Clovis City Council
March 18, 2024

March 18, 2024 - 1 - 11:06 AM
A G E N D A • C I T Y C O U N C I L M E E T I N G
March 18, 2024 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; 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 March 18, 2024 - 2 - 11:06 AM

CALL TO ORDER
FLAG SALUTE - Councilmember Pearce

ROLL CALL
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.

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.

1. Administration - Approval - Minutes from the March 11, 2024, Council Meeting.

2. Planning and Development Services – Approval – Res. 24-___, A Resolution amending the 2023-2024 Community Investment Program Budget; and Approval - Bid Award for CIP 23-13 Bullard Avenue Street Improvements authorizing the City Manager to Execute the Contract on behalf of the City.

3. Public Utilities – Approval – Res. 24-___, A Resolution Initiating Proceedings for the Annual Levy of Assessments for Landscape Maintenance District No. 1.

4. Public Utilities – Approval – Waive Formal Bidding Requirements and Authorize the Purchase of One 2023 Workhorse W4CC Class 4 Battery-Powered Fully Electric Truck from Kingsburg Truck Sales in the Total Amount of $159,911.55.

5. Public Utilities – Approval – Award a Contract to Raftelis to Complete a Water Rate Study and Provide Consultation Services as Needed in an Amount Not to Exceed $76,320; and Authorize the City Manager to Execute a Consultant Services Agreement on Behalf of the City.

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.

6. Consider items associated with approximately 155 acres of land located on the north side of Shepherd Avenue, between N. Sunnyside and N. Fowler Avenues. Great Bigland, LP., owner/ applicant; Harbour and Associates, representative. 2 March 18, 2024 - 3 - 11:06 AM
a. Consider Approval - Res. 24-___, A Resolution of the Clovis City Council: (1) Certifying the Final Environmental Impact Report for the Shepherd North Project; (2) Adopting CEQA Findings of Fact and a Statement of Overriding Consideration; and (3) Adopting a Mitigation Monitoring and Reporting Program. b. Consider Approval – Res. 24-___, A Resolution of the Clovis City Council approving a request to expand the City’s Sphere of Influence to include approximately 155 acres of land.
c. Consider Approval - Res. 24-___, GPA2021-006, A Resolution of the Clovis City Council approving a request to amend the circulation element of the General Plan to allow for the placement of a Shepherd Avenue access point on the north side of Shepherd Avenue, between N. Sunnyside and N. Fowler Avenues. d. Consider Approval - Res. 24-___, GPA2021-005, A Resolution of the Clovis City Council approving a request to amend the land use element of the General Plan for the Development Area (approximately 77 acres) from the Rural Residential land use designation to the Medium-High Density Residential land use designation. e. Consider Introduction - Ord. 24-___, R2021-009, An Ordinance of the Clovis City Council approving a request to prezone property within the Development Area (approximately 77 acres) of the Project site from the Fresno County AL20 Zone District to the Clovis R-1-PRD Zone District.
f. Consider Approval - Res. 24-___, TM6205, A Resolution of the Clovis City Council approving a request to approve a vesting tentative tract map for a 605-lot singlefamily planned residential development. g. Consider Approval - Res. 24-___, PDP2021-004, A Resolution of the Clovis City Council approving a request to approve a planned development permit for a 605- lot single-family residential development.
h. Consider Approval - Res. 24-___, RO307, A Resolution of the Clovis City Council approving Application for the Annexation of the Territory known as the ShepherdSunnyside Northeast Reorganization for the Development Area (approximately 77 acres).
i. Consider Approval - Res. 24-___, A Resolution of the Clovis City Council approving an amendment to the 2017 Amended and Restated Memorandum of Understanding between the County of Fresno and City of Clovis regarding a Sphere of Influence Expansion to add approximately 155 acres and the Standards of Annexation to address the annexation of approximately 77 acres of property (Shepherd-Sunnyside Northeast Reorganization).

Staff: George González, Senior Planner
Recommendation: Approve
3 March 18, 2024 - 4 - 11:06 AM

7. Consider Approval - Res. 24-___, A resolution accepting and authorizing the submission of the 2023 General Plan Annual Progress Report, including the 2023 Housing Element Annual Progress Report to the Governor’s Office of Planning and Research and the California Department of Housing and Community Development.

Staff: Dave Merchen, City Planner/ Lily Cha, Senior Planner Recommendation: Approve

COUNCIL ITEMS

8. Consider Approval – Change of Council Meeting Schedule.

Staff: John Holt, City Manager
Recommendation: Approve

CITY MANAGER COMMENTS

COUNCIL COMMENTS

ADJOURNMENT

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

Apr. 1, 2024 (Mon.) (To be Cancelled)
Apr. 8, 2024 (Mon.)
Apr. 15, 2024 (Mon.)
May 6, 2024 (Mon.)
4 PRELIMINARY - SUBJECT TO APPROVAL

CLOVIS CITY COUNCIL MEETING
March 11, 2024 6:00 P.M. Council Chamber
Meeting called to order by Mayor Ashbeck at 6:00
Flag Salute led by Councilmember Mouanoutoua
Roll Call: Present: Councilmembers, Basgall, Bessinger, Mouanoutoua, Pearce Mayor Ashbeck
PRESENTATION – 6:02
6:02 – ITEM -1 - PRESENTATION OF PROCLAMATION RECOGNIZING RETIRING POLICE LIEUTENANT JIM KOCH FOR HIS 27 YEARS OF DEDICATED SERVICE TO THE CITY OF CLOVIS.
6:22 – ITEM -2 - PRESENTATION OF PROCLAMATION DECLARING MARCH AS AMERICAN RED CROSS MONTH.

PUBLIC COMMENTS – 6:28
A resident invited City Council to a Vietnam War veterans event March 29, 2024, at the Clovis Veterans Memorial Building.

Malcolm Gibson, resident, thanked staff for the assisted hearing system and commented on affordable housing issues.

Ivan Garcia, Clovis Community College student, invited City Council to an event for the debate team on March 13, 2024, and provided an update on the team’s success.

CONSENT CALENDAR – 6:42
Motion by Councilmember Bessinger, seconded by Councilmember Mouanoutoua, that the items on the Consent Calendar be approved. Motion carried by unanimous vote.

3. Administration - Approved - Minutes from the February 20, 2024, Council Meeting.

4. Administration - Approved – Award the Request for Proposals and approve the purchase of the Microsoft Enterprise Agreement to Dell Marketing, L.P., for $426,200.78 per year for three years.

5. Finance – Received and Filed – Investment Report for the Month of October 2023.

6. Finance – Received and Filed – Treasurer’s Report for the Month of October 2023.

7. Fire – Approved – Award Weed and Rubish Abatement Contract to Iron Cross Tractor Services, LLC, for discing, handwork, trash hauling, grading, tire disposal, and tree stump removal.
5 AGENDA ITEM NO. 1.

PRELIMINARY - SUBJECT TO APPROVAL

8. Planning and Development Services – Approved – Bid Award for CIP 24-03 ADA Curb Return Ramps 2024 – T2; and Authorize the City Manager to Execute the Contract on behalf of the City with Kroeker, Inc., in the amount of $269,716.00.

9. Planning and Development Services – Approved – Bid Award for CIP 24-04 ADA Curb Return Ramps 2024 – T3; and Authorize the City Manager to Execute the Contract on behalf of the City with Geometric Construction, Inc., in the amount of $211,156.00.

10. Planning and Development Services – Approved – Bid Award for CIP 22-05 Trail Pavement Maintenance 2022; and Authorize the City Manager to Execute the Contract on behalf of the City with Seal Rite Paving & Grading in the amount of $129,870.00.

11. Planning and Development Services – Approved – Final Acceptance for Final Map Tract 6050, located at the northwest corner of Shepherd and Clovis Avenues (6050 Enterprises, LP (Wilson Homes)).

12. Planning and Development Services - Approved – Res. 24-22, Final Map Tract 6340, located at the southeast corner of Ashlan Avenue and Thompson Avenue (KB Home South Bay, Inc., a California Corporation).

13. Planning and Development Services - Approved – Res. 24-23, Annexation of Proposed Tract 6340, located at the southeast corner of Ashlan Avenue and Thompson Avenue to the Landscape Maintenance District No. 1 of the City of Clovis (KB Home South Bay, Inc., A California Corporation).

PUBLIC HEARINGS – 6:42
6:42 ITEM 14 - APPROVED – RES. 24-24, A RESOLUTION APPROVING THE ANNUAL

REVIEW AND UPDATE TO THE REGIONAL HOUSING NEEDS (RHN) OVERLAY

DISTRICT MAP OF PARCELS AND ASSOCIATED LIST REFLECTING THOSE PARCELS THAT QUALIFY FOR DEVELOPMENT AS AN RHN OVERLAY PROJECT.

Motion for approval by Councilmember Mouanoutoua, seconded by Councilmember Bessinger. Motion carried by unanimous vote.

ADMINISTRATIVE ITEMS – 6:49
6:49 ITEM 15 - APPROVED – AWARD CONSULTING SERVICES CONTRACT TO APTIM IN THE TOTAL AMOUNT OF $100,000 AND AUTHORIZE THE CITY MANAGER TO EXECUTE THE CONTRACT ON BEHALF OF THE CITY; AND RECEIVE AND FILE – UPDATE ON SB 1383.

Motion for approval by Councilmember Mouanoutoua, seconded by Councilmember Basgall. Motion carried 4-1 with Councilmember Bessinger voting no. 7:18 ITEM 16 - RECEIVED AND FILED - 2024 FIVE-YEAR FINANCIAL FORECAST FOR THE CITY OF CLOVIS THROUGH 2028/29 AND DISCUSS OPTIONS FOR BUDGET PREPARATION FOR 2024/25.

David Rau, Clovis resident, spoke on the potential impact of the taxpayer protection act. 6 AGENDA ITEM NO. 1.

PRELIMINARY - SUBJECT TO APPROVAL

CITY MANAGER COMMENTS – 8:16
COUNCIL COMMENTS – 8:17
CLOSED SESSION – 8:28
ITEM 17 - GOVERNMENT CODE SECTION 54956.9(D)(2) CONFERENCE WITH LEGAL COUNSEL – ANTICIPATED LITIGATION SIGNIFICANT EXPOSURE TO LITIGATION ONE

POTENTIAL CASE
RECONVENE INTO OPEN SESSION AND REPORT FROM CLOSED SESSION – 8:45 No action taken.

ADJOURNMENT
Mayor Ashbeck adjourned the meeting of the Council to March 18, 2024 Meeting adjourned: 8:45 p.m.
______________________________ ________________________________ Mayor City Clerk
7 AGENDA ITEM NO. 1.

TO: Mayor and City Council
FROM: Planning and Development Services Department
DATE: March 18, 2024
SUBJECT: Planning and Development Services – Approval – Res. 24-___, A Resolution amending the 2023-2024 Community Investment Program Budget; and Approval - Bid Award for CIP 23-13 Bullard Avenue Street Improvements authorizing the City Manager to Execute the Contract on behalf of the City.

ATTACHMENTS: 1. Resolution 24-___

2. Vicinity Map

CONFLICT OF INTEREST
Councilmembers should consider recusal if a campaign contribution exceeding $250 has been received from the project proponent (developer, applicant, agent, and/or participants) within the preceding 12 months (Government Code 84308).

RECOMMENDATION

1. For the City Council to approve a resolution amending the 2023-2024 Community Investment Program (CIP) Budget to include the Bullard Avenue Street Improvement Project and authorize expenditures from the SB-1 fund in the amount of $900,000.

2. For the City Council to award a contract for CIP 23-13, Bullard Avenue Street Improvements to Dave Christian Construction Co., Inc, in the amount of $834,302.36; and

3. For the City Council to authorize the City Manager to execute the contract on behalf of the City.

EXECUTIVE SUMMARY
Staff is recommending that the City Council authorize the City Manager to award and execute the contract to Dave Christian Construction Co., Inc., who was the lowest responsible bidder from a bid opening that took place on March 12, 2024. The project is currently funded for the 2024-2025 fiscal year. Staff is proposing to reallocate the funding for this project from the 2024- 2025 fiscal year to the 2023-2024 fiscal year.
8 AGENDA ITEM NO. 2.

The project involves 0.25 miles of street improvements on Bullard Avenue from Villa Avenue to Minnewawa Avenue. Project improvements include removing and replacing existing AC pavement, replacement of curb returns, drive approaches, median island cap, adjustments of utility boxes, manholes, and utility valve boxes to finished grade, replacement of traffic striping, markings and signage, traffic signal modification, and reinstallation of traffic loop detectors.

BACKGROUND
The following is a summary of the bids received on March 12, 2024:

BIDDERS BASE BID
Dave Christian Construction Co., Inc. $834,302.36
Asphalt Design by Juan Gomez $908,711.00
A.J. Excavation, Inc. $982,827.00
Avison Construction, Inc. $1,056,631.00
Cal Valley Construction, Inc. $1,066,410.00
ENGINEER’S ESTIMATE $783,997.00

FISCAL IMPACT
A budget amendment will add $900,000 to the 2023-2024 Community Investment Program. The project is supported by SB-1 through the City Community Investment Program.

REASON FOR RECOMMENDATION
Dave Christian Construction Co., Inc., is the lowest responsible bidder. There are sufficient funds available for the anticipated cost of this project.

ACTIONS FOLLOWING APPROVAL

1. The contract will be prepared and executed, subject to the Contractor providing performance security that is satisfactory to the City.

2. Construction will begin approximately two (2) weeks after contract execution and be completed in thirty (30) working days thereafter.

3. Funds will be appropriated and accounted for in the City of Clovis 2023-2024 CIP Budget as specified in the attached budget amendment.

Prepared by: Jacob Redelfs, Project Engineer
Reviewed by: City Manager AH
9 AGENDA ITEM NO. 2.

ATTACHMENT 1
RESOLUTION 24-__

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CLOVIS APPROVING AN AMENDMENT TO THE FY 2023-2024 CIP BUDGET
WHEREAS, the City Council adopted the FY2023-2024 City budget on June 19, 2023; and WHEREAS, the City Council approved the expenditure of funds for the 2023-2024 Community Investment Program – Street Fund; and
WHEREAS, the additional expenditures needed for the Bullard Avenue Street Improvement project were not included in the 2023-2024 Community Investment Program – Street Fund; and
WHEREAS, it has been determined that the funds for the costs can be allocated from the Street Fund in the amount of $900,000.

NOW, THEREFORE, BE IT RESOLVED, that the City of Clovis hereby approves the budget amendment as shown in the “Summary of Expenditures by Section” and the “Summary of Expenditures by Fund” as shown in Attachment A.
* * * * *
The foregoing resolution was introduced and adopted at a regular meeting of the City Council of the City of Clovis held on March 18, 2024, by the following vote, to wit.

AYES:

NOES:

ABSENT:

ABSTAIN:

DATED:
______________________________ ______________________________ Mayor City Clerk
10 AGENDA ITEM NO. 2.

ATTACHMENT A

SUMMARY OF EXPENDITURES BY SECTION
STREET FUND $900,000
TOTAL SECTION $900,000

SUMMARY OF EXPENDITURES BY FUND
STREET FUND $900,000
TOTAL FUND $900,000
11 AGENDA ITEM NO. 2.

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AGENDA ITEM NO. 2.

TO: Mayor and City Council
FROM: Public Utilities Department
DATE: March 18, 2024
SUBJECT: Public Utilities – Approval – Res. 24-___, A Resolution Initiating Proceedings for the Annual Levy of Assessments for Landscape Maintenance District No. 1.

ATTACHMENTS: 1. Resolution of Initiation

CONFLICT OF INTEREST
Councilmembers should consider recusal if a campaign contribution exceeding $250 has been received from the project proponent (developer, applicant, agent, and/or participants) within the preceding 12 months (Government Code 84308).

RECOMMENDATION
For the City Council to approve Resolution No. 24-___, which will initiate proceedings for the annual levy of assessments for Landscape Maintenance District No. 1.

EXECUTIVE SUMMARY
This resolution is to initiate proceedings for the annual levy of assessments for the Landscape Maintenance District (LMD) No. 1 as required by the Landscaping and Lighting Act of 1972. The assessments are necessary to fund the operations and maintenance of the benefit areas within the LMD. The Engineer’s Report detailing the assessments will be compiled and prepared by the City’s consultant, Francisco and Associates, Inc. Upon City Council approval of the Engineer’s Report on June 3, 2024, the assessments will be sent to Fresno County to be included in the property tax rolls.

BACKGROUND
The Landscaping and Lighting Act of 1972, a provision of the Streets and Highways Code of California, allows a legislative body to levy and collect assessments for specific areas that receive a special benefit. Within the City of Clovis, these specific areas are collectively known as Landscape Maintenance District (LMD) No.1. On July 15, 1985, Council adopted Resolution No. 85-78, forming the City of Clovis Landscape Maintenance District No. 1, which funds the operation and maintenance of landscaped areas and interior parks of development throughout the City.
13 AGENDA ITEM NO. 3.

Pursuant to the Landscape and Lighting Act of 1972 (the “Act”), City Council must annually approve an Engineer’s Report for the City’s LMD No. 1 to authorize the levy of assessments for the ensuing fiscal year. To initiate the Fiscal Year 2024-25 LMD No. 1 approval process, the Act requires City Council to adopt a resolution ordering the preparation and filing of the Engineer’s Report, which is the purpose for this agenda item. Following adoption of the attached resolution, the LMD No. 1 Engineer’s Report and proposed assessments for Fiscal Year 2024-25 will be brought to Council for preliminary approval at the May 13, 2024, City Council meeting. At that time, City staff will also recommend that Council adopt a resolution declaring its intent to levy and collect assessments and set a public hearing date related to the proposed LMD No. 1 assessments for Fiscal Year 2024-25, as required by the Act.

The yearly assessments established for all properties within the LMD provide funding for the City's costs for operation, maintenance, related services, and incidental expenses. The required operation and maintenance include mowing, edging, fertilizing, weed control, irrigation system, pruning, plant replacement, lighting, and a capital replacement fund to periodically replace landscape and park structures and associated equipment. The Act requires that a resolution be adopted that generally describes new improvements or substantial changes to existing improvements, and orders that a report be prepared and filed regarding the assessment district.

A listing of new improvements or substantial changes to the existing improvements is attached to the resolution as Attachment A. Adoption of this resolution satisfies the requirement.

The final step in the process is to notify the Fresno County Auditor-Controller of the approved assessments so that they may be included on the property tax rolls. The tentative schedule for notification to the County is July 12, 2024.

FISCAL IMPACT
None.

REASON FOR RECOMMENDATION
This resolution is required by the Landscaping and Lighting Act of 1972 to levy assessments to fund the cost of operations and maintenance for benefit areas within LMD No. 1.

ACTIONS FOLLOWING APPROVAL
The Engineer’s Report will be prepared, and staff will present the final assessment costs for consideration by the City Council at the public hearing.

Prepared by: Paul Armendariz, Deputy Public Utilities Director Reviewed by: City Manager AH
14 AGENDA ITEM NO. 3.

ATTACHMENT 1
RESOLUTION 24-___

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CLOVIS

INITIATING PROCEEDINGS FOR THE ANNUAL LEVY OF ASSESSMENTS FOR LANDSCAPE MAINTENANCE DISTRICT NO. 1 OF THE CITY OF CLOVIS WHEREAS, the Council has approved fifteen (15) annexations with new improvements to the Landscape Maintenance District No. 1 of the City of Clovis (herein “LMD No. 1”) since the Engineer’s Report dated May 15, 2023; and
WHEREAS, proceedings for the annual assessments for LMD No. 1 for the fiscal year 2024-25 need to be initiated.

NOW, THEREFORE, BE IT RESOLVED, that the City of Clovis is hereby found, determined, and ordered as follows:

1. The Council proposes to undertake proceedings for the levy of the annual assessments for LMD No. 1 under part 2 of Division 15 of the Streets and Highways Code of the State of California (Section 22500 et seq.), generally known as the Landscaping and Lighting Act of 1972 (herein the “Act”).

2. The new improvements being added by the above referred annexations to the existing maintained improvements are set forth in Attachment A.

3. The Public Utilities Director shall have a report prepared and filed in accordance with Article 4 (commencing with Section 22565) of the Act.
* * * * *
The foregoing resolution was introduced and adopted at a regular meeting of the City Council of the City of Clovis held on March 18, 2024, by the following vote, to wit.

AYES:

NOES:

ABSENT:

ABSTAIN:

DATED:
______________________________ ______________________________ Mayor City Clerk
15 AGENDA ITEM NO. 3.

ATTACHMENT A

THE NEW IMPROVEMENTS FOR THE LANDSCAPE MAINTENANCE
DISTRICT NO. 1 ARE DESCRIBED AS FOLLOWS:

The proposed landscaping, irrigation, and lighting systems as described in the covenants appropriate to each of the following properties and other annexations to the LMD prior to June 30, 2024.

Tract 6413
BPN 1271-2016
BPN 22-03703
BPN 23-00712
BPN 5154-2015
BPN 3752-2016
BPN 2981-2015
BPN 3704-2015
BPN 3701-2015
PM 2022-003
BPN 22-02434
BPN 22-02281
SPR 1998-001A2
Tract 6125
Tract 6340
16 AGENDA ITEM NO. 3.

TO: Mayor and City Council
FROM: Public Utilities Department
DATE: March 18, 2024
SUBJECT: Public Utilities – Approval – Waive Formal Bidding Requirements and Authorize the Purchase of One 2023 Workhorse W4CC Class 4 BatteryPowered Fully Electric Truck from Kingsburg Truck Sales in the Total Amount of $159,911.55.

ATTACHMENTS: None

CONFLICT OF INTEREST
Councilmembers should consider recusal if a campaign contribution exceeding $250 has been received from the project proponent (developer, applicant, agent, and/or participants) within the preceding 12 months (Government Code 84308).

RECOMMENDATION
For the City Council to waive formal bidding requirements and authorize the purchase of a new 2023 Workhorse W4CC Class 4 battery-powered fully electric truck from Kingsburg Truck Sales in the total amount of $159,911.55 – including tax, fees, and a voucher from California’s Hybrid and Zero-Emission Truck and Bus Voucher Incentive Project (HVIP) – for the Public Utilities Department’s Solid Waste Division.

EXECUTIVE SUMMARY
There are funds in this fiscal year’s Fleet Renewal budget to purchase a Workhorse W4CC Class 4 battery-powered fully electric truck for the Public Utilities Department’s Solid Waste Division.

The existing equipment is scheduled to be replaced due to its age. Kingsburg Truck Sales’s competitively bid price of $159,911.55 – including tax, fees, and an HVIP state voucher – has supplied the lowest bid and they can supply the specified custom cargo body upfit needed.

Staff recommends waiving the City’s formal bidding requirements due to there being a lack of viable vendors (as authorized by Clovis Municipal Code Section 2.7.06(a) and section IV.C. of the City’s purchasing manual) who can meet the required cargo body upfit specifications. Staff recommends purchasing one 2023 Workhorse W4CC with specified custom cargo body upfit from Kingsburg Truck Sales. No other vendor bids were able to be obtained matching the specific customized cargo body upfit the Public Utilities Department’s Solid Waste Division requires. 17 AGENDA ITEM NO. 4.

BACKGROUND
The recommended vehicle is available from Kingsburg Truck Sales and meets the Department’s needs. The vehicle is available to be ordered and will be built according to Public Utilities Department’s Solid Waste Division’s needs.

The Fleet Fund includes a vehicle and equipment replacement program where the different divisions within City departments budget for and contribute a set amount of money annually for the future scheduled replacement of a vehicle or piece of equipment. This allows each department and the divisions within the departments to financially plan for the large capital expense of purchasing new vehicles and equipment that need to be replaced due to age, wear and tear, or to meet regulatory requirements. Depending on the condition and need of the vehicle or equipment being replaced, it will be moved from front-line operation and may be kept as a back-up, or it will be auctioned off in the City’s vehicle and equipment surplus program.

The California Air Resources Board (CARB) Advanced Clean Fleets (ACF) regulation requires that starting January 1, 2024, 50% of all non-emergency local government fleet vehicle purchases with an 8500 lb. Gross Vehicle Weight Rating (GVWR) or heavier be purchased as a zero-emissions vehicle (ZEV). Starting January 1, 2027, this will increase to 100% zeroemissions vehicles (ZEVs). To help offset some of the increased cost in transitioning to ZEVs, vouchers are available through the California Hybrid and Zero-Emission Truck and Bus Voucher Incentive Project (HVIP). Vehicle vouchers are provided by the vendor and are indicated as a discount on the vehicle quote. This vehicle is approved for a $60,000 dollar discount through California HVIP, bringing the total cost to $159,911.55.

FISCAL IMPACT
Funds were included in the 2023-2024 Fleet Capital Acquisition budget, often referred to as the Fleet Renewal or Fleet Replacement budget. The Solid Waste Division in the Public Utilities Department has accumulated the necessary funds for replacement of the equipment.

REASON FOR RECOMMENDATION
Sufficient replacement funds have been collected and the existing truck is scheduled for replacement. Staff has evaluated the available equipment, and it meets the needs of the Public Utilities Department’s Solid Waste Division.

ACTIONS FOLLOWING APPROVAL
Purchase orders will be prepared for the City Manager’s approval and sent to the vendor.

Prepared by: Jim Stringfield, Fleet Manager
Reviewed by: City Manager AH
18 AGENDA ITEM NO. 4.

TO: Mayor and City Council
FROM: Public Utilities Department
DATE: March 18, 2024
SUBJECT: Public Utilities – Approval – Award a Contract to Raftelis to Complete a Water Rate Study and Provide Consultation Services as Needed in an Amount Not to Exceed $76,320; and Authorize the City Manager to Execute a Consultant Services Agreement on Behalf of the City.

ATTACHMENTS: 1. Raftelis Scope of Work and Fee Estimate

CONFLICT OF INTEREST
Councilmembers should consider recusal if a campaign contribution exceeding $250 has been received from the project proponent (developer, applicant, agent, and/or participants) within the preceding 12 months (Government Code 84308).

RECOMMENDATION

1. For the City Council to award a contract to Raftelis to complete a Water Rate Study and consultation services as needed in an amount not to exceed $76,320; and

2. Authorize the City Manager to execute a Consultant Services Agreement on behalf of the City.

EXECUTIVE SUMMARY
Staff is recommending that City Council authorize the City Manager to award and execute a Consultant Services Agreement with Raftelis, who responded to a Request for Proposals on January 12, 2024, and was selected as the most qualified and responsive proposer. The base contract amount for the Water Rate Study is $55,400. Depending on the outcome of the Water Rate Study, optional tasks have been identified, totaling an additional $20,920. These tasks provide Proposition 218 support, including public meetings and presentations. This brings the total project cost to an amount not to exceed $76,320.

Rate structures should be established to recover all costs to produce, treat, store, and distribute safe and reliable water to customers. Rates should be fair and equitable, easy to understand, and be based on actual, accurate financial information and customer records. It is recommended that rate studies be completed approximately every five years to ensure revenues are sufficient to meet the operations and maintenance (O&M), debt service, and capital needs of the City’s water utility. The last water rate study was completed in 2016. 19 AGENDA ITEM NO. 5.

This project will evaluate the City’s existing water and recycled water user rates and fees and will provide recommendations for any adjustments that may be necessary to meet the rising costs to provide service and fund capital projects needed to sufficiently operate and maintain the utility system. This study may provide findings on the necessity for a Proposition 218 election and will provide recommendations on water and recycled water rates for a minimum of the next five years.

BACKGROUND
The water user rates and fees were last studied in 2016, and the study was completed by Bartle Wells and Associates. This study included an evaluation of the rates at that time, identified revenue requirements for the water utility, and presented rate design alternatives, including drought rates, to meet the needs of the City’s water system. The recommendations from that report proposed adopting the rates within the Proposition 218 process and that the study be updated approximately every five years to meet the changing operational needs of the water system. Additionally, it was recommended that the recycled water system rates be studied further once the system had experienced more growth and connections.

Accordingly, staff initiated a Request for Proposals (RFP) on December 15, 2023, with five responding firms submitting proposals by the deadline of January 12, 2024. Proposals were evaluated by staff and scored in accordance with the criteria outlined in the RFP. Additionally, staff completed nine reference checks for all five responding firms. After consideration of the proposal scoring and reference checks, staff ranked the proposals.

Four respondents were selected to move forward with interviews based on the results of the rankings. A committee of four staff from the Public Utilities Department and the Finance Department completed interviews and subsequently ranked the interview presentations. In consideration of the proposals and corresponding interviews, staff found that Raftelis was the most qualified consultant.

FISCAL IMPACT
Sufficient funds are included in the 2023-2024 Water Enterprise budget.

REASON FOR RECOMMENDATION
Raftelis was found to be the most qualified responding consultant to the Request for Proposals and there are sufficient funds available for the anticipated cost of this project. Additionally, it is recommended that rate studies be completed approximately every five years.

ACTIONS FOLLOWING APPROVAL
A Consultant Services Agreement will be prepared and executed. The Water Rate Study is anticipated to be completed in fall 2024 based on the consultant’s tentative schedule, at which time staff will return to Council with the results of the study and to seek Council direction should the consultant recommend adopting new rates and fees through the Proposition 218 process.

Prepared by: Paul Armendariz, Deputy Public Utilities Director Reviewed by: City Manager AH
20 AGENDA ITEM NO. 5.

RAFTELIS 1

PROJECT UNDERSTANDING
Project Understanding
The City has identified several goals and objectives in this study. Achieving these objectives will require following a standard to ensure a successful outcome.

The City has initiated an RFP to develop a framework for financial sustainability and equitable rates that will provide safe, c framework lean, and reliable water service to its customers at cost that strives to maintain both affordability and good service. To meet these needs, the City is requesting:
 A financial plan which shows the ability of rates and fees to fund operations, capital, any proposed debt service, reserves, and debt service coverage.
 A cost of service and rate analysis that demonstrates both an equitable distribution of costs between customer classes and rates that are set to recover those costs.  Rate design alternatives that promote the City’s specific pricing objectives, such as sustainability, wise water use and efficiency, and equitable cost recovery all while being Prop 218 compliant and meeting recent state laws such as SB 1157.
 A stress test of the rate alternatives through bill impact comparison among a variety of usage levels and a comparison of proposed bills and rates to that of peer utilities in the area  Final recommendations that are easy to understand and implement, and will be durable over the next 5 to 10 years.

We have completed a cursory review of published data to help us tailor our approach to this project. Our findings show several externalities that may influence the study's outcome. We realize this is not a comprehensive list and more research as we dive into the study.
 Regulatory requirements. More stringent regulations will increase the cost to treat and deliver water.

Specifically, additional treatment such as granulated activated carbon (GAC) may be needed in the near future to meet additional water quality standards associated with treating Per- and Polyfluoroalkyl Substances (PFAS) and 1,2,3 Trichlropropane.
 Drought. The uncertainty of drought may require additional reserves or adjustments to the drought rate structure in place.
 Groundwater. The City is working with North Kings Groundwater Sustainability Agency (NKGSA) to implement the Sustainable Groundwater Management Act (SGMA). This action has required the purchases of additional surface water supplies and recharge to meet sustainability requirements in the Groundwater Sustainability Plan (GSP).
 Current and future bills and laws. In addition to Prop 218, which requires rates to be cost based, other state initiatives such as SB 1157 lower the indoor residential per capita use from 52.5 gpcd to 47 gpcd between 2025 and 2030, and then to 42 gpcd after 2030. In addition, AB 755 was recently passed and goes into effect in 2024. This bill requires water agencies to conduct a water usage analysis prior to completing a cost of service analysis. It also requires that the cost of service rates for the highest users and the average volume delivered to high users be made publicly available among other requirements.

We incorporated these items and our experience with other Californian utilities of this size and complexity to design a project approach and scope that will ensure a successful study.

ATTACHMENT 1
21 AGENDA ITEM NO. 5.

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SCOPE OF WORK/PROJECT APPROACH
Scope of Work/Project Approach
Task 1.0 – Project Management, Data Management, and Project Initiation This task highlights the project management tasks, data review process, and the contents of the project initiation or project kick-off meeting.
 Project Initiation: Finalize scope, milestones, and deliverables, set up regular project conference calls, and determine primary points of contact. Finalize project goals and objectives to establish guiding principles for the study against which we will measure results. Our project schedule can be found Schedule of Work section of this proposal. With every major milestone meeting or regular project meeting, we will produce and circulate an email summarizing the key points of the discussion.  Data Request: Prior to the meeting we will submit a data request list for the information needed for this study. Gathering this information prior to the kick-off meeting will allow us to review and aggregate our list of questions and clarifications. Part of this information gathering will be the City’s Ordinance 6.5 Water System and 6.8 Recycled Water Use, and other relevant municipal codes.  Project Initiation Meeting. We will facilitate a one and one-half day meeting with City staff to review the key aspects of the study, current challenges and discuss the current political environment and how that may influence our strategic communications plan. We will also review data we have received to date, get clarification on certain items where needed and present our initial model populated with the validated data.

This will give staff a perspective on how we are interpreting the data.  Rate Structure Pricing Objectives: We will reserve part of the project kick-off meeting to review pricing objectives and rank them in order of importance. Many of these are ‘standard’ or ‘must haves,’ such as defensibility and revenue sufficiency, however others can be ranked in order of importance. We will also develop measurable criteria to benchmark the objectives against the alternatives.

As part of the rate design task, we will analyze how well the existing rate structure meets those objectives and identify potential rate structure changes that align with those objectives. 22 AGENDA ITEM NO. 5.

RAFTELIS 3
 Stakeholder Outreach/Communications Plan: Raftelis’ strategic communications team will meet with City staff, including the public information team. Our goal will be to understand the city’s current environment, such as what stakeholders know or believe, how they behave with respect to the water utility, what issues are impacting them or the City right now, and who are the key stakeholders.

Raftelis will develop a strategic communications and outreach plan using our research findings and input from City staff. We will address implementation issues, community concerns, and provide strategies to successfully communicate and adopt proposed rates and ensure these recommendations stay within the framework of Proposition 218 requirements.

TASK 1 DELIVERABLES:
 Data request list
 On-site Project Kickoff meeting
 Revised data request list (if needed)
 Memo summarizing project management items
 Listing of ranked pricing objectives by staff
 A draft and final communications plan
Task 2.0 – Financial Plan
The financial tasks detail the activities needed to develop the forecast of revenue adjustments for the water utility and recycled water. Many of the following activities are applicable to potable water (water) and recycled water.

However, we have called out specific items that may only be applicable to recycled. We will develop separate cash flows for the water utility financial activities and the recycled water financial activities.

Task 2.1 – Customer Demand and Revenue Projections
Raftelis will develop customer characteristic profiles for the customer classes within each utility. The analysis will include:
 Analysis of annual and monthly billed water and recycled consumption of each customer class for the past three fiscal years.
 Development of bill frequencies for water customer classes and recycled water. For the classes with tiered structures, we will calculate the amount of volume billed in each tier and use that as the basis for demand projections. Volumes by tier will be adjusted if it is anticipated that demand will continue to decrease.  Development of a use per account based on historical data and a projected use per account based on planning data from the City for water and recycled water.

Task 2.2 – Financial Plan (Revenue Requirement) Projections Raftelis will create a revenue requirements (or financial planning) module that will determine the level of revenue adjustments needed to meet annual revenue requirements.

A primary consideration in developing an ‘optimal’ financial plan is minimizing annual revenue increases through balancing the use of reserves, existing rate revenue, revenue bonds, grants, etc. This balance is subject to the constraints of meeting the City’s target reserve policies, debt service coverage, and other financial policies requirements on any proposed debt.

This approach is an iterative process. For example, issuing debt to fund a capital project may keep revenue increases low; however, new debt payments may decrease the coverage below the target level. As a result, a revenue increase may be needed to meet to maintain compliance with the target. The revenue generated from the increase now may 23 AGENDA ITEM NO. 5.

RAFTELIS 4
meet debt service coverage and produce an ending balance more than the target reserve. This excess can be used to partially fund the capital project which, in turn, could reduce the proposed loan amount.

The financial planning task will include the development of forecasted revenues, O&M, debt service, and capital expenditures along with project bond or loan issues with any rate increases required to meet these requirements and financial metrics through the study period. The graphic below illustrates the requirements needed to build a sound financial plan.

Recycled costs are commingled with the wastewater utility financials. We will need to allocate those annual operating costs that are specific to recycled water and those costs that are shared between wastewater and recycled.

Those allocated costs will serve as the basis the recycled revenue requirement projection.

TASK 4 DELIVERABLES:
 Two virtual meetings to present draft and draft-final results to all internal stakeholders. We anticipate regular communication (phone calls/emails, etc) during the development of the financial plan with staff on an as-needed basis
 Technical memorandum summarizing the results of the water and recycled water cost of service analysis  On-site meeting to review preliminary financial plan results and develop various scenarios to meet revenue requirements
Task 3.0 – Cost of Service Analysis
Raftelis will start with industry-accepted cost-of-service principles and customize our analysis to account for the specific requirements of this study. The cost-of-service analysis will provide the City with a defensible justification explaining the reason why the costs are assigned in the manner they are. Raftelis needs this information to evaluate the level of the current and proposed rates.

The cost-of-service analysis is a multi-step process. It includes determining the revenue requirement, assigning the revenue requirement to various facilities (functional areas), and further allocating those costs based on their design criteria or function in the system. Those costs are then distributed to customer classes based on their water demands Financial Planning Process
24 AGENDA ITEM NO. 5.

RAFTELIS 5
as well as accounts or equivalent meters. Raftelis will use the cost allocation process based on the industry standard methodologies published in the AWWA’s Manual M1, Principles of Water Rates, Fees, and Charges.

Recycled water has one rate for all customers. If the pricing objective exercise yields the desire for more than one class, we will follow the steps below to develop the cost of service.

Task 3.1 – Test Year Revenue Requirement
Raftelis will develop a separate test-year revenue requirement as the basis for our cost-of-service analysis for each of the utilities. The test year revenue requirement will be based on the City’s forecasted financial plans. The revenue requirement is the amount of revenue required from rates to meet annual expenditures such as operating, capital, debt service, and changes in reserves, and is net of other operating and non-operating revenue. Raftelis will develop a revenue requirement and a cos- of-service analysis for each utility.

Task 3.2 – Functionalize Revenue Requirements
As a first step in the water cost of service process, Raftelis will allocate the test-year revenue requirement to the appropriate functional cost categories. O&M expenses are often listed functionally in the budget and capital expenditures are typically organized based on the type of facility. Debt service can be functionalized based on the project the proceeds are intended to fund. During the initial phases of the study, Raftelis will work with District staff to determine the appropriate functional categories and factors to use in the analysis.

Task 3.3 – Allocate Functionalized Costs to Cost Components After assigning the water utility revenue requirement to functional categories, Raftelis will allocate the costs according to the type of service they are incurred to provide. Cost allocation involves assigning the functionalized costs from Task 3.2 to the design parameter used to size and construct that facility.

For example, distribution mains are typically designed to meet maximum hour demands. Under the base extracapacity methodology, those costs would be allocated to the base, maximum day, and maximum hour. This allocation is based on water production ratios of maximum day and hour demands to average day demands.

Conversely, source of supply costs are associated with annual water supply requirements. Those costs would be allocated to the base or average day component. Some costs can be directly assigned such as billing or meter costs.

Task 3.4 – Customer Class Demand Factors and System Demand Factors (Units of Service) Raftelis will develop customer characteristic profiles for the customer classes within each utility. Building on the analysis in Task 2.1, this analysis will include:
 Development of peaking factors for each customer class. To the extent that the City had AMI meters, we can use a statistical sample to estimate peaking factors. We will examine multiple years to ensure the values used are representative of a typical year.
 Will we use the data from Task 2.1 to project the number of accounts, equivalent meters, and bills.

We will also evaluate system historical water production. We will develop a test-year value for peak day demand and peak hour ratios as well as anticipated strengths and flow. 25 AGENDA ITEM NO. 5.

RAFTELIS 6
We will use non-coincidental peaking factors for cost
allocation. This is the preferred method used in industry.

This ensures that all classes are paying their proportionate share of peaking costs regardless of when peaking occurs.

Changes in class peaking factors can have a profound
effect on the distribution of costs to customer classes.

Task 3.5 – Distribute Costs to Customer Classes
The distribution of allocated costs to customer classes is the final step in determining class cost of service. This essentially distributes the costs associated with average day, peak day and customer costs based on each class’s
proportionate contribution based on their specific
demands..

Raftelis will allocate costs from Tasks 3.3 and the units of service from Table 3.4 to each customer class based on their proportionate share of demand characteristics or units of service. For example, if the residential class’s maximum day demands represent 50% of the total demand, we would allocate 50% of the maximum day costs to the residential class. In a similar manner, if the commercial class represents 10% of total bill, Raftelis would allocate 10% of the billing costs to the commercial class.

TASK 3 DELIVERABLES:
 Four virtual meetings to present draft and draft-final results to all internal stakeholders  Technical memorandum summarizing the results of the water cost of service analysis Task 4.0 – Rate Design
The rate design task will identify the volume- (variable) and customer-related (fixed) costs to be recovered through rates. Water and reclaimed water volume-related costs cover the costs to treat, store, and distribute water to customers.

In today’s rate-setting environment, it is imperative to show the nexus between the cost to provide water in each tier and the rate in each tier. For tiered rate structures, Raftelis will calculate and demonstrate the nexus between costs and tiers by tabulating the tiered rates to show each individual unit cost component. The unit cost components will likely include water supply costs differentiated by source, base system costs (delivery costs), peaking (extra-capacity) costs, and conservation costs, among others. This rate derivation will communicate to customers the cost drivers behind the rate for each tier in each class. An example of our build-up of “rate components” to final commodity rates is shown in the table below. The five rate components, derived from the cost of service, are summed to yield the final commodity rates. Our analysis will examine how the current tier breaks and structures serve the utility’s needs and the community. Raftelis may recommend adjustments to the tier structures to meet City policy objectives, to better reflect industry standard approaches, or after consultation with the City’s legal counsel and any defensibility concerns.

Building on the billing analysis from Task 2.1, Raftelis will develop bill distributions for the water rate structure to determine the number of bills and the volume billed in each tier. The pricing objectives from Task 1 will serve as the basis for any recommended changes to water and recycled water rates. 26 AGENDA ITEM NO. 5.

RAFTELIS 7
 Using the selected pricing objectives and evaluation metric identified in Task 1.0, determine the alignment the existing rate structure has with the objectives. Assess the ability of proposed rate structures to align with the evaluation metrics. Rank the existing structure against the alternatives and select 2 or 3 structures to determine test year rates.
 Update the current water and recycled rates with the test year revenue requirement increase. This serves as the baseline for comparison against other rate structures  Based on the rate structure ranking results, develop test year rates for each alternative. Compare results from proposed rates under each structure against the ability to meet ranked pricing objectives  Develop a bill impact table for each customer class which compares typical monthly bills under existing and proposed rate structures, annual bills for typical customers, and an annual bill comparison under the rate alternative and existing rates for each customer in a class summarized to show the number of customers that will annual bill increase or decrease
 Compare how each rate design alternative meets the objectives  Develop a water utility bill comparison under the City’s existing and proposed rate alternatives compared against up to 10 peer utilities. If needed, develop a recycled water peer utility comparison TASK 4 DELIVERABLES:
 Two virtual meetings to present draft and draft-final results to all internal stakeholders. We anticipate regular communication (phone calls/emails, etc) during the development of the financial plan with staff on an as needed basis
 On-site meeting to review cost of service results
 Technical memorandum summarizing the results of the rate design alternatives OPTIONAL Task 5.0 – Proposition 218 Outreach and Support Task 5.1 – Proposition 218 Notification Development
Raftelis can develop graphics and narrative content needed for the City’s Proposition 218 Notification, which must be postmarked to all property owners in the City’s service area no less than 45 days prior to the public hearing to adopt rates. Content will include all statutorily required elements, along with strategic communications messages to ensure it properly communicates the need and justification for rate increases and the public is given tools to understand the impacts on their individual bills. Beyond satisfying legal requirements, the goal of the piece will be to describe the public process that went into the recommendations and make the case for why adoption is critical.

Once the content is approved by the City’s legal counsel, Raftelis' Creative Services group will integrate the content into an attractive design that will encourage District ratepayers to read the information and have a broader understanding of the issues. Our pricing includes the development of a press-ready PDF in English. For additional languages, such as Spanish and Chinese, it is anticipated that the City will provide translation services in order for us to produce the Notice in multiple languages. It is anticipated that District staff will liaise with the printer and mail house, and contract directly with them for payment. If desired, we can provide liaison services at our standard hourly rates.

Task 5.2 – Public Hearing
Raftelis will present the results and proposed rates to the City Council and ratepayers during a public hearing. The presentation will review the rationale behind the rates including the overall revenue needs, any rate structure changes, and estimated customer impacts. We will be available to address any questions from the Board or the public.

TASK 5 DELIVERABLES:
 Draft and final Proposition 218 notice content, graphic design, facilitation services, and presentation materials  Attend the related public hearing and be available to address comments and questions 27 AGENDA ITEM NO. 5.

RAFTELIS 8
Task 6.0 – Public Meetings/Presentations and Reports
Task 6.1 – Public Hearing (OPTIONAL TASK)
Raftelis will present the results and proposed rates to the City Council and ratepayers during public hearings.

Raftelis will attend up to three Council meetings. The presentation will review the rationale behind the rates including the overall revenue needs, any rate structure changes, and estimated customer impacts. We will be available to address any questions from the City or the public.

Task 6.2 - Reporting
Raftelis will prepare a report documenting the Rate Study to serve as a part of the City’s administrative record. This report’s purpose is to document the methodology used to calculate the City’s water rates and to show alignment with cost-of-service principles and Proposition 218 requirements. The report will walk the reader through the numbers from budgeted costs to final rates to tell the rate story, consistent with the requirements for an administrative record, and to defend the proposed rates should there be a subsequent legal challenge.

The report will include an executive summary highlighting decisions reached during the development of rates. The main body of the report will summarize the underlying model assumptions, the long-term financial plans, the costof-service analyses, proposed revisions to rate structures, proposed rate derivation, and customer impacts. The report will detail rate structure selection, rate design assumptions, and methodologies used to develop the proposed rates. The cost of service and rate calculations will be described in detail so that the nexus between costs and rates is clearly demonstrated.

Raftelis will provide a draft report to City staff and the City’s attorney for review and comment. We will then incorporate any revisions into the final report. The final report will be completed before the noticing period to ensure District customers have public access during the protest period and before the Public Hearing for rate adoption.

TASK 6 DELIVERABLES:
 Preparation of presentation material and attendance at up to three City Council meetings. (Optional Task)  Draft and final reports
28 AGENDA ITEM NO. 5.

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SCHEDULE OF WORK
Schedule of Work
Raftelis will complete the scope of services within the timeframe shown in the schedule below. The proposed schedule assumes a notice-to-proceed by the beginning of February 2024 and that Raftelis will receive the needed data in a timely manner and be able to schedule meetings as necessary. We anticipate the technical portion (financial plan, cost of service, and rate design) will be completed by June 2024. Based on our experience, the Proposition 218 and Council approval process may take up to four months which would put final completion of the study in October 2024.
2024
TASKS






 

TBD
TBD

1. Project Management, Data Management, and Project
Initiation

2. Financial Plan

3. Cost of Service

4. Rate Design
Optional Task 5. Proposition 218 Support
Optional Task 6. Public Meetings/Presentations
FEB MAR APR MAY JUN JUL AUG SEP OCT MAR 2025
 Project Initiation/Kick-off Meeting
 Draft and Final Reports
 On-Site Project Meetings
 City Council Meetings
 Deliverables/Tech Memos/PPT
 Prop 218 Notification Document
 Virtual Meetings
29 AGENDA ITEM NO. 5.

RAFTELIS 10

COST PROPOSAL
Cost Proposal
The following table provides a breakdown of our proposed fee for this project. This table includes the estimated level of effort required for completing each task and the hourly billing rates for our project team members. Expenses include costs associated with travel and a $10 per hour technology charge covering computers, networks, telephones, postage, etc.

HOURLY BILLING RATES
POSITION HOURLY BILLING RATE**
Vice President $360
Senior Manager $320
Manager $285
Consultant $220
Associate $185
Graphic Designer $160
Administration $100
Technology Charge* $10
KK TC JW GD LR NB CS Total Labor
Total
Expenses

1. Project Management, Data
Management, and Project Initiation 1 2 16 2 2 22 $1,950 $9,160

2. Financial Plan 2 1 8 2 22 12 45 $450 $11,350

3. Cost of Service 2 1 8 2 24 8 43 $430 $11,030

4. Rate Design 2 1 1 12 2 24 8 47 $1,400 $13,440

6.2 Rate Study Report 2 8 16 16 42 $420 $10,420

OPTIONAL TASKS

5. Proposition 218 Support 2 2 2 12 8 24 $240 $5,520

6.1 Public Meetings/Presentations 2 3 24 1 8 8 41 $3,200 $15,400 10 5 9 78 7 12 96 54 8 264
$320 $360 $320 $220 $220 $185 $160
$2,880 $28,080 $2,240 $2,640 $21,120 $9,990 $1,280 $68,230 $68,230
$8,090
$76,320
Total Fees & Expenses Excluding Optional Tasks $55,400
Hourly Billing Rate
Total Professional Fees
KK - Kevin Kostiuk
TC - Todd Cristiano
JW - John Wright
GD - Gina DePinto
LR - Lindsay Roth
NB - Nicki Bartak
CS - Creative Services
-
Total Fees
Total Expenses
Total Fees & Expenses Including Optional Tasks
Tasks
Web
Meetings
In-person
Project
Meetings
Hours
Total Fees &
Expenses
Total Meetings / Hours
*Technology/Communications
Charge: This is an hourly fee
charged monthly for each hour
worked on the project to recover
telephone, facsimile, computer,
postage/overnight delivery,
conference calls,
electronic/computer webinars,
photocopies, etc.
**For services related to the
preparation for and participation in
deposition and trials/hearings, the
standard billing rates listed above
will be increased by an amount up to
50 percent.
30 AGENDA ITEM NO. 5.

TO: Mayor and City Council
FROM: Planning and Development Services
DATE: March 18, 2024
SUBJECT: Consider items associated with approximately 155 acres of land located on the north side of Shepherd Avenue, between N. Sunnyside and N.

Fowler Avenues. Great Bigland, LP., owner/ applicant; Harbour and Associates, representative.
a. Consider Approval - Res. 24-___, A Resolution of the Clovis City Council: (1) Certifying the Final Environmental Impact Report for the Shepherd North Project; (2) Adopting CEQA Findings of Fact and a Statement of Overriding Consideration; and (3) Adopting a Mitigation Monitoring and Reporting Program.
b. Consider Approval – Res. 24-___, A Resolution of the Clovis City Council approving a request to expand the City’s Sphere of Influence to include approximately 155 acres of land.
c. Consider Approval - Res. 24-___, GPA2021-006, A Resolution of the Clovis City Council approving a request to amend the circulation element of the General Plan to allow for the placement of a Shepherd Avenue access point on the north side of Shepherd Avenue, between N. Sunnyside and N. Fowler Avenues.
d. Consider Approval - Res. 24-___, GPA2021-005, A Resolution of the Clovis City Council approving a request to amend the land use element of the General Plan for the Development Area
(approximately 77 acres) from the Rural Residential land use designation to the Medium-High Density Residential land use designation.
e. Consider Introduction - Ord. 24-___, R2021-009, An Ordinance of the Clovis City Council approving a request to prezone property within the Development Area (approximately 77 acres) of the Project site from the Fresno County AL20 Zone District to the Clovis R-1- PRD Zone District.
31 AGENDA ITEM NO. 6.
f. Consider Approval - Res. 24-___, TM6205, A Resolution of the Clovis City Council approving a request to approve a vesting tentative tract map for a 605-lot single-family planned residential development.
g. Consider Approval - Res. 24-___, PDP2021-004, A Resolution of the Clovis City Council approving a request to approve a planned development permit for a 605-lot single-family residential development.
h. Consider Approval - Res. 24-___, RO307, A Resolution of the Clovis City Council approving Application for the Annexation of the Territory known as the Shepherd-Sunnyside Northeast Reorganization for the Development Area (approximately 77 acres).
i. Consider Approval - Res. 24-___, A Resolution of the Clovis City Council approving an amendment to the 2017 Amended and
Restated Memorandum of Understanding between the County of Fresno and City of Clovis regarding a Sphere of Influence Expansion to add approximately 155 acres and the Standards of Annexation to address the annexation of approximately 77 acres of property (Shepherd-Sunnyside Northeast Reorganization).

Staff: George González, Senior Planner
Recommendation: Approve
ATTACHMENTS: 1. Draft Resolution CEQA

2. Draft Resolution GPA2021-006

3. Draft Resolution GPA2021-005

4. Draft Ordinance R2021-009

5. Draft Resolution TM6205

6. Draft Resolution PDP2021-004

7. Draft Resolution RO307

8. Draft Resolution Fourth Amendment to MOU

9. Applicant’s Justification for GPA2021-005 & GPA2021-006

10. Applicant’s Development Standards – Citrea

11. Applicant’s Development Standards – Elev8ions

12. Applicant’s Development Standards – Regent Park

13. Floor & Elevation Plans – Citrea

14. Floor & Elevation Plans – Elev8ions

15. Floor & Elevation Plans – Regent Park

16. Open Space & Park Exhibit

17. Draft Project EIR – Volume I

18. Draft Project EIR – Volume II

19. Revised Final EIR, including Comment Letters, Responses to Comment Letters and Text Revisions to the Draft EIR

20. Correspondence from Commenting Agencies

21. Findings in Support of Project Applications
32 AGENDA ITEM NO. 6.

22. SOI Expansion & Annexation Area Map

23. Specific Service Plan

24. 2017 Amended and Restated Memorandum of Understanding between the County of Fresno and City of Clovis

25. Letter from Martine Borges

26. Existing and Proposed Shepherd Avenue Improvements

CONFLICT OF INTEREST
Councilmembers should consider recusal if a campaign contribution exceeding $250 has been received from the project proponent (developer, applicant, agent, and/or participants) within the preceding 12 months (Government Code 84308).

RECOMMENDATION
Staff recommends that the City Council take action to approve each component of the proposed Project as outlined in the subject title of this item.

EXECUTIVE SUMMARY
The applicant is requesting to amend the Clovis General Plan Land Use Designation for approximately 77 acres (Development Area) of property located at the northeast corner of Shepherd and N. Sunnyside Avenues from the Rural Residential (1 DU/2 AC) land use designation to the Medium-High Density Residential (7.1 to 15.0 DU/AC) land use designation.

Additionally, the applicant is requesting to amend the Clovis General Plan Circulation Element to allow for the placement of a Shepherd Avenue access point on the north side of Shepherd Avenue, between N. Sunnyside and N. Fowler Avenues. The applicant is proposing to prezone the Development Area (approximately 77 acres) from the Fresno County AL20 Zone District to the Clovis R-1-PRD Zone District. The applicant is requesting a vesting tentative tract map approval for a 605-lot gated and non-gated single-family planned residential development with private and public streets, increased lot coverage, and reduced building setbacks.

The proposed Project is not located within the City’s existing SOI and will require an SOI expansion and annexation into the City before development can proceed. Therefore, the applicant is requesting that the City Council approve a Resolution of Application for the Annexation of the development area and approve the Fourth Amendment to the Memorandum of Understanding between the County of Fresno and City of Clovis. The applicant is proposing a Homeowner’s Association (HOA) with this project. Approval of this Project would allow the developer to continue processing a residential site plan review entitlement and development drawings.

