases will extend to the south and east after modifications to the Dog Creek alignment and associated flood zones are made. The tract map has been reviewed as a “master tentative map”, which intends to establish an initial lotting pattern and street-layout for the entire single-family residential portion of the Master Plan. Changes to the precise lot configuration may change when final maps are prepared in future phases, though the general street configuration will be retained and the maximum number of lots will not exceed 1,174.

The overall density proposed in the tract map is consistent with the density specification included in the Loma Vista Specific Plan for the Gettysburg/Ashlan Master Planned Community, which allows 4.8 units per gross acre. The subdivision layout reflects the intent of the Master Plan to provide a variety of housing types, with lots ranging between approximately 3,100 and 13,000 square feet. All streets within the subdivision will be public and are consistent with the City’s typical standards for roadway design. No gates are proposed. A combination of pocket parks, neighborhood parks, and trails of varying designs will be constructed as the subdivision builds out. Conditions of approval (see Attachment 3A) are recommended to address routine requirements associated with the development of residential subdivisions and to implement the applicable standards from the Home Place Master Plan.

Community Facility District
The fiscal analysis of the Southeast Urban Center Specific Plan identified possible long-term funding shortfalls in the City’s operating and maintenance costs. To address this issue, the City of Clovis is implementing a Community Facilities District. Community Facilities Districts (CFDs) are a means of providing additional funding for the provision of public facilities and services for public safety, parks and recreation services, and other important municipal services in newly developing areas of the community where the City would not otherwise be able to afford to continue to provide an adequate level of service as the City continues to grow. The use of CFDs is fairly common among cities in California experiencing high rates of growth during this past decade, such as Clovis, due to significant losses of local revenue from tax shifts authorized by the State of California and the need to continue to provide an adequate level of service as growth occurs.
58 AGENDA ITEM NO. 10.

A condition of approval has been added to this tentative map requiring the participation of this Project in the CFD.

Planned Development Permit (PDP) 2022-002
A planned development permit (PDP) is proposed to establish development standards and criteria for the proposed tract map under the proposed R-1-PRD zone district. The purpose of a PDP is to provide a method whereby land may be designed and developed by taking advantage of modern site planning techniques thereby resulting in more efficient use of land and a better living environment than is otherwise possible through strict application of the development standards. This overlaps with the purpose of the MPC Overlay, and the standards that are proposed to be adopted through the PDP process are also included in the Master Plan document. The applicant is requesting approval of non-gated, detached single-family subdivision with public streets. Sidewalks on both sides of the street are proposed in most areas. In smalllot areas where houses are less than 1200 feet in size, a local street standard is proposed with sidewalks on only 1 side. Table 2 below outlines the proposed standards for three different categories of lots based on parcel size. These standards are reflected in the recommended conditions of approval (see Attachment 3A).

Table 2 – Development Standards for Single Family Lots
Standard Lot Size < 4,000 SF Lot Size 4,001 - 6,500
SF Lot Size > 6,500 SF
Minimum Lot Width 40’ 50’ 60’
Minimum Lot Depth 65’ 80’ 100’
Maximum Height 35’ 35’ 35’
Maximum Coverage 60% 50% 50%
Front Setback to
Projection 6’ 6’ 8’
Front Setback (Back of
Sidewalk) to Garage 20’ 20’ 20’
Side Yard Setback 5’ 5’ 5’
Side Yard (Corner)
Setback 9’ 9’ 9’
Rear Yard Setback 5’ 5’ 10’
Reverse Corner Lot 5’ 10’ 15’
Parking Standards  For each single-family residence, 2 parking stalls are required.  A limited number of homes with less than 1,200 sf of living space may be permitted to provide a 1-car garage and 1 stall outside of the garage.
 The total number of lots where a 1-car garage may be permitted shall comprise no more than 5% of the total lots in the master plan.  The inside dimensions of the 1-car garage shall be no less than 10’ x 20’.
 The inside dimensions of the 2-car garage shall be no less than 20’x 20’.
59 AGENDA ITEM NO. 10.

The conditions of approval also include a requirement for a paved area along the garage-side of each single-family home to be installed. The path will accommodate the storage of trash toters and to provide a path to pull the toters to the curb on pickup days. Additionally, the project will be required to comply with all applicable California Building Code which includes the Green Building Code for electric vehicle (EV) charging capability and solar-power requirements for new residential developments.

Planned development permits provide for flexibility in development standards as a mechanism to accommodate new types of projects that may not otherwise comply with strict adherence to typical development standards. In exchange for the flexibility created through the allowance for alternative development standards, projects are required to incorporate amenities that are commensurate to the deviations being requested. With regard to the Home Place Master Plan, the MPC Overlay similarly intends to provide a high degree of innovation, variety, and character through cohesively planned development. Examples of the features in Home Place that achieve this intent include the following:
 Variation in housing types and densities
 Integration of open space including four neighborhood parks and eight pocket parks  Comprehensively planned trails, including enhanced creek-side trail along Dog Creek  Providing for community gateways, project-monuments, and wayfinding signage Staff has determined that the Home Place Master Plan can be found consistent with the intent of the Loma Vista Specific Plan and the MPC Overlay District and recommends that the features of the Master Plan be deemed as appropriate in meeting the requirements of the PDP process relative to amenities.

Applications Not Included
The Project currently under consideration does not include any action related to approving a multi-family project within the area proposed to be zoned R-3, nor are any specific uses under consideration on the Historic Home Place site which is proposed to be zoned C-R. Within the neighborhood commercial area, no uses are presently proposed. Future projects in those areas will be subject to the approval requirements specified within the Master Plan and the Municipal Code.

D. Annexation of the Master Plan Project Area
Development of the Home Place Master Plan will require annexation into the City of Clovis. The subject property is currently within the City’s sphere of influence. The entire project boundary will be the subject of the annexation application. The City Council will consider a resolution initiating the annexation application under a separate agenda item.

E. California Environmental Quality Act (CEQA)
The Project requires approval of two separate tiers of entitlements, each of which has been considered pursuant to the CEQA Guidelines:
60 AGENDA ITEM NO. 10.
• Program-level approvals which are required to implement the Loma Vista Specific Plan and 2014 General Plan, including the Master Plan Community Overlay zoning (R2021- 001) and the Prezoning of the site to individual zone districts (R2021-003). • Project-level approvals, which allow the development of residential uses on a specific site in conformity with the Loma Vista Specific Plan, including the proposed tract map (TM 6364) and the planned development permit (PDP2022-002).

The program-level approvals are proposed pursuant to, and are consistent with, the 2003 Loma Vista Specific Plan and the 2014 Clovis General Plan, both of which were adopted in conjunction with the certification of environmental impact reports (EIRs). Section 15183 of the CEQA Guidelines exempts projects which are consistent with the development density established by existing zoning, community plan, or general plan policies for which an EIR was certified and shall not require additional environmental review if no impacts peculiar to the project or the site have been identified. Therefore, the program-level approvals described in the staff report are exempt from further CEQA analysis.

The project-level approvals allow the development of single-family residential lots within the Master Plan and have been found to be in conformity with the Loma Vista Specific Plan and consistent with the 2014 General Plan EIR. The project-level approvals have similarly been found consistent with proposed program-level approvals included as part of the Project. Section 15182 of the CEQA Guidelines exempts residential projects undertaken pursuant to and in conformity with an approved specific plan if the criteria for requiring a subsequent or supplemental environmental impact report (EIR) have not been met (CEQA Guidelines, Section 15162).

As discussed in Attachment 7, the analysis performed for the project supports the finding that the program-level and project-level components of the Project are exempt from CEQA under Sections 15183 and 15182, respectively.

F. Review and Comments from Agencies and Interested Parties The Project was distributed to all City Divisions as well as outside agencies, including Cal Trans, Clovis Unified School District, Fresno Irrigation District, Fresno Metropolitan Flood Control District, AT&T, PG&E, San Joaquin Valley Air Pollution Control District, State Department of Fish and Wildlife, County of Fresno, and the Fresno Local Agency Formation Commission (LAFCo).

Pertinent comments are included in Attachment 6. Comments received are attached only if the agency has provided concerns, conditions, or mitigation measures. Routine responses and comment letters are placed in the administrative record and provided to the applicant for their records.

A public notice was sent to area residents within 600 feet of the property boundaries. Staff has not received any comments at the time this report was finalized. A notice of public hearing was published in the Business Journal on August 24, 2022.
61 AGENDA ITEM NO. 10.

G. Planning Commission Consideration
The Planning Commission considered the proposed project at its July 28, 2022, meeting. During the public hearing, the applicant and owner provided background regarding the project and spoke in favor. No other public testimony was offered. During its deliberation, the Planning Commission asked questions about how much flexibility would exist in modifying the tentative subdivision map to create additional compact lots (less than 4000) square feet. Staff explained that while some reconfiguration could occur, any combination of final maps recorded in the future cannot exceed the number of lots shown in the approved tentative map (1179) which would limit the addition of new compact lots.

Water sustainability was also discussed, considering requirements under the Sustainable Groundwater Management Act (SGMA) and ongoing, competing demands for surface water resources. It was also noted that the General Plan EIR cited significant and unavoidable impacts relative to groundwater recharge. Staff provided background regarding water resources and the City’s program to ensure appropriate water supplies in conjunction with development envisioned under the General Plan.

The Commission voted to approve each element of the project with a 4-1 vote, with Commissioner Cunningham voting “no” in each instance. Water sustainability was identified as Commissioner Cunningham’s primary concern during the Commission’s deliberation.

FISCAL IMPACT
None.

REASON FOR RECOMMENDATION
The Home Place Master Plan is consistent with and implements the Loma Vista Specific Plan and the 2014 General Plan. The adoption of a master plan for the Project area is required before development within the area can proceed. The plan provides for a mix of housing types and densities, a neighborhood commercial site, and open space in the form of both parks and trails.

The prezoning to individual “base” zone districts is consistent with the land use pattern established by the Master Plan and satisfies the prezoning requirement necessary to facilitate annexation of the Project area. The proposed tract map and planned development permit implement the single-family residential component of the Master Plan. Each component of the Project meets the findings that must be considered when making a decision on a project, as outlined in detail in Attachment 4.

ACTIONS FOLLOWING APPROVAL
The second reading of the Prezone Ordinance will be heard by the City Council at its next regular meeting and if approved, will go into effect 30 days from its passage and adoption. The Council will consider the adoption of a resolution initiating the annexation application under a separate agenda item. With the approval of all items, staff will prepare the annexation application for submission to LAFCO.

Prepared by: Dave Merchen, City Planner
Reviewed by: City Manager JH
62 AGENDA ITEM NO. 10.

Attachment 1
DRAFT
ORDINANCE 22-__

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CLOVIS AMENDING AND

CHANGING THE OFFICIAL ZONE MAP OF THE CITY OF CLOVIS IN ACCORDANCE WITH SECTION 9.08.020 AND CHAPTER 9.86 OF THE CLOVIS MUNICIPAL CODE TO PREZONE APPROXIMATELY 310 ACRES GENERALLY LOCATED ON THE WEST SIDE

OF LEONARD AVENUE, SOUTH OF GETTYSBURG AVENUE, EAST OF THOMPSON AVENUE AND NORTH OF ASHLAN AVENUE TO THE R-1-PRD (SINGLE FAMILY RESIDENTIAL-PLANNED RESIDENTIAL DEVELOPMENT), R-3 (MEDIUM DENSITY MULTIPLE FAMILY RESIDENTIAL), C-1 (NEIGHBORHOOD COMMERCIAL), AND C-R (COMMERCIAL RECREATION) ZONE DISTRICTS AND TO APPROVE A MASTER

PLANNED COMMUNITY OVERLAY ZONE DISTRICT IN CONJUNCTION WITH THE HOME

PLACE MASTER PLAN AND FINDING THAT THE PROJECT IS EXEMPT FROM FURTHER ENVIRONMENTAL REVIEW UNDER SECTIONS 15182 AND 15183 OF THE CALIFORNIA

ENVIRONMENTAL QUALITY ACT GUIDELINES
LEGAL DESCRIPTION:

See Attachment A
WHEREAS, Home Place Holdings, Inc, 2505 Alluvial Avenue, Clovis, CA 93611 (“Applicant”), submitted applications for a prezoning to establish the M-P-C (Master Planned Community) Overlay District and base zoning to implement the land uses as established in the Loma Vista Specific Plan for the area shown in the Specific Plan as the Gettysburg/Ashlan Master Planned Community, comprising approximately 310 acres generally located on the west side of Leonard Avenue, south of Gettysburg Avenue, east of Thompson Avenue and north of Ashlan Avenue, County of Fresno; and
WHEREAS, the area shown in the Loma Vista Specific Plan as the Gettysburg/Ashlan Master Plan Community has been rebranded and relabeled as the “Home Place Master Plan”; and
WHEREAS, the Applicant submitted prezone application R2021-001 to establish the MP-C (Master Plan Community) Overlay District on the subject property in conjunction with a request to adopt the Home Place Master Plan; and
WHEREAS, the Applicant submitted prezone application R2021-003 to establish base zoning on the subject property, including the R-1-PRD (Single Family Residential-Planned Residential Development), R-3 (Medium Density Multiple Family Residential), C-1 (Neighborhood Commercial), and C-R (Commercial Recreation) Zone Districts to implement the planned land uses in the Home Place Master Plan; and
WHEREAS, the proposed prezoning applications are intended to facilitate the approval of the Home Place Master Plan and the subsequent annexation and development of the property with the boundaries of the Master Plan; and
WHEREAS, the City has determined that the proposed prezoning applications are consistent with the Loma Vista Specific Plan and the 2014 General Plan; and 63 AGENDA ITEM NO. 10.

WHEREAS, the Planning Commission held a noticed Public Hearing on July 28, 2022 to consider the Project, at which time interested persons were given opportunity to comment on the Project: and
WHEREAS, the Planning Commission voted and recommended that the Council approve R2021-001 and R2021-003; and
WHEREAS, the Planning Commission’s recommendations were forwarded to the City Council for consideration; and
WHEREAS, the City published notice of the public hearing in the Fresno Business Journal on August 24, 2021, mailed public notices to property owners within 800 feet of the Property ten (10) days prior to the City Council hearing, and otherwise posted notice of the public hearing according to applicable law; and
WHEREAS, a duly noticed public hearing was held on September 19, 2022; and WHEREAS, the City Council considered the CEQA analysis outlined in the staff report and elsewhere in the Administrative Record which determines that the Project is exempt from further environmental analysis pursuant to CEQA Guidelines Sections 15183 and 15182; and WHEREAS, the City Council has had an opportunity to review and consider the entire Administrative Record relating to the Project, which is on file with the Department, and reviewed and considered those portions of the Administrative Record determined to be necessary to make an informed decision, including, but not necessarily limited to, the staff report, the written materials submitted with the request, and the verbal and written testimony and other evidence presented during the public hearing.

NOW, THEREFORE, BASED UPON THE ENTIRE RECORD OF THE PROCEEDINGS, THE CITY COUNCIL FINDS AS FOLLOWS:

1. The proposed Project is consistent with the goals, policies, and actions of the General Plan and the Loma Vista Specific Plan.

2. The proposed rezone would not be detrimental to the public interest, health, safety, convenience, or general welfare of the City.

3. The Property is physically suitable (including absence of physical constraints, access, compatibility with adjoining land uses, and provision of utilities) for the requested zoning designation and development of the Project.

4. The City Council finds that no additional environmental review is required for the Project pursuant to California Environmental Quality Act (CEQA) Guidelines Sections 15182 and 15183.

5. The basis and evidence for the findings are detailed in the September 19, 2022, staff report and staff presentation addressing the Project during the September 19, 2022, public hearing, both of which are hereby incorporated by reference, the entire Administrative Record, as well as the evidence and comments presented during the public hearing. 64 AGENDA ITEM NO. 10.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF CLOVIS DOES ORDAIN AS FOLLOWS:

SECTION 1: The Official Map of the City is amended in accordance with Section 9.08.020 and Chapter 9.86 of the Clovis Municipal Code by reclassification of certain land in the City of Clovis, County of Fresno, State of California, to wit:

LEGAL DESCRIPTION:

See the attached Attachment A.

From City Unclassified (County AE-20) to R-1-PRD, R-3, C-1, and C-R; and Establish M-P-C Overlay District the basis for the adoption and implementation of the Home Place Master Document.

SECTION 2: The Home Place Master Plan is hereby adopted.

SECTION 3: This Ordinance shall go into effect and be in full force from and after thirty (30) days after its final passage and adoption.

APPROVED: September 19, 2022
___________________________________ __________________________________ Mayor City Clerk
* * * * * * * * * *
The foregoing Ordinance was introduced at a regular meeting of the City Council held on September 19, 2022, and was adopted at a regular meeting of said Council held on October 3, 2022, by the following vote, to wit:

AYES:

NOES:

ABSENT:

ABSTAIN:

DATED: October 3, 2022
___________________________________
City Clerk
65 AGENDA ITEM NO. 10.

Attachment A
Legal Description
R-1-PRD (Single Family Residential - Planned Residential Development) Zone The Southeast quarter of Section 13, Township 13 South, Range 21 East, Mount Diablo Base and Meridian, and the Southwest quarter of Section 18, Township 13 South, Range 22 East, Mount Diablo Base and Meridian, both in the County of Fresno, State of California; EXCEPTING THEREFROM the South 360.00 feet, of the West 420.00 feet thereof; ALSO EXCEPTING THEREFROM that portion of Parcel A of Fresno County Lot Line Adjustment No. PLA 20-21 as shown in that certain Certificate of Compliance recorded as Fresno County Document No. 2021-0041012, of Official Records, being situated in the Southeast quarter of Section 13, Township 13 South, Range 21 East, Mount Diablo Base and Meridian, in the County of Fresno, State of California, and being described as follows:

Commencing at the Southwest corner of the Southeast quarter of said Section 13; Thence North 0° 02’ 58” West, along the West line of said Southeast quarter, 360.00 feet to an angle point in the West line of said Parcel A, and the True Point of Beginning; Thence along the Westerly and Northerly lines of said Parcel A the following four (4) courses:

1. Continuing North 0° 02’ 58” West, 768.56 feet;

2. North 89° 57’ 02” East, 442.49 feet;

3. South 45° 02’ 58” East, 21.21 feet;

4. Southerly 358.10 feet along a non-tangent curve, concave to the East, with a radius of 362.78 feet, a central angle of 56° 33’ 22”, and a beginning radial which bears North 87° 41’ 34” West;
Thence South 59° 23’ 43” East, 65.08 feet;
Thence Southwesterly 99.66 feet along a non-tangent curve, concave to the Southeast, with a radius of 2565.03 feet, a central angle of 2° 13’ 34”, and a beginning radial which bears North 56° 34’ 49” West;
Thence Southwesterly 95.77 feet along a tangent curve, concave to the Southeast, with a radius of 4099.98 feet, and a central angle of 1° 20’ 18”;
Thence Southwesterly 168.27 feet along a tangent curve, concave to the Southeast, with a radius of 1008.00 feet, and a central angle of 9° 33’ 53”; Thence South 19° 11’ 25” West, 213.47 feet more or less, to the East line of Parcel 1 as shown on Parcel Map No. 2004-09, recorded in Book 64 of Parcel Maps, at Pages 79-80, of Fresno County Records;
Thence North 0° 02’ 58” West, along last said East line and the Northerly prolongation thereof, to the Northeast corner of Outlot A of said Parcel Map No. 2004-09; Thence South 89° 59’ 50” West, along the North line of said Outlot A and the Westerly prolongation thereof, 420.00 feet to the True Point of Beginning; ALSO EXCEPTING THEREFROM A portion of Parcels A and B of Fresno County Lot Line Adjustment No. PLA 20-21 as shown in that certain Certificate of Compliance recorded as Fresno County Document No. 2021-0041012, of Official Records, being situated in a portion of 66 AGENDA ITEM NO. 10.
the Southeast quarter of Section 13, Township 13 South, Range 21 East, Mount Diablo Base and Meridian, and a portion of the Southwest quarter of Section 18, Township 13 South, Range 22 East, Mount Diablo Base and Meridian, both in the County of Fresno, State of California, and being described as follows:

Beginning at the Southeast corner of said Section 13;
Thence South 89° 59’ 50” West, along the South line of said Southeast quarter, a distance of 947.81 feet to the intersection of said South line with the Southerly prolongation of the West line of said Parcel B;
Thence North 0° 04’ 50” West, along said Southerly prolongation, 59.00 feet to an angle point in the Westerly line of said Parcel B;
Thence along the Westerly line of said Parcel B the following twelve (12) courses:

1. Continuing North 0° 04’ 50” West, 398.08 feet;

2. North 56° 37’ 16” East, 251.30 feet;

3. Northeasterly 302.87 feet along a tangent curve, concave to the Northwest, with a radius of 380.00 feet and a central angle of 45° 39’ 58”;

4. North 11° 19’ 01” East, 82.48 feet;

5. North 10° 01’ 37” East, 77.00 feet;

6. North 22° 29’ 35” East, 62.46 feet;

7. North 25° 26’ 07” East, 190.71 feet;

8. North 24° 04’ 10” East, 63.51 feet;

9. North 63° 39’ 53” East, 106.33 feet;

10.North 75° 37’ 45” East, 282.40 feet;

11.North 41° 37’ 31” East, 55.07 feet;

12.North 89° 59’ 50” East, 5.83 feet to the East line of said Southeast quarter; Thence continuing North 89° 59’ 50” East, 284.73 feet;
Thence South 0° 04’ 50” East, 423.81 feet;
Thence South 89° 59’ 50” West, 284.73 feet to last said East line; Thence South 0° 04’ 50” East, along last said East line, 1019.63 feet to the Point of Beginning; ALSO EXCEPTING THEREFROM that portion of Parcel B of Fresno County Lot Line Adjustment No. PLA 20-21 as shown in that certain Certificate of Compliance recorded as Fresno County Document No. 2021-0041012, of Official Records, being situated in Southwest quarter of Section 18, Township 13 South, Range 22 East, Mount Diablo Base and Meridian, in the County of Fresno, State of California, and being described as follows:

Beginning at the Northeast corner of said Southwest quarter; Thence South 0° 13’ 35” East, along the East line of said Southwest quarter, 524.00 feet; Thence North 90° 00’ 00” West, 468.15 feet;
Thence North 0° 05’ 07” East, 522.34 feet to the North line of said Southwest quarter; Thence North 89° 47’ 45” East, along the North line of said Southwest quarter, 465.30 feet to the Point of Beginning.
67 AGENDA ITEM NO. 10.

R-3 (Multi-Family High-Density) Zone
A portion of Parcel A of Fresno County Lot Line Adjustment No. PLA 20-21 as shown in that certain Certificate of Compliance recorded as Fresno County Document No. 2021-0041012, of Official Records, being situated in the Southeast quarter of Section 13, Township 13 South, Range 21 East, Mount Diablo Base and Meridian, in the County of Fresno, State of California, and being described as follows:

Commencing at the Southwest corner of the Southeast quarter of said Section 13; Thence North 0° 02’ 58” West, along the West line of said Southeast quarter, 360.00 feet to an angle point in the West line of said Parcel A, and the True Point of Beginning; Thence along the Westerly and Northerly lines of said Parcel A the following four (4) courses:

1. Continuing North 0° 02’ 58” West, 768.56 feet;

2. North 89° 57’ 02” East, 442.49 feet;

3. South 45° 02’ 58” East, 21.21 feet;

4. Southerly 358.10 feet along a non-tangent curve, concave to the East, with a radius of 362.78 feet, a central angle of 56° 33’ 22”, and a beginning radial which bears North 87° 41’ 34” West;
Thence South 59° 23’ 43” East, 65.08 feet;
Thence Southwesterly 99.66 feet along a non-tangent curve, concave to the Southeast, with a radius of 2565.03 feet, a central angle of 2° 13’ 34”, and a beginning radial which bears North 56° 34’ 49” West;
Thence Southwesterly 95.77 feet along a tangent curve, concave to the Southeast, with a radius of 4099.98 feet, and a central angle of 1° 20’ 18”;
Thence Southwesterly 168.27 feet along a tangent curve, concave to the Southeast, with a radius of 1008.00 feet, and a central angle of 9° 33’ 53”; Thence South 19° 11’ 25” West, 213.47 feet more or less, to the East line of Parcel 1 as shown on Parcel Map No. 2004-09, recorded in Book 64 of Parcel Maps, at Pages 79-80, of Fresno County Records;
Thence North 0° 02’ 58” West, along last said East line and the Northerly prolongation thereof, to the Northeast corner of Outlot A of said Parcel Map No. 2004-09; Thence South 89° 59’ 50” West, along the North line of said Outlot A and the Westerly prolongation thereof, 420.00 feet to the True Point of Beginning.

C-1 (Neighborhood Commercial)
A portion of Parcel B of Fresno County Lot Line Adjustment No. PLA 20-21 as shown in that certain Certificate of Compliance recorded as Fresno County Document No. 2021-0041012, of Official Records, being situated in Southwest quarter of Section 18, Township 13 South, Range 22 East, Mount Diablo Base and Meridian, in the County of Fresno, State of California, and being described as follows:

Beginning at the Northeast corner of said Southwest quarter; Thence South 0° 13’ 35” East, along the East line of said Southwest quarter, 524.00 feet; Thence North 90° 00’ 00” West, 468.15 feet;
Thence North 0° 05’ 07” East, 522.34 feet to the North line of said Southwest quarter; 68 AGENDA ITEM NO. 10.

Thence North 89° 47’ 45” East, along the North line of said Southwest quarter, 465.30 feet to the Point of Beginning.

C-R (Commercial Recreation) Zone
A portion of Parcels A and B of Fresno County Lot Line Adjustment No. PLA 20-21 as shown in that certain Certificate of Compliance recorded as Fresno County Document No. 2021-0041012, of Official Records, being situated in a portion of the Southeast quarter of Section 13, Township 13 South, Range 21 East, Mount Diablo Base and Meridian, and a portion of the Southwest quarter of Section 18,Township 13 South, Range 22 East, Mount Diablo Base and Meridian, both in the County of Fresno, State of California, and being described as follows:

Beginning at the Southeast corner of said Section 13;
Thence South 89° 59’ 50” West, along the South line of said Southeast quarter, a distance of 947.81 feet to the intersection of said South line with the Southerly prolongation of the West line of said Parcel B;
Thence North 0° 04’ 50” West, along said Southerly prolongation, 59.00 feet to an angle point in the Westerly line of said Parcel B;
Thence along the Westerly line of said Parcel B the following twelve (12) courses:

1. Continuing North 0° 04’ 50” West, 398.08 feet;

2. North 56° 37’ 16” East, 251.30 feet;

3. Northeasterly 302.87 feet along a tangent curve, concave to the Northwest, with a radius of 380.00 feet and a central angle of 45° 39’ 58”;

4. North 11° 19’ 01” East, 82.48 feet;

5. North 10° 01’ 37” East, 77.00 feet;

6. North 22° 29’ 35” East, 62.46 feet;

7. North 25° 26’ 07” East, 190.71 feet;

8. North 24° 04’ 10” East, 63.51 feet;

9. North 63° 39’ 53” East, 106.33 feet;

10.North 75° 37’ 45” East, 282.40 feet;

11.North 41° 37’ 31” East, 55.07 feet;

12.North 89° 59’ 50” East, 5.83 feet to the East line of said Southeast quarter; Thence continuing North 89° 59’ 50” East, 284.73 feet;
Thence South 0° 04’ 50” East, 423.81 feet;
Thence South 89° 59’ 50” West, 284.73 feet to last said East line; Thence South 0° 04’ 50” East, along last said East line, 1019.63 feet to the Point of Beginning. 69 AGENDA ITEM NO. 10.

M-P-C (Master Plan Community) Overlay District
That portion of the South half of Section 18 Township 13 South, Range 22 East, and the Southeast quarter of Section 13 Township 13 South, Range 21 East, Mount Diablo Base and Meridian, in the County of Fresno, State of California, described as follows; Beginning at the West quarter corner of said Section 18, and a point on the Existing City Limit Line;
Thence (1) North 89⁰47’45” East along said Existing City Limit Line and the North line of said South half of Section 18, a distance of 2550.09 feet more or less, to a line parallel with and

30.00 feet East of the East line of the Southwest quarter of said Section 18; Thence (2) South 00⁰13’35” East along said parallel line 2580.12 feet more or less; Thence (3) South 89⁰49’07” West along the Existing City Limit Line, 332.94 feet more or less, to an angle point therein;
Thence (4) South 88⁰40’22” West continuing along the Existing City Limit Line, 275.04 feet more or less, to an angle point therein;
Thence (5) South 89⁰49’07” West continuing along the Existing City Limit Line, 1948.73 feet more or less, to an angle point therein;
Thence (6) South 89⁰59’50” West continuing along the Existing City Limit Line, 2059.18 feet more or less, to an angle point therein;
Thence (7) North 88⁰51’09” West continuing along the Existing City Limit Line, 166.37 feet more or less, to an angle point therein;
Thence (8) North 00⁰02’59” West continuing along the Existing City Limit Line, 297.66 feet more or less, to an angle point therein;
Thence (9) South 89⁰59’50” West continuing along the Existing City Limit Line, 386.00 feet more or less, to an angle point therein and a line parallel to and 34.00 feet East of the West line of said Southeast quarter of Section 13;
Thence (10) North 00⁰02’58” West continuing along the Existing City Limit Line and said parallel line, 2287.03 feet more or less, to an angle point therein and the North line of said Southeast quarter;
Thence (11) South 89⁰55’41” East continuing along the Existing City Limit Line and said North line, 2610.11 feet more or less, to the Point of Beginning.

Containing 303.81 acres more or less
C-1 (Neighborhood Commercial)
A portion of Parcel B of Fresno County Lot Line Adjustment No. PLA 20-21 as shown in that certain Certificate of Compliance recorded as Fresno County Document No. 2021-0041012, of Official Records, being situated in Southwest quarter of Section 18, Township 13 South, Range 22 East, Mount Diablo Base and Meridian, in the County of Fresno, State of California, and being described as follows:
70 AGENDA ITEM NO. 10.

Beginning at the Northeast corner of said Southwest quarter; Thence South 0° 13’ 35” East, along the East line of said Southwest quarter, 524.00 feet; Thence North 90° 00’ 00” West, 468.15 feet;
Thence North 0° 05’ 07” East, 522.34 feet to the North line of said Southwest quarter; Thence North 89° 47’ 45” East, along the North line of said Southwest quarter, 465.30 feet to the Point of Beginning.