BACKGROUND
 General Plan Designation: Rural Residential (1 DU/2 AC)  Existing Zoning: Fresno County AL20 Zone District
 Lot Size: Approximately 77 Acres
 Current Land Use: Agricultural
 Adjacent Land Uses:
o North: Rural Residential
o South: Rural Residential and Single-Family Residential o East: Rural Residential
o West: Single-Family Residential and Rural Residential 33 AGENDA ITEM NO. 6.

A brief history of the proposed Project related to the requested Sphere of Influence (SOI) expansion is presented as follows:
 June 2016: Staff received a request from the applicant to allow for the urbanization of the subject property at the northeast corner of Shepherd and N. Sunnyside Avenues. Staff began an internal cursory evaluation of the request to identify potential challenges and issues that would require a more detailed evaluation to assess the feasibility of the SOI amendment.
 June and September 2018: The applicant’s representative submitted a request for the City Council to consider direction and to allow for staff to proceed with the SOI amendment process. Staff presented the request to the City Council for consideration and sought direction. The City Council ultimately directed staff to continue exploring the feasibility and to report back to City Council with an update; however, no direction was given to formally proceed at this hearing.
 March 2020: Staff received direction from the City Council to move forward and prepare environmental studies related to approximately 77 acres of land at the northeast corner of Shepherd and N. Sunnyside Avenues and to include the neighborhood at the corner of Perrin Road and Sunnyside Avenue as part of the environmental review.  April 2020: Following the City Council’s direction at the March 2, 2020 public hearing, the applicant requested via email on April 20, 2020 that the project be placed on hold due to economic uncertainty in the housing industry as a result of COVID-19.  July and August 2020: The applicant requested staff to continue the process and staff released a request for proposal (RFP) for preparation of an Environmental Impact Report and related studies. Following release of the RFP, the applicant requested a revision to the SOI boundary to include an additional 750 acres, for a total SOI expansion of approximately 825 acres.
 September 2020: Staff received direction from the City Council to move forward with the process of amending the Clovis SOI and conduct a neighborhood outreach meeting with property owners within the expanded SOI of ±1,050 acres located on the north side of Shepherd Avenue to Behymer Avenue and generally between N. Sunnyside Avenue and the Dry Creek Reservoir.
 November 2020: City staff held a neighborhood meeting with property owners in and around the proposed SOI amendment.
 March 2021: City Council considered and approved the requests for the City to enter into a consultant agreement with De Novo for preparation of an EIR for amending the City’s SOI by approximately ±1,050 acres and for preparation and submittal of an application to the Fresno Local Agency Formation Commission (LAFCo).
 March 2021 to October 2021: Following the City Council direction, staff entered into a consultant agreement with De Novo in April of 2021 and received deposits for payment from the applicant to begin work on the EIR. The applicant submitted a proposed modification request to reduce the proposed amendment to the SOI from ±1,050 acres to ±155 acres.
34 AGENDA ITEM NO. 6.
 November 2021: City Council approved and authorized a reduction in acreage related to an amendment to the City’s SOI from ±1,050 acres to ±155 acres (as shown below in Figure 1) and allow for the preparation and submittal of an updated application to LAFCo.

Additionally, the City Council allowed the City Manager to execute a modified consultant agreement between the City of Clovis and De Novo Planning Group (De Novo) for the preparation of an Environmental Impact Report (EIR) and related services for the revised SOI boundary.

FIGURE 1
35 AGENDA ITEM NO. 6.

PROPOSAL AND ANALYSIS
Two (2) General Plan Amendments
Proposal
The first general plan amendment is requesting to amend the General Plan Circulation Element to allow for the placement of a Shepherd Avenue access point on the north side of Shepherd Avenue, between N. Sunnyside and N. Fowler Avenues. The second general plan amendment is requesting to amend the General Plan Land Use Designation for approximately 77 acres (Development Area) of property located at the northeast corner of Shepherd and N. Sunnyside Avenues from the Rural Residential (1 DU/2 AC) land use designation to the Medium-High Density Residential (7.1 to 15.0 DU/AC) land use designation. A general plan amendment is a change in City policy and requires a compelling reason for change. The applicant has provided a justification for both proposed general plan amendments (see Attachment 9).

FIGURE 2
Analysis
The proposal to re-designate the Project site (Development Area) from Rural Residential to Medium-High Density Residential represents a request to establish a compatible land use with the existing single-family planned residential development directly south of the Project site near the southwest corner of Shepherd and N. Fowler Avenues. Staff’s analysis of the proposed Medium-High Density Residential land use considered the location of the site, its surroundings, and the environmental impacts associated.

The subject property is situated between Medium Density Residential developments and Rural Residential to the west and north, Rural Residential developments to the east, and Medium Density Residential and Rural Residential to the south. The applicant is requesting to construct a single-family detached planned residential development at a density of 7.77 units per acre with TM6205
36 AGENDA ITEM NO. 6.
access from Shepherd and N. Sunnyside Avenue. The proposed residential development will not have direct vehicle access to the rural residential properties to the east of the Project site.

Due to the Project location and surroundings, the proposed change in land use is consistent with the intent of the General Plan to create a consistent design theme and mixture of housing types.

Staff recommends the amendment to the Land Use Element as a package in conjunction with the prezoning, tract map, and planned development permit applications described below, which establish project-specific development standards and design components for the Project.

Shepherd Avenue Access
Shepherd Avenue is currently designated an expressway from Clovis Avenue to State Route 168. West of Clovis Avenue, Shepherd Avenue is designated as an arterial. Arterial streets generally permit access at eighth-mile points, typically for project-specific access. Likewise, expressways are limited access streets designed to carry regional traffic. Access points are generally limited to half-mile points (major streets).

The 1993 General Plan included a beltway street (expressway), that extended from the City of Fresno’s Plan at Copper and Willow Avenues, turned south at the Clovis Avenue alignment, then east at Shepherd Avenue eventually looping into McCall Avenue. This specific beltway was removed with adoption of the 2014 General Plan Update. The 2014 General Plan kept the expressway designation east of Clovis Avenue, as most of the segment was developed on the south side.

The only existing entry and exit access point to the proposed Project site is from N. Sunnyside Avenue at the existing roundabout. The applicant is proposing an access point on Shepherd Avenue approximately 1,000 feet east of N. Sunnyside Avenue to serve as a second primary point of access for the proposed residential development. The proposed access would permit vehicles to turn right-in, right-out, and left-in only. The applicant states that this modification is necessary due to the constraint of limited access to N. Sunnyside Avenue for the proposed Project. The Shepherd Avenue access will provide added circulation for residents and emergency services. Additionally, there is no access to N. Fowler Avenue to the east of the Project site, without accessing the rural residential/ County roads (Stanford Avenue and Ticonderoga Avenue), north of Perrin Road.

In reviewing the Shepherd Avenue access point, staff has determined that traffic on Fowler Avenue (south of Shepherd Avenue) traveling north to the Project site would travel westbound via Shepherd Avenue to northbound N. Sunnyside Avenue or the proposed Shepherd access point. Generally, traffic leaving the site would travel southbound on N. Sunnyside Avenue. The additional Shepherd access does not change this traffic as all travel will continue along westbound or eastbound Shepherd Avenue. However, the Shepherd Avenue access point improves porosity of the southern half of the Project site and also improves the ability for emergency services to respond.
37 AGENDA ITEM NO. 6.

In light of this information, staff has evaluated the applicant’s proposal and agrees with the request for the mid-block connection as it will improve porosity. The Fire Department has also reviewed the proposed mid-block connection and has expressed its support for the additional Shepherd Avenue point of access as it will improve emergency response times and circulation through the Project site. Staff has included a condition of approval to this effect and will further define the specific entry details through the review process for the civil improvement plans.

Shepherd Avenue Improvements
Shepherd Avenue is currently improved with a 2-lane roadway between N. Sunnyside and N.

Fowler Avenues. If approved by Council, the Project is conditioned to improve Shepherd Avenue for full build out on both the north and south sides of the median to a 4-lane divided street.

Additionally, the Project will be conditioned to construct the community trail along the south side of Shepherd Avenue, which will connect to the existing Enterprise trail to the east. Please see Attachment 26 for an exhibit showing the current conditions of Shepherd Avenue and the proposed full build out improvements.

Traffic Study
A Transportation Impact Analysis (TIA) was prepared by LSA in July 2023 for the proposed Project, which examined traffic operations in the vicinity of the proposed Project under the following scenarios:
 Existing Conditions
 Existing Plus Project Conditions
 Near-Term Plus Project Conditions
 Cumulative without Project Conditions
 Cumulative Plus Project Conditions
The traffic analysis concluded that all intersections and roadway segments are forecast to operate at a satisfactory LOS under Near-Term Plus Project conditions and under Cumulative Plus Project Conditions with identified improvements. The TIA identified necessary improvements where an operational deficiency has been identified and concluded that impacts to LOS would be considered Less Than Significant.

It’s important to note that Level of Service (LOS) may no longer be used as a CEQA metric to identify significant transportation impacts in CEQA documents for land use projects. However, the traffic study includes a LOS analysis to determine if the proposed Project would result in deficient intersection operations per City of Clovis standards.

Per current CEQA Guidelines, transportation impacts are to be evaluated based on a project’s effect on Vehicle Miles Traveled (VMT). Based on the detailed VMT analysis performed for the proposed Project, the implementation of Project design features may possibly reduce the Project’s VMT impacts, but these reductions will not reduce the impact to a Less Than Significant level. Therefore, resulting in a Significant and Unavoidable impact relative to VMT. This is primarily due to the City of Clovis being a suburban community with land uses that are more spread out when compared to dense urban communities.
38 AGENDA ITEM NO. 6.

Prezone and Planned Development Permit
The applicant is requesting to prezone the Project site from the Fresno County AL20 Zone District to the Clovis R-1-PRD (Planned Residential Development) Zone District. The Project area’s proposed re-designation to Medium-High Density Residential (7.1 – 15.0 DU/AC) in the General Plan Land Use Element would be consistent with the proposed prezone. Within the PRD Zone District, the Municipal Code permits the applicant to propose their own projectspecific setbacks and lot coverage standards. The applicant has provided a list of standards as outlined below (see detailed standards in Attachments 10, 11 and 12). These standards are incorporated into the Project’s planned development permit (PDP).

Development Standards
The applicant is requesting approval of a gated and non-gated, detached, single-family planned residential development with private and public streets. The private streets are proposed to have no interior sidewalks, while the public streets are proposed to include standard City sidewalks.

In addition, the request includes reduced setbacks and increased lot coverage. The applicant is proposing a Homeowner’s Association with this Project. Three different housing products are envisioned within the Project site, each generally characterized by the minimum lot size. The proposed development standards for all three products are outlined below in Table 1.

TABLE 1 – DEVELOPMENT STANDARDS
Standard
Housing Products
Citrea Elev8ions Regent
Minimum Lot Size (Square Feet) 3,700 1,980 4,500
Front (Garage) Setback 18 feet 5 feet 18 feet
Front (house) Setback 10 feet 5 feet 10 feet
Garage Side Setback 5 feet 5 feet 5 feet
Corner Street Sides Setbacks 5 feet 3 feet 8 feet
Rear Setback 5 feet 4 feet 8 feet
Lot Coverage 60% Max 65% 60%
Maximum Height 2-stories not to exceed 35 feet
Minimum Parcel Width 50 feet 36 feet 50 feet
Minimum Curved Parcel Width 25 feet 36 feet 25 feet
Minimum Corner Parcel Width 53 feet 50 feet 53 feet
Minimum Parcel Depth 74 feet 50 feet 90 feet
Reversed Corner Street Side Setback 5 feet 3 feet 8 feet Corner Street Side Fence Setback 3 feet 3 feet 3 feet
Interior Side Yard Setback (opposite from
garage) 3 feet 3 feet 3 feet
Setback to Projections and/or Porch/ Patio 9 feet 4 feet 9 feet Garages
 20’x20’ interior
dimension (2-
car)
20’x20’ interior
dimension (2-car)
10’x20’ interior
dimension (1-car)
20’x20’ interior
dimension (2-
car)
20’x20’ minimum
with 9’x15.5’
minimum tandem
(3-car)
39 AGENDA ITEM NO. 6.

Per the PRD standards, 2-car garages shall have a minimum inside dimension of 20’x20’ and 1- car garages shall have a minimum inside dimension of 10’x20’. The applicant may request reduced parking standards with the planned residential development process. In this case, standards for tandem garages are included for the Regent product and reduced inside dimensions are proposed for 1-car tandem garages. The Code allows the Planning Commission and City Council to reduce standards if the proposed parking meets the intent of the Code.

Staff has reviewed the proposed development standards mentioned above for the proposed single-family residential development and found them to be compatible with similar projects recently approved through the planned development permit process. It’s important to note that in order to ensure adequate side yard access and proper toter storage, the Project proposes that all garage-side setbacks provide a minimum five (5’) foot setback. Additionally, the Project is conditioned to provide an all-weather surface for the placement and storage of trash receptacles leading from the 5-foot side yard (garage side) to the front of the property.

Models and Lot Sizes
The applicant is proposing four (4) one-story models and one (1) two-story model with three exterior options for the proposed Citrea home product. Additionally, the applicant is proposing four (4) two-story models with three exterior options for the Elev8ions home product. The applicant is proposing three (3) one-story models and two (2) two-story models with five exterior options for the proposed Regent home product. The lot sizes within TM6205 range from 1,980 square feet to 15,943 square feet. The average lot size within TM6205 is 3,363 square feet.

Homeowners Association
The Project includes private streets within three (3) gated communities, which two are located along the Shepherd Avenue street frontage and one located on the northern half of the proposed development. The Homeowners Association (HOA) is proposed to maintain the open space/ common areas and provide enforcement for illegally parked vehicles within the gated communities.

Proposed Amenities
Chapter 9.66 of the Clovis Municipal Code (Planned Development Permits) provides 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. As part of that request, planned residential developments are required to provide a program of public amenities commiserate to the deviations being requested.

In return for the reduced lot sizes, reduced setbacks, increased lot coverage, reduction in lot width and lot depth requirements, and non-standard garages, the applicant is proposing a combination of in-project amenities that are targeted towards homeowners and off-site amenities that will provide a general public benefit. In-project amenities include two community areas, each with a recreation building and community pool, a paseo along the northern-most gated neighborhood, and embellished landscaping on internal streets. With regard to off-site amenities, the applicant has agreed to contribute a dollar amount totaling $150,000 to the City for utilization in future open space and/or park improvements in areas of the community that have a need. 40 AGENDA ITEM NO. 6.

After consultation with the Engineering Division and Public Utilities Staff, the following projects were identified as examples of improvements that can be funded with the contribution:
 Restoration of the San Gabriel Restroom Facility within the San Gabriel Park located at the southeast corner of Willow and San Gabriel Avenues.  Construction of a community trail along the Gould Canal in the southern part of Clovis.  Installation of playground equipment, shade structure over playground equipment and playground soft foam flooring at an existing neighborhood park located within the Helm Ranch Community Area or Old Town Area.

It is important to note that amongst the findings that must be made to approve a planned development permit, which include a public amenity, the proposed project must also produce a comprehensive development of superior quality than which might otherwise occur from more traditional development on the site. This could include an enhanced entry point, an embellished block wall on street frontages, and superior exterior elevation design. These features are commonly incorporated into the planned development projects proposed by the applicant, and all will be reviewed and approved with the civil plan review process and residential site plan review for individual lots.

Vesting Tentative Map
The Project includes a Vesting Tentative Tract Map 6205 (see Attachment 5A). The map includes 605 lots and is consistent with the requirements of the Subdivision Map Act.

Circulation
The Project is accessible from two main entries, one entry along the Shepherd Avenue frontage and the second entry along the N. Sunnyside Avenue frontage. As noted above, a general plan amendment is required to allow the Shepherd Avenue access. If the general plan amendment is not approved, the Project will need to be redesigned. These vehicular entry points will allow residents to enter and exit the planned residential development at Shepherd Avenue and at the existing roundabout on N. Sunnyside Avenue. The Project is also proposing a gated entry along the northern border of the development adjacent to Perrin Road for emergency vehicles only.

The Project includes 37-foot wide private streets with no sidewalks for the three (3) gated communities. For the non-gated portion of the Project, 40-foot wide public streets with Citystandard sidewalks are proposed.

Thematic Elements
The proposed development will be able to design its own unique thematic elements for the entire Project. Since the property is located outside the boundaries of the Heritage Grove Urban Center, it is not required to adhere to design standards outlined in the Heritage Grove Desing Guidelines. However, although the Project will not follow the Heritage Grove Design Guidelines, staff recommends that the Project’s thematic elements (lighting, benches, trash receptacles, trails, walkway treatment, architecture) complement and cohesively link the established themes by the existing single-family development to the west of the Project site and the Dry Creek Trailhead at the southwest corner of Shepherd and N. Sunnyside Avenues. 41 AGENDA ITEM NO. 6.

Sewer and Water Impact
The Project’s impacts to water and sewer facilities were analyzed during the California Environmental Quality Act (CEQA) review. Provost and Pritchard, the City’s water system consultant, provided a summary of water system impacts and concluded that the City has capacity to serve, and that infrastructure can accommodate the Project upon completion of the recommended connections. The City Engineer completed a sewer analysis and concluded that the City has capacity to accommodate the Project.

The Project lies outside of the Fresno Irrigation District (FID) boundary and therefore, is not eligible to utilize entitled surface water from the Kings River. To help address water impacts associated with projects outside of the FID boundary, the Water Supply Fee was established in 2013 to provide a mechanism for developing properties to pay their share of the cost for the City to acquire additional water supply. This applies to project sites that are outside the boundaries of FID or if they exceed their current allocation from FID. This Project will pay fees to acquire water supplies necessary for the Project demands.

Open Space, Trails, and Neighborhood Park
In addition to the in-project amenities to be constructed by the applicant in conjunction with the planned development permit, the project will include open space and trail features that fall under the categories of “neighborhood benefit” and “community benefit” facilities. Amenities provided in conjunction with the planned development permit and the “neighborhood benefit” facilities are at the applicant’s cost, while “community benefit” facilities are eligible for reimbursement based on the existing fee program.

For the category of “neighborhood benefit” facilities, the Project proposes to construct a neighborhood park in the center of the Project site on the south side of Heirloom Avenue. As shown in Figure 3 below, the park will include shade structures, playground equipment, seating areas, picnic tables, and open play turf area. As an additional “neighborhood benefit” facility, the Project will also construct a trail along the west side of Fordham Avenue and a second trail on the north side of Heirloom Avenue (see Figure 5 below).

For the category of “community benefit” facilities, the Project will construct two community trails (see Figure 4 below) on the north and south sides of Shepherd Avenue, between N. Sunnyside and N. Fowler Avenues. These trails will allow residents to bike or walk to the existing neighborhood commercial center at the southwest corner of Shepherd and N. Fowler Avenues.

These community trails will also provide connectivity to the existing Enterprise trail within the Lennar development to the west and the Dry Creek Trailhead at the southwest corner of Shepherd and N. Sunnyside Avenues.
42 AGENDA ITEM NO. 6.

FIGURE 3
Neighborhood Park Concept
43 AGENDA ITEM NO. 6.

FIGURE 4
Shepherd Avenue Trail Concept
As mentioned above, the Project will be constructing additional trails and open space within the proposed development. A focal point leading to the neighborhood park will be a neighborhood trail connecting the Shepherd Avenue community trail to the south side of the park, along the Fordham Avenue frontage (see Figure 5 below). The north side of Heirloom Avenue will also have a neighborhood trail that will provide a connection to the neighborhood park and the roundabout on N. Sunnyside Avenue. Please see Attachment 16 for more detailed information of the proposed open space and trail connections associated with Vesting Tentative Tract Map 6205.
44 AGENDA ITEM NO. 6.

FIGURE 5
Residential Site Plan Review
The applicant will be required to submit a Residential Site Plan Review to allow staff to review lot-specific development standards. Specific colors and materials of the models, walls, amenities, landscaping, and fencing will be evaluated through the civil plans.

Neighborhood Meetings
Per City policy, the applicant held a neighborhood meeting on Wednesday, August 30, 2023, at the Clovis Memorial Building. Approximately twenty-six (26) residents were in attendance along with the Project team and City staff. Generally, residents expressed concerns with the proposed project and asked questions pertaining to, but not limited to, project design, CEQA, traffic, noise, groundwater, product, agricultural land, and water. Neighborhood comments at the August 30, 2023, meeting primarily repeated comments made in response to the Project’s EIR. The Revised Final EIR (Attachment 19) provides a response to all the comments received by the City.
45 AGENDA ITEM NO. 6.

On Monday, November 27, 2023, the applicant held a second neighborhood meeting in compliance with City policy at the Clovis Memorial District to discuss the proposed Shepherd North Project and answer questions from residents who attended the meeting. Approximately 16 people attended the neighborhood meeting, along with the project representatives and City staff. After the conclusion of the Project presentation by the developer’s representative, residents discussed concerns associated with the proposed single-family residential development. The concerns discussed at the meeting were similar to the comments on the EIR, comments at the first neighborhood meeting and comments made at the Planning Commission hearing.

Comments focused on the following topics:
 Traffic Impacts to the surrounding area and Shepherd Avenue (between N. Sunnyside and N. Fowler Avenues)
 Impact to County roads
 Proposed density of the Project
 Project EIR findings
 Signalization of Shepherd and proposed Shepherd Access (Fordham Avenue) to allow vehicles to exit left on to east Fowler Avenue.

It’s important to note that a critical topic that dominated part of the discussion involved Sunnyside Avenue, between Shepherd and Nees Avenues. There were concerns associated with the increased traffic speeds and volumes that Sunnyside is currently experiencing and what the proposed Project may cause to this roadway if the residential development is approved.

Planning Commission Hearing - November 16, 2023
The Planning Commission considered the Project on Thursday, November 16, 2023. Planning and Engineering staff (including the EIR consultant) presented the proposed Shepherd North Project to the Planning Commission, discussing topics such as the additional late comments, history of the Project, proposed single-family development, and project opposition/ concerns. Approximately 10 project representatives attended the hearing and 15 people provided in-person testimony in opposition of the Project. Many more people were present at the Planning Commission hearing but did not speak. Throughout the discussion, a wide variety of topics were discussed, including but not limited to:
 Sunnyside Avenue (south of Shepherd)
 Traffic Impacts
 Privacy
 Project Density
 Exit gate on Perrin Road
 Impacts to County roads
 Project design
 Water & Ag wells
 Sunnyside Roundabout
 Sewer and Water Capacity
 Shepherd Avenue
 Dry Creek Preserve
 Project EIR
 Noise and Lighting Impacts
46 AGENDA ITEM NO. 6.

After 4 hours of presentations and discussions, the Planning Commission voted on each of the 6 action items and provided a consistent recommendation to the City Council. The Planning Commission recommended denial of each item by means of a consistent 3-2 vote. The general concerns expressed by the Planning Commission were related to traffic, density increase, compatibility of homes, and the absence of specific responses to several comment letters that were received after the comment period had closed.

Public Comments
A public notice was sent to area residents within 800 feet of the property boundaries, including the Dry Creek Preserve Area. Staff has received one comment letter from Mr. Martine Borges, which is attached to this staff report for the Council’s review and consideration (see Attachment 25).

Review and Comments from Agencies
The Project was distributed to all City Divisions as well as outside agencies, including Caltrans, 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 Fresno Local Agency Formation Commission (LAFCo).

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.

Community Facilities District
The fiscal analysis of the Loma Vista Specific Plan identified possible long-term funding shortfalls in the Clovis city-wide operating and maintenance costs. To address this issue the City of Clovis implemented 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 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, 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.

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

Consistency with General Plan Goals and Policies
Staff has evaluated the Project in light of the General Plan Land Use and Circulation goals and policies. The following goals and policies reflect Clovis' desire to maintain Clovis’ tradition of responsible planning and well managed growth to preserve the quality of life in existing neighborhoods and ensure the development of new neighborhoods with an equal quality of life.

The goals and policies seek to foster more compact development patterns that can reduce the number, length, and duration of auto trips.
47 AGENDA ITEM NO. 6.

Goal 3: Orderly and sustainable outward growth into three Urban Centers with neighborhoods that provide a balanced mix of land uses and development types to support a community lifestyle and small-town character.

Policy 3.2 Individual development project. When projects are proposed in an Urban Center, require a conceptual master plan to show how a proposed project could relate to possible future development of adjacent and nearby properties. The conceptual master plan should generally cover about 160 acres, or the adjacent area bounded by major arterials, canals, or other major geographical features. The conceptual master plan should address:

A. Compliance with the comprehensive design document
B. A consistent design theme
C. A mix of housing types
D. Adequate supply and distribution of neighborhood parks E. Safe and direct pedestrian and bicycle linkages between residential areas and school sites, parks, and community activity centers Policy 3.5 Fiscal sustainability. The City shall require establishment of community facility districts, lighting and landscaping maintenance districts, special districts, and other special funding or financing tools in conjunction with or as a condition of development, building or permit approval, or annexation or sphere of influence amendments when necessary to ensure that new development is fiscally neutral or beneficial.

Goal 5: A city with housing, employment, and lifestyle opportunities for all ages and incomes of residents.

Policy 5.1: Housing variety in developments. The Clovis General Plan has been planned to provide a variety of housing product types suitable to each stage of a person’s life.

Each development should contribute to a diversity of housing sizes and types within the standards appropriate to the land use designation. This policy does not apply to projects smaller than five acres.

Goal 6: A city that grows and develops in a manner that implements its vision, sustains the integrity of its guiding principles, and requires few and infrequent amendments to the General Plan.

Policy 6.1: Amendment criteria. The City Council may approve amendments to the General Plan when the City Council is satisfied that the following conditions are met:
 The proposed change is and will be fiscally neutral or positive.  The proposed change can be adequately served by public facilities and would not negatively impact service on existing development or the ability to service future development.
48 AGENDA ITEM NO. 6.

Policy 6.2: Smart growth. The City is committed to the following smart growth goals.  Create a range of housing opportunities and choices.
 Create walkable neighborhoods.
 Foster distinctive, attractive communities with a strong sense of place.  Mix land uses.
 Strengthen and direct development toward existing communities.  Take advantage of compact building design.

California Environmental Quality Act (CEQA)
The City determined that the proposed Project required the preparation of an environmental impact report (EIR). A Draft EIR (see Attachments 17 and 18) was completed in July 2023 and was made available for review by affected agencies and the public between July 21st and September 5th, 2023. The City received a total of twenty-four (24) comment letters on the Draft EIR, from public agencies (Caltrans, Fresno Metropolitan Flood Control District) and property owners. The City prepared a Final EIR in compliance with State CEQA Guidelines that was provided and reviewed by the Planning Commission on November 16, 2023. After the Planning Commission hearing, City staff responded to all comment letters that came in after the comment period, and together with some additional errata content, prepared a Revised Final EIR in March 2024 and is the subject of certification. The comment letters, as well as the required responses to each comment, are included in the Revised Final EIR (see Attachment 19).

The Revised Final EIR for the proposed Project has been prepared in accordance with the State CEQA Guidelines. State CEQA Guidelines Section 15132 requires that a Final EIR consist of the following:
 The Draft EIR or a revision of the draft;
 Comments and recommendations received on the Draft EIR, either verbatim or in summary;
 A list of persons, organizations and public agencies commenting on the Draft EIR;  The responses of the lead agency to significant environmental concerns raised in the review and consultation process; and
 Any other information added by the lead agency.

An EIR must disclose the expected environmental impacts, including impacts that cannot be avoided, growth-inducing effects, impacts found not to be significant, and significant cumulative impacts, as well as identify mitigation measures and alternatives to the proposed Project that could reduce or avoid its adverse environmental impacts. CEQA requires government agencies to consider and, where feasible, minimize environmental impacts of proposed development, and an obligation to balance a variety of public objectives, including economic, environmental, and social factors.

The City circulated a Notice of Preparation (NOP) of an EIR for the proposed Project on May 6, 2022, to the State Clearinghouse, State Responsible Agencies, State Trustee Agencies, Other Public Agencies, Organizations and Interested Persons. A public scoping meeting was held on May 25, 2022, to present the Project Description to the public and interested agencies, and to receive comments from the public and interested agencies regarding the scope of the 49 AGENDA ITEM NO. 6.
environmental analysis to be included in the Draft EIR. Concerns raised in response to the NOP were considered during preparation of the Draft EIR.

Additionally, the City published a public Notice of Availability (NOA) for the Draft EIR on July 21, 2023, inviting comment from the general public, agencies, organizations, and other interested parties. The NOA was filed with the State Clearinghouse (SCH # 2022050180) and the County Clerk and was published in a local newspaper pursuant to the public noticing requirements of CEQA. The Draft EIR was available for public review and comment from July 21, 2023, through September 5, 2023.

In accordance with CEQA Guidelines Section 15088, this Revised Final EIR responds to the written comments received on the Draft EIR, as required by CEQA. This Revised Final EIR also contains minor edits to the Draft EIR. This document (see Attachment 19), as well as the Draft EIR as amended herein, constitute the Revised Final EIR.

The Project EIR determined that most potential impacts associated with the proposed Project were less than significant. However, the analysis identified that implementation of the proposed Project will result in VMT metrics that are greater than the applicable thresholds despite the application of feasible mitigation measures, resulting in significant and unavoidable impacts.

Mitigation measures are outlined in a Mitigation Monitoring and Reporting Program (see Attachment 1B). The identification of significant and unavoidable impacts does not mean that the Project cannot be approved. The City Council will consider the adoption of a statement of overriding considerations in conjunction with its consideration of the Project. A statement of overriding considerations is a determination that specific economic, legal, social, technological, or other benefits of a proposed project outweigh the unavoidable adverse environmental effects, allowing the adverse environmental effects to be considered acceptable.

The City published notice of this public hearing in The Business Journal on Wednesday, March 6, 2024.

Responses to Late Comments
As indicated above, the City received twenty-four (24) comment letters on the Draft EIR (DEIR) during the DEIR 45-day public review period. Acting as lead agency, the City has prepared responses to the DEIR comments, which were included in a Final EIR that was made public prior to a hearing by the Planning Commission. After the release of the Final EIR, there were sixteen comments provided to the City of Clovis after public review closed for the DEIR. During the Planning Commission meeting, City staff indicated that the City would provide a response to those comments. It is important to note that City responses to the comments received after public review do not involve any new significant impacts or “significant new information” that would require recirculation of the DEIR pursuant to CEQA Guidelines Section 15088.5.

Furthermore, it is noted that the CEQA Guidelines do not specifically address the need to respond to comments that are received after the public review period for the Draft EIR. However, City staff did incorporate these comments and the City responses to these comments, into the Revised Final EIR that is presented to the City Council for certification (see Attachment 19). 50 AGENDA ITEM NO. 6.

Sphere of Influence Expansion (SOI) Request
As adopted by LAFCo, a City’s Sphere of Influence is an established and approved boundary, which identifies and designates the near-term and future growth development boundaries for the City. The proposed Project being considered by the City Council is in conjunction with a proposed expansion to the City’s current SOI, comprising approximately 155 acres, and an annexation proposal of the Development Area, comprising approximately 77 acres (see Attachment 22). The proposed SOI boundary encompasses the applicant’s proposed Development Area, plus the neighboring 78-acre rural residential subdivisions. As a result of the proposed Project being considered, the City’s current SOI boundaries need to be expanded in order to consider the annexation of the proposed single-family residential development area into the City of Clovis.

The SOI area was established in consultation with the County of Fresno and the Fresno Local Agency Formation Commission (LAFCo) and will allow for the existing rural residential subdivision to potentially request annexation into the City in the future.

An application for SOI expansion and annexation has been submitted and identified as the Shepherd-Sunnyside Northeast Reorganization (RO307). If the SOI expansion and annexation requests are supported by the City Council, the Council will take proponency action to apply to LAFCo as the applicant.

Proposed Annexation of Development Area
The total area of the annexation is approximately 77 acres (Development Area) located at the northeast corner of Shepherd and N. Sunnyside Avenues. The proposed annexation boundary area includes Vesting Tentative Tract Map 6205, for a 605-lot gated and non-gated singlefamily planned residential development (see Attachment 8A).

Property Owners: 1
Great Bigland, LP.

Owners Consenting to Annexation: 1 (100%)
Registered Voters: 0
Acreage: Approximately 77 acres
Standard Conditions of Annexation:

The City Council has established standard conditions which the City considers a baseline for most annexation projects that it considers. The City’s standard conditions for annexation are incorporated into the draft resolution, which reflect and are consistent with the requirements agreed to by the tax sharing agreement and to the timing of public services to the site. The conditions are satisfied by the development approvals granted separately for the site, and through LAFCo’s standard processing policies and guidelines. City staff has prepared the specific service plan (see Attachment 23) for the subject change of organization for the Council’s review and approval.
51 AGENDA ITEM NO. 6.

Fourth Amendment to MOU
The 2017 Amended and Restated Memorandum of Understanding (MOU) between the County of Fresno and the City of Clovis was executed in June 2017, prior to the expiration of the 1990 City/County Memorandum of Understanding. Included in the MOU are the “Standards of Annexation” (see Attachment 24). Standards of Annexation establish criteria to determine compliance with the City, County and the Fresno Local Agency Formation Commission (LAFCo).

A Fourth Amendment to the 2017 Amended and Restated Memorandum of Understanding between the County of Fresno and City of Clovis is necessary to accommodate the sphere of influence expansion area and the annexation of the Shepherd-Sunnyside Northeast Reorganization to the City of Clovis.

City staff worked with the County of Fresno to draft the Fourth Amendment to the Memorandum of Understanding (see Attachment 8B). Through this agreement, the City and County memorialized specific conditions associated with this sphere of influence expansion and annexation request by Great Bigland, LP. The attached Fourth Amendment has been reviewed and approved by the City Attorney and the County of Fresno staff. The principal features of the Fourth Amendment are as follows:
 The annexation area known as the Shepherd-Sunnyside Northeast Reorganization will include the full public right-of-way of Shepherd Avenue along the project’s frontage.  When development activity requires the construction of municipal utilities in County road rights-of-way adjacent to the annexed area, the City shall require reconstruction of affected sections of such roads to City standard cross-section specifications.  As a part of its City’s development process, developers shall obtain a County encroachment permit prior to constructing municipal utilities in County road rights-ofway adjacent to the annexed area. City agrees to the timely maintenance and repair of the County’s roadway at City’s expense for any repairs created by or related to the Shepherd-Sunnyside NE Reorganization Project annexation.  All existing storm drainage patterns and all storm drainage generated as a result of development activity in the annexed area shall be accommodated by existing or projectinstalled Master Planned Storm Drainage infrastructure and shall not contribute to surface flows or ponding within the unincorporated areas. All new storm drainage shall conform to the Fresno Metropolitan Flood Control District’s master plan for the area.

FISCAL IMPACT
None.

REASON FOR RECOMMENDATION
The proposal will provide a diversity in housing types and a quality residential environment for this area, adjacent to the Heritage Grove growth area. The Project does not substantially impact sewer, water and other public services and will contribute to their proportionate share of infrastructure and open space. The proposed vesting tentative tract map is consistent with the goals and policies of the General Plan and Development Code. Each component of the Project meets the findings that must be considered when making a decision on a project, as outlined in 52 AGENDA ITEM NO. 6.
detail in Attachment 21. The proposed annexation is intended for urban development, as is evidenced by Vesting Tentative Tract Map 6205, covering 100 percent of the developable area.

Staff therefore recommends that the City Council approve GPA2021-006, GPA2021-005, R2021-009, TM6205, PDP2021-004, Reorganization RO307, Sphere of Influence Expansion, and the fourth amendment to the MOU, subject to the conditions of approval attached as Attachment 5B and Attachment 6A of this staff report.

ACTIONS FOLLOWING APPROVAL
The annexation application will be prepared and submitted to LAFCo after all materials have been submitted by the applicant, sufficient to meet the conditions for the application. The approved resolution for the Fourth Amendment to the MOU will be forwarded to the County Board of Supervisors for consideration and approval.

Prepared by: George González, MPA, Senior Planner
Reviewed by: City Manager JH
53 AGENDA ITEM NO. 6.

ATTACHMENT 1
RESOLUTION 24-___

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CLOVIS

CERTIFYING THE FINAL ENVIRONMENTAL IMPACT REPORT FOR THE SHEPHERD NORTH PROJECT; ADOPTING THE CEQA FINDINGS OF FACT AND A STATEMENT OF

OVERRIDING CONSIDERATIONS, AND ADOPTING A MITIGATION MONITORING AND

REPORTING PROGRAM
WHEREAS, Great Bigland, LP., 7550 N. Palm Avenue, Suite 102, Fresno, CA 93711, initiated the applications for (i) General Plan Amendment 2021-006 to amend the Circulation Element of the 2014 Clovis General Plan to allow for placement of an access point on the north side of Shepherd Avenue, between N. Sunnyside and N. Fowler Avenues; (ii) General Plan Amendment 2021-005 to amend the Land Use Element of the 2014 Clovis General Plan to redesignate land from the Rural Residential (1 DU/2 Ac) land use designation to the Medium-High Density Residential (7.1 to 15.0 DU/AC) land use designation; (iii) Prezone 2021-009 to prezone approximately 77 acres from the Fresno County AL20 Zone District to the Clovis R-1-PRD (Single Family Planned Residential Development) Zone District; (iv) Vesting Tentative Tract Map 6205 for a 605-lot single-family subdivision; (v) Planned Development Permit 2021-004 to deviate from the R-1 Zone District development standards associated with Vesting Tentative Tract Map 6205; (vi) SOI expansion of 155 acres; (vii) Annexation of 77 acres; (viii) and the Fourth Amendment to the MOU; and
WHEREAS, the City caused to be prepared a Draft Environmental Impact Report (“Draft EIR”) for the Project in April of 2021 to evaluate potentially significant adverse environmental impacts; and
WHEREAS, the Draft EIR was made available for a 45-day public review period beginning on July 21, 2023 and ending on September 5, 2023, during which time all interested parties were invited to submit written comments on the Draft EIR for consideration by the Planning Commission and City Council; and
WHEREAS, the City caused to be prepared a Final EIR in compliance with State CEQA Guidelines that was provided and reviewed by the Planning Commission on November 16, 2023.

After the Planning Commission hearing, City staff responded to all comment letters that came in after the comment period, and together with some additional errata content, prepared a Revised Final Environmental Impact Report (“Revised Final EIR”) for the Project, dated March 2024. The Revised Final EIR contains comments upon the Draft EIR and responses thereto, as well as changes and additions to the Draft EIR text and a mitigation monitoring and reporting program; and
WHEREAS, the Draft EIR and the Revised Final EIR collectively make up the Environmental Impact Report (“EIR”) for the Shepherd North Project; and WHEREAS, the Draft EIR and Revised Final EIR were prepared, circulated, and made available for public comment in accordance with the California Environmental Quality Act (“CEQA”), Public Resources Code, Sections 21000 et seq., and the Guidelines for 54 AGENDA ITEM NO. 6.

Implementation of CEQA, 14 California Code of Regulations, Sections 15000 et seq. (the “CEQA Guidelines”); and
WHEREAS, the City Council has had an opportunity to independently review, evaluate and consider the entire Administrative Record relating to the Project and the EIR, which is on file with the City’s Department of Planning and Development Services (“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 requests, and the verbal and written testimony and other evidence presented during the public hearing; and
WHEREAS, the City Council has independently reviewed and considered the Revised Final EIR; and
WHEREAS, the City Council has evaluated and considered all comments, written and oral, received from persons who reviewed the Draft EIR or the Revised Final EIR, or otherwise commented on the Project; and
WHEREAS, the City Council has independently reviewed and considered the CEQA Statement of Facts and Findings (Attachment A), the proposed form of Statement of Overriding Considerations (Attachment A), and Mitigation Monitoring and Reporting Program (Attachment B).

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

1. Finds that the EIR for the Project is adequate and has been completed in compliance with CEQA and the CEQA Guidelines.

2. Finds and declares that the EIR was presented to the City Council and that the City Council has independently reviewed and considered the information contained in the EIR prior to recommending approval of the Project.

3. Based upon its review of the EIR, finds that the EIR is an adequate assessment of the potentially significant environmental impacts of the Project as described in the EIR, sets forth a reasonable range of alternatives to the Project, and represents the independent judgment of the City Council.

4. Finds that the Revised Final EIR additions, clarifications, amplifications, modifications and other information in response to comments on the Draft EIR are not significant new information as that term is defined under the provisions of CEQA or the CEQA Guidelines because such changes and additional information do not indicate that (i) any new significant environmental impacts not already evaluated would result from the Project (ii) there is any substantial increase in the severity of any environmental impact from the Project, (iii) any feasible mitigation measures considerably different from those previously analyzed in the Draft EIR have been proposed that would lessen significant environmental impacts of the 55 AGENDA ITEM NO. 6.

Project, or (iv) any feasible alternatives considerably different from those analyzed in the Draft EIR have been proposed that would lessen the significant environmental impacts of the Project. Accordingly, the City Council hereby finds and determines that recirculation of the Revised Final EIR for further public review and comment is not warranted.

5. The City Council has balanced the benefits of the Project against the significant and unavoidable impacts associated with the Project, has considered all feasible mitigation measures, and has examined potentially feasible alternatives to the Project.

6. Finds that none of the project alternatives analyzed in the EIR meet the Project objectives to the same degree as the Project and none of the alternatives are environmentally preferable to the proposed Project.

7. Finds that, after considering all feasible mitigation measures and weighing the advantages and disadvantages of the Project, as proposed, with the Project alternatives, including the significant and unavoidable impacts, the feasibility of project alternatives, and the “no project” alternative, the Project as proposed and described in the EIR may be approved.

8. The City Council does certify the EIR as adequate and completed in compliance with CEQA and the CEQA Guidelines.

9. The City Council does adopt the CEQA Statement of Facts and Findings set forth in Attachment A.

10.The City Council does adopt a Statement of Overriding Considerations substantially in the form set forth in Attachment A, with such modifications, additions or deletions as the City Council deems appropriate.

11.The City Council does adopt the Mitigation Monitoring and Reporting Program set forth in Attachment B, including the mitigation measures identified therein and as described in the EIR.
* * * * *
The foregoing resolution was introduced and adopted at a regular meeting of the City Council of the City of Clovis held on March 18, 2024, by the following vote, to wit.

AYES:

NOES:

ABSENT:

ABSTAIN:

DATED: March 18, 2024
______________________________ ______________________________ Mayor City Clerk
56 AGENDA ITEM NO. 6.

Attachment A
CEQA Statement of Facts and Findings & Statement of Overriding Considerations 57 AGENDA ITEM NO. 6.

CEQA FINDINGS
CEQA Findings – Shepherd North Project 1

FINDINGS FOR THE

SHEPHERD NORTH PROJECT

REQUIRED UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (Public Resources Code, § 21000 et seq.)
I. INTRODUCTION
The California Environmental Quality Act (CEQA) (Public Resources Code, § 21000 et seq.) requires the City of Clovis (City), as the CEQA lead agency, to: 1) make written findings when it approves a project for which an environmental impact report (EIR) was certified, and 2) identify overriding considerations for significant and unavoidable impacts identified in the EIR. (Pub. Resources Code, § 21081.)
This document explains the City’s findings regarding the significant and potentially significant impacts identified in the EIR prepared for the Shepherd North Project (Project) and the City decisionmakers’ ultimate determinations of the feasibility of the Project alternatives considered in the EIR.

The statement of overriding considerations in Section VII, below, identifies the economic, social, technical, and other benefits of the Project that the City decision-makers have determined should override any significant environmental impacts that would result from the Project.

As required under CEQA, the Revised Final EIR describes the Project, adverse environmental impacts of the Project, and mitigation measures and alternatives that would substantially reduce or avoid those impacts. The information and conclusions contained in the Revised Final EIR reflect the City’s independent judgment.

The Revised Final EIR (which includes the Draft EIR, comments, responses to comments, and revisions to the Draft EIR) for the Project, examined the proposed Project and four alternatives to the Project including: (1) No Project (No Build) Alternative; (2) Increased Density Mixed Use Alternative; (3) Reduced Density Alternative; and (4) Reduced Sphere of Influence Alternative.

The Findings and Statement of Overriding Considerations are presented for adoption by the City Council, as the City’s findings under CEQA and the CEQA Guidelines (Cal. Code Regs., title 14, § 15000 et seq.) relating to the Project. The Findings provide the written analysis, substantial evidence, and conclusions of this City Council regarding the Project’s environmental impacts, mitigation measures, and alternatives to the Project, as well as the overriding considerations, which in this City Council’s view, justify approval of the Project, despite its environmental effects.

II. GENERAL FINDINGS AND OVERVIEW
Project Overview
The Shepherd North Project (Project) site is located directly north of the City of Clovis limit line at the northeast corner of North Sunnyside Avenue and East Shepherd Avenue. The Project site is 58 AGENDA ITEM NO. 6.

CEQA FINDINGS
2 CEQA Findings – Shepherd North Project
bounded on the north by Perrin Road, on the east by North Fowler Avenue, on the south by East Shepherd Avenue, and on the west by North Sunnyside Avenue. Figures 2.0-1 and 2.0-2 in Chapter

2.0 of the Draft EIR show the proposed Project’s regional location and vicinity. The Project site is in the southwest quadrant of Section 21, Township 12 South, Range 21 East, Mount Diablo Base and Meridian (MDBM).

The proposed Project will provide a variety of housing types and lot sizes that will accommodate a range of housing objectives and buyer needs with a goal to ensure housing for a variety of families and lifestyles. The Development Area will accommodate up to 605 residential units. Specifically, the northern portion of the Development Area is planned to include the development of up to 101 single-family residences with lot sizes ranging from approximately 5,400 square feet to 15,900 square feet. The southern portion of the Development Area is planned for smaller lot single-family residences, with lot sizes ranging from approximately 1,980 to 3,800 square feet, and with larger corner lots that are approximately 4,200 to 7,500 square feet.

The proposed Project includes open space totaling approximately 5.54 acres, including 2.25 acres of trails, 2.39 acres of promenade/pedestrian circulation, and 0.90 acres of parks. The main park would be located within the central portion of the Development Area, which would connect to a network of promenades and trails located within and along the perimeter of a portion of the Development Area. The promenade and trail network would also link to adjacent trails located in the planned residential community to the west, as well as the trail at Dry Creek and Clovis Old Town to the south.

The Project site includes several distinct planning boundaries. The following terms are used throughout this document to describe planning area boundaries within the Project site:
• Project Area – Includes the whole of the Project site (approximately 155 acres), encompassing the approximate 77-acre Development Area and the approximate 78-acre Non-Development Area.1

o Development Area - Includes the parcels being annexed that will be entitled for subdivision and development. This will include a Sphere of Influence (SOI) Expansion, General Plan Amendment, Pre-zone, Annexation/Reorganization, Tentative Tract Map, Planned Development Permit, and Residential Site Plan Review.
o Non-Development Area - Includes the parcels being included in the SOI expansion that will not be entitled for subdivision or development. This includes two separate areas, each described as an Expansion SubArea. The two Expansion SubAreas total 78 acres and are defined as Expansion SubArea North and Expansion SubArea East.

The Project site is designated as Rural Residential (RR) under the City of Clovis General Plan. The Project site is currently located outside of the Clovis city limits, and therefore does not have City1 It should be noted that the term ‘Project Area’ is used interchangeably with ‘Project Site’, throughout the EIR.
59 AGENDA ITEM NO. 6.

CEQA FINDINGS
CEQA Findings – Shepherd North Project 3
designated zoning. The proposed Project includes a request for Development Area pre-zoning (which is consistent with the proposed General Plan Land Uses) of Single-Family Planned Residential Development Zoning (R-1-PRD).

The proposed Project includes an amendment of the City’s SOI to include the entirety of the approximately 155-acre Project site. The area is currently located in the City’s Planning Area, but outside of the City’s SOI. The amendment of the City’s SOI will require an application and approval by the Fresno Local Agency Formation Commission (LAFCO) and the County of Fresno.

The principal Project objective is the expansion of the City’s SOI to include the Project site, and the annexation/reorganization, approval and subsequent development of the Development Area.

The City has established five additional project goals and objectives of the proposed development that more fully inform the Project purpose. These goals and objectives are as follows:
• Provide residential housing opportunities that are visually attractive and accommodate the future housing demand in Clovis, consistent with policies stated in A Landscape of Choice to modestly increase urban density.
• Establish a mixture of housing types, sizes and densities that collectively provide for local and regional housing demand, consistent with City requirements as stated in the latest Regional Housing Needs Analysis (RHNA).
• Provide infrastructure that meets City standards and is integrated with existing and planned facilities and connections.
• Establish a logical phasing plan designed to ensure that each phase of development would include necessary public improvements required to meet City standards. • Expand the City’s Sphere of Influence in order to establish a logical and orderly boundary that promotes the efficient extension of municipal services.

The Project goals and objectives, presented above, were developed by the City in response to the Legislature’s repeated determinations in recent years that California is facing a statewide housing crisis, and the City’s desire to facilitate the construction of new housing in the face of the housing crisis. The City staff has responded with adequate attention to the economic, environmental, and social costs of reduced housing density by establishing a quantified target density that provided the City with significant flexibility to evaluate different scenarios for residential projects on the Project site.

Refer to Chapter 2.0, Project Description, of the Draft EIR for a more complete description of the details of the proposed Project.

PROCEDURAL BACKGROUND
Notice of Preparation Public Circulation: The City of Clovis circulated a Notice of Preparation (NOP) of an EIR for the proposed Project on May 9, 2022 to the State Clearinghouse, State Responsible 60 AGENDA ITEM NO. 6.

CEQA FINDINGS
4 CEQA Findings – Shepherd North Project
Agencies, State Trustee Agencies, Other Public Agencies, Organizations and Interested Persons. A public scoping meeting was held on May 25, 2022 to present the project description to the public and interested agencies, and to receive comments from the public and interested agencies regarding the scope of the environmental analysis to be included in the Draft EIR. Concerns raised in response to the NOP were considered during preparation of the Draft EIR. The NOP and comments received on the NOP by interested parties are presented in Appendix A. The commenters are provided below. • Native American Heritage Commission (May 10, 2022)
• Department of Toxic Substances Control (May 18, 2022) • Robert Shuman (May 25, 2022)
• Jared Callister (May 25, 2022)
• State Water Resources Control Board (June 6, 2022)
• California Department of Conservation (May 26, 2022)
• County of Fresno (June 2, 2022)
• Fresno Irrigation District (June 7, 2022)
• Fresno Metropolitan Flood Control District (June 10, 2022) • California Department of Transportation (June 10, 2022) • San Joaquin Valley Air Pollution Control District (June 10, 2022) Notice of Availability and Draft EIR: The City published a public Notice of Availability (NOA) for the Draft EIR on July 21, 2023, inviting comment from the general public, agencies, organizations, and other interested parties. The NOA was filed with the State Clearinghouse (SCH # 2022050180) and the County Clerk, and was published in a local newspaper pursuant to the public noticing requirements of CEQA. The Draft EIR was available for public review and comment from July 21, 2023 through September 6, 2023, for a total of 47 days. It is noted that the original closure of the 45-day review was September 4, 2023, but the City extended the review by two extra days beyond the 45-day period. Comments dated through September 6, 2023 were accepted and addressed in a Final EIR.

The Draft EIR contains a description of the Project, description of the environmental setting, identification of Project impacts, and mitigation measures for impacts found to be significant, as well as an analysis of Project alternatives, identification of significant irreversible environmental changes, growth-inducing impacts, and cumulative impacts. The Draft EIR identifies issues determined to have no impact or a less-than-significant impact, and provides detailed analysis of potentially significant and significant impacts. Comments received in response to the NOP were considered in preparing the analysis in the Draft EIR.

Final EIR: The City of Clovis received 24 comment letters on the Draft EIR during the public review period, which was extended through September 6, 2023 for a 47-day review period. A Final Environmental Impact Report (Final EIR) was prepared in accordance with CEQA Guidelines Section 15088, and circulated in November 2023 prior to a Planning Commission hearing.

After the release of the Final EIR (November 2023), there were an additional sixteen comments provided to the City of Clovis. City staff makes every attempt to respond to public comment in 61 AGENDA ITEM NO. 6.

CEQA FINDINGS
CEQA Findings – Shepherd North Project 5
writing, however, given that twelve of the comments were provided on the day of, or in the days after, the Planning Commission hearing, and the other four comments were provided just days before the hearing, it was not possible for City staff to adequately address the comments in writing in time for the hearing. The City staff did review the comments prior to the Planning Commission hearing, and indicated that they were not able to provide a written response at that time, but that they would make every attempt to provide a written response prior to a hearing by the City Council.

As such, the City staff prepared a Revised Final EIR to provide a written response to each of the sixteen additional comments, and to make text revisions necessary to clarify or correct Draft EIR text in response to the comments. The Revised Final EIR includes supplemental information (i.e. additional written responses, and additional text revisions), and is intended to supersede the Final EIR published in November 2023.

The comments received did not provide evidence of any new significant impacts or “significant new information” that would require recirculation of the Draft EIR pursuant to CEQA Guidelines Section 15088.5.

RECORD OF PROCEEDINGS AND CUSTODIAN OF RECORD
For purposes of CEQA and the findings set forth herein, the record of proceedings for the City’s findings and determinations consists of the following documents and testimony, at a minimum:
• The NOP, comments received on the NOP, and all other public notices issued by the City in relation to the Project (e.g., NOA).
• The Draft EIR and Revised Final EIR, including comment letters, and technical materials cited in the documents.
• All non-draft and/or non-confidential reports and memoranda prepared by the City and consultants in relation to the EIR.
• Minutes and transcripts of the discussions regarding the Project and/or Project components at public hearings held by the City.
• Staff reports associated with City Council meetings on the Project. • Those categories of materials identified in Public Resources Code § 21167.6(e).

The City Clerk is the custodian of the administrative record. The documents and materials that constitute the administrative record are available for review at the City of Clovis Planning Division, 1033 Fifth Street, Clovis, CA 93612 or online at:
https://cityofclovis.com/planning-and-development/planning/planning-projects/shepherd-northsoi/

FINDINGS REQUIRED UNDER CEQA
Public Resources Code § 21002 provides that “public agencies should not approve projects as proposed if there are feasible alternatives or feasible mitigation measures available which would substantially lessen the significant environmental effects of such projects[.]” Further, the procedures required by CEQA “are intended to assist public agencies in systematically identifying both the significant effects of proposed projects and the feasible alternatives or feasible mitigation 62 AGENDA ITEM NO. 6.

CEQA FINDINGS
6 CEQA Findings – Shepherd North Project
measures which will avoid or substantially lessen such significant effects.” (Id.) Section 21002 also provides that “in the event specific economic, social, or other conditions make infeasible such project alternatives or such mitigation measures, individual projects may be approved in spite of one or more significant effects thereof.”
The mandate and principles established by the Legislature in Public Resources Code § 21002 are implemented, in part, through the requirement in Public Resources Code § 21081 that agencies must adopt findings before approving projects for which an EIR is required.