R-3 (Multi-Family High-Density) Zone
A portion of Parcel A of Fresno County Lot Line Adjustment No. PLA 20-21 as shown in that certain Certificate of Compliance recorded as Fresno County Document No. 2021-0041012, of Official Records, being situated in the Southeast quarter of Section 13, Township 13 South, Range 21 East, Mount Diablo Base and Meridian, in the County of Fresno, State of California, and being described as follows:

Commencing at the Southwest corner of the Southeast quarter of said Section 13; Thence North 0° 02’ 58” West, along the West line of said Southeast quarter, 360.00 feet to an angle point in the West line of said Parcel A, and the True Point of Beginning; Thence along the Westerly and Northerly lines of said Parcel A the following four (4) courses:

1. Continuing North 0° 02’ 58” West, 768.56 feet;

2. North 89° 57’ 02” East, 442.49 feet;

3. South 45° 02’ 58” East, 21.21 feet;

4. Southerly 358.10 feet along a non-tangent curve, concave to the East, with a radius of 362.78 feet, a central angle of 56° 33’ 22”, and a beginning radial which bears North 87° 41’ 34” West;
Thence South 59° 23’ 43” East, 65.08 feet;
Thence Southwesterly 99.66 feet along a non-tangent curve, concave to the Southeast, with a radius of 2565.03 feet, a central angle of 2° 13’ 34”, and a beginning radial which bears North 56° 34’ 49” West;
Thence Southwesterly 95.77 feet along a tangent curve, concave to the Southeast, with a radius of 4099.98 feet, and a central angle of 1° 20’ 18”;
Thence Southwesterly 168.27 feet along a tangent curve, concave to the Southeast, with a radius of 1008.00 feet, and a central angle of 9° 33’ 53”; Thence South 19° 11’ 25” West, 213.47 feet more or less, to the East line of Parcel 1 as shown on Parcel Map No. 2004-09, recorded in Book 64 of Parcel Maps, at Pages 79-80, of Fresno County Records;
Thence North 0° 02’ 58” West, along last said East line and the Northerly prolongation thereof, to the Northeast corner of Outlot A of said Parcel Map No. 2004-09; Thence South 89° 59’ 50” West, along the North line of said Outlot A and the Westerly prolongation thereof, 420.00 feet to the True Point of Beginning. 71 AGENDA ITEM NO. 10.

Attachment 2
DRAFT
RESOLUTION 22-___

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CLOVIS APPROVING A TENTATIVE TRACT MAP FOR A 1174-LOT SINGLE-FAMILY SUBDIVISION GENERALLY

LOCATED ON THE WEST SIDE OF LEONARD AVENUE, SOUTH OF GETTYSBURG

AVENUE, EAST OF THOMPSON AVENUE AND NORTH OF ASHLAN AVENUE AND

FINDING THAT THE PROJECT IS EXEMPT FROM FURTHER ENVIRONMENTAL REVIEW UNDER SECTIONS 15182 AND 15183 OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
WHEREAS, Home Place Holdings, Inc, 1446 Tollhouse Rd, Suite 103, Clovis, CA 93611 (“Applicant”), submitted an application for Tentative Tract Map TM6364 for a 1174-lot single family subdivision (“Project”) generally located on the west side of Leonard Avenue, south of Gettysburg Avenue, east of Thompson Avenue and north of Ashlan Avenue, County of Fresno (“Property”); and
WHEREAS, the Planning Commission held a noticed Public Hearing on July 28, 2022 to consider the Project, at which time interested persons were given opportunity to comment on the Project: and
WHEREAS, the Planning Commission voted and recommended that the Council approve TM6364; and
WHEREAS, the Planning Commission’s action was forwarded to the City Council for consideration; and
WHEREAS, the City published notice of a City Council public hearing in the Fresno Business Journal on August 24, 2022, mailed public notices to property owners within 600 feet of the Property ten (10) days prior to said City Council hearing, and otherwise posted notice of the Public Hearing according to applicable law; and
WHEREAS, a duly noticed public hearing was conducted by the City Council to consider the proposed Project on September 19, 2022; and
WHEREAS, the proposed Tract Map was presented to the City Council for approval in accordance with the Subdivision Map Act and Title 9 of the Clovis Municipal Code (“Development Code”); and
WHEREAS, the City Council considered the CEQA analysis outlined in the staff report and elsewhere in the Administrative Record which determines that the Project is exempt from further environmental analysis pursuant to CEQA Guidelines Sections 15183 and 15182; and WHEREAS, the City Council has had an opportunity to review and consider the entire Administrative Record relating to the Project, which is on file with the Department, and reviewed and considered those portions of the Administrative Record determined to be necessary to make an informed decision, including, but not necessarily limited to, the staff report, the written materials submitted with the request, and the verbal and written testimony and other evidence 72 AGENDA ITEM NO. 10.
presented during the public hearing, and the conditions of approval attached as Attachment B to this Resolution, which are incorporated herein by this reference.

NOW, THEREFORE, BASED UPON THE ENTIRE RECORD OF THE PROCEEDINGS, THE CITY COUNCIL RESOLVES AND FINDS AS FOLLOWS:

1. The City Council hereby approves TM6364 as shown in Attachment A subject to the conditions of approval set forth in Attachment B to this Resolution.

2. The Project satisfies the required findings for approval of a Tentative Tract Map, as follows:
a. The proposed map, subdivision design, and improvements are consistent with the General Plan and any applicable specific plan;
b. The site is physically suitable for the type and proposed density of development; c. The design of the subdivision and the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat;
d. The design of the subdivision or type of improvements is not likely to cause serious public health or safety problems;
e. The design of the subdivision or the type of improvements will not conflict with easements acquired by the public at large for access through or use of property within the proposed subdivision;
f. The discharge of sewage from the proposed subdivision into the community sewer system will not result in violation of existing requirements prescribed by the California Regional Water Quality Control Board;
g. The design of the subdivision provides, to the extent feasible, passive or natural heating and cooling opportunities; and
h. The proposed subdivision, its design, density, and type of development and improvements conform to the regulations of the Development Code and the regulations of any public agency having jurisdiction by law.

3. The City Council could not make the findings necessary for approval of TM6364 without the conditions of approval set forth in Attachment B to this Resolution.

4. The City Council finds that no additional environmental review is required for the Project pursuant to California Environmental Quality Act (CEQA) Guidelines Sections 15182 and 15183.

5. The basis for the findings is detailed in the September 19, 2022 staff report, which is hereby incorporated by reference, the entire Administrative Record, as well as the evidence and comments presented during the public hearing.
73 AGENDA ITEM NO. 10.
* * * * * *
The foregoing resolution was introduced and adopted at a regular meeting of the City Council of the City of Clovis held on September 19, 2022, by the following vote, to wit.

AYES:

NOES:

ABSENT:

ABSTAIN:

DATED: September 19, 2022
______________________________ ______________________________ Mayor City Clerk
74 AGENDA ITEM NO. 10.

EXISTING IRR DITCH TO REMOVE

N O T A P A R T LEONARD AVE

ASHLAN AVE
PHASE 2 7.28 AC GROSS MULTI-FAMILY
TM 6166 (86) TM 6034 (88)
GRANVILLE - 60'x115' (49 UNITS)
FUTURE PARK COMMERCIAL 5 AC 2.42 AC
PARK 3.01 AC
CONCEPT PARKING (308 STALLS)
100'x135' (15 UNITS) 100'x135' (11 UNITS)
100'x135' (16 UNITS)
50'x75' (56 UNITS)
50x75' (40 UNITS) 60'x100' (57 UNITS)
50'x75' (195 UNITS)
50'x75' (195 UNITS)
50'x75' (70 UNITS) THOMPSON AVE 0.97AC
WC - 52'x75' (55 UNITS)
42'x75' (121 UNITS)
50'x75' (200 UNITS)
60'x100' (10 UNITS)
100'x135' (3 UNITS)
42'x75' (8 UNITS)
TRAIL
"THE HOME PLACE" HIGHLAND AVE.

DRAINGE EASEMENT
PARK
PARK 0.96 AC
OS 0.48 AC
PARK 0.25 AC
OS 0.35 AC

GETTYSBURG AVE
WC - 52'x75' (76 UNITS)
TARGET
REBAR
MON
IP
IP

BD WELL

BD WELL
PARK 0.31 AC
LEGEND
APN: 555-050-21,41,42
571-011-07,08,39 ACREAGE: 310.3 AC
FLOOD ZONE: AE, X
ZONING (PROPOSED): R-1-6 GENERAL PLAN DISTRICT:LOW DENSITY RESIDENTIAL ELECTRICITY: PG&E WATER: FID TELEPHONE: AT&T REFUSE: CITY OF CLOVIS NATURAL GAS: PG&E EXISTING USE: AG., AG. RESIDENTIAL PROPOSED USE: LOW DENSITY RESIDENTIAL MASTER SITE PLAN UNITS LOT SIZE # UNITS R-1-6 (100 x 135) - WEST 45 R-1-6 (50' x 75') - WEST 166 R-1-6 (52' x 75') - WEST 131 R-1-6 (60'x100') - WEST 10 R-1-6 (60'x115') - GRANVILLE49 R-1-6 (42'x75') - EAST 129 R-1-6 (50' x 75') - EAST 590 R-1-6 (60'x100') - EAST 57 SUBTOTAL 1,177 RM-2 132 (22 6-PLEX) TOTAL 1,306 TM 6034 88 TM 6166 86 TOTAL 174 WEST PORTION: 126.83 AC GROSS EAST PORTION: 150.47 AC GROSS DOG CREEK: 8.11 AC GROSS HOME PLACE: 24.89 AC GROSS TOTAL 310.3 AC
PARKS / OPEN SPACE WEST PORTION: 21.69 AC
LLD 6.06 PARKWAY 2.49 POCKET PARK 1.52 OPEN SPACE / TRAIL 3.51 DOG CREEK FEATURE 8.11 EAST PORTION: 15.48 AC LLD 5.19 PARKWAY 2.05 PARK 6.74 OPEN SPACE / TRAIL 1.50 PREPARED BY:

FAX: 559.802.3215 TEL: 559.802.3052 VISALIA, CA 93292
324 S. SANTA FE, STE. A
P.O. BOX 7593

THE HOME PLACE

TENTATIVE SUBDIVISION MAP NORTH
200' 0' 200'
Attachment 6 Attachment 5 Attachment 2A
AGENDA ITEM NO. 10.

Attachment 2B
Conditions of Approval – PDP2022-002
Planning Division Comments
(Dave Merchen, City Planner - (559) 324-2346)

1. This Project requires the approval of a residential site plan review (RSPR) entitlement for lot-specific development standards prior to the submittal of the final map for each phase of TM6364. Specific color and materials of the walls, fencing, open space amenities, landscaping, and trails will be evaluated through the civil plans.

2. The design for features within the boundaries of TM 6364 that extend outside of a single phase shall be established for the entire tract with the initial RSPR application.

3. Features extending outside the Home Place boundaries shall be consistent with the prevailing design for the same features within the broader Loma Vista Specific Plan boundaries. Examples of these features include trail lighting and community gateways.

4. Design for features that are unique to the Home Place Master Plan and are intended to be utilized throughout the Master Plan shall be established with the initial RSPR application. This includes, but is not limited to, wayfinding signage, that will be Initial RSPR will set the standards for recurring design components.

5. Monument signage is encouraged for each phase of Tract 6364. Where monument signs are utilized, at least one common design element will be incorporated throughout the Master Plan boundaries. Examples of such a design element include the incorporation of a Home Place logo or a consistent material used in the monument base.

6. The project will construct community gateways at the intersections of Ashan/Thompson and Gettysburg/Leonard pursuant to the Home Place Master Plan.

7. The RSPR submitted for the initial phase of TM 6364 shall include a phasing plan identifying the phase of the Tract Map where community gateways and each component of the open space and trail system will be constructed.

8. The Project requires implementation of the Home Place Master Plan to produce a comprehensive development of superior quality than which might otherwise occur from more traditional development on the site. This could include enhanced entry points, including monuments as described in the Master Plan, an embellished block wall on exterior street frontages, and superior exterior elevation design, all of which will be reviewed and approved through the civil plan review process and residential site plan review.

9. No more than two of the same unit type (floor layout and exterior materials package) shall be repeated side by side. When two of the same units are repeated side by side, they shall be different colors. These identical provisions may be waived by the City 76 AGENDA ITEM NO. 10.

Planner on a specific lot basis within the project when the size or configuration of a lot would otherwise prevent compliance with the above requirements of any other siting or setback/yard requirements established under this application. If such a waiver is requested, the developer and City Planner shall work together to ensure that any sitings of units not in compliance with the above requirements shall be of different materials and elevations in order to minimize any adverse visual impacts that may result.

10.Planned Development Permit PDP2022-002 standards for lots within TM6364 shall be as established in the Home Place Master Plan in Tables 3.1 – 3.6. These standards are subject to change pursuant to the provisions outlined in Section 8.3 of the Master Plan. A change to the standards in Tables 3.1-3.6 made pursuant to Section 8.3 of the Master Plan shall be interpreted as amending the standards of PDP2022-002.

11.Setbacks shall be measured to the exterior face of the framing of the structure.

Exceptions to the setbacks are identified in §9.24.100, of the Clovis Municipal Code.

12.Landscape plans shall incorporate the tree and landscape palette identified in the Home Place Master Plan. Landscape plans shall be reviewed and approved separately by the landscape review committee for tree and landscape type and location.

13.Prior to the submittal of civil plan review, the applicant shall submit a tree plan showing all existing trees with their variety. A tree removal/protection plan shall be reviewed and approved by the Director. Trees shall not be removed without approval from the Director.

14.All lighting shall be screened from direct view from the public right-of-way and adjacent residential properties.

15.All landscaping (open space and private yards) shall conform to the City of Clovis Water Efficient Landscape Ordinance.

16.Where residential back-yards abut perimeter streets (Leonard, Thompson, Gettysburg, and Ashlan Avenues), a minimum six-foot high solid masonry wall shall be constructed.

17.The applicant shall provide an all-weather surface on each lot for the placement and storage of trash receptacles and the conveyance of the receptacles to the street frontage on the designated pickup day.
77 AGENDA ITEM NO. 10.

Conditions of Approval - TM6364
Planning Division Comments
[Dave Merchen, City Planner - (559) 324-2346]

1. The final map(s) submitted in conjunction with TM6364 shall be comply with the requirements specified in PDP 2022-002. All conditions of approval for PDP2022- 002 are incorporated by reference.

2. The final map(s) submitted in conjunction with TM6364, including the improvement plans for streets, trails, and other community features, shall be consistent with the standards and criteria in the Home Place Master Plan. If an inconsistency is identified between the criteria in the Home Place Master Plan and any other adopted standard, the Director of Planning and Development services shall determine the applicable requirement.

3. The project is subject to all applicable mitigation measure adopted in conjunction with certification of the environmental impact reports for the Loma Vista Specific Plan and 2014 General Plan.

4. The maximum number of residential lots that may be created by the tract map is 1,174. This does not include lots or outlots designated for uses other than single family homes.

5. The project will construct community gateways at the intersections of Ashan/Thompson and Gettysburg/Leonard pursuant to the Home Place Master Plan.

6. The applicant shall obtain City approval in advance of temporary and permanent subdivision signs through separate sign review, consistent with the development criteria of the Clovis Municipal Code Sign Ordinance.

7. The developer shall repair and or replace any broken or damaged irrigation lines, valves, and other equipment on their properties which are intended to serve adjacent or downstream properties.

8. The developer shall record a Covenant regarding a “right to farm,” for adjacent property owners. Such agreement shall be disclosed to all future home buyers.

9. Prior to the submittal of civil plan review, the applicant shall submit a tree plan showing all existing trees with their variety. A tree removal/protection plan shall be reviewed and approved by the Director. Trees shall not be removed without approval from the Director.

10. Upon final recordation of this vesting tentative tract map, it shall be the applicant’s responsibility to furnish to the Planning Department an electronic (PDF) copy of the original map obtained from the Fresno County Recorder’s Office. 78 AGENDA ITEM NO. 10.

11. The applicant shall relay all conditions of approval for Vesting Tentative Tract Map 6364 to all subsequent purchasers of individual lots, if applicable, and/or to subsequent purchasers of this entire tract map development.

12. The applicant shall record a Notice of Nonconformance dealing with any structure used for model homes where the garage is converted for the use as a sales office.

13. All lighting shall be screened from direct view from the public right-of-way and adjacent residential properties.

14. All landscaping (open space and private yards) shall conform to the City of Clovis Water Efficient Landscape Ordinance.

15. This Project requires the submittal and approval of a residential site plan review entitlement for lot-specific development standards within TM6364. Specific color and materials of the models, walls, amenities, landscaping, and fencing will be evaluated through the civil plans.

16. The applicant shall provide an all-weather surface for the placement and storage of trash receptacles leading from the 5-foot side yard to the front of the property.

17. Biological resource preconstruction survey(s) of the site shall be completed prior to the commencement of project-related construction. Survey(s) shall be completed following the criteria identified biological resources assessment completed for the site in July of 2018.

Fire Department Conditions
(Rick Fultz, Fire Department Representative – (559) 324-2214) Roads / Access

18. Street Width: Fire apparatus access width shall be determined by measuring from “base of curb” to “base of curb” for roadways that have curbs. When roadways do not have curbs, the measurements shall be from the edge of the roadway surface (approved all weather surface). Street Width for Single Family Residences: Shall comply with Clovis Fire Standard #1.1. Minimum access road width of 36 feet for Single Family Residences is required throughout for this overall site. Exception Streets with houses on only one side of the street: Roads 32 feet or greater, to less than 36 feet in width require Fire Lane Markings on one side of the street. Parking is allowed on one side of street.

19. Turning Radius: All access way roads constructed shall be designed with a minimum outside turning radius of forty-five feet (45’)

20. Security Gates: If security gates are installed, all security gates shall comply with Clovis Fire Department Gates Standard #1.5. Plans shall be submitted for review and 79 AGENDA ITEM NO. 10.
permits issued by Fire Department prior to installation. When the gate is open, there cannot be any obstruction due to the overhead cross-arms, braces or other structures. It shall provide an overhead clearance of at least 14 feet. When opened, gates shall provide a clear width of not less than 14 feet for one direction travel for splits gates or 20 feet for gates with 2 way travel.

21. Temporary Street Signs: The applicant shall install temporary street signs that meet City Temporary Street Sign Standard #1.9 prior to issuance of building permits within a subdivision.

22. All Weather Access & Water Supply: The applicant shall provide all weather access to the site during all phases of construction to the satisfaction of the approved Clovis Fire Department Standard #1.2.

23. Two Points of Access: Any development to this parcel will require a minimum of two (2) points of access to be reviewed and approved by the Clovis Fire Department. All required access drives shall remain accessible during all phases of construction which includes paving, concrete work, underground work, landscaping, perimeter walls.

24. Remoteness: Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one-half of the length of the maximum overall diagonal dimension of the property or area to be served, measured in a straight line between accesses. The fire code official shall have the authority to modify the required separation while still providing adequate access to the development.

The current submittal for the single family home portion of this project provides adequate separation

25. Internal circulation. New development shall utilize a grid or modified-grid street pattern. Areas designated for residential and mixed-use village developments should feature short block lengths of 200 to 600 feet.

Water Systems

26. Residential Fire Hydrant: The applicant shall install 4 ½” x 2 ½” approved Residential Type fire hydrant(s) and “Blue Dot” hydrant locators, paint fire hydrant(s) yellow with blue top and caps and paint the curb red as specified by the adopted Clovis Fire Department Standard #1.4. Plans shall be submitted to the Clovis Fire Department for review and approval prior to installation. The hydrant(s) shall be charged and in operation prior to any framing or combustible material being brought onto the site.

Hydrants curb markings and blue dots to be completed prior to occupancy of any homes.

Hydrant placement will be provided when a tract map is submitted for formal review for each phase of this project.
80 AGENDA ITEM NO. 10.

27. Looped Water Main: The applicant shall install approved looped water main capable of the necessary flow of water for adequate fire protection and approved by the Clovis Fire Department
Engineering / Utilities / Solid Waste Division Conditions (Sean Smith, Engineering Division Representative – 324-2363) (Paul Armendariz, Department Representative – 324-2649) Maps and Plans

28. The applicant shall have a final tract map prepared, in the form prescribed by the Subdivision Map Act and City of Clovis Municipal Code. The final tract map shall be submitted to the City of Clovis Engineering Division, and should include, but not be limited to, final tract map, the current filing fee, closure calculations, current preliminary title report, legal descriptions and drawings of required dedications.

29. The applicant shall submit separately to the City of Clovis Engineering Division, a set of construction plans on 24" x 36" sheets with City standard title block for all required improvements and a current preliminary title report. These plans shall be prepared by a registered civil engineer, and shall include a grading plan, landscape plan, a site plan showing trash enclosure locations, and an overall site utility plan showing locations and sizes of sewer, water, storm drain, and irrigation mains, laterals, manholes, meters, valves, hydrants, fire sprinkler services, other facilities, etc. Plan check and inspection fees per City of Clovis Resolution No. 18-61 shall be paid with the first submittal of said plans. All plans shall be submitted at or before the time the building plans are submitted to the Building Division and shall be approved by the City and all other involved agencies prior to the release of any development permits.

30. Prior to the initial submittal of the improvement plans, the applicant shall contact Sean Smith at (559) 324-2363 to setup a coordination meeting (Pre-submittal Meeting).

31. Upon approval of improvement plans, the applicant shall provide the City with the appropriate number of copies. After all improvements have been constructed and accepted by the City, the applicant shall submit to the City of Clovis Engineering Division (1) digital copy to the City in PDF format of the approved set of construction plans revised to accurately reflect all field conditions and revisions and marked "ASBUILT" for review and approval. Upon approval of the AS-BUILTs by the City, and prior to granting of final occupancy or final acceptance, the applicant shall provide (1) digital copy to the City in PDF format.

General Provisions

32. The applicant shall pay all applicable development fees at the rate in effect at the time of payment and prior to final map approval by Council or have the fees payable 81 AGENDA ITEM NO. 10.
directly to the City through a separate escrow account at the time of recordation of the map.

33. The applicant is advised that, pursuant to California Government Code, Section 66020, any party may protest the imposition of fees, dedications, reservations, or other exactions imposed on a development project by a local agency. Protests shall be filed in accordance with the provisions of the California Government Code and shall be filed within 90 days after conditional approval of this application is granted.

The 90-day protest period for this project shall begin on the “date of approval” as indicated on the “Acknowledgment of Acceptance of Conditions” form.

34. All reimbursement requests shall be prepared and submitted in accordance with the requirements of the current version of the “Developer Reimbursement Procedures” a copy of which may be obtained at the City Engineer’s Office.

35. The applicant shall install all improvements within public right-of-way and easements in accordance with the City of Clovis standards, specifications, master plans, and record drawings in effect at the time of improvement plan approval.

36. The applicant shall address all conditions and be responsible for obtaining encroachment permits from the City of Clovis for all work performed within the City's right-of-way and easements.

37. The applicant shall submit a soils report or a waiver of soils report to the City of Clovis Engineering Division for approval by the City Engineer.

38. The applicant shall provide and pay for all geotechnical services per City policy.

39. The applicant shall comply with the requirements of the local utility, telephone, and cable companies. It shall be the responsibility of the applicant to notify the local utility, telephone, and cable companies for the removal or relocation of utility poles where necessary. The City shall not accept first submittals without proof that the applicant has provided the improvement plans and documents showing all proposed work to the utility, telephone, and cable companies. All utility vaults in which lids cannot be sloped to match proposed finished grading, local utilities have 5% max slope, shall be located in sidewalk areas with pedestrian lids so the lid slope matches sidewalk cross slope.

40. All existing overhead and new utility facilities located on-site, within alleys, or within the street right-of-way along the streets adjacent to this tract shall be undergrounded unless otherwise approved by the City Engineer.

41. The applicant shall contact and address all requirements of the United States Postal Service Clovis Office for the location and type of mailboxes to be installed. The location of the facilities shall be approved by the City Engineer prior to approval of improvement plans or any construction.
82 AGENDA ITEM NO. 10.

42. The applicant shall contact and address Caltrans requirements. The applicant shall be required to mitigate impacts to State Highway facilities as determined by the City Engineer.

Dedications and Street Improvements

43. The applicant shall provide right-of-way acquisition or dedicate free and clear of all encumbrances and/or improve the following streets to City standards. The street improvements shall be in accordance with the City’s specific plans and shall match existing improvements. The applicant’s engineer shall be responsible for verifying the type, location, and grades of existing improvements. a. All interior street sections in this area have been outlined in the Home Place Master Plan and shall be used as the design standards. With each phase of development, the City Engineer shall determine the amount of street construction required for orderly development.
b. The locations and design of all median island openings shall be reviewed and approved with each phase of the development by the City Engineer. Design criteria such as, but not limited to, access for City service vehicles and emergency service vehicles, shall affect the extents and widths of median islands within local streets. Median islands within local streets shall be reviewed and approved with each phase of the development by the City Engineer. c. Leonard Avenue – Along frontage between Gettysburg and Donner Avenues, dedicate to provide right-of-way acquisition for 70' (existing 54') east of centerline and section line, and improve with curb, gutter, sidewalk, drive approaches, curb return ramps, streetlights, median island, median island landscaping and irrigation, landscape strip, 46' (16’ west + 30’ east) of permanent paving, and transitional paving as needed.
d. Leonard Avenue – For orderly development, on the west side of the street, along frontage between Gettysburg and Donner Avenues, improve with curb, gutter, full-width sidewalk, curb return ramps, streetlights, an additional 14' of permanent paving (for a total of 30’ on the west side), and transitional paving as needed. e. Leonard Avenue – Along frontage between Donner and the southern limit of TM 6364’s street frontage, dedicate to provide right-of-way acquisition for 70' (existing 54') east of centerline and section line, and improve with curb, gutter, sidewalk, curb return ramps, streetlights, landscape strip, permanent paving and overlay as necessary to match the existing permanent pavement. f. Leonard Avenue – For orderly development, between the southern limit of TM 6364’s street frontage and Ashlan Avenue, dedicate to provide right-of-way acquisition for 70' (existing 54') east of centerline and section line, and improve 83 AGENDA ITEM NO. 10.
with curb, gutter, sidewalk, at-grade drive approach, curb return ramps, streetlights, landscape strip, permanent paving and overlay as necessary to match the existing permanent pavement.
g. Ashlan Avenue – For orderly development, between Leonard Avenue and the western limit of TM 6364’s street frontage, improve with curb, gutter, sidewalk, at-grade drive approach, curb return ramps, streetlights, landscape strip, permanent paving and overlay as necessary to match the existing permanent pavement, and transitional paving as needed.
h. Ashlan Avenue – Along frontage between the western limit of TM 6364’s street frontage and Highland Avenue, dedicate to provide right-of-way acquisition for 70' (existing 59') north of centerline and section line, and improve with curb, gutter, sidewalk, drive approaches, curb return ramps, streetlights, median island landscaping and irrigation, landscape strip, permanent paving and overlay as necessary to match the existing permanent pavement, and transitional paving as needed.
i. Ashlan and Highland Avenues – For orderly development, along the Historic Home Place Site, improve with curb, gutter, sidewalk, at-grade drive approach, curb return ramps, streetlights, landscape strip, permanent paving and overlay as necessary to match the existing permanent pavement, and transitional paving as needed prior to or concurrent with the connection of Highland Avenue to Ashlan Avenue.
j. Ashlan Avenue – Along frontage between Highland and Thompson Avenues, dedicate to provide right-of-way acquisition for 70' (existing 59') north of centerline and section line, and improve with curb, gutter, sidewalk, drive approaches, curb return ramps, streetlights, median island, median island landscaping and irrigation, landscape strip, 46' (30’ north + 16’ south) of permanent paving, 3' paved swale on the south side of the street, and transitional paving as needed.
k. Thompson Avenue – Along frontage, dedicate to provide right-of-way acquisition for 49' (existing 20') west and 26’ (existing 20’) east of centerline and section line, and improve with curb, gutter, sidewalk, drive approaches, curb return ramps, streetlights, fiber optic conduit, landscape strip, 46' (24’ west + 22’ east) of permanent paving, 3' paved swale on the east side of the street, and transitional paving as needed.
l. Gettysburg Avenue – Along frontage between Leonard Avenue and approximately 615’ east of Leonard Avenue, dedicate to provide right-of-way acquisition for 61' (existing 20’) south and 26’ (existing 20’) north of centerline and section line, and improve with curb, gutter, sidewalk, curb return ramps, streetlights, landscape strip, 58' (36’ south + 22’ north) of permanent paving, 3' paved swale on the north side of the street, and transitional paving as needed. 84 AGENDA ITEM NO. 10.
m. Gettysburg Avenue – For orderly development, between approximately 615’ east of Leonard Avenue and the western limit of TM 6034, improve with 44' (22’ south + 22’ north’) permanent paving, 3' paved swale on both sides of the street, and transitional paving as needed.
n. Gated Developments – Provide ample vehicle stacking area outside the travel lanes of Leonard Avenue and the interior streets that will allow vehicles to wait as vehicles are accessing the control panel to open the security gates. Design a turn-a-round to allow vehicles that cannot enter the complex to return to the street without backing the vehicle up. Provide the Solid Waste Division with remote controls that will allow access for all solid waste and recycling vehicles. o. Entry feature streets with median islands shall have a minimum of 22’ wide travel lanes in each direction with parking or without parking. p. Roundabouts – Dedicate and improve per Federal Highway Administration guidelines and per approval by the City Engineer. Additional right-of-way and permanent paving may be necessary for each roundabout as approved by the City Engineer. The City Engineer shall determine the timing for the installation of the required roundabouts.
i. Intersection of Thompson Avenue and the Donner Avenue alignment. q. Cul-De-Sacs - dedicate to provide for 52' radius and improve with curb, gutter, sidewalk, streetlights, 43' permanent paving and all transitional paving as needed.
r. Temporary Turnabouts – Dedicate to provide for a 48' radius and install 45' of permanent/temporary paving plus 3' paved swale.
s. Install a traffic signal at Gettysburg and Leonard Avenues and provide the necessary right-of-way for the signal in its ultimate location. The City Engineer shall determine the timing for the installation of the required traffic signal. t. Install a traffic signal at Ashlan and Thompson Avenues and provide the necessary right-of-way for the signal in its ultimate location. The City Engineer shall determine the timing for the installation of the required traffic signal. u. Install a traffic signal at Ashlan and Highland Avenues and provide the necessary right-of-way for the signal in its ultimate location. The City Engineer shall determine the timing for the installation of the required traffic signal. v. Dog Creek Trail – The applicant shall dedicate and provide for a multi-purpose trail, including landscaping, irrigation, trails, and other amenities as approved by 85 AGENDA ITEM NO. 10.
the City Engineer. The applicant shall modify Dog Creek as necessary to coordinate with the construction of the trail.
w. Dog Creek Trail – For orderly development, the applicant shall dedicate and provide for a trail (10’ landscape + 10’ walk + 10’ landscaping) along Ashlan Avenue, between Leonard Avenue and the westernmost limit of TM 6364’s Ashlan Avenue street frontage.
x. The Dog Creek alignment shall be relocated from the west side to the east side of Sewer Pump Station E.
y. The applicant shall replace or widen the bridge for Dog Creek at Ashlan Avenue as necessary to accommodate the proposed street work.
z. Construct a bridge where Dog Creek crosses any interior street. Bridges for the interior streets shall be at the owner’s expense.
aa. The applicant shall relinquish all vehicular access to Leonard, Ashlan, Thompson and Gettysburg Avenues for all single-family residential lots that back or side onto those streets.
bb. The applicant shall dedicate and provide for a community gateway on the northwest corner of Thompson and Ashlan Avenues.
cc. The applicant shall dedicate and provide for a community gateway monument sign in conjunction with the neighborhood commercial center near on the southwest corner of Thompson and Gettysburg Avenues.
dd. The applicant shall dedicate and provide for a community gateway on the southeast corner of Leonard and Gettysburg Avenues.