CEQA Guidelines § 15091 provides the following direction regarding findings:
(a) No public agency shall approve or carry out a project for which an EIR has been certified which identifies one or more significant environmental effects of the project unless the public agency makes one or more written findings for each of those significant effects, accompanied by a brief explanation of the rationale for each finding. The possible findings are:
(1) Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the final EIR.
(2) Such changes or alterations are within the responsibility and jurisdiction of another public agency and not the agency making the finding. Such changes have been adopted by such other agency or can and should be adopted by such other agency.
(3) Specific economic, legal, social, technological, or other considerations, including provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or project alternatives identified in the final EIR.
(See also Public Resources Code, § 21081, subd. (a)(1)-(3).) As defined by CEQA, “feasible” means capable of being accomplished in a successful manner within a reasonable period of time, taking into account economic, environmental, social, legal, and technological factors. (Pub. Resources Code, § 21061.1; see also CEQA Guidelines, § 15126.6(f)(1) [determining the feasibility of alternatives].) The concept of “feasibility” also encompasses the question of whether a particular alternative or mitigation measure promotes the underlying goals and objectives of a project. (See Association of Irritated Residents v. County of Madera (2003) 107 Cal.App.4th 1383, 1400 [court upholds findings rejecting a “reduced herd” alternative to a proposed dairy as infeasible because the alternative failed to meet the “fundamental objective” of the project to produce milk]; Sierra Club v. County of Napa (2004) 121 Cal.App.4th 1490, 1506-1508 [agency decision-makers, in rejecting alternatives as infeasible, appropriately relied on project objective articulated by project applicant].) Moreover, “‘feasibility’ under CEQA encompasses ‘desirability’ to the extent that desirability is based on a reasonable balancing of the relevant economic, environmental, social, legal, and technological factors.” (City of Del Mar v. City of San Diego (1982) 63 AGENDA ITEM NO. 6.

CEQA FINDINGS
CEQA Findings – Shepherd North Project 7
133 Cal.App.3d 410, 417; see also California Native Plant Society v. City of Santa Cruz (2009) 177 Cal.App.4th 957, 1001-1002.)
With respect to a project for which significant impacts cannot be feasibly avoided or substantially lessened, a public agency may nevertheless approve the project if the agency first adopts a statement of overriding considerations setting forth the specific reasons that the project’s benefits outweigh its significant unavoidable adverse environmental effects. (Pub. Resources Code, §§ 21001, 21002.1(c), 21081(b).)
CEQA Guidelines § 15093 provides the following direction regarding a statement of overriding considerations:
(a) CEQA requires the decision-making agency to balance, as applicable, the economic, legal, social, technological, or other benefits, including region-wide or statewide environmental benefits, of a proposed project against its unavoidable environmental risks when determining whether to approve the project. If the specific economic, legal, social, technological, or other benefits, including region-wide or statewide environmental benefits, of a proposed project outweigh the unavoidable adverse environmental effects, the adverse environmental effects may be considered “acceptable.”
(b) When the lead agency approves a project which will result in the occurrence of significant effects which are identified in the final EIR but are not avoided or substantially lessened, the agency shall state in writing the specific reasons to support its action based on the final EIR and/or other information in the record. The statement of overriding considerations shall be supported by substantial evidence in the record. (c) If an agency makes a statement of overriding considerations, the statement should be included in the record of the project approval and should be mentioned in the notice of determination. This statement does not substitute for, and shall be in addition to, findings required pursuant to § 15091.

MITIGATION MONITORING PROGRAM
A Mitigation Monitoring Program has been prepared for the Project and, if the Project is approved, will be adopted concurrently with these Findings. (See Pub. Resources Code, § 21081.6, subd. (a)(1).) The City will use the Mitigation Monitoring Program to track compliance with Project mitigation measures.

CONSIDERATION OF THE ENVIRONMENTAL IMPACT REPORT
In adopting these Findings, this City Council finds that the Revised Final EIR was presented to this City Council, the decision-making body of the lead agency, which reviewed and considered the information in the Revised Final EIR prior to approving the Project. By these findings, this City Council ratifies, adopts, and incorporates the analysis, explanation, findings, responses to comments, and 64 AGENDA ITEM NO. 6.

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8 CEQA Findings – Shepherd North Project
conclusions of the Revised Final EIR. The City Council finds that the Revised Final EIR was completed in compliance with CEQA. The Revised Final EIR represents the independent judgment of the City.

SEVERABILITY
If any term, provision, or portion of these Findings or the application of these Findings to a particular situation is held by a court to be invalid, void, or unenforceable, the remaining provisions of these Findings, or their application to other actions related to the Project, shall continue in full force and effect unless amended or modified by the City.

III. FINDINGS AND RECOMMENDATIONS REGARDING SIGNIFICANT

AND UNAVOIDABLE IMPACTS
A. TRANSPORTATION AND CIRCULATION

1. IMPACT 3.13-1: PROJECT IMPLEMENTATION WOULD RESULT IN VMT INCREASES THAT ARE GREATER THAN 87 PERCENT OF BASELINE CONDITIONS.
(a) Potential Impact. The potential for the Project to result in VMT increases that are greater than 87 percent of Baseline conditions is discussed on pages 3.13-18 through

3.13-23 of the Draft EIR.
(b) Mitigation Measure. No feasible mitigation measures were identified. (c) Findings. Based upon the EIR and the entire record before this City Council, this City Council finds that:
(1) Remaining Impacts. The proposed development was evaluated against the screening criteria in OPR’s Technical Advisory. A detailed VMT analysis was conducted using methodology discussed in Appendix I of the Draft EIR. The proposed residential development would result in a significant transportation impact if it would 1). generate vehicle travel exceeding 87 percent of the established baseline VMT under existing (baseline) or cumulative conditions, or 2). result in an increase in total VMT in the model area.

Table 3.13-2 in Section 3.13 of the Draft EIR summarizes the regional threshold and Project VMT per capita. As shown in Table 3.13-5, the Project VMT per capita is 20.7 percent higher than the City’s VMT per capita threshold. Therefore, based on the TIA Guidelines, the project will have a significant VMT impact.

Project design features aim to promote overall mobility with the goal of reducing VMT and reducing greenhouse gas emissions. Implementation of these Project design features may possibly reduce the Project’s VMT by approximately up to 1.18 percent. A combination of measures from several VMT reduction strategies were incorporated into the Project design to achieve this VMT reduction as outlined above. This included strategies that are aimed at reducing the number of 65 AGENDA ITEM NO. 6.

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CEQA Findings – Shepherd North Project 9
automobile trips generated by the Project, shift more trips from automobile to nonautomobile modes, and/or reduce the distances that people drive.

Ultimately, however, the City of Clovis is a suburban community with land use characteristics that are more spread out when compared to dense urban communities. The land use and transportation characteristics of suburban communities such as Clovis, can make it difficult, or impossible in some instances to achieve VMT reductions to levels that the City has established as a goal, and ultimately, as a threshold of significance for CEQA analysis. The Project design features are estimated to offset some of the VMT impacts of the Project by reducing VMT by up to 1.18 percent, but this reduction will not reduce the impact to a less than significant level.

Based on the above, the impact would remain significant and unavoidable. (2) Changes or alterations have been required in, or incorporated into, the proposed project that avoid or substantially lessen the significant environmental effect, as identified in the Final EIR. To the extent that this significant adverse impact will not be substantially lessened or avoided, the City Council finds that specific economic, social, policy-based, and other considerations identified in the Statement of Overriding Considerations support approval of the project. (3) Overriding Considerations. The environmental, economic, social and other benefits of the Project override any remaining significant adverse impact of the Project associated with impacts related to VMT increases that are greater than 87 percent of Baseline conditions, as more fully stated in the Statement of Overriding Considerations in Section VII, below.

2. IMPACT 4.20: UNDER CUMULATIVE CONDITIONS, PROJECT DEVELOPMENT WOULD RESULT IN VMT INCREASES THAT ARE GREATER THAN 87 PERCENT OF BASELINE CONDITIONS. (a) Potential Impact. The potential for the Project to result in VMT increases that are greater than 87 percent of Baseline conditions is discussed on page 4.0-19 of the Draft EIR.
(b) Mitigation Measure. No feasible mitigation measures were identified. (c) Findings. Based upon the EIR and the entire record before this City Council, this City Council finds that:
(1) Remaining Impacts. The Project VMT per capita is 20.7 percent higher than the City’s VMT per capita threshold. Project design features aim to promote overall mobility with the goal of reducing VMT and reducing greenhouse gas emissions.

Implementation of these Project design features may possibly reduce the Project’s VMT. The Project design features can help offset some of the VMT impacts of the Project.
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10 CEQA Findings – Shepherd North Project
Because the development would generate vehicle travel exceeding 13 percent below the established city-wide average under Existing and Cumulative Conditions, even with implementation of Project Design measures that provide mitigating effects, development of the proposed Project would have a cumulatively considerable contribution and a significant and unavoidable impact. (2) Changes or alterations have been required in, or incorporated into, the proposed project that avoid or substantially lessen the significant environmental effect, as identified in the Final EIR. To the extent that this significant adverse impact will not be substantially lessened or avoided, the City Council finds that specific economic, social, policy-based, and other considerations identified in the Statement of Overriding Considerations support approval of the project. (3) Overriding Considerations. The environmental, economic, social and other benefits of the Project override any remaining significant adverse impact of the Project associated with cumulative impacts related to VMT increases that are greater than 87 percent of Baseline conditions, as more fully stated in the Statement of Overriding Considerations in Section VII, below.
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IV. FINDINGS AND RECOMMENDATIONS REGARDING SIGNIFICANT

IMPACTS WHICH ARE MITIGATED TO A LESS THAN SIGNIFICANT
LEVEL
A. BIOLOGICAL RESOURCES

1. IMPACT 3.4-3: THE PROPOSED PROJECT HAS THE POTENTIAL TO HAVE DIRECT OR INDIRECT EFFECTS ON SPECIAL-STATUS BIRD SPECIES.
(a) Potential Impact. The potential for the Project to have direct or indirect effects on special-status bird species is discussed on page 3.4-22 through 3.4-28 of the Draft EIR. (b) Mitigation Measures. The following mitigation measure is hereby adopted and will be implemented as provided by the Mitigation Monitoring Program: Mitigation Measure

3.4-1.
(c) Findings. According to the California Natural Diversity Database (CNDDB), there are thirteen (13) special-status bird species that are documented within the ninequadrangle region for the Project site, including: black-crowned night heron (Nycticorax nycticorax), burrowing owl (Athene cunicularia), California horned lark (Eremophila alpestris actia), double-crested cormorant (Nannopterum auritum), great egret (Ardea alba), least Bell's vireo (Vireo bellii pusillus), snowy egret (Egretta thula), Swainson’s hawk (Buteo swainsoni), tricolored blackbird (Agelaius tricolor), and Western yellowbilled cuckoo (Coccyzus americanus Occidentalis). The Project site may provide suitable foraging habitat for a variety of potentially occurring special-status birds, including some of those listed above. Potential nesting habitat is present in a variety of trees located within the Project site and in the vicinity. There is also the potential for other specialstatus birds that do not nest in this region and represent migrants or winter visitants to forage on the Project site.

Several bird species discussed above are protected under federal, state, or local regulations. The Project would result in the removal of an orchard, which is not highquality nesting or foraging habitat for special-status birds. Powerlines and trees located in the region represent potentially suitable nesting habitat for a variety of special-status birds. Additionally, the agricultural land with low growing crops or grasslands represents potentially suitable nesting habitat for the ground-nesting birds. In general, most nesting occurs from late February and early March through late July and early August, depending on various environmental conditions. The CNDDB does not provide any records of special status birds on the Project site, or in the immediate vicinity.

Nevertheless, birds are highly mobile and can be expected to fly over the Project site at times. They could use the site for foraging, although it is not high-quality habitat for foraging. The Project site does not contain high quality nesting habitat for special status birds given that it is an orchard.
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12 CEQA Findings – Shepherd North Project
New sources of noise and light during the construction and operational phases of the project could adversely affect nesters if they located adjacent to the Project site in any given year. Additionally, the proposed Project would eliminate the open undeveloped land on the Project site, which could serve as limited foraging habitat for birds throughout the year. Mitigation Measure 3.4-1 requires preconstruction surveys for active nests of special-status birds and buffers around nests should they be identified during the surveys. Development of the proposed Project, with the Mitigation Measure

3.4-1, would ensure that potential impacts to special-status birds are reduced to a less than significant level.

In accordance with Public Resources Code, § 21081, Mitigation Measure 3.4-1 is an appropriate change or alteration that has been required in, or incorporated into, the Project which avoids or substantially lessens the significant environmental effect as identified in the EIR. Based upon the EIR and the entire record before this City Council, this City Council finds that the potential to have direct or indirect effects on specialstatus bird species will be mitigated to a less than significant level.

2. IMPACT 3.4-4: THE PROPOSED PROJECT HAS THE POTENTIAL TO RESULT IN DIRECT OR INDIRECT EFFECTS ON SPECIAL-STATUS MAMMAL SPECIES.
(a) Potential Impact. The potential for the Project to result in direct or indirect effects on special-status mammal species is discussed on pages 3.4-28 and 3.4-29 of the Draft EIR. (b) Mitigation Measures. The following mitigation measure is hereby adopted and will be implemented as provided by the Mitigation Monitoring Program: Mitigation Measure

3.4-2.
(c) Findings. According to the CNDDB, there are eight special-status mammal species that are documented within the nine-quadrangle region for the Project site, including:

American badger (Taxidea taxus), Fresno kangaroo rat (Dipodomys nitratoides exilis), hoary bat (Lasiurus cinereus), pallid bat (Antrozous pallidus), San Joaquin kit fox (Vulpes macrotis mutica), San Joaquin pocket mouse (Perognathus inornatus), spotted bat (Euderma maculatum), and western mastiff bat (Eumops perotis californicus).

The Project site is frequently disturbed from active agricultural activities. As a result, the Project site does not contain high quality habitat for the American badger or Fresno kangaroo rat. American badger, Fresno kangaroo rat, San Joaquin kit fox, or San Joaquin pocket mouse have not been documented within nine miles of the Project site. It is unlikely that the Project site is used by American badger, Fresno kangaroo rat, San Joaquin kit fox, or San Joaquin pocket mouse and these species have not been observed during recent or previous field surveys. Therefore, the proposed Project would have a less than significant impact on these species.

Development of the Project site would eliminate foraging habitat for special-status bats by removing the agricultural areas. These special-status bat species, or evidence of bat 69 AGENDA ITEM NO. 6.

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CEQA Findings – Shepherd North Project 13
presence (i.e. guano), were not observed during the field surveys and have not been documented on the Project site; therefore, they are not expected to be directly affected.

Implementation of Mitigation Measure 3.4-2 requires surveys for active maternity roosts if removal of suitable roosting areas (i.e., buildings, trees, shrubs, bridges, etc.) must occur during the bat pupping season (April 1 through July 31). If a special-status bat maternity roost is located, appropriate buffers around the roost sites would be required. Therefore, development of the proposed Project with Mitigation Measure 3.4- 2, would ensure that potential impacts to special status bat species are reduced to a less than significant impact.

In accordance with Public Resources Code, § 21081, Mitigation Measure 3.4-2 is an appropriate change or alteration that has been required in, or incorporated into, the Project which avoids or substantially lessens the significant environmental effect as identified in the EIR. Based upon the EIR and the entire record before this City Council, this City Council finds that the potential to have direct or indirect effects on specialstatus mammal species will be mitigated to a less than significant level.

B. CULTURAL AND TRIBAL RESOURCES

1. IMPACT 3.5-1: PROJECT IMPLEMENTATION HAS THE POTENTIAL TO CAUSE A SUBSTANTIAL

ADVERSE CHANGE TO A SIGNIFICANT HISTORICAL OR ARCHAEOLOGICAL RESOURCE, AS DEFINED IN CEQA GUIDELINES §15064.5.
(a) Potential Impact. The potential for the Project to cause a substantial adverse change to a significant historical or archaeological resource, as defined in CEQA Guidelines §15064.5, is discussed on pages 3.5-14 through 3.5-17 of the Draft EIR. (b) Mitigation Measures. The following mitigation measure is hereby adopted and will be implemented as provided by the Mitigation Monitoring Program: Mitigation Measure

3.5-1.
(c) Findings. The Development Area primarily contains farmland. Three residential dwellings and a warehouse were removed in approximately 2020. The majority of the Development Area is in active agricultural use. The Non-Development Area is located within the City of Clovis’ Planning Area but is outside of the City’s existing Sphere of Influence and contains existing single-family residences.

The Project site is not located in an area known to have historical and archaeological resources. However, as with most projects in the region that involve ground-disturbing activities, there is the potential for discovery of a previously unknown historical and archaeological resources. Implementation of Mitigation Measure 3.5-1 would ensure that this potential impact is less than significant.

In accordance with Public Resources Code, § 21081, Mitigation Measure 3.5-1 is an appropriate change or alteration that has been required in, or incorporated into, the Project which avoids or substantially lessens the significant environmental effect as 70 AGENDA ITEM NO. 6.

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14 CEQA Findings – Shepherd North Project
identified in the EIR. Based upon the EIR and the entire record before this City Council, this City Council finds that the potential to cause a substantial adverse change to a significant historical or archaeological resource will be mitigated to a less than significant level.

2. IMPACT 3.5-2: PROJECT IMPLEMENTATION HAS THE POTENTIAL TO DISTURB HUMAN REMAINS, INCLUDING THOSE INTERRED OUTSIDE OF FORMAL CEMETERIES.
(a) Potential Impact. The potential for the Project to disturb human remains, including those interred outside of formal cemeteries is discussed on page 3.5-17 of the Draft EIR. (b) Mitigation Measures. The following mitigation measure is hereby adopted and will be implemented as provided by the Mitigation Monitoring Program: Mitigation Measure

3.5-1.
(c) Findings. While no human remains were found during field surveys of the Project site, implementation of the Mitigation Measure 3.5-1 would ensure that all construction activities which inadvertently discover human remains implement state-required consultation methods to determine the disposition and historical significance of any discovered human remains. Mitigation Measure 3.5-1 provides the appropriate procedures if subsurface deposits believed to be human in origin are discovered during construction and/or ground disturbance. This would include all work being halted within a 100-foot radius of the discovery in order for the appropriately qualified professionals to evaluate the find and provide recommendations on how to proceed. If the appropriately qualified professional determines that the find is not human remains, work may resume immediately and no agency notifications are required. However, if the appropriately qualified professional determines that the find is human remains, procedures are outlined in Mitigation Measure 3.5-1 on how to proceed to ensure that the County Coroner is contacted for an evaluation, and appropriate mitigation or treatment measures are developed based on the findings of the coroner.

Implementation of Mitigation Measure 3.5-1 would ensure that the potential to disturb human remains, including those interred outside of formal cemeteries, would be reduced to a less than significant level.

In accordance with Public Resources Code, § 21081, Mitigation Measure 3.5-1 is an appropriate change or alteration that has been required in, or incorporated into, the Project which avoids or substantially lessens the significant environmental effect as identified in the EIR. Based upon the EIR and the entire record before this City Council, this City Council finds that the potential to disturb human remains, including those interred outside of formal cemeteries, will be mitigated to a less than significant level.

3. IMPACT 3.5-3: CAUSE A SUBSTANTIAL ADVERSE CHANGE IN THE SIGNIFICANCE OF A TRIBAL CULTURAL RESOURCE, DEFINED IN PUBLIC RESOURCES CODE SECTION 21074, AND THAT IS:

LISTED OR ELIGIBLE FOR LISTING IN THE CALIFORNIA REGISTER OF HISTORICAL RESOURCES, 71 AGENDA ITEM NO. 6.

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OR IN A LOCAL REGISTER OF HISTORICAL RESOURCES AS DEFINED IN PUBLIC RESOURCES CODE SECTION 5020.1(K), OR A RESOURCE DETERMINED BY THE LEAD AGENCY. (a) Potential Impact. The potential for the Project to cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code Section 21074, and that is: Listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code Section 5020.1(k), or a resource determined by the lead agency, is discussed on page 3.5-18 of the Draft EIR.
(b) Mitigation Measures. The following mitigation measure is hereby adopted and will be implemented as provided by the Mitigation Monitoring Program: Mitigation Measure

3.5-1.
(c) Findings. While no specific resources have been identified through consultation with affiliated tribes, it is possible that unknown tribal cultural resources may be present within the Development Area. The Proposed Project would be required to follow development requirements, including compliance with local policies, ordinances, and applicable permitting procedures related to protection of tribal resources. Mitigation Measure 3.5-1 has been incorporated to provide the appropriate procedures if subsurface deposits believed to be tribal resources, and/or human in origin are discovered during construction and/or ground disturbance. This would include all work being halted within a 100-foot radius of the discovery in order for the appropriately qualified professionals to evaluate the find and provide recommendations on how to proceed. If the appropriately qualified professional determines that the find does not represent a resource that might qualify as a tribal resource, work may resume immediately and no agency notifications are required. However, if the appropriately qualified professional determines that the find does represent a resource that might qualify as a tribal resource, procedures are outlined in Mitigation Measure 3.5-1 on how to proceed to ensure that the resource is evaluated, and appropriate mitigation or treatment measures are developed.

As discussed under Impacts 3.5-1 and 3.5-2, development of the proposed project could impact unknown archaeological resources including Native American Tribal artifacts and human remains. Implementation of Mitigation Measure 3.5-1 would ensure that the potential impact to tribal resources, including human remains, would be reduced to a less than significant level.

In accordance with Public Resources Code, § 21081, Mitigation Measure 3.5-1 is an appropriate change or alteration that has been required in, or incorporated into, the Project which avoids or substantially lessens the significant environmental effect as identified in the EIR. Based upon the EIR and the entire record before this City Council, this City Council finds that the potential to cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code Section 21074, and that is: Listed or eligible for listing in the California Register of Historical 72 AGENDA ITEM NO. 6.

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16 CEQA Findings – Shepherd North Project
Resources, or in a local register of historical resources as defined in Public Resources Code Section 5020.1(k), or a resource determined by the lead agency will be mitigated to a less than significant level.

C. GEOLOGY AND SOILS

1. IMPACT 3.6-6: THE PROPOSED PROJECT HAS THE POTENTIAL TO DIRECTLY OR INDIRECTLY DESTROY A UNIQUE PALEONTOLOGICAL RESOURCE OR SITE OR UNIQUE GEOLOGIC FEATURE. (a) Potential Impact. The potential for the Project to directly or indirectly destroy a unique paleontological resource or site or unique geologic feature is discussed on page 3.6-23 of the Draft EIR.
(b) Mitigation Measures. The following mitigation measure is hereby adopted and will be implemented as provided by the Mitigation Monitoring Program: Mitigation Measure

3.6-1.
(c) Findings. Although the Project site is not expected to contain subsurface paleontological resources, the Project site is in an area known to have these resources and it is possible that undiscovered paleontological resources could be encountered during grounddisturbing activities. Damage to or destruction of a paleontological resource would be considered a potentially significant impact under local, state, or federal criteria.

Implementation of Mitigation Measure 3.6-1 would ensure steps would be taken to reduce impacts to paleontological resources in the event that they are discovered during construction, including stopping work in the event potential resources are found, evaluation of the resource by a qualified paleontologist and appropriate handling of any potential resource. This mitigation measure would reduce this impact to a less than significant level.

In accordance with Public Resources Code, § 21081, Mitigation Measure 3.6-1 is an appropriate change or alteration that has been required in, or incorporated into, the Project which avoids or substantially lessens the significant environmental effect as identified in the EIR. Based upon the EIR and the entire record before this City Council, this City Council finds that the potential to directly or indirectly destroy a unique paleontological resource or site or unique geologic feature will be mitigated to a less than significant level.

D. HAZARDS AND HAZARDOUS MATERIALS

1. IMPACT 3.8-1: POTENTIAL TO CREATE A SIGNIFICANT HAZARD THROUGH THE ROUTINE

TRANSPORT, USE, OR DISPOSAL OF HAZARDOUS MATERIALS OR THROUGH THE REASONABLY

FORESEEABLE UPSET AND ACCIDENT CONDITIONS INVOLVING THE RELEASE OF HAZARDOUS MATERIALS INTO THE ENVIRONMENT.
(a) Potential Impact. The potential to create a significant hazard through the routine transport, use, or disposal of hazardous materials or through the reasonably foreseeable 73 AGENDA ITEM NO. 6.

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upset and accident conditions involving the release of hazardous materials into the environment is discussed on pages 3.8-20 through 3.8-24 of the Draft EIR. (b) Mitigation Measures. The following mitigation measures are hereby adopted and will be implemented as provided by the Mitigation Monitoring Program: Mitigation Measures 3.8-1 and 3.8-2.
(c) Findings. Based on the review of historical aerial photographs, a site reconnaissance, and contacts with the local regulatory agencies, there is evidence that potential areas of concern (PAOCs) exist in connection with the historical uses of the Development Area.

During the course of the Phase I Environmental Site Assessment (ESA), no evidence of recognized environmental conditions (RECs), controlled RECs (CRECs) and historical RECs (HRECs) were identified in conjunction with the Development Area as defined by ASTM E 1527-13. However, the following PAOCs are presented:
• Adjacent to the north of the on-site warehouse2
and lined against its back wall, three
approximately 250-gallon aboveground storage (AST) tanks were observed. Two ASTs contained diesel fuel and the third contained gasoline. Additionally, four 55- gallon drums containing motor oil were observed to be located to the west of the ASTs, which exhibited minimis staining. The site reconnaissance was completed a day following a heavy rain event and it was not clear if the ground surface below the ASTs and/or drums exhibited any significant petroleum product staining because the ground remained saturated with rainwater precluding visual observations. Consequently, the specific condition of the ground surface underlying the ASTs and drums is unknown. The ASTs and drums are shown in Figure 3.8-1. • The review of aerial photographs indicates that the Development Area was utilized for agricultural purposes from at least 1937 to the present and that residential structures and associated outbuildings occupied the property from at least 1937, 1979 and 1987 to the present. No records of USTs for the Development Area are on file with the local regulatory agencies; however, USTs on rural or agricultural properties historically have been exempt from requirements for registration with regulatory agencies. Furthermore, Kazan’s (the Phase I ESA author) experience with such properties has shown that it was not uncommon for property owners/operators to install USTs for their convenience, especially in the vicinity of structures, which are undocumented and whose presence would remain unknown in spite of the standard data research conducted in the course of this Phase I ESA. It is therefore possible that subsurface features such as unregistered fuel USTs may exist within the structure-related portions of the Development Area, which remain unknown based on the absence of any regulatory, municipality, and/or interview data, or other evidence indicating their presence or location. Consequently, despite 2 Note – this warehouse was removed in 2020.
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an absence of data suggesting their presence, the presence or absence of USTs associated with on-site structures in a historical agricultural setting on the Development Area is unknown.

Additionally, two domestic water wells and five agricultural water wells were observed to be associated with the Development Area. If the on-site water wells are not to be used in the future, they should be properly abandoned/destroyed in accordance with state and local guidelines. The wells are shown in Figure 3.8-1 of the Draft EIR.

Further, construction workers and the general public could be exposed to hazards and hazardous materials as a result of improper handling or use during construction activities (particularly by untrained personnel); transportation accidents; or fires, or other emergencies. Construction workers could also be exposed to hazards associated with accidental releases of hazardous materials, which could result in significant impacts to the health and welfare of people and/or wildlife. Additionally, an accidental release into the environment could result in the contamination of water, habitat, and countless resources. Compliance with existing regulatory requirements of the Regional Water Quality Control Board would require the preparation of a project specific Stormwater Pollution Prevention Plan (SWPPP). The SWPPP is required to include project specific best management measures that are designed to control erosion and the loss of topsoil to the extent practicable using best management practices (BMPs) that the RWQCB has deemed effective in controlling erosion, sedimentation, and runoff during construction activities.

Mitigation Measure 3.8-1 was developed to ensure that a well abandonment permit is obtained from Fresno County Department of Public Health Environmental Health Division, and that all on-site wells are properly abandoned. Mitigation Measure 3.8-2 was developed to ensure that additional testing is performed prior to the issuance of grading permits for construction activities in several areas that have been deemed to have potentially hazardous conditions present. The additional testing will investigate whether any of these areas contain hazardous materials that need special treatments.

Mitigation Measure 3.8-2 also specifies that all construction or demolition activities comply with Cal/OSHA asbestos and lead worker construction standards, and offsite disposal requirements. This measure also provides specifications for additional soil sampling in stained areas prior to soil disturbance activities. Overall, consistency with federal, State, and local laws and regulations related to the handling of hazardous materials discussed above and implementation of Mitigation Measures 3.8-1 and 3.8-2 would ensure that potential impacts are reduced to a less than significant level.

In accordance with Public Resources Code, § 21081, Measures 3.8-1 and 3.8-2 are appropriate changes or alterations that have been required in, or incorporated into, the Project which avoid or substantially lessen the significant environmental effect as identified in the EIR. Based upon the EIR and the entire record before this City Council, this City Council finds that the potential to create a significant hazard through the 75 AGENDA ITEM NO. 6.

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routine transport, use, or disposal of hazardous materials or through the reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment will be mitigated to a less than significant level.

E. NOISE

1. IMPACT 3.11-1: OPERATIONAL NOISE - THE PROPOSED PROJECT HAS THE POTENTIAL TO

GENERATE A SUBSTANTIAL TEMPORARY OR PERMANENT INCREASE IN AMBIENT NOISE LEVELS

IN THE VICINITY OF THE PROJECT IN EXCESS OF STANDARDS ESTABLISHED IN THE LOCAL GENERAL PLAN OR NOISE ORDINANCE, OR APPLICABLE STANDARDS OF OTHER AGENCIES. (a) Potential Impact. The potential to generate a substantial temporary or permanent increase in ambient noise levels in the vicinity of the Project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies during operation is discussed on pages 3.11-15 through 3.11-19 of the Draft EIR.
(b) Mitigation Measures. The following mitigation measures are hereby adopted and will be implemented as provided by the Mitigation Monitoring Program: Mitigation Measures 3.11-1 and 3.11-2.
(c) Findings. Tables 3.11-9 and 3.11-10 in Section 3.11 of the Draft EIR compare the existing and existing plus project noise scenario. A change of 3 decibels (dB) or more is required to have a perceptible difference in noise levels. When comparing existing plus project levels to existing levels, Sunnyside Avenue from Project Intersection 1 to Shepherd Avenue has the potential for significant impact as the only roadway segment with an increase of more than 3 dB.

The Project's proposed residential properties are outside of Shepherd Avenue's and Sunnyside Avenue's 70 A-weighted dB (dBA) community noise equivalent level (CNEL) contours. Residences along the first row of Sunnyside will experience levels up to 69.9 dBA CNEL at the property line. Residences along Shepherd Avenue will be exposed to levels up to 69.1 dBA CNEL at the property line. These are within the normally compatible levels for residential uses, but above the exterior 65 dBA CNEL standard as outlined in Table ES-1 of the 2014 General Plan. To meet the exterior residential standards of 65 dBA CNEL, the unshielded residential private yards within 100 ft of the centerline of Shepherd Avenue and Sunnyside Avenue must be shielded by 6-foot sound walls.

The Project's proposed residential properties are outside of Shepherd Avenue's and Sunnyside Avenue's 70 dBA CNEL contours. Residences along the first row of Sunnyside will experience levels up to 69.9 dBA CNEL at the property line. Residences along Shepherd Avenue will be exposed to levels up to 69.1 dBA CNEL at the property line.

These are within the normally compatible levels for residential uses, but above the exterior 65 dBA CNEL standard as outlined in Table ES-1 of the 2014 General Plan. To 76 AGENDA ITEM NO. 6.

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meet the exterior residential standards, the unshielded residential private yards within 100 ft of the centerline of Shepherd Avenue and Sunnyside Avenue must be shielded by 6-foot sound walls as required by Mitigation Measure 3.11-1. The noise calculations show that along Shepherd Avenue a 6’ soundwall placed at 70 feet from the centerline (along all unshielded residential private yards within 100 ft of the centerline of Sunnyside and Shepherd Avenues) would result in noise attenuation from 69.1 dBA CNEL down to a range of 62.7 to 63.1 dBA CNEL depending on the precise location along Shepherd Avenue. This range is below the 65 dBA CNEL noise standards with the 6’ soundwall installed along all unshielded residential private yards within 100 ft of the centerline of Sunnyside and Shepherd Avenues.

The noise calculations also show that along Sunnyside Avenue a 6’ soundwall placed at 47 feet from the centerline (along all unshielded residential private yards within 100 ft of the centerline of Sunnyside and Shepherd Avenues) would result in noise attenuation from 69.9 dBA CNEL down to a range of 63.7 dBA CNEL. This is below the 65 dBA CNEL noise standards with the 6’ soundwall installed along all unshielded residential private yards within 100 ft of the centerline of Sunnyside and Shepherd Avenues. Furthermore, as required by Mitigation Measure 3.11-2, any unshielded residential glass facades within 100 ft of the centerline of Shepherd Avenue or Sunnyside Avenue directly facing the subject roadway must have an STC rating of 30 or more. This includes any 2nd-floor windows which would not be shielded by the 6-foot sound walls. Implementation of the following mitigation measures will ensure that these potential impacts are reduced to a less than significant level.

In accordance with Public Resources Code, § 21081, Mitigation Measures 3.11-1 and

3.11-2 are appropriate changes or alterations that have been required in, or incorporated into, the Project which avoid or substantially lessen the significant environmental effect as identified in the EIR. Based upon the EIR and the entire record before this City Council, this City Council finds that the potential to generate a substantial temporary or permanent increase in ambient noise levels in the vicinity of the Project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies during operation will be mitigated to a less than significant level.

2. IMPACT 3.11-2: CONSTRUCTION NOISE - THE PROPOSED PROJECT HAS THE POTENTIAL TO

GENERATE A SUBSTANTIAL TEMPORARY OR PERMANENT INCREASE IN AMBIENT NOISE LEVELS

IN THE VICINITY OF THE PROJECT IN EXCESS OF STANDARDS ESTABLISHED IN THE LOCAL GENERAL PLAN OR NOISE ORDINANCE, OR APPLICABLE STANDARDS OF OTHER AGENCIES. (a) Potential Impact. The potential to generate a substantial temporary or permanent increase in ambient noise levels in the vicinity of the Project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies during construction is discussed on pages 3.11-19 and 3.11-20 of the Draft EIR. 77 AGENDA ITEM NO. 6.

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(b) Mitigation Measures. The following mitigation measures are hereby adopted and will be implemented as provided by the Mitigation Monitoring Program: Mitigation Measures 3.11-3 and 3.11-4.
(c) Findings. During the construction of the Project, including roads, water, sewer lines, and related infrastructure, noise from construction activities would add to the noise environment in the Project vicinity. Construction noise is considered a short-term impact and would be considered significant if construction activities are taken outside the allowable times as described in the City of Clovis Municipal Code Section 5.27.604.

Construction is anticipated to occur during the permissible hours according to the City's Municipal Code. Construction noise will have a temporary or periodic increase in the ambient noise level above the existing within the Project vicinity. Typical operating cycles for these types of construction equipment may involve one or two minutes of full-power operation followed by three to four minutes at lower power settings. Noise levels will be the loudest during the grading phase. The modeling assumes construction equipment as close as 25 feet from the adjacent residences and an average of 550 feet away from the adjacent residences. Unmitigated noise levels at 550 feet have the potential to reach 60 dBA Leq and 92 dBA Lmax at the nearest sensitive receptors during grading. Noise levels for the other construction phases would be lower, approximately from 46 to 59 dBA Leq and 86 to 93 dBA Lmax. This would be a 13 dB Leq daytime increase in the ambient noise level at the residents along Perrin Rd., Purdue Ave., and East Lexington Ave.

Furthermore, noise reduction policies within the General Plan and standards within the Municipal Code are provided to further reduce construction noise. Mitigation Measure

3.11-3 embodies a preexisting legal requirement from City of Clovis Municipal Code Section 5.27.604 that ensures that construction activities are performed within specific hours. Mitigation Measure 3.11-4 provides specific requirements for attenuating noise during construction. With implementation of the Mitigation Measure 3.11-3 and 3.11- 4, the potential impacts are reduced to a less than significant level.

In accordance with Public Resources Code, § 21081, Mitigation Measures 3.11-3 and

3.11-4 are appropriate changes or alterations that have been required in, or incorporated into, the Project which avoid or substantially lessen the significant environmental effect as identified in the EIR. Based upon the EIR and the entire record before this City Council, this City Council finds that the potential to generate a substantial temporary or permanent increase in ambient noise levels in the vicinity of the Project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies during construction will be mitigated to a less than significant level.
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V. FINDINGS AND RECOMMENDATIONS REGARDING THOSE IMPACTS

WHICH ARE LESS THAN SIGNIFICANT OR LESS THAN

CUMULATIVELY CONSIDERABLE
Specific impacts within the following categories of environmental effects were found to be less than significant as set forth in more detail in the Draft EIR.

Aesthetics and Visual Resources: The following specific impacts were found to be less than significant: 3.1-1, 3.1-2, and 3.1-3.

Agricultural Resources: The following specific impacts were found to be less than significant: 3.2-1, 3.2-2, and 3.2-3.

Air Quality: The following specific impacts were found to be less than significant: 3.3-1, 3.3- 2, 3.3-3, 3.3-4, and 3.3-5.

Biological Resources: The following specific impacts were found to be less than significant:

3.4-1, 3.4-2, 3.4-5, 3.4-6, 3.4-7, 3.4-8, 3.4-9, and 3.4-10.

Geology and Soils: The following specific impacts were found to be less than significant: 3.6- 1, 3.6-2, 3.6-3, 3.6-4, 3.6-5, and 3.6-7.

Greenhouse Gases, Climate Change, and Energy: The following specific impacts were found to be less than significant: 3.7-1 and 3.7-2.

Hazards and Hazardous Materials: The following specific impacts were found to be less than significant: 3.8-2, 3.8-3, 3.8-4, 3.8-5, and 3.8-6.

Hydrology and Water Quality: The following specific impacts were found to be less than significant: 3.9-1, 3.9-2, 3.9-3, 3.9-4, 3.9-5, and 3.9-6.

Land Use and Population: The following specific impacts were found to be less than significant: 3.10-1, 3.10-2, 3.10-3, and 3.10-4.

Noise: The following specific impacts were found to be less than significant: 3.11-3, 3.11-4, and 3.11-5.

Public Services and Recreation: The following specific impacts were found to be less than significant: 3.12-1, 3.12-2, 3.12-3, 3.12-4, 3.12-5, and 3.12-6.

Transportation and Circulation: The following specific impacts were found to be less than significant: 3.13-2 and 3.13-3.

Utilities: The following specific impacts were found to be less than significant: 3.14-1, 3.14- 2, 3.14-3, 3.14-4, 3.14-5, and 3.14-6, 3-14.7.
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The Project was found to have a less than cumulatively considerable contribution to specific impacts within the following categories of environmental effects as set forth in more detail in the Draft EIR.

Aesthetics and Visual Resources: The following specific impact was found to be less than cumulatively considerable: 4.1, 4.2, and 4.3.

Agricultural Resources: The following specific impact was found to be less than cumulatively considerable: 4.4.

Air Quality: The following specific impact was found to be less than cumulatively considerable 4.5.

Biological Resources: The following specific impact was found to be less than cumulatively considerable: 4.6.

Cultural and Tribal Resources: The following specific impact was found to be less than cumulatively considerable: 4.7.

Geology and Soils: The following specific impact was found to be less than cumulatively considerable: 4.8.

Greenhouse Gases, Climate Change, and Energy: The following specific impact was found to be less than cumulatively considerable: 4.9 and 4.10.

Hazards and Hazardous Materials: The following specific impact was found to be less than cumulatively considerable: 4.11.

Hydrology and Water Quality: The following specific impacts were found to be less than cumulatively considerable: 4.12, 4.13, 4.14, and 4.15.

Land Use and Population: The following specific impact was found to be less than cumulatively considerable: 4.16 and 4.17.

Noise: The following specific impact was found to be less than cumulatively considerable:

4.18. Public Services and Recreation: The following specific impact was found to be less than cumulatively considerable: 4.19.

Transportation and Circulation: The following specific impact was found to be less than cumulatively considerable: 4.21.

Utilities: The following specific impacts were found to be less than cumulatively considerable: 4.22, 4.23, 4.24, 4.25, and 4.26.

The above impacts are less than significant or less than cumulatively considerable for one of the following reasons:
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• The EIR determined that the impact is less than significant for the Project; • The EIR determined that the Project would have a less than cumulatively considerable contribution to the cumulative impact; or
• The EIR determined that the impact is beneficial (would be reduced) for the Project.

VI. PROJECT ALTERNATIVES
A. IDENTIFICATION OF PROJECT OBJECTIVES
An EIR is required to identify a range of reasonable alternatives to the project. The “range of potential alternatives to the project shall include those that could feasibly accomplish most of the basic purposes of the project and could avoid or substantially lessen one of more of the significant effects.” (CEQA Guidelines Section 15126.6(c).) “Among the factors that may be taken into account when addressing the feasibility of alternatives are site suitability, economic viability, availability of infrastructure, general plan consistency, other plans or regulatory limitations, jurisdictional boundaries (projects with a regionally significant impact should consider the regional context), and whether the proponent can reasonably acquire, control or otherwise have access to the alternative site (or the site is already owned by the proponent).” (CEQA Guidelines Section 15126.6(f)(1).) The project objectives include a collection of goals and objectives, which clearly define the purpose of the Project. In developing the project objectives, it is notable that the City considered the Legislature’s repeated determinations in recent years that California is facing a statewide housing crisis, and it is clearly within a city’s exercise of its legislative discretion to facilitate the construction of new housing, which is defined by the Project Description after thorough evaluation of the development potential. Government Code section 65889.5, subdivision (a)(1)(A), states that “[t]he lack of housing, including emergency shelters, is a critical problem that threatens the economic, environmental, and social quality of life in California.” Subdivision (a)(1)(D) of that section adds that “[m]any local governments do not give adequate attention to the economic, environmental, and social costs of decisions that result in disapproval of housing development projects, reduction in density of housing projects, and excessive standards for housing development projects.” The principal Project objective is the expansion of the City’s SOI to include the Project site, and the annexation/reorganization, approval and subsequent development of the Development Area.

The City has established five additional project goals and objectives of the proposed development that more fully inform the Project purpose. These goals and objectives are as follows:
• Provide residential housing opportunities that are visually attractive and accommodate the future housing demand in Clovis, consistent with policies stated in A Landscape of Choice to modestly increase urban density.
• Establish a mixture of housing types, sizes and densities that collectively provide for local and regional housing demand, consistent with City requirements as stated in the latest Regional Housing Needs Analysis (RHNA).
• Provide infrastructure that meets City standards and is integrated with existing and planned facilities and connections.
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• Establish a logical phasing plan designed to ensure that each phase of development would include necessary public improvements required to meet City standards. • Expand the City’s Sphere of Influence in order to establish a logical and orderly boundary that promotes the efficient extension of municipal services.

The Project goals and objectives, presented above, were developed by the City in response to the Legislature’s repeated determinations in recent years that California is facing a statewide housing crisis, and the City’s desire to facilitate the construction of new housing in the face of the housing crisis. The City staff has responded with adequate attention to the economic, environmental, and social costs of reduced housing density by establishing a quantified target density that provided the City with significant flexibility to evaluate different scenarios for residential projects on the Project site.

B. ALTERNATIVES ANALYSIS IN EIR
The alternatives analysis provides a summary of the relative impact levels of significance associated with each alternative for each of the environmental issue areas analyzed in the Draft EIR. The environmental analysis for each of the alternatives is included in Chapter 5.0.

1. NO PROJECT (NO BUILD) ALTERNATIVE:

The No Project (No Build) Alternative is discussed on pages 5.0-3, and 5.0-4 through 5.0-21 of the Draft EIR. Under the No Project (No Build) Alternative development of the Project site would not occur, and the Project site would remain in its current existing condition. It is noted that the No Project (No Build) Alternative would fail to meet the Project objectives.

Findings: Environmental benefits of this alternative over the proposed Project include the reduction of impacts to Aesthetics and Visual Resources, Agricultural Resources, Air Quality, Biological Resources, Cultural and Tribal Resources, Geology and Soils, Greenhouse Gases, Climate Change and Energy, Hazards and Hazardous Materials, Hydrology and Water Quality, Land Use and Population, Noise, Public Services and Recreation, Transportation and Circulation, and Utilities.

While the City recognizes the environmental benefits of the No Project (No Build) Alternative, this alternative would not achieve any of the Project objectives. Specifically, this alternative would not: provide residential housing opportunities that are visually attractive and accommodate the future housing demand in Clovis, consistent with policies stated in A Landscape of Choice to modestly increase urban density; establish a mixture of housing types, sizes and densities that collectively provide for local and regional housing demand, consistent with City Requirements as stated in the latest Regional Housing Needs Analysis (RHNA); provide infrastructure that meets City standards and is integrated with existing and planned facilities and connections; establish a logical phasing plan designed to ensure that each phase of development would include necessary public improvements required to meet City standards; or expand the City’s Sphere of Influence in order to establish a logical and orderly boundary that promotes the efficient extension of municipal services. 82 AGENDA ITEM NO. 6.

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Senate Bill 330 was enacted in 2019 and is known as the “Housing Crisis Act of 2019.” In passing SB 330, the Legislature declared “a statewide housing emergency, to be in effect until January 1, 2025.” (Stats. 2019, ch. 654, § 2(b).) By increasing the housing supply in the City, the Project would help to ameliorate some of the conditions described by the Legislature.

The No Project would represent an undesirable policy outcome that fails to meet what the City considers to be key project objectives. The alternative is therefore infeasible.

Stated another way, specific economic, legal, social, technological, or other considerations make infeasible the No Project Alternative identified in the Revised Final EIR.

For all of these foregoing reasons and any one of them individually, this alternative is determined to be infeasible and rejected.

2. INCREASED DENSITY MIXED USE ALTERNATIVE:

The Increased Density Mixed Use Alternative is discussed on pages 5.0-3, and 5.0-21 through 5.0- 38 of the Draft EIR. Under the Increased Density Mixed Use Alternative, the proposed Project would be developed at a higher density for the residential uses and would also include a mixed-use component to the alternative. Approximately 80 percent of the Development Area (62 acres) would be developed with 605 residential units (9.75 du/ac). This would still fall under the Medium-High Density (MH) 7.1–15.0 du/ac land use category. The remaining 15 acres of the Development Area would be developed with a mix of commercial and higher density residential. The mixed-use area would have 10 acres for High Density (H) 15.1–25.0 du/ac. The alternative assumes 195 apartments constructed at a density of 19.5 du/ac. There would also be 5 acres of Neighborhood Commercial (NC) (Max FAR 0.50). This area would be developed as a neighborhood-scale shopping facility. The FAR would allow for 108,000 square feet of commercial. It is anticipated that the commercial would include an anchor store such as a small supermarket with a wide range of ancillary uses including banks, restaurants, service businesses, and other related activities are generally found in these planned commercial centers.

Findings: This alternative would not reduce any impacts compared to the Project. Impacts related to Aesthetics and Visual Resources, Agricultural Resources, Biological Resources, Cultural and Tribal Resources, Geology and Soils, Hazards and Hazardous Materials, and Hydrology and Water Quality would be equal to the Project. The remaining resources areas (Air Quality, Greenhouse Gases, Climate Change, and Energy, Land Use and Population, Noise, Public Services and Recreation, Transportation and Circulation, and Utilities) would have greater impacts to the Project.

The alternative is not environmentally superior to the Project with respect to any category of environmental impact for which the Project has significant unavoidable effects, and the alternative would not substantially lessen or avoid any of the significant unavoidable effects of the Project. (See also DEIR, p. 5.0-73 [Table 5.0-1: Comparison of Alternative Project Impacts to the Proposed Project.)
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Reducing the physical area to construct the same number of dwelling units would require increasing the building height to accommodate the necessary square footage for a dwelling unit. The remaining area would also have development, but of a different use. This increased massing at the Project’s locations is not as compatible with the adjoining neighborhoods of existing one- and two-story single-family homes.

Historically, the City Council generally prefers the greater number of one- and two-story homes that will be built under the Project as compared with this alternative which may require three story homes. Public comments have shown a preference for one story housing over multi-story housing. Under the circumstances, this one alternative is less compatible with existing City development patterns and adjacent neighborhoods.

Additionally, there is not a proven market demand for the increased density at this site.

The higher density housing would be more aligned with metropolitan urban centers, but not as much in suburban areas. The site is located within an area of the City which consists of traditional one- and two-story single-family homes. In this particular location, meeting market demand is strongly associated with compatibility with the scale of the existing residential neighborhoods. The lower density housing is more compatible with the market and the neighborhood, whereas an higher density with taller residential buildings would not be as compatible.

Moreover, in the absence of any need under CEQA to decrease the proposed development footprint of the Project by opting instead to approve this alternative, the City is inclined to give weight to the Project applicants’ professional judgment regarding the housing mix to propose on the subject properties. The Project applicants have not sought approval of this alternative. Rather, the applicants proposed a mix of housing units in a configuration that reflected the professional judgment of their planners, architects, engineers, consultants, attorneys, and other development experts. The City sees no reason to impose on the applicants a development mix and configuration at odds with what they proposed, particularly when such a configuration is not necessary in order to reduce the severity of any of the significant unavoidable impacts of the Project. A local agency decision-making body “may approve a developer’s choice of a project once its significant adverse environmental effects have been reduced to an acceptable level that is, all avoidable significant damage to the environment has been eliminated and that which remains is otherwise acceptable.” (Laurel Hills v. City Council (1978), 83 Cal.App.3d 515, 521.)
For all of these foregoing reasons and any one of them individually, this alternative is determined to be infeasible and rejected.

3. REDUCED DENSITY ALTERNATIVE:

The Reduced Density Alternative is discussed on pages 5.0-3, and 5.0-38 through 5.0-55 of the Draft EIR. Under the Reduced Density Alternative, the proposed Project would have a reduced density in the Development Area that would fall under the Very Low Density (VL) 0.6–2.0 du/ac land use. The alternative assumes 150 residential units at approximately 2 du/ac. This use is described as large lot 84 AGENDA ITEM NO. 6.

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single-family residences and appurtenant structures within an identifiable residential neighborhood.

This alternative would include neighborhood parks and all the infrastructure necessary to connect to City services.

Findings: Environmental benefits of this alternative over the proposed Project include the reduction or slight reduction of impacts Air Quality, Greenhouse Gases, Climate Change and Energy, Land Use and Population, Noise, Public Services and Recreation, Transportation and Circulation, and Utilities. The remaining resources areas (Aesthetics and Visual Resources, Agricultural Resources, Biological Resources, Cultural and Tribal Resources, Geology and Soils, Hazardous and Hazardous Materials, and Hydrology and Water Quality) would have equal or similar impacts to the Project.

The alternative is less desirable than the Project and does not provide the same level of benefits as the proposed Project. While the City recognizes the environmental benefits of this alternative, this alternative would not achieve all of the Project objectives. The following two project objectives are not fully met:
• Provide residential housing opportunities that are visually attractive and accommodate the future housing demand in Clovis, consistent with policies stated in A Landscape of Choice to modestly increase urban density. • Establish a mixture of housing types, sizes and densities that collectively provide for local and regional housing demand, consistent with City Requirements as stated in the latest Regional Housing Needs Analysis (RHNA).

The Reduced Density Alternative would provide housing (150 units), but it would be 455 units less then what is proposed. The first objective listed above references “A Landscape of Choice” which is a regional document that provides direction for the region to utilize urban land as efficiently as possible while providing an adequate supply of a broad range of housing types and densities to meet market demand. One of the guiding principles recommends measures to facilitate and encourage compact growth to all urban land uses including commercial, industrial and institutional uses. The Reduced Density Alternative is not consistent with this guidance for the region.

The second objective listed above references establishing a mix of housing to provide for local and regional housing demand, and consistent with the City requirements in the latest Regional Housing Needs Analysis (RHNA). In light of the Legislature’s repeated determinations in recent years that California is facing a statewide housing crisis, State has provided the City with good reason to exercise its legislative discretion to facilitate the construction of new housing. Government Code section 65889.5, subdivision (a)(1)(A), states that “[t]he lack of housing, including emergency shelters, is a critical problem that threatens the economic, environmental, and social quality of life in California.” Subdivision (a)(1)(D) of that section adds that “[m]any local governments do not give adequate attention to the economic, environmental, and social costs of decisions that result in disapproval of housing development projects, reduction in 85 AGENDA ITEM NO. 6.

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density of housing projects, and excessive standards for housing development projects.” The Reduced Density Alternative would result in 455 fewer units then the proposed Project, which is not consistent with Legislature’s guidance for solving California statewide housing crisis.

This alternative would also reduce the property tax revenue compared to the Project.

For all of these foregoing reasons and any one of them individually, this alternative is determined to be infeasible and rejected.

4. REDUCED SPHERE OF INFLUENCE ALTERNATIVE:

The Reduced Sphere of Influence Alternative is discussed on pages 5.0-3, and 5.0-55 through 5.0- 72 of the Draft EIR. Under the Reduced Sphere of Influence Alternative, the proposed Project would only expand the Sphere of Influence and annex the Developed Area and would exclude the 78-acre Sphere of Influence (SOI) expansion to the north and east of the Development Area. Physically, there is little difference between the proposed Project and this alternative. It is noted, however, that the reduction in the SOI would eliminate that possibility of the Non-Development Area connecting to City services at some point in the future, if desired by those residents.

Findings: All environmental topics would have equal impacts compared to the Project.

On balance, the alternative is less desirable than the Project and does not provide benefits to the community when compared to the proposed Project. This alternative would not achieve all of the Project objectives. For example, the Reduced Sphere of Influence Alternative would not meet the fifth Project objective because it would not expand the SOI to the north and east of the Development Area in alignment with the long-term growth plans for the City of Clovis. Also, the expansion of the SOI is intended to provide a future possibility for the Non-Development Area to connect to City services at some point in the future, if desired by those residents, however, that possibility would be eliminated under this alternative.

For all of these foregoing reasons and any one of them individually, this alternative is determined to be infeasible and rejected.

5. ENVIRONMENTALLY SUPERIOR ALTERNATIVE:

CEQA requires that an environmentally superior alternative be identified among the alternatives that are analyzed in the EIR. If the No Project Alternative is the environmentally superior alternative, an EIR must also identify an environmentally superior alternative among the other alternatives (CEQA Guidelines Section 15126.6(e)(2)). The environmentally superior alternative is that alternative with the least adverse environmental impacts when compared to the proposed project.

As shown on Table 5.0-1 of the Draft EIR (on page 5.0-73), a comparison of alternatives is presented.

The No Project (No Build) Alternative is the environmentally superior alternative. However, as required by CEQA, when the No Project (No Build) Alternative is the environmentally superior alternative, the environmentally superior alternative among the others must be identified. 86 AGENDA ITEM NO. 6.

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Therefore, the Reduced Density Alternative would be the environmentally superior alternative because all environmental issues would have reduced impacts compared to the proposed Project.

It is noted that the Reduced Density Alternative does not fully meet all of the Project objectives. The following two project objectives are not fully met:
• Provide residential housing opportunities that are visually attractive and accommodate the future housing demand in Clovis, consistent with policies stated in A Landscape of Choice to modestly increase urban density. • Establish a mixture of housing types, sizes and densities that collectively provide for local and regional housing demand, consistent with City Requirements as stated in the latest Regional Housing Needs Analysis (RHNA).

The Reduced Density Alternative would provide housing (150 units), but it would be 455 units less then what is proposed. The first objective listed above references “A Landscape of Choice” which is a regional document that provides direction for the region to utilize urban land as efficiently as possible while providing an adequate supply of a broad range of housing types and densities to meet market demand. One of the guiding principles recommends measures to facilitate and encourage compact growth to all urban land uses including commercial, industrial and institutional uses. The Reduced Density Alternative is not consistent with this guidance for the region.