44. The applicant shall relocate all fiber infrastructure existing within the proposed street pavement area to behind the curb per City standards.

45. The applicant shall provide a dedication for a 10' public utility easement, where applicable, along all frontages or alternate widths approved by the utilities companies.

46. The applicant shall not install any fences, temporary or permanent in public right-ofway.

47. The applicant's engineer of record shall provide traffic geometric studies to determine exact limits of dedication(s) on Gettysburg Avenue and Leonard Avenue, and lengths and configuration of left turn, right turn pockets and bus bays. Additional dedication and improvements may be required depending on the traffic study. 86 AGENDA ITEM NO. 10.

48. The applicant's engineer of record shall provide traffic geometric studies to determine exact limits of dedication(s) on Ashlan Avenue and Thompson Avenue, and lengths and configuration of left turn, right turn pockets and bus bays. Additional dedication and improvements may be required depending on the traffic study.

49. The applicant's engineer of record shall provide traffic geometric studies to determine exact limits of dedication(s) on Ashlan Avenue and Highland Avenue, and lengths and configuration of left turn, right turn pockets and bus bays. Additional dedication and improvements may be required depending on the traffic study.

50. The applicant's engineer of record shall provide traffic geometric studies to determine exact limits of dedication(s) on Gettysburg Avenue and Thompson Avenue, and lengths and configuration of the roundabout. Additional dedication and improvements may be required depending on the traffic study.

51. The applicant's engineer of record shall provide traffic geometric studies to determine exact limits of dedication(s) on Thompson Avenue and the Donner Avenue alignment, and lengths and configuration of the roundabout. Additional dedication and improvements may be required depending on the traffic study.

52. The applicant’s engineer of record may need to provide geometric studies to determine the exact limit(s) of dedication with each phase of development as required by the City Engineer.

53. The applicant shall provide preliminary title report, legal description and drawings for all dedications required which are not on the site. All contact with owners, appraisers, etc. of the adjacent properties where dedication is needed shall be made only by the City. The City will prepare an estimate of acquisition costs including but not limited to appraised value, appraisal costs, negotiation costs, and administrative costs. The applicant shall pay such estimated costs as soon as they are determined by the City.

54. The sideyard side of all corner lots shall have full width sidewalk except where planter strips or meandering sidewalk is proposed.

55. The applicant shall obtain "R Value" tests in quantity sufficient to represent all street areas and have street structural sections designed by a registered civil engineer based on these "R Value" tests.

56. The applicant shall, at the ends of any permanent pavement abutting undeveloped property, install 2" x 6" redwood header boards that shall be placed prior to the street surfacing.

57. Standard barricades with reflectors shall be installed at ends of streets abutting undeveloped property and any other locations to be specified by the City Engineer. 87 AGENDA ITEM NO. 10.

58. The applicant shall provide to the City for recording a reciprocal access agreement to maintain and provide vehicular, pedestrian, and public access, prior to obtaining building permits.

Sewer

59. The applicant shall identify and abandon all septic systems to City standards.

60. The applicant shall install sanitary sewer mains of the size and in the locations indicated below, prior to occupancy. The sewer improvements shall be in accordance with the City’s master plans and shall match existing improvements. The applicant’s engineer shall be responsible for verifying the size, location, and elevations of existing improvements. Any alternative routing of the mains shall require approval of the City Engineer and shall be supported by appropriate calculations. a. Highland Avenue Alignment – install 15" main between Gettysburg Avenue and Ashlan Avenue.
b. Gettysburg Avenue – install 15" main between TM 6034 and Thompson Avenue. c. Thompson Avenue – install 8" main between Gettysburg Avenue and the Gettysburg Avenue alignment.
d. Thompson Avenue – install 8" main between the Donner Avenue alignment and the Ashcroft Avenue alignment.
e. Thompson Avenue – install 10" main between the Ashcroft Avenue alignment and the Holland Avenue alignment.
f. Thompson Avenue – install 12" main between the Holland Avenue alignment and Ashlan Avenue.
g. Ashlan Avenue – install 15" main between Thompson Avenue and Highland Avenue.
h. Interior Streets – install 8" mains.

61. The applicant shall install one (1) 4" sewer service house branch to each lot within the tentative tract.

62. The applicant shall notify all property owners annexed to the City and along streets where a new sewer main will be constructed to determine if they wish to be connected to City sewer. Property owners shall work directly with the applicant regarding costs and location. The applicant shall notify property owners that sewer connection fees are required if they choose to connect.

Water

63. The applicant shall identify and abandon all water wells to City standards.

64. The applicant shall install water mains of the sizes and in the locations indicated below and provide an adequately looped water system prior to occupancy. The water improvements shall be in accordance with the City’s master plans and shall match 88 AGENDA ITEM NO. 10.
existing improvements. The applicant’s engineer shall be responsible for verifying the size, location, and elevations of existing improvements. Any alternative routing of the mains shall require approval of the City Engineer and shall be supported by appropriate calculations.
a. Gettysburg Avenue – install 12" main along frontage between TM 6034 and Thompson Avenue.
b. Thompson Avenue – install 12" main between Gettysburg Avenue and Ashlan Avenue.
c. Highland Avenue – install 12" main between Gettysburg Avenue and Ashlan Avenue.
d. Interior Streets – install 8" mains.

65. The applicant shall provide dedication of 15-foot wide utility easements for all on-site water mains, hydrants, blow-offs, and water meters not located in otherwise dedicated rights-of-way.

66. The applicant shall install a City standard water service to each lot of the proposed subdivision. Water services shall be grouped at property lines to accommodate automatic meter reading system, including installation of connecting conduit. The water meter shall be placed in the sidewalk and not in planters or driveways.

67. The applicant shall notify all property owners annexed to the City and along streets where a new water main will be constructed to determine if they wish to be connected to City water. Property owners shall work directly with the applicant regarding costs and location. The applicant shall notify property owners that water connection fees are required if they choose to connect.

68. Prior to recording a final map of any phase, the applicant shall demonstrate to the satisfaction of the City Fire Chief and City Engineer that there is adequate water pressure to serve the units to be constructed. The applicant shall work with the City Engineer to determine the adequacy of water supply/pressure for the proposed development.

Recycled Water

69.The applicant shall install recycled water mains of the sizes and in the locations indicated below. The recycled water improvements shall be in accordance with the City’s master plans and shall match existing improvements. All areas utilizing recycle water for irrigation shall be clearly marked on the improvement plans. The applicant’s engineer shall be responsible for verifying the size, location, and elevations of existing improvements. Any alternative routing of the mains shall require approval of the City Engineer and may require appropriate calculations.
a. Gettysburg Avenue – install 12” main along the property frontage between TM 6034 and Thompson Avenue.
89 AGENDA ITEM NO. 10.
b. Thompson Avenue – install 12” main along the property frontage between Gettysburg Avenue and Ashlan Avenue.
c. Paseos, Trails, and Neighborhood Parks – install mains as necessary to serve the paseos, trails, and the neighborhood parks.

Grading and Drainage

70.The applicant shall contact the Fresno Metropolitan Flood Control District (FMFCD) and address all requirements, pay all applicable fees required, obtain any required NPDES permit, and implement Best Available Technology Economically Achievable and Best Conventional Pollutant Control Technology to reduce or eliminate storm water pollution. Plans for these requirements shall be included in the previously required set of construction plans and shall be submitted to and approved by FMFCD prior to the release of any development permits.

71.Portions of the project appear to lie within a flood zone. The applicant shall comply with the requirements of the City’s Municipal Code.

72.In the event permanent storm drainage facilities are not available, the applicant shall provide temporary on-site retention basins for storm water disposal and provide a cash deposit for each basin to offset the City’s cost of maintaining the basins. The size and design shall be in accordance with the requirements of the City Engineer and may change based on design calculations and access requirements for maintenance. The temporary pond maintenance deposit shall be based on size, depth, expected maintenance schedule, etc. However, the property owner shall be responsible for periodic cleaning of toxic material. The temporary basin is solely for the convenience of the subdivision.

73.The owner of the property on which the temporary basin(s) are located shall backfilled said basin(s) within ninety (90) days after notice is given by the City that the basin(s) are no longer needed. In the event the owner fails to backfill said basin(s) within said 90 days, the City may cause the basin to be backfilled. A lien to cover the cost of the work will be placed on the property, including the costs to prepare and enforce the lien. A covenant shall be prepared and recorded on the lot on which the basin(s) is/are located.

74.Grade differentials between lots and adjacent properties shall be adequately shown on the grading plan and shall be treated in a manner in conformance with City of Clovis Standard Drawing No. M-4 as modified by the City Council. Any retaining walls required on-site or in public right of way shall be masonry construction. All retaining walls shall be designed by a registered civil engineer. 90 AGENDA ITEM NO. 10.

Irrigation and Landscaping Facilities

75.The applicant, as a portion of the required tract improvements, shall provide landscaping and irrigation as required herein. The landscaping and irrigation shall be installed in public right-of-way and the area reserved for landscaping. The irrigation and landscape improvements shall be in accordance with the City’s master plans and the Home Place master plan and shall match existing improvements. The applicant’s engineer shall be responsible for verifying the size, location, and elevations of existing improvements. Plans for the required landscaping and irrigation systems shall be prepared by an appropriately registered professional at the applicant's expense and shall be approved by the City of Clovis Planning and Development Services Department and Public Utilities Department prior to the beginning of construction or the recording of the final tract map, whichever occurs first. Landscape and irrigation facilities that the City Landscape Maintenance District shall maintain: the Dog Creek Trail, landscape strips along Leonard, Ashlan, Thompson and Gettysburg Avenues, and the median islands in Leonard and Ashlan Avenue. The landscape strip around the planned unit development and commercial area may be maintained by a perpetual maintenance covenant.

76.The owner shall request annexation to and provide a covenant for the Landscape Maintenance District. The property owner acknowledges and agrees that such request serves as a petition pursuant to California State Proposition 218 and no further election shall be required for the establishment of the initial assessment. The assessment for each lot shall be obtained from the City for the tax year following the recordation of the final map. The estimated annual assessment per average sized lot is $464.59, which is subject to change prior to issuance of building permit or final tract map approval and is subject to an annual change in the range of the assessment in the amount of the Consumer Price Index, U.S. City Average, All Urban Consumers (CPI Index), plus two percent (2%). The additional landscaping enhancements that exceed the City norms and are specific benefit to the property, such as the entry feature, columns, monuments, interior median islands, interior street landscape strips, interior paseos, interior pocket parks, round-a-bouts, special streetlights, wayfinding signage, etc, if determined to be maintained by the Landscape Maintenance District, shall be maintained by an additional landscape maintenance assessment. The applicant shall provide construction costs and deposit with the City an amount equal to 50% of the value of the enhanced landscaping hardscape features, or an alternate amount approved by the City Engineer, such as columns, monuments, and special streetlights, that exceeds the City norms. The applicant shall provide the City with an estimate of the annual maintenance for the special lighting and landscaping enhancements that exceeds the City norms. The owner/developer shall notify all potential lot buyers before they actually purchase a lot that this tract is a part of a Landscape Maintenance District and shall inform potential buyers of the assessment amount. Said notification shall be in a manner approved by the City. The owner/developer shall supply all pertinent materials for the Landscape Maintenance District.
91 AGENDA ITEM NO. 10.

77.The applicant shall comply with the City of Clovis Water Efficient Landscape Requirements Ordinance.

78.The applicant shall contact and address all requirements of the Fresno Irrigation District (FID). This may include dedicating easements, piping or relocating any existing FID canals and ditches, replacing any existing irrigation piping, concrete lining or improving any existing canals, construction or reconstruction of any canals, culverts, and bridge crossings. Plans for these requirements and improvements shall be included as in the previously required set of construction plans and shall be submitted to and approved by FID prior to the release of any development permits or recording of the final tract map. If a FID or private irrigation line is to be abandoned, the applicant shall provide waivers from all downstream users.

79.The applicant shall indicate on construction drawings the depth, location, and type of material of any existing Fresno Irrigation District's irrigation line along the proposed or existing street rights-of-way or onsite. Any existing canals shall be piped. The material of the existing pipe shall be upgraded to the proper class of rubber gasket pipe at all locations unless otherwise approved by the City Engineer.

80.The applicant shall apply to the Fresno Irrigation District (FID) for transfer of irrigation water rights to the City of Clovis if the property has not already been removed from FID and transferred to the City. The applicant shall execute a “Request for Change of Relative Value” that can be obtained and processed through FID. The applicant shall provide a copy of the completed form to the City.

81.All existing agricultural irrigation systems either on-site or in public right of way, whether FID or privately owned, shall be identified prior to any construction activity on the site. Service to all downstream users of irrigation water shall be maintained at all times through preservation of existing facilities or, if the existing facilities are required to be relocated, the relocation and replacement of the existing facilities. It is the intent that downstream users not bear any burden as a result of development of the site.

Therefore, the applicant shall pay all costs related to modification, relocation, or repair of any existing irrigation facilities resulting from or necessitated by the development of the site. The applicant shall identify on site plans and construction plans, all existing irrigation systems, and their disposition (abandonment, repair, relocation, and/or piping). The applicant shall consult with the Fresno Irrigation District for any additional requirements for lines to be abandoned, relocated, or piped. The applicant shall provide waivers from all users in order to abandon or modify any irrigation pipelines or for any service interruptions resulting from development activities.

82.The applicant shall provide a landscape and irrigation perpetual maintenance covenant recorded for landscaping installed in the public right-of-way behind the curb including easements that will not be maintained by the Clovis Landscape Maintenance District. A recordable covenant shall be submitted to and approved by the City of Clovis City Engineer prior to final map approval.
92 AGENDA ITEM NO. 10.

83.The applicant shall provide a perimeter wall perpetual maintenance covenant on all properties that have a perimeter wall that is installed on private property. A recordable covenant shall be submitted to and approved by the City of Clovis City Engineer prior to final map approval.

Miscellaneous

84.The applicant shall install streetlights with locations to be reviewed and approved with each phase of the development by the City Engineer. Streetlights along the major streets shall be installed on metal poles to local utility provider’s standards at the locations designated by the City Engineer. Streetlight locations shall be shown on the utility plans submitted with the final map for approval. Streetlights at future traffic signal locations shall be installed on approved traffic signal poles, including all conduits and pull boxes. Streetlights along the major streets shall be owned and maintained by local utility providers. Proof of local utility provider’s approval shall be provided. The applicant may install thematic lighting, as approved by the City Engineer. If the applicant chooses to install thematic lighting, the applicant shall provide a conceptual lighting plan identifying adjacent properties that may be incorporated with thematic lights to create a neighborhood effect. Thematic lighting owned by the City shall be maintained by an additional landscape maintenance assessment.

85.The applicant shall install all major street monumentation and section corner monumentation within the limits of the project work in accordance with City Standard ST-32 prior to final acceptance of the project. Monumentation shall include all section corners, all street centerline intersection points, angle points and beginning and end of curves (E.C.'s & B.C.'s). The applicant/contractor shall furnish brass caps. Any existing section corner or property corner monuments damaged by this development shall be reset to the satisfaction of the City Engineer. A licensed land surveyor or civil engineer licensed to perform land surveying shall certify the placement of all required monumentation prior to final acceptance. Brass caps required for installation of new monuments or replacement of existing monuments shall be provided by the contractor/the applicant and approved by City prior to installation. Within five days after the final setting of all monuments has been completed, the engineer or surveyor shall give written notice to the City Engineer that the final monuments have been set.

Upon payment to the engineer or surveyor for setting the final monuments, the applicant shall present to the City Engineer evidence of the payment and receipt thereof by the engineer or surveyor.

86.A deferment, modification, or waiver of any engineering conditions shall require the express written approval of the City Engineer.

87.The conditions given herein are for the entire development. Additional requirements for individual phases may be necessary pending review by the City Engineer. 93 AGENDA ITEM NO. 10.

Administration Department Conditions
(John Holt, Department Representative – 559-324-2060)

88.Prior to approval, recordation or filing of an annexation, final map, or site plan, the property covered by the project shall be included within or annexed to a Community Facilities District (CFD), established by the City for the provision of public facilities and services, for which proceedings have been consummated, and shall be subject to the special tax approved with the formation or annexation to the CFD. The CFD applies only to residential projects.

89.The applicant and the property owner acknowledge and agree that if the project were not part of a CFD, the City might lack the financial resources to operate facilities and provide public services, such as police protection, fire protection, emergency medical services, park and recreation services, street maintenance and public transit. Absent the requirement for inclusion of the project within a CFD, the City might not be able to make the finding that the project is consistent with the General Plan and relevant specific plans and might not be able to make the findings supporting approval of the project as required by the Subdivision Map Act and the California Environmental Quality Act, and the City might be required to deny the application for the project.

90.The owner/developer shall notify all potential lot buyers prior to sale that this project is a part of a Community Facilities District and shall inform potential buyers of the special tax amount. Said notification shall be in a manner approved by the City. This requirement may be waived at the discretion of the City Council if, at the time of the approval, recordation or filing of the project, the City Council has determined that it is not necessary that the project be included in the CFD.

Fresno Municipal Flood Control District (FMFCD) Comments (Mikel Meneses-Arias, Department Representative – 559-456-3292)

91.The applicant shall refer to the attached FMFCD correspondence. If the list is not attached, please contact the Flood Control District for the requirements.

San Joaquin Valley Unified Air Pollution Control District (SJVUAPCD) (Patrick Chimienti, Representative – 559-230-6139)

92.The applicant shall refer to the attached SJVUAPCD correspondence. If the correspondence is not attached, please contact the Air District for the requirements. 94 AGENDA ITEM NO. 10.

Attachment 3
DRAFT
RESOLUTION 22-__

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CLOVIS APPROVING A PLANNED DEVELOPMENT PERMIT FOR TENTATIVE TRACT MAP 6364 GENERALLY

LOCATED ON THE WEST SIDE OF LEONARD AVENUE, SOUTH OF GETTYSBURG

AVENUE, EAST OF THOMPSON AVENUE AND NORTH OF ASHLAN AVENUE AND

FINDING THAT THE PROJECT IS EXEMPT FROM FURTHER ENVIRONMENTAL REVIEW UNDER SECTIONS 15182 AND 15183 OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
WHEREAS, Home Place Holdings, Inc, 1446 Tollhouse Rd, Suite 103, Clovis, CA 93611 (“Applicant”), has applied for a Planned Development Permit (2022-002) to deviate from the R1 Zone District development standards associated with Tentative Tract Map TM6364 for a 1174- lot single-family subdivision (“Project”) generally located on the west side of Leonard Avenue, south of Gettysburg Avenue, east of Thompson Avenue and north of Ashlan Avenue, County of Fresno (“Property”); and
WHEREAS, the proposed Planned Development Permit (PDP2022-002) is in keeping with the intent and purpose of the Clovis Development Code; and WHEREAS, the Planning Commission held a noticed Public Hearing on July 28, 2022 to consider the Project, at which time interested persons were given opportunity to comment on the Project: and
WHEREAS, the Planning Commission voted and recommended that the Council approve PDP2022-002; and
WHEREAS, the Planning Commission’s recommendations were forwarded to the City Council for consideration; and
WHEREAS, the City published notice of a City Council public hearing in the Fresno Business Journal on August 24, 2022, mailed public notices to property owners within 600 feet of the Property ten (10) days prior to said City Council hearing, and otherwise posted notice of the Public Hearing according to applicable law; and
WHEREAS, a duly noticed public hearing was conducted by the City Council to consider the proposed Project on September 19, 2022; and
WHEREAS, the City Council considered the CEQA analysis outlined in the staff report and elsewhere in the Administrative Record which determines that the Project is exempt from further environmental analysis pursuant to CEQA Guidelines Sections 15183 and 15182; and WHEREAS, the City Council has had an opportunity to review and consider the entire Administrative Record relating to the Project, which is on file with the Department, and reviewed and considered those portions of the Administrative Record determined to be necessary to make an informed decision, including, but not necessarily limited to, the staff report, the written materials submitted with the request, and the verbal and written testimony and other evidence 95 AGENDA ITEM NO. 10.
presented during the public hearing, and the conditions of approval attached as Attachment A to this Resolution, which are incorporated herein by this reference.

NOW, THEREFORE, BASED UPON THE ENTIRE RECORD OF THE PROCEEDINGS, THE CITY COUNCIL RESOLVES AND FINDS AS FOLLOWS:

1. The City Council hereby approves PDP2022-002 subject to the conditions of approval set forth in Attachment A to this Resolution.

2. The Project satisfies the required findings for approval of a Planned Development Permit, as follows:
a. The Project is allowed within the subject base zoning district; b. The Project is consistent with the purpose, intent, goals, policies, actions, and land use designations of the General Plan and any applicable specific plan; c. The Project is generally in compliance with all of the applicable provisions of this Development Code relating to both on- and off-site improvements that are necessary to accommodate flexibility in site planning and property development and to carry out the purpose, intent, and requirements of this chapter and the subject base zoning district, including prescribed development standards and applicable design guidelines;
d. The Project ensures compatibility of property uses within the zoning district and general neighborhood of the proposed development;
e. The Project would produce a comprehensive development of superior quality (e.g., appropriate variety of structure placement and orientation opportunities, appropriate mix of structure sizes, high quality architectural design, increased amounts of landscaping and open space, improved solutions to the design and placement of parking facilities, incorporation of a program of enhanced amenities, etc.) than which might otherwise occur from more traditional development applications; f. Proper standards and conditions have been imposed to ensure the protection of the public health, safety, and welfare;
g. Proper on-site traffic circulation and control is designed into the development to ensure protection for fire suppression and police surveillance equal to or better than what would normally be created by compliance with the minimum setback and parcel width standards identified in Division 2 of this title (Zoning Districts, Allowable Land Uses, and Zone-Specific Standards);
h. The subject parcel is adequate in terms of size, shape, topography, and circumstances to accommodate the proposed development; and i. The design, location, operating characteristics, and size of the proposed development would be compatible with the existing and future land uses in the vicinity, in terms of aesthetic values, character, scale, and view protection. 96 AGENDA ITEM NO. 10.

3. The City Council could not make the findings necessary for approval of PDP2022-002 without the conditions of approval set forth in Attachment A to this Resolution.

4. The City Council finds that no additional environmental review is required for the Project pursuant to California Environmental Quality Act (CEQA) Guidelines Sections 15182 and 15183.

5. The basis for the findings is detailed in the September 19, 2022 staff report, which is hereby incorporated by reference, the entire Administrative Record, as well as the evidence and comments presented during the public hearing. * * * * * *
The foregoing resolution was introduced and adopted at a regular meeting of the City Council of the City of Clovis held on September 19, 2022, by the following vote, to wit.

AYES:

NOES:

ABSENT:

ABSTAIN:

DATED: September 19, 2022
______________________________ ______________________________ Mayor City Clerk
97 AGENDA ITEM NO. 10.

Attachment 3A
Conditions of Approval – PDP2022-002
Planning Division Comments
(Dave Merchen, City Planner - (559) 324-2346)

1. This Project requires the approval of a residential site plan review (RSPR) entitlement for lot-specific development standards prior to the submittal of the final map for each phase of TM6364. Specific color and materials of the walls, fencing, open space amenities, landscaping, and trails will be evaluated through the civil plans.

2. The design for features within the boundaries of TM 6364 that extend outside of a single phase shall be established for the entire tract with the initial RSPR application.

3. Features extending outside the Home Place boundaries shall be consistent with the prevailing design for the same features within the broader Loma Vista Specific Plan boundaries. Examples of these features include trail lighting and community gateways.

4. Design for features that are unique to the Home Place Master Plan and are intended to be utilized throughout the Master Plan shall be established with the initial RSPR application. This includes, but is not limited to, wayfinding signage, that will be Initial RSPR will set the standards for recurring design components.

5. Monument signage is encouraged for each phase of Tract 6364. Where monument signs are utilized, at least one common design element will be incorporated throughout the Master Plan boundaries. Examples of such a design element include the incorporation of a Home Place logo or a consistent material used in the monument base.

6. The project will construct community gateways at the intersections of Ashan/Thompson and Gettysburg/Leonard pursuant to the Home Place Master Plan.

7. The RSPR submitted for the initial phase of TM 6364 shall include a phasing plan identifying the phase of the Tract Map where community gateways and each component of the open space and trail system will be constructed.

8. The Project requires implementation of the Home Place Master Plan to produce a comprehensive development of superior quality than which might otherwise occur from more traditional development on the site. This could include enhanced entry points, including monuments as described in the Master Plan, an embellished block wall on exterior street frontages, and superior exterior elevation design, all of which will be reviewed and approved through the civil plan review process and residential site plan review.

9. No more than two of the same unit type (floor layout and exterior materials package) shall be repeated side by side. When two of the same units are repeated side by side, they shall be different colors. These identical provisions may be waived by the City 98 AGENDA ITEM NO. 10.

Planner on a specific lot basis within the project when the size or configuration of a lot would otherwise prevent compliance with the above requirements of any other siting or setback/yard requirements established under this application. If such a waiver is requested, the developer and City Planner shall work together to ensure that any sitings of units not in compliance with the above requirements shall be of different materials and elevations in order to minimize any adverse visual impacts that may result.

10.Planned Development Permit PDP2022-002 standards for lots within TM6364 shall be as established in the Home Place Master Plan in Tables 3.1 – 3.6. These standards are subject to change pursuant to the provisions outlined in Section 8.3 of the Master Plan. A change to the standards in Tables 3.1-3.6 made pursuant to Section 8.3 of the Master Plan shall be interpreted as amending the standards of PDP2022-002.

11.Setbacks shall be measured to the exterior face of the framing of the structure.

Exceptions to the setbacks are identified in §9.24.100, of the Clovis Municipal Code.

12.Landscape plans shall incorporate the tree and landscape palette identified in the Home Place Master Plan. Landscape plans shall be reviewed and approved separately by the landscape review committee for tree and landscape type and location.

13.Prior to the submittal of civil plan review, the applicant shall submit a tree plan showing all existing trees with their variety. A tree removal/protection plan shall be reviewed and approved by the Director. Trees shall not be removed without approval from the Director.

14.All lighting shall be screened from direct view from the public right-of-way and adjacent residential properties.

15.All landscaping (open space and private yards) shall conform to the City of Clovis Water Efficient Landscape Ordinance.

16.Where residential back-yards abut perimeter streets (Leonard, Thompson, Gettysburg, and Ashlan Avenues), a minimum six-foot high solid masonry wall shall be constructed.

17.The applicant shall provide an all-weather surface on each lot for the placement and storage of trash receptacles and the conveyance of the receptacles to the street frontage on the designated pickup day.
99 AGENDA ITEM NO. 10.

Conditions of Approval - TM6364
Planning Division Comments
[Dave Merchen, City Planner - (559) 324-2346]

1. The final map(s) submitted in conjunction with TM6364 shall be comply with the requirements specified in PDP 2022-002. All conditions of approval for PDP2022- 002 are incorporated by reference.

2. The final map(s) submitted in conjunction with TM6364, including the improvement plans for streets, trails, and other community features, shall be consistent with the standards and criteria in the Home Place Master Plan. If an inconsistency is identified between the criteria in the Home Place Master Plan and any other adopted standard, the Director of Planning and Development services shall determine the applicable requirement.

3. The project is subject to all applicable mitigation measure adopted in conjunction with certification of the environmental impact reports for the Loma Vista Specific Plan and 2014 General Plan.

4. The maximum number of residential lots that may be created by the tract map is 1,174. This does not include lots or outlots designated for uses other than single family homes.

5. The project will construct community gateways at the intersections of Ashan/Thompson and Gettysburg/Leonard pursuant to the Home Place Master Plan.

6. The applicant shall obtain City approval in advance of temporary and permanent subdivision signs through separate sign review, consistent with the development criteria of the Clovis Municipal Code Sign Ordinance.

7. The developer shall repair and or replace any broken or damaged irrigation lines, valves, and other equipment on their properties which are intended to serve adjacent or downstream properties.

8. The developer shall record a Covenant regarding a “right to farm,” for adjacent property owners. Such agreement shall be disclosed to all future home buyers.

9. Prior to the submittal of civil plan review, the applicant shall submit a tree plan showing all existing trees with their variety. A tree removal/protection plan shall be reviewed and approved by the Director. Trees shall not be removed without approval from the Director.

10. Upon final recordation of this vesting tentative tract map, it shall be the applicant’s responsibility to furnish to the Planning Department an electronic (PDF) copy of the original map obtained from the Fresno County Recorder’s Office. 100
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11. The applicant shall relay all conditions of approval for Vesting Tentative Tract Map 6364 to all subsequent purchasers of individual lots, if applicable, and/or to subsequent purchasers of this entire tract map development.

12. The applicant shall record a Notice of Nonconformance dealing with any structure used for model homes where the garage is converted for the use as a sales office.

13. All lighting shall be screened from direct view from the public right-of-way and adjacent residential properties.

14. All landscaping (open space and private yards) shall conform to the City of Clovis Water Efficient Landscape Ordinance.

15. This Project requires the submittal and approval of a residential site plan review entitlement for lot-specific development standards within TM6364. Specific color and materials of the models, walls, amenities, landscaping, and fencing will be evaluated through the civil plans.