The second objective listed above references establishing a mix of housing to provide for local and regional housing demand, and consistent with the City requirements in the latest Regional Housing Needs Analysis (RHNA). In light of the Legislature’s repeated determinations in recent years that California is facing a statewide housing crisis, State has provided the City with good reason to exercise its legislative discretion to facilitate the construction of new housing. Government Code section 65889.5, subdivision (a)(1)(A), states that “[t]he lack of housing, including emergency shelters, is a critical problem that threatens the economic, environmental, and social quality of life in California.” Subdivision (a)(1)(D) of that section adds that “[m]any local governments do not give adequate attention to the economic, environmental, and social costs of decisions that result in disapproval of housing development projects, reduction in density of housing projects, and excessive standards for housing development projects.” The Reduced Density Alternative would result in 455 fewer units then the proposed Project, which is not consistent with Legislature’s guidance for solving California statewide housing crisis.

For the reasons provided above, this alternative is determined to be infeasible and rejected.

VII. STATEMENTS OF OVERRIDING CONSIDERATIONS RELATED TO THE

SHEPHERD NORTH FINDINGS
As described in detail in Section III of these Findings, the following significant and unavoidable impacts could occur with implementation of the Project:
• Impact 3.13-1: Project development would result in VMT increases that are greater than 87 percent of Baseline conditions;
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• Impact 4.20: Under Cumulative conditions, Project development would result in VMT increases that are greater than 87 percent of Baseline conditions.

The following statements identify the reasons why, in the City Council's judgment, the benefits of the Project outweigh the significant and unavoidable effects. The substantial evidence supporting the enumerated benefits of the Project can be found in the preceding findings, in the Project itself, and in the record of proceedings as defined herein. Each of the overriding considerations set forth below constitutes a separate and independent ground for finding that the benefits of the Project outweigh its significant adverse environmental effects and is an overriding consideration warranting approval. Thus, if a court were to find that any particular benefit is not supported by substantial evidence, the City Council would rely on whatever benefit(s) that the court did find were supported by substantial evidence.

The City finds that the Project would have the following economic, social, technological, and environmental benefits:

1. Expansion of the City's Housing Stock. One objective of the Project references establishing a mix of housing to provide for local and regional housing demand, and consistent with the City requirements in the latest Regional Housing Needs Analysis (RHNA). In light of the Legislature’s repeated determinations in recent years that California is facing a statewide housing crisis, State has provided the City with good reason to exercise its legislative discretion to facilitate the construction of new housing. Government Code section 65889.5, subdivision (a)(1)(A), states that “[t]he lack of housing, including emergency shelters, is a critical problem that threatens the economic, environmental, and social quality of life in California.” Subdivision (a)(1)(D) of that section adds that “[m]any local governments do not give adequate attention to the economic, environmental, and social costs of decisions that result in disapproval of housing development projects, reduction in density of housing projects, and excessive standards for housing development projects.” The Project will provide housing resources to meet the demands of a growing population of the region, thereby helping to lessen upward pressure on housing costs. By adding new residential units in the City, the Project directly addresses the crisis, thereby furthering state housing policy while providing additional places for Clovis residents to live.

2. Consistency with A Landscape of Choice. One objective of Project references “A Landscape of Choice” which is a regional document that provides direction for the region to utilize urban land as efficiently as possible while providing an adequate supply of a broad range of housing types and densities to meet market demand. One of the guiding principles recommends measures to facilitate and encourage compact growth to all urban land uses including commercial, industrial and institutional uses. The Project is generally consistent with the guiding principles. The Project is located adjacent to existing uses, and in the context of surrounding uses would be considered infill because it would develop a mostly vacant property surrounded by existing and/or planned development. The Project is located on existing community streets and includes new public streets to serve the new residences. 88 AGENDA ITEM NO. 6.

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3. Create Employment Opportunities for Local Residents. The Project will have a positive impact on employment levels in the City by generating diversity in employment opportunities, including near-term construction, home sales, and materials sales jobs. In the longer-term, employment opportunities will include maintenance, contracting/renovation, landscaping, home resales, and other services. The Project population will also generate demand for local goods and services, increasing economic activity in the City. Consequently, it is reasonably expected that the City and its residents will enjoy the economic and social benefits from added employment opportunities and economic activity created by the Project.

4. Contribute to and Fund Needed Infrastructure Improvements. The Project consists of new development that will be required to contribute to needed infrastructure improvements by paying its fair share towards infrastructure improvements. The Project will also construct or contribute to funding other infrastructure improvements that will benefit additional development projects and City residents and visitors.

5. Increase Customer Base for Retail Activity. The Project will provide additional residents to the City who will have disposable income to support the City's retailers and increase retail activity.

6. Generate Economic Benefits from Taxes. The Project will provide increased property tax revenue to the City, local schools, and other agencies. Additionally, residents will purchase items that will generate additional sales tax revenue. These revenues will benefit the City and other local governmental agencies, and their residents and constituencies, by providing needed revenue for the provision of required services and amenities. Specific to the City of Clovis, these revenues will go to the City's General Fund, which is the primary source of funding for the construction, operation and maintenance of a number of essential City services, programs and facilities, including fire and police services, recreation programs, transit operations and administrative functions, among other things.

CONCLUSION
The City Council has balanced these benefits and considerations against the potentially significant unavoidable environmental effects of the Project and has concluded that the impacts are outweighed by these benefits, among others. After balancing environmental impacts against Project benefits, the City Council has concluded that the benefits the City will derive from the Project, as compared to existing and planned future conditions, outweigh the risks. The City Council believes the Project benefits outlined above override the significant and unavoidable environmental costs associated with the Project.

In sum, the City Council adopts the mitigation measures in the Revised FEIR, adopts the final Mitigation Monitoring and Reporting Plan, and approves the Project, after finding that any residual or remaining effects on the environment resulting from the Project, identified as significant and unavoidable in the preceding Findings of Fact, are acceptable due to the benefits set forth in the preceding Statement of Overriding Considerations.
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Attachment B
Mitigation Monitoring and Reporting Program
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ATTACHMENT 2
RESOLUTION 24-__

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CLOVIS APPROVING GENERAL PLAN AMENDMENT GPA2021-006 AMENDING THE CIRCULATION

ELEMENT TO ALLOW AN ACCESS POINT ON THE NORTH SIDE OF SHEPHERD AVENUE, BETWEEN N. SUNNYSIDE AND N. FOWLER AVENUES
WHEREAS, Great Bigland, LP., 7550 N. Palm Avenue, Suite 102, Fresno, CA 93711, has applied for a General Plan Amendment 2021-006; and
WHEREAS, the Applicant submitted an application for a general plan amendment (GPA 2021-006) to amend the Circulation Element of the 2014 Clovis General Plan to allow for placement of an access point on the north side of Shepherd Avenue, between N. Sunnyside and N. Fowler Avenues, in the County of Fresno, California; and WHEREAS, the proposed GPA 2021-006, was assessed under the provisions of the California Environmental Quality Act (CEQA) and the potential effects on the environment were considered by the Planning Commission, together with comments received and public comments, and the entire public record was reviewed; and WHEREAS, the City Council does certify the Revised Final Project Environmental Impact Report for the Shepherd North Project, inclusive of GPA 2021-006; Adopt the CEQA Findings of Fact and a Statement of Overriding Consideration; and Adopt a Mitigation Monitoring and Reporting Program; and
WHEREAS, a duly noticed hearing was held on March 18, 2024, at which time the City Council considered GPA 2021-006; and
WHEREAS, the Planning Commission’s recommendations were forwarded to the City Council for consideration; and
WHEREAS, a public notice was sent out to area residents within 800 feet of said property boundaries, including the Dry Creek Preserve Area, ten (10) days prior to said hearing; 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 City of Clovis Department of Planning and Development Services (“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.
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NOW, THEREFORE, BASED UPON THE ENTIRE RECORD OF THE PROCEEDINGS, THE CITY COUNCIL RESOLVES AND FINDS AS FOLLOWS:

1. The City Council hereby approves GPA 2021-006.

2. The Project satisfies the required findings for approval of a general plan amendment, as follows:
a) GPA 2021-006 is internally consistent with the goals, policies, and actions of the General Plan.
b) GPA 2021-006 would not be detrimental to the public interest, health, safety, convenience, or general welfare of the City.
c) There is a compelling reason for the amendment, as the proposal will provide a diversity in housing types and a quality residential environment for this area, adjacent to the Heritage Grove growth area.

3. The basis for the findings is detailed in the March 18, 2024, 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 March 18, 2024, by the following vote, to wit.

AYES:

NOES:

ABSENT:

ABSTAIN:

DATED: March 18, 2024
______________________________ ______________________________ Mayor City Clerk
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ATTACHMENT 3
RESOLUTION 24-__

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CLOVIS APPROVING GENERAL PLAN AMENDMENT GPA2021-005 AMENDING THE LAND USE ELEMENT FOR APPROXIMATELY 77 ACRES LOCATED AT THE NORTHEAST CORNER OF SHEPHERD AND N. SUNNYSIDE AVENUES
WHEREAS, Great Bigland, LP., 7550 N. Palm Avenue, Suite 102, Fresno, CA 93711, has applied for a General Plan Amendment 2021-005; and
WHEREAS, the Applicant submitted an application for a General Plan Amendment (GPA 2021-005) to amend the General Plan to re-designate land from the Rural Residential (1 DU/2 Ac) land use designation to the Medium-High Density Residential (7.1 to 15.0 DU/AC) land use designation to allow for the construction of 605 single-family homes within the Project site, in the County of Fresno, California; and
WHEREAS, the proposed GPA 2021-005, was assessed under the provisions of the California Environmental Quality Act (CEQA) and the potential effects on the environment were considered by the City Council, together with comments received and public comments, and the entire public record was reviewed; and
WHEREAS, the City Council does certify the Revised Final Project Environmental Impact Report for the Shepherd North Project, inclusive of GPA2021-005; Adopt the CEQA Findings of Fact and a Statement of Overriding Consideration; and Adopt a Mitigation Monitoring and Reporting Program; and
WHEREAS, a duly noticed hearing was held on March 18, 2024, at which time the City Council considered GPA 2021-005; and
WHEREAS, the Planning Commission’s recommendations were forwarded to the City Council for consideration; and
WHEREAS, a public notice was sent out to area residents within 800 feet of said property boundaries, including the Dry Creek Preserve Area, ten (10) days prior to said hearing; 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 City of Clovis Department of Planning and Development Services (“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.
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NOW, THEREFORE, BASED UPON THE ENTIRE RECORD OF THE PROCEEDINGS, THE CITY COUNCIL RESOLVES AND FINDS AS FOLLOWS:

1. The City Council hereby approves GPA 2021-005.

2. The Project satisfies the required findings for approval of a general plan amendment, as follows:
a) GPA 2021-005 is internally consistent with the goals, policies, and actions of the General Plan.
b) GPA 2021-005 would not be detrimental to the public interest, health, safety, convenience, or general welfare of the City.
c) There is a compelling reason for the amendment, as the proposal will provide a diversity in housing types and a quality residential environment for this area, adjacent to the Heritage Grove growth area.

3. The basis for the findings is detailed in the March 18, 2024, 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 March 18, 2024, by the following vote, to wit.

AYES:

NOES:

ABSENT:

ABSTAIN:

DATED: March 18, 2024
______________________________ ______________________________ Mayor City Clerk
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ATTACHMENT 4
ORDINANCE 24-___

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 9.080.020 OF THE CLOVIS MUNICIPAL CODE TO PREZONE APPROXIMATELY 77 ACRES FROM THE FRESNO COUNTY AL20 ZONE DISTRICT TO THE CLOVIS R-1-

PRD (SINGLE FAMILY PLANNED RESIDENTIAL DEVELOPMENT) ZONE DISTRICT FOR PROPERTY LOCATED AT THE NORTHEAST CORNER OF SHEPHERD AND N.

SUNNYSIDE AVENUES
LEGAL DESCRIPTION:

See Attachment A
WHEREAS, Great Bigland, LP., 7550 N. Palm Avenue, Suite 102, Fresno, CA 93711, has applied for a Prezone 2021-009; and
WHEREAS, the request is to prezone approximately 77 acres from the Fresno County AL20 Zone District to the Clovis R-1-PRD (Single Family Planned Residential Development) Zone District for property located at the northeast corner of Shepherd and N. Sunnyside Avenues (“Prezone”); and
WHEREAS, the Planning Commission held a duly noticed public hearing on November 16, 2023, 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 City Council deny Prezone R2021-009; 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 March 6, 2024, 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, the City Council held a duly noticed public hearing on March 18, 2024, to consider approval of Prezone R2021-009; and
WHEREAS, the City Council has had an opportunity to review and consider the entire Administrative Record relating to the Prezone, which is on file with the City of Clovis Department of Planning and Development Services, 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 105
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submitted with the request, and the verbal and written testimony and other evidence presented during the public hearing; and
WHEREAS, the City Council considered the CEQA analysis outlined in the staff report, which is incorporated by reference herein, and elsewhere in the Administrative Record which determines that the Prezone meets the requirements pursuant to CEQA Guidelines and recommends that the City Council certify the Revised Final Project Environmental Impact Report for the Shepherd North Project; adopt the CEQA Findings of Fact and a Statement of Overriding Consideration; and adopt a Mitigation Monitoring and Reporting Program; and WHEREAS, the Prezone is in keeping with the intent and purpose of the Zoning Ordinance; and
WHEREAS, after hearing evidence presented by City staff and other verbal and written testimony presented during the public hearing, and after making the following findings:

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

1. The proposed prezone is consistent with the goals, policies, and actions of the adopted General Plan.

2. The proposed prezone 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 does certify the Revised Final Project Environmental Impact Report for the Shepherd North Project; adopt the CEQA Findings of Fact and a Statement of Overriding Consideration; and adopt a Mitigation Monitoring and Reporting Program.

5. The basis and evidence for the findings are detailed in the March 18, 2024, staff report and staff presentation addressing the Project during the March 18, 2024, 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.

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 rezoning certain land in the City of Clovis, County of Fresno, State of California, to wit:
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LEGAL DESCRIPTION:

See the attached Attachment A.

From the Fresno County AL20 Zone District to the Clovis R-1-PRD (single family planned residential development) Zone District.

Section 2 This Ordinance shall go into effect and be in full force from and after thirty (30) days after its final passage and adoption.

APPROVED: March 18, 2024
______________________________ ______________________________ Mayor City Clerk
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The foregoing Ordinance was introduced and read at a regular meeting of the City Council held on March 18, 2024, and was adopted at a regular meeting of said Council held on Date Adopted, by the following vote, to wit:

AYES:

NOES:

ABSENT:

ABSTAIN:

DATED: Date Adopted
_______________________________
City Clerk
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ATTACHMENT A

LEGAL DESCRIPTION
Legal Description:
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ATTACHMENT 5
RESOLUTION 24-__

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CLOVIS APPROVING A VESTING TENTATIVE TRACT MAP FOR A 605-LOT SINGLE-FAMILY SUBDIVISION ON APPROXIMATELY 77 ACRES OF PROPERTY LOCATED AT THE NORTHEAST CORNER OF SHEPHERD AND N. SUNNYSIDE AVENUES SUBJECT TO THE CITY COUNCIL’S

APPROVAL OF AN ANNEXATION AND SPHERE OF INFLUENCE EXPANSION WHEREAS, Great Bigland, LP., 7550 N. Palm Avenue, Suite 102, Fresno, CA 93711, submitted an application for Vesting Tentative Tract Map 6205 for a 605-lot single-family subdivision (“Tract Map”) on approximately 77 acres of property located at the northeast corner of Shepherd and N. Sunnyside Avenues (“Property”); and
WHEREAS, the City published notice of the public hearing in the Fresno Business Journal on February 9, 2024, mailed public notices to property owners within 800 feet of the Property, including the Dry Creek Preserve Area, ten (10) days prior to said City Council hearing, and otherwise posted notice of the Public Hearing according to applicable law; and WHEREAS, Vesting Tentative Tract Map 6205, was filed on November 12, 2021, and was presented to the City Council for approval in accordance with the Subdivision Map Act of the Government of the State of California and Title 9, Chapter 2, of the Municipal Code and the City of Clovis; and
WHEREAS, the Planning Commission considered said map on November 16, 2023, denying said map; and
WHEREAS, a duly noticed hearing was held on March 18, 2024, at which time the City Council considered Vesting Tentative Tract Map 6205; and WHEREAS, the City Council has given careful consideration to this map on March 18, 2024, and considered the CEQA analysis outlined in the staff report and elsewhere in the Administrative Record which determines that the Tract Map meets the requirements pursuant to CEQA Guidelines and does certify the Revised Final Project Environmental Impact Report for the Shepherd North Project; adopt the CEQA Findings of Fact and a Statement of Overriding Considerations; and adopt a Mitigation Monitoring and Reporting Program; and WHEREAS, the City Council has reviewed and considered the entire Administrative Record relating to the Tract Map, which is on file with the City of Clovis Department of Planning and Development Services, and reviewed and considered those portions of the Administrative Record determined to be necessary to make an informed decision, including, but not 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, and the conditions of approval attached as Attachment B to this Resolution, which are incorporated herein by this reference.
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NOW, THEREFORE, BASED UPON THE ENTIRE RECORD OF THE PROCEEDINGS, THE CITY COUNCIL RESOLVES AND FINDS AS FOLLOWS:

1. The City Council hereby approves Vesting Tentative Tract Map 6205 as shown in Attachment A, subject to the City’s Council’s approval of a sphere of influence expansion and annexation, and 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. 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. 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.
h. 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. 110
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3. Without the conditions of approval (Attachment B of this resolution), the City Council could not make the findings necessary for approval of vesting tentative tract map TM6205 (attached and labeled Attachment A).

4. The basis for the findings is detailed in the March 18, 2024, 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 March 18, 2024, by the following vote, to wit.

AYES:

NOES:

ABSENT:

ABSTAIN:

DATED: March 18, 2024
______________________________ ______________________________ Mayor City Clerk
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Attachment B
Conditions of Approval - TM6205
Planning Division Comments
(George González, Senior Planner - (559) 324-2383)

1. 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.

2. 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.

3. Prezone 2021-009 approves an R-1-PRD (Planned Residential Development) Zone District for the Project site (Development Area). Density shall be consistent with the Medium-High Density Land Use Designation of the Clovis General Plan and not exceed 15.0 dwelling units per acre.

4. 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 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.

5. TM6205 is subject to the development standards of the R-1-PRD Zone District and Planned Development Standards and Guidelines.

6. The developer shall construct a neighborhood park with associated amenities, additional landscaping areas, open space areas, and community trails per Attachment 16 of this report.

7. The proposed project must also produce a comprehensive development of superior quality than which might otherwise occur from more traditional development on the site. This could include an enhanced entry point, an embellished block wall on both 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.

8. TM6205 is subject to the development standards of Planned Development Permit 2021- 004. Any development standards not expressed within PDP2021-004 shall be subject to the underlying Zone District R-1-PRD Standards and Guidelines. 116
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9. 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.

10.Maximum lot coverage for the Citrea lots/ homes of TM6205 is 60% unless specifically approved through a residential site plan review or variance.

11.Maximum lot coverage for the Elev8ions lots/ homes of TM6205 is 65% unless specifically approved through a residential site plan review or variance.

12.Maximum lot coverage for the Regent lots/ homes of TM6205 is 60% unless specifically approved through a residential site plan review or variance.

13.The developer shall construct a fence along the property line of adjacent rural residential properties that will not impact the existing and/or permitted animals.

14.The developer shall utilize thematic street lights along local and private streets within the development area that complement the Heritage Grove Design Guidelines and a model that will shield the light from up lighting.

15.The developer shall construct a minimum six-foot high solid masonry wall along the northern property line of Heirloom Avenue and the western property line of Private Street “F” frontage.

16.The developer shall construct a minimum six-foot high solid masonry wall along property lines adjacent to the Fordham Avenue frontage.

17.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.

18.Maximum building (main structure) height shall not exceed thirty-five (35) feet.

19.Setbacks for the Citrea lots/ homes of TM6205 shall be as follows:

Setbacks Front (Garage) Front (house) Garage Side Corner Street Sides Rear Plan 1334 (one-story) 18’ 10’ 5’ 5’ 5’
Plan 1482 (one-story) 18’ 10’ 5’ 5’ 5’
Plan 1612 (one-story) 18’ 10’ 5’ 5’ 5’
Plan 1782 (one-story) 18’ 10’ 5’ 5’ 5’
Plan 2741 (two-story) 18’ 10’ 5’ 5’ 5’
Lot Coverage: 60% Max
Maximum Height: 2-stories not to exceed 35 feet
Minimum Lot Size: 3,700 square feet
Minimum Parcel Width: 50 feet
Minimum Curved Parcel Width: 25 feet
Minimum Corner Parcel Width: 53 feet
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Minimum Parcel Depth: 74 feet
Reversed Corner Street Side Setback: 5 feet
Corner Street Side Fence Setback: 3 feet
Interior Side Yard Setback (opposite from garage): 3 feet Setback to Projections and/or Porch/ Patio: 9 feet
Garages: 20’x20’ interior dimension (2-car)

20.Setbacks for the Elev8ions lots/ homes of TM6205 shall be as follows:

Setbacks Front (Garage) Front (house) Garage Side Corner Street Sides Rear Plan 1212 (two-story) 5’ 5’ 5’ 3’ 4’
Plan 1390 (two-story) 5’ 5’ 5’ 3’ 4’
Plan 1648 (two-story) 5’ 5’ 5’ 3’ 4’
Plan 1660 (two-story) 5’ 5’ 5’ 3’ 4’
Lot Coverage: 65% Max
Maximum Height: 2-stories not to exceed 35 feet
Minimum Lot Size: 1,980 square feet
Minimum Parcel Width: 36 feet
Minimum Curved Parcel Width: 36 feet
Minimum Corner Parcel Width: 50 feet
Minimum Parcel Depth: 50 feet
Reversed Corner Street Side Setback: 3 feet
Corner Street Side Fence Setback: 3 feet
Interior Side Yard Setback (opposite from garage): 3 feet Setback to Projections and/or Porch/ Patio: 4 feet
Garages: 20’x20’ interior dimension (2-car)
10’x20’ interior dimension (1-car)

21.Setbacks for the Regent lots/ homes of TM6205 shall be as follows:

Setbacks Front (Garage) Front (house) Garage Side Corner Street Sides Rear Plan 1887 (one-story) 18’ 10’ 5’ 8’ 8’
Plan 2007 (one-story) 18’ 10’ 5’ 8’ 8’
Plan 2162 (one-story) 18’ 10’ 5’ 8’ 8’
Plan 2432 (two-story) 18’ 10’ 5’ 8’ 8’
Plan 3056 (two-story) 18’ 10’ 5’ 8’ 8’
Lot Coverage: 60% Max
Maximum Height: 2-stories not to exceed 35 feet
Minimum Lot Size: 4,500 square feet
Minimum Parcel Width: 50 feet
Minimum Curved Parcel Width: 25 feet
Minimum Corner Parcel Width: 53 feet
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Minimum Parcel Depth: 90 feet
Reversed Corner Street Side Setback: 8 feet
Corner Street Side Fence Setback: 3 feet
Interior Side Yard Setback (opposite from garage): 3 feet Setback to Projections and/or Porch/ Patio: 9 feet
Garages: 20’x20’ interior dimension (2-car)
20’x20’ minimum with 9’x15.5’ minimum
tandem (3-car)

22.Landscape plans shall be reviewed and approved separately by the landscape review committee for tree and landscape type and location.

23.Shepherd Avenue shall have a 30-foot landscape/pedestrian setback, with a 10-foot parkway, 12-foot trail, and 8-foot landscape buffer setback.

24.Sunnyside Avenue shall have a 20-foot landscape/pedestrian setback, with a 10-foot landscape, 6-foot walk, and 4-foot landscape buffer setback.

25.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.

26.The applicant shall relay all conditions of approval for Vesting Tentative Tract Map 6205 to all subsequent purchasers of individual lots, if applicable, and/or to subsequent purchasers of this entire tract map development.

27.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.

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

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

30.This Project requires the submittal and approval of a residential site plan review entitlement for lot-specific development standards within TM6205. Specific color and materials of the models, walls, amenities, landscaping, and fencing will be evaluated through the civil plans.

31.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.

32.The developer shall comply with all mitigation measures identified in the Mitigation Monitoring and Reporting Program prepared for the Project, included as Attachment 1B to the staff report.
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33.This vesting tentative tract map is approved per Attachment 5A of this report.

34.The developer shall construct a minimum six-foot high solid split face masonry wall along the Shepherd and N. Sunnyside Avenue frontages. The masonry wall along Shepherd Avenue shall incorporate tubular steel fencing with pedestrian gates. The masonry walls shall incorporate angled corners at entries, and columns at the corners and ends.

35.The developer shall install pedestrian bollard lighting along the community trail on Shepherd Avenue, consistent with TM6200 to the west. Bollard light spacing will be every 100 linear feet.

36.The developer shall provide trail furniture, including benches and trash receptacles, along Shepherd Avenue, Heirloom Avenue and Private Street “F.”

37.As a public amenity for the Project, the developer shall contribute a dollar amount totaling $150,000 to the City for utilization in future open space and/or park improvements.

38.As a private amenity for the Project, the developer shall contribute the construction of a recreational area within two gated communities, which includes a pool, restroom facility, outdoor shower, cabana/ pergola, and lawn chairs. Specific amenity details will be reviewed during the civil plan review process.

39.The developer shall incorporate the Corner Gateway at the northeast corner of Shepherd and N. Sunnyside Avenues to complement the Corner Gateway at the northwest corner of intersection.

40.A minimum 6-foot high wood fence shall be placed along the northern (near Perrin Road alignment) and eastern property lines. If one is existing, it shall be of a condition to the satisfactory of the Planning Division and in compliance with fence standards.

Police Department Conditions
(Sean O’Brien, Department Representative - 324-3468)

41.Construction work shall be limited to the hours set forth in the Clovis Municipal Code. (CMC § 5.18.15.)

42.It shall be the responsibility of the property owner to maintain the structures and adjoining fences to the project free of graffiti. All forms of graffiti shall be removed within 72 hours. (CMC §§ 5.18.02(r), 5.18.06 (b).)

43.Emergency phone numbers for responsible parties shall be kept current during the building phase of the project.

44.All construction materials shall be located within a secured area or monitored by security staff during non-construction hours.
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Fire Department Conditions
(Rick Fultz, Fire Department Representative – (559) 324-2214) Roads / Access

45.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. Developments of one- or two-family dwellings where the number of dwelling units exceeds 30 shall be provided with two separate and approved fire apparatus access roads. 2022 CMC 4.4 Section D107

46.Maximum Travel Distance to a Residence on Local Streets from an Expressway, Arterial, or Collector Street: In order to provide first due emergency response and effective response force (ERF), the Fire Department adopted response times include 4:00 minutes for travel. It takes approximately 3 minutes to drive 1.9 miles based on the average speeds of arterial and collector streets. It then takes an additional 1 minute to drive 2,000 feet on a local street based on reduced speed of 25mph. Once fire department apparatus has entered a local street from an arterial or a collector street, the maximum travel distance to a residence shall be 2,000 feet. This distance is based on travel times for apparatus covering a 2 ½ mile by 2 ½ mile area of the city which is the standard insurance service organization (ISO) individual station response area.

47.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). Clovis Fire Standard #1.1

48.Street Width for Single Family Residences: Minimum Access Road Width of 36 feet for Single Family Residences. Roads 36 feet or wider allow for Parking on both sides of street.

Access roads near fire department access gates shall be a minimum of 20’ in width and marked as fire lanes.

49.Streets with Median Islands: Streets with median islands shall comply with Clovis Fire Department Standard 1.1. Based on the street width, no trees will be allowed to be planted in the median island.

50.Fire Lane Marking Requirement for Single Family Residences: Based on the street width, fire lane markings will be required along the length of the street from the entry point off Shepherd until the street direction changes heading east. Fire lane markings will also be required on both sides of the median along the entire length of the street. The fire lanes shall be posted with signs and/or the curbs shall be painted red as per Clovis Fire Department Standard #1.1 and identified on site plan. Clovis Fire Standard #1.1 121
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51.Turning Radius: All access way roads constructed shall be designed with a minimum outside turning radius of forty-five feet (45’) Clovis Fire Standard #1.1

52.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.

53.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 or #1.3.

54.Security Gates: All security gates shall comply with Clovis Fire Department Gates Standard #1.5. Plans shall be submitted for review and permits issued by Fire Department prior to installation. Gates shall be inspected and tested for operation prior to any occupancy.

1. All vehicle gates for developments containing dwellings or as required by the Fire Chief shall be equipped with an approved “Class II” modulated light detection system capable of receiving a modulated frequency of 14.035 Hz. plus or minus 0.250 Hz. The detection system shall be installed according to the manufacturer’s specifications. The light detection shall be installed to operate from any angle of approach by Clovis Fire Department Emergency Vehicles. Multiple light detection sensors may be required to be installed to allow access from different angles of approach. All light sensors are required to be tested by Clovis Fire Department Emergency Vehicles for approval.

2. For separate entrance and exit gates when opened, gates shall provide a clear width of not less than 14 feet. A single gate providing entrance and exiting shall provide a clear width of not less than 20 feet.

Exception to Clovis Fire Department Gates Standard #1.5 specific to this project for the north gate only: Due to conflicts and concerns from homes owners of existing homes, this gate may be used for emergency ingress and egress only. The developer shall provide written documentation of monthly testing of the gate by a third party contractor to the Clovis Fire Department.

Water Systems

55.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. Clovis Fire Standard #1.4. The locations shown on the current tract meet Clovis Fire Department Standard #1.4. 122
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56.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.

General Plan: Circulation Element

57.Policy 1.5: Neighborhood connectivity. The transportation network shall provide multimodal access between neighborhoods and neighborhood-serving uses (educational, recreational, or neighborhood commercial uses). The proposed layout does not provide connectivity from Shepherd to any future development to the north.

58.Policy 1.6: 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. Both Sheet 3 and Sheet 4 have streets in excess of 600’.

59.Policy 1.8: Network completion. New development shall complete the extension of stub streets planned to connect to adjacent streets, where appropriate. Fordham should be constructed to extend to the north and provide access for through traffic.

Engineering / Utilities / Solid Waste Division Conditions (Sean Smith, Engineering Division Representative – 324-2363) (Paul Armendariz, Department Representative – 324-2649) Maps and Plans

60.The conditions of this tract map are written under the assumption that all dedications and improvements have been completed by the adjacent TM 6200 development, and that these dedications and improvements have been accepted by the City. Additional conditions shall be required at the discretion of the City Engineer if the improvements and dedications by TM 6200 have not been accepted by the City.

61.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.

62.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. 23-34 shall be paid with the first submittal of said plans. All 123
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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.

63.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).

64.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 "AS-BUILT" 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 to the City (1) digital copy in PDF format and two (2) bond copies.

65.The applicant shall comply with reporting requirements in accordance with Government Code 65940.1, which requires the City to, “request from a development proponent, upon issuance of a certificate of occupancy or the final inspection, whichever occurs last, the total amount of fees and exactions associated with the project for which the certificate was issued. The City shall post this information on its internet website, and update it at least twice per year.”
General Provisions

66.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 directly to the City through a separate escrow account at the time of recordation of the map.

67.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.

68.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.

69.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. 124
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70.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.

71.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.

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

73.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.

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

75.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.

76.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

77. 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. Shepherd Avenue – Along frontage, dedicate to provide right-of-way acquisition for 70' (existing 0' due to a change in the ultimate street centerline alignment) north of centerline and 60’ (existing varies) south of centerline, and improve with curb, gutter and sidewalk on both sides of the street, drive approaches, curb return ramps, street lights, fiber optic conduit, median island, median island landscaping and irrigation, landscape strip, 60' (30’ north + 30’ south) of permanent paving, and transitional paving as needed.
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b. Shepherd Avenue – For orderly development, between the eastern limit of the development and North Fowler Avenue, dedicate to provide right-of-way acquisition for 70' (existing varies) north of centerline and 60’ (existing varies) south of centerline, and improve with curb, gutter and sidewalk on both sides of the street, drive approaches, curb return ramps, street lights, fiber optic conduit, median island, median island landscaping and irrigation, landscape strip, 60' (30’ north + 30’ south) of permanent paving, and transitional paving as needed. c. North Sunnyside Avenue – Along frontage, dedicate to provide right-of-way acquisition for 47' (existing varies) east centerline, and improve with sidewalk, curb return ramps and landscape strip.
d. North Sunnyside Avenue Round-A-Bout – At Heirloom Avenue, dedicate and improve to Federal Highway Administration guidelines and approval of the City Engineer.
e. Heirloom Avenue –According to the approved Vesting Tentative Tract Map, dedicate to provide for 72’ to 85’ of right-of-way and improve with curb, gutter, sidewalk on the south side and pathway on the north side, drive approaches, curb return ramps, streetlights, landscaping and irrigation, permanent paving, and all transitional paving as needed.
f. North Fordham Avenue – Between Shepherd Avenue and Public Street "A” according to the approved Vesting Tentative Tract Map, dedicate to provide for 89’ of right-of-way and improve with curb, gutter, sidewalk on the east side and pathway on the west side, curb return ramps, streetlights, landscaping and irrigation, permanent paving, and all transitional paving as needed. g. Private Street “F” – Between Heirloom Avenue and Perrin Avenue, according to the approved Vesting Tentative Tract Map, dedicate to provide for 67.2’ of rightof-way and improve with curb, gutter, pathway on the east side, curb return ramps, streetlights, landscape strip, permanent paving, and all transitional paving as needed.
h. Gated Developments – Provide ample vehicle stacking area outside the travel lanes of the public street 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.
i. Public Interior Streets – Dedicate to provide for 50’ or 54’ of right-of-way in conformance with the City policy on street widths, and improve with curb, gutter, 5’ sidewalk adjacent to the curb, drive approaches, curb return ramps, streetlights, permanent paving, and all transitional paving as needed. 126
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j. Private Interior Streets – For two-way traffic with no parking on both sides, the minimum travel width shall be 25’ with a clear width of 30’. For two-way traffic with parking on one side, the minimum travel width shall be 32’. For two-way traffic with parking on both sides, the minimum travel width shall be 36’. k. Entry feature streets with median islands shall have a minimum of 22’ wide travel lanes in each direction with parking or without parking. l. 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.
m. The applicant shall relinquish all vehicular access for all lots backing or siding onto Shepherd and North Sunnyside Avenues.
n. Shepherd Avenue – At the proposed local street, construct a 200-foot eastbound dedicated left-turn pocket and a 100-foot westbound dedicated right-turn lane.

78. 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.

79. For new onsite ADA paths of travel that connect to the City sidewalk, the applicant shall replace enough sidewalk to provide a compliant landing with appropriate transitions to existing sidewalk grades.

80. The applicant shall remove and repair all damaged or broken concrete improvements.

The City Engineer may require the repair of additional improvements if they are damaged prior to occupancy.

81. The applicant shall not install any fences, temporary or permanent in public right-of-way.

82. 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.

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

84. 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.
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85. 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.

86. 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.

Sewer

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

88. 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. Shepherd Avenue – Install 15" main between North Sunnyside Avenue and North Fowler Avenue.
b. Shepherd Avenue – Install 16" force main between North Sunnyside Avenue and North Fowler Avenue.
c. Shepherd Avenue – Install 8" force main between North Sunnyside Avenue and North Fowler Avenue.
d. Interior Streets – Install 8" mains.

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

90. 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.

91. The City cannot guarantee at this time that sewer capacity will be available for this development when site construction occurs. The applicant, therefore, waives any claim or demand against the City for any delay in availability of sewer capacity for this subdivision.

92. Applicant acknowledges that sewage collection and treatment capacity for the area within which the proposed subdivision is located is extremely limited, and that capacity may not be available to provide service for the proposed subdivision at such time as applicant is ready to seek approval of a final map. Applicant acknowledges, understands, and agrees that if such sewage collection and treatment capacity is not available to serve the proposed subdivision, as determined in the sole and absolute discretion of the City of Clovis, the final map may not be approved. Notwithstanding the 128
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foregoing, applicant has freely and voluntarily chosen to proceed with the submittal and processing of the tentative map, intends to expend money, time and effort in connection therewith, and accepts the risks that the final map approval may be delayed until sufficient capacity is available as determined in the sole and absolute discretion of the City of Clovis. Applicant agrees to hold harmless and indemnify the City of Clovis from any and all claims, costs, expenses, and damages incurred or suffered by applicant, its principals, officers, employees, agents, or contractors, caused by, in connection with, or arising out of the unavailability of sewage collection or treatment capacity to serve the proposed subdivision, or the City’s refusal or failure to approve a final map for the proposed subdivision because of the unavailability of sewage collection or treatment.

Water

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

94. The applicant shall install water mains of the sizes and in the locations indicated below and provide an adequately looped and redundant water system prior to occupancy. The water 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. Shepherd Avenue – Relocate the 16” main so the centerline of the entire length between North Sunnyside Avenue and North Fowler Avenue is 33’ south of the street centerline.
b. North Sunnyside Avenue – Install 24" main along the PG&E substation frontage to Perrin Avenue.
c. Perrin Avenue – Install 24" main between North Sunnyside Avenue and North Marion Avenue.
d. Interior Streets – Install 8" mains.
e. Interior Private Streets – Install 8” mains.
f. Provide appropriately sized off-site water mains for a redundant water system as approved by the City Engineer.

95. 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.

96. 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.

97. 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 129
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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.

98. 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.

99. Applicant acknowledges that water distribution and treatment capacity for the area within which the proposed subdivision is located is extremely limited, and that distribution may not be available to provide service for the proposed subdivision at such time as applicant is ready to seek approval of a final map. Applicant acknowledges, understands, and agrees that if such water distribution and treatment capacity is not available to serve the proposed subdivision, as determined in the sole and absolute discretion of the City of Clovis, the final map may not be approved. Notwithstanding the foregoing, applicant has freely and voluntarily chosen to proceed with the submittal and processing of the tentative map, intends to expend money, time and effort in connection therewith, and accepts the risks that the final map approval may be delayed until sufficient distribution is available as determined in the sole and absolute discretion of the City of Clovis. Applicant agrees to hold harmless and indemnify the City of Clovis from any and all claims, costs, expenses, and damages incurred or suffered by applicant, its principals, officers, employees, agents, or contractors, caused by, in connection with, or arising out of the unavailability of water distribution or treatment capacity to serve the proposed subdivision, or the City’s refusal or failure to approve a final map for the proposed subdivision because of the unavailability of water distribution or treatment capacity.

Recycled Water
100. 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. Shepherd Avenue – Install 24” main between North Sunnyside Avenue and North Fowler Avenue.
b. Paseos, Trails, and Neighborhood Parks – Install mains as necessary to serve the paseos, trails, and the neighborhood parks.
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Grading and Drainage
101. 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.
102. Portions of the project appear to lie within a flood zone. The applicant shall comply with the requirements of the City’s Municipal Code.
103. 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.
104. 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. 105. 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.

Irrigation and Landscaping Facilities
106. 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 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 131
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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: landscape strips along North Sunnyside Avenue and Shepherd Avenue, and the median islands in Shepherd Avenue. The landscape strips around the planned unit developments in the interior streets may be maintained by a perpetual maintenance covenant.
107. 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 $524.53, 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, round-a-bouts, special streetlights, 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 street lights, 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.
108. The applicant shall comply with the City of Clovis Water Efficient Landscape Requirements Ordinance.
109. All existing agricultural irrigation systems either on-site or in public right of way, 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 provide waivers 132
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from all users in order to abandon or modify any irrigation pipelines or for any service interruptions resulting from development activities.
110. 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.
111. 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
112. The applicant shall install streetlights per the attached street light exhibit. 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. Street light 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. 113. 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.
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114. A deferment, modification, or waiver of any engineering conditions shall require the express written approval of the City Engineer.
115. The conditions given herein are for the entire development. Additional requirements for individual phases may be necessary pending review by the City Engineer.

Fresno Metropolitan Flood Control District (FMFCD) Comments (Robert Villalobos, Department Representative – 559-456-3292) 116.The applicant shall refer to the attached FMFCD correspondence. If the list is not attached, please contact the Fresno Metropolitan Flood Control District for the requirements.

Fresno Irrigation District (FID) Conditions
(Laurence Kimura, Department Representative – 559-233-8227) 117.The applicant shall refer to the attached Fresno Irrigation District correspondence. If the list is not attached, please contact the FID for the list of requirements.

County of Fresno Health Department Conditions
(Kevin Tsuda, County of Fresno Health Department Representative – 600-3271) 118.The applicant shall refer to the attached Fresno County Health Department correspondence. If the list is not attached, please contact the Health Department for the list of requirements.

Caltrans
(Christopher Xiong, Caltrans Representative – 908-7064) 119.The applicant shall refer to the attached Caltrans correspondence. If the list is not attached, please contact the Caltrans for the list of requirements.

Clovis Unified School District
(Michael Johnston, CUSD Representative – 327-9000)
120.The applicant shall refer to the attached CUSD correspondence. If the list is not attached, please contact the CUSD for the list of requirements.

San Joaquin Valley Air Pollution Control District
(Carol Flores, SJVAPCD Representative – 230-5935)
121.The applicant shall refer to the attached SJVAPCD correspondence. If the list is not attached, please contact the SJVAPCD for the list of requirements. 134
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Administration Department Conditions
(John Holt, Department Representative – 324-2060)
122.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. 135
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ATTACHMENT 6
RESOLUTION 24-__

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CLOVIS APPROVING A PLANNED DEVELOPMENT PERMIT FOR VESTING TENTATIVE TRACT MAP 6205 LOCATED AT THE NORTHEAST CORNER OF SHEPHERD AND N. SUNNYSIDE

AVENUES
WHEREAS, Great Bigland, LP., 7550 N. Palm Avenue, Suite 102, Fresno, CA 93711, has applied for a Planned Development Permit (PDP 2021-004) to deviate from the R-1 Zone District development standards associated with Vesting Tentative Tract Map 6205 for a 605-lot single-family subdivision (“Project”) on approximately 77 acres of property located at the northeast corner of Shepherd and N. Sunnyside Avenues (“Property”); and WHEREAS, the proposed PDP 2021-004 is in keeping with the intent and purpose of the Zoning Ordinance; and
WHEREAS, the Planning Commission considered PDP 2021-004 on November 16, 2023, recommending denial of said PDP; and
WHEREAS, a duly noticed hearing was held on March 18, 2024, at which time the City Council considered PDP 2021-004; and
WHEREAS, the City published notice of the public hearing in the Fresno Business Journal on March 6, 2024, mailed public notices to property owners within 800 feet of the Property, including the Dry Creek Preserve Area, ten (10) days prior to said Planning Commission hearing, and otherwise posted notice of the Public Hearing according to applicable law; and WHEREAS, the City Council has given careful consideration to this Planned Development Permit on March 18, 2024, and considered the CEQA analysis outlined in the staff report and elsewhere in the Administrative Record which determines that the Project meets the requirements pursuant to CEQA Guidelines and does certify the Revised Final Project Environmental Impact Report for the Shepherd North Project; adopt the CEQA Findings of Fact and a Statement of Overriding Considerations; and adopt a Mitigation Monitoring and Reporting Program; and
WHEREAS, the City Council has reviewed and considered 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, and the conditions of approval attached as Attachment A to this Resolution, which are incorporated herein by this reference. 136
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NOW, THEREFORE, BASED UPON THE ENTIRE RECORD OF THE PROCEEDINGS, THE CITY COUNCIL RESOLVES AND FINDS AS FOLLOWS:

1. The City Council hereby approves Planned Development Permit 2021-004 (“PDP 2021-004”), subject to the conditions of approval set forth in Attachment A of 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 137
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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.

3. The City Council could not make the findings necessary for approval of PDP 2021-004 without the conditions of approval set forth in Attachment A to this Resolution.

4. The basis for the findings is detailed in the March 18, 2024, 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 March 18, 2024, by the following vote, to wit.

AYES:

NOES:

ABSENT:

ABSTAIN:

DATED: March 18, 2024
______________________________ ______________________________ Mayor City Clerk
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Attachment A
Conditions of Approval – PDP 2021-004
Planning Division Comments
(George González, Senior Planner - (559) 324-2383)

1. As part of the required public amenity for the Project, the developer shall contribute a dollar amount totaling $150,000 to the City for utilization in future open space and/or park improvements.

2. As a private amenity for the Project, the developer shall contribute the construction of a recreational area within two gated communities, which includes a pool, restroom facility, outdoor shower, cabana/ pergola, and lawn chairs. Specific amenity details will be reviewed during the civil plan review process.

3. The proposed project must also produce a comprehensive development of superior quality than which might otherwise occur from more traditional development on the site. This could include an enhanced entry point, an embellished block wall on both 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.

4. 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 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.

5. 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.

6. Maximum lot coverage for the Citrea lots/ homes of TM6205 is 60% unless specifically approved through a residential site plan review or variance.

7. Maximum lot coverage for the Elev8ions lots/ homes of TM6205 is 65% unless specifically approved through a residential site plan review or variance.

8. Maximum lot coverage for the Regent lots/ homes of TM6205 is 60% unless specifically approved through a residential site plan review or variance.

9. Maximum building (main structure) height shall not exceed thirty-five (35) feet. 139
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10.Planned Development Permit PDP 2021-004 standards for Citrea lots/ homes within TM6205 shall be as follows:

Setbacks Front (Garage) Front (house) Garage Side Corner Street Sides Rear Plan 1334 (one-story) 18’ 10’ 5’ 5’ 5’
Plan 1482 (one-story) 18’ 10’ 5’ 5’ 5’
Plan 1612 (one-story) 18’ 10’ 5’ 5’ 5’
Plan 1782 (one-story) 18’ 10’ 5’ 5’ 5’
Plan 2741 (two-story) 18’ 10’ 5’ 5’ 5’
Lot Coverage: 60% Max
Maximum Height: 2-stories not to exceed 35 feet
Minimum Lot Size: 3,700 square feet
Minimum Parcel Width: 50 feet
Minimum Curved Parcel Width: 25 feet
Minimum Corner Parcel Width: 53 feet
Minimum Parcel Depth: 74 feet
Reversed Corner Street Side Setback: 5 feet
Corner Street Side Fence Setback: 3 feet
Interior Side Yard Setback (opposite from garage): 3 feet Setback to Projections and/or Porch/ Patio: 9 feet
Garages: 20’x20’ interior dimension (2-car)

11.Planned Development Permit PDP2021-004 standards for Elev8ions lots/ homes within TM6205 shall be as follows:

Setbacks Front (Garage) Front (house) Garage Side Corner Street Sides Rear Plan 1212 (two-story) 5’ 5’ 5’ 3’ 4’
Plan 1390 (two-story) 5’ 5’ 5’ 3’ 4’
Plan 1648 (two-story) 5’ 5’ 5’ 3’ 4’
Plan 1660 (two-story) 5’ 5’ 5’ 3’ 4’
Lot Coverage: 65% Max
Maximum Height: 2-stories not to exceed 35 feet
Minimum Lot Size: 1,980 square feet
Minimum Parcel Width: 36 feet
Minimum Curved Parcel Width: 36 feet
Minimum Corner Parcel Width: 50 feet
Minimum Parcel Depth: 50 feet
Reversed Corner Street Side Setback: 3 feet
Corner Street Side Fence Setback: 3 feet
Interior Side Yard Setback (opposite from garage): 3 feet Setback to Projections and/or Porch/ Patio: 4 feet
Garages: 20’x20’ interior dimension (2-car)
10’x20’ interior dimension (1-car)
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12.Planned Development Permit PDP 2021-004 standards for Regent lots/ homes within TM6205 shall be as follows:

Setbacks Front (Garage) Front (house) Garage Side Corner Street Sides Rear Plan 1887 (one-story) 18’ 10’ 5’ 8’ 8’
Plan 2007 (one-story) 18’ 10’ 5’ 8’ 8’
Plan 2162 (one-story) 18’ 10’ 5’ 8’ 8’
Plan 2432 (two-story) 18’ 10’ 5’ 8’ 8’
Plan 3056 (two-story) 18’ 10’ 5’ 8’ 8’
Lot Coverage: 60% Max
Maximum Height: 2-stories not to exceed 35 feet
Minimum Lot Size: 4,500 square feet
Minimum Parcel Width: 50 feet
Minimum Curved Parcel Width: 25 feet
Minimum Corner Parcel Width: 53 feet
Minimum Parcel Depth: 90 feet
Reversed Corner Street Side Setback: 8 feet
Corner Street Side Fence Setback: 3 feet
Interior Side Yard Setback (opposite from garage): 3 feet Setback to Projections and/or Porch/ Patio: 9 feet
Garages: 20’x20’ interior dimension (2-car)
20’x20’ minimum with 9’x15.5’ minimum
tandem (3-car)

13.Landscape plans shall be reviewed and approved separately by the landscape review committee for tree and landscape type and location.

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.The developer shall construct a minimum six-foot high solid split face masonry wall along the Shepherd and N. Sunnyside Avenue frontages. The masonry wall along Shepherd Avenue shall incorporate tubular steel fencing with pedestrian gates. The masonry walls shall incorporate angled corners at entries, and columns at the corners and ends.

17.The developer shall construct a minimum six-foot high solid masonry wall along property lines adjacent to the Fordham Avenue frontage.

18.The developer shall construct a minimum six-foot high solid masonry wall along the northern property line of Heirloom Avenue and the western property line of Private Street “F” frontage.
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19.A minimum 6-foot high wood fence shall be placed along the northern (near Perrin Road alignment) and eastern property lines. If one is existing, it shall be of a condition to the satisfactory of the Planning Division and in compliance with fence standards.

20.The developer shall provide trail furniture, including benches and trash receptacles, along Shepherd Avenue, Fordham Avenue, Heirloom Avenue, and Private Street “F.”

21.The developer shall install pedestrian bollard lighting along the community trail on Shepherd Avenue, consistent with TM6200 to the west. Bollard light spacing will be every 100 linear feet.

22.The applicant shall provide an all-weather surface for the placement and storage of trash receptacles.

23.This Project requires the submittal and approval of a residential site plan review entitlement for lot-specific development standards. Specific color and materials of the models, walls, amenities, landscaping, and fencing will be evaluated through the civil plans. 142
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ATTACHMENT 7
RESOLUTION 24-__

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CLOVIS MAKING

APPLICATION TO THE FRESNO LOCAL AGENCY FORMATION COMMISSION AND REQUESTING THE COMMISSION TO TAKE PROCEEDINGS FOR THE SHEPHERDSUNNYSIDE NORTHEAST REORGANIZATION WHEREAS, the City of Clovis desires to initiate proceedings pursuant to the Cortese-KnoxHertzberg Local Government Reorganization Act of 2000, Division 3, commencing with Section 56000 of the California Government Code, for the reorganization; and WHEREAS, the specific changes of organization requested are annexation to the City of Clovis and detachment from the Fresno County Fire Protection District; and WHEREAS, the territory proposed to be reorganized is uninhabited, and on this day contains 0 voters, according to information received from the County Election Officer; and WHEREAS, a description of the boundaries of the territory is set forth in Attachment A attached hereto and by this reference incorporated herein; and WHEREAS, this proposal is consistent with the sphere of influence expansion request of the affected City as identified under the Fourth Amendment of the MOU; and WHEREAS, the proposal complies with the terms and standards of the tax sharing agreement between the City of Clovis and the County of Fresno; and WHEREAS, on March 18, 2024, the City Council certified the Revised Final Project Environmental Impact Report for the Shepherd North Project; adopted the CEQA Findings of Fact and a Statement of Overriding Considerations; and adopted a Mitigation Monitoring and Reporting Program for the annexation and development project of the property, which is the subject of the Shepherd-Sunnyside Northeast Reorganization; and WHEREAS, it is desired to provide that the proposed Shepherd-Sunnyside Northeast Reorganization be subject to the following terms and conditions:

1. The regular assessment roll shall be utilized.

2. Each new development will be required to demonstrate adequate water availability and, if necessary, will be required to drill and test a well, and to connect it to the city water system.

3. Each new development will be required to obtain sewage capacity from the trunk sewer specified by the City Engineer.
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4. The provisions of Article II, Annexation by City, as agreed between the City of Clovis and the County of Fresno pursuant to the June 6, 2017, Memorandum of Understanding, as amended from time to time, regarding tax sharing shall apply.

5. The applicants shall reimburse the City for any expense associated with the transition agreement for fire services with the Fresno County Fire Protection District that would apply to this proposal.

6. A "Right-to-Farm" covenant shall be recorded for each tract map or made a condition of each tract map.

7. Pursuant to Government Code Section 56663, the City shall consent to the annexation and waive its rights to a hearing.

8. Prior to approval, recordation or filing of an annexation, tentative map, final map, parcel map, or site plan (Project), 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 applicant and the property owner acknowledge and agree that if the Project was 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, parks 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.

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 in 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.

WHEREAS, the terms and conditions above are the sole responsibility of the City of Clovis to monitor and enforce. The Fresno Local Agency Formation Commission will not be required to enforce the aforesaid terms and conditions as a responsible agency; and WHEREAS, the reason for this proposed reorganization is to provide municipal services, local controls, and logical growth to the unincorporated area of the County that is remote from County services and undergoing urban development; and
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WHEREAS, this annexation proposal is consistent with the proposed City of Clovis’ general plan land use diagram designations; and
WHEREAS, the City Council has reviewed and approved the master service plan for the subject change of organization; and
NOW, THEREFORE, THE CITY COUNCIL RESOLVES AND FINDS AS FOLLOWS:

1. The annexation of property within the boundaries set forth in Attachment A is in compliance with the Standards of Annexation as identified in the Memorandum of Understanding between the City of Clovis and the County of Fresno, which is commonly referred to as the Tax Sharing Agreement.

2. This Resolution of Application is hereby adopted and approved by the City Council of the City of Clovis, and the Fresno Local Agency Formation Commission is hereby requested to take proceedings for the reorganization of the territory as described in Attachment A, according to the terms and conditions stated above and in the manner provided by the Cortese-Knox-Hertzberg Local Government Reorganization Act of 2000.
* * * * *
The foregoing resolution was introduced and adopted at a regular meeting of the City Council of the City of Clovis held on March 18, 2024, by the following vote, to wit.

AYES:

NOES:

ABSENT:

ABSTAIN:

DATED: March 18, 2024
______________________________ ______________________________ Mayor City Clerk
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ATTACHMENT A
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ATTACHMENT 8
RESOLUTION 24-__

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CLOVIS APPROVING THE FOURTH AMENDMENT TO THE 2017 AMENDED AND RESTATED MEMORANDUM OF

UNDERSTANDING BETWEEN THE COUNTY OF FRESNO AND CITY OF CLOVIS

REGARDING A SPHERE OF INFLUENCE EXPANSION AND STANDARDS OF

ANNEXATION
WHEREAS, In November 2021, the Clovis City Council approved a request by Wilson Premier Homes to revise the previously approved SOI boundary from approximately 1,050 acres to 155 acres of land. The City Council authorized staff to proceed with the amendment to the City’s SOI expansion to add approximately 155 acres and to prepare and submit a LAFCo application for the SOI expansion. Additionally, the City Council authorized staff to execute a consultant agreement for the preparation of an Environmental Impact Report (EIR) associated with the Shepherd North Project (TM6205); and
WHEREAS, A Fourth Amendment to the 2017 Amended and Restated Memorandum of Understanding between the County of Fresno and City of Clovis is necessary to facilitate the proposed sphere of influence expansion and the annexation of the Shepherd-Sunnyside Northeast Reorganization to the City of Clovis, as set forth in Attachment A; and WHEREAS, the City Council has reviewed and considered the staff report and all written materials submitted in connection with the application and hearing and considered the testimony presented during the public hearing (“Administrative Record”); and WHEREAS, this Council finds and determines that approval of said Fourth Amendment to the Memorandum of Understanding between the County of Fresno and City of Clovis should be conditioned on all conditions recommended by the City and County staff, as set forth in Attachment B.