16. The applicant shall provide an all-weather surface for the placement and storage of trash receptacles leading from the 5-foot side yard to the front of the property.

17. Biological resource preconstruction survey(s) of the site shall be completed prior to the commencement of project-related construction. Survey(s) shall be completed following the criteria identified biological resources assessment completed for the site in July of 2018.

Fire Department Conditions
(Rick Fultz, Fire Department Representative – (559) 324-2214) Roads / Access

18. Street Width: Fire apparatus access width shall be determined by measuring from “base of curb” to “base of curb” for roadways that have curbs. When roadways do not have curbs, the measurements shall be from the edge of the roadway surface (approved all weather surface). Street Width for Single Family Residences: Shall comply with Clovis Fire Standard #1.1. Minimum access road width of 36 feet for Single Family Residences is required throughout for this overall site. Exception Streets with houses on only one side of the street: Roads 32 feet or greater, to less than 36 feet in width require Fire Lane Markings on one side of the street. Parking is allowed on one side of street.

19. Turning Radius: All access way roads constructed shall be designed with a minimum outside turning radius of forty-five feet (45’)

20. Security Gates: If security gates are installed, all security gates shall comply with Clovis Fire Department Gates Standard #1.5. Plans shall be submitted for review and 101
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permits issued by Fire Department prior to installation. When the gate is open, there cannot be any obstruction due to the overhead cross-arms, braces or other structures. It shall provide an overhead clearance of at least 14 feet. When opened, gates shall provide a clear width of not less than 14 feet for one direction travel for splits gates or 20 feet for gates with 2 way travel.

21. Temporary Street Signs: The applicant shall install temporary street signs that meet City Temporary Street Sign Standard #1.9 prior to issuance of building permits within a subdivision.

22. All Weather Access & Water Supply: The applicant shall provide all weather access to the site during all phases of construction to the satisfaction of the approved Clovis Fire Department Standard #1.2.

23. Two Points of Access: Any development to this parcel will require a minimum of two (2) points of access to be reviewed and approved by the Clovis Fire Department. All required access drives shall remain accessible during all phases of construction which includes paving, concrete work, underground work, landscaping, perimeter walls.

24. Remoteness: Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one-half of the length of the maximum overall diagonal dimension of the property or area to be served, measured in a straight line between accesses. The fire code official shall have the authority to modify the required separation while still providing adequate access to the development.

The current submittal for the single family home portion of this project provides adequate separation

25. Internal circulation. New development shall utilize a grid or modified-grid street pattern. Areas designated for residential and mixed-use village developments should feature short block lengths of 200 to 600 feet.

Water Systems

26. Residential Fire Hydrant: The applicant shall install 4 ½” x 2 ½” approved Residential Type fire hydrant(s) and “Blue Dot” hydrant locators, paint fire hydrant(s) yellow with blue top and caps and paint the curb red as specified by the adopted Clovis Fire Department Standard #1.4. Plans shall be submitted to the Clovis Fire Department for review and approval prior to installation. The hydrant(s) shall be charged and in operation prior to any framing or combustible material being brought onto the site.

Hydrants curb markings and blue dots to be completed prior to occupancy of any homes.

Hydrant placement will be provided when a tract map is submitted for formal review for each phase of this project.
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27. Looped Water Main: The applicant shall install approved looped water main capable of the necessary flow of water for adequate fire protection and approved by the Clovis Fire Department
Engineering / Utilities / Solid Waste Division Conditions (Sean Smith, Engineering Division Representative – 324-2363) (Paul Armendariz, Department Representative – 324-2649) Maps and Plans

28. The applicant shall have a final tract map prepared, in the form prescribed by the Subdivision Map Act and City of Clovis Municipal Code. The final tract map shall be submitted to the City of Clovis Engineering Division, and should include, but not be limited to, final tract map, the current filing fee, closure calculations, current preliminary title report, legal descriptions and drawings of required dedications.

29. The applicant shall submit separately to the City of Clovis Engineering Division, a set of construction plans on 24" x 36" sheets with City standard title block for all required improvements and a current preliminary title report. These plans shall be prepared by a registered civil engineer, and shall include a grading plan, landscape plan, a site plan showing trash enclosure locations and an overall site utility plan showing locations and sizes of sewer, water, storm drain, and irrigation mains, laterals, manholes, meters, valves, hydrants, fire sprinkler services, other facilities, etc. Plan check and inspection fees per City of Clovis Resolution No. 18-61 shall be paid with the first submittal of said plans. All plans shall be submitted at or before the time the building plans are submitted to the Building Division and shall be approved by the City and all other involved agencies prior to the release of any development permits.

30. Prior to the initial submittal of the improvement plans, the applicant shall contact Sean Smith at (559) 324-2363 to setup a coordination meeting (Pre-submittal Meeting).

31. Upon approval of improvement plans, the applicant shall provide the City with the appropriate number of copies. After all improvements have been constructed and accepted by the City, the applicant shall submit to the City of Clovis Engineering Division (1) digital copy to the City in PDF format of the approved set of construction plans revised to accurately reflect all field conditions and revisions and marked "ASBUILT" for review and approval. Upon approval of the AS-BUILTs by the City, and prior to granting of final occupancy or final acceptance, the applicant shall provide (1) digital copy to the City in PDF format.

General Provisions

32. The applicant shall pay all applicable development fees at the rate in effect at the time of payment and prior to final map approval by Council or have the fees payable 103
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directly to the City through a separate escrow account at the time of recordation of the map.

33. The applicant is advised that, pursuant to California Government Code, Section 66020, any party may protest the imposition of fees, dedications, reservations, or other exactions imposed on a development project by a local agency. Protests shall be filed in accordance with the provisions of the California Government Code and shall be filed within 90 days after conditional approval of this application is granted.

The 90-day protest period for this project shall begin on the “date of approval” as indicated on the “Acknowledgment of Acceptance of Conditions” form.

34. All reimbursement requests shall be prepared and submitted in accordance with the requirements of the current version of the “Developer Reimbursement Procedures” a copy of which may be obtained at the City Engineer’s Office.

35. The applicant shall install all improvements within public right-of-way and easements in accordance with the City of Clovis standards, specifications, master plans, and record drawings in effect at the time of improvement plan approval.

36. The applicant shall address all conditions and be responsible for obtaining encroachment permits from the City of Clovis for all work performed within the City's right-of-way and easements.

37. The applicant shall submit a soils report or a waiver of soils report to the City of Clovis Engineering Division for approval by the City Engineer.

38. The applicant shall provide and pay for all geotechnical services per City policy.

39. The applicant shall comply with the requirements of the local utility, telephone, and cable companies. It shall be the responsibility of the applicant to notify the local utility, telephone, and cable companies for the removal or relocation of utility poles where necessary. The City shall not accept first submittals without proof that the applicant has provided the improvement plans and documents showing all proposed work to the utility, telephone, and cable companies. All utility vaults in which lids cannot be sloped to match proposed finished grading, local utilities have 5% max slope, shall be located in sidewalk areas with pedestrian lids so the lid slope matches sidewalk cross slope.

40. All existing overhead and new utility facilities located on-site, within alleys, or within the street right-of-way along the streets adjacent to this tract shall be undergrounded unless otherwise approved by the City Engineer.

41. The applicant shall contact and address all requirements of the United States Postal Service Clovis Office for the location and type of mailboxes to be installed. The location of the facilities shall be approved by the City Engineer prior to approval of improvement plans or any construction.
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42. The applicant shall contact and address Caltrans requirements. The applicant shall be required to mitigate impacts to State Highway facilities as determined by the City Engineer.

Dedications and Street Improvements

43. The applicant shall provide right-of-way acquisition or dedicate free and clear of all encumbrances and/or improve the following streets to City standards. The street improvements shall be in accordance with the City’s specific plans and shall match existing improvements. The applicant’s engineer shall be responsible for verifying the type, location, and grades of existing improvements. a. All interior street sections in this area have been outlined in the Home Place Master Plan and shall be used as the design standards. With each phase of development, the City Engineer shall determine the amount of street construction required for orderly development.
b. The locations and design of all median island openings shall be reviewed and approved with each phase of the development by the City Engineer. Design criteria such as, but not limited to, access for City service vehicles and emergency service vehicles, shall affect the extents and widths of median islands within local streets. Median islands within local streets shall be reviewed and approved with each phase of the development by the City Engineer. c. Leonard Avenue – Along frontage between Gettysburg and Donner Avenues, dedicate to provide right-of-way acquisition for 70' (existing 54') east of centerline and section line, and improve with curb, gutter, sidewalk, drive approaches, curb return ramps, streetlights, median island, median island landscaping and irrigation, landscape strip, 46' (16’ west + 30’ east) of permanent paving, and transitional paving as needed.
d. Leonard Avenue – For orderly development, on the west side of the street, along frontage between Gettysburg and Donner Avenues, improve with curb, gutter, full-width sidewalk, curb return ramps, streetlights, an additional 14' of permanent paving (for a total of 30’ on the west side), and transitional paving as needed. e. Leonard Avenue – Along frontage between Donner and the southern limit of TM 6364’s street frontage, dedicate to provide right-of-way acquisition for 70' (existing 54') east of centerline and section line, and improve with curb, gutter, sidewalk, curb return ramps, streetlights, landscape strip, permanent paving and overlay as necessary to match the existing permanent pavement. f. Leonard Avenue – For orderly development, between the southern limit of TM 6364’s street frontage and Ashlan Avenue, dedicate to provide right-of-way acquisition for 70' (existing 54') east of centerline and section line, and improve 105
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with curb, gutter, sidewalk, at-grade drive approach, curb return ramps, streetlights, landscape strip, permanent paving and overlay as necessary to match the existing permanent pavement.
g. Ashlan Avenue – For orderly development, between Leonard Avenue and the western limit of TM 6364’s street frontage, improve with curb, gutter, sidewalk, at-grade drive approach, curb return ramps, streetlights, landscape strip, permanent paving and overlay as necessary to match the existing permanent pavement, and transitional paving as needed.
h. Ashlan Avenue – Along frontage between the western limit of TM 6364’s street frontage and Highland Avenue, dedicate to provide right-of-way acquisition for 70' (existing 59') north of centerline and section line, and improve with curb, gutter, sidewalk, drive approaches, curb return ramps, streetlights, median island landscaping and irrigation, landscape strip, permanent paving and overlay as necessary to match the existing permanent pavement, and transitional paving as needed.
i. Ashlan and Highland Avenues – For orderly development, along the Historic Home Place Site, improve with curb, gutter, sidewalk, at-grade drive approach, curb return ramps, streetlights, landscape strip, permanent paving and overlay as necessary to match the existing permanent pavement, and transitional paving as needed prior to or concurrent with the connection of Highland Avenue to Ashlan Avenue.
j. Ashlan Avenue – Along frontage between Highland and Thompson Avenues, dedicate to provide right-of-way acquisition for 70' (existing 59') north of centerline and section line, and improve with curb, gutter, sidewalk, drive approaches, curb return ramps, streetlights, median island, median island landscaping and irrigation, landscape strip, 46' (30’ north + 16’ south) of permanent paving, 3' paved swale on the south side of the street, and transitional paving as needed.
k. Thompson Avenue – Along frontage, dedicate to provide right-of-way acquisition for 49' (existing 20') west and 26’ (existing 20’) east of centerline and section line, and improve with curb, gutter, sidewalk, drive approaches, curb return ramps, streetlights, fiber optic conduit, landscape strip, 46' (24’ west + 22’ east) of permanent paving, 3' paved swale on the east side of the street, and transitional paving as needed.
l. Gettysburg Avenue – Along frontage between Leonard Avenue and approximately 615’ east of Leonard Avenue, dedicate to provide right-of-way acquisition for 61' (existing 20’) south and 26’ (existing 20’) north of centerline and section line, and improve with curb, gutter, sidewalk, curb return ramps, streetlights, landscape strip, 58' (36’ south + 22’ north) of permanent paving, 3' paved swale on the north side of the street, and transitional paving as needed. 106
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m. Gettysburg Avenue – For orderly development, between approximately 615’ east of Leonard Avenue and the western limit of TM 6034, improve with 44' (22’ south + 22’ north’) permanent paving, 3' paved swale on both sides of the street, and transitional paving as needed.
n. Gated Developments – Provide ample vehicle stacking area outside the travel lanes of Leonard Avenue and the interior streets that will allow vehicles to wait as vehicles are accessing the control panel to open the security gates. Design a turn-a-round to allow vehicles that cannot enter the complex to return to the street without backing the vehicle up. Provide the Solid Waste Division with remote controls that will allow access for all solid waste and recycling vehicles. o. Entry feature streets with median islands shall have a minimum of 22’ wide travel lanes in each direction with parking or without parking. p. Roundabouts – Dedicate and improve per Federal Highway Administration guidelines and per approval by the City Engineer. Additional right-of-way and permanent paving may be necessary for each roundabout as approved by the City Engineer. The City Engineer shall determine the timing for the installation of the required roundabouts.
i. Intersection of Thompson Avenue and the Donner Avenue alignment. q. Cul-De-Sacs - dedicate to provide for 52' radius and improve with curb, gutter, sidewalk, streetlights, 43' permanent paving and all transitional paving as needed.
r. Temporary Turnabouts – Dedicate to provide for a 48' radius and install 45' of permanent/temporary paving plus 3' paved swale.
s. Install a traffic signal at Gettysburg and Leonard Avenues and provide the necessary right-of-way for the signal in its ultimate location. The City Engineer shall determine the timing for the installation of the required traffic signal. t. Install a traffic signal at Ashlan and Thompson Avenues and provide the necessary right-of-way for the signal in its ultimate location. The City Engineer shall determine the timing for the installation of the required traffic signal. u. Install a traffic signal at Ashlan and Highland Avenues and provide the necessary right-of-way for the signal in its ultimate location. The City Engineer shall determine the timing for the installation of the required traffic signal. v. Dog Creek Trail – The applicant shall dedicate and provide for a multi-purpose trail, including landscaping, irrigation, trails, and other amenities as approved by 107
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the City Engineer. The applicant shall modify Dog Creek as necessary to coordinate with the construction of the trail.
w. Dog Creek Trail – For orderly development, the applicant shall dedicate and provide for a trail (10’ landscape + 10’ walk + 10’ landscaping) along Ashlan Avenue, between Leonard Avenue and the westernmost limit of TM 6364’s Ashlan Avenue street frontage.
x. The Dog Creek alignment shall be relocated from the west side to the east side of Sewer Pump Station E.
y. The applicant shall replace or widen the bridge for Dog Creek at Ashlan Avenue as necessary to accommodate the proposed street work.
z. Construct a bridge where Dog Creek crosses any interior street. Bridges for the interior streets shall be at the owner’s expense.
aa. The applicant shall relinquish all vehicular access to Leonard, Ashlan, Thompson and Gettysburg Avenues for all single-family residential lots that back or side onto those streets.
bb. The applicant shall dedicate and provide for a community gateway on the northwest corner of Thompson and Ashlan Avenues.
cc. The applicant shall dedicate and provide for a community gateway monument sign in conjunction with the neighborhood commercial center near on the southwest corner of Thompson and Gettysburg Avenues.
dd. The applicant shall dedicate and provide for a community gateway on the southeast corner of Leonard and Gettysburg Avenues.

44. The applicant shall relocate all fiber infrastructure existing within the proposed street pavement area to behind the curb per City standards.

45. The applicant shall provide a dedication for a 10' public utility easement, where applicable, along all frontages or alternate widths approved by the utilities companies.

46. The applicant shall not install any fences, temporary or permanent in public right-ofway.

47. The applicant's engineer of record shall provide traffic geometric studies to determine exact limits of dedication(s) on Gettysburg Avenue and Leonard Avenue, and lengths and configuration of left turn, right turn pockets and bus bays. Additional dedication and improvements may be required depending on the traffic study. 108
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48. The applicant's engineer of record shall provide traffic geometric studies to determine exact limits of dedication(s) on Ashlan Avenue and Thompson Avenue, and lengths and configuration of left turn, right turn pockets and bus bays. Additional dedication and improvements may be required depending on the traffic study.

49. The applicant's engineer of record shall provide traffic geometric studies to determine exact limits of dedication(s) on Ashlan Avenue and Highland Avenue, and lengths and configuration of left turn, right turn pockets and bus bays. Additional dedication and improvements may be required depending on the traffic study.

50. The applicant's engineer of record shall provide traffic geometric studies to determine exact limits of dedication(s) on Gettysburg Avenue and Thompson Avenue, and lengths and configuration of the roundabout. Additional dedication and improvements may be required depending on the traffic study.

51. The applicant's engineer of record shall provide traffic geometric studies to determine exact limits of dedication(s) on Thompson Avenue and the Donner Avenue alignment, and lengths and configuration of the roundabout. Additional dedication and improvements may be required depending on the traffic study.

52. The applicant’s engineer of record may need to provide geometric studies to determine the exact limit(s) of dedication with each phase of development as required by the City Engineer.

53. The applicant shall provide preliminary title report, legal description and drawings for all dedications required which are not on the site. All contact with owners, appraisers, etc. of the adjacent properties where dedication is needed shall be made only by the City. The City will prepare an estimate of acquisition costs including but not limited to appraised value, appraisal costs, negotiation costs, and administrative costs. The applicant shall pay such estimated costs as soon as they are determined by the City.

54. The sideyard side of all corner lots shall have full width sidewalk except where planter strips or meandering sidewalk is proposed.

55. The applicant shall obtain "R Value" tests in quantity sufficient to represent all street areas and have street structural sections designed by a registered civil engineer based on these "R Value" tests.

56. The applicant shall, at the ends of any permanent pavement abutting undeveloped property, install 2" x 6" redwood header boards that shall be placed prior to the street surfacing.

57. Standard barricades with reflectors shall be installed at ends of streets abutting undeveloped property and any other locations to be specified by the City Engineer. 109
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58. The applicant shall provide to the City for recording a reciprocal access agreement to maintain and provide vehicular, pedestrian, and public access, prior to obtaining building permits.

Sewer

59. The applicant shall identify and abandon all septic systems to City standards.

60. The applicant shall install sanitary sewer mains of the size and in the locations indicated below, prior to occupancy. The sewer improvements shall be in accordance with the City’s master plans and shall match existing improvements. The applicant’s engineer shall be responsible for verifying the size, location, and elevations of existing improvements. Any alternative routing of the mains shall require approval of the City Engineer and shall be supported by appropriate calculations. a. Highland Avenue Alignment – install 15" main between Gettysburg Avenue and Ashlan Avenue.
b. Gettysburg Avenue – install 15" main between TM 6034 and Thompson Avenue. c. Thompson Avenue – install 8" main between Gettysburg Avenue and the Gettysburg Avenue alignment.
d. Thompson Avenue – install 8" main between the Donner Avenue alignment and the Ashcroft Avenue alignment.
e. Thompson Avenue – install 10" main between the Ashcroft Avenue alignment and the Holland Avenue alignment.
f. Thompson Avenue – install 12" main between the Holland Avenue alignment and Ashlan Avenue.
g. Ashlan Avenue – install 15" main between Thompson Avenue and Highland Avenue.
h. Interior Streets – install 8" mains.

61. The applicant shall install one (1) 4" sewer service house branch to each lot within the tentative tract.

62. The applicant shall notify all property owners annexed to the City and along streets where a new sewer main will be constructed to determine if they wish to be connected to City sewer. Property owners shall work directly with the applicant regarding costs and location. The applicant shall notify property owners that sewer connection fees are required if they choose to connect.

Water

63. The applicant shall identify and abandon all water wells to City standards.

64. The applicant shall install water mains of the sizes and in the locations indicated below and provide an adequately looped water system prior to occupancy. The water improvements shall be in accordance with the City’s master plans and shall match 110
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existing improvements. The applicant’s engineer shall be responsible for verifying the size, location, and elevations of existing improvements. Any alternative routing of the mains shall require approval of the City Engineer and shall be supported by appropriate calculations.
a. Gettysburg Avenue – install 12" main along frontage between TM 6034 and Thompson Avenue.
b. Thompson Avenue – install 12" main between Gettysburg Avenue and Ashlan Avenue.
c. Highland Avenue – install 12" main between Gettysburg Avenue and Ashlan Avenue.
d. Interior Streets – install 8" mains.

65. The applicant shall provide dedication of 15-foot wide utility easements for all on-site water mains, hydrants, blow-offs, and water meters not located in otherwise dedicated rights-of-way.

66. The applicant shall install a City standard water service to each lot of the proposed subdivision. Water services shall be grouped at property lines to accommodate automatic meter reading system, including installation of connecting conduit. The water meter shall be placed in the sidewalk and not in planters or driveways.

67. The applicant shall notify all property owners annexed to the City and along streets where a new water main will be constructed to determine if they wish to be connected to City water. Property owners shall work directly with the applicant regarding costs and location. The applicant shall notify property owners that water connection fees are required if they choose to connect.

68. Prior to recording a final map of any phase, the applicant shall demonstrate to the satisfaction of the City Fire Chief and City Engineer that there is adequate water pressure to serve the units to be constructed. The applicant shall work with the City Engineer to determine the adequacy of water supply/pressure for the proposed development.

Recycled Water

69.The applicant shall install recycled water mains of the sizes and in the locations indicated below. The recycled water improvements shall be in accordance with the City’s master plans and shall match existing improvements. All areas utilizing recycle water for irrigation shall be clearly marked on the improvement plans. The applicant’s engineer shall be responsible for verifying the size, location, and elevations of existing improvements. Any alternative routing of the mains shall require approval of the City Engineer and may require appropriate calculations.
a. Gettysburg Avenue – install 12” main along the property frontage between TM 6034 and Thompson Avenue.
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b. Thompson Avenue – install 12” main along the property frontage between Gettysburg Avenue and Ashlan Avenue.
c. Paseos, Trails, and Neighborhood Parks – install mains as necessary to serve the paseos, trails, and the neighborhood parks.

Grading and Drainage

70.The applicant shall contact the Fresno Metropolitan Flood Control District (FMFCD) and address all requirements, pay all applicable fees required, obtain any required NPDES permit, and implement Best Available Technology Economically Achievable and Best Conventional Pollutant Control Technology to reduce or eliminate storm water pollution. Plans for these requirements shall be included in the previously required set of construction plans and shall be submitted to and approved by FMFCD prior to the release of any development permits.

71.Portions of the project appear to lie within a flood zone. The applicant shall comply with the requirements of the City’s Municipal Code.

72.In the event permanent storm drainage facilities are not available, the applicant shall provide temporary on-site retention basins for storm water disposal and provide a cash deposit for each basin to offset the City’s cost of maintaining the basins. The size and design shall be in accordance with the requirements of the City Engineer and may change based on design calculations and access requirements for maintenance. The temporary pond maintenance deposit shall be based on size, depth, expected maintenance schedule, etc. However, the property owner shall be responsible for periodic cleaning of toxic material. The temporary basin is solely for the convenience of the subdivision.

73.The owner of the property on which the temporary basin(s) are located shall backfilled said basin(s) within ninety (90) days after notice is given by the City that the basin(s) are no longer needed. In the event the owner fails to backfill said basin(s) within said 90 days, the City may cause the basin to be backfilled. A lien to cover the cost of the work will be placed on the property, including the costs to prepare and enforce the lien. A covenant shall be prepared and recorded on the lot on which the basin(s) is/are located.

74.Grade differentials between lots and adjacent properties shall be adequately shown on the grading plan and shall be treated in a manner in conformance with City of Clovis Standard Drawing No. M-4 as modified by the City Council. Any retaining walls required on-site or in public right of way shall be masonry construction. All retaining walls shall be designed by a registered civil engineer. 112
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Irrigation and Landscaping Facilities

75.The applicant, as a portion of the required tract improvements, shall provide landscaping and irrigation as required herein. The landscaping and irrigation shall be installed in public right-of-way and the area reserved for landscaping. The irrigation and landscape improvements shall be in accordance with the City’s master plans and the Home Place master plan and shall match existing improvements. The applicant’s engineer shall be responsible for verifying the size, location, and elevations of existing improvements. Plans for the required landscaping and irrigation systems shall be prepared by an appropriately registered professional at the applicant's expense and shall be approved by the City of Clovis Planning and Development Services Department and Public Utilities Department prior to the beginning of construction or the recording of the final tract map, whichever occurs first. Landscape and irrigation facilities that the City Landscape Maintenance District shall maintain: the Dog Creek Trail, landscape strips along Leonard, Ashlan, Thompson and Gettysburg Avenues, and the median islands in Leonard and Ashlan Avenue. The landscape strip around the planned unit development and commercial area may be maintained by a perpetual maintenance covenant.

76.The owner shall request annexation to and provide a covenant for the Landscape Maintenance District. The property owner acknowledges and agrees that such request serves as a petition pursuant to California State Proposition 218 and no further election shall be required for the establishment of the initial assessment. The assessment for each lot shall be obtained from the City for the tax year following the recordation of the final map. The estimated annual assessment per average sized lot is $464.59, which is subject to change prior to issuance of building permit or final tract map approval and is subject to an annual change in the range of the assessment in the amount of the Consumer Price Index, U.S. City Average, All Urban Consumers (CPI Index), plus two percent (2%). The additional landscaping enhancements that exceed the City norms and are specific benefit to the property, such as the entry feature, columns, monuments, interior median islands, interior street landscape strips, interior paseos, interior pocket parks, round-a-bouts, special streetlights, wayfinding signage, etc., if determined to be maintained by the Landscape Maintenance District, shall be maintained by an additional landscape maintenance assessment. The applicant shall provide construction costs and deposit with the City an amount equal to 50% of the value of the enhanced landscaping hardscape features, or an alternate amount approved by the City Engineer, such as columns, monuments, and special streetlights, that exceeds the City norms. The applicant shall provide the City with an estimate of the annual maintenance for the special lighting and landscaping enhancements that exceeds the City norms. The owner/developer shall notify all potential lot buyers before they actually purchase a lot that this tract is a part of a Landscape Maintenance District and shall inform potential buyers of the assessment amount. Said notification shall be in a manner approved by the City. The owner/developer shall supply all pertinent materials for the Landscape Maintenance District.
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77.The applicant shall comply with the City of Clovis Water Efficient Landscape Requirements Ordinance.

78.The applicant shall contact and address all requirements of the Fresno Irrigation District (FID). This may include dedicating easements, piping or relocating any existing FID canals and ditches, replacing any existing irrigation piping, concrete lining or improving any existing canals, construction or reconstruction of any canals, culverts, and bridge crossings. Plans for these requirements and improvements shall be included as in the previously required set of construction plans and shall be submitted to and approved by FID prior to the release of any development permits or recording of the final tract map. If a FID or private irrigation line is to be abandoned, the applicant shall provide waivers from all downstream users.

79.The applicant shall indicate on construction drawings the depth, location, and type of material of any existing Fresno Irrigation District's irrigation line along the proposed or existing street rights-of-way or onsite. Any existing canals shall be piped. The material of the existing pipe shall be upgraded to the proper class of rubber gasket pipe at all locations unless otherwise approved by the City Engineer.

80.The applicant shall apply to the Fresno Irrigation District (FID) for transfer of irrigation water rights to the City of Clovis, if the property has not already been removed from FID and transferred to the City. The applicant shall execute a “Request for Change of Relative Value” that can be obtained and processed through FID. The applicant shall provide a copy of the completed form to the City.

81.All existing agricultural irrigation systems either on-site or in public right of way, whether FID or privately owned, shall be identified prior to any construction activity on the site. Service to all downstream users of irrigation water shall be maintained at all times through preservation of existing facilities or, if the existing facilities are required to be relocated, the relocation and replacement of the existing facilities. It is the intent that downstream users not bear any burden as a result of development of the site.

Therefore, the applicant shall pay all costs related to modification, relocation, or repair of any existing irrigation facilities resulting from or necessitated by the development of the site. The applicant shall identify on site plans and construction plans, all existing irrigation systems, and their disposition (abandonment, repair, relocation, and/or piping). The applicant shall consult with the Fresno Irrigation District for any additional requirements for lines to be abandoned, relocated, or piped. The applicant shall provide waivers from all users in order to abandon or modify any irrigation pipelines or for any service interruptions resulting from development activities.

82.The applicant shall provide a landscape and irrigation perpetual maintenance covenant recorded for landscaping installed in the public right-of-way behind the curb including easements that will not be maintained by the Clovis Landscape Maintenance District. A recordable covenant shall be submitted to and approved by the City of Clovis City Engineer prior to final map approval.
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83.The applicant shall provide a perimeter wall perpetual maintenance covenant on all properties that have a perimeter wall that is installed on private property. A recordable covenant shall be submitted to and approved by the City of Clovis City Engineer prior to final map approval.

Miscellaneous

84.The applicant shall install streetlights with locations to be reviewed and approved with each phase of the development by the City Engineer. Streetlights along the major streets shall be installed on metal poles to local utility provider’s standards at the locations designated by the City Engineer. Streetlight locations shall be shown on the utility plans submitted with the final map for approval. Streetlights at future traffic signal locations shall be installed on approved traffic signal poles, including all conduits and pull boxes. Streetlights along the major streets shall be owned and maintained by local utility providers. Proof of local utility provider’s approval shall be provided. The applicant may install thematic lighting, as approved by the City Engineer. If the applicant chooses to install thematic lighting, the applicant shall provide a conceptual lighting plan identifying adjacent properties that may be incorporated with thematic lights to create a neighborhood effect. Thematic lighting owned by the City shall be maintained by an additional landscape maintenance assessment.

85.The applicant shall install all major street monumentation and section corner monumentation within the limits of the project work in accordance with City Standard ST-32 prior to final acceptance of the project. Monumentation shall include all section corners, all street centerline intersection points, angle points and beginning and end of curves (E.C.'s & B.C.'s). The applicant/contractor shall furnish brass caps. Any existing section corner or property corner monuments damaged by this development shall be reset to the satisfaction of the City Engineer. A licensed land surveyor or civil engineer licensed to perform land surveying shall certify the placement of all required monumentation prior to final acceptance. Brass caps required for installation of new monuments or replacement of existing monuments shall be provided by the contractor/the applicant and approved by City prior to installation. Within five days after the final setting of all monuments has been completed, the engineer or surveyor shall give written notice to the City Engineer that the final monuments have been set.

Upon payment to the engineer or surveyor for setting the final monuments, the applicant shall present to the City Engineer evidence of the payment and receipt thereof by the engineer or surveyor.

86.A deferment, modification, or waiver of any engineering conditions shall require the express written approval of the City Engineer.

87.The conditions given herein are for the entire development. Additional requirements for individual phases may be necessary pending review by the City Engineer. 115
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Administration Department Conditions
(John Holt, Department Representative – 559-324-2060)

88.Prior to approval, recordation or filing of an annexation, final map, or site plan, the property covered by the project shall be included within or annexed to a Community Facilities District (CFD), established by the City for the provision of public facilities and services, for which proceedings have been consummated, and shall be subject to the special tax approved with the formation or annexation to the CFD. The CFD applies only to residential projects.

89.The applicant and the property owner acknowledge and agree that if the project were not part of a CFD, the City might lack the financial resources to operate facilities and provide public services, such as police protection, fire protection, emergency medical services, park and recreation services, street maintenance and public transit. Absent the requirement for inclusion of the project within a CFD, the City might not be able to make the finding that the project is consistent with the General Plan and relevant specific plans and might not be able to make the findings supporting approval of the project as required by the Subdivision Map Act and the California Environmental Quality Act, and the City might be required to deny the application for the project.

90.The owner/developer shall notify all potential lot buyers prior to sale that this project is a part of a Community Facilities District and shall inform potential buyers of the special tax amount. Said notification shall be in a manner approved by the City. This requirement may be waived at the discretion of the City Council if, at the time of the approval, recordation or filing of the project, the City Council has determined that it is not necessary that the project be included in the CFD.

Fresno Municipal Flood Control District (FMFCD) Comments (Mikel Meneses-Arias, Department Representative – 559-456-3292)

91.The applicant shall refer to the attached FMFCD correspondence. If the list is not attached, please contact the Flood Control District for the requirements.

San Joaquin Valley Unified Air Pollution Control District (SJVUAPCD) (Patrick Chimienti, Representative – 559-230-6139)

92.The applicant shall refer to the attached SJVUAPCD correspondence. If the correspondence is not attached, please contact the Air District for the requirements. 116
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Attachment 4

HOME PLACE MASTER PLAN
R2021-001, R2021-003, TM6364, PDP2022-002

FINDINGS IN SUPPORT OF PROJECT APPROVAL
Each element of the proposed Home Place Project meets the findings that must be considered when making a decision on a project, as outlined below.

Findings - Rezone R2021-001 and R2021-003

1. The proposed amendment is consistent with the goals, policies, and actions of the General Plan The 2014 Clovis General Plan identifies three areas as Urban Centers to focus where outward growth may occur and to ensure that such growth is high quality, fiscally sustainable, balanced, and helps implement the General Plan’s goals and policies. The Home Place Master Plan is located within the Southeast Urban Center, which is implemented by the Loma Vista Specific Plan. The Loma Vista Specific Plan designates the project area as the “Gettysburg/Ashlan Master Planned Community” (City of Clovis, Loma Vista Specific Plan, 2003, p.55) and requires the adoption of a master plan before development within the area can proceed. The Home Place Master Plan fulfills this requirement. The Project also meets many of the stated goals and policies of the applicable planning documents. For example, the Project would contribute to the buildout of Loma Vista, add to the mix and diversity of housing stock, and would be considered orderly development for what is envisioned in the area.

2. The proposed amendment would not be detrimental to the public interest, health, safety, convenience, or general welfare of the City.

The Project was determined not to be detrimental to the public interest, health, safety, convenience, or general welfare of the City. During review of the Project, agencies and City departments had the opportunity to review the Project to ensure consistency with City codes and regulations. Further, the Project would be adequately served by water and sewer.

3. The proposed amendment is internally consistent with other applicable provisions of the Development Code.

The Project proposes to establish zoning that will be applicable to the subject property upon annexation into the City limits. Development will be consistent with the applicable zoning, including the Municipal Code provisions for the M-P-C Overlay District and the planned development permit process which provide for flexibility in lieu of the strict application of the standards. No conflicts with any provision of the Development Code have been identified.

4. The parcel is physically suitable (including absence of physical constraints, access, compatibility with adjoining land uses, and provision of utilities) for the requested/anticipated project.

The Project is physically suitable for the type and intensity of the Project proposed by the applicant. Though currently constrained through by the presence of designated flood zones associated with Dog Creek, the Project is going through the process to modify the Dog Creek corridor to adjust the flood zone designation.

This process will be complete before the affected portions of the property are developed. 117
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Findings - Tentative Tract Map TM6364

1. The proposed map, subdivision design, and improvements are consistent with the General Plan and any applicable specific plan.

Refer to Finding 1 – Rezone 2021-001 and Rezone 2021-003.

2. The site is physically suitable for the type and proposed density of development Refer to Finding 4 – Rezone 2021-001 and Rezone 2021-003.

3. The design of the subdivision and the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat.

The Project has been evaluated for consistency with Loma Vista Specific Plan and the 2014 General Plan, both of which were adopted in conjunction with the certification of environmental impact reports (EIRs).

The Project was found consistent with both documents, and no peculiar environmental impacts from the Project were identified that were not evaluated in conjunction with the previously certified EIRs. The Project is subject to the mitigation measures adopted in conjunction with the previously certified EIRs. A biological habitat assessment was completed for the Project, which calls the completion of a preconstruction survey within the project boundaries. This has been included as a condition of approval.

4. The design of the subdivision or type of improvements is not likely to cause serious public health or safety problems.

The Project was determined not to be detrimental to the public interest, health, safety, convenience, or general welfare of the City. During review of the Project, agencies and City departments had the opportunity to review the Project to ensure consistency with City codes and regulations. Further, the Project would be adequately served by water and sewer.

5. The design of the subdivision or the type of improvements will not conflict with easements acquired by the public at large for access through or use of property within the proposed subdivision. This finding may also be made if the review authority finds that alternate easements for access or use will be provided, and that they will be substantially equivalent to ones previously acquired by the public. This finding shall apply only to easements of record, or to easements established by judgment of a court of competent jurisdiction, and no authority is hereby granted to the review authority to determine that the public at large has acquired easements of access through or use of property within the proposed subdivision
The Project will not conflict with easements. During final review of the Project, the City Engineer and other outside agencies will check for easements and ensure that no conflicts will occur as a result of the Project.

6. The discharge of sewage from the proposed subdivision into the community sewer system will not result in violation of existing requirements prescribed by the California Regional Water Quality Control Board
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The Project would comply with requirements for proper conveyance of sewer and water serving the site.

Utility plans would be reviewed and approved by the City Engineer to ensure compliance with applicable laws.

7. The design of the subdivision provides, to the extent feasible, passive or natural heating and cooling opportunities.

The Project will comply with the intent of this finding, to the extent feasible, including conformance with current Building Code standards.

8. The proposed subdivision, its design, density, and type of development and improvements conform to the regulations of this Development Code and the regulations of any public agency having jurisdiction by law.

The Project would comply with the regulations of the Development Code, including the standards and criteria identified in individual zone districts as well as the M-P-C Overlay District and the planned development permit process, which provide for flexibility in the strict application of the standards. No conflicts with any provision of the Development Code have been identified. Compliance with the Development Code would continue to occur at various stages of plan review of the Project.

Findings - Planned Development Permit PDP2022-002

1. The planned development permit would:
a. Be allowed within the subject base zoning district.

The proposed PDP is allowed within the R-1 Zone District proposed in conjunction with the prezoning of the Project area.
b. Be consistent with the purpose, intent, goals, policies, actions, and land use designations of the General Plan and any applicable specific plan.

Refer to Finding 1 – Rezone 2021-001 and Rezone 2021-003. c. Be generally in compliance with all of the applicable provisions of this Development Code relating to both on- and off-site improvements that are necessary to accommodate flexibility in site planning and property development and to carry out the purpose, intent, and requirements of this chapter and the subject base zoning district, including prescribed development standards and applicable design guidelines.

The Project includes provisions to construct both on and off-site improvements in conformance with City’s adopted infrastructure master plans and the standards included in in the Loma Vista Specific Plan and the 2014 General Plan. The design of the improvements supports the refined land use pattern identified in the proposed Master Plan.
d. Ensure compatibility of property uses within the zoning district and general neighborhood of the proposed development.
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The PDP is intended to help implement the master plan requirements of the Loma Vista Specific Plan and the M-P-C Overlay District provisions, which together intend to facilitate a cohesively planned area that provides for innovation and high quality development. The proposed PDP covers the portion of the Home Place Master Plan designated for single-family development, and integrates that area with open space, trails, and neighborhood commercial uses.

2. The proposed project would produce a comprehensive development of superior quality (e.g., appropriate variety of structure placement and orientation opportunities, appropriate mix of structure sizes, high quality architectural design, increased amounts of landscaping and open space, improved solutions to the design and placement of parking facilities, incorporation of a program of enhanced amenities, etc.) than which might otherwise occur from more traditional development applications.

Examples of the features in Home Place that achieve this intent include the following:
• Variation in housing types and densities
• Integration of open space including four neighborhood parks and eight pocket parks • Comprehensively planned trails, including enhanced creek-side trail along Dog Creek • Providing for community gateways, project-monuments, and wayfinding signage

3. Proper standards and conditions have been imposed to ensure the protection of the public health, safety, and welfare.

The proposed PDP will adhere to the Fire Department standards, Clovis Development Code and Building Code regulations for public health and safety compliance.

4. Proper on-site traffic circulation and control is designed into the development to ensure protection for fire suppression and police surveillance equal to or better than what would normally be created by compliance with the minimum setback and parcel width standards identified in Division 2 of this title (Zoning Districts, Allowable Land Uses, and Zone-Specific Standards).

The proposed PDP will comply with the Fire Department standards and City Engineer requirements regarding fire suppression and traffic circulation improvements associated with TM6364.

5. The subject parcel is adequate in terms of size, shape, topography, and circumstances to accommodate the proposed development.

The Project site is no constrained in terms of size, shape, topography or circumstances in a manner that would limit its ability to accommodate the proposed development. The Project is consistent with the density and intensity criteria established for the area in the Loma Vista Specific Plan.

6. The design, location, operating characteristics, and size of the proposed development would be compatible with the existing and future land uses in the vicinity, in terms of aesthetic values, character, scale, and view protection.

The proposed PDP is being considered in conjunction with the Home Place Master Plan, which is proposed to be adopted through the establishment of an M-P-C Overlay District. The Home Place Master Plan provides for the development of a cohesive, high quality neighborhood of approximately 310 acres. Design and development criteria, including provisions for parks, trails, open space, landscaping, fencing, 120
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gateways, etc. Development pursuant to the PDP will be compatible with existing and future uses, which include an existing high school campus, existing residential neighborhoods, planned residential, and planned commercial properties. While the entire area surrounding the Project is designated for development, some properties outside the project area to the east are currently used for agriculture no immediate plans for development. Existing perimeter streets buffer the site from adjacent agricultural areas. Landscaping and masonry walls will be installed in conjunction with development. 121
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MASTER PLAN
Adopted by Clovis City Council on:

DATE 1, 2022
Heritage flows through this place called home.
home place
Attachment 5
AGENDA ITEM NO. 10.

Acknowledgments

CITY OF CLOVIS
Mayor: Jose Flores
Mayor Pro Tem: Lynne Ashbeck
Council Member: Drew Bessinger
Council Member: Vong Mouanoutoua
Council Member: Bob Whalen

JETT LANDSCAPE
ARCHITECTURE + DESIGN

PLANNING COMMISSION
Founding Principal: Bruce Jett
Principal: Whitney Miller
Chair: Paul Hinkle
Chair Pro Tem: Mike Cunningham
Planning Commissioner: Alma Antuna
Planning Commissioner: Brandon Bedsted
Planning Commissioner: Amy Hatcher
4-CREEKS

CITY STAFF
Principal-in-Charge: Matt Ainley, PE
Planning Director: David Duda, AICP
Assistant Planner: Ellie Krantz
4Creeks Creative: Molly Muirhead
4Creeks Creative: JJ Fry
Planning & Development Services Director:

Renee Mathis
City Planner: Dave Merchen
City Engineer: Mike Harrison
Supervising Civil Engineer: Sean Smith
A SPECIAL THANKS TO:

The McFarlane Family
Sayre Miller
Jane Gamble
James McFarlane
home place
AGENDA ITEM NO. 10.

1. Property Description ...................................................................... 1

1.1 Vision & Intent ..................................................................... 2

1.2 Location ............................................................................... 5

1.3 Existing Site Conditions ...................................................... 6

2. Land Uses ..................................................................................... 8

2.1 Loma Vista Specific Plan ..................................................... 9

2.2 Land Uses ............................................................................ 12

2.3 Historic Home Place Site .................................................... 14

3. Development Standards & Design Guidelines .............................. 16

3.1 Community Vision ............................................................... 17

3.2 Single-Family Res. Development Standards ...................... 18

3.3 Single-Family Res. Design Guidelines ................................ 20

3.4 Multi-Family Res. Dev. Stds. & Design Guidelines............. 22

3.5 Neighborhood Commercial Dev. Stds. & Des. Guidelines.. 23

3.6 Commercial Recreation Dev. Stds. & Design Guidelines.... 24

3.7 Open Space Design Guidelines ........................................... 25

4. Circulation ..................................................................................... 28

4.1 General Circulation Diagram .............................................. 29

4.2 Roadway Designs ................................................................. 30

4.3 Multi-Use Trails and Pedestrian Circulation Diagram ...... 41

4.4 Trail and Paths Guidelines ................................................. 42

4.5 Trail Designs ...................................................................... 43

5. Open Space & Landscape .............................................................. 47

5.1 Open Space & Landscape Diagram ...................................... 48

5.2 Parks .................................................................................... 49

5.3 Plant Palette ......................................................................... 50

5.4 Plant Selection & Irrigation Design Guidelines .................. 54

6. Signage ...........................................................................................55

6.1 General Signage Diagram .................................................... 56

6.2 Community Gateways ......................................................... 57

6.3 Signage Design Guidelines .................................................. 58

7. Infrastructure ................................................................................ 59

7.1 Potable Water Diagram ....................................................... 60

7.2 Non-Potable Water Diagram .............................................. 61

7.3 Sanitary Sewer Diagram .......................................................62

7.4 Stormwater Drainage Diagram ........................................... 63

7.5 Fresno Irrigation District Diagram ..................................... 64

7.6 Gas, Electric and Telecom Services ..................................... 65

8. Administration & Implementation ............................................... 66

8.1 Legal Description ................................................................ 67

8.2 Master Plan Design Guidelines Administration ................ 71

8.3 Amendments to the Master Plan ....................................... 72

8.4 Process for Site Plan Review ............................................... 73

8.5 Tentative Map Guidelines ................................................... 74 Table of Contents
AGENDA ITEM NO. 10.

PROPERTY DESCRIPTION

1.1 Vision & Intent

1.2 Location

1.3 Existing Site Conditions
SECTION 1
1 AGENDA ITEM NO. 10.

1.1 Vision & Intent
Home Place will fulfill the vision of a family and a city by creating a distinct and beautiful neighborhood that honors a deep-rooted passion for farming while providing a place that future generations of Clovis residents will be proud to call home.

Home Place is a thoughtful response to meeting a growing population's needs while preserving this historic property's idyllic agrarian attributes.

In some ways, everything old will be made new again, but not forgotten.

A future founded in these fields. A future founded in these fields Home Place will fulfill the vision of a family and a city by creating a distinct and beautiful neighborhood that honors a deep-rooted passion for farming while providing a place that future generations of Clovis residents will be proud to call home.

Home Place is a thoughtful response to meeting a growing population’s needs while preserving this historic property’s idyllic agrarian attributes.

In some ways, everything old will be made new again, but not forgotten. 2 AGENDA ITEM NO. 10.

1.1 Vision & Intent
A place everyone
can call home
The inspiration for Home Place can be found at the center of the community, surrounded by a grove of citrus that will stand as a reminder of the land’s historical significance.

The structure itself, with its craftsman nuances, is a symbol representing farm and family. Many generations of the
McFarlane family have been caring for the crops here and affectionately refer to this as “the home place.” It seems appropriate that a name the family so fondly remembers will now be a place that everyone can call home.

The inspiration for Home Place can be found at the
center of the community, surrounded by a grove of citrus that will stand as a reminder of the land’s historical
significance. The structure itself, with its craftsman
nuances, is a symbol representing farm and family.

Many generations of the McFarlane family have been
caring for the crops here and affectionately refer to this as “the home place.” It seems appropriate that a name
the family so fondly remembers will now be a place
that everyone can call home.

A place everyone
can call home.
3 AGENDA ITEM NO. 10.

The same passionate care that has gone into these fields, producing bountiful crops, will also plan this new community. The meandering and curvilinear streets in Home Place will flow effortlessly and naturally from one neighborhood into another.

A historical creek, neighborhood greens, and passive open spaces will connect to a centrally located agricultural museum, all the while maintaining the small-town character that nostalgic Clovis residents love.

Cultivating community.

The same passionate care that has gone into these fields, producing bountiful crops, will also plan this new community. The meandering and curvilinear streets in Home Place will flow effortlessly and naturally from one neighborhood into another.

A historical creek, neighborhood greens, and passive open spaces will connect to a centrally located agricultural museum, all the while maintaining the small-town character that nostalgic Clovis residents love.

Cultivating community.

1.1 Vision & Intent
Cultivating community
The same passionate care that has gone into these fields, producing bountiful crops, is also invested in the planning of this new community. The meandering and curvilinear streets in Home Place will flow effortlessly and naturally from one neighborhood into another. A historical creek, neighborhood greens, and passive open spaces will connect to a centrally located agricultural museum, all the while maintaining the small-town character cherished by Clovis residents.
4 AGENDA ITEM NO. 10.

1.2 Location
The Home Place Master
Plan is located within the
Southeast Urban Center (as
indicated by the Loma Vista
Specific Plan).

The Home Place Master Plan
incorporates the required
elements and guidelines
outlined in the Loma Vista
Specific Plan.

The 310.3-acre Master Planned Community is located east of Leonard Avenue, west of Thompson Avenue, north of Ashlan Avenue and south of Gettysburg Avenue. The designated master plan is located within the Southeast Urban Center of the Loma Vista Specific Plan. The Southeast Urban Center is located immediately east of the City of Clovis in unincorporated Fresno County. The Southeast Urban Center encompasses approximately 3,307 acres and is bounded by Locan Avenue to the west, McCall Avenue to the east, portions of Bullard Avenue and Shaw Avenue to the north, and the Gould Canal to the south. The City of Fresno is located approximately one-half mile southwest of the planning area. State Highway 168, which runs through the heart of the City of Clovis, is located approximately one-and-a-half miles north of the planning area. State Highway 180 is located approximately two miles south of the planning area. (LVSP, Pg. 23)

SHAW AVE

ASHLAN AVE

NEES AVE

HERNDON AVE

WILLOW AVE

CEDAR AVE

SHEPHERD AVE

FOWLER AVE

CLOVIS AVE

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BULLARD AVE E

DAKOTAAVE

COPPER AVE

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ARMSTRONG AVE

CHESTNUT AVE

SUNNYSIDE

MAPLE AVE

PERRIN AVE

SHIELDS AVE

GETTYSBURG AVE

MINNEWAWA AVE

BEHYMER AVE

DEWOLF AVE

LEONARD AVE

INTERNATIONAL AVE

MILLBROOK AVE

ALLUVIAL AVE

TEMPERANCE AVE

PEACH AVE

BARSTOW AVE

SIERRA AVE

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HIGHLAND AVE

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HERNDON
SHAW

MINNEWAWA

SUNNYSIDE
·|1
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City of Clovis

AUBERRY RD
Fresno Local Agency Formation Commission Incorporated: 1912 SOI adopted: 5/08/1974
SOI updated: 6/08/2020
Sphere area: 22,592 acres
City area: 16, 548 acres
County of Fresno
City location
Clovis Landfill
5 Miles North of City Limits
from Fowler Avenue
Document Path: G:\LAFCO WORKING FILES\GIS Layers and Maps\00-LAFCo Maps\Cities\City of Clovis\Clovis_02262021.mxd Sphere of influence
City limits
/ Map date: 7/13/2021

PROJECT
SITE

PROJECT
SITE
5 AGENDA ITEM NO. 10.

1.3 Existing Site Conditions
Property Description
The site is currently occupied by tree and row crops.

Dog Creek traverses from northeast to the southwest
of the project’s development. Once annexed, the
site is proposed to be developed as residential,
commercial, and open space development.

Adjacent properties to the south consist of singlefamily residential subdivisions currently being developed. The Reagan Educational Center,
consisting of an elementary, middle, and high school,
exists directly west. Agricultural land currently
exists to the east along Thompson Avenue between
Gettysburg Avenue and Ashlan Avenue. Portions of
established Medium Density Residential and Low
Density Residential subdivisions exist to the north.

GETTYSBURG AVENUE
Aerial Imagery Date: 4/21/2021

ASHLAN AVENUE HIGHLAND AVENUE

THOMPSON AVENUE

LEONARD AVENUE
6 AGENDA ITEM NO. 10.

1.3 Existing Site Conditions
Historic Home Place Site
The Historic Home Place Site encompasses approximately 24.9 acres and is located centrally at the heart of the Home Place Master Plan project site. Existing structures include an original farm cabin, three residential structures, two barns, two blacksmith shops, one summer kitchen, and several sheds/outbuildings. The existing landscape has many stately oak and sycamore trees, as well as an actively-farmed citrus orchard. There are also a large number of authentic artifacts that have accumulated during the 100+ years the family has farmed the land. For planned land uses, see Section 2.3.

Existing barn Existing residential structure with stately oak and sycamore trees Existing repurposed grain storage tank and farming artifacts 7 AGENDA ITEM NO. 10.

LAND USES

2.1 LomaVista Specific Plan

2.2 Land Uses

2.3 Historic Home Place Site
SECTION 2
8 AGENDA ITEM NO. 10.

2.1 Loma Vista Specific Plan
The Home Place Master Plan implements the planning
concepts, designs and development guidelines
identified in the Loma Vista Specific Plan.

The 3,307-acre Southeast Urban Center is the first Urban Center anticipated by the 1993 General Plan to receive detailed planning provided through the specific plan process (California Government Code Section 65450). As has been the pattern with other schools, the designation of the Reagan Educational Center directly west of the project site has brought to a focus development interest on the surrounding properties. In order to ensure that development occurs in an orderly and coordinated manner, the City has taken the proactive stance of planning for the future of this area.

As provided in California Government Code Section 65450, a specific plan has been prepared for the systematic implementation of the General Plan. A specific plan is a regulatory document that provides standards and criteria for the development of a particular area. The Loma Vista Specific Plan establishes the planning concept, design and development guidelines, administrative procedures, and implementation measures necessary to achieve the orderly and compatible development of the project area. It is also intended to maintain consistency and carry out goals, objectives, and policies of the City of Clovis General Plan. The primary intent of the Loma Vista Specific Plan is to establish a high quality, well integrated and dynamic community with a variety of residential, commercial, employment, and public uses. (LVSP, p. 21).

The emphasis of this Specific Plan is on standards and development criteria that implement the broad goals of the general plan. Its text and diagrams address the planning of necessary infrastructure and facilities as well as land uses and open space. In addition, it specifies the programs and regulations necessary to finance infrastructure and public works projects.

This specific plan is adopted by City Council resolution and must be consistent with the general plan. In turn, the zoning ordinance, subdivisions, and public works projects must be consistent with the Specific Plan (Government Code Sections 65455, 66473.5, 65860, and 65401.) To facilitate such consistency, general plan policies should support the standards and development criteria of the specific plan (Appendix B, General Plan Consistency Analysis). Thus, a specific plan refines the policies of the general plan as they apply to a smaller area and is implemented by local ordinances such as those regulating land use and subdivision.

All projects that are found to be consistent with this Specific Plan will likewise be deemed consistent with the General Plan.

Relationship to the General Plan:

This site is identified in the Clovis General Plan
as a part of the Loma Vista Urban Center, which
lies within the Loma Vista Specific Plan. The
Loma Vista Specific Plan is designed to merit
additional flexibility and direction, which aims
to promote a high quality residential community
focused around two community centers.
9 AGENDA ITEM NO. 10.

2.1 Loma Vista Specific Plan
12/9/15
Trails
Class I - Multipurpose
Waterways
Stream / River
Canal / Ditch
ArtificialPath
AG - Agrilculture (1 D
VL - Very Low Densit
L - Low Density Resid
MPC - Gettysburg Ash
M -Medium Density R
MH - Medium High D
H - High Density Resi
VH - Very High Dens
MU-V - Mixed Use Vi
MU-BC - Mixed Use/
NC - Neighborhood C
GC - General Comme
OS - Open Space
P - Public/Quasi-Publ
PK - Park
S - School
W - Water
City of Clovis
Southeast
Land Use Plan
Figure 8
12/9/15
Trails
Class I - Multipurpose Trail
Waterways
Stream / River
Canal / Ditch
ArtificialPath
AG - Agrilculture (1 DU/20 AC)
VL - Very Low Density Residential (0.6-2.0 DU/Ac)
L - Low Density Residential (2.1-4.0 DU/Ac)
MPC - Gettysburg Ashlan Master Planned Community
M -Medium Density Residential (4.1-7.0 DU/Ac)
MH - Medium High Density Resid.(7.1-15.0 DU/Ac)
H - High Density Residential (15.1-25.0 DU/Ac)
VH - Very High Density Residential (25.1-43.0 DU/Ac)
MU-V - Mixed Use Village
MU-BC - Mixed Use/Business Campus
NC - Neighborhood Commercial
GC - General Commercial
OS - Open Space
P - Public/Quasi-Public Facilities
PK - Park
S - School
W - Water
City of Clovis
Southeast Urban Center
Specific Plan
0 1700
Project Area
Project Area
Source: Loma Vista Specific Plan, Dated March 2003; Revised December 2015 The project area was initially named the Gettysburg/Ashlan Master Plan Community in the Loma Vista Specific Plan. It was envisioned as a residential community designed around the historic Home Place site; integrating Dog Creek and its tributaries into the open space amenities.

The Gettysburg/Ashlan Master Plan also included neighborhood commercial uses (i.e., market, pharmacy, restaurant, etc.) to support the residential community. The residential community included a mixture of residential densities, with an overall density of 4.8 dwelling units per acre for a maximum of 1,607 units. The neighborhood commercial uses were programmed for approximately 11-16 acres. Overall nonresidential building area was not to exceed approximately 250,000 square feet of commercial space (LVSP. Pg. 55).

The Gettysburg/Ashlan Master Plan was revised and renamed the Home Place Master Plan. The Home Place Master Plan - Land Use Plan (see Section 2.2) is an update to the Loma Vista Specific Plan, which allowed design flexibility within the project site for the proposed development.

The Master Plan guides the design and development within the 310.3- acre site.

Gettysburg/Ashlan Master Plan
Community
Loma Vista Specific Plan - Land Use Map
Legend
10 AGENDA ITEM NO. 10.

2.1 Loma Vista Specific Plan
The Loma Vista Specific Plan establishes the maximum residential density and commercial square footage for the area within the boundaries of the Home Place Master Plan. The residentially-zoned area comprises a majority of the 310.3-acre site and has an existing land use designation of Low Density Residential (LD). The uniform LD designation was adopted without a schematic land use pattern in order to provide flexibility in the final land use plan. There is a commerciallyzoned area, located in the northeast corner of the project area, that has an existing land use designation of Neighborhood Commercial (NC) (LVSP, Pg. 29).

The Home Place Master Plan accommodates development within the limits established by the Loma Vista Specific Plan for the Gettysburg/ Ashlan Master Planned Community. The adjacent table, Table 2.1:

Land Use Standards for Gettysburg/Ashlan MPC and Home Place MPC, provides a comparison of the capacity assumed in the Loma Vista Specific Plan versus that included in the Home Place Master Plan. Zoning classifications within the boundary of the Home Place Master Plan shall be found consistent with the land use designations in the Loma Vista Specific Plan and General Plan in accordance with Table 2.2: Land Use and Zoning Consistency.

The application of specific zoning districts within the Home Place Master Plan boundary is intended to implement its refined land use pattern, which includes districts allowing for planned residential, multifamily residential, and neighborhood commercial. A commercialrecreational district is also included to allow the preservation of the Historic Home Place Site and its development into an interactive agricultural museum and community gathering site.

Land Use Designations and Zoning
Zoning classifications within the Home Place Master Plan boundary shall be found consistent with the land use designations in the Loma Vista Specific Plan and General Plan in accordance with Table 2.2: Land Use and Zoning Consistency.

Land Use Designation and
Density/Intensity Range
Implementing Zone
Low Density Residential (LD) R-1, R-3, R-1-PRD, OS, CR
Neighborhood Commercial (NC) C-1
Policy 2.1.1
Table 2.2: Land Use and Zoning Consistency
Sources: Loma Vista Specific Plan, Dated March 2003; Revised December 2015 and Clovis General Plan, Dated August 2014.

Table 2.1: Land Use Standards for Gettysburg/Ashlan MPC and Home Place MPC
Statistical Category Gettysburg/
Ashlan MPC
LVSP Land
Use Diagram
(Portion of
planning area to
match the Home
Place MPC)
Home Place
MPC
Acreage Gross Acres1 358 310.3 310.3
Residential2 335 300.8 300.8
Parkway 8 4.5 4.5
General Commercial 11 0 0
Neighborhood Commercial 5 5 5
Residential Uses
Target Density 4.8 4.8 4.8
Dwelling Units 1,607 1,444 1,306
Population3 4,339 4,289 3,879
Non-Residential Uses4
FAR - General Commercial 0.30 - -
FAR - Neighborhood Commercial 0.50 0.50 0.50
Square feet - General Commercial 138,521 - -
Square feet - Neighborhood
Commercial
108,900 108,900 108,900
1 The LVSP (adopted into the 2014 General Plan land use diagram) shows the Gettysburg/Ashlan MPC as being 358 acres; however, for purposes of this land use comparison table a portion of the planning area that matches the Home Place MP planning area will be used. The Home Place MP planning area is 310.3 acres.
2 Pursuant to the LVSP, residential acreage within the Gettysburg/Ashlan Master Plan Community is equal to gross acreage less any acreage attributed to parkway and commercial uses. Residential acreage includes internal streets, trails, parks, and other ancillary uses.
3 The LVSP anticipated 2.7 persons per household. U.S. Census Bureau data for 2021 indicate that persons per household has increased to approximately 2.97 persons.
4 The LVSP describes the Gettysburg/Ashlan MPC as including 16 acres of non-residential land uses comprised of 11 acres of General Commercial and 5 acres of Neighborhood Commercial. The LVSP (adopted into the 2014 General Plan land use diagram) shows the Gettysburg/Ashlan MPC including 11 acres of non-residential land uses comprised entirely of Neighborhood Commercial. The Home Place MPC is consistent with the non-residential land uses indicated in the LVSP (adopted into the 2014 General Plan land use diagram). 11 AGENDA ITEM NO. 10.