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

1. A Fourth Amendment to the 2017 Amended and Restated Memorandum of Understanding between the County of Fresno and City of Clovis is necessary to facilitate the sphere of influence expansion and the annexation of the ShepherdSunnyside Northeast Reorganization to the City of Clovis, as set forth in Attachment A; and

2. The basis for the findings is detailed in the March 18, 2024, staff report, which is hereby incorporated by reference, the entire Administrative Record, as well as the evidence and comments presented during the Public Hearing; and

3. As part of the Shepherd-Sunnyside Northeast Reorganization boundaries, the annexation area will include the full public rights-of-way of Shepherd Avenue, along the project’s frontage; and
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4. The Fourth Amendment to the 2017 Amended and Restated Memorandum of Understanding between the County of Fresno and City of Clovis is hereby approved.
* * * * *
The foregoing resolution was introduced and adopted at a regular meeting of the City Council of the City of Clovis held on March 18, 2024, by the following vote, to wit.

AYES:

NOES:

ABSENT:

ABSTAIN:

DATED: March 18, 2024
______________________________ ______________________________ Mayor City Clerk
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ATTACHMENT A
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LOZANO SMITH
7404 N. Spalding Avenue Fresno, CA 93720-3370
Tel 559-431-5600 Fax 559-261-9366

FOURTH AMENDMENT TO
2017 AMENDED AND RESTATED

MEMORANDUM OF UNDERSTANDING

COUNTY OF FRESNO AND THE CITY OF CLOVIS
This Fourth Amendment to 2017 Memorandum of Understanding (“Fourth Amendment”) is executed on ____________________, 2024 (“Effective Date”), by and between the County of Fresno, a political subdivision of the State of California (“County”), and the City of Clovis, a municipal corporation of the State of California (“City”), with respect to the following Recitals, which are a substantive part of this Fourth Amendment. County and City are a “Party” to this Fourth Amendment and are sometimes collectively referred to as “the Parties.”

RECITALS
A. The Parties previously entered into a comprehensive agreement covering development, annexations, sales taxes, property taxes, and other matters, which is entitled “2017 Amended and Restated Memorandum of Understanding,” dated June 6, 2017 (“2017 MOU”).

B. On June 6, 2017, the Parties executed a First Amendment to the 2017 MOU (County Agreement No. 17-236). On July 10, 2018, the Parties executed a Second Amendment to the 2017 MOU (County Agreement No. 18-380). On March 9, 2021, the Parties executed a Third Amendment to the 2017 MOU (County Agreement No. 21-072). Collectively, the 2017 MOU, First Amendment, Second Amendment, and Third Amendment are referred to as the “MOU.” C. It has become apparent to the Parties that an amendment to the MOU is necessary and desirable to accommodate changes in the patterns of new urban growth and development that City is experiencing as it regulates and facilitates the build-out of its Sphere of Influence (“SOI”).

D. The City has notified the County of its desire to file a SOI proposal identified as the Shepherd North Sphere of Influence Expansion Area to the Fresno Local Agency Formation Commission (“LAFCo”) for a 155-acre expansion of the City’s SOI from Shepherd Avenue to Perrin Road and Sunnyside Avenue to Fowler Avenue as shown in the map attached hereto as Exhibit A.

E. The City’s SOI proposal will be accompanied by an annexation proposal identified as the “Shepherd-Sunnyside Northeast Reorganization Project” to LAFCo for annexing 77 acres of land for Attachment B
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7404 N. Spalding Avenue Fresno, CA 93720-3370
Tel 559-431-5600 Fax 559-261-9366
development of a residential subdivision, as shown in the map attached hereto as Exhibit A.

F. For the Shepherd-Sunnyside Northeast Reorganization Project to be developed, it must be annexed into the City, which would extend a peninsula of the City north of Shepherd Avenue, between Sunnyside Avenue and Fowler Avenue, which peninsula would be consistent with the associated SOI request, but would not be consistent with the Standards for annexation set forth in the MOU.

G. The Shepherd-Sunnyside Northeast Reorganization Project represents a logical development pattern in that it is under one ownership who desires annexation to the City and has presented a tentative subdivision map for residential development to the City.

H. The parties recognize that this Fourth Amendment to the MOU is necessary to accommodate the Shepherd North Sphere of Influence Expansion and the Shepherd-Sunnyside Northeast Reorganization Project annexation and memorialize the City’s agreement to certain conditions associated with said annexation.

NOW, THEREFORE, County and City hereby agree to amend the MOU as follows:

AGREEMENT

1. Amendment of City’s SOI. County consents to an amendment of City’s SOI to include the Shepherd North Sphere of Influence Expansion Area as depicted in Exhibit A attached hereto, and City may process the amendment through LAFCo.

2. City’s Annexation.
a. Section 2.9 is added to Article II of the MOU, as follows:
“2.9. At such time as City applies to LAFCo for the annexation of the ShepherdSunnyside Northeast Reorganization Project, the boundaries of which are described in Exhibit 8 [Exhibit A attached to the Fourth Amendment to this MOU] attached and incorporated herein by reference, County agrees to express support for the annexation by letter or by staff appearance before LAFCo.”
b. Section 2.10 is added to Article II of the MOU, as follows:
“2.10. The County and the City agree that the Shepherd-Sunnyside Northeast Reorganization Project would be best served by being annexed to the City, and the County and the City each agree to support annexation of the area and will express such 157
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7404 N. Spalding Avenue Fresno, CA 93720-3370
Tel 559-431-5600 Fax 559-261-9366
support to LAFCo at appropriate times as set forth herein. The City shall request LAFCo to schedule a hearing on the annexation application within six (6) months after the Effective Date of the Fourth Amendment to this MOU.

In accordance with the Cortese-Knox-Hertzberg Local Government Reorganization Act of 2000, if LAFCo approves the annexation of the Shepherd-Sunnyside Northeast Reorganization Project and there is an insufficient protest, the area will be annexed to the City. If there is a protest sufficient to require an election, the City will continue with the LAFCo process through the election procedure.

If LAFCo fails to approve the annexation of the Shepherd-Sunnyside Northeast Reorganization Project, or if the annexation is defeated at an election, the City will make good faith efforts to actively pursue incremental annexation of the area as the consent of various property owners can be obtained and logical annexation areas can be defined.

Upon the completion of the Shepherd-Sunnyside Northeast Reorganization Project annexation, the City shall be responsible for any existing code enforcement issues for the annexed property. The City shall pay required annexation fees and costs in addition to providing other preparation work. The City shall be responsible for the Fire District Transition Fee in accordance with its Transition Agreement with the Fresno County Fire Protection District.”
c. Section 2.11 is added to Article II of the MOU, as follows:
“2.11. Upon the completion of the Shepherd-Sunnyside Northeast Reorganization Project annexation, the City agrees to do the following:
i. When development activity requires the construction of municipal utilities in County road rights-of-way adjacent to the annexed area, the City shall require reconstruction of affected sections of such roads to City standard crosssection specifications. ii. As a part of its development entitlement process, City shall require developer(s) to obtain a County encroachment permit prior to constructing 158
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Tel 559-431-5600 Fax 559-261-9366
municipal utilities in County road rights-of-way adjacent to the annexed area.

City agrees to the timely maintenance and repair of the County’s roadway adjacent to the annexed area at City’s expense for any repairs created by or related to the Shepherd-Sunnyside Northeast Reorganization Project annexation.
iii. All existing storm drainage patterns and all storm drainage generated as a result of development activity in the annexed area shall be accommodated by existing or project-installed Master Planned Storm Drainage infrastructure and shall not contribute to surface flows or ponding within the unincorporated areas. All new storm drainage shall conform to the Fresno Metropolitan Flood Control District’s master plan for the area.
iv. Upon written request from the Fresno County Director of Public Works and Planning to the Clovis City Manager, the City shall commence and be responsible for specific traffic enforcement activities for Sunnyside Avenue between Shepherd and Nees Avenues within the confines of the Dry Creek Preserve area beginning no later than thirty (30) days after receipt of the request.”

3. MOU Exhibits Relating to SOI Expansion and Annexation. The map included as Exhibit A attached hereto and incorporated herein by this reference shall be Exhibit 8 to the MOU as of the Effective Date of this Fourth Amendment.

4. Amendment to MOU. Upon the Effective Date, the MOU and this Fourth Amendment shall together constitute the MOU.

5. Other terms of MOU Unaffected. Unless expressly modified by the terms of this Fourth Amendment, all other terms of the MOU shall remain in full force and effect. ///
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7404 N. Spalding Avenue Fresno, CA 93720-3370
Tel 559-431-5600 Fax 559-261-9366
IN WITNESS WHEREOF, the Parties hereto have executed this Fourth Amendment in the County of Fresno, State of California, to be effective on the Effective Date set forth above.

COUNTY OF FRESNO, a Political Subdivision
of the State of California
(“County”)
By: _____________________________
Nathan Magsig, Chairman of the Board of
Supervisors of the County of Fresno
ATTEST:

BERNICE E. SEIDEL
Clerk of the Board of Supervisors
County of Fresno, State of California
By: _____________________________
Deputy
CITY OF CLOVIS, a Municipal Corporation
of the State of California
(“City”)
By: _____________________________
Lynne Ashbeck, Mayor of the
City of Clovis
ATTEST:

KAREY CHA
City Clerk, City of Clovis
By: _____________________________
Karey Cha, City Clerk

REVIEWED AND RECOMMENDED FOR
APPROVAL:

JOHN HOLT
City Manager, City of Clovis
By: _____________________________
John Holt
APPROVED AS TO LEGAL FORM:

SCOTT G. CROSS
City Attorney, City of Clovis
By: _____________________________
Scott G. Cross
J:\wdocs\00607\001\agt\01033897.DOCX
160
AGENDA ITEM NO. 6.

EXHIBIT A
161
AGENDA ITEM NO. 6.
1 Wilson Homes, Inc.

Justification for General Plan Amendments
GPA2021-005 & GPA2021-006
October 11, 2023
Applicant: Wilson Homes, Inc.

Mr. Leo Wilson
7550 N. Palm Ave., Suite 102
Fresno, CA 93711
Property Owner: Great Bigland, LP
7550 N. Palm Ave., Suite 102
Fresno, CA. 93711
APN: 557-021-19, 20 & 21
Current Zoning: AL-20
Area: 75.05 ± gross acres

REQUEST
The applicant, Wilson Premier Homes, Inc. (Wilson Homes), proposes to increase the density from Rural Residential (1 DU per 2 acres) to Medium High Density Residential (7.1 to 15.0 du/ acre) for this 77.89 gross acre project located at the northeast corner of Sunnyside and Shepherd Avenues. This project also proposes a local public street connection to Shepherd Avenue, roughly halfway between Sunnyside and Folwer Avenues. Shepherd Avenue is designated as an expressway and therefore access is limited to collector and arterial streets. Please see the attached vicinity map and Tentative Tract Map No. 6205.

The proposed project will include three distinct product types; the Elev8ions, Citrea and the Regent Park products which are successfully marketed in Clovis.

BACKGROUND
The 77.89 acres of Great Bigland, LP property is designated for Rural Residential (1 du/2 ac.) uses. The existing designation would allow for 38 rural residential homes. The proposed modification to allow for Medium High Density Residential would generate a maximum of 1,168 single- family homes. As illustrated on Tentative Tract Map No. 6205, Wilson Homes is proposing to develop 605 single-family homes with a density of 7.77 ± du/acre, which is slightly higher than the maximum number of units allowed for a Medium Density Residential land use.

The proposed density would allow Wilson Homes to provide a variety of housing types of high quality and meet functional market affordability. While density is often a point of interest, and with building materials soaring in cost, affordability relies even more on density. The cost and ATTACHMENT 9
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AGENDA ITEM NO. 6.
2 scarcity of materials has reached unprecedented levels with dramatic price increases and product scarcity. Communities, buyers, and developers are faced with not building and not providing for substantial demand detailed by various statewide mandates to build more homes to address the statewide shortage or to address the market challenges by adaptation.

The property has limited access with Sunnyside Avenue being the main access location for this project. The east side of this property is adjacent to developed rural residential parcels and doesn’t allow for access to Fowler Avenue. Our northwesterly boundary also has developed rural residential parcels. We do have a very small amount of street frontage onto Perrin Avenue to the north, but the rural residential neighbors to the north of this project would like to discourage the amount of traffic utilizing this access point. Shepherd Avenue is an expressway and does not allow for local street connections.

Due to these limitations, we propose a local street connection to Shepherd Avenue, roughly halfway between Sunnyside Avenue to the west and Fowler Avenue to the east. This proposed access point will provide added circulation for this proposed community and increased access for emergency services. The location of this proposed access connection to Shepherd Avenue has been placed near the most northerly point of the curve of the Shepherd Avenue. At this location, traffic traveling along Shepherd Avenue will have a clear line of sight to see vehicles turning into or out of this proposed street connection.

JUSTIFICATION
The proposed General Plan Amendments should be granted based on the reasons provided below.

Consistency with the Heritage Grove Master Plan
The project proposed by Wilson Homes follows the goals detailed in the Heritage Grove Master Plan & Design Guidelines. The Plan goals are met by the project in the following ways:

1. Establish an overall theme and quality for Heritage Grove.

The high-quality homes provided by Wilson Homes would incorporate seamlessly into the theme and quality that the adjacent Heritage Grove Master Plan and the vision of the City of Clovis General Plan. As seen in other Wilson Homes communities throughout Clovis, Wilson Homes offers projects which incorporate into the themes of the master plan communities in which it resides. For Tentative Tract Map No. 6205, Wilson Homes products (Elev8ions, Citrea and Regent Park) will provide prominent characteristic of cultural and agricultural heritage, as set forth in the adjacent Heritage Grove Master Plan.

2. Illustrate and direct the intended architectural, landscape and site elements to reinforce the theme and quality.
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AGENDA ITEM NO. 6.
3 The products proposed by Wilson Homes will architecturally be implemented and will follow the Heritage Grove Design Guidelines. Wilson Homes products will be reviewed by the Residential Site Plan Review entitlement for consistency and to reassure the city that the neighborhoods will comply with community theme and character. The Elev8ions, Citrea and Regent Park products will provide a contemporary, attractive and aesthetically pleasing design that fits into the vision of the adjacent Heritage Grove Master Plan.

3. Provide criteria and examples of expected design qualities and treatments.

The proposed project will provide a high-quality residential development which will fit into the vision of the adjacent Heritage Grove Master Plan and Design Guidelines.

Wilson Homes is historically known for its top-quality homes which are constructed with high quality materials. Market research and product sales history accumulated by the developer indicates that the three products have a wide appeal to varying age groups, economic, and demographic diversity.

4. Refine and implement the Goals and Objectives of the Clovis General Plan.

Please see below for a full explanation of how the proposed project meets the goals and objectives of the Clovis General Plan.

Consistent with General Plan Housing Goals
The following goals and policies are being met by the proposed project:
 Goal 3: Orderly and sustainable outward growth into three Urban Centers with neighborhoods that provide a balanced mix of land uses and development types to support a community lifestyle and small-town character.

Tentative Tract Map No. 6205 is being proposed adjacent to the Northwest Urban Center in Clovis. The proposed project will offer future residence the opportunity to live and enjoy all future land uses, such as retail, recreational, public, proposed by the Heritage Grove Master Plan.
o Policy 3.6 Mix of housing types and sizes. Development is encouraged to provide a mix of housing types, unit sizes, and densities at the block level. To accomplish this, individual projects five acres or larger may be developed at densities equivalent to one designation higher or lower than the assigned designation, provided that the density across an individual project remains consistent with the General Plan.

As stated above, three housing product are proposed; the Elev8ions product which is an upscale residential product focused on the young professional in the move 164
AGENDA ITEM NO. 6.
4 up market and the mature buyer who desires less yard maintenance. The Citrea product is an upscale residential product focused on the young professional market and the mature buyer who may be downsizing and desires lass yard maintenance. The Regent Park product which is also an upscale residence with a focus on the more traditional buyer who desires a larger lot and perhaps a larger home. Both products attract a large portion of current Clovis residents.

The proposed project encompasses a land area of 77.89 gross acres. The General Plan designation for the subject site is Rural Residential which allows for 1 du/2 ac. This Rural Residential density is not encouraged or generally planned for within cities general plans any longer. The proposed modification to the General Plan would change to Medium High Density Residential and would allow for 7.1 to 15.0 du/acre. This proposed density is a density that is currently encourage by State policies to reduce land consumption and develop more housing within a smaller footprint.
 Goal 5: A city with housing, employment, and lifestyle opportunities for all ages and incomes of residents.

The proposed project will provide a mix of housing sizes and lifestyle opportunities for all ages. The three proposed product types focus on meeting varied housing lifestyles and income levels of the Clovis market.
o Policy 5.1 Housing variety in developments. The Clovis General Plan has been planned to provide a variety of housing product types suitable to each stage of a person’s life. Each development should contribute to a diversity of housing sizes and types within the standards appropriate to the land use designation.

As stated above, the three proposed product types focus on meeting varied housing lifestyle categories. The Elev8ions, Citrea and Regent Park products were specifically designed to address distinct elements of the Clovis residential market. Each product contributes to the diversity of housing sizes and types while still delivering the decades long tradition of quality Wilson homes.

Market research and product sales history accumulated by the developer indicates that the three products have a wide appeal to varying age groups and economic and demographic diversity.
o Policy 5.2 Ownership and rental. Encourage a mixture of both ownership and rental options to meet varied preferences and income affordability needs.

The proposed project is intended to provide for three distinct ownership opportunities based on market demand. Market research performed by the developer indicates that this project will appeal to varying economic demographic 165
AGENDA ITEM NO. 6.
5 diversity. Incidental to the sale of the homes, there is some conversion to rental units, which will give an opportunity for people seeking to rent a unit the opportunity to do so. It should be noted there is no legal way for the developer to prohibit the rental of units.
o Policy 5.3 Innovative housing. Encourage innovative housing product types, including multigenerational, cooperative, and variations on live-work housing.

The Elev8ions, Citrea and Regent Park products are currently offered in the Clovis market. Over time, these products have been modified to improve upon their design to better adapt to changing market demand. The Elev8ions, Citrea and Regent Park products have been widely accepted by a broader range of the market with a greater range of demographic, income and lifestyle appeal.

As mentioned previously, the Elev8ions product is an upscale detached singlefamily residential product of a slightly higher density specifically developed for the first-time buyer or mature buyer who does not want a large lot. The product goal is to build a quality home on a small lot with great livability.

The Citrea product is an upscale residential product focused on the young professional market and the mature buyer who may be downsizing and desires lass yard maintenance.

The Regent Park product is also an upscale residence with a focus on the more traditional buyer who desires a larger lot and perhaps a larger home. Both products attract a large portion of current Clovis residents.  Goal 6: A city that grows and develops in a manner that implements its vision, sustains the integrity of its guiding principles, and requires few and infrequent amendments to the General Plan.

The proposal to change the General Plan land use/circulation classifications is consistent with the adjacent Heritage Grove Design Guidelines by providing a quality residential development to accommodate a variety of lifestyles.
o Policy 6.1 Amendment criteria. The City Council may approve amendments to the General Plan when the City Council is satisfied that the following conditions are met:

A. The proposed changes are and will be fiscally neutral or positive.

In accordance with city policies, the proposed project will pay a range of development and impact fees and will install a variety of public improvements. The proposed homes are of a high quality which assures sustainability not only of the homes, but of the community in which they are 166
AGENDA ITEM NO. 6.
6 located. No information exists to suggest the project will not be revenue neutral to the city.

1. School Fees of $5.8 million to Clovis Unified School District a. Elev8ions – 1,500 sq. ft. average
407 units x 1,500 sq. ft. = 610,500 sq. ft. x $5.68 per sq. ft. = $3.5 million
b. Citrea – 1,800 sq. ft. average
66 units x 1,800 sq. ft. = 118,800 sq. ft. x $5.68 per sq. ft. = $645 thousand
c. Regent Park-2,300 sq. ft. average
132 units x 2,300 sq. ft. = 303,600 sq. ft. x $5.68 per sq. ft. = $1.7 million

2. Regional Mitigation Fees
a. Reginal Transportation Mitigation Fee $2,143/unit x 605 units = $1,296,515

3. Clovis Community Facility District Public Safety Annual Assessments $170,815.70
605 x $282.34/unit = $170,815.70 per year for Clovis Public Safety (fire/police)
B. The proposed land use change can be adequately served by public facilities and would not negatively impact service on existing development or the ability to service future development.

The proposed change can be adequately served by public facilities and will not negatively impact service on existing development or the ability to service future development.

C. The proposed land use change is consistent with the Urban Village Neighborhood Concept when within an Urban Center.

The proposed project is complementary to and directly adjacent to the Heritage Grove Master Plan. The proposed densities are reasonable and consistent with studies that suggest such densities reduce public and private cost of residential development.
o Policy 6.2 Smart growth. The city is committed to the following smart growth goals.
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AGENDA ITEM NO. 6.
7 A. Create a range of housing opportunities and choices.

As described above, the proposed project offers three distinct housing products that appeal to a wide market base.

B. Create walkable neighborhoods.

The project will incorporate trails and pedestrian connection to enhance and promote walking and reduce the reliance on fossil fueled transportation sources to schools, and the Heritage Grove City Center Villages North and West.

The City Center Villages North and South Specific Plan is an area with the Heritage Grove Master Plan which will consist of approximately 210 ± acres of residential, commercial, and mixed-use developments. One of the main goals of the plan is to promote a healthy lifestyle by providing trails, parks, and pedestrian connectivity for all future residents to enjoy. A substantial body of empirical information exists indicating that walkability also has a positive influence on public health.

C. Encourage community and stakeholder collaboration.

Wilson Homes has committed to an appropriate outreach to the community to define the project characteristics and related compatibility.

D. Foster distinctive, attractive communities with a strong sense of place.

The project developer is well-known for developing attractive communities with a strong identity. This Wilson Homes project will not be an exception to historic high quality and design standards by integrating the project with its surroundings and linking with the master plan proposed open space areas that will create an attractive, distinctive project.

E. Make development decisions predictable, fair, and cost-effective.

Wilson Homes believes that there is ample justification for the proposed project and trusts that the public hearing and land use entitlement process will result in the approval of the request.

F. Mix land uses.

Please see the information above regarding the proposed mix of product.

G. Preserve open space, farmland, natural beauty, and critical environmental areas.
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AGENDA ITEM NO. 6.
8 The proposed project will incorporate a trail connection to the regional trail system and facilitate development of a community park located to the west of the subject project. Consistent with the Landscape of Choice, the proposed increase in densities reduces pressure to convert nonurban farmland to urban purposes.

H. Provide a variety of transportation choices.

As mentioned above, the project will incorporate trails and pedestrian linkage to enhance walkability and reduce the reliance on fossil fueled transportation sources.

As stated in the Heritage Grove Master Plan, a roughly 30-acre community park will be constructed to the west of Tentative Tract Map No. 6205. The project will also provide a variety of open spaces throughout the development.

Additionally, a community corner paseo will provide a reciprocal connection from the project’s housing, community park, and will create future connectivity to the proximate planned school and community business center, as well as connectivity to the Dry Creek Trailhead and other community features.

Information developed when the Landscape of Choice was adopted, indicated that slight increases in residential densities promoted the use of non-motorized travel and increases in bus ridership.

I. Strengthen and direct development toward existing communities.

The proposed project is directly adjacent the Heritage Grove Master Plan.

The project will strengthen the commitment to the planned area by providing a market sensitive product with exceptional master plan qualities.

J. Take advantage of compact building design.

The proposed products have evolved to be more efficient and still meet market demand for high quality housing on smaller than traditional sized lots.

K. Enhance the economic vitality of the region.

Completion of the proposed project will contribute to the completion of the Heritage Grove Master Plan area which was an integral part of the city’s three urban village concepts. The proposed new housing will provide quality homes for employees and consumers thus contributing to the region’s economic vitality.

This project will also complete an important segment of Shepherd Avenue to provide safer circulation east and west.

L. Support actions that encourage environmental resource management. 169
AGENDA ITEM NO. 6.
9 The proposed project seeks to create greater service delivery efficiencies, consume less fossil fuels which improves the quality of life and air quality by developing trails and open space amenities.

M. Key Overall City Benefits
In addition to providing quality housing that meets several noted General Plan design criteria, this project uniquely provides several important benefits for the City of Clovis:
 Shepherd Avenue street improvements between Fowler Ave and Sunnyside Ave to greatly enhance community public safety and improve traffic circulation
 Sewer force main installation in Shepherd Ave between Sunnyside Ave and Fowler Ave, to facilitate continued planned growth in Heritage Grove  Non-potable water main installation in Shepherd Ave between Sunnyside Ave and Fowler Ave, to serve Heritage Grove
 Completion of missing east-west community trail link between Sunnyside Ave and Fowler Ave
 Enhanced tax assessment (per Prop 13) and Public Safety CFD funding to provide enhanced Clovis General Fund & Safety Services tax revenue  Construct 605 workforce housing priced units to address critical local market-rate housing needs:
o Units priced between $450,000 - $800,000; 1,212sq.ft. – 3,020sq.ft.

CONCLUSION
For the reasons detailed above, Wilson Homes respectfully requests support of the proposed project as it is consistent with the Clovis General Plan, the adjacent Heritage Grove Master Plan, and the Landscape of Choice.
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Residential Land Use Development Standards
TRACT 6205 - Citrea

DESIGNATIONBUILDING SETBACKS

BUILDING INTENSITY

GARAGES/STREETS/PARKING
Zone District
GP Density Range
Minimum Lot Area
Minimum Lot WidthMinimum Lot Depth
Front Yard (Local)
Side Yard
Corner/Reversed Corner
Dwelling UnitsGarages

ACCESSORY USES
Walls/Fences
Trellises
Pools and Spas

LAND USE
Maximum Height

STANDARD NOTES
18’ min/10’ min/9’ min
3’ min/5’ min
3,700 sqft
50’
74’
R-1-PRD

7.1 - 15.0 du/ac
2-car
6’ min - 8’ high max
12’ high max
To garage/To living area/To projections and/or
porch/patio
Medium-High Density Residential
20’x20’ min
All setbacks measured from PL.

General list of requirements and restrictions.

DEVELOPMENT STANDARDS
35’
For street frontage
66 To side yard fence/To living area

SINGLE-FAMILYRESIDENTIAL
Rear Yard 5’ minCorner Cut-Off 5’ minStreets (Private)
On-Street Parking Yes
36’ curb to curb
Curved/Cul-de-sac/
Corner Lot
25’ min/25’ min/53’ min
Covered Structures
Accessory Buildings
5’ min Water portion to rear and side PLs. Pool and spa may not be located in front yard.

Equipment HVAC, Pool, spa and fountain equipment allowed in side yard easement and rear setback.
12’ high max
SHEET 1 OF 1 - 11/9/23

NOT TO SCALE
3’ min. interior side yard,opposite from trash toter side 18’ min. front yardsetback to garage
38’ min.
lot width
74’ min. lot depth60% max. lot coverage
5’ min. to patio or living area to providefor greater front yard setback variation 9’ min. front yard setback to porch,patio, or projections 10’ min. front yard setbackto living area
TRACT 6205 - NEC SHEPHERD & SUNNYSIDE 3’ min. to side yard 5’ min. to corner cut-off fence/5’ min. to living area on corner lot/ reversed corner lot Covered structures and building additions are
allowed subject to review by the City of Clovis,
provided that lot coverage standards are not
exceeded and that a rear yard encroachment
permit is obtained if encroachment into rear
yard occurs.

Fence Line
5’ min. on trashtoter side yard
5’ min/3’ min 5’ min one side/3’ min other side

PUBLIC & PRIVATE STREET

PUBLIC & PRIVATE STREET
The imagery conveys samples of the architectural character intended for these neighborhoods.Lots 140-155, 388-399, 568-605 of Tentative Map No. 6205.

ATTACHMENT 10
AGENDA ITEM NO. 6.

Residential Land Use Development Standards
TRACT 6205 - Elev8ions

DESIGNATIONBUILDING SETBACKS

BUILDING INTENSITY

GARAGES/STREETS/PARKING
Zone District
GP Density Range
Minimum Lot Area
Minimum Lot WidthMinimum Lot Depth
Front Yard
Side Yard
Corner/Reversed Corner
Dwelling UnitsGarages

ACCESSORY USES
Walls/Fences
Trellises
Pools and Spas

LAND USE
Maximum Height

STANDARD NOTES
5’ min/4’ min
5’ min/3’ min
3’ min
1,980 sq ft
36’
50’
Maximum Coverage 65%
R-1-PRD

7.1 - 15.0 du/ac
1-car
6’ min - 8’ high max
12’ high max
To garage, living area/porch or projections5’ min garage side/3’ min other side Medium-High Density Residential
10’x20’ minCurb-to-curb
All setbacks measured from PL.

General list of requirements and restrictions.

DEVELOPMENT STANDARDS
35’
For street frontage/For lot depth
407

SINGLE-FAMILYRESIDENTIAL
Rear Yard 4 ’ min
Streets (Interior)
Parking 1.5 spaces/unit min 1 covered space per unit min 36’ wide
Curved, Cul-de-sac or
Corner Lot
36’ min/50’ min
2-car 20’x20’ min
Covered Structures
Accessory Buildings
3’ min Water portion to rear and side PLs. Pool and spa may not be located in front yard.

Equipment Pool, spa and fountain equipment allowed in side yard setback. 12’ high max

NOT TO SCALE
The imagery conveys samples of the architectural character intended for these neighborhoods.Lots 133-139, 156-387, 400-567 of Tentative Map No. 6205.

TRACT 6205 - NEC SHEPHERD & SUNNYSIDE
Covered structures and building additions are
allowed subject to review by HOA committee
and permitting by the City of Clovis, providedthat lot coverage standards are not exceededand that a rear yard encroachment permit isobtained if encroachment into rear yard occurs.

SHEET 1 OF 1 - 11/9/23
NOTE: Construction of more than two of the sameplan type in a row or more than three 2-car garagemodels in a row (excepting tandem garage units)shall be addressed through the Residential SitePlan Review process. living area; 4’ min. setback to porch5’ min. front yard setback to garage, 5’ min. on trashtoter side yard.
or projections.
4’ min.
65% max.
lot coverage
36’ min’
lot width
3’ min. side yard/
corner lot/
reversed corner lot

INTERIOR STREET

INTERIOR STREET
50’ min. lot depth
ATTACHMENT 11
AGENDA ITEM NO. 6.

Residential Land Use Development Standards
TRACT 6205 - Regent Park

DESIGNATION

BUILDING SETBACKS

BUILDING INTENSITY

GARAGES/STREETS/PARKING
Zone District
GP Density Range
Minimum Lot Area
Minimum Lot Width
Minimum Lot Depth
Front Yard (Local)
Side Yard
Corner/Reversed Corner
Dwelling Units
Garages

ACCESSORY USES
Walls/Fences
Trellises
Pools and Spas

LAND USE
Maximum Height

STANDARD NOTES
18’ min/10’ min/9’ min
5’ min/3’ min 5’ min garage side/3’ min opposite side
3’ min/8’ min
4,500 sqft
50’
90’
R-1-PRD

7.1 - 15.0 du/ac
2-car
6’ min - 8’ high max
12’ high max
To garage/To living area/To projections and/or
porch/patio
Medium-High Density Residential
Lots @ 50’ x 90’ min.
20’x20’ min
All setbacks measured from PL.

General list of requirements and restrictions.

DEVELOPMENT STANDARDS
35’
For street frontage
132
To side yard fence/To living area

SINGLE-FAMILY

RESIDENTIAL
Rear Yard 8’ min
Streets (Public)
On-Street Parking Yes
50’/54’ wide
Curved/Cul-de-sac 25’ min
Corner/ Lot width
Reversed Corner
53’ min
3-car 20’x20’ min w/tandem 9’x15.5’ min
Covered Structures Covered structures and building additions are allowed subject to review by the City of Clovis,
provided that lot coverage standards are not
exceeded and that a rear yard encroachment
permit is obtained if encroachment into rear
yard occurs.

Accessory Buildings
5’ min Water portion to rear and side PLs. Pool and spa may not be located in front yard.

Equipment Pool, spa and fountain equipment allowed in side yard easement. 12’ high max
SHEET 1 OF 1 - 5/12/23

NOT TO SCALE
5’ min. on garage side,
3’ min. on opposite side
18’ min. front yard
setback to garage
50’ min.
lot width
90’ min. lot depth
60% max.
lot coverage

PUBLIC & PRIVATE STREET
8’ min. to patio or living area to provide
for greater front yard setback variation
9’ min. front yard setback to porch,
patio, or projections
10’ min. front yard setback
to living area
TRACT 6205
- NEC SHEPHERD & SUNNYSIDE

PUBLIC & PRIVATE STREET
3’ min. to side yard
fence/8’ min. to living
area on corner lot/
reversed corner lot
Fence Line
The imagery conveys samples of the architectural character intended for these neighborhoods.

Lots 1-132 of Tentative Map No. 6205.

ATTACHMENT 12
AGENDA ITEM NO. 6.

FLOOR PLAN KEY NOTES Name NOTE 002 CONCRETE DRIVE (BY OTHERS) 003 CONCRETE WALK (BY OTHERS) 004 CONCRETE PORCH SLAB (BY OTHERS) - SLOPE 1/4" PER FOOT MINIMUM (2% SLOPE) TO DRAIN IN THE DIRECTION INDICATED. REFER TO LANDSCAPE AND CIVIL DRAWINGS FOR FURTHER INFORMATION 005 CONCRETE GARAGE SLAB - SLOPE 1/8" PER FOOT MINIMUM IN DIRECTION INDICATED 006 CONCRETE STOOP - SLOPE 1/4" PER FOOT MINIMUM TO DRAIN IN DIRECTION INDICATED. LANDING SHALL HAVE A LENGTH MEASURED IN THE DIRECTION OF TRAVEL OF NOT LESS THAN 44 "; EXCEPT IN GROUPS R-3 AND U OCCUPANCIES AND WITHIN INDIVIDUAL UNITS OF GROUP R-2 NEED NOT EXCEED 36" (U.NO.) PER CBC SECTION 1010.1.5 101 THE PRIVATE GARAGE SHALL BE SEPARATED FROM THE DWELLING UNIT AND ATTIC AREA BY MEANS OF GYPSUM BOARD, NOT LESS THAN 1/2" IN THICKNESS, APPLIED TO THE GARAGE SIDE. C.B.C. SECTION 406.3.2.1. 110 PROVIDE SOLID WOOD DOOR NOT LESS THAN 1-3/8" THICK, SOLID OR HONEYCOMB-CORE STEEL DOOR NOT LESS THAN 1-3/8" THICK, OR 20 MINUTE FIRE-RATED DOOR. DOORS SHALL BE SELF-LATCHING AND EQUIPPED WITH OR SELF-CLOSING OR AUTOMATIC-CLOSING DEVICE PER C.R.C. SECTION R302.5.1. 111 EGRESS DOOR TO PROVIDE A CLEAR WIDTH OF NOT LESS THAN 32 INCHES WHERE MEASURED BETWEEN THE FACE OF THE DOOR AND THE STOP, WITH THE DOOR OPEN 90 DEGREES 198 LOW VOLTAGE SUB PANEL. INSTALLATION IN CLOSETS IS PROHIBITED 201 UTILITY EQUIPMENT AND SERVICE PANELS - VERIFY LOCATION 224 LOCATION OF SYSTEM ISOLATION/TRANSFER SWITCH (MOUNTED NOT RECESSED). INSTALL WITHIN 3 FEET OF MAIN PANEL BOARD PER CENC 150.0(S)4 225 LOCATION OF ENERGY STORAE SYSTEM (ESS) PER CENC. 150.0(S). LOCATION PER CRC SECTION 328.3.1 AND R328.4 226 BACKUP SUB PANEL 252 SOLAR READY BOX 302 HYBRID ELECTRIC HEAT PUMP WATER HEATER. (18" PLATFORM NOT REQUIRED BUT MAY BE PROVIDED FOR CONDENSATE LINE DRAINAGE PURPOSES). PROTECT FROM DAMAGE PER CPC SECTION 507.13.1. SEISMIC PROVISIONS PER CPC SECTION 507.2. WATER SYS. PIPING & INSUL. FOR PIPING AND TANKS PER Cenc 150.0 (i) & WATER HEATING SYSTEMS PER Cenc 150.0(n) 321 AIR CONDITIONING CONDENSER LOCATION - PAD SUPPORTING COMPRESSOR/ CONDENSER SHALL BE A MINIMUM OF 3" ABOVE GRADE PER C.M.C. SECTION 1105.2. 322 FORCED AIR UNIT (FAU) ATTIC INSTALLATION. SEE DETAIL 26/D4 351 REFRIGERATOR SPACE WITH RECESSED COLD WATER BOX 355 SINK WITH GARBAGE DISPOSER 359 DISHWASHER 360 SLIDE-IN RANGE/OVEN AND MICRO WITH VENT/LIGHT COMBINATION (EXHAUST VENT TO OUTSIDE). PROVIDE 24" CLEAR ABOVE RANGE/OVEN TO UNDERSIDE OF MICROWAVE VENT. 372 WASHER SPACE WITH RECESSED WATER BOX AND DRAIN PAN 373 DRYER SPACE 380 TUB/ SHOWER - SIZE PER PLAN. VERIFY UNIT DIMENSIONS WITH MANUFACTURER PRIOR TO FRAMING. PROVIDE FURRING AS NECESSARY. 381 CURTAIN ROD 382 TEMPERED GLASS SHOWER DOOR/ ENCLOSURE 385 SHOWER - PREFABRICATED PAN - SIZE PER PLAN. VERIFY UNIT DIMENSIONS WITH MANUFACTURER PRIOR TO FRAMING. PROVIDE FURRING AS NECESSARY. 393 TOILET - PROVIDE MINIMUM 24" X 30" CLEAR FLOOR AREA IN FRONT OF TOILET 401 INTERIOR SOFFIT(S)/ DROPPED CEILING(S): HEIGHT PER PLAN 416 30"X30" ATTIC ACCESS - DIMENSIONS ARE CLEAR. ATTIC ACCESS DOORS SHALL HAVE PERMANENTLY ATTACHED INSULATION USING ADHESIVE OR MECHANICAL FASTENERS. THE ATTIC ACCESS SHALL BE GASKETED TO PREVENT AIR LEAKAGE PER CENC 150.0(A)3 - SEE DETAIL 5/D4 422 STUCCO SOFFIT: HEIGHT PER PLAN 428 ARCHED STUCCO SOFFIT - SEE EXTERIOR ELEVATION 442 2x PONY WALL - SIZE/HEIGHT PER PLAN 451 KITCHEN ISLAND - PROVIDE APPROVED UNDERGROUND CONDUIT FOR ELECTRIC SERVICE TO ISLAND 453 PANTRY 455 LINEN 459 BASE CABINET 460 UPPER CABINET 461 WIRE SHELF 462 SHELF AND POLE - LOCATE POLE 66" A.F.F., PROVIDE 2x6 BLOCKING WITHIN STUD BAY AT EACH END & AT CENTER OF POLE FOR HARDWARE. VERIFY SHELF BRACKET LOCATIONS & PROVIDE CONCEALED 2x BLOCKING ACCORDINGLY 463 DOUBLE SHELF AND POLE - LOCATE POLES 44" & 88" A.F.F., PROVIDE 2x6 BLOCKING WITHIN STUD BAY AT EACH END & AT CENTER OF POLE FOR HARDWARE. VERIFY SHELF BRACKET LOCATIONS & PROVIDE CONCEALED 2x BLOCKING ACCORDINGLY 464 SHELF (OR SHELVES) 468 COAT CLOSET 489 BATHTUB AND COMBINATION BATHTUB/SHOWER REINFORCEMENT TO BE CONTINUOUS ON EACH SIDE OF THE BATHTUB AND THE BACK WALL. ADDITIONALLY, BACK WALL REINFORCEMENT FOR A LOWER GRAB BAR SHALL BE PROVIDED WITH THE BOTTOM EDGE LOCATED NO MORE THAN 6 INCHES ABOVE THE BATHTUB RIM 497 WATER CLOSET REINFORCEMENT TO BE FLOOR-MOUNTED OR FOLDAWAY OR SIMILAR ALTERNATIVE GRAB BAR REINFORCEMENT TO BE PROVIDED IN ADDITION TO THE BACK WALL REINFORCEMENT A A1.3 A A1.3
BA1.3
BA1.3
CA1.3
CA1.3
3'-11" 4'-5" 5'-4" 5'-4" 5'-10" 5'-5" 1'-11" 4" 4'-6" 5" 1'-10" 10'-9" 13'-3" 4'-5" 6'-4" 8" 4'-2
1 2
" 5'-2" 4" 2'-10" 2'-71
2 " 8" 2'-7" 5'-3" 2'-7" 3'-7" 4'-10
1 2
" 5'-2" 3'-8" 3'-7" 12'-11" 6'-101
2 " 3'-91
2 " 2'-2" 3'-1" 11" 6'-10" 4'-0" 1'-4" 6'-0" 11'-5" 3'-5" 3'-11 1 2
" 3'-9
1 2
" 7'-0
1 2
"
3'-7" 7'-5
1 2
" 5'-91
2 " 3'-0
1 2
" 002 003 004 005 101 110 428 7'-6" 201 101 401 7'-0"
462 462 322
468 462 373 372 416 462
463 385 382 393 401 7'-0" 321 006 453 464 5 SH. 359 355 459 460 351 401 7'-0" 2'-6" 6'-0" 2'-7
1 2
" 006
198 111 8'-0" CLG 302 5
1 2
" 11'-3" 10" 5" 16'-2" 2'-4"
8'-4" 10'-8" 1'-1" 5'-1" 10'-10"
20'-6" 2'-0" 18'-6" 393 380 381 497 461
8" 3'-3
1 2
" 3'-4" 2'-4" 7'-6" 422

C HS C HS

C HS C HS
C HS GREAT ROOM VOL. H.S. DINING VOL. H.S. KITCHEN VOL. H.S. 2 CAR GARAGE 8'-0" CLG. CONCRETE COVD. ENTRY 8'-0" CLG. CONCRETE ENTRY 8'-0" CLG. H.S. PRIMARY BDRM VOL. CARPET BA 2 AGING-IN PLACE 8'-0" CLG. H.S. SERV. 8'-0" CLG. H.S. PRIMARY BATH 8'-0" CLG. H.S. BEDRM. 2 8'-0" CLG. CARPET BEDRM. 3/ OPT DEN 8'-0" CLG. CARPET 16'-0" x 7'-0" SECT. GAR. DOOR 3068 BI-PASS 5068 BI-PASS 5068
2868 2468
2868
28 SC 68 2468
30 SC 68 6040 SL 6040 SL
4030 SL 4040 SL 6068 TEMP. GL. SLIDER
16TEMP. GL. 30 SH
2468 2068 3068 SC
5" *
*
3068
5" FLAT VOLUME 4046 SL*3068
20'-0" x 20'-0" CLEAR SPACE W.I.C. 8'-0" CLG. CARPET 5'-6" 12'-4" 7'-0" 7'-6" 7'-8" 40'-0" 44'-6" 2'-0" 46'-6"
44'-6" 46'-6" 24'-10" 15'-2"
4" 111 489 3'-4
1 2
" 6'-5" 5'-6" 5'-5
1 2
" 4" 225 252 224 226 NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION FLOOR AREA TABLE PLAN 1334A LOWER FLOOR PLAN 1334 SQ. FT. TOTAL 1334 SQ. FT. 2-BAY GARAGE 425 SQ. FT. COVERED ENTRY/PORCH 39 SQ. FT. DEN 8'-0" CLG. CARPET GARAGE 4040 SL C HS3068 KITCHEN 14'-0" 5'-3" 28 SC 68 10'-8" 5'-4" 5'-4"PR.2668 OPT. 5'-0" 2'-10" C HS 2'-10" BA 2 AGING-IN PLACE 8'-0" CLG. H.S. 2468 A1.1
-A1.1 FLOOR PLAN DATE REVISIONS NO. DESCRIPTION PROJECT MANAGER : DESIGNER : DRAWN BY : REVIEWED BY : 1ST BLDG. DEPT. SUBMITTAL : ISSUED FOR CONSTRUCTION : JOB NUMBER : CAD FILE NAME : DATE: SHEET: CC -WHA CC 06-26-2023-2023009 06-26-23 DO NOT SCALE PLANS 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA WHA EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION AND CONSENT OF WHA IN THE EVENT OF UNAUTHORIZED REUSE OF THESE PLANS BY A THIRD PARTY, THE THIRD PARTY SHALL HOLD WHA HARMLESS.

C L!V-P1318-P2
PLAN 1334
CITREA at CLOVIS

CLOVIS, CALIFORNIA

WILSON HOMES

FRESNO, CALIFORNIA
TRACT NUMBER: 6205
PROJECT TYPE: S.F.D. (X'xX' Lots)
2023009- 2022 CODE UPDATE FIRST BLDG DEPT SET 06-26-2023 ARCHITECTS . PLANNERS . DESIGNERS ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO SCALE: 1/4" = 1'- 0" INTERIOR ELEVATION KEY PLAN 1334A FLOOR PLAN SEE SHEETS A1.5 & A1.7 FOR ADDENDA PLANS NAILING SCHEDULE IS LOCATED ON SHEET SD.2 CONTEMPORARY SPANISH DEN OPT ILO BDRM 3 = 2 x 4 D.F. #2 AT 16" O.C. = 2 x 6 D.F. #2 AT 16" O.C. FLOOR PLAN LEGEND (*) INDICATES WINDOW REQUIRED FOR EMERGENCY ESCAPE AND RESCUE WINDOW TO MEET THE REQUIREMENTS OF CRC R310 1. 5.7 SQUARE FEET NET CLEAR OPENING SIZE REQUIRED FOR MINIMUM EGRESS 2. 24 INCHES MINIMUM OPENING HEIGHT DIMENSION 3. 20 INCHES MINIMUM NET CLEAR OPERABLE WIDTH DIMENSION 4. 44 INCHES MAXIMUM NET HEIGHT OF WINDOW SILL FROM FINISH FLOOR 3050 SH * TEMP. GL. * REQUIRED FLOOR CLEARANCES AT WATER 1'-3" CLOSETS -TYPICAL 1'-3" MIN. 2'-0" 2'-6"MIN. FLOOR PLAN NOTES 1. REFER TO ARCHITECTURAL SYMBOL LEGEND ON SHEET C1 FOR ADDITIONAL INFORMATION AND CLEARANCES 2. ATTICS: ACCESS PER CRC R807, DRAFTSTOPS PER CRC R302.12 AND VENTILATION PER R806. 3. CRAWL SPACES: ACCESS PER CRC R408.4 AND VENTILATION PER R408.1. 4. EMERGENCY ESCAPE AND RESCUE OPENINGS PER CRC R202 & R310. MEANS OF EGRESS PER CRC 311. 5. GLAZING PER CRC R303.1, R301.2.1.2 & R308. 6. COMBUSTION AIR TO FORCED AIR UNIT PER CMC CHAPTER 7. 7. COMBUSTION AIR TO WATER HEATER PER CPC SECTION 506.0. 8. ENVIRONMENTAL AIR DUCTS PER CMC SECTION 504. 9. MECHANICAL EQUIPMENT LOCATION AND PROTECTION AGAINST DAMAGE PER CMC 305. 10. MANDATORY REQUIREMENTS FOR APPLIANCES PER CEnC SECTION 110.1. 11. 12. 13. 14. 15. THE SILL HEIGHT IS NOT TO EXCEED 44" FROM THE BOTTOM OF THE CLEAR OPENING IN SLEEPING ROOMS. CRC R31.0.1 IN UPPER FLOOR PLANS, ANY OPERABLE WINDOW WITH A SILL THAT IS LOCATED LESS THAN 24" ABOVE THE FINISHED FLOOR AND MORE THAN 72" ABOVE FINISHED GRADE OR OTHER SURFACE BELOW AT THE EXTERIOR, MUST BE PROTECTED BY A GUARD OR, HAVE FIXED GLASS. THE GUARD MAY NOT HAVE OPENINGS THAT A SPHERE 4" IN DIAMETER CAN PASS THROUGH. CRC R312.2 A SHEETROCK NAILING INSPECTION IN REQUIRED. CRC R109.1.4.2 GLAZING IN A HAZARDOUS LOCATION IS REQUIRED TO BE GLAZED WITH SAFETY MATERIAL. CRC R308 VERTICAL CLEARANCE ABOVE THE COOKTOP TO COMBUSTIBLES IS 30" UNPROTECTED, OR 24" PROTECTED, AND THE HORIZONTAL DIMENSIONS IS REQUIRED TO BE PER THE PERMANENT MARKING LISTED ON THE UNIT. CMC 916.1 & 916.2 16. 17. THE WALL SURFACE BEHIND CERAMIC TILE OR OTHER FINISH WALL MATERIALS SUBJECT TO WATER SPLASH ARE CONSTRUCTED OF MATERIALS NOT ADVERSELY AFFECTED BY WATER. NOTE THE USE OF FIBER CEMENT, FIBER MAT, REINFORCED CEMENT OR GLASS MAT GYPSUM BACKERS ON THE FLOOR PLAN. NOTE THAT WATER RESISTANT GYPSUM BOARD IS NO LONGER PERMITTED TO BE USED IN THESE LOCATIONS. CRC R702.4.2 18. NOTE THAT ALL ATTIC ACCESS OPENINGS ARE GASKETED TO PREVENT AIR LOSS. CEC 150.0(a) A MINIMUM 30" DIA. CIRCLE IS PROVIDED AT THE SHOWER FLOOR. THE MINIMUM FLOOR AREA OF THE SHOWER COMPARTMENT IS 1024 SQUARE INCHES. CPC 408.6 ATTACHMENT 13 176
T.O.P. F.F./T.O.C. 8'-1"
8'-1" T.O.P. F.F./T.O.C. 10'-0" T.O.HEEL 6'-8" +24" HDR. 591 207 (2) 24X54 525 1X6 4" 4" 4" 4" 525 1X4 521 203 207 525 1X4 4" 525 1X6 7'-6" 521 521 1D3 19D3 TYP. 28 TYP. D3 TYP. 3D3 21 TYP. D3 TYP. 4D2 17D3
6'-6" 25D2
17'-7"
2'-0" 17D3 525 1X5 596 509 T.O.P. F.F./T.O.C. 8'-1"
8'-1" T.O.P. F.F./T.O.C. T.G. T.G. 6'-8" HDR. 521 28D3 TYP. 3D2 TYP. 2 TYP. D3 19D3 509 TYP. T.O.P. F.F./T.O.C. 8'-1" 8'-1" T.O.P. F.F./T.O.C. 6'-8" HDR. 321 521 28D3 TYP. 3D2TYP. 701 509 TYP. T.O.P. F.F./T.O.C. 8'-1" 8'-1" T.O.P. F.F./T.O.C. 201 521 701 28D3 TYP. 3 TYP. D2 T.G. 1D3509 TYP. 207 ELEVATION KEY NOTES Name NOTE 201 UTILITY EQUIPMENT AND SERVICE PANELS - VERIFY LOCATION 203 "STREET ADDRESS AND NUMBERS SHALL BE POSTED PRIOR TO THE FIRST INSPECTION." ADDRESS NUMBERS SHALL BE A MINIMUM OF 4 INCHES (102 MM) HIGH WITH A MINIMUM STROKE WIDTH OF 1/2" INCH. - 2019 CRC R106.1.1, R319.1 INSTALLATION DIMENSIONS AND ADDITIONAL INFORMATION 207 COACH LIGHT LOCATION - FIELD VERIFY HEIGHT WITH FIXTURE TYPE 321 AIR CONDITIONING CONDENSER LOCATION - PAD SUPPORTING COMPRESSOR/ CONDENSER SHALL BE A MINIMUM OF 3" ABOVE GRADE PER C.M.C. SECTION 1105.2. 509 STUCCO CONTROL JOINT - SEE DETAIL 17/D4 521 1-COAT STUCCO - INSTALL PER MANUFACTURER'S LISTING - SEE SPECIFICATIONS FOR ADDITIONAL INFORMATION 525 STUCCO OVER RIGID FOAM TRIM - FOAM SHAPE PER ELEVATION (SEE SHEET D2.0) 591 DECORATIVE SHUTTER (SIZE AND STYLE PER ELEVATION). SEE DETAIL 25/D2 596 FRONT DOOR WITH TEMPERED OBSCURE GLASS PANELS 701 G.I. FLASHING ANY OPERABLE WINDOW WITH A SILL THAT IS LOCATED LESS THAN 24" ABOVE FINISHED FLOOR AND MORE THAN 72" ABOVE FINISHED GRADE OR OTHER SURFACE BELOW AT THE EXTERIOR, MUST BE PROTECTED BY A GUARD OR, HAVE A FIXED GLASS. THE GUARD MAY NOT HAVE OPENINGS THAT A SPHERE 4" IN DIAMETER CAN PASS THROUGH. 2022 CBC 1405.13.2 NOTE: WATER-RESISTIVE BARRIER APPLIED OVER WOOD-BASE SHEATHING SHALL HAVE 2 LAYERS OF GRADE 'D' PAPER APPLIED SHINGLE FASHION. 2022 CRC R703.7.3 FINISHED GRADE VARIES. SEE CIVIL ENGINEERS PLANS FOR FINAL GRADE AND SITE DRAINAGE. 4.5:12 4.5:12 o/

4.5:12

4.5:12 RIDGE
RIDGE VALLEY VALLEY 3" 1'-0" SCISSOR TRUSS FOR VOLUME CEILING 2.5:12 ROOF AREA: SQ. FT."A" 1816 5 LOWER VENTS 4 UPPER VENTS 823 810 813 812 826 826 835 836 835 836 25D1 26D1 26D1 25D1 FOR SOLAR PHOTOVOLTAIC PANELS LOCATION AND PHOTOVOLTAIC SYSTEM, SEE PLANS BY SOLAR CONSULTANT 837 PROVIDE 1" CONDUIT FROM THE ELECTRIC PANEL TO LOCATION IN ATTIC FOR SOLAR INSTALLATION 826 802 847 847 838 PROVIDE ROUTE FOR SOLAR HEAT PUMP WATER HEATER ROOF PLAN KEY NOTES Name NOTE 802 CLASS 'A' ROOFING - CONCRETE - 'S' TILE - BY EAGLE ROOFING ICC# ESR 1900 810 LINE OF WALL BELOW 812 STUCCO CEILING 813 STUCCO SOFFIT 823 MIN. 22"X30" CLEAR OPENING IN CALIFORNIA ROOF FRAMING CONDITIONS FOR ATTIC ACCESS AND CROSS VENTILATION - CONTRACTOR TO VERIFY AIRFLOW TO ALL ATTIC AREAS 826 ROOF VENT - O'HAGIN "XL SERIES" CLOAKED VENT (ICC # NER-9650A) 835 G.I. METAL GUTTER(S) - VERIFY LOICATIONS WITH INSTALLER 836 G.I. METAL DOWNSPOUT(S) - DISCHARGE TO APPROVED SITE DRAINAGE SYSTEM- VERIFY LOCATIONS WITH INSTALLER 837 PROVIDE 1" CONDUIT FROM THE ELECTRIC PANEL TO LOCATION IN ATTIC FOR PV SOLAR INSTALLATION. PROVIDE ROUTE FOR FUTURE SOLAR WATER HEATER 838 PHOTOVOLATIC SOLAR ARRAY 847 PROVIDE NON-COMBUSTIBLE FIREBLOCKING (10 FEET ON CENTER) AT CONCEALED SPACE AT EAVES A1.4 -A104 DATE REVISIONS NO. DESCRIPTION PROJECT MANAGER : DESIGNER : DRAWN BY : REVIEWED BY : 1ST BLDG. DEPT. SUBMITTAL : ISSUED FOR CONSTRUCTION : JOB NUMBER : CAD FILE NAME : DATE: SHEET: CC -WHA CC 06-26-2023-2023009 06-26-23 DO NOT SCALE PLANS 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA WHA EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION AND CONSENT OF WHA IN THE EVENT OF UNAUTHORIZED REUSE OF THESE PLANS BY A THIRD PARTY, THE THIRD PARTY SHALL HOLD WHA HARMLESS.