2.2 Land Uses
Development Component Description Land Use Approx.

Portion of Total
Property Site
(ac)
Percentage of
Total Property
Site
1,174 Single-Family Units A mixture of single-family residential units with varying lot sizes.

Single-Family Planned Residential
Development (R-1-PRD) and open
space/parks including Dog Creek
corridor.
273.33 88.1
132 Multi-Family Units Comprised of 22 6-Plexes. High-Density Multi-Family (R-3) 7.28 2.3 Neighborhood Commercial Uses To be determined at a future date. Future neighborhood commercial projects will
submit proposed designs for review, in
compliance with Chapter 9.56 of the
Clovis Municipal Code.

Neighborhood Commercial (C-1) 5 1.6
Historic Home Place Site Interactive agricultural museum with orchards and a public gathering site. See
Section 2.3, Historic Home Place Site.

Commercial Recreation (C-R) 24.89 8.0
Total Area for Property Site (ac) 310.3
The Home Place Master Plan establishes a Master Plan Community Table 2.3: Land Uses for the Home Place Master Plan Overlay District in conjunction with the rezoning of the properties within the 310.3-acre project site. The Home Place Master Plan will accommodate approximately 1,174 single-family units, 132 multifamily units (22 6-Plexes), 5 acres of neighborhood commercial, the

24.9-acre existing Historic Home Place Site, and related parks and open space. See pg. 13 for the Land Use Plan. The project area will be comprised of multiple zoning districts, including Single-Family Planned Residential Development (R-1-PRD), Multi-Family HighDensity (R-3), Neighborhood Commercial (C-1), and Commercial Recreation (C-R). See Table 2.3: Land Uses for the Home Place Master Plan.

Home Place Master Plan
12 AGENDA ITEM NO. 10.

2.2 Land Uses
LEGEND
Low Density Residential (5-10 du/ac)
Medium Density Residential (18 du/ac)
Public
Open Space
Commercial Neighborhood
Commercial Recreation
Home Place Master Plan Area
Home Place Master Plan - Land Use Plan
TRACT 6166
Approved Subdivision
13 AGENDA ITEM NO. 10.

2.3 Historic Home Place Site
The Home Place Site or “Historic Home Place Site” encompasses approximately 24.9 acres near the center of the Master Plan that has been retained by the McFarlane Family to function as a living museum that honors Clovis’ agricultural history. The site will be a prominent feature within the master-planned community, fulfilling the Loma Vista Specific Plan’s vision for this area to be developed as a “residential community designed around an amenity, i.e., park, historic site, and/or lake.” (LVSP, Pg. 55).

The existing citrus orchard will continue as a producing agricultural operation. Agriculturally-focused educational uses, including an interactive agricultural museum, will complement the existing farming operation and be added over time. Century-old buildings, genuine artifacts and majestic trees will provide a timeless setting for a wide variety of creative programming intended to provide a window into the past. Examples of activities that will occur on site include the following:
• Farmers markets
• Artisans demonstrating skills like blacksmithing, wool spinning, weaving, quilting and canning
• Musicians providing period ambiance
• Horses drawing carriages while animals and antique tractors pull implements to demonstrate their function
• Cooks baking in a wood stove
• Laundry being washed and hung on a clothesline
The interactive museum will illuminate the history of the past century and include a museum store selling appropriate products that enhance the educational experience. The museum store, together with accessory retail uses and farmer/artisan market sales are intended to complement the agricultural focus of the Historic Home Place while contributing to the financial structure required to maintain the site.

Formal and informal open space will be incorporated into the site to complement the designated park space within the Master Plan and provide opportunities for community and neighborhood gatherings.

Parking will be accessed from Ashlan Avenue and will be screened from the venue by the existing citrus orchard.

The principal buildings are located at a higher elevation than the surrounding area and are a prominent aesthetic focal point. The site design will center around the tankhouse windmill located at the farm office. The tankhouse windmill will provide a terminating vista from multiple directions along local and collector streets, defining the community’s character and sense of place.

Historic Home Place Site
Conceptual Site Plan - Historic Home Place Site
Citrus
Orchard
Interactive
Agricultural
Museum
Parking
Community
Park
14 AGENDA ITEM NO. 10.

2.3 Historic Home Place Site
Land Use and Zoning
Basic land use and zoning criteria for the Historic Home Place Site are outlined in the adjacent tables. While the property is zoned as Commercial Recreation (C-R), a unique set of permitted uses will apply to the site under the Master Planned Community Overlay District. The land use schedule is intended to support the vision for the Historic Home Place Site as a celebration of the community’s agricultural heritage. Since key characteristics of educational, cultural, and other public assembly uses were not highly defined when the Master Plan was prepared, these uses will generally be permitted through the conditional use permit process.

Historic Home Place Site
Table 2.4: Historic Home Place Land Use Criteria
Table 2.5: Historic Home Place Use Schedule & Permit
Requirements
Land Use Permit
Requirement
Agricultural Uses P
Agricultural Products, Sale of When Grown On-site A
Animal Keeping (Farm) Including Apiaries P
Community Gardens P
Open Space P
Plant Nurseries C
Assembly / Meeting Facilities C
Auditoriums and Meeting Halls C
Community / Cultural Center C
Libraries / Museums C
Outdoor Recreation, Commercial C
Accessory Retail Uses In Conjunction With Primary Use(s) P Offices Related to On-site Operations P
Accessory Agricultural Uses P
Music Performances C
Art Exhibits P
Agricultural and Artisan Education C
Farmers / Artisans Market - Retail Sales A
P- Permitted Use; A- Administrative Use Permit; C- Conditional Use Permit General Plan Designation Low Density Residential (L)
Zoning Classification Commercial Recreation (C-R)
Primary Land Uses Agriculture, Education, Cultural
Facilities & Related Uses
Secondary Land Uses Retail, office & other
complementary uses ancillary to
the primary land uses
Existing citrus orchard in the background
Farming artifacts
Land uses proposed within the Historic Home Place Site shall be consistent with the use schedule and permit requirements in Table

2.5: Historic Home Place Use Schedule & Permit.

Policy 2.3.1
15 AGENDA ITEM NO. 10.

DEVELOPMENT STANDARDS &

DESIGN GUIDELINES

3.1 CommunityVision

3.2 Single-Family Residential Development Standards

3.3 Single-Family Residential Design Guidelines

3.4 Multi-Family Residential Development Standards & Design Guidelines

3.5 Neighborhood Commercial Development Standards & Design Guidelines

3.6 Commercial Recreation Development Standards & Design Guidelines

3.7 Open Space Design Guidelines
SECTION 3
16 AGENDA ITEM NO. 10.

3.1 Community Vision
Using the Historic Home Place as inspiration, the
Home Place Master Plan community will draw
architectural themes from Traditional California
Farmhouse, Spanish, Craftsman, Cottage, and
Tuscan design and finish materials. Building and
landscaping design will be consistent with the
design guidelines set by the Loma Vista Specific
Plan to orient travelers and create a unified
community.

Home Place Theme & Character
Spanish
17 AGENDA ITEM NO. 10.

3.2 Single-Family Residential Development Standards
Single-Family Residential Development Standards
Single-family residential neighborhoods within the Master Plan site should have distinct characteristics that establish a strong sense of place while also reflecting the Home Place’s unique history. Individually, homes will embody high level design varying in massing and exterior finishes based on Traditional California Farmhouse, Spanish, Craftsman, Cottage, and Tuscan style architectural themes and character.

Typical single-family residential lot layout with varying building design, orientation, and massing Key Map
Table 3.1: Density / Building Intensity
Lot Size < 4,000 SF 4,001 < Lot Size < 6,500 SF 6,500 SF < Lot Size Minimum Lot Width 40’ 50’ 60’
Minimum Lot Depth 65’ 80’ 100’
Maximum Height 35’ 35’ 35’
Maximum Coverage 60% 50% 50%
Table 3.2: Building Setbacks
Lot Size < 4,000 SF 4,001 < Lot Size < 6,500 SF 6,500 SF < Lot Size Front Setback to Projection 6’ 6’ 8’
Front Setback (Back of
Sidewalk) to Garage 20’ 20’ 20’
Side Yard Setback 5’ 5’ 5’
Side Yard (Corner) Setback 9’ 9’ 9’
Rear Yard Setback 5’ 5’ 10’
Reverse Corner Lot 5’ 10’ 15’
Single-family residential development shall conform to the development standards included in Tables 3.1 to 3.6. The standards applicable to each subdibvision map, or each phase of a master tentative subdivision map, proposed within the Home Place Master Plan shall be specifically identified through the residential site plan review (RSPR) process.

Policy 3.2.1
18 AGENDA ITEM NO. 10.

3.2 Single-Family Residential Development Standards
Table 3.5: Pedestrian And Vehicular Circulation
Sidewalks All front doors must be accessed by a minimum 6’ sidewalk.

Local Roads 48’-50’ ROW
Table 3.6: Parking
Use Covered Open Description
Single-Family Residence Min. 1 0 20’ x 20’
Notes:
- For each Single-Family Residence, 2 parking stalls are required. - A limited number of homes less than 1,200 sf of living space, may be permitted to provide a 1-car garage and 1 stall outside of the garage. - The total number of lots where a 1-car garage may be permitted shall comprise no more than 5% of the total lots in the master plan. - The inside dimensions of the 1-car garage shall be no less than 10’ x 20’. - The inside dimensions of the 2-car garage shall be no less than 20’x 20’.

Table 3.4: Minimum Building Separation
Dimensions
Front to Front, Front to Side,
Front to Rear, or Rear to
Rear
5’ Please review latest applicable building code for construction and fire wall requirements.

Side to Side 5’
Articulated facades with recessed openings
Table 3.3: Accessory Uses
Dimensions Description
Walls and Fences 3’ - 6’ No walls over 3’ in required front yard.

Parking and pedestrian lights to utilize Home Place Master Plan street standards. 19 AGENDA ITEM NO. 10.

3.3 Single-Family Residential Design Guidelines
The design guidelines for single-family residential homes in the Home Place Master Plan will be consistent with design guidelines established in the Loma Vista Specific Plan. Key design guidelines and policies include the following:

Layout and Design

3.3.1 Project designs that include a variety of front yard building setbacks are strongly encouraged. 33% of the units shall have different front yard setbacks of at least five feet.

3.3.2 Developments over 4 homes shall have a minimum of two material and color palettes and utilize a variety of wood, stucco, stone, and concrete finishes and textures. No two identical floor plans with identical color or materials shall be located adjacent to one another.

3.3.3 Projects with a variety of unit designs and types are encouraged.

Developments over 4 units shall include a minimum of 3 elevation designs. Homes with the same floor plan may be located adjacent to one another as long as color or style differ.

3.3.4 Front entry porches are encouraged to add variety to the street scene. Front entry porches shall primarily be single-story elements that provide variety to the building mass.

3.3.5 Avoid designs where the garage is the dominant feature of the street scene. Vary the placement, orientation, and size of garages. Garages shall be varied in size (a mix of a 1-car, 2-car, and 3-car designs).

3.3.6 A box-like design is not consistent with these design guidelines.

Projects should include units with a variety of building design, orientation, and massing. Each unit should possess articulated facades, including recessed openings, and the inclusion of elements such as balconies, bay windows, porches, arcades and architectural projections to provide depth and contrast.

3.3.7 Exterior finishes should be in keeping with the community theme and character. A variety of exterior finishes that includes wood, rock, and stucco should be utilized.

3.3.8 Finish flashings, rain gutters, downspouts, vents and other roof protrusions to match adjacent finish materials and/or color. A mixture of roofing materials, including tile or asphalt shingle, are encouraged.

3.3.9 Buildings should be oriented towards adjacent open spaces, recreational features, bike paths, and other public features whenever possible.

Single-Family Residential Design Guidelines
Varying roof heights and shutter accents
Varying exterior finishes
20 AGENDA ITEM NO. 10.

3.3 Single-Family Residential Design Guidelines
Fences and Walls

3.3.10 Low walls and fences (3’ tall), in lieu of taller walls shall be located in the front yard setback.

3.3.11 Walls and fences should blend with and complement the architecture of the main structure.

3.3.12 Landscaping and/or opaque walls and faces should screen all trash receptacles and utilities.

3.3.13 Accents (arches, arbors, trellises) should be added for visual interest and identification of entryways.

3.3.14 Fences along trails should be setback at least 4’ from the pavement edge. Wherever possible along trails and in areas abutting the Historic Home Place Site, utilize landscape plantings as a delineator in lieu of concrete, masonry or wood fencing.

3.3.15 Walls should be “broken up” by landscaping, pedestrian entries, recesses, and undulations.

3.3.16 Fences should be designed to blend with the character of the area that the trail is passing through.

Low walls and fences
Landscape hedging along Historic
Home Place Site
Vinyl fencing
21 AGENDA ITEM NO. 10.

3.4 Multi-Family Development Standards & Design Guidelines Multi-Family Residential Development Standards & Design Guidelines Multi-family residential neighborhoods within the Master Plan site will create a high-density residential district. The conceptual design for the area includes 22 6-plexes, with options for 1- or 2-bedroom units with garages.

Units will have open patios (downstairs) or private balconies (upstairs) and access to community courtyards.

Multi-Family project co
Varying front setbacks within the same structure and garages located at rear Multi-Family project conceptual renderings
Private open space areas
ost current and accurate information.

Combination of roof types and balconiesExample floor plan Key Map
Multi-family homes will comply with the Clovis Municipal Code, Multi-family Residential Design Standards and Loma Vista Specific Plan.

Policy 3.4.1
22 AGENDA ITEM NO. 10.

3.5 Neighborhood Commercial Dev. Stds. & Design Guidelines Neighborhood Commercial Development Standards & Design Guidelines Neighborhood commercial uses within the Master Plan site will accommodate community-oriented needs for shopping and other conveniences in support of the residential community. The neighborhood commerila center will be designed to be consistent with the architectural character of the overall community. The conceptual site design for neighborhood commercial uses will be determined at a future date. Future neighborhood commercial projects will submit proposed designs for review, in compliance the Clovis Municipal Code, Chapter 9.56, Site Plan Review. The development standards and design guidelines for neighborhood commercial uses in the Home Place Master Plan will comply with the Clovis Municipal Code, Chapter 9.12 and Loma Vista Specific Plan. Key design guidelines and policies include the following:

Layout and Design

3.5.1 Consider a variety of walkway surfaces, patterns, and textured materials to guide pedestrians and create a sense of location and place.

3.5.2 Provide landscaping and open areas as linkage to adjacent neighborhoods.

3.5.3 Development should emphasize the pedestrian environment and pedestrian linkages.

3.5.4 The neighborhood commercial center is intended to provide conveniently accessible basic amenities and services to nearby residents and should not include components intended to serve a much broader regional audience.

3.5.5 Neighborhood commercial development should be a an intimate, pedestrian scale, with buildings being one or two stories.

3.5.6 Walls should be articulated; large wall section should be avoided through changes in building height, wall plane and by varied use of windows, arcades, materials, roof elements, etc.

3.5.7 The neighborhood commercial center should be designed as a complex of smaller buildings connected by pedestrian oriented spaces; large building masses should avoided.

3.5.8 The center should provide functional outdoor spaces, trellis elements, screening of service and loading areas from residences, and unified architectural and landscape themes.

Parking

3.5.9 Locate on-site parking to the rear of buildings where feasible.

Encourage parking to be located in shared facilities to the greatest extent possible.

3.5.10 Utilize landscaping treatments such as berms, vegetation, and decorative fencing to minimize the potential visual dominance of surface parking lots and create distinction between the roadway and adjacent development.

A range of stores that will provide necessities and other amenities for the adjacent residential neighborhoods
Key Map
23 AGENDA ITEM NO. 10.

3.6 Commercial Recreation Dev. Stds. & Design Guidelines Commercial Recreation Development Standards & Design Guidelines Commercial Recreation uses within the Master Plan site will accommodate the Historic Home Place Site, which is envisioned as an interactive agricultural museum with community gathering spaces and an actively managed citrus orchard. For more information on the Historic Home Place Site, see Section 2.3. The development standards and design guidelines for the Historic Home Place Site will comply with the Clovis Municipal Code, Chapter 9.12, Commercial Zoning Districts and Loma Vista Specific Plan.

Key design guidelines and policies include the following:

3.6.1 Existing structures should be retained where feasible.

3.6.2 New structures should be compatible with the architectural style, colors, and theme of existing buildings and their surroundings.

3.6.3 Establish connections among buildings and open spaces through structural and landscape elements.

3.6.4 Provide an array of pedestrian amenities that are integrated into the overall design and character of development, such as seating areas, drinking fountains, landscape planters, water fountains, shade canopies, trash receptacles, and vending machines.

3.6.5 Existing mature trees should be maintained where feasible.

3.6.6 Parking areas should be screened with landscape hedging or fencing. Fencing should reflect the surrounding character in terms of style, materials, and color.

The Historic Home Place Site is envisioned as an interactive agricultural museum and community gathering space with opportunities for farmer’s markets and showcasing local products.

Key Map
24 AGENDA ITEM NO. 10.

The design guidelines for open space uses are provided to create a sense of place and emphasize the Home Place Master Plan as a distinct community, grounded in the history of the site. Open space elements will be unique and inspired by the site’s agricultural heritage.

Responsible use of materials will make Home Place highly attractive to future residents who will know that their choice of community is environmentally considerate. Open space landscaping and structures will be maintained by the Landscape Maintenance District. The Home Place Master Plan proposes open space amenities at a higher level than what can be accommodated by the base assessment level of the Landscape Maintenance District. The maintenance of the higher level of amenities shall be funded through an additional, enhanced assessment. Key design guidelines and policies include the following:

Fencing

3.7.1 Landscaping and/or opaque walls and fences should screen all service areas and utilities.

3.7.2 Fences and walls should match the surrounding architectural style, materials, and colors.

3.7.3 Architecturally treat both sides of walls and fences.

3.7.4 Fences and walls should only be as tall as necessary to perform their function.

3.7.5 Fencing that parallels trails and roadways should be of consistent materials, color, height, and style.

3.7.6 Utilize combinations of solid and view fences, which are constructed of durable materials, wherever possible to
maintain views, enhance security, and to add variety to long stretches of walls.

3.7.7 All services and utilities should either be placed underground or screened from view with either fencing or landscaping.

3.7.8 Retention and screening walls should be textured and staggered to reduce the appearance of the height and length.

3.7.9 Fences along the right-of-ways for collectors, arterials, or expressways shall be of masonry or other durable material (not wood).

3.7.10 Wherever possible along trails and in areas abutting the Historic Home Place, utilize landscape plantings as a
delineator in lieu of concrete, masonry or wood fencing

3.7.11 Enhanced Good Neighbor fences shall be used in locations with high visibility, typically located along roadways where facing or abutting a residential street with public views.

3.7.12 Good Neighbor wood fences shall be used in areas not visible from public view, such as between residential properties.

Open Space Design Guidelines

3.7 Open Space Design Guidelines
Good Nieghbor Fence
Enhanced Good Neighbor Fence
Open Divider Fence
25 AGENDA ITEM NO. 10.

Open Space Design Guidelines

3.7 Open Space Design Guidelines

3.7.13 Both Enhanced Good Neighbor and Good Neighbor styles shall be 6’-0” tall, and constructed of western red cedar.

3.7.14 The enhanced wood fencing should be of higher level of design consistent on both sides of the fence and be finished with a top rail.

3.7.15 Open divider fencing should provide a physical barrier while not obstructing views.

3.7.16 Open divider fencing shall be located at trails, parks, or open spaces where security or privacy are not a concern.

3.7.17 Open divider fencing shall be constructed of precast reinforced concrete posts and rails with a wood-grain stamp finish, American Precast Woodcrete Split Rail Fence, or approved equivalent.

3.7.18 Open divider fencing should be tan or light brown in color.

Masonry Walls

3.7.19 Masonry walls should be utilized for security, screening, privacy, and/or sound attenuation where located along arterial roadways or between differing land uses, such as commercial and residential uses.

3.7.20 Masonry walls shall be 6’-0” tall. Wall finish shall be textured on the exterior side, or side facing public view, and include a 2” minimum thick cap for visual interest.

3.7.21 All masonry walls should be tan or light brown in color.

3.7.22 Pilaster of matching or complimentary finishes shall be used to define wall openings, ends, and at each angle point or change in wall direction. Pilasters should be proportionally larger than the wall profile to be visually impactful.

3.7.23 Landscaping shall be included adjacent to a wall when open to public view and shall be Used to soften and screen the hard edge appearance of the wall.

Vegetated Buffers

3.7.24 Hedgerows and vegetated barriers of densely spaced columnar trees are encouraged to provide separation between differing land uses and provide a level of security when paired with a fence or wall, that contributes to the bucolic setting of East Clovis.

Trail Crossing

3.7.25 Where designated Class 1 trails are intersected by streets, an enhanced pavement design shall be utilized within the crosswalk. The enhanced design shall be established prior to the construction of the first crossing and shall be utilized throughout the Master Plan boundaries.

Vegetated Buffer
Masonry Wall
26 AGENDA ITEM NO. 10.

Open Space Design Guidelines

3.7 Open Space Design Guidelines
Lighting

3.7.26 Site lighting to use LED fixtures, be of high quality construction, vandal-resistant and durable, and requiring little upkeep and maintenance with a timeless design that reinforces the character of the architecture.

3.7.27 Selected fixtures must minimize light pollution by implementing shielded lighting fixtures and utilizing smart lighting equipment.

3.7.28 Street and area lighting to consists of pole mounted area lighting for illumination of roadways, public gathering spaces, and high-traffic walkways.

3.7.29 Area lighting poles to be a pedestrian friendly height of 12ft.

3.7.30 Light bollards are to be used as secondary lighting, providing supplemental low level lighting along trails or public gathering spaces.

3.7.31 Street light fixtures to be Eaton Cooper Lighting Solutions, model Epic Medium LED with Bishop Pole Mount Arm, or
approved equivalent. The selected lights or alternative are to be owned and maintained by PG&E.

3.7.32 Bollard light to be City Approved Loma Vista Bollard Light.

3.7.33 All fixtures and poles to be powder-coated bronze.

Furnishings

3.7.34 Locate seating and benches at convenient locations in order to maximize views and take advantage of open space.

3.7.35 Common space furnishings such as benches, trash and recycling receptacles, and bike racks assist should be
consistent site-wide as reinforce the character of the Home Place Master Plan.

3.7.36 Furnishings to be of durable, high quality construction, powder-coat metal for straightforward touch-up and repair.

Color to be bronze.

3.7.37 Benches shall incorporate the Home Place Master Plan community logo/icon.

3.7.38 Trash and recycling receptacles shall be covered.

3.7.39 Bike racks to be an inverted-U design, with two attachment points.

3.7.40 City Owned Loma Vista Lantern Lights to be incorporated at trails entry points and within open spaces near activity and seating areas.

Loma Vista Bollard Light Site & Area Lighting
Bench Example of bench with logo
Bike Rack Receptacle
27 AGENDA ITEM NO. 10.

CIRCULATION

4.1 General Circulation Diagram

4.2 Roadway Designs

4.3 Multi-Use and Pedestrian Circulation Diagram

4.4Trail and Paths Guidelines

4.5 Trail Designs
SECTION 4
28 AGENDA ITEM NO. 10.

4.1 General Circulation Diagram
Access to internal and adjacent amenities to the project site through multiple modes of transportation is a critical consideration of the plan. The Home Place Master Plan accommodates a wide range of options for circulation, including mass-transit, bike/pedestrian trails, and vehicles.

G-1
C
Revised GPA2013-06
Revised GPA2015-01
Revised GPA2012-01
LOCAL
(See Cross Section)
LEGEND
Arterial
Collector (High Volume)
Local Collector (with Median)
Local Collector (without Median)
Local
Class II Bike Lane
Roundabout
Bridge
Traffic Signal
Home Place Master Plan Project Area
Commercial Neighborhood
Medium Density Residential
Project Site
Project Site
LEONARD AVE.

GETTYSBURG AVE.

ASHLAN AVE.

THOMPSON AVE.

The bridge crossing Dog Creek will accommodate multiple modes of transportation.
29 AGENDA ITEM NO. 10.

4.2 Roadway Designs
Cross-Section of Leonard Avenue (Facing North)
Key Map
GETTYSBURG AVE.

LEONARD AVE.

THOMPSON AVE.

ASHLAN AVE.

Key Map
Note: If the existing FID line located to the east of the northeast segment of Leonard Avenue is not abandoned, then the street improvements will include a FID easement along the northeast portion of the street. The street improvements shall be installed in conformance with local agency standards and/or any minor modifications approved by the City.
30 AGENDA ITEM NO. 10.

4.2 Roadway Designs
Cross-Section of Gettysburg Avenue (Facing West)
Key Map
Key Map
GETTYSBURG AVE.

LEONARD AVE.

THOMPSON AVE.

ASHLAN AVE.
31 AGENDA ITEM NO. 10.

4.2 Roadway Designs
Cross-Section of Ashlan Avenue (Facing East)
Key Map
Key Map
GETTYSBURG AVE.

LEONARD AVE.

THOMPSON AVE.

ASHLAN AVE.
32 AGENDA ITEM NO. 10.

4.2 Roadway Designs
Cross-Section of Ashlan Avenue (With FID Easement - West of Loop Road) (Facing East) Key Map
Key Map
GETTYSBURG AVE.

LEONARD AVE.

THOMPSON AVE.

ASHLAN AVE.

The roadway design will apply where the FID line is located to the west of Loop Road.
33 AGENDA ITEM NO. 10.

4.2 Roadway Designs
Cross-Section of Ashlan Avenue (With FID Easement - East of Loop Road) (Facing East) Key Map
Key Map
GETTYSBURG AVE.

LEONARD AVE.

THOMPSON AVE.

ASHLAN AVE.

The roadway design will apply where the FID line is located to the east of Loop Road.
34 AGENDA ITEM NO. 10.

4.2 Roadway Designs
Cross-Section of Thompson Avenue (Facing North)
Key Map
Key Map
GETTYSBURG AVE.

LEONARD AVE.

THOMPSON AVE.

ASHLAN AVE.
35 AGENDA ITEM NO. 10.

4.2 Roadway Designs
Cross-Section of Thompson Avenue (With FID Easement on West Side) (Facing North) Key Map
Key Map
GETTYSBURG AVE.

LEONARD AVE.

THOMPSON AVE.

ASHLAN AVE.

The roadway design will apply where the FID line is located. To be located on either the west or east side of Thompson Avenue. 36 AGENDA ITEM NO. 10.

4.2 Roadway Designs
Cross-Section of Thompson Avenue (With FID Easement on East Side) (Facing North) The roadway design will apply where the FID line is located. To be located on either the west or east side of Thompson Avenue.

Key Map
Key Map
GETTYSBURG AVE.

LEONARD AVE.

THOMPSON AVE.

ASHLAN AVE.
37 AGENDA ITEM NO. 10.

4.2 Roadway Designs: Cross-Section of Typical Local Street Cross-Section of Typical Local Street
Key Map
Key Map
GETTYSBURG AVE.

LEONARD AVE.

THOMPSON AVE.

ASHLAN AVE.

The 48’ roadway section will be implemented in areas with small lot products less than 6,000 sf.
38 AGENDA ITEM NO. 10.

4.2 Roadway Designs
Cross-Section of Typical Local Collector Median
Key Map
Key Map
GETTYSBURG AVE.

LEONARD AVE.

THOMPSON AVE.

ASHLAN AVE.
39 AGENDA ITEM NO. 10.

4.2 Roadway Designs
Cross-Section of Typical Local Collector Non-Median
Key Map
Key Map
GETTYSBURG AVE.

LEONARD AVE.

THOMPSON AVE.

ASHLAN AVE.
40 AGENDA ITEM NO. 10.

4.3 Multi-Use Trails and Pedestrian Circulation Diagram Trails & Paths
An extensive network of trails is
provided in the Southeast Urban
Center. Dog Creek, and the Gould,
Jefferson,and Enterprise Canals are
centerpieces of this system. These
existing irrigation canals are utilized
as linear open space amenities
accommodating trails and connecting
parts and activity areas.

LEGEND
GETTYSBURG AVE.

ASHLAN AVE.

THOMPSON AVE.

LEONARD AVE.

A
Class 1 Multi-Use Trails
Pedestrian Walkway
Multi-Purpose Trail (Per LVSP)
Community Collector Trail (Per LVSP)
Cross-Section No.

A
B
D
Connection to
future development
C
41 AGENDA ITEM NO. 10.

4.4 Trail and Paths Guidelines
Trail and Paths Guidelines
The pedestrian focused layout of the Home Place Master Plan is based on connecting people to each other and nature. Hand in hand with the cross section provided, the following criteria shall be integrated into the design of the trails:

4.4.1 Trails shall meander, where possible.

4.4.2 Utilize berming and soil mounding to create visual interest and breakup level terrain.

4.4.3 Include site lighting, benches, and receptacles along the trails and paths. Locate benches under the canopy of a shade tree where possible.

4.4.4 Provide unique experiences for trail users, including found objects and interpretive signage. Found objects can include durable agricultural elements that will sustain exposure to the elements, such as granite cores from well drillings, pitcher pumps, and stone troughs.

4.4.5 Include way-finding signage and trail entrances and junctions.

4.4.6 Provide access to shade by planting large canopy shade trees adjacent to the trail, and keep planting low for safety and high visibility.

Look for opportunities to break up the trail configurations and provide landscape buffers and berming Large tree canopy with low planting for safe visibility Multi-use trail with low shoulders on each side
Furnishings
Unique experiences
42 AGENDA ITEM NO. 10.

4.5 Trail Designs
Cross-Section A - Multi-Use Trail Along Dog Creek
The trail section is conceptual and is consistent with the trail design in the LVSP, Figure 19A.Final configuration, dimensions, and designs are subject to site specific conditions and approval by the Fresno Metropolitan Flood Control District.

VARIES

DOG CREEK
130'
35' MIN
2' 12' 2' 10' MIN VARIES
2' BUFFER
4'
4' BUFFER
2' BUFFER
PLPL
12' MULTIUSE MIN 10' BUFFER LANDSCAPING
TRAIL
3' OPEN WOOD

FENCE DIVIDER

BLOCK WALL BLOCK WALL
43 AGENDA ITEM NO. 10.

4.5 Trail Designs
Cross-Section B - Multi-Use Trail
40'
2' 12' 2'
2' BUFFER2' BUFFER
P/L
P/L
12' MULTIUSE
TRAIL

LANDSCAPING/

PARKWAY

LANDSCAPING/

PARKWAY

BLOCK WALL

SECTION B
10’ MIN 10’ MIN
50'
12'
P/L
P/L
12' MULTIUSE
TRAIL

LANDSCAPING/

PARKWAY

SECTION C

VARIES VARIES

VARIES VARIES

LANDSCAPING/

PARKWAY
B
44 AGENDA ITEM NO. 10.

4.5 Trail Designs
Cross-Section C
The trail section is intended to provide an off-street pedestrian and bicycle connection adjacent to the local street from Ashlan Avenue to the neighborhood parks in the northeast quadrant of the Home Place Master Plan.

P/L

CAPING/
KWAY
MIN
10' 10'
P/L
R/W

LANDSCAPING

BLOCK WALL

SECTION C
8’
10’
LANDSCAPING 10’
P/L
E

LANDSCAPING/

PARKWAY
VARIES
RIES 8'
7' 18'
10'
30'
10' MULTIUSE

BIKE TRAIL
45 AGENDA ITEM NO. 10.

4.5 Trail Designs
Cross-Section D
The trail section is conceptual. Final configuration, dimensions, and designs are subject to site specific conditions and approval by the Fresno Metropolitan Flood Control District.
40'
2' 12' 2'
2' BUFFER2' BUFFER
P
P
12' MULTIUSE
TRAIL

LANDSCAPING/

PARKWAY

LANDSCAPING/

PARKWAY

BLOCK WALL
10’ MIN 10’ MIN

SECTION D
8’
LANDSCAPING 10’
50'
12'
P/L
P/L
12' MULTIUSE
TRAIL
CANAL

LANDSCAPING/

PARKWAY

SECTION C

VARIES VARIES
VARIES VARIES 8'
10'

BLOCK WALL

BLOCK WALL

LANDSCAPING/

PARKWAY
PL
BIKE
46 AGENDA ITEM NO. 10.

OPEN SPACE & LANDSCAPE

5.1 Open Space & Landscape Diagram

5.2 Parks

5.3 Plant Palette

5.4Plant Selection & Irrigation Design Guidelines
SECTION 5
47 AGENDA ITEM NO. 10.

5.1 Open Space & Landscape Diagram
Open Space and Parks
The design intent for open space and parks in
the Home Place Master Plan project site is to
provide outdoor recreational spaces for both
passive and active uses. They will be designed
to enhance and reflect the character of the
surrounding neighborhoods.

LEGEND
GETTYSBURG AVE.

ASHLAN AVE.

THOMPSON AVE.

LEONARD AVE.

Pocket Park
Neighborhood Park
Historic Home Place Site & Orchard
Note: The location of the open space/parks may be reconfigured; however, the overall square footage of open space/parks will remain the same. 48 AGENDA ITEM NO. 10.

5.2 Parks
~0.25 ACRE POCKET PARK
Theme: Neighborhood Garden & Natural Play Area
Amenities Include:
• Garden-like layout with natural climbing and slides
• Small gathering spaces with seating
Informal nature-play experiences
~0.96 ACRE POCKET PARK
Theme: Family Togetherness
Amenities Include:
• Shaded picnic/seating
• Play area for ages 2-5 and 5-12
~0.97 ACRE POCKET PARK
Theme: Game Space
Amenities Include:
• Games for all ages with fixed durable infrastructure, (Bocce, Horseshoes, Cornhole)
• Shaded picnic
~3.01 ACRE NEIGHBORHOOD PARK
Theme: Neighborhood Wellness
Amenities Include:
• Shaded Amphitheater for neighborhood events
• Picnic areas, centralized space and more private spaces • Open space turf area, large enough for (2) U-9 soccer fields
• Fitness pods
• Restrooms facilities
~2.42 ACRE NEIGHBORHOOD PARK
Theme: Kid-Centric
Amenities Include:
• Large play area for ages 2-5 and 5-12
• Picnic
• Open space turf area
There are nine pocket parks and two neighborhood parks proposed as part of the Home Place Master Plan. Park sizes vary in size from 1/4 acre to 3 acres. Each park will be programmed with a specific theme to offer a diverse variety of uses to better serve the community. Programming, focal elements, details, and furnishings should reflect the Home Place’s agricultural heritage and natural history. All open space landscaping and structures will be maintained by the Landscape Maintenance District. The Home Place Master Plan proposes open space amenities at a higher level than what can be accommodated by the base assessment level of the Landscape Maintenance District. The maintenance of the higher level of amenities shall be funded through an additional, enhanced assessment.

Note: Remaining pocket parks not specifically identified will include benches, trash cans, and pet waste stations. Park programming may adjust over time based on market conditions or city requirements. Regardless, the amenity level should remain consistent.

Neighborhood Parks Conceptual Site Plan for Neighborhood Park Restrooms
Amphitheater for
neighborhood
events
Shade Trees to Provide
Comfortable Outdoor
Spaces
Stationary Exercise Equipment
Playground
49 AGENDA ITEM NO. 10.

5.3 Plant Palette
Arterial & Collector Street Tree List
Arterial and collector street median planters will be planted with City of Clovis standard trees. All arterial and collector streets have been designated a Primary and Accent tree. Primary street trees shall be planted in planter strips, or behind sidewalks when applicable. Primary street trees shall be 15” box container size and spaced according to general mature spread, not exceeding 40 feet on center. Corner lots shall include trees along all frontages. All trees shall be planted in logical and aesthetically pleasing locations. Accent trees should also be used to provide color and accents at entries and at points of interest along a street.

Accent trees can be used be used as a secondary tree, located behind sidewalk, when frontages have enough depth to accommodate both a Primary and Accent tree. Accent trees shall be planted a minimum 15-inch box container.

Primary and Accent Trees By Street
Leonard Avenue:

Primary: Quercus coccinea, Scarlet Oak (Deciduous)
Accent: Olea europaea ‘Swan Hill’, Swan Hill Fruitless Olive (Evergreen) Gettysburg Avenue:

Primary: Magnolia grandifolia ‘Majestic Beauty’, Southern Magnolia (Evergreen) Accent: Lagerstroemia indica ‘Muskogee’, Lavender Flowering Crape Myrtle (Deciduous) Ashlan Avenue:

Primary: Quercus lobata, Valley Oak (Deciduous)
Accent: Arbutus ‘Marina’, Strawberry Tree (Evergreen)
Thompson Avenue:

Primary: Magnolia grandifolia ‘Majestic Beauty’, Southern Magnolia (Evergreen) Accent: Cercis canadiensis ‘Oklahoma’, Eastern Redbud (Deciduous) Scarlet Oak
Leonard Avenue
Gettysburg Avenue
Swan Hill Fruitless Olive
Southern Magnolia Lavender Flowering Crape Myrtle
50 15-gallon container.

AGENDA ITEM NO. 10.

5.3 Plant Palette
Trees
Symbol Botanical Name Common Name
Water
Use Use Area
T-1 Arbutus ‘Marina’ Marina Madrone L A,E,M,Pw,Pk,T
T-2 Brachychiton species Australian Bottle Tree L A,E,M,Pk,P, T-3 Brahea armata Blue Hesper Palm L A,E,M ,P
T-4 Cercidium x ‘Desert Museum’ Thornless Palo Verde VL A,M,Pk,P,T T-5 Cercis canadiensis ‘Oklahoma’ Eastern Redbud L A,E,M,Pw,Pk,,T T-6 Cercis occidentalis Western Redbud L
T-7 Chilopsis linearis Desert Willow VL A ,Pk,P,T
T-8 x Chitalpa tashkentensis Chitalpa L A,E,Pk,P,T
T-9 Cupressus forbsii Tecate Cypress VL E,M,Pk,T
T-10 Cupressus sempervirens Italian Cypress M A,Pk,,T
T-11 Cotinus species Smoke Tree L A,E,Pk
T-12 Geijera parvifolia Australian Willow M A,M,Pw,Pk
T-13 Ginkgo biloba Maiden Hair Tree M A,M,Pw,Pk,
T-14 Lagerstroemia indica ‘Dynamite’ Crepe Myrtle- red L A,E,M,Pw,Pk T-15 Lagerstroemia indica ‘Natchez’ Crepe Myrtle – white L A,E,M,Pw,Pk,P T-16 Lagerstroemia indica ‘Muskogee’ Crepe Myrtle – pink L A,E,M,Pw,Pk T-17 Laurus ‘Saratoga’ Saratoga Laurel L E, Pw,Pk,P
T-18 Magnolia grandifloria ‘Majestic Beauty’ Southern Magnolia M A,E,M,Pk T-19 Melaluca nesophila Pink Melaleuca L A,E,P
T-20 Olea ‘Swan Hill’ Fruitless Olive L A,E, ,Pk,P
T-21 Pinus eldarica Afghan Pine L M,Pw,Pk,T
T-22 Pistachia chinensis ‘Keith Davey’ Keith Davey Pistache L E,M,Pw,Pk,P,T T-23 Platanus x acerifolia ‘Columbia’ London Plane M M,Pw,Pk,P,T T-24 Platanus racemose California Sycamore M M,Pk,T
T-25 Prosopis x Phoenix Thornless Chilean Mesquite L A,E,,P,T T-26 Quercus chrysolepis Canyon Live Oak VL M,Pw,Pk,P,T T-27 Quercus engelmannii Mesa Oak L E,M,Pw,Pk,P,T
T-28 Quercus lobate Valley oak L M,Pw,Pk,P,T
T-29 Quercus suber Cork Oak L E,M,Pw,Pk,P,T
T-30 Quercus wislizeni Interior Live Oak VL M,Pw,Pk,,T
T-31 Sophora secundiflora Texas Mountain Laurel L A,E,Pk T-32 Ulmus parvifolia Chinese Elm M M,Pw,Pk,,T
T-33 Washintonia filifera California Fan Palm M A,E,M,Pk,P, T-34 Zelkova serrata Saw Leaf Zelkova M A,E,Pk
Shrubs
Use Area: A-Accent, E-Community Entries M-Median, Pw-Parkway, Pk-Parks, P-Paseo & Plaza, T-Trails & Open Space; Water use:

H-High, M-Medium, L-Low, VL-Very Low
Valley Oak Strawberry Tree
Ashlan Avenue
Southern Magnolia Eastern Redbud
Thompson Avenue
51 AGENDA ITEM NO. 10.

5.3 Plant Palette
S-2 Blue Glow Agave S-3 Majestic Agave
S-6 Manzanita S-9 California Lilac
S-28 Lavender S-25 Sweet Bay
Shrubs
Use Area: A-Accent, E-Community Entries M-Median, Pw-Parkway, Pk-Parks, P-Paseo & Plaza, T-Trails & Open Space; Water use: H-High, M-Medium, L-Low, VL-Very Low Symbol Botanical Names Common Name
Water
Use Use Area
S-1 Acacia redolens ‘Desert Carpet’ VL T
S-2 Agave ‘Blue Glow’ Blue Glow Agave VL A,E,M,T
S-3 Agave franzosinii Majestic Agave VL A,E,M
S-4 Agave parryii Parry’s Agave VL A,E,M,T
S-5 Aloe species Aloe VL A,E,M,Pw,Pk,P
S-6 Arctostaphylos species Manzanita VL A,E,M,Pw,Pk,P,T S-7 Bougainvillea species Bougainvillea L A,E ,P
S-8 Ceanothus species California Lilac L E,M,Pw,Pk,P,T
S-9 Caesalpinea gilliesii Mexican Bird of paradise L A,E,Pk,P S-10 Callistemon citrinus ‘Little John’ Bottler Brush L E,M,Pw,Pk,P,T S-11 Callistemon jeffersii Purple Bottlebrush L E,M,Pk, S-12 Cistus x pulverulentus ‘Sunset’ Magenta Rockrose L E,M,Pw,Pk,P,T S-13 Correa spp Australian Fuchsia L A,E,Pk,P,
S-14 Cotyledon species Cotyledon L A,E,Pw,Pk,P,
S-15 Eriogonum species Buckwheat L E,Pk,T
S-16 Epilobium species (Zauchneria) California Fucshia L A,E,Pw,Pk,P,T S-17 Euphorbia rigida Silver Spurge VL A,E,Pw,Pk,P,
S-18 Fejoa sellowiana Pineapple Guava L M ,Pk,P
S-19 Ferocactus species Barrel Cactus VL A,E,M ,Pk,P
S-20 Fremontedendrom ‘Dara’s Gold’ Flannel Bush VL E,M,Pk,T S-21 Grevillea species Grevillia L A,E,M ,Pk,P
S-22 Hesperaloe parvifolia Red Yucca VL A,E,M,Pw,Pk,P,T S-23 Heteromoles Toyon L M,Pk,T
S-24 Kniphofia hybrids Red Hot Poker L A,E,Pw,Pk,P
S-25 Laurus nobilis Sweet Bay L E,M,Pk,P
S-26 Lantana montevidensis Trailing Lantana L A,E,M,Pw,Pk, S-27 Lantana x ‘New Gold’ New Gold Lantana L A,E,M,Pw,Pk, S-28 Lavandula ‘Goodwin Creek’ Lavender L A,E,M,Pw,Pk,P S-29 Lavendula stoechas Spanish Lavender L A,E,M,Pw,Pk,P S-30 Leucophylum frutescens Texas Ranger L E,M,Pw,Pk,T
S-31 Ligustrum japonicum texanum Texas Privet L E,Pk,P,T S-32 Mahonia repens Creeping Oregon Grape L Pw,Pk,P,T
S-33 Nerium oleander Oleander VL M,Pk,,T
S-34 Olea ‘Lil Ollie’ Dwarf Olive L E,M,Pk,P
S-35 Opuntia spp Prickly Pear VL A,E,M,Pk,P
S-36 Penstemon species Penstemon L A,E,Pw,Pk,P,T
S-37 Perovskia species Russian Sage L A,Pw,Pk,T
S-38 Phormiun tenax New Zealand Flax L A,M,Pk,P,T
S-39 Pittosporum crassifolium ‘Compacta’ Dwarf Karo M A,M,Pk,P,T S-40 Prunus caroliniana Carolina Laurel Cherry L E,M,Pk,T Symbol Botanical Names Common Name
Water
Use Use Area
S-1 Acacia redolens ‘Desert Carpet’ VL T
S-2 Agave ‘Blue Glow’ Blue Glow Agave VL A,E,M,T
S-3 Agave franzosinii Majestic Agave VL A,E,M
S-4 Agave parryii Parry’s Agave VL A,E,M,T
S-5 Aloe species Aloe VL A,E,M,Pw,Pk,P
S-6 Arctostaphylos species Manzanita VL A,E,M,Pw,Pk,P,T S-7 Bougainvillea species Bougainvillea L A,E ,P
S-8 Ceanothus species California Lilac L E,M,Pw,Pk,P,T
S-9 Caesalpinea gilliesii Mexican Bird of paradise L A,E,Pk,P S-10 Callistemon citrinus ‘Little John’ Bottler Brush L E,M,Pw,Pk,P,T S-11 Callistemon jeffersii Purple Bottlebrush L E,M,Pk, S-12 Cistus x pulverulentus ‘Sunset’ Magenta Rockrose L E,M,Pw,Pk,P,T S-13 Correa spp Australian Fuchsia L A,E,Pk,P,
S-14 Cotyledon species Cotyledon L A,E,Pw,Pk,P,
S-15 Eriogonum species Buckwheat L E,Pk,T
S-16 Epilobium species (Zauchneria) California Fucshia L A,E,Pw,Pk,P,T S-17 Euphorbia rigida Silver Spurge VL A,E,Pw,Pk,P,
S-18 Fejoa sellowiana Pineapple Guava L M ,Pk,P
S-19 Ferocactus species Barrel Cactus VL A,E,M ,Pk,P
S-20 Fremontedendrom ‘Dara’s Gold’ Flannel Bush VL E,M,Pk,T S-21 Grevillea species Grevillia L A,E,M ,Pk,P
S-22 Hesperaloe parvifolia Red Yucca VL A,E,M,Pw,Pk,P,T S-23 Heteromoles Toyon L M,Pk,T
S-24 Kniphofia hybrids Red Hot Poker L A,E,Pw,Pk,P
S-25 Laurus nobilis Sweet Bay L E,M,Pk,P
S-26 Lantana montevidensis Trailing Lantana L A,E,M,Pw,Pk, S-27 Lantana x ‘New Gold’ New Gold Lantana L A,E,M,Pw,Pk, S-28 Lavandula ‘Goodwin Creek’ Lavender L A,E,M,Pw,Pk,P S-29 Lavendula stoechas Spanish Lavender L A,E,M,Pw,Pk,P S-30 Leucophylum frutescens Texas Ranger L E,M,Pw,Pk,T
S-31 Ligustrum japonicum texanum Texas Privet L E,Pk,P,T S-32 Mahonia repens Creeping Oregon Grape L Pw,Pk,P,T
S-33 Nerium oleander Oleander VL M,Pk,,T
S-34 Olea ‘Lil Ollie’ Dwarf Olive L E,M,Pk,P
S-35 Opuntia spp Prickly Pear VL A,E,M,Pk,P
S-36 Penstemon species Penstemon L A,E,Pw,Pk,P,T
S-37 Perovskia species Russian Sage L A,Pw,Pk,T
S-38 Phormiun tenax New Zealand Flax L A,M,Pk,P,T
S-39 Pittosporum crassifolium ‘Compacta’ Dwarf Karo M A,M,Pk,P,T S-40 Prunus caroliniana Carolina Laurel Cherry L E,M,Pk,T S-41 Prunus lyonia Catalina Cherry L E,M,Pk,T
S-42 Ribes viburnifolium Evergreen Currant L A,E,Pw,Pk,P,T S-43 Rhamnus californica Coffeeberry L E,M,Pk,P,T
S-44 Rhaphiolepsis indica ‘Ballerina’ Dwarf Indian Hawthorne M E,M,Pk,P,T S-45 Rhus integrifolia Lemonade Berry L M,Pk,T
S-46 Rosemarinus officinalis ‘Tuscan Blue’ Rosemary L E,M,Pk,P S-47 Rosemarinus ‘Prostratus’ Prostrate Rosemary L E,M,Pw,Pk,P,T S-48 Salvia apiana White Sage VL A, M,Pw,Pk ,T
S-49 Salvia x ‘Bee’s Bliss’ Bee’s Bliss Sage L E,M,Pk,T S-50 Salvia clevelandii Blue Sage L A,M,Pw,Pk,T
S-51 Salvia chamaedryoides Germander Sage L A,M,Pw,Pk,P S-52 Salvia greggii Autumn Sage L A,E,M,Pw,Pk,P
S-53 Salvia leucantha Mexican Sage L A,E,M,Pw,Pk,P
S-54 Salvia mellifera Black Sage L Pw,Pk,T
S-55 Santolina species Lavender Cotton L E,M,Pk,P
S-56 Sisyrinchium bellum Blue Eyed Grass L A,Pw,Pk,P
S-57 Sphaeralcea spp Globe Mallow VL A,M,Pk,P,T
S-58 Teucrium chamaedrys ‘Nanum’ Germander L A,E ,P
S-59 Teucrium cossonii Fruity Germander VL Pw,Pk,P
S-60 Tecoma x ‘Solar Flare’ Solar Flare Esperanza L A, M,Pk,P S-61 Trichostema lanatum Wooly Blue Curls VL M,Pk,T
S-62 Westringia fruticose Coast Rosemary L E,M,Pw,Pk,P
S-63 Verbena bonariensis Purple Top L A,E,M,Pk,P
S-64 Yucca species Yucca VL A,E,M ,P
Grasses
Symbol Botanical Names Common Name
Water
Use Use Area
G-1 Aristida purpurea Purple Three-awn L E,M,Pw,Pk,P,T
G-2 Carex praegracillis Clustered Field Sedge L E,Pk,P
G-3 Carex divulsa Berkeley Sedge L E,Pw,Pk,P,T
G-4 Carex flacca Blue Sedge L E,Pw,P
G-5 Festuca Mairei Atlus Fecue L E,M,Pw,Pk,P
G-6 Festuca californica California Fescue L E,M,Pw,Pk,P G-7 Leymus condensatus ‘Canyon Prince’ L M,Pw,Pk,P,T
G-8 Muhlenbergia capilaris Muhly Grass L A,E,M,Pk,P
G-9 Mulhenbergia dubia Pine Muhly L E,M,Pw,Pk,P,T
G-10 Muhlenbergia rigens Deer grass L E,M, Pk, T
G-11 Pennisetum spathiolatum Slender Veldt Grass L A,E,M,Pw,Pk,P,T Groundcovers
52 AGENDA ITEM NO. 10.

5.3 Plant Palette
G-1 Dwarf Coyote
Brush
GG-2 Bearberry GG-3 Beach
Strawberry
GG-4 Dymondia
G-3 Carex Grass G-1 Purple Three awn GG-5 Myoporum GG-6 Kurapia Grasses
Symbol Botanical Names Common Name
Water
Use Use Area
G-1 Aristida purpurea Purple Three-awn L E,M,Pw,Pk,P,T
G-2 Carex praegracillis Clustered Field Sedge L E,Pk,P
G-3 Carex divulsa Berkeley Sedge L E,Pw,Pk,P,T
G-4 Carex flacca Blue Sedge L E,Pw,P
G-5 Festuca Mairei Atlus Fecue L E,M,Pw,Pk,P
G-6 Festuca californica California Fescue L E,M,Pw,Pk,P G-7 Leymus condensatus ‘Canyon Prince’ L M,Pw,Pk,P,T
G-8 Muhlenbergia capilaris Muhly Grass L A,E,M,Pk,P
G-9 Mulhenbergia dubia Pine Muhly L E,M,Pw,Pk,P,T
G-10 Muhlenbergia rigens Deer grass L E,M, Pk, T
G-11 Pennisetum spathiolatum Slender Veldt Grass L A,E,M,Pw,Pk,P,T Groundcovers
Use Area: A-Accent, E-Community Entries M-Median, Pw-Parkway, Pk-Parks, P-Paseo & Plaza, T-Trails & Open Space; Water use:

H-High, M-Medium, L-Low, VL-Very Low
Grasses
Groundcovers
Vines
Landscape Maintenance District
Median
Symbol Botanical Names Common Name
Water
Use Use Area
GR-1 Baccharis piularis ‘Pigeon Point’ Dwarf Coyote Brush L E,M,Pk,T GR-2 Contoneaster dammeri Bearberry L A,E,M, Pk,T
GR-3 Fragaria chiloensis Beach Strawberry L M,Pk,T
GR-4 Dymondia margarite Dymondia L E,M,Pw,Pk,P
GR-5 Myoporum parvifolium cvs. Myoporum L E,M,Pw,Pk,P
GR-6 Lippia nodiflora Kurapia L M,Pw,Pk
Vines
Symbol
Botanical Names
Common Name
Water
Use Use Area
V-1 Bougainvillea species Bougainvillea L A,E ,P
V-2 Vitis ‘Rodgers Red’ Rodgers California Grape L A,E ,P,T V-3 Parthenocissus tricuspitadta Boston Ivy L A,E ,P
V-4 Parthenocissus ‘Hacienda Creeper’ Rancho Viejo Creeper L A,E ,P Symbol Botanical Names Common Name
Water
Use Use Area
GR-1 Baccharis piularis ‘Pigeon Point’ Dwarf Coyote Brush L E,M,Pk,T GR-2 Contoneaster dammeri Bearberry L A,E,M, Pk,T
GR-3 Fragaria chiloensis Beach Strawberry L M,Pk,T
GR-4 Dymondia margarite Dymondia L E,M,Pw,Pk,P
GR-5 Myoporum parvifolium cvs. Myoporum L E,M,Pw,Pk,P
GR-6 Lippia nodiflora Kurapia L M,Pw,Pk
Vines
Symbol
Botanical Names
Common Name
Water
Use Use Area
V-1 Bougainvillea species Bougainvillea L A,E ,P
V-2 Vitis ‘Rodgers Red’ Rodgers California Grape L A,E ,P,T V-3 Parthenocissus tricuspitadta Boston Ivy L A,E ,P
V-4 Parthenocissus ‘Hacienda Creeper’ Rancho Viejo Creeper L A,E ,P Symbol Botanical Names Common Name
Water
Use Use Area
GR-1 Baccharis piularis ‘Pigeon Point’ Dwarf Coyote Brush L E,M,Pk,T GR-2 Contoneaster dammeri Bearberry L A,E,M, Pk,T
GR-3 Fragaria chiloensis Beach Strawberry L M,Pk,T
GR-4 Dymondia margarite Dymondia L E,M,Pw,Pk,P
GR-5 Myoporum parvifolium cvs. Myoporum L E,M,Pw,Pk,P
GR-6 Lippia nodiflora Kurapia L M,Pw,Pk
Vines
Symbol
Botanical Names
Common Name
Water
Use Use Area
V1 Bougainvillea species Bougainvillea L AE P
M
M
53 AGENDA ITEM NO. 10.

5.4 Plant Selection & Irrigation Design Guidelines
Plant Selection & Irrigation Design Guidelines
Plant selection plays an important part in creating a space. The Home Place Master Plan plant palette and irrigation design should adhere to the following criteria:

5.3.1 Plant material should be low maintenance, requiring little or no heavy pruning or shearing, and spaced to allow room to grow to plant’s mature size.

5.3.2 Palette should be comprised primarily of acclimated and California native plant species. Invasive species are strongly discouraged.

5.3.3 Use of high input water consuming decorative lawns is discouraged.

5.3.4 Prioritize where water and maintenance efforts are placed and utilize mulched areas where dense planting is less effective.

5.3.5 Promote shade and clean air by planting large-leafed deciduous trees and trees with low pollen counts.

5.3.6 Recycled water tolerant plant species shall be used where the irrigation system utilizes the City’s recycled water source.

5.3.7 The irrigation design shall comply with the requirements of the State of California’s Model Water Efficient Landscape Ordinance (MWELO) and plants shall be grouped by water needs (hydrozoning) to maximize irrigation water efficiency.
54 AGENDA ITEM NO. 10.

SIGNAGE

6.1 General Signage Diagram

6.2 Gateways

6.3 Signage Design Guidelines
SECTION 6
55 AGENDA ITEM NO. 10.

6.1 General Signage Diagram
Signage
Signage will mark major intersections and
corners of the Home Place community. Signs
will be visually compelling and informative.

The design and aesthetics of all signage will
be consistent with adjacent surroundings and
the overall neighborhood.

Individual builders may add monument
signage at any entry coming off of the main
loop road if they choose. All monument
and wayfinding signage will be maintained
by the Landscape Maintenance District.

The maintenance of all monument signage,
wayfinding signage, and gateway signage
will be funded through an additional,
enhanced assessment.

LEGEND
GETTYSBURG AVE.

ASHLAN AVE.

THOMPSON AVE.

LEONARD AVE.

Monument Signage
Wayfinding Signage
Gateway
56 AGENDA ITEM NO. 10.

6.2 Community Gateways
Gateways are significant formal structural and/or landscape forms that shall mark the northwest and southeast corners of the Home Place community. Gateways will allow visual windows into the community from adjacent arterial roads and provide bold identification of the Home Place project site. The gateway locations also provide pedestrian connectivity to adjacent communities and amenities.

Community Gateways
Gateway
Formal
Landscape
Conceptual Site Plan for Gateway Entrances
Pedestrian
Paths
57 AGENDA ITEM NO. 10.

6.3 Signage Design Guidelines
Signage throughout the Home place Master Plan community should be constructed with finish materials that align with the farmhouse style.

The size and location for monument and way-finding signage should be designed to enhance a sense of place, while maintaining open sight lines.

Monument Signage
Large monument signs, typically for multi-tenant commercial development, can be used within the Master Plan site to direct vehicle traffic to different neighborhood locations. Large monument signs can be located at key intersections along the interior minor collector roads.

Small monument signs (neighborhood gateway signs) should be used for identifying neighborhoods within the Master Plan community, and should have varying finish materials that set the unique design theme of each neighborhood.

Way-finding
Way-finding should be used at entryways, intersections, and other key locations along roads and multi-use trails to help facilitate navigation throughout the Home Place community. Way-finding signage should be designed to be consistent with the aesthetics of the adjacent surroundings and overall neighborhood.

Signage Design Guidelines
Wayfinding signage
Approved Finishes/Materials
Weathered Brick Weathering Steel Precast Concrete Stone Plaster/Stucco Monument signage that establishes a sense of place 58 AGENDA ITEM NO. 10.

INFRASTRUCTURE

7.1 Potable and Non-PotableWater Diagram

7.2 Sanitary Sewer Diagram

7.3 Stormwater Drainage Diag ram

7.4 Fresno Irrigation District Diagram

7.5 Gas,Electric, and Telecom Services
SECTION 7
59 AGENDA ITEM NO. 10.

7.1 Potable Water Diagram
Potable Water
Surface water is the primary source of
domestic water for Clovis residents.

The City currently utilizes water from
the Enterprise Canal to provide for
the needs of its residents. The Master
Plan area will require the addition of
8 and 12-inch water mains extending
from Ashlan, Leonard, and Thompson
Avenues to accommodate the new
development.
60 AGENDA ITEM NO. 10.

7.2 Non-Potable Water Diagram
Non-Potable Water
The use of non-potable water for
landscape irrigation is an important
strategy to reduce the consumption of and
protect valuable potable water resources.

The proposed use of non-potable water
for landscape irrigation is consistent with
Policy 1.5 of the Clovis General Plan
(2014), which states the following:

Goal 1: Reliable and cost-effective
infrastructure systems that permit the
city to sustainably manage its diverse
water resources and needs.

Policy 1.5 Recycled Water. Use
recycled water to reduce the demands
for new water supplies. Support
the expansion of recycled water
infrastructure throughout Clovis and
require new development to install
recycled water infrastructure where
feasible.
61 AGENDA ITEM NO. 10.

7.3 Sanitary Sewer Diagram
Sanitary Sewer
Wastewater generated in the Master Plan
community will be treated by the Clovis
Wastewater Treatment Facility, which
is located to the east of the project site.

Sanitary sewer mains and appurtenances
shall be extended from Leonard Avenue
and Ashlan Avenue to support the new
development.
62 AGENDA ITEM NO. 10.

7.4 Stormwater Drainage Diagram
Stormwater
The Master Plan area will discharge
stormwater runoff through proposed
storm drain lines that connect to existing
storm drain trunk lines along Ashlan
and Leonard Avenues. New storm drain
lines will also be installed throughout the
Master Plan area to collect and convey
stormwater.
63 AGENDA ITEM NO. 10.

7.5 Fresno Irrigation District Diagram 64
AGENDA ITEM NO. 10.

7.6 Gas, Electric, and Telecom Services
Gas, Electric, and Communication
Electric power will be provided to the Master Plan area by the Pacific Gas and Electric Company (PG&E). Electrical lines shall be placed within Public Utility Easements to provide service for residential and commercial development.