C L!V-P1318-P2
PLAN 1334
CITREA at CLOVIS

CLOVIS, CALIFORNIA

WILSON HOMES

FRESNO, CALIFORNIA
TRACT NUMBER: 6205
PROJECT TYPE: S.F.D. (X'xX' Lots)
2023009- 2022 CODE UPDATE FIRST BLDG DEPT SET 06-26-2023 ARCHITECTS . PLANNERS . DESIGNERS ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO FRONTSCALE: 1/4" = 1'-0" REAR LEFT RIGHT ELEVATION REFERENCE: A ELEVATION STYLE: ROOF MATERIAL STANDARD ROOF DETAIL U.N.O. FASCIA - BARGE - OVERHANG DIM. - U.N.O. CONCRETE ' S ' TILE 1'-0" U.N.O. U.N.O. EAVE RAKE ROOF PLAN SCALE: 1/8" = 1'-0" "EAGLE ROOFING" ICC# ESR-1900 2x6 NONE TIGHT 1D1 ROOF PLAN NOTES CONTEMPORARY SPANISH 1. SEE GENERAL NOTES FOR ROOF NOTES. 2. SPARK ARRESTORS SHALL BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. 3. ATTIC ACCESS PER CRC SECTION R807. 4. PROVIDE ATTIC & SOFFIT VENTILATION PER CRC SECTION R806. PER CRC SECTION R806.2, THE MINIMUM NET FREE VENTILATING AREA SHALL BE 1/150 OF THE AREA OF THE VENTED SPACE. EXCEPTION: THE MINIMUM NET FREE VENTILATION AREA SHALL BE 1/300 OF THE VENTED SPACE PROVIDED BOTH OF THE FOLLOWING CONDITIONS ARE MET: · IN CLIMATE ZONES 14 AND 16, A CLASS I OR II VAPOR RETARDER IS INSTALLED ON THE WARM-IN-WINTER SIDE OF THE CEILING · NOT LESS THAN 40 PERCENT AND NOT MORE THAN 50 PERCENT OF THE REQUIRED VENTILATING AREA IS PROVIDED BY VENTILATORS LOCATED IN THE UPPER PORTION OF THE ATTIC OR RAFTER SPACE. UPPER VENTILATORS SHALL BE LOCATED NO MORE THAN 3 FEET (914 MM) BELOW THE RIDGE OR HIGHEST POINT OF THE SPACE, MEASURED VERTICALLY. THE BALANCE OF THE REQUIRED VENTILATION PROVIDED SHALL BE LOCATED IN THE BOTTOM ONE-THIRD OF THE ATTIC SPACE. WHERE THE LOCATION OF WALL OR ROOF FRAMING MEMBERS CONFLICTS WITH THE INSTALLATION OF UPPER VENTILATORS, INSTALLATION OF MORE THAN 3 FEET (914 MM) BELOW THE RIDGE OF HIGHEST POINT OF THE SPACE SHALL BE PERMITTED. 4. CLAY AND CONCRETE ROOF TILE SHALL BE INSTALLED ON ROOF SLOPES OF 2 ½:12 OR GREATER. FOR ROOF SLOPES FROM 2 ½: 12 TO 4:12, DOUBLE UNDERLAYMENT APPLICATION AS REQUIRED IN ACCORDANCE WITH R905.3.3. (R905.3.2 CRC) 5. WOOD BATTENS ARE REQUIRED ON CONCRETE AND CLAY TILE ROOFS WHERE SLOPES EXCEED 7:12 PER TILE ROOFING INSTITUTE INSTALLATION MANUAL. 6. WHEN ROOF WITH DIFFERENT PITCHES INTERSECT, THE FRAMER OR TRUSS MANUFACTURER MUST ADD A HEEL TO THE STEEPER PITCH TO ALIGN WITH THE EAVE OF THE LOWER PITCH. 7. ROOF SHALL HAVE MIN. AGED SOLAR REFLECTANCE OF 0.20, MIN. THERMAL EMITTANCE OF 0.75, OR AGED SOLAR REFLECTANCE INDEX (SRI) OF 16 FOR STEEPED-SLOPED ROOFS. FOR LOW-SLOPED ROOFS, ROOF SHALL HAVE A MIN. AGED SOLAR REFLECTANCE OF 0.63 THERMAL EMITTANCE OF 0.75, OR AGED SOLAR REFLECTANCE INDEX (SRI) OF 75 OR MORE PER CEnC150.2(B)1I 1. SOLAR PHOTOVOLTAIC POWER SYSTEMS SHALL BE PROVIDED IN ACCORDANCE WITH CEnC. SECTION 150.1(b)1. INSTALLATION PER CRC SECTION 324.3 THROUGH R324.8 AND THE CALIFORNIA ELECTRICAL CODE, CALIFORNIA FIRE CODE, AND THE MANUFACTURER'S INSTALLATION INSTRUCTIONS. 2. REFER TO SOLAR CONSULTANT PLANS UNDER SEPARATE SUBMITTAL FOR SOLAR PHOTOVOLTAIC POWER SYSTEM DESIGN, PANEL LOCATIONS AND SIZES, AND ALL OTHER DESIGN REQUIREMENTS. NOTE THAT NO MECHANICAL,PLUMBING EXHAUST VENTS, ROOF ATTIC VENTS WILL BE PERMITTED WITHIN THE SOLAR ZONE AREA. WHERE APPLICABLE, CONSIDERATION AND COORDINATION WITH SOLAR PANEL LOCATIONS SHOULD BE TAKEN INTO ACCOUNT WHEN PLACING THE DRYER VENT TERMINATION. REF CA ENERGY CODE SECTION 110.10 AND CBC SECTION 3111.2.1 SOLAR PHOTOVOLTAIC SYSTEMS LOW PROFILE GRADE AND SITE DRAINAGE. FINISHED GRADE VARIES. SEE CIVIL ENGINEERS PLANS FOR FINAL PLAN 1334A ELEVATIONS AND ROOF PLAN DATE REVISIONS NO. DESCRIPTION PROJECT MANAGER : DESIGNER : DRAWN BY : REVIEWED BY : 1ST BLDG. DEPT. SUBMITTAL : ISSUED FOR CONSTRUCTION : JOB NUMBER : CAD FILE NAME : DATE: SHEET: CC -WHA CC 06-26-2023-2023009 06-26-23 DO NOT SCALE PLANS 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA WHA EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION AND CONSENT OF WHA IN THE EVENT OF UNAUTHORIZED REUSE OF THESE PLANS BY A THIRD PARTY, THE THIRD PARTY SHALL HOLD WHA HARMLESS.

C L!V-P1318-P2
PLAN 1334
CITREA at CLOVIS

CLOVIS, CALIFORNIA

WILSON HOMES

FRESNO, CALIFORNIA
TRACT NUMBER: 6205
PROJECT TYPE: S.F.D. (X'xX' Lots)
2023009- 2022 CODE UPDATE FIRST BLDG DEPT SET 06-26-2023 ARCHITECTS . PLANNERS . DESIGNERS ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO CONTEMPORARY SPANISH 177
FLOOR PLAN KEY NOTES NOTE: SHADED WALLS INDICATE AREAS THAT ARE DIFFERENT THAN THE BASE FLOOR PLAN NOTE: REFER TO CIVIL AND LANDSCAPE DRAWINGS BY OTHERS FOR ALL DRIVEWAYS AND SIDEWALK LOCATIONS. REFER TO BASE PLAN SHEET FOR ADDITIONAL NOTES AND DIMENSIONS. ADDENDA FLOOR PLAN NOTES A1.1. Name NOTE 002 CONCRETE DRIVE (BY OTHERS) 003 CONCRETE WALK (BY OTHERS) 004 CONCRETE PORCH SLAB (BY OTHERS) - SLOPE 1/4" PER FOOT MINIMUM (2% SLOPE) TO DRAIN IN THE DIRECTION INDICATED. REFER TO LANDSCAPE AND CIVIL DRAWINGS FOR FURTHER INFORMATION 005 CONCRETE GARAGE SLAB - SLOPE 1/8" PER FOOT MINIMUM IN DIRECTION INDICATED 101 THE PRIVATE GARAGE SHALL BE SEPARATED FROM THE DWELLING UNIT AND ATTIC AREA BY MEANS OF GYPSUM BOARD, NOT LESS THAN 1/2" IN THICKNESS, APPLIED TO THE GARAGE SIDE. C.B.C. SECTION 406.3.2.1. 201 UTILITY EQUIPMENT AND SERVICE PANELS - VERIFY LOCATION 422 STUCCO SOFFIT: HEIGHT PER PLAN 425 WOOD SOFFIT: HEIGHT PER ELEVATION 521 STUCCO - OMEGA DIAMOND WALL ONE COAT STUCCO (R4) ICC# ESR-1194 STUCCO TYPE 1 OR 11 PORTLAND CEMENT OVER SRAT 'R' GUARD ESR-1566 BY 'START R FOAM'. 604 1x3 FIBER CEMENT BATTS SPACED AT 16" O.C. 644 FIBER CEMENT VERTICAL SIDING - 5/16" THICK 'HARDIPLANK' (OR EQUIVALENT. FINISH: SELECT CEDARMILL. (INSTALLATION PER MANUFACTURER'S INSTRUCTIONS) ICC-ES NER-405 5" 16'-2" 2'-4" 5'-10" 5'-5" 2'-3 1 2
" 4'-5" 2'-3
1 2
" 002 003 004 005 101 7'-2" 201 425 4
1 2
" 5
1 2
" 604 644 521 ABOVE BELOW 604 644 521 ABOVE BELOW 604 644 521 ABOVE BELOW 11'-3" 10" 7'-6" 422

C HS C HS

C HS C HS
C HS GREAT ROOM VOL. H.S. DINING VOL. H.S. KITCHEN VOL. H.S. 2 CAR GARAGE 8'-0" CLG. CONCRETE COVD. ENTRY 8'-0" CLG. CONCRETE ENTRY 8'-0" CLG. H.S. PRIMARY BDRM VOL. CARPET BA 2 AGING-IN PLACE 8'-0" CLG. H.S. SERV. 8'-0" CLG. H.S. PRIMARY BATH 8'-0" CLG. H.S. BEDRM. 2 8'-0" CLG. CARPET BEDRM. 3/ OPT DEN 8'-0" CLG. CARPET 16'-0" x 7'-0" SECT. GAR. DOOR 3068 BI-PASS 5068 BI-PASS 5068
2868 2468
2868
28 SC 68 2468
30 SC 68 6040 SL 6040 SL
4030 SL 4040 SL 6068 TEMP. GL. SLIDER
16TEMP. GL. 30 SH
2468 2068 3068 SC
5" *
*
3068
5" FLAT VOLUME 4046 SL*3068
20'-0" x 20'-0" CLEAR SPACE W.I.C. 8'-0" CLG. CARPET 40'-0" 44'-6" 46'-6"
44'-6" 46'-6" 2'-0" 12'-1" 9'-0" 18'-11" 40'-0" 25'-2" 14'-10" 2'-0" NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION FLOOR AREA TABLE PLAN 1334B LOWER FLOOR PLAN 1334 SQ. FT. TOTAL 1334 SQ. FT. 2-BAY GARAGE 425 SQ. FT. COVERED ENTRY/PORCH 39 SQ. FT. A1.5 -A105 FLOOR PLAN DATE REVISIONS NO. DESCRIPTION PROJECT MANAGER : DESIGNER : DRAWN BY : REVIEWED BY : 1ST BLDG. DEPT. SUBMITTAL : ISSUED FOR CONSTRUCTION : JOB NUMBER : CAD FILE NAME : DATE: SHEET: CC-WHA CC 06-26-2023-2023009 06-26-23 DO NOT SCALE PLANS 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA WHA EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION AND CONSENT OF WHA IN THE EVENT OF UNAUTHORIZED REUSE OF THESE PLANS BY A THIRD PARTY, THE THIRD PARTY SHALL HOLD WHA HARMLESS.

C L!V-P1318-P2
PLAN 1334
CITREA at CLOVIS

CLOVIS, CALIFORNIA

WILSON HOMES

FRESNO, CALIFORNIA
TRACT NUMBER: 6205
PROJECT TYPE: S.F.D. (X'xX' Lots)
2023009- 2022 CODE UPDATE FIRST BLDG DEPT SET 06-26-2023 ARCHITECTS . PLANNERS . DESIGNERS ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO SCALE: 1/4" = 1'- 0" WALL LEGEND LOW WALL SOFFIT LIMITS 2 x 6 STUD WALL 2 x 4 STUD WALL SHELF ABOVE ARCHED SOFFIT LIMITS PLAN 1334B ADDENDA FLOOR PLAN MODERN FLOOR PLAN NOTES 1. REFER TO ARCHITECTURAL SYMBOL LEGEND ON SHEET C1 FOR ADDITIONAL INFORMATION AND CLEARANCES 2. ATTICS: ACCESS PER CRC R807, DRAFTSTOPS PER CRC R302.12 AND VENTILATION PER R806. 3. CRAWL SPACES: ACCESS PER CRC R408.4 AND VENTILATION PER R408.1. 4. EMERGENCY ESCAPE AND RESCUE OPENINGS PER CRC R202 & R310. MEANS OF EGRESS PER CRC 311. 5. GLAZING PER CRC R303.1, R301.2.1.2 & R308. 6. COMBUSTION AIR TO FORCED AIR UNIT PER CMC CHAPTER 7. 7. COMBUSTION AIR TO WATER HEATER PER CPC SECTION 506.0. 8. ENVIRONMENTAL AIR DUCTS PER CMC SECTION 504. 9. MECHANICAL EQUIPMENT LOCATION AND PROTECTION AGAINST DAMAGE PER CMC 305. 10. MANDATORY REQUIREMENTS FOR APPLIANCES PER CEnC SECTION 110.1. 11. 12. 13. 14. 15. THE SILL HEIGHT IS NOT TO EXCEED 44" FROM THE BOTTOM OF THE CLEAR OPENING IN SLEEPING ROOMS. CRC R31.0.1 IN UPPER FLOOR PLANS, ANY OPERABLE WINDOW WITH A SILL THAT IS LOCATED LESS THAN 24" ABOVE THE FINISHED FLOOR AND MORE THAN 72" ABOVE FINISHED GRADE OR OTHER SURFACE BELOW AT THE EXTERIOR, MUST BE PROTECTED BY A GUARD OR, HAVE FIXED GLASS. THE GUARD MAY NOT HAVE OPENINGS THAT A SPHERE 4" IN DIAMETER CAN PASS THROUGH. CRC R312.2 A SHEETROCK NAILING INSPECTION IN REQUIRED. CRC R109.1.4.2 GLAZING IN A HAZARDOUS LOCATION IS REQUIRED TO BE GLAZED WITH SAFETY MATERIAL. CRC R308 VERTICAL CLEARANCE ABOVE THE COOKTOP TO COMBUSTIBLES IS 30" UNPROTECTED, OR 24" PROTECTED, AND THE HORIZONTAL DIMENSIONS IS REQUIRED TO BE PER THE PERMANENT MARKING LISTED ON THE UNIT. CMC 916.1 & 916.2 16. 17. THE WALL SURFACE BEHIND CERAMIC TILE OR OTHER FINISH WALL MATERIALS SUBJECT TO WATER SPLASH ARE CONSTRUCTED OF MATERIALS NOT ADVERSELY AFFECTED BY WATER. NOTE THE USE OF FIBER CEMENT, FIBER MAT, REINFORCED CEMENT OR GLASS MAT GYPSUM BACKERS ON THE FLOOR PLAN. NOTE THAT WATER RESISTANT GYPSUM BOARD IS NO LONGER PERMITTED TO BE USED IN THESE LOCATIONS. CRC R702.4.2 18. NOTE THAT ALL ATTIC ACCESS OPENINGS ARE GASKETED TO PREVENT AIR LOSS. CEC 150.0(a) A MINIMUM 30" DIA. CIRCLE IS PROVIDED AT THE SHOWER FLOOR. THE MINIMUM FLOOR AREA OF THE SHOWER COMPARTMENT IS 1024 SQUARE INCHES. CPC 408.6 178 T.O.P. F.F./T.O.C. 8'-1"
8'-1" T.O.P. F.F./T.O.C. TYP. 11'-0" T.O.HEEL+24" 6'-8" HDR. 521 203 207 525 1X4 207 521 1D3 19D3 TYP. 28D3 3D3 21 TYP. D3 TYP. 18D3
7'-2"
6'-6"
17'-7"
4'-8" 1'-4" 644 602 1x4 604 602 1x4 602 1x4 602 1x4 701 626 12D5 28D3 6D4
4D1
2'-2" 602 1x4 596 509 T.O.P. F.F./T.O.C. 8'-1"
8'-1" T.O.P. F.F./T.O.C. T.G. T.G. 6'-8" HDR. 521 28D3 TYP. 3D2 TYP. 2 TYP. D3 19D3 509 TYP. 6'-8" HDR. T.O.P. F.F./T.O.C. 8'-1"
8'-1" T.O.P. F.F./T.O.C. 321 521 701 28D3 TYP. 3D2TYP. 602 1x3 602 1x6 12D4 509 TYP. T.O.P. F.F./T.O.C. 8'-1" 8'-1" T.O.P. F.F./T.O.C. 201 521 701 28D3 TYP. 3 TYP. D2 T.G. 602 1x3 1D3509 TYP. 207 Name NOTE 201 UTILITY EQUIPMENT AND SERVICE PANELS - VERIFY LOCATION 203 "STREET ADDRESS AND NUMBERS SHALL BE POSTED PRIOR TO THE FIRST INSPECTION." ADDRESS NUMBERS SHALL BE A MINIMUM OF 4 INCHES (102 MM) HIGH WITH A MINIMUM STROKE WIDTH OF 1/2" INCH. - 2019 CRC R106.1.1, R319.1 INSTALLATION DIMENSIONS AND ADDITIONAL INFORMATION 205 ACCENT EXTERIOR WALL LIGHT 321 AIR CONDITIONING CONDENSER LOCATION 509 STUCCO CONTROL JOINT - SEE DETAIL 17/D4 521 STUCCO - OMEGA DIAMOND WALL ONE COAT STUCCO (R4) ICC# ESR-1194 STUCCO TYPE 1 OR 11 PORTLAND CEMENT OVER SRAT 'R' GUARD ESR-1566 BY 'START R FOAM'. 525 STUCCO OVER RIGID FOAM TRIM - FOAM SHAPE PER ELEVATION 596 FRONT DOOR WITH TEMPERED OBSCURE GLASS PANELS 602 FIBER CEMENT TRIM(S) - SIZE PER ELEVATION 604 1x3 FIBER CEMENT BATTS SPACED AT 16" O.C. 626 OUTLOOKER ASSEMBLY - WOOD (SIZE/SHAPE PER ELEVATION) 644 FIBER CEMENT VERTICAL SIDING - 5/16" THICK 'HARDIPLANK' (OR EQUIVALENT. FINISH: SELECT CEDARMILL. (INSTALLATION PER MANUFACTURER'S INSTRUCTIONS) ICC-ES NER-405 701 G.I. FLASHINGELEVATION KEY NOTES ANY OPERABLE WINDOW WITH A SILL THAT IS LOCATED LESS THAN 24" ABOVE FINISHED FLOOR AND MORE THAN 72" ABOVE FINISHED GRADE OR OTHER SURFACE BELOW AT THE EXTERIOR, MUST BE PROTECTED BY A GUARD OR, HAVE A FIXED GLASS. THE GUARD MAY NOT HAVE OPENINGS THAT A SPHERE 4" IN DIAMETER CAN PASS THROUGH. 2022 CBC 1405.13.2 NOTE: WATER-RESISTIVE BARRIER APPLIED OVER WOOD-BASE SHEATHING SHALL HAVE 2 LAYERS OF GRADE 'D' PAPER APPLIED SHINGLE FASHION. 2022 CRC R703.7.3 FINISHED GRADE VARIES. SEE CIVIL ENGINEERS PLANS FOR FINAL GRADE AND SITE DRAINAGE. RIDGE RIDGE 4.5:12

6.5:12

6.5:12 1'-0" 1'-0" SCISSOR TRUSS FOR VOLUME CEILING 4.5:12 o/ 2.5:12 826 835 836 835 836 823 812 ROOF AREA: SQ. FT."A" 1816 5 LOWER VENTS 4 UPPER VENTS 810 82682627D1 26D1 26D1 814 VALLEY VALLEY 15D1 21D1 FOR SOLAR PHOTOVOLTAIC PANELS LOCATION AND PHOTOVOLTAIC SYSTEM, SEE PLANS BY SOLAR CONSULTANT 837 PROVIDE 1" CONDUIT FROM THE ELECTRIC PANEL TO LOCATION IN ATTIC FOR SOLAR INSTALLATION 801 847 847 838 PROVIDE ROUTE FOR SOLAR HEAT PUMP WATER HEATER ROOF PLAN KEY NOTES Name NOTE 801 CLASS 'A' ROOFING - CONCRETE - 'FLAT' TILE - BY EAGLE ROOFING ICC# ESR 1900 810 LINE OF WALL BELOW 812 STUCCO CEILING 814 WOOD SOFFIT 823 MIN. 22"X30" CLEAR OPENING IN CALIFORNIA ROOF FRAMING CONDITIONS FOR ATTIC ACCESS AND CROSS VENTILATION - CONTRACTOR TO VERIFY AIRFLOW TO ALL ATTIC AREAS 826 ROOF VENT - O'HAGIN "XL SERIES" CLOAKED VENT (ICC # NER-9650A) 835 G.I. METAL GUTTER(S) - VERIFY LOICATIONS WITH INSTALLER 836 G.I. METAL DOWNSPOUT(S) - DISCHARGE TO APPROVED SITE DRAINAGE SYSTEM- VERIFY LOCATIONS WITH INSTALLER 837 PROVIDE 1" CONDUIT FROM THE ELECTRIC PANEL TO LOCATION IN ATTIC FOR PV SOLAR INSTALLATION. PROVIDE ROUTE FOR FUTURE SOLAR WATER HEATER 838 PHOTOVOLATIC SOLAR ARRAY 847 PROVIDE NON-COMBUSTIBLE FIREBLOCKING (10 FEET ON CENTER) AT CONCEALED SPACE AT EAVES A1.6 -A106 DATE REVISIONS NO. DESCRIPTION PROJECT MANAGER : DESIGNER : DRAWN BY : REVIEWED BY : 1ST BLDG. DEPT. SUBMITTAL : ISSUED FOR CONSTRUCTION : JOB NUMBER : CAD FILE NAME : DATE: SHEET: CC -WHA CC 06-26-2023-2023009 06-26-23 DO NOT SCALE PLANS 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA WHA EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION AND CONSENT OF WHA IN THE EVENT OF UNAUTHORIZED REUSE OF THESE PLANS BY A THIRD PARTY, THE THIRD PARTY SHALL HOLD WHA HARMLESS.

C L!V-P1318-P2
PLAN 1334
CITREA at CLOVIS

CLOVIS, CALIFORNIA

WILSON HOMES

FRESNO, CALIFORNIA
TRACT NUMBER: 6205
PROJECT TYPE: S.F.D. (X'xX' Lots)
2023009- 2022 CODE UPDATE FIRST BLDG DEPT SET 06-26-2023 ARCHITECTS . PLANNERS . DESIGNERS ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO FRONT SCALE: 1/4" = 1'-0" REAR LEFT RIGHT GRADE AND SITE DRAINAGE. FINISHED GRADE VARIES. SEE CIVIL ENGINEERS PLANS FOR FINAL PLAN 1334B ELEVATIONS AND ROOF PLAN 2x8 2x8 1'-0" 1 D1.1 CONCRETE FLAT TILE 1'-0" ELEVATION REFERENCE: B ELEVATION STYLE: ROOF MATERIAL STANDARD ROOF DETAIL U.N.O. FASCIA - BARGE - OVERHANG DIM. - U.N.O. U.N.O. U.N.O. EAVE RAKE ROOF PLAN SCALE: 1/8" = 1'-0" "EAGLE ROOFING" ICC# ESR-1900 ROOF PLAN NOTES MODERN 1. SEE GENERAL NOTES FOR ROOF NOTES. 2. SPARK ARRESTORS SHALL BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. 3. ATTIC ACCESS PER CRC SECTION R807. 4. PROVIDE ATTIC & SOFFIT VENTILATION PER CRC SECTION R806. PER CRC SECTION R806.2, THE MINIMUM NET FREE VENTILATING AREA SHALL BE 1/150 OF THE AREA OF THE VENTED SPACE. EXCEPTION: THE MINIMUM NET FREE VENTILATION AREA SHALL BE 1/300 OF THE VENTED SPACE PROVIDED BOTH OF THE FOLLOWING CONDITIONS ARE MET: · IN CLIMATE ZONES 14 AND 16, A CLASS I OR II VAPOR RETARDER IS INSTALLED ON THE WARM-IN-WINTER SIDE OF THE CEILING · NOT LESS THAN 40 PERCENT AND NOT MORE THAN 50 PERCENT OF THE REQUIRED VENTILATING AREA IS PROVIDED BY VENTILATORS LOCATED IN THE UPPER PORTION OF THE ATTIC OR RAFTER SPACE. UPPER VENTILATORS SHALL BE LOCATED NO MORE THAN 3 FEET (914 MM) BELOW THE RIDGE OR HIGHEST POINT OF THE SPACE, MEASURED VERTICALLY. THE BALANCE OF THE REQUIRED VENTILATION PROVIDED SHALL BE LOCATED IN THE BOTTOM ONE-THIRD OF THE ATTIC SPACE. WHERE THE LOCATION OF WALL OR ROOF FRAMING MEMBERS CONFLICTS WITH THE INSTALLATION OF UPPER VENTILATORS, INSTALLATION OF MORE THAN 3 FEET (914 MM) BELOW THE RIDGE OF HIGHEST POINT OF THE SPACE SHALL BE PERMITTED. 4. CLAY AND CONCRETE ROOF TILE SHALL BE INSTALLED ON ROOF SLOPES OF 2 ½:12 OR GREATER. FOR ROOF SLOPES FROM 2 ½: 12 TO 4:12, DOUBLE UNDERLAYMENT APPLICATION AS REQUIRED IN ACCORDANCE WITH R905.3.3. (R905.3.2 CRC) 5. WOOD BATTENS ARE REQUIRED ON CONCRETE AND CLAY TILE ROOFS WHERE SLOPES EXCEED 7:12 PER TILE ROOFING INSTITUTE INSTALLATION MANUAL. 6. WHEN ROOF WITH DIFFERENT PITCHES INTERSECT, THE FRAMER OR TRUSS MANUFACTURER MUST ADD A HEEL TO THE STEEPER PITCH TO ALIGN WITH THE EAVE OF THE LOWER PITCH. 7. ROOF SHALL HAVE MIN. AGED SOLAR REFLECTANCE OF 0.20, MIN. THERMAL EMITTANCE OF 0.75, OR AGED SOLAR REFLECTANCE INDEX (SRI) OF 16 FOR STEEPED-SLOPED ROOFS. FOR LOW-SLOPED ROOFS, ROOF SHALL HAVE A MIN. AGED SOLAR REFLECTANCE OF 0.63 THERMAL EMITTANCE OF 0.75, OR AGED SOLAR REFLECTANCE INDEX (SRI) OF 75 OR MORE PER CEnC150.2(B)1I 1. SOLAR PHOTOVOLTAIC POWER SYSTEMS SHALL BE PROVIDED IN ACCORDANCE WITH CEnC. SECTION 150.1(b)1. INSTALLATION PER CRC SECTION 324.3 THROUGH R324.8 AND THE CALIFORNIA ELECTRICAL CODE, CALIFORNIA FIRE CODE, AND THE MANUFACTURER'S INSTALLATION INSTRUCTIONS. 2. REFER TO SOLAR CONSULTANT PLANS UNDER SEPARATE SUBMITTAL FOR SOLAR PHOTOVOLTAIC POWER SYSTEM DESIGN, PANEL LOCATIONS AND SIZES, AND ALL OTHER DESIGN REQUIREMENTS. NOTE THAT NO MECHANICAL,PLUMBING EXHAUST VENTS, ROOF ATTIC VENTS WILL BE PERMITTED WITHIN THE SOLAR ZONE AREA. WHERE APPLICABLE, CONSIDERATION AND COORDINATION WITH SOLAR PANEL LOCATIONS SHOULD BE TAKEN INTO ACCOUNT WHEN PLACING THE DRYER VENT TERMINATION. REF CA ENERGY CODE SECTION 110.10 AND CBC SECTION 3111.2.1 SOLAR PHOTOVOLTAIC SYSTEMS MODERN 179
005 101 201 551 OPT. 002 004 005 101 201 7'-6" 422

C HS C HS

C HS C HS
C HS GREAT ROOM VOL. H.S. DINING VOL. H.S. KITCHEN VOL. H.S. 2 CAR GARAGE 8'-0" CLG. CONCRETE COVD. ENTRY 8'-0" CLG. CONCRETE ENTRY 8'-0" CLG. H.S. PRIMARY BDRM VOL. CARPET BA 2 AGING-IN PLACE 8'-0" CLG. H.S. SERV. 8'-0" CLG. H.S. PRIMARY BATH 8'-0" CLG. H.S. BEDRM. 2 8'-0" CLG. CARPET BEDRM. 3/ OPT DEN 8'-0" CLG. CARPET 16'-0" x 7'-0" SECT. GAR. DOOR 3068 BI-PASS 5068 BI-PASS 5068
2868 2468
2868
28 SC 68 2468
30 SC 68 6040 SL 6040 SL
4030 SL 4040 SL 6068 TEMP. GL. SLIDER
16TEMP. GL. 30 SH
2468 2068 3068 SC
5" *
*
3068
5" FLAT VOLUME 4046 SL*3068
20'-0" x 20'-0" CLEAR SPACE W.I.C. 8'-0" CLG. CARPET 40'-0" 44'-6" 46'-6"
44'-6" 46'-6" 2'-0" 12'-1" 9'-0" 18'-11" 40'-0" 25'-2" 14'-10" 2'-0" 1'-11" 4" 4'-7" 4" 1'-10" 003 7'-2" 422 551 OPT. 551 OPT. 5" 16'-2" 2'-4" 5'-10" 5'-5" 11'-3" 10" 2'-0" NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION FLOOR AREA TABLE PLAN 1334C LOWER FLOOR PLAN 1334 SQ. FT. TOTAL 1334 SQ. FT. 2-BAY GARAGE 425 SQ. FT. COVERED ENTRY/PORCH 39 SQ. FT. FLOOR PLAN KEY NOTES Name NOTE 002 CONCRETE DRIVE (BY OTHERS) 003 CONCRETE WALK (BY OTHERS) 004 CONCRETE PORCH SLAB (BY OTHERS) - SLOPE 1/4" PER FOOT MINIMUM (2% SLOPE) TO DRAIN IN THE DIRECTION INDICATED. REFER TO LANDSCAPE AND CIVIL DRAWINGS FOR FURTHER INFORMATION 005 CONCRETE GARAGE SLAB - SLOPE 1/8" PER FOOT MINIMUM IN DIRECTION INDICATED 101 THE PRIVATE GARAGE SHALL BE SEPARATED FROM THE DWELLING UNIT AND ATTIC AREA BY MEANS OF GYPSUM BOARD, NOT LESS THAN 1/2" IN THICKNESS, APPLIED TO THE GARAGE SIDE. C.B.C. SECTION 406.3.2.1. 201 UTILITY EQUIPMENT AND SERVICE PANELS - VERIFY LOCATION 422 STUCCO SOFFIT: HEIGHT PER PLAN 551 MANUFACTURED ADHERED STUCCO STONE VENEER - INSTALL PER MANUFACTURER'S INSTRUCTIONS. ADHERED MASONRY VENEER REQUIREMENTS PER CRC SECTION R703.12 NOTE: SHADED WALLS INDICATE AREAS THAT ARE DIFFERENT THAN THE BASE FLOOR PLAN NOTE: REFER TO CIVIL AND LANDSCAPE DRAWINGS BY OTHERS FOR ALL DRIVEWAYS AND SIDEWALK LOCATIONS. REFER TO BASE PLAN SHEET FOR ADDITIONAL NOTES AND DIMENSIONS. ADDENDA FLOOR PLAN NOTES A1.1. A1.7 -A107 FLOOR PLAN DATE REVISIONS NO. DESCRIPTION PROJECT MANAGER : DESIGNER : DRAWN BY : REVIEWED BY : 1ST BLDG. DEPT. SUBMITTAL : ISSUED FOR CONSTRUCTION : JOB NUMBER : CAD FILE NAME : DATE: SHEET: CC-WHA CC 06-26-2023-2023009 06-26-23 DO NOT SCALE PLANS 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA WHA EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION AND CONSENT OF WHA IN THE EVENT OF UNAUTHORIZED REUSE OF THESE PLANS BY A THIRD PARTY, THE THIRD PARTY SHALL HOLD WHA HARMLESS.

C L!V-P1318-P2
PLAN 1334
CITREA at CLOVIS

CLOVIS, CALIFORNIA

WILSON HOMES

FRESNO, CALIFORNIA
TRACT NUMBER: 6205
PROJECT TYPE: S.F.D. (X'xX' Lots)
2023009- 2022 CODE UPDATE FIRST BLDG DEPT SET 06-26-2023 ARCHITECTS . PLANNERS . DESIGNERS ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO SCALE: 1/4" = 1'- 0" INTERIOR ELEVATION KEY WALL LEGEND LOW WALL SOFFIT LIMITS 2 x 6 STUD WALL 2 x 4 STUD WALL SHELF ABOVE ARCHED SOFFIT LIMITS PROGRESSIVE NAPA PLAN 1334C ADDENDA FLOOR PLAN FLOOR PLAN NOTES 1. REFER TO ARCHITECTURAL SYMBOL LEGEND ON SHEET C1 FOR ADDITIONAL INFORMATION AND CLEARANCES 2. ATTICS: ACCESS PER CRC R807, DRAFTSTOPS PER CRC R302.12 AND VENTILATION PER R806. 3. CRAWL SPACES: ACCESS PER CRC R408.4 AND VENTILATION PER R408.1. 4. EMERGENCY ESCAPE AND RESCUE OPENINGS PER CRC R202 & R310. MEANS OF EGRESS PER CRC 311. 5. GLAZING PER CRC R303.1, R301.2.1.2 & R308. 6. COMBUSTION AIR TO FORCED AIR UNIT PER CMC CHAPTER 7. 7. COMBUSTION AIR TO WATER HEATER PER CPC SECTION 506.0. 8. ENVIRONMENTAL AIR DUCTS PER CMC SECTION 504. 9. MECHANICAL EQUIPMENT LOCATION AND PROTECTION AGAINST DAMAGE PER CMC 305. 10. MANDATORY REQUIREMENTS FOR APPLIANCES PER CEnC SECTION 110.1. 11. 12. 13. 14. 15. THE SILL HEIGHT IS NOT TO EXCEED 44" FROM THE BOTTOM OF THE CLEAR OPENING IN SLEEPING ROOMS. CRC R31.0.1 IN UPPER FLOOR PLANS, ANY OPERABLE WINDOW WITH A SILL THAT IS LOCATED LESS THAN 24" ABOVE THE FINISHED FLOOR AND MORE THAN 72" ABOVE FINISHED GRADE OR OTHER SURFACE BELOW AT THE EXTERIOR, MUST BE PROTECTED BY A GUARD OR, HAVE FIXED GLASS. THE GUARD MAY NOT HAVE OPENINGS THAT A SPHERE 4" IN DIAMETER CAN PASS THROUGH. CRC R312.2 A SHEETROCK NAILING INSPECTION IN REQUIRED. CRC R109.1.4.2 GLAZING IN A HAZARDOUS LOCATION IS REQUIRED TO BE GLAZED WITH SAFETY MATERIAL. CRC R308 VERTICAL CLEARANCE ABOVE THE COOKTOP TO COMBUSTIBLES IS 30" UNPROTECTED, OR 24" PROTECTED, AND THE HORIZONTAL DIMENSIONS IS REQUIRED TO BE PER THE PERMANENT MARKING LISTED ON THE UNIT. CMC 916.1 & 916.2 16. 17. THE WALL SURFACE BEHIND CERAMIC TILE OR OTHER FINISH WALL MATERIALS SUBJECT TO WATER SPLASH ARE CONSTRUCTED OF MATERIALS NOT ADVERSELY AFFECTED BY WATER. NOTE THE USE OF FIBER CEMENT, FIBER MAT, REINFORCED CEMENT OR GLASS MAT GYPSUM BACKERS ON THE FLOOR PLAN. NOTE THAT WATER RESISTANT GYPSUM BOARD IS NO LONGER PERMITTED TO BE USED IN THESE LOCATIONS. CRC R702.4.2 18. NOTE THAT ALL ATTIC ACCESS OPENINGS ARE GASKETED TO PREVENT AIR LOSS. CEC 150.0(a) A MINIMUM 30" DIA. CIRCLE IS PROVIDED AT THE SHOWER FLOOR. THE MINIMUM FLOOR AREA OF THE SHOWER COMPARTMENT IS 1024 SQUARE INCHES. CPC 408.6 180 T.O.P. F.F./T.O.C. 8'-1"
8'-1" T.O.P. F.F./T.O.C. 11'-0" T.O.HEEL+24" 6'-8" HDR. 521 203 207 525 1X4 525 1X6 4" 6" 6" 4" 525 1X6 525 1X4 4" 4" 591 (2) 24X54 521 4" 4" 4" 4" 525 1X4 207 4" 4" 525 1X6 521 1D3 19D3 TYP. 28D3 TYP. TYP. 3D3 21 TYP. D3 TYP. 3D2 16D3
7'-2"
6'-6" 25D2
17'-7" 596 509 T.O.P. F.F./T.O.C. 8'-1"
8'-1" T.O.P. F.F./T.O.C. T.G. T.G. 6'-8" HDR. 521 28D3 TYP. 3D2 TYP. 2 TYP. D3 19D3 509 TYP. T.O.P. F.F./T.O.C. 8'-1" 8'-1" T.O.P. F.F./T.O.C. 6'-8" HDR. 321 521 701 28D3 TYP. 3D2TYP. 509 TYP. T.O.P. F.F./T.O.C. 8'-1" 8'-1" T.O.P. F.F./T.O.C. 201 521 701 28D3 TYP. 3 TYP. D2 T.G. 1D3509 TYP. 207 ELEVATION KEY NOTES Name NOTE 201 UTILITY EQUIPMENT AND SERVICE PANELS - VERIFY LOCATION 203 "STREET ADDRESS AND NUMBERS SHALL BE POSTED PRIOR TO THE FIRST INSPECTION." ADDRESS NUMBERS SHALL BE A MINIMUM OF 4 INCHES (102 MM) HIGH WITH A MINIMUM STROKE WIDTH OF 1/2" INCH. - 2019 CRC R106.1.1, R319.1 INSTALLATION DIMENSIONS AND ADDITIONAL INFORMATION 207 COACH LIGHT LOCATION - FIELD VERIFY HEIGHT WITH FIXTURE TYPE 321 AIR CONDITIONING CONDENSER LOCATION - PAD SUPPORTING COMPRESSOR/ CONDENSER SHALL BE A MINIMUM OF 3" ABOVE GRADE PER C.M.C. SECTION 1105.2. 509 STUCCO CONTROL JOINT - SEE DETAIL 17/D4 521 1-COAT STUCCO - INSTALL PER MANUFACTURER'S LISTING - SEE SPECIFICATIONS FOR ADDITIONAL INFORMATION 525 STUCCO OVER RIGID FOAM TRIM - FOAM SHAPE PER ELEVATION (SEE SHEET D2.0) 551 MANUFACTURED ADHERED STUCCO STONE VENEER - INSTALL PER MANUFACTURER'S INSTRUCTIONS. ADHERED MASONRY VENEER REQUIREMENTS PER CRC SECTION R703.12 552 STONE LOW WALL 591 DECORATIVE SHUTTER (SIZE AND STYLE PER ELEVATION). SEE DETAIL 25/D2 596 FRONT DOOR WITH TEMPERED OBSCURE GLASS PANELS 701 G.I. FLASHING ANY OPERABLE WINDOW WITH A SILL THAT IS LOCATED LESS THAN 24" ABOVE FINISHED FLOOR AND MORE THAN 72" ABOVE FINISHED GRADE OR OTHER SURFACE BELOW AT THE EXTERIOR, MUST BE PROTECTED BY A GUARD OR, HAVE A FIXED GLASS. THE GUARD MAY NOT HAVE OPENINGS THAT A SPHERE 4" IN DIAMETER CAN PASS THROUGH. 2022 CBC 1405.13.2 NOTE: WATER-RESISTIVE BARRIER APPLIED OVER WOOD-BASE SHEATHING SHALL HAVE 2 LAYERS OF GRADE 'D' PAPER APPLIED SHINGLE FASHION. 2022 CRC R703.7.3 FINISHED GRADE VARIES. SEE CIVIL ENGINEERS PLANS FOR FINAL GRADE AND SITE DRAINAGE. RIDGE RIDGE VALLEY VALLEY 4.5:12

6.5:12

6.5:12 1'-0" 1'-0" 4.5:12 o/ 2.5:12 RIDGE SCISSOR TRUSS FOR VOLUME CEILING 826 835 836 835 836 823 810 826 813 812 27D1 26D1 27D1 26D1 ROOF AREA: SQ. FT."A" 1816 5 LOWER VENTS 4 UPPER VENTS 826 FOR SOLAR PHOTOVOLTAIC PANELS LOCATION AND PHOTOVOLTAIC SYSTEM, SEE PLANS BY SOLAR CONSULTANT 837 PROVIDE 1" CONDUIT FROM THE ELECTRIC PANEL TO LOCATION IN ATTIC FOR SOLAR INSTALLATION 801 847 847 838 PROVIDE ROUTE FOR SOLAR HEAT PUMP WATER HEATER T.O.P. F.F./T.O.C. 8'-1" 2'-0" 22D3 ROOF PLAN KEY NOTES Name NOTE 801 CLASS 'A' ROOFING - CONCRETE - 'FLAT' TILE - BY EAGLE ROOFING ICC# ESR 1900 810 LINE OF WALL BELOW 812 STUCCO CEILING 813 STUCCO SOFFIT 823 MIN. 22"X30" CLEAR OPENING IN CALIFORNIA ROOF FRAMING CONDITIONS FOR ATTIC ACCESS AND CROSS VENTILATION - CONTRACTOR TO VERIFY AIRFLOW TO ALL ATTIC AREAS 826 ROOF VENT - O'HAGIN "XL SERIES" CLOAKED VENT (ICC # NER-9650A) 835 G.I. METAL GUTTER(S) - VERIFY LOICATIONS WITH INSTALLER 836 G.I. METAL DOWNSPOUT(S) - DISCHARGE TO APPROVED SITE DRAINAGE SYSTEM- VERIFY LOCATIONS WITH INSTALLER 837 PROVIDE 1" CONDUIT FROM THE ELECTRIC PANEL TO LOCATION IN ATTIC FOR PV SOLAR INSTALLATION. PROVIDE ROUTE FOR FUTURE SOLAR WATER HEATER 838 PHOTOVOLATIC SOLAR ARRAY 847 PROVIDE NON-COMBUSTIBLE FIREBLOCKING (10 FEET ON CENTER) AT CONCEALED SPACE AT EAVES 8'-1" T.O.P. F.F./T.O.C. 10'-0" T.O.HEEL 6'-8" +24" HDR. 551 552 525 4X4 2'-2" 2'-2" 551 552 525 4X4 5D2 29D3 23D3 A1.8
-A108 DATE REVISIONS NO. DESCRIPTION PROJECT MANAGER : DESIGNER : DRAWN BY : REVIEWED BY : 1ST BLDG. DEPT. SUBMITTAL : ISSUED FOR CONSTRUCTION : JOB NUMBER : CAD FILE NAME : DATE: SHEET: CC -WHA CC 06-26-2023-2023009 06-26-23 DO NOT SCALE PLANS 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA WHA EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION AND CONSENT OF WHA IN THE EVENT OF UNAUTHORIZED REUSE OF THESE PLANS BY A THIRD PARTY, THE THIRD PARTY SHALL HOLD WHA HARMLESS.

C L!V-P1318-P2
PLAN 1334
CITREA at CLOVIS

CLOVIS, CALIFORNIA

WILSON HOMES

FRESNO, CALIFORNIA
TRACT NUMBER: 6205
PROJECT TYPE: S.F.D. (X'xX' Lots)
2023009- 2022 CODE UPDATE FIRST BLDG DEPT SET 06-26-2023 ARCHITECTS . PLANNERS . DESIGNERS ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO FRONT SCALE: 1/4" = 1'-0" REAR LEFT RIGHT GRADE AND SITE DRAINAGE. FINISHED GRADE VARIES. SEE CIVIL ENGINEERS PLANS FOR FINAL PLAN 1334C ELEVATIONS AND ROOF PLAN PARTIAL LEFT @ OPT. STONE PARTIAL RIGHT AT OPT. STONE PARTIAL FRONT @ STONE OPT. PROGRESSIVE NAPA 2x6 2x6 1'-0" 1'-0" CONCRETE FLAT TILE 1 D1.1 ELEVATION REFERENCE: C ELEVATION STYLE: ROOF MATERIAL STANDARD ROOF DETAIL U.N.O. FASCIA - BARGE - OVERHANG DIM. - U.N.O. U.N.O. U.N.O. EAVE RAKE ROOF PLAN SCALE: 1/8" = 1'-0" "EAGLE ROOFING" ICC# ESR-1900 ROOF PLAN NOTES 1. SEE GENERAL NOTES FOR ROOF NOTES. 2. SPARK ARRESTORS SHALL BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. 3. ATTIC ACCESS PER CRC SECTION R807. 4. PROVIDE ATTIC & SOFFIT VENTILATION PER CRC SECTION R806. PER CRC SECTION R806.2, THE MINIMUM NET FREE VENTILATING AREA SHALL BE 1/150 OF THE AREA OF THE VENTED SPACE. EXCEPTION: THE MINIMUM NET FREE VENTILATION AREA SHALL BE 1/300 OF THE VENTED SPACE PROVIDED BOTH OF THE FOLLOWING CONDITIONS ARE MET: · IN CLIMATE ZONES 14 AND 16, A CLASS I OR II VAPOR RETARDER IS INSTALLED ON THE WARM-IN-WINTER SIDE OF THE CEILING · NOT LESS THAN 40 PERCENT AND NOT MORE THAN 50 PERCENT OF THE REQUIRED VENTILATING AREA IS PROVIDED BY VENTILATORS LOCATED IN THE UPPER PORTION OF THE ATTIC OR RAFTER SPACE. UPPER VENTILATORS SHALL BE LOCATED NO MORE THAN 3 FEET (914 MM) BELOW THE RIDGE OR HIGHEST POINT OF THE SPACE, MEASURED VERTICALLY. THE BALANCE OF THE REQUIRED VENTILATION PROVIDED SHALL BE LOCATED IN THE BOTTOM ONE-THIRD OF THE ATTIC SPACE. WHERE THE LOCATION OF WALL OR ROOF FRAMING MEMBERS CONFLICTS WITH THE INSTALLATION OF UPPER VENTILATORS, INSTALLATION OF MORE THAN 3 FEET (914 MM) BELOW THE RIDGE OF HIGHEST POINT OF THE SPACE SHALL BE PERMITTED. 4. CLAY AND CONCRETE ROOF TILE SHALL BE INSTALLED ON ROOF SLOPES OF 2 ½:12 OR GREATER. FOR ROOF SLOPES FROM 2 ½: 12 TO 4:12, DOUBLE UNDERLAYMENT APPLICATION AS REQUIRED IN ACCORDANCE WITH R905.3.3. (R905.3.2 CRC) 5. WOOD BATTENS ARE REQUIRED ON CONCRETE AND CLAY TILE ROOFS WHERE SLOPES EXCEED 7:12 PER TILE ROOFING INSTITUTE INSTALLATION MANUAL. 6. WHEN ROOF WITH DIFFERENT PITCHES INTERSECT, THE FRAMER OR TRUSS MANUFACTURER MUST ADD A HEEL TO THE STEEPER PITCH TO ALIGN WITH THE EAVE OF THE LOWER PITCH. 7. ROOF SHALL HAVE MIN. AGED SOLAR REFLECTANCE OF 0.20, MIN. THERMAL EMITTANCE OF 0.75, OR AGED SOLAR REFLECTANCE INDEX (SRI) OF 16 FOR STEEPED-SLOPED ROOFS. FOR LOW-SLOPED ROOFS, ROOF SHALL HAVE A MIN. AGED SOLAR REFLECTANCE OF 0.63 THERMAL EMITTANCE OF 0.75, OR AGED SOLAR REFLECTANCE INDEX (SRI) OF 75 OR MORE PER CEnC150.2(B)1I 1. SOLAR PHOTOVOLTAIC POWER SYSTEMS SHALL BE PROVIDED IN ACCORDANCE WITH CEnC. SECTION 150.1(b)1. INSTALLATION PER CRC SECTION 324.3 THROUGH R324.8 AND THE CALIFORNIA ELECTRICAL CODE, CALIFORNIA FIRE CODE, AND THE MANUFACTURER'S INSTALLATION INSTRUCTIONS. 2. REFER TO SOLAR CONSULTANT PLANS UNDER SEPARATE SUBMITTAL FOR SOLAR PHOTOVOLTAIC POWER SYSTEM DESIGN, PANEL LOCATIONS AND SIZES, AND ALL OTHER DESIGN REQUIREMENTS. NOTE THAT NO MECHANICAL,PLUMBING EXHAUST VENTS, ROOF ATTIC VENTS WILL BE PERMITTED WITHIN THE SOLAR ZONE AREA. WHERE APPLICABLE, CONSIDERATION AND COORDINATION WITH SOLAR PANEL LOCATIONS SHOULD BE TAKEN INTO ACCOUNT WHEN PLACING THE DRYER VENT TERMINATION. REF CA ENERGY CODE SECTION 110.10 AND CBC SECTION 3111.2.1 SOLAR PHOTOVOLTAIC SYSTEMS PROGRESSIVE NAPA 181
FLOOR PLAN KEY NOTES Name NOTE 002 CONCRETE DRIVE (BY OTHERS) 003 CONCRETE WALK (BY OTHERS) 004 CONCRETE PORCH SLAB (BY OTHERS) - SLOPE 1/4" PER FOOT MINIMUM (2% SLOPE) TO DRAIN IN THE DIRECTION INDICATED. REFER TO LANDSCAPE AND CIVIL DRAWINGS FOR FURTHER INFORMATION 005 CONCRETE GARAGE SLAB - SLOPE 1/8" PER FOOT MINIMUM IN DIRECTION INDICATED 006 CONCRETE STOOP - SLOPE 1/4" PER FOOT MINIMUM TO DRAIN IN DIRECTION INDICATED. LANDING SHALL HAVE A LENGTH MEASURED IN THE DIRECTION OF TRAVEL OF NOT LESS THAN 44 "; EXCEPT IN GROUPS R-3 AND U OCCUPANCIES AND WITHIN INDIVIDUAL UNITS OF GROUP R-2 NEED NOT EXCEED 36" (U.NO.) PER CBC SECTION 1010.1.5 101 THE PRIVATE GARAGE SHALL BE SEPARATED FROM THE DWELLING UNIT AND ATTIC AREA BY MEANS OF GYPSUM BOARD, NOT LESS THAN 1/2" IN THICKNESS, APPLIED TO THE GARAGE SIDE. C.B.C. SECTION 406.3.2.1. 110 PROVIDE SOLID WOOD DOOR NOT LESS THAN 1-3/8" THICK, SOLID OR HONEYCOMB-CORE STEEL DOOR NOT LESS THAN 1-3/8" THICK, OR 20 MINUTE FIRE-RATED DOOR. DOORS SHALL BE SELF-LATCHING AND EQUIPPED WITH OR SELF-CLOSING OR AUTOMATIC-CLOSING DEVICE PER C.R.C. SECTION R302.5.1. 111 EGRESS DOOR TO PROVIDE A CLEAR WIDTH OF NOT LESS THAN 32 INCHES WHERE MEASURED BETWEEN THE FACE OF THE DOOR AND THE STOP, WITH THE DOOR OPEN 90 DEGREES 198 LOW VOLT SUB PANEL. INSTALLATION IN CLOSETS IS PROHIBITED 201 UTILITY EQUIPMENT AND SERVICE PANELS - VERIFY LOCATION 224 LOCATION OF SYSTEM ISOLATION/TRANSFER SWITCH (MOUNTED NOT RECESSED). INSTALL WITHIN 3 FEET OF MAIN PANEL BOARD PER CENC 150.0(S)4 225 LOCATION OF ENERGY STORAE SYSTEM (ESS) PER CENC. 150.0(S). LOCATION PER CRC SECTION 328.3.1 AND R328.4 226 BACKUP SUB PANEL 252 SOLAR READY BOX 302 HYBRID ELECTRIC HEAT PUMP WATER HEATER. (18" PLATFORM NOT REQUIRED BUT MAY BE PROVIDED FOR CONDENSATE LINE DRAINAGE PURPOSES). PROTECT FROM DAMAGE PER CPC SECTION 507.13.1. SEISMIC PROVISIONS PER CPC SECTION 507.2. WATER SYS. PIPING & INSUL. FOR PIPING AND TANKS PER Cenc 150.0 (i) & WATER HEATING SYSTEMS PER Cenc 150.0(n) 309 TEMPERATURE & PRESSURE RELIEF VALVE. DISCHARGE LINE TO THE OUTSIDE PER CPC SECTION 608.5 321 AIR CONDITIONING CONDENSER LOCATION - PAD SUPPORTING COMPRESSOR/ CONDENSER SHALL BE A MINIMUM OF 3" ABOVE GRADE PER C.M.C. SECTION 1105.2. 322 FORCED AIR UNIT (FAU) ATTIC INSTALLATION. SEE DETAIL 26/D4 346 LOCATION OF ENERGY STORAE SYSTEM (ESS) PER CENC. 150.0(S). LOCATION PER CRC SECTION 328.3.1 AND R328.4 351 REFRIGERATOR SPACE WITH RECESSED COLD WATER BOX 355 SINK WITH GARBAGE DISPOSER 359 DISHWASHER 360 SLIDE-IN RANGE/OVEN AND MICRO WITH VENT/LIGHT COMBINATION (EXHAUST VENT TO OUTSIDE). PROVIDE 24" CLEAR ABOVE RANGE/OVEN TO UNDERSIDE OF MICROWAVE VENT. 372 WASHER SPACE WITH RECESSED WATER BOX AND DRAIN PAN 373 DRYER SPACE 380 TUB/ SHOWER - SIZE PER PLAN. VERIFY UNIT DIMENSIONS WITH MANUFACTURER PRIOR TO FRAMING. PROVIDE FURRING AS NECESSARY. 381 CURTAIN ROD 382 TEMPERED GLASS SHOWER DOOR/ ENCLOSURE 385 SHOWER - PREFABRICATED PAN - SIZE PER PLAN. VERIFY UNIT DIMENSIONS WITH MANUFACTURER PRIOR TO FRAMING. PROVIDE FURRING AS NECESSARY. 393 TOILET - PROVIDE MINIMUM 24" X 30" CLEAR FLOOR AREA IN FRONT OF TOILET 401 INTERIOR SOFFIT(S)/ DROPPED CEILING(S): HEIGHT PER PLAN 416 30"X30" ATTIC ACCESS - DIMENSIONS ARE CLEAR. ATTIC ACCESS DOORS SHALL HAVE PERMANENTLY ATTACHED INSULATION USING ADHESIVE OR MECHANICAL FASTENERS. THE ATTIC ACCESS SHALL BE GASKETED TO PREVENT AIR LEAKAGE PER CENC 150.0(A)2 - SEE DETAIL 25/D4 422 STUCCO SOFFIT: HEIGHT PER PLAN 428 ARCHED STUCCO SOFFIT - SEE EXTERIOR ELEVATION 442 2x PONY WALL - SIZE/HEIGHT PER PLAN 451 KITCHEN ISLAND - PROVIDE APPROVED UNDERGROUND CONDUIT FOR ELECTRIC SERVICE TO ISLAND 453 PANTRY 454 DESK 455 LINEN 459 BASE CABINET 460 UPPER CABINET 461 WIRE SHELF 462 SHELF AND POLE - LOCATE POLE 66" A.F.F., PROVIDE 2x6 BLOCKING WITHIN STUD BAY AT EACH END & AT CENTER OF POLE FOR HARDWARE. VERIFY SHELF BRACKET LOCATIONS & PROVIDE CONCEALED 2x BLOCKING ACCORDINGLY 463 DOUBLE SHELF AND POLE - LOCATE POLES 44" & 88" A.F.F., PROVIDE 2x6 BLOCKING WITHIN STUD BAY AT EACH END & AT CENTER OF POLE FOR HARDWARE. VERIFY SHELF BRACKET LOCATIONS & PROVIDE CONCEALED 2x BLOCKING ACCORDINGLY 464 SHELF (OR SHELVES) 468 COAT CLOSET 482 FULL HEIGHT LINEN 496 SHOWER REINFORCEMENT TO BE CONTINUOUS WHERE WALL FRAMING IS PROVIDED. ACTUAL GRAB BARS NOT REQUIRED PER CODE 498 WATER CLOSET REINFORCEMENT TO BE INSTALLED ON BOTH SIDES WALLS OF THE FIXTURE, OR ON ONE SIDE WALL AND THE BACK WALL. ACTUAL GRAB BARS NOT REQUIRED PER CODE C HS
C HS

C HS C HS

C HS HS C
4050 SL 4050 SL 6080 TEMP. GL. SLIDER 6050 SL
TEMP. GL. 4030 SL
4040 SL 8060 XOX 3068 SC
5" 16'-0" x 8'-0" SECT. GAR. DOOR
*
*
*2668 5068 BI-PASS
2468 2868
3068
28 SC 68
30 SC 80 5068 BI-PASS 2668
2468 2468 2068 3068
2468 42'-0" 15'-0" 27'-0"
54'-0" 13'-9" 14'-7" 10'-4" 10'-9" 42'-0" 16'-7" 6'-6" 18'-11" 54'-0" 7'-0" 41'-0" 2'-0" 4'-0" 20'-6" 20'-6" 18'-4" 2'-2" 2'-7" 2'-0" GREAT ROOM 9'-0" CLG. CARPET DINING 9'-0" CLG. H.S. KITCHEN 9'-0" CLG. H.S. 2 CAR GARAGE 9'-0" CLG. CONCRETE COVD. ENTRY 9'-0" CLG. CONCRETE ENTRY 9'-0" CLG. H.S. PRIMARY BDRM 9'-0" CLG. CARPET BA. 2 9'-0" CLG. H.S. SERV. 9'-0" CLG. H.S. BEDRM. 3 9'-0" CLG. CARPET BEDRM. 2 9'-0" CLG. CARPET 5" 20'-0" x 20'-0" CLEAR SPACE 50'x82' W.I.C. 9'-0" CLG. CARPET 6" 4'-0" 4" A A2.3 A A2.3
BA2.3
BA2.3 7'-6" 7'-6" 7'-3" 13'-6" 6'-3"
3'-7
1 2
" 5'-2" 10'-10" 5'-9" 8'-4" 2'-6"
10'-9" 5'-3" 5'-1" 2'-5" 2'-5" 7'-2" 3'-8"
6'-6" 2'-3" 1'-7" 3'-512
" 2'-6" 3'-1" 3'-11" 1'-2" 4'-1
1 2
" 1'-6" 4'-6" 5'-5
12 " 3'-9
1 2
" 5'-11
1 2
" 8'-7
1 2
"
15'-0" 3'-1" 2'-5" 10" 3'-9" 9" 3'-0" 4" 4'-7
1 2
" 10'-51
2 " 6'-5
1 2
" 2'-9" 16'-0
1 2
" 4'-5
1 2
" 1'-8" 1'-7" 4'-8" 12'-6"002 003 004 005 101 110 428 8'-6" 201 101 401 8'-0" 380 381393 455 464 4 SH.462 462 416 372 373 461462 468 462 463 393 385 382 401 8'-0" 322 351 360 459 460 359 355 453 464 451 5 SH. 006 321 422 7'-6" 401 8'-0" 3'-1" 8'-7 1 2
" 2'-7
1 2
" 5'-0" 3'-4" 2'-0" 3'-0" 6" 1'-6" 442 2x6 198 111 3'-10" 3'-0 1 2
" 302 309 006
2 1
2 "
7 12
" 4'-5" 463 3'-5
12 " 496 498 482 225 4'-5" 5" 16'-2" 2'-4" 6'-1" 5'-10" 2'-3 1 2
" 1'-5" 401 8'-0" PRIMARY BATH AGING IN-PLACE 9'-0" CLG. H.S. 7 1 2
" 4'-0" 454 OPT 111 252 224 226 NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION FLOOR AREA TABLE PLAN 1482 A LOWER FLOOR PLAN 1482 SQ. FT. TOTAL 1482 SQ. FT. 2-BAY GARAGE 423 SQ. FT. COVERED ENTRY/PORCH 35 SQ. FT. A2.1 -A201.1 FLOOR PLAN DATE REVISIONS NO. DESCRIPTION PROJECT MANAGER : DESIGNER : DRAWN BY : REVIEWED BY : 1ST BLDG. DEPT. SUBMITTAL : ISSUED FOR CONSTRUCTION : JOB NUMBER : CAD FILE NAME : DATE: SHEET: CC-WHA CC 06-26-2023 2023009 06-26-23 DO NOT SCALE PLANS 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA WHA EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION AND CONSENT OF WHA IN THE EVENT OF UNAUTHORIZED REUSE OF THESE PLANS BY A THIRD PARTY, THE THIRD PARTY SHALL HOLD WHA HARMLESS.

C L!V-P1318-P2
PLAN 1482
CITREA at CLOVIS

CLOVIS, CALIFORNIA

WILSON HOMES

FRESNO, CALIFORNIA
TRACT NUMBER: 6205
PROJECT TYPE: S.F.D. (X'xX' Lots)
2023009- 2022 CODE UPDATE FIRST BLDG DEPT SET 06-26-2023 ARCHITECTS . PLANNERS . DESIGNERS ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO SCALE: 1/4" = 1'- 0" INTERIOR ELEVATION KEY PLAN 1482A FLOOR PLAN SEE SHEETS A2.5 & A2.7 FOR ADDENDA PLANS NAILING SCHEDULE IS LOCATED ON SHEET SD.2 CONTEMPORARY SPANISH = 2 x 4 D.F. #2 AT 16" O.C. = 2 x 6 D.F. #2 AT 16" O.C. FLOOR PLAN LEGEND (*) INDICATES WINDOW REQUIRED FOR EMERGENCY ESCAPE AND RESCUE WINDOW TO MEET THE REQUIREMENTS OF CRC R310 1. 5.7 SQUARE FEET NET CLEAR OPENING SIZE REQUIRED FOR MINIMUM EGRESS 2. 24 INCHES MINIMUM OPENING HEIGHT DIMENSION 3. 20 INCHES MINIMUM NET CLEAR OPERABLE WIDTH DIMENSION 4. 44 INCHES MAXIMUM NET HEIGHT OF WINDOW SILL FROM FINISH FLOOR 3050 SH * TEMP. GL. * REQUIRED FLOOR CLEARANCES AT WATER 1'-3" CLOSETS -TYPICAL 1'-3" MIN. 2'-0" 2'-6"MIN. FLOOR PLAN NOTES 1. REFER TO ARCHITECTURAL SYMBOL LEGEND ON SHEET C1 FOR ADDITIONAL INFORMATION AND CLEARANCES 2. ATTICS: ACCESS PER CRC R807, DRAFTSTOPS PER CRC R302.12 AND VENTILATION PER R806. 3. CRAWL SPACES: ACCESS PER CRC R408.4 AND VENTILATION PER R408.1. 4. EMERGENCY ESCAPE AND RESCUE OPENINGS PER CRC R202 & R310. MEANS OF EGRESS PER CRC 311. 5. GLAZING PER CRC R303.1, R301.2.1.2 & R308. 6. COMBUSTION AIR TO FORCED AIR UNIT PER CMC CHAPTER 7. 7. COMBUSTION AIR TO WATER HEATER PER CPC SECTION 506.0. 8. ENVIRONMENTAL AIR DUCTS PER CMC SECTION 504. 9. MECHANICAL EQUIPMENT LOCATION AND PROTECTION AGAINST DAMAGE PER CMC 305. 10. MANDATORY REQUIREMENTS FOR APPLIANCES PER CEnC SECTION 110.1. 11. 12. 13. 14. 15. THE SILL HEIGHT IS NOT TO EXCEED 44" FROM THE BOTTOM OF THE CLEAR OPENING IN SLEEPING ROOMS. CRC R31.0.1 IN UPPER FLOOR PLANS, ANY OPERABLE WINDOW WITH A SILL THAT IS LOCATED LESS THAN 24" ABOVE THE FINISHED FLOOR AND MORE THAN 72" ABOVE FINISHED GRADE OR OTHER SURFACE BELOW AT THE EXTERIOR, MUST BE PROTECTED BY A GUARD OR, HAVE FIXED GLASS. THE GUARD MAY NOT HAVE OPENINGS THAT A SPHERE 4" IN DIAMETER CAN PASS THROUGH. CRC R312.2 A SHEETROCK NAILING INSPECTION IN REQUIRED. CRC R109.1.4.2 GLAZING IN A HAZARDOUS LOCATION IS REQUIRED TO BE GLAZED WITH SAFETY MATERIAL. CRC R308 VERTICAL CLEARANCE ABOVE THE COOKTOP TO COMBUSTIBLES IS 30" UNPROTECTED, OR 24" PROTECTED, AND THE HORIZONTAL DIMENSIONS IS REQUIRED TO BE PER THE PERMANENT MARKING LISTED ON THE UNIT. CMC 916.1 & 916.2 16. 17. THE WALL SURFACE BEHIND CERAMIC TILE OR OTHER FINISH WALL MATERIALS SUBJECT TO WATER SPLASH ARE CONSTRUCTED OF MATERIALS NOT ADVERSELY AFFECTED BY WATER. NOTE THE USE OF FIBER CEMENT, FIBER MAT, REINFORCED CEMENT OR GLASS MAT GYPSUM BACKERS ON THE FLOOR PLAN. NOTE THAT WATER RESISTANT GYPSUM BOARD IS NO LONGER PERMITTED TO BE USED IN THESE LOCATIONS. CRC R702.4.2 18. NOTE THAT ALL ATTIC ACCESS OPENINGS ARE GASKETED TO PREVENT AIR LOSS. CEC 150.0(a) A MINIMUM 30" DIA. CIRCLE IS PROVIDED AT THE SHOWER FLOOR. THE MINIMUM FLOOR AREA OF THE SHOWER COMPARTMENT IS 1024 SQUARE INCHES. CPC 408.6 182 T.O.P. F.F./T.O.C. 9'-1"
9'-1" T.O.P. F.F./T.O.C. +24" 11'-6" T.O.HEEL 8'-6"
8'-0" HDR. 207 591 (2) 24X60 1x6 525 4" 4" 6" 6" 525 1X4 525 1X5 521 203 207 525 1X4 4" 525 1X6 521 521 701 1D3 19D3 TYP. 28D3 TYP. TYP. 3D3 21 TYP. D3 TYP.
4D2 17D3
7'-6" 25D2
2'-0"
2'-0" 596 509 509 T.O.P. F.F./T.O.C. 9'-1"
9'-1" T.O.P. F.F./T.O.C. T.G. T.G. 8'-0" HDR. 521 28D3 TYP. 3D2 TYP. 2 TYP. D3 19D3 509 509 T.O.P. F.F./T.O.C. 9'-1" 9'-1" T.O.P. F.F./T.O.C. 8'-0" HDR. 321 521 701 701 28D3 TYP. 3D2TYP. 509 TYP. T.G. T.G. T.O.P. F.F./T.O.C. 9'-1" 9'-1" T.O.P. F.F./T.O.C. 8'-0" HDR. 201 521 701 28D3 TYP. 3D2 TYP. 1D3 509 TYP. 207 ELEVATION KEY NOTES Name NOTE 201 UTILITY EQUIPMENT AND SERVICE PANELS - VERIFY LOCATION 203 "STREET ADDRESS AND NUMBERS SHALL BE POSTED PRIOR TO THE FIRST INSPECTION." ADDRESS NUMBERS SHALL BE A MINIMUM OF 4 INCHES (102 MM) HIGH WITH A MINIMUM STROKE WIDTH OF 1/2" INCH. - 2019 CRC R106.1.1, R319.1 INSTALLATION DIMENSIONS AND ADDITIONAL INFORMATION 207 COACH LIGHT LOCATION - FIELD VERIFY HEIGHT WITH FIXTURE TYPE 321 AIR CONDITIONING CONDENSER LOCATION - PAD SUPPORTING COMPRESSOR/ CONDENSER SHALL BE A MINIMUM OF 3" ABOVE GRADE PER C.M.C. SECTION 1105.2. 509 STUCCO CONTROL JOINT - SEE DETAIL 17/D4 521 1-COAT STUCCO - INSTALL PER MANUFACTURER'S LISTING - SEE SPECIFICATIONS FOR ADDITIONAL INFORMATION 525 STUCCO OVER RIGID FOAM TRIM - FOAM SHAPE PER ELEVATION (SEE SHEET D2.0) 591 DECORATIVE SHUTTER (SIZE AND STYLE PER ELEVATION). SEE DETAIL 25/D2 596 FRONT DOOR WITH TEMPERED OBSCURE GLASS PANELS 701 G.I. FLASHING ANY OPERABLE WINDOW WITH A SILL THAT IS LOCATED LESS THAN 24" ABOVE FINISHED FLOOR AND MORE THAN 72" ABOVE FINISHED GRADE OR OTHER SURFACE BELOW AT THE EXTERIOR, MUST BE PROTECTED BY A GUARD OR, HAVE A FIXED GLASS. THE GUARD MAY NOT HAVE OPENINGS THAT A SPHERE 4" IN DIAMETER CAN PASS THROUGH. 2022 CBC 1405.13.2 NOTE: WATER-RESISTIVE BARRIER APPLIED OVER WOOD-BASE SHEATHING SHALL HAVE 2 LAYERS OF GRADE 'D' PAPER APPLIED SHINGLE FASHION. 2022 CRC R703.7.3 FINISHED GRADE VARIES. SEE CIVIL ENGINEERS PLANS FOR FINAL GRADE AND SITE DRAINAGE. RIDGE 4:12 4:12 RIDGE RIDGE 4:12
4:12 RIDGE 4:12 VALLEY VALLEY VALLEY VALLEY
4:12
4:12 3" 1'-0" 823 823 836 826 835 836 810 826 836 835 812 813 836 835 835 835 835 ROOF AREA: SQ. FT."A" 1940 5 LOWER VENTS 5 UPPER VENTS 25D1 26D1 26D1 25D1 837 802 PROVIDE 1" CONDUIT FROM THE ELECTRIC PANEL TO LOCATION IN ATTIC FOR SOLAR INSTALLATION FOR SOLAR PHOTOVOLTAIC PANELS LOCATION AND PHOTOVOLTAIC SYSTEM, SEE PLANS BY SOLAR CONSULTANT 1D1 838 PROVIDE ROUTE FOR SOLAR HEAT PUMP WATER HEATER 226 ROOF PLAN KEY NOTES Name NOTE 802 CLASS 'A' ROOFING - CONCRETE - 'S' TILE - BY EAGLE ROOFING ICC# ESR 1900 810 LINE OF WALL BELOW 812 STUCCO CEILING 813 STUCCO SOFFIT 823 MIN. 22"X30" CLEAR OPENING IN CALIFORNIA ROOF FRAMING CONDITIONS FOR ACCESS AND AIRFLOW CONTRACTOR TO VERIFY AIRFLOW TO ALL ATTIC AREAS 826 ROOF VENT - O'HAGIN "XL SERIES" CLOAKED VENT (ICC # NER-9650A) 835 G.I. METAL GUTTER(S) - VERIFY LOICATIONS WITH INSTALLER 836 G.I. METAL DOWNSPOUT(S) - DISCHARGE TO APPROVED SITE DRAINAGE SYSTEM- VERIFY LOCATIONS WITH INSTALLER 837 PROVIDE 1" CONDUIT FROM THE ELECTRIC PANEL TO LOCATION IN ATTIC FOR PV SOLAR INSTALLATION. PROVIDE ROUTE FOR HEAT PUMP SOLAR WATER HEATER 838 PHOTOVOLATIC SOLAR ARRAY 847 PROVIDE NON-COMBUSTIBLE FIREBLOCKING (10 FEET ON CENTER) AT CONCEALED SPACE AT EAVES A2.4 -A204 DATE REVISIONS NO. DESCRIPTION PROJECT MANAGER : DESIGNER : DRAWN BY : REVIEWED BY : 1ST BLDG. DEPT. SUBMITTAL : ISSUED FOR CONSTRUCTION : JOB NUMBER : CAD FILE NAME : DATE: SHEET: CC-WHA CC 06-26-2023 2023009 06-26-23 DO NOT SCALE PLANS 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA WHA EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION AND CONSENT OF WHA IN THE EVENT OF UNAUTHORIZED REUSE OF THESE PLANS BY A THIRD PARTY, THE THIRD PARTY SHALL HOLD WHA HARMLESS.

C L!V-P1318-P2
PLAN 1482
CITREA at CLOVIS

CLOVIS, CALIFORNIA

WILSON HOMES

FRESNO, CALIFORNIA
TRACT NUMBER: 6205
PROJECT TYPE: S.F.D. (X'xX' Lots)
2023009- 2022 CODE UPDATE FIRST BLDG DEPT SET 06-26-2023 ARCHITECTS . PLANNERS . DESIGNERS ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO FRONT SCALE: 1/4" = 1'-0" REAR LEFT RIGHT ELEVATION REFERENCE: A ELEVATION STYLE: ROOF MATERIAL STANDARD ROOF DETAIL U.N.O. FASCIA - BARGE - OVERHANG DIM. - U.N.O. CONCRETE ' S ' TILE 1'-0" U.N.O. U.N.O. EAVE RAKE ROOF PLAN SCALE: 1/8" = 1'-0" "EAGLE ROOFING" ICC# ESR-1900 2x6 NONE TIGHT 1D1 ROOF PLAN NOTES CONTEMPORARY SPANISH 1. SEE GENERAL NOTES FOR ROOF NOTES. 2. SPARK ARRESTORS SHALL BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. 3. ATTIC ACCESS PER CRC SECTION R807. 4. PROVIDE ATTIC & SOFFIT VENTILATION PER CRC SECTION R806. PER CRC SECTION R806.2, THE MINIMUM NET FREE VENTILATING AREA SHALL BE 1/150 OF THE AREA OF THE VENTED SPACE. EXCEPTION: THE MINIMUM NET FREE VENTILATION AREA SHALL BE 1/300 OF THE VENTED SPACE PROVIDED BOTH OF THE FOLLOWING CONDITIONS ARE MET: · IN CLIMATE ZONES 14 AND 16, A CLASS I OR II VAPOR RETARDER IS INSTALLED ON THE WARM-IN-WINTER SIDE OF THE CEILING · NOT LESS THAN 40 PERCENT AND NOT MORE THAN 50 PERCENT OF THE REQUIRED VENTILATING AREA IS PROVIDED BY VENTILATORS LOCATED IN THE UPPER PORTION OF THE ATTIC OR RAFTER SPACE. UPPER VENTILATORS SHALL BE LOCATED NO MORE THAN 3 FEET (914 MM) BELOW THE RIDGE OR HIGHEST POINT OF THE SPACE, MEASURED VERTICALLY. THE BALANCE OF THE REQUIRED VENTILATION PROVIDED SHALL BE LOCATED IN THE BOTTOM ONE-THIRD OF THE ATTIC SPACE. WHERE THE LOCATION OF WALL OR ROOF FRAMING MEMBERS CONFLICTS WITH THE INSTALLATION OF UPPER VENTILATORS, INSTALLATION OF MORE THAN 3 FEET (914 MM) BELOW THE RIDGE OF HIGHEST POINT OF THE SPACE SHALL BE PERMITTED. 4. CLAY AND CONCRETE ROOF TILE SHALL BE INSTALLED ON ROOF SLOPES OF 2 ½:12 OR GREATER. FOR ROOF SLOPES FROM 2 ½: 12 TO 4:12, DOUBLE UNDERLAYMENT APPLICATION AS REQUIRED IN ACCORDANCE WITH R905.3.3. (R905.3.2 CRC) 5. WOOD BATTENS ARE REQUIRED ON CONCRETE AND CLAY TILE ROOFS WHERE SLOPES EXCEED 7:12 PER TILE ROOFING INSTITUTE INSTALLATION MANUAL. 6. WHEN ROOF WITH DIFFERENT PITCHES INTERSECT, THE FRAMER OR TRUSS MANUFACTURER MUST ADD A HEEL TO THE STEEPER PITCH TO ALIGN WITH THE EAVE OF THE LOWER PITCH. 7. ROOF SHALL HAVE MIN. AGED SOLAR REFLECTANCE OF 0.20, MIN. THERMAL EMITTANCE OF 0.75, OR AGED SOLAR REFLECTANCE INDEX (SRI) OF 16 FOR STEEPED-SLOPED ROOFS. FOR LOW-SLOPED ROOFS, ROOF SHALL HAVE A MIN. AGED SOLAR REFLECTANCE OF 0.63 THERMAL EMITTANCE OF 0.75, OR AGED SOLAR REFLECTANCE INDEX (SRI) OF 75 OR MORE PER CEnC150.2(B)1I 1. SOLAR PHOTOVOLTAIC POWER SYSTEMS SHALL BE PROVIDED IN ACCORDANCE WITH CEnC. SECTION 150.1(b)1. INSTALLATION PER CRC SECTION 324.3 THROUGH R324.8 AND THE CALIFORNIA ELECTRICAL CODE, CALIFORNIA FIRE CODE, AND THE MANUFACTURER'S INSTALLATION INSTRUCTIONS. 2. REFER TO SOLAR CONSULTANT PLANS UNDER SEPARATE SUBMITTAL FOR SOLAR PHOTOVOLTAIC POWER SYSTEM DESIGN, PANEL LOCATIONS AND SIZES, AND ALL OTHER DESIGN REQUIREMENTS. NOTE THAT NO MECHANICAL,PLUMBING EXHAUST VENTS, ROOF ATTIC VENTS WILL BE PERMITTED WITHIN THE SOLAR ZONE AREA. WHERE APPLICABLE, CONSIDERATION AND COORDINATION WITH SOLAR PANEL LOCATIONS SHOULD BE TAKEN INTO ACCOUNT WHEN PLACING THE DRYER VENT TERMINATION. REF CA ENERGY CODE SECTION 110.10 AND CBC SECTION 3111.2.1 SOLAR PHOTOVOLTAIC SYSTEMS LOW PROFILE GRADE AND SITE DRAINAGE. FINISHED GRADE VARIES. SEE CIVIL ENGINEERS PLANS FOR FINAL PLAN 1482A ELEVATIONS AND ROOF PLAN CONTEMPORARY SPANISH 183
FLOOR PLAN KEY NOTES Name NOTE 002 CONCRETE DRIVE (BY OTHERS) 003 CONCRETE WALK (BY OTHERS) 004 CONCRETE PORCH SLAB (BY OTHERS) - SLOPE 1/4" PER FOOT MINIMUM (2% SLOPE) TO DRAIN IN THE DIRECTION INDICATED. REFER TO LANDSCAPE AND CIVIL DRAWINGS FOR FURTHER INFORMATION 005 CONCRETE GARAGE SLAB - SLOPE 1/8" PER FOOT MINIMUM IN DIRECTION INDICATED 101 THE PRIVATE GARAGE SHALL BE SEPARATED FROM THE DWELLING UNIT AND ATTIC AREA BY MEANS OF GYPSUM BOARD, NOT LESS THAN 1/2" IN THICKNESS, APPLIED TO THE GARAGE SIDE. C.B.C. SECTION 406.3.2.1. 201 UTILITY EQUIPMENT AND SERVICE PANELS - VERIFY LOCATION 422 STUCCO SOFFIT: HEIGHT PER PLAN 425 WOOD SOFFIT: HEIGHT PER ELEVATION 521 STUCCO - OMEGA DIAMOND WALL ONE COAT STUCCO (R4) ICC# ESR-1194 STUCCO TYPE 1 OR 11 PORTLAND CEMENT OVER SRAT 'R' GUARD ESR-1566 BY 'START R FOAM'. 604 1X3 FIBER CEMENT BATTS SPACED AT 16" O.C. 650B FIBER CEMENT LAP SIDING - 5/16" THICK 'HARDIPLANK' (OR EQUIVALENT). FINISH: SELECT CEDARMILL. EXPOSURE: 6" (INSTALLATION PER MANUFACTURER'S INSTRUCTIONS) NOTE: SHADED WALLS INDICATE AREAS THAT ARE DIFFERENT THAN THE BASE FLOOR PLAN NOTE: REFER TO CIVIL AND LANDSCAPE DRAWINGS BY OTHERS FOR ALL DRIVEWAYS AND SIDEWALK LOCATIONS. REFER TO BASE PLAN SHEET FOR ADDITIONAL NOTES AND DIMENSIONS. ADDENDA FLOOR PLAN NOTES A2.1.

C HS
C HS

C HS C HS

C HS HS C
4050 SL 4050 SL 6080 TEMP. GL. SLIDER 6050 SL
TEMP. GL. 4030 SL
4040 SL 8060 XOX 3068 SC
5" 16'-0" x 8'-0" SECT. GAR. DOOR
*
*
*2668 5068 BI-PASS
2468 2868
3068
28 SC 68
30 SC 80 5068 BI-PASS 2668
2468 2468 2068 3068
2468 GREAT ROOM 9'-0" CLG. CARPET DINING 9'-0" CLG. H.S. KITCHEN 9'-0" CLG. H.S. 2 CAR GARAGE 9'-0" CLG. CONCRETE COVD. ENTRY 9'-0" CLG. CONCRETE ENTRY 9'-0" CLG. H.S. PRIMARY BDRM 9'-0" CLG. CARPET BA. 2 9'-0" CLG. H.S. SERV. 9'-0" CLG. H.S. BEDRM. 3 9'-0" CLG. CARPET BEDRM. 2 9'-0" CLG. CARPET 5" 20'-0" x 20'-0" CLEAR SPACE 50'x82' W.I.C. 9'-0" CLG. CARPET 4'-0" 2'-0" 002 003 004 005 101 201 P 8'-4" 2'-6" 8'-0" 422 6" 42'-0" 15'-0" 27'-0" 42'-0" 16'-7" 6'-6" 18'-11" 5" 16'-2" 2'-4" TOP BOT 604 521 TOP BOT 604 521 TOP 521 BOT 650B TOP 521 BOT 650B 54'-0" 7'-0" 41'-0" 4'-0" 2'-0"
54'-0" 13'-9" 10'-9" 2'-3
1 2
" 2'-3
1 2
" 10'-4" 14'-7"
20'-6" 20'-6" 10'-10" 5'-9" PRIMARY BATH AGING IN-PLACE 9'-0" CLG. H.S. NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION FLOOR AREA TABLE PLAN 1482 B LOWER FLOOR PLAN 1482 SQ. FT. TOTAL 1482 SQ. FT. 2-BAY GARAGE 423 SQ. FT. COVERED ENTRY/PORCH 35 SQ. FT. A2.5 -A205 FLOOR PLAN DATE REVISIONS NO. DESCRIPTION PROJECT MANAGER : DESIGNER : DRAWN BY : REVIEWED BY : 1ST BLDG. DEPT. SUBMITTAL : ISSUED FOR CONSTRUCTION : JOB NUMBER : CAD FILE NAME : DATE: SHEET: CC-WHA CC 06-26-2023 2023009 06-26-23 DO NOT SCALE PLANS 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA WHA EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION AND CONSENT OF WHA IN THE EVENT OF UNAUTHORIZED REUSE OF THESE PLANS BY A THIRD PARTY, THE THIRD PARTY SHALL HOLD WHA HARMLESS.

C L!V-P1318-P2
PLAN 1482
CITREA at CLOVIS

CLOVIS, CALIFORNIA

WILSON HOMES

FRESNO, CALIFORNIA
TRACT NUMBER: 6205
PROJECT TYPE: S.F.D. (X'xX' Lots)
2023009- 2022 CODE UPDATE FIRST BLDG DEPT SET 06-26-2023 ARCHITECTS . PLANNERS . DESIGNERS ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO SCALE: 1/4" = 1'- 0" INTERIOR ELEVATION KEY WALL LEGEND LOW WALL SOFFIT LIMITS 2 x 6 STUD WALL 2 x 4 STUD WALL SHELF ABOVE ARCHED SOFFIT LIMITS MODERN FLOOR PLAN NOTES 1. REFER TO ARCHITECTURAL SYMBOL LEGEND ON SHEET C1 FOR ADDITIONAL INFORMATION AND CLEARANCES 2. ATTICS: ACCESS PER CRC R807, DRAFTSTOPS PER CRC R302.12 AND VENTILATION PER R806. 3. CRAWL SPACES: ACCESS PER CRC R408.4 AND VENTILATION PER R408.1. 4. EMERGENCY ESCAPE AND RESCUE OPENINGS PER CRC R202 & R310. MEANS OF EGRESS PER CRC 311. 5. GLAZING PER CRC R303.1, R301.2.1.2 & R308. 6. COMBUSTION AIR TO FORCED AIR UNIT PER CMC CHAPTER 7. 7. COMBUSTION AIR TO WATER HEATER PER CPC SECTION 506.0. 8. ENVIRONMENTAL AIR DUCTS PER CMC SECTION 504. 9. MECHANICAL EQUIPMENT LOCATION AND PROTECTION AGAINST DAMAGE PER CMC 305. 10. MANDATORY REQUIREMENTS FOR APPLIANCES PER CEnC SECTION 110.1. 11. 12. 13. 14. 15. THE SILL HEIGHT IS NOT TO EXCEED 44" FROM THE BOTTOM OF THE CLEAR OPENING IN SLEEPING ROOMS. CRC R31.0.1 IN UPPER FLOOR PLANS, ANY OPERABLE WINDOW WITH A SILL THAT IS LOCATED LESS THAN 24" ABOVE THE FINISHED FLOOR AND MORE THAN 72" ABOVE FINISHED GRADE OR OTHER SURFACE BELOW AT THE EXTERIOR, MUST BE PROTECTED BY A GUARD OR, HAVE FIXED GLASS. THE GUARD MAY NOT HAVE OPENINGS THAT A SPHERE 4" IN DIAMETER CAN PASS THROUGH. CRC R312.2 A SHEETROCK NAILING INSPECTION IN REQUIRED. CRC R109.1.4.2 GLAZING IN A HAZARDOUS LOCATION IS REQUIRED TO BE GLAZED WITH SAFETY MATERIAL. CRC R308 VERTICAL CLEARANCE ABOVE THE COOKTOP TO COMBUSTIBLES IS 30" UNPROTECTED, OR 24" PROTECTED, AND THE HORIZONTAL DIMENSIONS IS REQUIRED TO BE PER THE PERMANENT MARKING LISTED ON THE UNIT. CMC 916.1 & 916.2 16. 17. THE WALL SURFACE BEHIND CERAMIC TILE OR OTHER FINISH WALL MATERIALS SUBJECT TO WATER SPLASH ARE CONSTRUCTED OF MATERIALS NOT ADVERSELY AFFECTED BY WATER. NOTE THE USE OF FIBER CEMENT, FIBER MAT, REINFORCED CEMENT OR GLASS MAT GYPSUM BACKERS ON THE FLOOR PLAN. NOTE THAT WATER RESISTANT GYPSUM BOARD IS NO LONGER PERMITTED TO BE USED IN THESE LOCATIONS. CRC R702.4.2 18. NOTE THAT ALL ATTIC ACCESS OPENINGS ARE GASKETED TO PREVENT AIR LOSS. CEC 150.0(a) A MINIMUM 30" DIA. CIRCLE IS PROVIDED AT THE SHOWER FLOOR. THE MINIMUM FLOOR AREA OF THE SHOWER COMPARTMENT IS 1024 SQUARE INCHES. CPC 408.6 PLAN 1482B ADDENDA FLOOR PLAN 184 T.O.P. F.F./T.O.C. 9'-1"
9'-1" T.O.P. F.F./T.O.C. T.O.HEEL 8'-0" HDR. 4
3 4
" 521 203 207 525 1X4 521 1D3 19 TYP. D3 TYP. TYP. 28D3 TYP. 8'-0" 7'-6"
3'-0"
3D3 21D3 1'-4" 644 602 1x4 604
4'-8" 602 1x4 701 602 1x4 602 1x4 701 626 28D3 26D3 650B 25D5 16D4 10D1 4D1 17D5 591 (2) 20x50 521 596207
6D4 T.O.P. F.F./T.O.C. 9'-1"
9'-1" T.O.P. F.F./T.O.C. T.G. T.G. 8'-0" HDR. 521 28D3 TYP. 3D2 TYP. 2 TYP. D3 19D3 509 509 T.O.P. F.F./T.O.C. 9'-1" 9'-1" T.O.P. F.F./T.O.C. 321 521 28D3 TYP. 3D2TYP. 602 1x6 12D4 509 TYP. 8'-0" HDR. T.G. T.G. T.O.P. F.F./T.O.C. 9'-1" 9'-1" T.O.P. F.F./T.O.C. 8'-0" HDR. 201 521 28D3 TYP. 3D2 TYP. 602 1x6 1D3 509 TYP. 207 Name NOTE 201 UTILITY EQUIPMENT AND SERVICE PANELS - VERIFY LOCATION 203 "STREET ADDRESS AND NUMBERS SHALL BE POSTED PRIOR TO THE FIRST INSPECTION." ADDRESS NUMBERS SHALL BE A MINIMUM OF 4 INCHES (102 MM) HIGH WITH A MINIMUM STROKE WIDTH OF 1/2" INCH. - 2019 CRC R106.1.1, R319.1 INSTALLATION DIMENSIONS AND ADDITIONAL INFORMATION 207 COACH LIGHT LOCATION - FIELD VERIFY HEIGHT WITH FIXTURE TYPE 321 AIR CONDITIONING CONDENSER LOCATION 509 STUCCO CONTROL JOINT - SEE DETAIL 17/D4 521 STUCCO - OMEGA DIAMOND WALL ONE COAT STUCCO (R4) ICC# ESR-1194 STUCCO TYPE 1 OR 11 PORTLAND CEMENT OVER SRAT 'R' GUARD ESR-1566 BY 'START R FOAM'. 525 STUCCO OVER RIGID FOAM TRIM - FOAM SHAPE PER ELEVATION 591 DECORATIVE SHUTTER (SIZE AND STYLE PER ELEVATION). SEE DETAIL 13/D5 596 FRONT DOOR WITH TEMPERED OBSCURE GLASS PANELS 602 FIBER CEMENT TRIM(S) - SIZE PER ELEVATION 604 1X3 FIBER CEMENT BATTS SPACED AT 16" O.C. 626 OUTLOOKER ASSEMBLY - WOOD (SIZE/SHAPE PER ELEVATION) 644 FIBER CEMENT VERTICAL SIDING - 5/16" THICK 'HARDIPLANK' (OR EQUIVALENT. FINISH: SELECT CEDARMILL. (INSTALLATION PER MANUFACTURER'S INSTRUCTIONS) ICC-ES NER-405 650B FIBER CEMENT LAP SIDING - 5/16" THICK 'HARDIPLANK' (OR EQUIVALENT). FINISH: SELECT CEDARMILL. EXPOSURE: 6" (INSTALLATION PER MANUFACTURER'S INSTRUCTIONS) 701 G.I. FLASHINGELEVATION KEY NOTES ANY OPERABLE WINDOW WITH A SILL THAT IS LOCATED LESS THAN 24" ABOVE FINISHED FLOOR AND MORE THAN 72" ABOVE FINISHED GRADE OR OTHER SURFACE BELOW AT THE EXTERIOR, MUST BE PROTECTED BY A GUARD OR, HAVE A FIXED GLASS. THE GUARD MAY NOT HAVE OPENINGS THAT A SPHERE 4" IN DIAMETER CAN PASS THROUGH. 2022 CBC 1405.13.2 NOTE: WATER-RESISTIVE BARRIER APPLIED OVER WOOD-BASE SHEATHING SHALL HAVE 2 LAYERS OF GRADE 'D' PAPER APPLIED SHINGLE FASHION. 2022 CRC R703.7.3 FINISHED GRADE VARIES. SEE CIVIL ENGINEERS PLANS FOR FINAL GRADE AND SITE DRAINAGE. RIDGE 4:12 4:12

RIDGE VALLEY VALLEY
4:12
4:12 RIDGEVALLEY VALLEY
5:12
5:12 1'-0" 1'-0" 823 823 836 826 835 836 810 836 835 812 835 835 ROOF AREA: SQ. FT."A" 1940 5 LOWER VENTS 5 UPPER VENTS 27D1 5D1 28D1 814 826 28D1
RIDGE 836 835 17D111D1 837 PROVIDE 1" CONDUIT FROM THE ELECTRIC PANEL TO LOCATION IN ATTIC FOR SOLAR INSTALLATION FOR SOLAR PHOTOVOLTAIC PANELS LOCATION AND PHOTOVOLTAIC SYSTEM, SEE PLANS BY SOLAR CONSULTANT 3D1 801 838 PROVIDE ROUTE FOR SOLAR HEAT PUMP WATER HEATER ROOF PLAN KEY NOTES Name NOTE 801 CLASS 'A' ROOFING - CONCRETE - 'FLAT' TILE - BY EAGLE ROOFING ICC# ESR 1900 810 LINE OF WALL BELOW 812 STUCCO CEILING 814 WOOD SOFFIT 823 MIN. 22"X30" CLEAR OPENING IN CALIFORNIA ROOF FRAMING CONDITIONS FOR ACCESS AND AIRFLOW CONTRACTOR TO VERIFY AIRFLOW TO ALL ATTIC AREAS 826 ROOF VENT - O'HAGIN "XL SERIES" CLOAKED VENT (ICC # NER-9650A) 835 G.I. METAL GUTTER(S) - VERIFY LOICATIONS WITH INSTALLER 836 G.I. METAL DOWNSPOUT(S) - DISCHARGE TO APPROVED SITE DRAINAGE SYSTEM- VERIFY LOCATIONS WITH INSTALLER 837 PROVIDE 1" CONDUIT FROM THE ELECTRIC PANEL TO LOCATION IN ATTIC FOR PV SOLAR INSTALLATION. PROVIDE ROUTE FOR HEAT PUMP SOLAR WATER HEATER 838 PHOTOVOLATIC SOLAR ARRAY 847 PROVIDE NON-COMBUSTIBLE FIREBLOCKING (10 FEET ON CENTER) AT CONCEALED SPACE AT EAVES A2.6 -A206 DATE REVISIONS NO. DESCRIPTION PROJECT MANAGER : DESIGNER : DRAWN BY : REVIEWED BY : 1ST BLDG. DEPT. SUBMITTAL : ISSUED FOR CONSTRUCTION : JOB NUMBER : CAD FILE NAME : DATE: SHEET: CC-WHA CC 06-26-2023 2023009 06-26-23 DO NOT SCALE PLANS 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA WHA EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION AND CONSENT OF WHA IN THE EVENT OF UNAUTHORIZED REUSE OF THESE PLANS BY A THIRD PARTY, THE THIRD PARTY SHALL HOLD WHA HARMLESS.

C L!V-P1318-P2
PLAN 1482
CITREA at CLOVIS

CLOVIS, CALIFORNIA

WILSON HOMES

FRESNO, CALIFORNIA
TRACT NUMBER: 6205
PROJECT TYPE: S.F.D. (X'xX' Lots)
2023009- 2022 CODE UPDATE FIRST BLDG DEPT SET 06-26-2023 ARCHITECTS . PLANNERS . DESIGNERS ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO FRONT SCALE: 1/4" = 1'-0" REAR LEFT RIGHT GRADE AND SITE DRAINAGE. FINISHED GRADE VARIES. SEE CIVIL ENGINEERS PLANS FOR FINAL PLAN 1482B ELEVATIONS AND ROOF PLAN 2x8 2x8 1'-0" 1 D1.1 CONCRETE FLAT TILE 1'-0" ELEVATION REFERENCE: B ELEVATION STYLE: ROOF MATERIAL STANDARD ROOF DETAIL U.N.O. FASCIA - BARGE - OVERHANG DIM. - U.N.O. U.N.O. U.N.O. EAVE RAKE ROOF PLAN SCALE: 1/8" = 1'-0" "EAGLE ROOFING" ICC# ESR-1900 ROOF PLAN NOTES MODERN 1. SEE GENERAL NOTES FOR ROOF NOTES. 2. SPARK ARRESTORS SHALL BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. 3. ATTIC ACCESS PER CRC SECTION R807. 4. PROVIDE ATTIC & SOFFIT VENTILATION PER CRC SECTION R806. PER CRC SECTION R806.2, THE MINIMUM NET FREE VENTILATING AREA SHALL BE 1/150 OF THE AREA OF THE VENTED SPACE. EXCEPTION: THE MINIMUM NET FREE VENTILATION AREA SHALL BE 1/300 OF THE VENTED SPACE PROVIDED BOTH OF THE FOLLOWING CONDITIONS ARE MET: · IN CLIMATE ZONES 14 AND 16, A CLASS I OR II VAPOR RETARDER IS INSTALLED ON THE WARM-IN-WINTER SIDE OF THE CEILING · NOT LESS THAN 40 PERCENT AND NOT MORE THAN 50 PERCENT OF THE REQUIRED VENTILATING AREA IS PROVIDED BY VENTILATORS LOCATED IN THE UPPER PORTION OF THE ATTIC OR RAFTER SPACE. UPPER VENTILATORS SHALL BE LOCATED NO MORE THAN 3 FEET (914 MM) BELOW THE RIDGE OR HIGHEST POINT OF THE SPACE, MEASURED VERTICALLY. THE BALANCE OF THE REQUIRED VENTILATION PROVIDED SHALL BE LOCATED IN THE BOTTOM ONE-THIRD OF THE ATTIC SPACE. WHERE THE LOCATION OF WALL OR ROOF FRAMING MEMBERS CONFLICTS WITH THE INSTALLATION OF UPPER VENTILATORS, INSTALLATION OF MORE THAN 3 FEET (914 MM) BELOW THE RIDGE OF HIGHEST POINT OF THE SPACE SHALL BE PERMITTED. 4. CLAY AND CONCRETE ROOF TILE SHALL BE INSTALLED ON ROOF SLOPES OF 2 ½:12 OR GREATER. FOR ROOF SLOPES FROM 2 ½: 12 TO 4:12, DOUBLE UNDERLAYMENT APPLICATION AS REQUIRED IN ACCORDANCE WITH R905.3.3. (R905.3.2 CRC) 5. WOOD BATTENS ARE REQUIRED ON CONCRETE AND CLAY TILE ROOFS WHERE SLOPES EXCEED 7:12 PER TILE ROOFING INSTITUTE INSTALLATION MANUAL. 6. WHEN ROOF WITH DIFFERENT PITCHES INTERSECT, THE FRAMER OR TRUSS MANUFACTURER MUST ADD A HEEL TO THE STEEPER PITCH TO ALIGN WITH THE EAVE OF THE LOWER PITCH. 7. ROOF SHALL HAVE MIN. AGED SOLAR REFLECTANCE OF 0.20, MIN. THERMAL EMITTANCE OF 0.75, OR AGED SOLAR REFLECTANCE INDEX (SRI) OF 16 FOR STEEPED-SLOPED ROOFS. FOR LOW-SLOPED ROOFS, ROOF SHALL HAVE A MIN. AGED SOLAR REFLECTANCE OF 0.63 THERMAL EMITTANCE OF 0.75, OR AGED SOLAR REFLECTANCE INDEX (SRI) OF 75 OR MORE PER CEnC150.2(B)1I 1. SOLAR PHOTOVOLTAIC POWER SYSTEMS SHALL BE PROVIDED IN ACCORDANCE WITH CEnC. SECTION 150.1(b)1. INSTALLATION PER CRC SECTION 324.3 THROUGH R324.8 AND THE CALIFORNIA ELECTRICAL CODE, CALIFORNIA FIRE CODE, AND THE MANUFACTURER'S INSTALLATION INSTRUCTIONS. 2. REFER TO SOLAR CONSULTANT PLANS UNDER SEPARATE SUBMITTAL FOR SOLAR PHOTOVOLTAIC POWER SYSTEM DESIGN, PANEL LOCATIONS AND SIZES, AND ALL OTHER DESIGN REQUIREMENTS. NOTE THAT NO MECHANICAL,PLUMBING EXHAUST VENTS, ROOF ATTIC VENTS WILL BE PERMITTED WITHIN THE SOLAR ZONE AREA. WHERE APPLICABLE, CONSIDERATION AND COORDINATION WITH SOLAR PANEL LOCATIONS SHOULD BE TAKEN INTO ACCOUNT WHEN PLACING THE DRYER VENT TERMINATION. REF CA ENERGY CODE SECTION 110.10 AND CBC SECTION 3111.2.1 SOLAR PHOTOVOLTAIC SYSTEMS MODERN 185
FLOOR PLAN KEY NOTES Name NOTE 002 CONCRETE DRIVE (BY OTHERS) 003 CONCRETE WALK (BY OTHERS) 004 CONCRETE PORCH SLAB (BY OTHERS) - SLOPE 1/4" PER FOOT MINIMUM (2% SLOPE) TO DRAIN IN THE DIRECTION INDICATED. REFER TO LANDSCAPE AND CIVIL DRAWINGS FOR FURTHER INFORMATION 005 CONCRETE GARAGE SLAB - SLOPE 1/8" PER FOOT MINIMUM IN DIRECTION INDICATED 101 THE PRIVATE GARAGE SHALL BE SEPARATED FROM THE DWELLING UNIT AND ATTIC AREA BY MEANS OF GYPSUM BOARD, NOT LESS THAN 1/2" IN THICKNESS, APPLIED TO THE GARAGE SIDE. C.B.C. SECTION 406.3.2.1. 201 UTILITY EQUIPMENT AND SERVICE PANELS - VERIFY LOCATION 422 STUCCO SOFFIT: HEIGHT PER PLAN 551 MANUFACTURED ADHERED STUCCO STONE VENEER - INSTALL PER MANUFACTURER'S INSTRUCTIONS. ADHERED MASONRY VENEER REQUIREMENTS PER CRC SECTION R703.12 NOTE: SHADED WALLS INDICATE AREAS THAT ARE DIFFERENT THAN THE BASE FLOOR PLAN NOTE: REFER TO CIVIL AND LANDSCAPE DRAWINGS BY OTHERS FOR ALL DRIVEWAYS AND SIDEWALK LOCATIONS. REFER TO BASE PLAN SHEET FOR ADDITIONAL NOTES AND DIMENSIONS. ADDENDA FLOOR PLAN NOTES A2.1.

C HS
C HS

C HS C HS

C HS HS C
4050 SL 4050 SL 6080 TEMP. GL. SLIDER 6050 SL
TEMP. GL. 4030 SL
4040 SL 8060 XOX 3068 SC
5" 16'-0" x 8'-0" SECT. GAR. DOOR
*
*
*2668 5068 BI-PASS
2468 2868
3068
28 SC 68
30 SC 80 5068 BI-PASS 2668
2468 2468 2068 3068
2468 GREAT ROOM 9'-0" CLG. CARPET DINING 9'-0" CLG. H.S. KITCHEN 9'-0" CLG. H.S. 2 CAR GARAGE 9'-0" CLG. CONCRETE COVD. ENTRY 9'-0" CLG. CONCRETE ENTRY 9'-0" CLG. H.S. PRIMARY BDRM 9'-0" CLG. CARPET BA. 2 9'-0" CLG. H.S. SERV. 9'-0" CLG. H.S. BEDRM. 3 9'-0" CLG. CARPET BEDRM. 2 9'-0" CLG. CARPET 5" 20'-0" x 20'-0" CLEAR SPACE 50'x82' W.I.C. 9'-0" CLG. CARPET 6" 4'-0" 2'-0" 002 003 004 005 101 8'-0" 201 422 422 P 7'-6" 551 OPT. 2'-0" 551 551 OPT. OPT. 8'-4" 8'-3" 42'-0" 15'-0" 27'-0" 42'-0" 16'-7" 18'-11" 16'-2" 2'-4" 6'-6" 54'-0" 7'-0" 41'-0" 4'-0" 2'-0"
54'-0" 13'-9" 10'-9" 2'-3
1 2
" 2'-3
1 2
" 10'-4" 14'-7"
20'-6" 20'-6" 5" PRIMARY BATH AGING IN-PLACE 9'-0" CLG. H.S. NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION FLOOR AREA TABLE PLAN 1482 C LOWER FLOOR PLAN 1482 SQ. FT. TOTAL 1482 SQ. FT. 2-BAY GARAGE 423 SQ. FT. COVERED ENTRY/PORCH 35 SQ. FT. A2.7 -A207 FLOOR PLAN DATE REVISIONS NO. DESCRIPTION PROJECT MANAGER : DESIGNER : DRAWN BY : REVIEWED BY : 1ST BLDG. DEPT. SUBMITTAL : ISSUED FOR CONSTRUCTION : JOB NUMBER : CAD FILE NAME : DATE: SHEET: CC-WHA CC 06-26-2023 2023009 06-26-23 DO NOT SCALE PLANS 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA WHA EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION AND CONSENT OF WHA IN THE EVENT OF UNAUTHORIZED REUSE OF THESE PLANS BY A THIRD PARTY, THE THIRD PARTY SHALL HOLD WHA HARMLESS.