Depending on the required electrical loads as well as the existing capacity of surrounding infrastructure, PG&E will determine the alignment of the electrical lines within the Master Plan area. Natural gas will also be provided to the Master Plan area by PG&E via the extension of existing gas distribution lines. Telephone services will be provided to the Master Plan area through existing telephone lines and wireless communication systems. As development commences, electric lines, phone lines, and cable TV lines will be installed underground in accordance with City standards and regulations.
65 AGENDA ITEM NO. 10.

ADMINISTRATIVE APPROVAL

PROCESS FOR MASTER PLAN

8.1 Legal Description

8.2 Master PlanAdoption

8.3 Amendments to theAdopted Master Plan

8.4 Process for Site Plan Review

8.5 Tentative Map Guidelines
SECTION 8
66 AGENDA ITEM NO. 10.

8.1 Legal Description
Legal Description for Proposed
Zoning Areas Plat Map for Proposed Zone Change
AE-20 to C-1 (Neighborhood Commercial)
A portion of Parcel B of Fresno County Lot Line Adjustment No. PLA 20-21 as shown in that certain Certificate of Compliance recorded as Fresno County Document No. 2021-0041012, of Official Records, being situated in Southwest quarter of Section 18, Township 13 South, Range 22 East, Mount Diablo Base and Meridian, in the County of Fresno, State of California, and being described as follows:

Beginning at the Northeast corner of said Southwest quarter; Thence South 0° 13’ 35” East, along the East line of said Southwest quarter, 524.00 feet;
Thence North 90° 00’ 00” West, 468.15 feet;
Thence North 0° 05’ 07” East, 522.34 feet to the North line of said Southwest quarter;
Thence North 89° 47’ 45” East, along the North line of said Southwest quarter, 465.30 feet to the Point of Beginning.
(AGRICULTURE)
67 AGENDA ITEM NO. 10.

8.1 Legal Description
AE-20 to R-3 (Multi-Family High-Density) Zone
A portion of Parcel A of Fresno County Lot Line Adjustment No. PLA 20-21 as shown in that certain Certificate of Compliance recorded as Fresno County Document No. 2021-0041012, of Official Records, being situated in the Southeast quarter of Section 13, Township 13 South, Range 21 East, Mount Diablo Base and Meridian, in the County of Fresno, State of California, and being described as follows:

Commencing at the Southwest corner of the Southeast quarter of said Section 13;
Thence North 0° 02’ 58” West, along the West line of said Southeast quarter, 360.00 feet to an angle point in the West line of said Parcel A, and the True Point of Beginning;
Thence along the Westerly and Northerly lines of said Parcel A the following four (4) courses:

1. Continuing North 0° 02’ 58” West, 768.56 feet;

2. North 89° 57’ 02” East, 442.49 feet;

3. South 45° 02’ 58” East, 21.21 feet;

4. Southerly 358.10 feet along a non-tangent curve, concave to the East, with a radius of 362.78 feet, a central angle of 56° 33’ 22”, and a beginning radial which bears North 87° 41’ 34” West;
Thence South 59° 23’ 43” East, 65.08 feet;
Thence Southwesterly 99.66 feet along a non-tangent curve, concave to the Southeast, with a radius of 2565.03 feet, a central angle of 2° 13’ 34”, and a beginning radial which bears North 56° 34’ 49” West; Thence Southwesterly 95.77 feet along a tangent curve, concave to the Southeast, with a radius of 4099.98 feet, and a central angle of 1° 20’ 18”;
Thence Southwesterly 168.27 feet along a tangent curve, concave to the Southeast, with a radius of 1008.00 feet, and a central angle of 9° 33’ 53”;
Thence South 19° 11’ 25” West, 213.47 feet more or less, to the East line of Parcel 1 as shown on Parcel Map No. 2004-09, recorded in Book 64 of Parcel Maps, at Pages 79-80, of Fresno County Records; Thence North 0° 02’ 58” West, along last said East line and the Northerly prolongation thereof, to the Northeast corner of Outlot A of said Parcel Map No. 2004-09;
Thence South 89° 59’ 50” West, along the North line of said Outlot A and the Westerly prolongation thereof, 420.00 feet to the True Point of Beginning.

AE-20 to C-R (Commercial Recreation) Zone
A portion of Parcels A and B of Fresno County Lot Line Adjustment No. PLA 20-21 as shown in that certain Certificate of Compliance recorded as Fresno County Document No. 2021-0041012, of Official Records, being situated in a portion of the Southeast quarter of Section 13, Township 13 South, Range 21 East, Mount Diablo Base and Meridian, and a portion of the Southwest quarter of Section 18, Township 13 South, Range 22 East, Mount Diablo Base and Meridian, both in the County of Fresno, State of California, and being described as follows:

Beginning at the Southeast corner of said Section 13;
Thence South 89° 59’ 50” West, along the South line of said Southeast quarter, a distance of 947.81 feet to the intersection of said South line with the Southerly prolongation of the West line of said Parcel B; Thence North 0° 04’ 50” West, along said Southerly prolongation,

59.00 feet to an angle point in the Westerly line of said Parcel B; Thence along the Westerly line of said Parcel B the following twelve (12) courses:

1. Continuing North 0° 04’ 50” West, 398.08 feet;

2. North 56° 37’ 16” East, 251.30 feet;

3. Northeasterly 302.87 feet along a tangent curve, concave to the Northwest, with a radius of
380.00 feet and a central angle of 45° 39’ 58”;

4. North 11° 19’ 01” East, 82.48 feet;

5. North 10° 01’ 37” East, 77.00 feet;

6. North 22° 29’ 35” East, 62.46 feet;

7. North 25° 26’ 07” East, 190.71 feet;

8. North 24° 04’ 10” East, 63.51 feet;

9. North 63° 39’ 53” East, 106.33 feet;

10. North 75° 37’ 45” East, 282.40 feet;

11. North 41° 37’ 31” East, 55.07 feet;

12. North 89° 59’ 50” East, 5.83 feet to the East line of said Southeast quarter;
Thence continuing North 89° 59’ 50” East, 284.73 feet;
Thence South 0° 04’ 50” East, 423.81 feet;
Thence South 89° 59’ 50” West, 284.73 feet to last said East line; Thence South 0° 04’ 50” East, along last said East line, 1019.63 feet to the Point of Beginning.
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8.1 Legal Description
AE-20 to PRD (Planned Residential Development) Zone
The Southeast quarter of Section 13, Township 13 South, Range 21 East, Mount Diablo Base and Meridian, and the Southwest quarter of Section 18, Township 13 South, Range 22 East, Mount Diablo Base and Meridian, both in the County of Fresno, State of California; EXCEPTING THEREFROM the South 360.00 feet, of the West
420.00 feet thereof;
ALSO EXCEPTING THEREFROM that portion of Parcel A of Fresno County Lot Line Adjustment No. PLA 20-21 as shown in that certain Certificate of Compliance recorded as Fresno County Document No. 2021-0041012, of Official Records, being situated in the Southeast quarter of Section 13, Township 13 South, Range 21 East, Mount Diablo Base and Meridian, in the County of Fresno, State of California, and being described as follows:

Commencing at the Southwest corner of the Southeast quarter of said Section 13;
Thence North 0° 02’ 58” West, along the West line of said Southeast quarter, 360.00 feet to an angle point in the West line of said Parcel A, and the True Point of Beginning;
Thence along the Westerly and Northerly lines of said Parcel A the following four (4) courses:

1. Continuing North 0° 02’ 58” West, 768.56 feet;

2. North 89° 57’ 02” East, 442.49 feet;

3. South 45° 02’ 58” East, 21.21 feet;

4. Southerly 358.10 feet along a non-tangent curve, concave to the East, with a radius of 362.78 feet, a central angle of 56° 33’ 22”, and a beginning radial which bears North 87° 41’ 34” West;
Thence South 59° 23’ 43” East, 65.08 feet;
Thence Southwesterly 99.66 feet along a non-tangent curve, concave to the Southeast, with a radius of 2565.03 feet, a central angle of 2° 13’ 34”, and a beginning radial which bears North 56° 34’ 49” West; Thence Southwesterly 95.77 feet along a tangent curve, concave to the Southeast, with a radius of 4099.98 feet, and a central angle of 1° 20’ 18”;
Thence Southwesterly 168.27 feet along a tangent curve, concave to the Southeast, with a radius of 1008.00 feet, and a central angle of 9° 33’ 53”;
Thence South 19° 11’ 25” West, 213.47 feet more or less, to the East line of Parcel 1 as shown on Parcel Map No. 2004-09, recorded in Book 64 of Parcel Maps, at Pages 79-80, of Fresno County Records; Thence North 0° 02’ 58” West, along last said East line and the Northerly prolongation thereof, to the Northeast corner of Outlot A of said Parcel Map No. 2004-09;
Thence South 89° 59’ 50” West, along the North line of said Outlot A and the Westerly prolongation thereof, 420.00 feet to the True Point of Beginning;
ALSO EXCEPTING THEREFROM A portion of Parcels A and B
of Fresno County Lot Line Adjustment No. PLA 20-21 as shown in that certain Certificate of Compliance recorded as Fresno County Document No. 2021-0041012, of Official Records, being situated in a portion of the Southeast quarter of Section 13, Township 13 South, Range 21 East, Mount Diablo Base and Meridian, and a portion of the Southwest quarter of Section 18, Township 13 South, Range 22 East, Mount Diablo Base and Meridian, both in the County of Fresno, State of California, and being described as follows:

Beginning at the Southeast corner of said Section 13;
Thence South 89° 59’ 50” West, along the South line of said Southeast quarter, a distance of 947.81 feet to the intersection of said South line with the Southerly prolongation of the West line of said Parcel B; Thence North 0° 04’ 50” West, along said Southerly prolongation,

59.00 feet to an angle point in the Westerly line of said Parcel B; Thence along the Westerly line of said Parcel B the following twelve (12) courses:

1. Continuing North 0° 04’ 50” West, 398.08 feet;

2. North 56° 37’ 16” East, 251.30 feet;

3. Northeasterly 302.87 feet along a tangent curve, concave to the Northwest, with a radius of 380.00 feet and a central angle of 45° 39’ 58”;

4. North 11° 19’ 01” East, 82.48 feet;

5. North 10° 01’ 37” East, 77.00 feet;

6. North 22° 29’ 35” East, 62.46 feet;

7. North 25° 26’ 07” East, 190.71 feet;

8. North 24° 04’ 10” East, 63.51 feet;

9. North 63° 39’ 53” East, 106.33 feet;

10. North 75° 37’ 45” East, 282.40 feet;

11. North 41° 37’ 31” East, 55.07 feet;

12. North 89° 59’ 50” East, 5.83 feet to the East line of said Southeast quarter;
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8.1 Legal Description
AE-20 to PRD (Planned Residential Development) Zone
(Continued)
Thence continuing North 89° 59’ 50” East, 284.73 feet;
Thence South 0° 04’ 50” East, 423.81 feet;
Thence South 89° 59’ 50” West, 284.73 feet to last said East line; Thence South 0° 04’ 50” East, along last said East line, 1019.63 feet to the Point of Beginning;
ALSO EXCEPTING THEREFROM that portion of Parcel B of Fresno County Lot Line Adjustment No. PLA 20-21 as shown in that certain Certificate of Compliance recorded as Fresno County Document No. 2021-0041012, of Official Records, being situated in Southwest quarter of Section 18, Township 13 South, Range 22 East, Mount Diablo Base and Meridian, in the County of Fresno, State of California, and being described as follows:

Beginning at the Northeast corner of said Southwest quarter; Thence South 0° 13’ 35” East, along the East line of said Southwest quarter, 524.00 feet;
Thence North 90° 00’ 00” West, 468.15 feet;
Thence North 0° 05’ 07” East, 522.34 feet to the North line of said Southwest quarter;
Thence North 89° 47’ 45” East, along the North line of said Southwest quarter, 465.30 feet to the Point of Beginning.
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8.2 Master Plan Design Guidelines Administration
Implementation
The Home Place Master Plan will be implemented
through the processing of this document and the tract
maps, site plans, and development standards included
with this document submittal. Subsequent submittals
may be required of the applicant to submit any of the
following before the recordation of any final map, site plan review or building permit within a Master Planned
Community Overlay District:
i. Subsequent or concurrently processed planned
development permit applications for single
family residential developments and multifamily residential design review; ii. Subsequent site plan review for projects
normally requiring site plan review other than
single- or multi- family residential;
iii. Proposed conditions, covenants and restrictions,
if any;
iv. Sign program review; or
v. Architectural design guidelines.

The City’s approval of the Home Place Master Plan
shall constitute sufficient finding to justify any waivers, variances, exceptions or deviations set for in the Master Plan to those provisions of the Clovis Municipal Code
that would otherwise be required.

Master Plan Administration
This Master Plan represents a framework for
development for the Home Place community.

Approval of individual projects within the boundary
of the Master Plan will be required to demonstrate
consistency with this document. This Section
establishes procedures for the implementation
and administration of the Master Plan, as well as
procedures for amendments if necessary. Provisions
for processing site plan review applications for
multi-family, commercial and public facility projects
within the Home Place Master Site Plan are also
included in this Section.
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8.3 Amendments to the Master Plan
Amendments to the Adopted Master Plan
Procedure - The development of the property shall comply with the development standards in this Master Plan. Amendments to this adopted Master Plan by or on behalf of the property owner(s), or any proposal by the City, shall be filed with the Department of Planning and Development Services. The Planning and Development Services Director shall determine if the proposed modification is “minor” or “major”, and the proposal shall be processed accordingly.

Major Modifications:

A major modification includes any modification which
does not qualify as a minor modification including
adding property to an existing MPC District. A major
modification shall be processed and reviewed by
the Planning Commission and approved by the City
Council in accordance with the procedure for rezone set forth in Chapter 9.86 of the Clovis Municipal Code.

Minor Modification:

A minor modification is a modification which is requested by the property owner and which is intended to accomplish one or more to the following:
• A change in the species of plant material proposed for the Home Place Master Site Plan (MPC District)
• Modifications to the lot sizes identified in the Master Site Plan as long as the overall density of the master
plan does not exceed the maximum allowed units
(1,607 units)
• A lot line adjustment
• Any other change or modification which does not
change the basic intent of the MPDG (floor plans,
elevations, site elements, etc.)
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8.4 Process for Site Plan Review
Process for Site Plan Review
The individual project approval process requires the
preparation of a residential site plan application for the purpose of enabling the Planning and Development Services Department to make a finding that the proposed development is in conformity with the intent and purpose of the Master Development Plan and zoning requirements. Site plan
review applications shall be processed in accordance with the provisions of Chapter 9.56 of the Clovis Municipal Code prior to the issuance of building permits within these areas. 73 AGENDA ITEM NO. 10.

8.5 Tentative Map Guidelines
Implementation of the Master
Tentative Subdivision Map
The Master Tentative Subdivision Map will cover the entire Home Place community and shall entitle all phases to move to Final Map with administrative approval. No further discretionary review will be required for each phase approval as long as the overall density does not modify from the original approval (DATE AND MAP OF ORIGINAL APPROVAL TO ENTER HERE WITH EXHIBIT).

Minor modifications to the location of each product type/density/ phase shall be reviewed and approved at the administrative staff level and will be considered non-discretionary approvals. An exhibit that outlines the proposed modifications shall be submitted to the City Planning and Development Services Director for review and approval prior to submitting the updated/amended Master Tentative Subdivision Map.
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Attachment 7 Attachment 6
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July 8, 2021
Dave Merchen
City of Clovis
Department of Planning and Development Services
1033 Fifth St.

Clovis, Ca, 93612
Project: The Homeplace Master Plan – Air Quality and Greenhouse Gas Analysis Report
District CEQA Reference No: 20210632
Dear Mr. Merchen:

The San Joaquin Valley Unified Air Pollution Control District (District) has reviewed the Air Quality and Greenhouse Gas Analysis Report for the project referenced above from the City of Clovis (City). The project consists of 1,538 dwelling units and 35.59 acres of parks on 306 total acres and a multi‐family apartment complex with 132 units on 7.28 acres (Project). The Project is located on the southeast corner of Leonard and Gettysburg Avenue, in Clovis, CA.

Project Scope
The Project consists of 1,538 dwelling units and 35.59 acres of parks on 306 total acres.

The project includes a multi‐family apartment complex with 132 units on 7.28 acres. The first phase includes processing a Lot Line Adjustment and Tentative Tract Map on a 44.5‐ acre portion of the site and approval of the Master Plan. The Project is divided into four phases. Phase 1 includes 156 single-family dwelling units on 52.72 acres and 132 multifamily units on 7.28 acres. Phase 2 includes 250 single‐family dwelling units on 60 acres. Phase 3 includes 500 units on 80 acres. Phase 4 includes 500 single‐family dwelling units on 109 acres. The west side of the project site includes 17.15 acres of parks and open space and the east side includes 18.44 acres of parks and open space.

Based on information provided to the District, including the Air Quality Analysis, Project specific annual emissions from construction and operation emissions of criteria pollutants are not expected to exceed any of the following District significance thresholds: 100 tons per year of carbon monoxide (CO), 10 tons per year of oxides of nitrogen (NOx), 10 tons per year of reactive organic gases (ROG), 27 tons per year of oxides of sulfur (SOx), 15 202
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tons per year of particulate matter of 10 microns or less in size (PM10), or 15 tons per year of particulate matter of 2.5 microns or less in size (PM2.5).

Other potential significant air quality impacts related to Toxic Air Contaminants (see information below under Health Risk Assessment), Ambient Air Quality Standards, Hazards and Odors, may require assessments and mitigation. More information can be found in the District’s Guidance for Assessing and Mitigating Air Quality Impacts at:
https://www.valleyair.org/transportation/GAMAQI.pdf
The District offers the following comments:
1) Project Related Criteria Pollutant Emissions
1a) Construction Emissions:

Although the construction-related emissions are expected to have a less than significant impact, the District suggests that the City advise project proponents with construction-related exhaust emissions and activities resulting in less than significant impact on air quality to utilize the cleanest reasonably available off-road construction fleets and practices (i.e. eliminating unnecessary idling) to further reduce impacts from construction-related exhaust emissions and activities. 1b) Health Risk Screening/Assessment
Per the Air Quality and Greenhouse Gas Analysis Report, the Project’s impact to sensitive receptors would be less than significant because the Project’s emissions do not exceed the 100 pounds per day. The Health Risk Screening/Assessment evaluation was done based on a 100 lbs. per day screening level assessment for an ambient air quality analysis (AAQA). For development projects the District typically recommends that an AAQA be performed if emissions exceed 100 pounds per day for criteria pollutants. A Health Risk Screening/Assessment is to identify potential Toxic Air Contaminants (TACs) impact on surrounding sensitive receptors. Therefore, the District recommends a Health Risk Screening/Assessment to identify potential exposure of Toxic Air Contaminants to sensitive receptors be conducted.

A Health Risk Screening/Assessment identifies potential Toxic Air Contaminants (TACs) impact on surrounding sensitive receptors such as hospitals, daycare centers, schools, work-sites, and residences. TACs are air pollutants identified by the Office of Environmental Health Hazard Assessment/California Air Resources Board (OEHHA/CARB) that pose a present or potential hazard to human health.

A common source of TACs can be attributed to diesel exhaust emitted from both mobile and stationary sources. List of TACs identified by OEHHA/CARB can be 203
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found at: https://ww2.arb.ca.gov/resources/documents/carb-identified-toxic-aircontaminants The District recommends the development project(s) be evaluated for potential health impacts to surrounding receptors (on-site and off-site) resulting from operational and multi-year construction TAC emissions.
i) The District recommends conducting a screening analysis that includes all sources of emissions. A screening analysis is used to identify projects which may have a significant health impact. A prioritization, using the latest approved California Air Pollution Control Officer’s Association (CAPCOA) methodology, is the recommended screening method. A prioritization score of 10 or greater is considered to be significant and a refined Health Risk Assessment (HRA) should be performed.

For your convenience, the District’s prioritization calculator can be found at:
http:www.valleyair.org/busind/pto/emission_factors/Criteria/Toxics/Utilities/P RIORITIZATION%20RMR%202016.XLS.
ii) The District recommends a refined HRA for development projects that result in a prioritization score of 10 or greater. Prior to performing an HRA, it is recommended that development project applicants contact the District to review the proposed modeling protocol. A development project would be considered to have a significant health risk if the HRA demonstrates that the project related health impacts would exceed the Districts significance threshold of 20 in a million for carcinogenic risk and 1.0 for the Acute and Chronic Hazard Indices, and would trigger all feasible mitigation measures. The District recommends that development projects which result in a significant health risk not be approved.

For HRA submittals, please provide the following information electronically to the District for review:
 HRA AERMOD model files
 HARP2 files
 Summary of emissions source locations, emissions rates, and emission factor calculations and methodology.

More information on toxic emission factors, prioritizations and HRAs can be obtained by:
 E-Mailing inquiries to: [email protected]; or
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 Contacting the District by phone for assistance at (559) 230-6000; or  Visiting the Districts website (Modeling Guidance) at:
http://www.valleyair.org/busind/pto/Tox_Resources/AirQualityMonitoring.htm. 2) Solar Deployment in the Community
It is the policy of the State of California that renewable energy resources and zerocarbon resources supply 100% of retail sales of electricity to California end-use customers by December 31, 2045. While various emission control techniques and programs exist to reduce air quality emissions from mobile and stationary sources, the production of solar energy is contributing to improving air quality and public health.

The District suggests that the City consider the feasibility of incorporating solar power systems, as an emission reduction strategy for this Project. 3) Clean Lawn and Garden Equipment in the Community
Since the Project consists of residential development, gas-powered residential lawn and garden equipment have the potential to result in an increase of NOx and PM2.5 emissions. Utilizing electric lawn care equipment can provide residents with immediate economic, environmental, and health benefits. The District recommends the Project proponent consider the District’s Clean Green Yard Machines (CGYM) program which provides incentive funding for replacement of existing gas powered lawn and garden equipment. More information on the District CGYM program and funding can be found at: http://www.valleyair.org/grants/cgym.htm and http://valleyair.org/grants/cgymcommercial.htm. 4) Charge Up! Electric Vehicle Charger
To support further installation of electric vehicle charging equipment and development of such infrastructure, the District offers incentives to public agencies, businesses, and property owners of multi-unit dwellings to install electric charging infrastructure (Level 2 and 3 chargers). The purpose of this incentive program is to promote clean air alternative-fuel technologies and the use of low or zero-emission vehicles. The District suggests that the City and Project proponent consider the feasibility of installing electric vehicle chargers for this Project.

Please visit www.valleyair.org/grants/chargeup.htm for more information. 5) District Rules and Regulation
The District issues permits for many types of air pollution sources and regulates some activities not requiring permits. A project subject to District rules and regulation would reduce its impacts on air quality through compliance with regulatory requirements. In 205
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general, a regulation is a collection of rules, each of which deals with a specific topic.

For example, Regulation II - Permits encompasses multiple rules associated with the permitting of emission sources such as Rule 2010 (Permits Required), Rule 2201 (New and Modified Stationary Source Review), and others. 5a) District Rule 9510 (Indirect Source Review)
The purpose of District Rule 9510 (Indirect Source Review) is to reduce the growth in both NOx and PM10 emissions associated with development and transportation projects from mobile and area sources associated with construction and operation of development projects. The rule encourages clean air design elements to be incorporated into the development project. In case the proposed project clean air design elements are insufficient to meet the targeted emission reductions, the rule requires developers to pay a fee used to fund projects to achieve off-site emissions reductions.

The proposed Project is subject to District Rule 9510 because it will receive a project-level discretionary approval from a public agency and will equal or exceed 50 residential units. When subject to the rule, an Air Impact Assessment (AIA) application is required no later than applying for project-level approval from a public agency. In this case, if not already done, please inform the project proponent to immediately submit an AIA application to the District to comply with District Rule 9510.

An AIA application is required and the District recommends that demonstration of compliance with District Rule 9510, before issuance of the first building permit, be made a condition of Project approval.

Information about how to comply with District Rule 9510 can be found online at:
http://www.valleyair.org/ISR/ISRHome.htm.

The AIA application form can be found online at:
http://www.valleyair.org/ISR/ISRFormsAndApplications.htm 5b) District Rule 4002 (National Emissions Standards for Hazardous Air Pollutants)
In the event an existing building will be renovated, partially demolished or removed, the Project may be subject to District Rule 4002. This rule requires a thorough inspection for asbestos to be conducted before any regulated facility is demolished or renovated. Information on how to comply with District Rule 4002 can be found online at: http://www.valleyair.org/busind/comply/asbestosbultn.htm. 206
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5c) District Regulation VIII (Fugitive PM10 Prohibitions) The project proponent may be required to submit a Construction Notification Form or submit and receive approval of a Dust Control Plan prior to commencing any earthmoving activities as described in Regulation VIII, specifically Rule 8021 – Construction, Demolition, Excavation, Extraction, and Other Earthmoving Activities.

The application for both the Construction Notification and Dust Control Plan can be found online at:
https://www.valleyair.org/busind/comply/PM10/forms/DCP-Form.docx Information about District Regulation VIII can be found online at:
http://www.valleyair.org/busind/comply/pm10/compliance_pm10.htm 5d) Other District Rules and Regulations
The Project may also be subject to the following District rules: Rule 4102 (Nuisance), Rule 4601 (Architectural Coatings), and Rule 4641 (Cutback, Slow Cure, and Emulsified Asphalt, Paving and Maintenance Operations). In the event an existing building will be renovated, partially demolished or removed, the project may be subject to District Rule 4002 (National Emission Standards for Hazardous Air Pollutants).

The list of rules above is neither exhaustive nor exclusive. Current District rules can be found online at: www.valleyair.org/rules/1ruleslist.htm. To identify other District rules or regulations that apply to this Project or to obtain information about District permit requirements, the applicant is strongly encouraged to contact the District’s Small Business Assistance (SBA) Office at (559) 230-5888. 6) Potential Air Quality Improvement Measures
The District encourages the following air quality improvement measures to further reduce Project related emissions from construction and operation. A complete list of potential air quality improvement measures can be found online at:
http://www.valleyair.org/ceqaconnected/aqimeasures.aspx. a. Improve Walkability Design – This measure is to improve design elements to enhance walkability and connectivity. Improved street network characteristics within a neighborhood include street accessibility, usually measured in terms of average block size, proportion of four-way intersections, or number of intersections per square mile. Design is also measured in terms of sidewalk coverage, building setbacks, street widths, pedestrian crossings, presence of street trees, and a host of other physical variables that differentiate pedestrianoriented environments from auto-oriented environments. 207
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b. Improve Destination Accessibility – This measure is to locate the project in an area with high accessibility to destinations. Destination accessibility is measured in terms of the number of jobs or other attractions reachable within a given travel time, which tends to be highest at central locations and lowest at peripheral ones. The location of the project also increases the potential for pedestrians to walk and bike to these destinations and therefore reduces the (vehicle miles traveled) VMT.
c. Increase Transit Accessibility – This measure is to locate the project with high density near transit which will facilitate the use of transit by people traveling to or from the Project site. The use of transit results in a mode shift and therefore reduced VMT. A project with a residential/commercial center designed around a rail or bus station, is called a transit-oriented development (TOD). The project description should include, at a minimum, the following design features:
 A transit station/stop with high-quality, high-frequency bus service located within a 5-10 minute walk (or roughly ¼ mile from stop to edge of development), and/or
 A rail station located within a 20 minute walk (or roughly ½ mile from station to edge of development)
 Fast, frequent, and reliable transit service connecting to a high percentage of regional destinations
 Neighborhood designed for walking and cycling
7) District Comment Letter
The District recommends that a copy of the District’s comments be provided to the Project proponent.

If you have any questions or require further information, please contact Patrick Chimienti by e-mail at [email protected] or by phone at (559) 230-6139.

Sincerely,
Brian Clements
Director of Permit Services
For Mark Montelongo
Program Manager
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County of Fresno

DEPARTMENT OF PUBLIC HEALTH

Promotion, preservation and protection of the community’s health 1221 Fulton Street /P. O. Box 11867, Fresno, CA 93775
(559) 600-3271 ・ FAX (559) 600-7629
The County of Fresno is an Equal Employment Opportunity Employer www.co.fresno.ca.us ・ www.fcdph.org
February 21, 2020
LU0020551
2604
Ryder Dilley, Planning Intern
City of Clovis
Planning and Development Services Department
1033 Fifth Street
Clovis, CA 93612
Dear Mr. Dilley:

PROJECT NUMBER: DRC390-2020
DRC390-2020; Proposing to divide a 44.50-acre site (Phase 1) of a 309-acre master plan into 197 single family residential parcels, from the Gettysburg/Ashland Master Plan under the Loma Vista Specific Plan. Anticipated entitlements: Annexation, Pre-Zone Amendment, General Plan Amendment, Master Plan Overlay, Residential Site Plan Review, and Tentative Subdivision Map.

APN: 555-050-21 ZONING: AE-20 to R-1 ADDRESS: SEC of Leonard & Gettysburg Avenues Recommended Conditions of Approval:
 Construction permits for the proposed development should be subject to assurance of sewer capacity of the Regional Wastewater Treatment Facility. Concurrence should be obtained from the California Regional Water Quality Control Board (RWQCB). For more information, contact staff at (559) 445-5116.
 Construction permits for the proposed development should be subject to assurance that the City of Clovis community water system has the capacity and quality to serve this project. Concurrence should be obtained from the State Water Resources Control Board, Division of Drinking WaterSouthern Branch. For more information call (559) 447-3300.  Should a pool/spa be proposed then prior to the issuance of building permits, the applicant shall submit complete pool/spa facility plans and specifications to the Fresno County Department of Public Health, Environmental Health Division, for review and approval. The applicant shall apply for and obtain a permit to operate a public swimming pool/spa from the Fresno County Department of Public Health, Environmental Health Division. A permit, once issued, is nontransferable.

Contact the Recreational Health Program at (559) 600-3357 for more information.  If the applicant proposes to use and/or store hazardous materials and/or hazardous wastes, they shall meet the requirements set forth in the California Health and Safety Code (HSC), Division 20, Chapter 6.95, and the California Code of Regulations (CCR), Title 22, Division 4.5. Any business that handles a hazardous material or hazardous waste may be required to submit a Hazardous Materials Business Plan pursuant to the California Health and Safety Code (HSC), Division 20, 216
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Ryder Dilley
February 21, 2020
DRC390-2020