C L!V-P1318-P2
PLAN 1482
CITREA at CLOVIS

CLOVIS, CALIFORNIA

WILSON HOMES

FRESNO, CALIFORNIA
TRACT NUMBER: 6205
PROJECT TYPE: S.F.D. (X'xX' Lots)
2023009- 2022 CODE UPDATE FIRST BLDG DEPT SET 06-26-2023 ARCHITECTS . PLANNERS . DESIGNERS ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO SCALE: 1/4" = 1'- 0" INTERIOR ELEVATION KEY WALL LEGEND LOW WALL SOFFIT LIMITS 2 x 6 STUD WALL 2 x 4 STUD WALL SHELF ABOVE ARCHED SOFFIT LIMITS PROGRESSIVE NAPA FLOOR PLAN NOTES 1. REFER TO ARCHITECTURAL SYMBOL LEGEND ON SHEET C1 FOR ADDITIONAL INFORMATION AND CLEARANCES 2. ATTICS: ACCESS PER CRC R807, DRAFTSTOPS PER CRC R302.12 AND VENTILATION PER R806. 3. CRAWL SPACES: ACCESS PER CRC R408.4 AND VENTILATION PER R408.1. 4. EMERGENCY ESCAPE AND RESCUE OPENINGS PER CRC R202 & R310. MEANS OF EGRESS PER CRC 311. 5. GLAZING PER CRC R303.1, R301.2.1.2 & R308. 6. COMBUSTION AIR TO FORCED AIR UNIT PER CMC CHAPTER 7. 7. COMBUSTION AIR TO WATER HEATER PER CPC SECTION 506.0. 8. ENVIRONMENTAL AIR DUCTS PER CMC SECTION 504. 9. MECHANICAL EQUIPMENT LOCATION AND PROTECTION AGAINST DAMAGE PER CMC 305. 10. MANDATORY REQUIREMENTS FOR APPLIANCES PER CEnC SECTION 110.1. 11. 12. 13. 14. 15. THE SILL HEIGHT IS NOT TO EXCEED 44" FROM THE BOTTOM OF THE CLEAR OPENING IN SLEEPING ROOMS. CRC R31.0.1 IN UPPER FLOOR PLANS, ANY OPERABLE WINDOW WITH A SILL THAT IS LOCATED LESS THAN 24" ABOVE THE FINISHED FLOOR AND MORE THAN 72" ABOVE FINISHED GRADE OR OTHER SURFACE BELOW AT THE EXTERIOR, MUST BE PROTECTED BY A GUARD OR, HAVE FIXED GLASS. THE GUARD MAY NOT HAVE OPENINGS THAT A SPHERE 4" IN DIAMETER CAN PASS THROUGH. CRC R312.2 A SHEETROCK NAILING INSPECTION IN REQUIRED. CRC R109.1.4.2 GLAZING IN A HAZARDOUS LOCATION IS REQUIRED TO BE GLAZED WITH SAFETY MATERIAL. CRC R308 VERTICAL CLEARANCE ABOVE THE COOKTOP TO COMBUSTIBLES IS 30" UNPROTECTED, OR 24" PROTECTED, AND THE HORIZONTAL DIMENSIONS IS REQUIRED TO BE PER THE PERMANENT MARKING LISTED ON THE UNIT. CMC 916.1 & 916.2 16. 17. THE WALL SURFACE BEHIND CERAMIC TILE OR OTHER FINISH WALL MATERIALS SUBJECT TO WATER SPLASH ARE CONSTRUCTED OF MATERIALS NOT ADVERSELY AFFECTED BY WATER. NOTE THE USE OF FIBER CEMENT, FIBER MAT, REINFORCED CEMENT OR GLASS MAT GYPSUM BACKERS ON THE FLOOR PLAN. NOTE THAT WATER RESISTANT GYPSUM BOARD IS NO LONGER PERMITTED TO BE USED IN THESE LOCATIONS. CRC R702.4.2 18. NOTE THAT ALL ATTIC ACCESS OPENINGS ARE GASKETED TO PREVENT AIR LOSS. CEC 150.0(a) A MINIMUM 30" DIA. CIRCLE IS PROVIDED AT THE SHOWER FLOOR. THE MINIMUM FLOOR AREA OF THE SHOWER COMPARTMENT IS 1024 SQUARE INCHES. CPC 408.6 PLAN 1482C ADDENDA FLOOR PLAN 186 T.O.P. F.F./T.O.C. 9'-1"
9'-1" T.O.P. F.F./T.O.C. +24" 11'-6" T.O.HEEL 8'-0" HDR. 4 3 4
" T.O.HEEL 521 203 207 525 1X4 525 1X6 4" 6" 6" 4" 525 1X6 525 1X4 4" 4" 591 (2) 24X54 521 4" 4"207 525 4" 4" 1X6 521 701 1D3 19D3 TYP. 28D3 TYP. TYP. 3D3 21 TYP. D3 TYP.
3D2 16D3
8'-0"
7'-6" 25D2 596 509 509 T.O.P. F.F./T.O.C. 9'-1"
9'-1" T.O.P. F.F./T.O.C. T.G. T.G. 8'-0" HDR. 521 28D3 TYP. 3D2 TYP. 2 TYP. D3 19D3 509 509 T.O.P. F.F./T.O.C. 9'-1" 9'-1" T.O.P. F.F./T.O.C. 321 521 28D3 TYP. 3D2TYP. 509 TYP. 8'-0" HDR. T.G. T.G. T.O.P. F.F./T.O.C. 9'-1" 9'-1" T.O.P. F.F./T.O.C. 8'-0" HDR. 201 521 701 28D3 TYP. 3D2 TYP. 1D3 509 TYP. 207 ELEVATION KEY NOTES Name NOTE 201 UTILITY EQUIPMENT AND SERVICE PANELS - VERIFY LOCATION 203 "STREET ADDRESS AND NUMBERS SHALL BE POSTED PRIOR TO THE FIRST INSPECTION." ADDRESS NUMBERS SHALL BE A MINIMUM OF 4 INCHES (102 MM) HIGH WITH A MINIMUM STROKE WIDTH OF 1/2" INCH. - 2019 CRC R106.1.1, R319.1 INSTALLATION DIMENSIONS AND ADDITIONAL INFORMATION 207 COACH LIGHT LOCATION - FIELD VERIFY HEIGHT WITH FIXTURE TYPE 321 AIR CONDITIONING CONDENSER LOCATION - PAD SUPPORTING COMPRESSOR/ CONDENSER SHALL BE A MINIMUM OF 3" ABOVE GRADE PER C.M.C. SECTION 1105.2. 509 STUCCO CONTROL JOINT - SEE DETAIL 17/D4 521 1-COAT STUCCO - INSTALL PER MANUFACTURER'S LISTING - SEE SPECIFICATIONS FOR ADDITIONAL INFORMATION 525 STUCCO OVER RIGID FOAM TRIM - FOAM SHAPE PER ELEVATION (SEE SHEET D2.0) 551 MANUFACTURED ADHERED STUCCO STONE VENEER - INSTALL PER MANUFACTURER'S INSTRUCTIONS. ADHERED MASONRY VENEER REQUIREMENTS PER CRC SECTION R703.12 591 DECORATIVE SHUTTER (SIZE AND STYLE PER ELEVATION). SEE DETAIL 25/D2 596 FRONT DOOR WITH TEMPERED OBSCURE GLASS PANELS 701 G.I. FLASHING ANY OPERABLE WINDOW WITH A SILL THAT IS LOCATED LESS THAN 24" ABOVE FINISHED FLOOR AND MORE THAN 72" ABOVE FINISHED GRADE OR OTHER SURFACE BELOW AT THE EXTERIOR, MUST BE PROTECTED BY A GUARD OR, HAVE A FIXED GLASS. THE GUARD MAY NOT HAVE OPENINGS THAT A SPHERE 4" IN DIAMETER CAN PASS THROUGH. 2022 CBC 1405.13.2 NOTE: WATER-RESISTIVE BARRIER APPLIED OVER WOOD-BASE SHEATHING SHALL HAVE 2 LAYERS OF GRADE 'D' PAPER APPLIED SHINGLE FASHION. 2022 CRC R703.7.3 FINISHED GRADE VARIES. SEE CIVIL ENGINEERS PLANS FOR FINAL GRADE AND SITE DRAINAGE. RIDGE 4:12 4:12

RIDGE VALLEY RIDGE VALLEY
5:12
5:12
5:12 RIDGE VALLEY VALLEY
4:12
4:12 1'-0" 1'-0" ROOF AREA: SQ. FT."A" 1940 5 LOWER VENTS 5 UPPER VENTS 823 823 836 826 835 836 810 836 835 812 813 836 835 835 27D1 27D1 28D1 826 28D1 837 PROVIDE 1" CONDUIT FROM THE ELECTRIC PANEL TO LOCATION IN ATTIC FOR SOLAR INSTALLATION FOR SOLAR PHOTOVOLTAIC PANELS LOCATION AND PHOTOVOLTAIC SYSTEM, SEE PLANS BY SOLAR CONSULTANT 801 838 PROVIDE ROUTE FOR SOLAR HEAT PUMP WATER HEATER OPT. STONE AT PLAN B T.O.P. F.F./T.O.C. 9'-1" 22D3 2'-0" ROOF PLAN KEY NOTES Name NOTE 801 CLASS 'A' ROOFING - CONCRETE - 'FLAT' TILE - BY EAGLE ROOFING ICC# ESR 1900 810 LINE OF WALL BELOW 812 STUCCO CEILING 813 STUCCO SOFFIT 823 MIN. 22"X30" CLEAR OPENING IN CALIFORNIA ROOF FRAMING CONDITIONS FOR ACCESS AND AIRFLOW CONTRACTOR TO VERIFY AIRFLOW TO ALL ATTIC AREAS 826 ROOF VENT - O'HAGIN "XL SERIES" CLOAKED VENT (ICC # NER-9650A) 835 G.I. METAL GUTTER(S) - VERIFY LOICATIONS WITH INSTALLER 836 G.I. METAL DOWNSPOUT(S) - DISCHARGE TO APPROVED SITE DRAINAGE SYSTEM- VERIFY LOCATIONS WITH INSTALLER 837 PROVIDE 1" CONDUIT FROM THE ELECTRIC PANEL TO LOCATION IN ATTIC FOR PV SOLAR INSTALLATION. PROVIDE ROUTE FOR HEAT PUMP SOLAR WATER HEATER 838 PHOTOVOLATIC SOLAR ARRAY 847 PROVIDE NON-COMBUSTIBLE FIREBLOCKING (10 FEET ON CENTER) AT CONCEALED SPACE AT EAVES T.O.P. F.F./T.O.C. +24" 11'-6" T.O.HEEL 8'-0" HDR. T.O.HEEL 4" 6" 6" 4" 525 1X6 591 (2) 24X54 521 4" 4"207 525 1X6 521 701 1D3 19 TYP. D3 TYP.
3D2 16D3
8'-0" 25D2 551 525 4X4 3'-0" 23D3 29D3
5D2 596 509 509 A2.8
-A208 DATE REVISIONS NO. DESCRIPTION PROJECT MANAGER : DESIGNER : DRAWN BY : REVIEWED BY : 1ST BLDG. DEPT. SUBMITTAL : ISSUED FOR CONSTRUCTION : JOB NUMBER : CAD FILE NAME : DATE: SHEET: CC-WHA CC 06-26-2023 2023009 06-26-23 DO NOT SCALE PLANS 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA WHA EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION AND CONSENT OF WHA IN THE EVENT OF UNAUTHORIZED REUSE OF THESE PLANS BY A THIRD PARTY, THE THIRD PARTY SHALL HOLD WHA HARMLESS.

C L!V-P1318-P2
PLAN 1482
CITREA at CLOVIS

CLOVIS, CALIFORNIA

WILSON HOMES

FRESNO, CALIFORNIA
TRACT NUMBER: 6205
PROJECT TYPE: S.F.D. (X'xX' Lots)
2023009- 2022 CODE UPDATE FIRST BLDG DEPT SET 06-26-2023 ARCHITECTS . PLANNERS . DESIGNERS ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO FRONT SCALE: 1/4" = 1'-0" REAR LEFT RIGHT GRADE AND SITE DRAINAGE. FINISHED GRADE VARIES. SEE CIVIL ENGINEERS PLANS FOR FINAL PLAN 1482C ELEVATIONS AND ROOF PLAN PARTIAL LEFT @ OPT. STONE PARTIAL RIGHT AT OPT. STONE PARTIAL FRONT @ STONE OPT. PROGRESSIVE NAPA 2x6 2x6 1'-0" 1'-0" CONCRETE FLAT TILE 1 D1.1 ELEVATION REFERENCE: C ELEVATION STYLE: ROOF MATERIAL STANDARD ROOF DETAIL U.N.O. FASCIA - BARGE - OVERHANG DIM. - U.N.O. U.N.O. U.N.O. EAVE RAKE ROOF PLAN SCALE: 1/8" = 1'-0" "EAGLE ROOFING" ICC# ESR-1900 ROOF PLAN NOTES 1. SEE GENERAL NOTES FOR ROOF NOTES. 2. SPARK ARRESTORS SHALL BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. 3. ATTIC ACCESS PER CRC SECTION R807. 4. PROVIDE ATTIC & SOFFIT VENTILATION PER CRC SECTION R806. PER CRC SECTION R806.2, THE MINIMUM NET FREE VENTILATING AREA SHALL BE 1/150 OF THE AREA OF THE VENTED SPACE. EXCEPTION: THE MINIMUM NET FREE VENTILATION AREA SHALL BE 1/300 OF THE VENTED SPACE PROVIDED BOTH OF THE FOLLOWING CONDITIONS ARE MET: · IN CLIMATE ZONES 14 AND 16, A CLASS I OR II VAPOR RETARDER IS INSTALLED ON THE WARM-IN-WINTER SIDE OF THE CEILING · NOT LESS THAN 40 PERCENT AND NOT MORE THAN 50 PERCENT OF THE REQUIRED VENTILATING AREA IS PROVIDED BY VENTILATORS LOCATED IN THE UPPER PORTION OF THE ATTIC OR RAFTER SPACE. UPPER VENTILATORS SHALL BE LOCATED NO MORE THAN 3 FEET (914 MM) BELOW THE RIDGE OR HIGHEST POINT OF THE SPACE, MEASURED VERTICALLY. THE BALANCE OF THE REQUIRED VENTILATION PROVIDED SHALL BE LOCATED IN THE BOTTOM ONE-THIRD OF THE ATTIC SPACE. WHERE THE LOCATION OF WALL OR ROOF FRAMING MEMBERS CONFLICTS WITH THE INSTALLATION OF UPPER VENTILATORS, INSTALLATION OF MORE THAN 3 FEET (914 MM) BELOW THE RIDGE OF HIGHEST POINT OF THE SPACE SHALL BE PERMITTED. 4. CLAY AND CONCRETE ROOF TILE SHALL BE INSTALLED ON ROOF SLOPES OF 2 ½:12 OR GREATER. FOR ROOF SLOPES FROM 2 ½: 12 TO 4:12, DOUBLE UNDERLAYMENT APPLICATION AS REQUIRED IN ACCORDANCE WITH R905.3.3. (R905.3.2 CRC) 5. WOOD BATTENS ARE REQUIRED ON CONCRETE AND CLAY TILE ROOFS WHERE SLOPES EXCEED 7:12 PER TILE ROOFING INSTITUTE INSTALLATION MANUAL. 6. WHEN ROOF WITH DIFFERENT PITCHES INTERSECT, THE FRAMER OR TRUSS MANUFACTURER MUST ADD A HEEL TO THE STEEPER PITCH TO ALIGN WITH THE EAVE OF THE LOWER PITCH. 7. ROOF SHALL HAVE MIN. AGED SOLAR REFLECTANCE OF 0.20, MIN. THERMAL EMITTANCE OF 0.75, OR AGED SOLAR REFLECTANCE INDEX (SRI) OF 16 FOR STEEPED-SLOPED ROOFS. FOR LOW-SLOPED ROOFS, ROOF SHALL HAVE A MIN. AGED SOLAR REFLECTANCE OF 0.63 THERMAL EMITTANCE OF 0.75, OR AGED SOLAR REFLECTANCE INDEX (SRI) OF 75 OR MORE PER CEnC150.2(B)1I 1. SOLAR PHOTOVOLTAIC POWER SYSTEMS SHALL BE PROVIDED IN ACCORDANCE WITH CEnC. SECTION 150.1(b)1. INSTALLATION PER CRC SECTION 324.3 THROUGH R324.8 AND THE CALIFORNIA ELECTRICAL CODE, CALIFORNIA FIRE CODE, AND THE MANUFACTURER'S INSTALLATION INSTRUCTIONS. 2. REFER TO SOLAR CONSULTANT PLANS UNDER SEPARATE SUBMITTAL FOR SOLAR PHOTOVOLTAIC POWER SYSTEM DESIGN, PANEL LOCATIONS AND SIZES, AND ALL OTHER DESIGN REQUIREMENTS. NOTE THAT NO MECHANICAL,PLUMBING EXHAUST VENTS, ROOF ATTIC VENTS WILL BE PERMITTED WITHIN THE SOLAR ZONE AREA. WHERE APPLICABLE, CONSIDERATION AND COORDINATION WITH SOLAR PANEL LOCATIONS SHOULD BE TAKEN INTO ACCOUNT WHEN PLACING THE DRYER VENT TERMINATION. REF CA ENERGY CODE SECTION 110.10 AND CBC SECTION 3111.2.1 SOLAR PHOTOVOLTAIC SYSTEMS PROGRESSIVE NAPA 187
FLOOR PLAN KEY NOTES Name NOTE 002 CONCRETE DRIVE (BY OTHERS) 003 CONCRETE WALK (BY OTHERS) 004 CONCRETE PORCH SLAB (BY OTHERS) - SLOPE 1/4" PER FOOT MINIMUM (2% SLOPE) TO DRAIN IN THE DIRECTION INDICATED. REFER TO LANDSCAPE AND CIVIL DRAWINGS FOR FURTHER INFORMATION 005 CONCRETE GARAGE SLAB - SLOPE 1/8" PER FOOT MINIMUM IN DIRECTION INDICATED 006 CONCRETE STOOP - SLOPE 1/4" PER FOOT MINIMUM TO DRAIN IN DIRECTION INDICATED. LANDING SHALL HAVE A LENGTH MEASURED IN THE DIRECTION OF TRAVEL OF NOT LESS THAN 44 "; EXCEPT IN GROUPS R-3 AND U OCCUPANCIES AND WITHIN INDIVIDUAL UNITS OF GROUP R-2 NEED NOT EXCEED 36" (U.NO.) PER CBC SECTION 1010.1.5 101 THE PRIVATE GARAGE SHALL BE SEPARATED FROM THE DWELLING UNIT AND ATTIC AREA BY MEANS OF GYPSUM BOARD, NOT LESS THAN 1/2" IN THICKNESS, APPLIED TO THE GARAGE SIDE. C.B.C. SECTION 406.3.2.1. 110 PROVIDE SOLID WOOD DOOR NOT LESS THAN 1-3/8" THICK, SOLID OR HONEYCOMB-CORE STEEL DOOR NOT LESS THAN 1-3/8" THICK, OR 20 MINUTE FIRE-RATED DOOR. DOORS SHALL BE SELF-LATCHING AND EQUIPPED WITH OR SELF-CLOSING OR AUTOMATIC-CLOSING DEVICE PER C.R.C. SECTION R302.5.1. 111 EGRESS DOOR TO PROVIDE A CLEAR WIDTH OF NOT LESS THAN 32 INCHES WHERE MEASURED BETWEEN THE FACE OF THE DOOR AND THE STOP, WITH THE DOOR OPEN 90 DEGREES 198 LOW VOLTAGE SUB PANEL. INSTALLATION IN CLOSETS IS PROHIBITED 201 UTILITY EQUIPMENT AND SERVICE PANELS - VERIFY LOCATION 224 LOCATION OF SYSTEM ISOLATION/TRANSFER SWITCH (MOUNTED NOT RECESSED). INSTALL WITHIN 3 FEET OF MAIN PANEL BOARD PER CENC 150.0(S)4 225 LOCATION OF ENERGY STORAE SYSTEM (ESS) PER CENC. 150.0(S). LOCATION PER CRC SECTION 328.3.1 AND R328.4 226 BACKUP SUB PANEL 252 SOLAR READY BOX 302 HYBRID ELECTRIC HEAT PUMP WATER HEATER. (18" PLATFORM NOT REQUIRED BUT MAY BE PROVIDED FOR CONDENSATE LINE DRAINAGE PURPOSES). PROTECT FROM DAMAGE PER CPC SECTION 507.13.1. SEISMIC PROVISIONS PER CPC SECTION 507.2. WATER SYS. PIPING & INSUL. FOR PIPING AND TANKS PER Cenc 150.0 (i) & WATER HEATING SYSTEMS PER Cenc 150.0(n) 309 TEMPERATURE & PRESSURE RELIEF VALVE. DISCHARGE LINE TO THE OUTSIDE PER CPC SECTION 608.5 321 AIR CONDITIONING CONDENSER LOCATION - PAD SUPPORTING COMPRESSOR/ CONDENSER SHALL BE A MINIMUM OF 3" ABOVE GRADE PER C.M.C. SECTION 1105.2. 322 FORCED AIR UNIT (FAU) ATTIC INSTALLATION. SEE DETAIL 26/D4 351 REFRIGERATOR SPACE WITH RECESSED COLD WATER BOX 355 SINK WITH GARBAGE DISPOSER 359 DISHWASHER 360 SLIDE-IN RANGE/OVEN AND MICRO WITH VENT/LIGHT COMBINATION (EXHAUST VENT TO OUTSIDE). PROVIDE 24" CLEAR ABOVE RANGE/OVEN TO UNDERSIDE OF MICROWAVE VENT. 372 WASHER SPACE WITH RECESSED WATER BOX AND DRAIN PAN 373 DRYER SPACE 380 TUB/ SHOWER - SIZE PER PLAN. VERIFY UNIT DIMENSIONS WITH MANUFACTURER PRIOR TO FRAMING. PROVIDE FURRING AS NECESSARY. 381 CURTAIN ROD 382 TEMPERED GLASS SHOWER DOOR/ ENCLOSURE 385 SHOWER - PREFABRICATED PAN - SIZE PER PLAN. VERIFY UNIT DIMENSIONS WITH MANUFACTURER PRIOR TO FRAMING. PROVIDE FURRING AS NECESSARY. 393 TOILET - PROVIDE MINIMUM 24" X 30" CLEAR FLOOR AREA IN FRONT OF TOILET 401 INTERIOR SOFFIT(S)/ DROPPED CEILING(S): HEIGHT PER PLAN 416 30"X30" ATTIC ACCESS - DIMENSIONS ARE CLEAR. ATTIC ACCESS DOORS SHALL HAVE PERMANENTLY ATTACHED INSULATION USING ADHESIVE OR MECHANICAL FASTENERS. THE ATTIC ACCESS SHALL BE GASKETED TO PREVENT AIR LEAKAGE PER CENC 150.0(A)3 - SEE DETAIL 26/D4 422 STUCCO SOFFIT: HEIGHT PER PLAN 428 ARCHED STUCCO SOFFIT - SEE EXTERIOR ELEVATION 442 2x PONY WALL - SIZE/HEIGHT PER PLAN 451 KITCHEN ISLAND - PROVIDE APPROVED UNDERGROUND CONDUIT FOR ELECTRIC SERVICE TO ISLAND 453 PANTRY 455 LINEN 459 BASE CABINET 460 UPPER CABINET 461 WIRE SHELF 462 SHELF AND POLE - LOCATE POLE 66" A.F.F., PROVIDE 2x6 BLOCKING WITHIN STUD BAY AT EACH END & AT CENTER OF POLE FOR HARDWARE. VERIFY SHELF BRACKET LOCATIONS & PROVIDE CONCEALED 2x BLOCKING ACCORDINGLY 463 DOUBLE SHELF AND POLE - LOCATE POLES 44" & 88" A.F.F., PROVIDE 2x6 BLOCKING WITHIN STUD BAY AT EACH END & AT CENTER OF POLE FOR HARDWARE. VERIFY SHELF BRACKET LOCATIONS & PROVIDE CONCEALED 2x BLOCKING ACCORDINGLY 464 SHELF (OR SHELVES) 468 COAT CLOSET 496 SHOWER REINFORCEMENT TO BE CONTINUOUS WHERE WALL FRAMING IS PROVIDED 498 WATER CLOSET REINFORCEMENT TO BE INSTALLED ON BOTH SIDES WALLS OF THE FIXTURE, OR ON ONE SIDE WALL AND THE BACK WALL 10'-6" 4" 4'-0" 1'-6" BA3.3
BA3.3 5'-6" 10'-3" 5'-3" 2'-11" 2'-9" 5'-8" 13'-7" 8'-10" 3'-1" 4'-6" 4'-10 12 " 5'-0
12 " 6'-1
1 2
" 3
1 2
" 3'-8" 28'-2" 10'-7" 11'-3" 2'-0" 5'-4" 5'-3" 6'-2" 8'-0" 14'-0" 7'-8" 2'-10" 5'-9" 2'-0" 5'-0" 1'-0" 5'-4" 5'-3" 4'-11" 14'-0" 9'-11" 2'-11 1 2
" 4'-3" 2'-3
12 " 10'-9
12 "
6'-3" 3'-1" 8" 2'-7" 2'-3" 11'-3" 4'-5
1 2
" 12'-0
1 2
" 3'-2
1 2
" 10'-6" 5'-5
1 2
" 1'-111
2 " 4'-10" 2'-0" 71
2 " 3'-1
1 2
" 4" 2'-4" 2'-5" 7'-5" 3'-1" 3'-11" 1'-10" 4'-1" 1'-9" 1'-5" 4'-2" 5 1 2
" 002 003 004 005 101 110 428 8'-6" 201 101 401 8'-0" 380 381393455 464 4 SH. 462 468 462 463 453 464 4 SH. 351 360 460 459 355 359 451 459 460 322 372 373 461 462 462 463 393 385 382 321 006 401 8'-0" 401 8'-0" 462 422 7'-6" 6'-7" 7'-0" 5 12
" 2'-6
1 2
" 3'-6" 5'-10" 1'-6" 4'-0" 2'-0" 1'-2
1 2
" 1'-6" 442 2x4 198
4'-8
12 " 111
462
4'-6" 461 416 302 9'-2" 496
498 455
2'-61
2 " 3'-51
2 "
11 12
" 1'-2" 2'-6" 3'-6"
4'-2" 2'-3" 9
1 2
" 9" 5" 16'-2" 2'-4" 006 2'-2" 18'-4" 10'-7" AA3.3 AA3.3 C HS

C HS C HS C HS HS C
4050 SL 5050 SL 6080 TEMP. GL. SLIDER 6050 SL 6050 SL TEMP. GL. 3010 SL 4050 SL
4040 SL 16'-0" x 8'-0" SECT. GAR. DOOR3050 SH
5" GREAT ROOM 9'-0" CLG. CARPET DINING 9'-0" CLG. CARPET KITCHEN 9'-0" CLG. H.S. 2 CAR GARAGE 9'-0" CLG. CONCRETE COVD. ENTRY 9'-0" CLG. CONCRETE ENTRY 9'-0" CLG. H.S. PRIMARY BDRM 9'-0" CLG. CARPET BA. 2 9'-0" CLG. H.S. W.I.C. 9'-0" CLG. CARPET SERV. 9'-0" CLG. H.S. BEDRM. 3 9'-0" CLG. CARPET BEDRM. 2 9'-0" CLG. CARPET W.I.C. 9'-0" CLG. CARPET BEDRM. 4 9'-0" CLG. CARPET PRIMARY BATH AGING IN-PLACE 9'-0" CLG. H.S. * *
*
*
28 SC 68 2668 5068 BI-PASS
2468 2668
2468
2468
2468
30 SC 80
2068 2668
2468 2868
3068 BI-PASS 5068 3068 3068 SC
5" 41'-0" 21'-0" 20'-0"
58'-0" 6'-0" 52'-0"
58'-0" 29'-6" 8'-0" 20'-6" 41'-0" 22'-1" 18'-11" 9" 1'-0" 5'-11
1 2
" 3'-6" 3'-0" 309 4'-9" 225 252 224 226 111 NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION FLOOR AREA TABLE PLAN 1612 A LOWER FLOOR PLAN 1612 SQ. FT. TOTAL 1612 SQ. FT. 2-BAY GARAGE 423 SQ. FT. COVERED ENTRY/PORCH 65 SQ. FT. A3.1 -A3.1 FLOOR PLAN DATE REVISIONS NO. DESCRIPTION PROJECT MANAGER : DESIGNER : DRAWN BY : REVIEWED BY : 1ST BLDG. DEPT. SUBMITTAL : ISSUED FOR CONSTRUCTION : JOB NUMBER : CAD FILE NAME : DATE: SHEET: CC -WHA CC 06-26-2023-2023009 06-26-23 DO NOT SCALE PLANS 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA WHA EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION AND CONSENT OF WHA IN THE EVENT OF UNAUTHORIZED REUSE OF THESE PLANS BY A THIRD PARTY, THE THIRD PARTY SHALL HOLD WHA HARMLESS.

C L!V-P1318-P2
PLAN 1612
CITREA at CLOVIS

CLOVIS, CALIFORNIA

WILSON HOMES

FRESNO, CALIFORNIA
TRACT NUMBER: 6205
PROJECT TYPE: S.F.D. (X'xX' Lots)
2023009- 2022 CODE UPDATE FIRST BLDG DEPT SET 06-26-2023 ARCHITECTS . PLANNERS . DESIGNERS ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO SCALE: 1/4" = 1'- 0" INTERIOR ELEVATION KEY PLAN 1612A FLOOR PLAN SEE SHEETS A3.5 & A3.7 FOR ADDENDA PLANS NAILING SCHEDULE IS LOCATED ON SHEET SD.2 FLOOR PLAN NOTES 1. REFER TO ARCHITECTURAL SYMBOL LEGEND ON SHEET C1 FOR ADDITIONAL INFORMATION AND CLEARANCES 2. ATTICS: ACCESS PER CRC R807, DRAFTSTOPS PER CRC R302.12 AND VENTILATION PER R806. 3. CRAWL SPACES: ACCESS PER CRC R408.4 AND VENTILATION PER R408.1. 4. EMERGENCY ESCAPE AND RESCUE OPENINGS PER CRC R202 & R310. MEANS OF EGRESS PER CRC 311. 5. GLAZING PER CRC R303.1, R301.2.1.2 & R308. 6. COMBUSTION AIR TO FORCED AIR UNIT PER CMC CHAPTER 7. 7. COMBUSTION AIR TO WATER HEATER PER CPC SECTION 506.0. 8. ENVIRONMENTAL AIR DUCTS PER CMC SECTION 504. 9. MECHANICAL EQUIPMENT LOCATION AND PROTECTION AGAINST DAMAGE PER CMC 305. 10. MANDATORY REQUIREMENTS FOR APPLIANCES PER CEnC SECTION 110.1. 11. 12. 13. 14. 15. THE SILL HEIGHT IS NOT TO EXCEED 44" FROM THE BOTTOM OF THE CLEAR OPENING IN SLEEPING ROOMS. CRC R31.0.1 IN UPPER FLOOR PLANS, ANY OPERABLE WINDOW WITH A SILL THAT IS LOCATED LESS THAN 24" ABOVE THE FINISHED FLOOR AND MORE THAN 72" ABOVE FINISHED GRADE OR OTHER SURFACE BELOW AT THE EXTERIOR, MUST BE PROTECTED BY A GUARD OR, HAVE FIXED GLASS. THE GUARD MAY NOT HAVE OPENINGS THAT A SPHERE 4" IN DIAMETER CAN PASS THROUGH. CRC R312.2 A SHEETROCK NAILING INSPECTION IN REQUIRED. CRC R109.1.4.2 GLAZING IN A HAZARDOUS LOCATION IS REQUIRED TO BE GLAZED WITH SAFETY MATERIAL. CRC R308 VERTICAL CLEARANCE ABOVE THE COOKTOP TO COMBUSTIBLES IS 30" UNPROTECTED, OR 24" PROTECTED, AND THE HORIZONTAL DIMENSIONS IS REQUIRED TO BE PER THE PERMANENT MARKING LISTED ON THE UNIT. CMC 916.1 & 916.2 16. 17. THE WALL SURFACE BEHIND CERAMIC TILE OR OTHER FINISH WALL MATERIALS SUBJECT TO WATER SPLASH ARE CONSTRUCTED OF MATERIALS NOT ADVERSELY AFFECTED BY WATER. NOTE THE USE OF FIBER CEMENT, FIBER MAT, REINFORCED CEMENT OR GLASS MAT GYPSUM BACKERS ON THE FLOOR PLAN. NOTE THAT WATER RESISTANT GYPSUM BOARD IS NO LONGER PERMITTED TO BE USED IN THESE LOCATIONS. CRC R702.4.2 18. NOTE THAT ALL ATTIC ACCESS OPENINGS ARE GASKETED TO PREVENT AIR LOSS. CEC 150.0(a) A MINIMUM 30" DIA. CIRCLE IS PROVIDED AT THE SHOWER FLOOR. THE MINIMUM FLOOR AREA OF THE SHOWER COMPARTMENT IS 1024 SQUARE INCHES. CPC 408.6 CONTEMPORARY SPANISH = 2 x 4 D.F. #2 AT 16" O.C. = 2 x 6 D.F. #2 AT 16" O.C. FLOOR PLAN LEGEND (*) INDICATES WINDOW REQUIRED FOR EMERGENCY ESCAPE AND RESCUE WINDOW TO MEET THE REQUIREMENTS OF CRC R310 1. 5.7 SQUARE FEET NET CLEAR OPENING SIZE REQUIRED FOR MINIMUM EGRESS 2. 24 INCHES MINIMUM OPENING HEIGHT DIMENSION 3. 20 INCHES MINIMUM NET CLEAR OPERABLE WIDTH DIMENSION 4. 44 INCHES MAXIMUM NET HEIGHT OF WINDOW SILL FROM FINISH FLOOR 3050 SH * TEMP. GL. * REQUIRED FLOOR CLEARANCES AT WATER 1'-3" CLOSETS -TYPICAL 1'-3" MIN. 2'-0" 2'-6"MIN. 188 T.O.P. F.F./T.O.C. 9'-1"
9'-1" T.O.P. F.F./T.O.C. 8'-6"
8'-0" HDR. 207 591 (2) 24X54 525 1X6 4" 4" 6" 6" 525 1x4 525 1X4 521 203 207 525 1X4 4" 525 1X6 521 521 1D3 19D3 TYP. 28 TYP. D3 TYP. 3D3 21 TYP. D3 TYP. 4D2 17D3
7'-6" 25D2
2'-0" 525 1X5 596 12
4 12
4 509 509 T.O.P. F.F./T.O.C. 9'-1"
9'-1" T.O.P. F.F./T.O.C. T.G. T.G. T.G. T.G. 8'-0" HDR. 521 28D3 TYP. 3D2 TYP. 2 TYP. D3 19D3 12 4 12
4 509 509 509 T.O.P. F.F./T.O.C. 9'-1"
9'-1" T.O.P. F.F./T.O.C. 8'-0" HDR. 321 521 701 28D3 TYP. 3D2TYP. 12 4 12
4 509 TYP. 509 TYP. T.O.P. F.F./T.O.C. 9'-1"
9'-1" T.O.P. F.F./T.O.C. 8'-0" HDR. 201 521 701 8'-6" 28D3 TYP. 3 TYP. D2 1D3 12
4 12
4 509 TYP. 509 TYP. 207 ELEVATION KEY NOTES Name NOTE 201 UTILITY EQUIPMENT AND SERVICE PANELS - VERIFY LOCATION 203 "STREET ADDRESS AND NUMBERS SHALL BE POSTED PRIOR TO THE FIRST INSPECTION." ADDRESS NUMBERS SHALL BE A MINIMUM OF 4 INCHES (102 MM) HIGH WITH A MINIMUM STROKE WIDTH OF 1/2" INCH. - 2019 CRC R106.1.1, R319.1 INSTALLATION DIMENSIONS AND ADDITIONAL INFORMATION 207 COACH LIGHT LOCATION - FIELD VERIFY HEIGHT WITH FIXTURE TYPE 321 AIR CONDITIONING CONDENSER LOCATION - PAD SUPPORTING COMPRESSOR/ CONDENSER SHALL BE A MINIMUM OF 3" ABOVE GRADE PER C.M.C. SECTION 1105.2. 509 STUCCO CONTROL JOINT - SEE DETAIL 17/D4 521 1-COAT STUCCO - INSTALL PER MANUFACTURER'S LISTING - SEE SPECIFICATIONS FOR ADDITIONAL INFORMATION 525 STUCCO OVER RIGID FOAM TRIM - FOAM SHAPE PER ELEVATION (SEE SHEET D2.0) 591 DECORATIVE SHUTTER (SIZE AND STYLE PER ELEVATION). SEE DETAIL 25/D2 596 FRONT DOOR WITH TEMPERED OBSCURE GLASS PANELS 701 G.I. FLASHING ANY OPERABLE WINDOW WITH A SILL THAT IS LOCATED LESS THAN 24" ABOVE FINISHED FLOOR AND MORE THAN 72" ABOVE FINISHED GRADE OR OTHER SURFACE BELOW AT THE EXTERIOR, MUST BE PROTECTED BY A GUARD OR, HAVE A FIXED GLASS. THE GUARD MAY NOT HAVE OPENINGS THAT A SPHERE 4" IN DIAMETER CAN PASS THROUGH. 2022 CBC 1405.13.2 NOTE: WATER-RESISTIVE BARRIER APPLIED OVER WOOD-BASE SHEATHING SHALL HAVE 2 LAYERS OF GRADE 'D' PAPER APPLIED SHINGLE FASHION. 2022 CRC R703.7.3 FINISHED GRADE VARIES. SEE CIVIL ENGINEERS PLANS FOR FINAL GRADE AND SITE DRAINAGE. RIDGE 4:12 4:12

RIDGE VALLEY VALLEY
4:12
4:12
RIDGE 4:12
4:12 VALLEY VALLEY 3" 1'-0" 823 836 810 826 812 813 836 835 ROOF AREA: SQ. FT."A" 2101 6 LOWER VENTS 5 UPPER VENTS 823 826 836 836 835 835 835 25D1 26D1 26D1 25D1 802 837 PROVIDE 1" CONDUIT FROM THE ELECTRIC PANEL TO LOCATION IN ATTIC FOR SOLAR INSTALLATION FOR SOLAR PHOTOVOLTAIC PANELS LOCATION AND PHOTOVOLTAIC SYSTEM, SEE PLANS BY SOLAR CONSULTANT 1D1 25D1 838 847 836 PROVIDE ROUTE FOR SOLAR HEAT PUMP WATER HEATER ROOF PLAN KEY NOTES Name NOTE 802 CLASS 'A' ROOFING - CONCRETE - 'S' TILE - BY EAGLE ROOFING ICC# ESR 1900 810 LINE OF WALL BELOW 812 STUCCO CEILING 813 STUCCO SOFFIT 823 MIN. 22"X30" CLEAR OPENING IN CALIFORNIA ROOF FRAMING CONDITIONS FOR ACCESS AND AIRFLOW CONTRACTOR TO VERIFY AIRFLOW TO ALL ATTIC AREAS 826 ROOF VENT - O'HAGIN "XL SERIES" CLOAKED VENT (ICC # NER-9650A) 835 G.I. METAL GUTTER(S) - VERIFY LOICATIONS WITH INSTALLER 836 G.I. METAL DOWNSPOUT(S) - DISCHARGE TO APPROVED SITE DRAINAGE SYSTEM- VERIFY LOCATIONS WITH INSTALLER 837 PROVIDE 1" CONDUIT FROM THE ELECTRIC PANEL TO LOCATION IN ATTIC FOR PV SOLAR INSTALLATION. PROVIDE ROUTE FOR HEAT PUMP SOLAR WATER HEATER 838 PHOTOVOLATIC SOLAR ARRAY 847 PROVIDE NON-COMBUSTIBLE FIREBLOCKING (10 FEET ON CENTER) AT CONCEALED SPACE AT EAVES A3.4 -A304 DATE REVISIONS NO. DESCRIPTION PROJECT MANAGER : DESIGNER : DRAWN BY : REVIEWED BY : 1ST BLDG. DEPT. SUBMITTAL : ISSUED FOR CONSTRUCTION : JOB NUMBER : CAD FILE NAME : DATE: SHEET: CC-WHA CC 06-26-2023-2023009 06-26-23 DO NOT SCALE PLANS 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA WHA EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION AND CONSENT OF WHA IN THE EVENT OF UNAUTHORIZED REUSE OF THESE PLANS BY A THIRD PARTY, THE THIRD PARTY SHALL HOLD WHA HARMLESS.

C L!V-P1318-P2
PLAN 1612
CITREA at CLOVIS

CLOVIS, CALIFORNIA

WILSON HOMES

FRESNO, CALIFORNIA
TRACT NUMBER: 6205
PROJECT TYPE: S.F.D. (X'xX' Lots)
2023009- 2022 CODE UPDATE FIRST BLDG DEPT SET 06-26-2023 ARCHITECTS . PLANNERS . DESIGNERS ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO FRONT SCALE: 1/4" = 1'-0" REAR LEFT RIGHT ELEVATION REFERENCE: A ELEVATION STYLE: ROOF MATERIAL STANDARD ROOF DETAIL U.N.O. FASCIA - BARGE - OVERHANG DIM. - U.N.O. CONCRETE ' S ' TILE 1'-0" U.N.O. U.N.O. EAVE RAKE ROOF PLAN SCALE: 1/8" = 1'-0" "EAGLE ROOFING" ICC# ESR-1900 2x6 NONE TIGHT 1D1 ROOF PLAN NOTES CONTEMPORARY SPANISH 1. SEE GENERAL NOTES FOR ROOF NOTES. 2. SPARK ARRESTORS SHALL BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. 3. ATTIC ACCESS PER CRC SECTION R807. 4. PROVIDE ATTIC & SOFFIT VENTILATION PER CRC SECTION R806. PER CRC SECTION R806.2, THE MINIMUM NET FREE VENTILATING AREA SHALL BE 1/150 OF THE AREA OF THE VENTED SPACE. EXCEPTION: THE MINIMUM NET FREE VENTILATION AREA SHALL BE 1/300 OF THE VENTED SPACE PROVIDED BOTH OF THE FOLLOWING CONDITIONS ARE MET: · IN CLIMATE ZONES 14 AND 16, A CLASS I OR II VAPOR RETARDER IS INSTALLED ON THE WARM-IN-WINTER SIDE OF THE CEILING · NOT LESS THAN 40 PERCENT AND NOT MORE THAN 50 PERCENT OF THE REQUIRED VENTILATING AREA IS PROVIDED BY VENTILATORS LOCATED IN THE UPPER PORTION OF THE ATTIC OR RAFTER SPACE. UPPER VENTILATORS SHALL BE LOCATED NO MORE THAN 3 FEET (914 MM) BELOW THE RIDGE OR HIGHEST POINT OF THE SPACE, MEASURED VERTICALLY. THE BALANCE OF THE REQUIRED VENTILATION PROVIDED SHALL BE LOCATED IN THE BOTTOM ONE-THIRD OF THE ATTIC SPACE. WHERE THE LOCATION OF WALL OR ROOF FRAMING MEMBERS CONFLICTS WITH THE INSTALLATION OF UPPER VENTILATORS, INSTALLATION OF MORE THAN 3 FEET (914 MM) BELOW THE RIDGE OF HIGHEST POINT OF THE SPACE SHALL BE PERMITTED. 4. CLAY AND CONCRETE ROOF TILE SHALL BE INSTALLED ON ROOF SLOPES OF 2 ½:12 OR GREATER. FOR ROOF SLOPES FROM 2 ½: 12 TO 4:12, DOUBLE UNDERLAYMENT APPLICATION AS REQUIRED IN ACCORDANCE WITH R905.3.3. (R905.3.2 CRC) 5. WOOD BATTENS ARE REQUIRED ON CONCRETE AND CLAY TILE ROOFS WHERE SLOPES EXCEED 7:12 PER TILE ROOFING INSTITUTE INSTALLATION MANUAL. 6. WHEN ROOF WITH DIFFERENT PITCHES INTERSECT, THE FRAMER OR TRUSS MANUFACTURER MUST ADD A HEEL TO THE STEEPER PITCH TO ALIGN WITH THE EAVE OF THE LOWER PITCH. 7. ROOF SHALL HAVE MIN. AGED SOLAR REFLECTANCE OF 0.20, MIN. THERMAL EMITTANCE OF 0.75, OR AGED SOLAR REFLECTANCE INDEX (SRI) OF 16 FOR STEEPED-SLOPED ROOFS. FOR LOW-SLOPED ROOFS, ROOF SHALL HAVE A MIN. AGED SOLAR REFLECTANCE OF 0.63 THERMAL EMITTANCE OF 0.75, OR AGED SOLAR REFLECTANCE INDEX (SRI) OF 75 OR MORE PER CEnC150.2(B)1I 1. SOLAR PHOTOVOLTAIC POWER SYSTEMS SHALL BE PROVIDED IN ACCORDANCE WITH CEnC. SECTION 150.1(b)1. INSTALLATION PER CRC SECTION 324.3 THROUGH R324.8 AND THE CALIFORNIA ELECTRICAL CODE, CALIFORNIA FIRE CODE, AND THE MANUFACTURER'S INSTALLATION INSTRUCTIONS. 2. REFER TO SOLAR CONSULTANT PLANS UNDER SEPARATE SUBMITTAL FOR SOLAR PHOTOVOLTAIC POWER SYSTEM DESIGN, PANEL LOCATIONS AND SIZES, AND ALL OTHER DESIGN REQUIREMENTS. NOTE THAT NO MECHANICAL,PLUMBING EXHAUST VENTS, ROOF ATTIC VENTS WILL BE PERMITTED WITHIN THE SOLAR ZONE AREA. WHERE APPLICABLE, CONSIDERATION AND COORDINATION WITH SOLAR PANEL LOCATIONS SHOULD BE TAKEN INTO ACCOUNT WHEN PLACING THE DRYER VENT TERMINATION. REF CA ENERGY CODE SECTION 110.10 AND CBC SECTION 3111.2.1 SOLAR PHOTOVOLTAIC SYSTEMS LOW PROFILE GRADE AND SITE DRAINAGE. FINISHED GRADE VARIES. SEE CIVIL ENGINEERS PLANS FOR FINAL PLAN 1612A ELEVATIONS AND ROOF PLAN CONTEMPORARY SPANISH 189
FLOOR PLAN KEY NOTES Name NOTE 002 CONCRETE DRIVE (BY OTHERS) 003 CONCRETE WALK (BY OTHERS) 004 CONCRETE PORCH SLAB (BY OTHERS) - SLOPE 1/4" PER FOOT MINIMUM (2% SLOPE) TO DRAIN IN THE DIRECTION INDICATED. REFER TO LANDSCAPE AND CIVIL DRAWINGS FOR FURTHER INFORMATION 005 CONCRETE GARAGE SLAB - SLOPE 1/8" PER FOOT MINIMUM IN DIRECTION INDICATED 101 THE PRIVATE GARAGE SHALL BE SEPARATED FROM THE DWELLING UNIT AND ATTIC AREA BY MEANS OF GYPSUM BOARD, NOT LESS THAN 1/2" IN THICKNESS, APPLIED TO THE GARAGE SIDE. C.B.C. SECTION 406.3.2.1. 201 UTILITY EQUIPMENT AND SERVICE PANELS - VERIFY LOCATION 422 STUCCO SOFFIT: HEIGHT PER PLAN 425 WOOD SOFFIT: HEIGHT PER ELEVATION 521 STUCCO - OMEGA DIAMOND WALL ONE COAT STUCCO (R4) ICC# ESR-1194 STUCCO TYPE 1 OR 11 PORTLAND CEMENT OVER SRAT 'R' GUARD ESR-1566 BY 'START R FOAM'. 604 1X3 FIBER CEMENT BATTS SPACED AT 16" O.C. NOTE: SHADED WALLS INDICATE AREAS THAT ARE DIFFERENT THAN THE BASE FLOOR PLAN NOTE: REFER TO CIVIL AND LANDSCAPE DRAWINGS BY OTHERS FOR ALL DRIVEWAYS AND SIDEWALK LOCATIONS. REFER TO BASE PLAN SHEETS FOR ADDITIONAL NOTES AND DIMENSIONS. ADDENDA FLOOR PLAN NOTES A3.1. 10'-6" 4'-0" 1'-6" 002 003 004 005 101 8'-0" 201 425 5'-9" P 7'-8" 4" 8" 8" 41'-0" 21'-0" 20'-0" 41'-0" 22'-1" 18'-11" 5" 16'-2" 2'-4" TOP BOT 604 521 TOP BOT 604 521 C HS

C HS C HS C HS HS C
4050 SL 5050 SL 6080 TEMP. GL. SLIDER 6050 SL 6050 SL TEMP. GL. 3010 SL 4050 SL
4040 SL 16'-0" x 8'-0" SECT. GAR. DOOR3050 SH
5" GREAT ROOM 9'-0" CLG. CARPET DINING 9'-0" CLG. CARPET KITCHEN 9'-0" CLG. H.S. 2 CAR GARAGE 9'-0" CLG. CONCRETE COVD. ENTRY 9'-0" CLG. CONCRETE ENTRY 9'-0" CLG. H.S. PRIMARY BDRM 9'-0" CLG. CARPET BA. 2 9'-0" CLG. H.S. W.I.C. 9'-0" CLG. CARPET SERV. 9'-0" CLG. H.S. BEDRM. 3 9'-0" CLG. CARPET BEDRM. 2 9'-0" CLG. CARPET W.I.C. 9'-0" CLG. CARPET BEDRM. 4 9'-0" CLG. CARPET PRIMARY BATH AGING IN-PLACE 9'-0" CLG. H.S. * *
*
28 SC 68 2668 5068 BI-PASS
2468 2668
2468
2468
2468
30 SC 80
2068 2668
2468 2868
3068 BI-PASS 5068 3068 3068 SC
5"
2'-0" 5'-0" 1'-0" 58'-0" 8'-0" 50'-0"
58'-0" 6'-0" 52'-0"
20'-6" 29'-6" 2'-10" NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION FLOOR AREA TABLE PLAN 1612 B LOWER FLOOR PLAN 1612 SQ. FT. TOTAL 1612 SQ. FT. 2-BAY GARAGE 423 SQ. FT. COVERED ENTRY/PORCH 65 SQ. FT. A3.5 RAA305 DATE REVISIONS NO. DESCRIPTION PROJECT MANAGER : DESIGNER : DRAWN BY : REVIEWED BY : 1ST BLDG. DEPT. SUBMITTAL : ISSUED FOR CONSTRUCTION : JOB NUMBER : CAD FILE NAME : DATE: SHEET: CC -WHA CC 06-26-2023-2023009 06-26-23 DO NOT SCALE PLANS 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA WHA EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION AND CONSENT OF WHA IN THE EVENT OF UNAUTHORIZED REUSE OF THESE PLANS BY A THIRD PARTY, THE THIRD PARTY SHALL HOLD WHA HARMLESS.

C L!V-P1318-P2
PLAN 1612
CITREA at CLOVIS

CLOVIS, CALIFORNIA

WILSON HOMES

FRESNO, CALIFORNIA
TRACT NUMBER: 6205
PROJECT TYPE: S.F.D. (X'xX' Lots)
2023009- 2022 CODE UPDATE FIRST BLDG DEPT SET 06-26-2023 ARCHITECTS . PLANNERS . DESIGNERS ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO SCALE: 1/4" = 1'- 0" WALL LEGEND LOW WALL SOFFIT LIMITS 2 x 6 STUD WALL 2 x 4 STUD WALL SHELF ABOVE ARCHED SOFFIT LIMITS FLOOR PLAN PLAN 1612B ADDENDA FLOOR PLAN MODERN FLOOR PLAN NOTES 1. REFER TO ARCHITECTURAL SYMBOL LEGEND ON SHEET C1 FOR ADDITIONAL INFORMATION AND CLEARANCES 2. ATTICS: ACCESS PER CRC R807, DRAFTSTOPS PER CRC R302.12 AND VENTILATION PER R806. 3. CRAWL SPACES: ACCESS PER CRC R408.4 AND VENTILATION PER R408.1. 4. EMERGENCY ESCAPE AND RESCUE OPENINGS PER CRC R202 & R310. MEANS OF EGRESS PER CRC 311. 5. GLAZING PER CRC R303.1, R301.2.1.2 & R308. 6. COMBUSTION AIR TO FORCED AIR UNIT PER CMC CHAPTER 7. 7. COMBUSTION AIR TO WATER HEATER PER CPC SECTION 506.0. 8. ENVIRONMENTAL AIR DUCTS PER CMC SECTION 504. 9. MECHANICAL EQUIPMENT LOCATION AND PROTECTION AGAINST DAMAGE PER CMC 305. 10. MANDATORY REQUIREMENTS FOR APPLIANCES PER CEnC SECTION 110.1. 11. 12. 13. 14. 15. THE SILL HEIGHT IS NOT TO EXCEED 44" FROM THE BOTTOM OF THE CLEAR OPENING IN SLEEPING ROOMS. CRC R31.0.1 IN UPPER FLOOR PLANS, ANY OPERABLE WINDOW WITH A SILL THAT IS LOCATED LESS THAN 24" ABOVE THE FINISHED FLOOR AND MORE THAN 72" ABOVE FINISHED GRADE OR OTHER SURFACE BELOW AT THE EXTERIOR, MUST BE PROTECTED BY A GUARD OR, HAVE FIXED GLASS. THE GUARD MAY NOT HAVE OPENINGS THAT A SPHERE 4" IN DIAMETER CAN PASS THROUGH. CRC R312.2 A SHEETROCK NAILING INSPECTION IN REQUIRED. CRC R109.1.4.2 GLAZING IN A HAZARDOUS LOCATION IS REQUIRED TO BE GLAZED WITH SAFETY MATERIAL. CRC R308 VERTICAL CLEARANCE ABOVE THE COOKTOP TO COMBUSTIBLES IS 30" UNPROTECTED, OR 24" PROTECTED, AND THE HORIZONTAL DIMENSIONS IS REQUIRED TO BE PER THE PERMANENT MARKING LISTED ON THE UNIT. CMC 916.1 & 916.2 16. 17. THE WALL SURFACE BEHIND CERAMIC TILE OR OTHER FINISH WALL MATERIALS SUBJECT TO WATER SPLASH ARE CONSTRUCTED OF MATERIALS NOT ADVERSELY AFFECTED BY WATER. NOTE THE USE OF FIBER CEMENT, FIBER MAT, REINFORCED CEMENT OR GLASS MAT GYPSUM BACKERS ON THE FLOOR PLAN. NOTE THAT WATER RESISTANT GYPSUM BOARD IS NO LONGER PERMITTED TO BE USED IN THESE LOCATIONS. CRC R702.4.2 18. NOTE THAT ALL ATTIC ACCESS OPENINGS ARE GASKETED TO PREVENT AIR LOSS. CEC 150.0(a) A MINIMUM 30" DIA. CIRCLE IS PROVIDED AT THE SHOWER FLOOR. THE MINIMUM FLOOR AREA OF THE SHOWER COMPARTMENT IS 1024 SQUARE INCHES. CPC 408.6 190 T.O.P. F.F./T.O.C. 9'-1"
9'-1" T.O.P. F.F./T.O.C.
61 8
"T.O.HEEL 8'-0" HDR. 521 203 207 525 1X4 521 207 521 8'-0" 1D3 19D3 TYP. 28D3 TYP. TYP. 3D3 21 TYP. D3 TYP. 7'-6" 602 1x4 602 1x4 701 1'-4" 602 644 1x4 604 626 602 1x4 701 3'-0" 18D3
6D4 17D5
4D1 591 (2) 20x50 596 12 6.5 12 6.5 25D5 T.O.P. F.F./T.O.C. 9'-1" 9'-1" T.O.P. F.F./T.O.C. T.G. T.G. T.G. T.G. 8'-0" HDR. 521 28D3 TYP. 3D2 TYP. 2 TYP. D3 19D3 12 4 12
4 509 509 509 T.O.P. F.F./T.O.C. 9'-1"
9'-1" T.O.P. F.F./T.O.C. 8'-0" HDR. 321 521 28D3 TYP. 3D2TYP. 12D4 602 1x6 12 4 12
4 509 TYP. 509 TYP. T.O.P. F.F./T.O.C. 9'-1"
9'-1" T.O.P. F.F./T.O.C. 8'-0" HDR. 201 521 28D3 TYP. 3 TYP. D2 602 1x3 1D3 12 4 12
4 509 TYP. 509 TYP. 207 Name NOTE 201 UTILITY EQUIPMENT AND SERVICE PANELS - VERIFY LOCATION 203 "STREET ADDRESS AND NUMBERS SHALL BE POSTED PRIOR TO THE FIRST INSPECTION." ADDRESS NUMBERS SHALL BE A MINIMUM OF 4 INCHES (102 MM) HIGH WITH A MINIMUM STROKE WIDTH OF 1/2" INCH. - 2019 CRC R106.1.1, R319.1 INSTALLATION DIMENSIONS AND ADDITIONAL INFORMATION 207 COACH LIGHT LOCATION - FIELD VERIFY HEIGHT WITH FIXTURE TYPE 321 AIR CONDITIONING CONDENSER LOCATION 509 STUCCO CONTROL JOINT - SEE DETAIL 17/D4 521 STUCCO - OMEGA DIAMOND WALL ONE COAT STUCCO (R4) ICC# ESR-1194 STUCCO TYPE 1 OR 11 PORTLAND CEMENT OVER SRAT 'R' GUARD ESR-1566 BY 'START R FOAM'. 525 STUCCO OVER RIGID FOAM TRIM - FOAM SHAPE PER ELEVATION 591 DECORATIVE SHUTTER (SIZE AND STYLE PER ELEVATION). SEE DETAIL 13/D5 596 FRONT DOOR WITH TEMPERED OBSCURE GLASS PANELS 602 FIBER CEMENT TRIM(S) - SIZE PER ELEVATION 604 1X3 FIBER CEMENT BATTS SPACED AT 16" O.C. 626 OUTLOOKER ASSEMBLY - WOOD (SIZE/SHAPE PER ELEVATION) 644 FIBER CEMENT VERTICAL SIDING - 5/16" THICK 'HARDIPLANK' (OR EQUIVALENT. FINISH: SELECT CEDARMILL. (INSTALLATION PER MANUFACTURER'S INSTRUCTIONS) ICC-ES NER-405 701 G.I. FLASHINGELEVATION KEY NOTES ANY OPERABLE WINDOW WITH A SILL THAT IS LOCATED LESS THAN 24" ABOVE FINISHED FLOOR AND MORE THAN 72" ABOVE FINISHED GRADE OR OTHER SURFACE BELOW AT THE EXTERIOR, MUST BE PROTECTED BY A GUARD OR, HAVE A FIXED GLASS. THE GUARD MAY NOT HAVE OPENINGS THAT A SPHERE 4" IN DIAMETER CAN PASS THROUGH. 2022 CBC 1405.13.2 NOTE: WATER-RESISTIVE BARRIER APPLIED OVER WOOD-BASE SHEATHING SHALL HAVE 2 LAYERS OF GRADE 'D' PAPER APPLIED SHINGLE FASHION. 2022 CRC R703.7.3 FINISHED GRADE VARIES. SEE CIVIL ENGINEERS PLANS FOR FINAL GRADE AND SITE DRAINAGE. RIDGE4:12 4:12 RIDGE
RIDGE 4:12
4:12 VALLEY VALLEY 1'-0" 1'-0" RIDGE 823 836 810 812 836 835 ROOF AREA: SQ. FT."A" 2101 6 LOWER VENTS 5 UPPER VENTS 823 836 826 835 836 835 5D1 814 826 28D1
VALLEY VALLEY 835 11D1 837 PROVIDE 1" CONDUIT FROM THE ELECTRIC PANEL TO LOCATION IN ATTIC FOR SOLAR INSTALLATION FOR SOLAR PHOTOVOLTAIC PANELS LOCATION AND PHOTOVOLTAIC SYSTEM, SEE PLANS BY SOLAR CONSULTANT 801 27D1 3D1 28D1 27D1 27D1

6.5:12

6.5:12 838 847 836 PROVIDE ROUTE FOR SOLAR HEAT PUMP WATER HEATER ROOF PLAN KEY NOTES Name NOTE 801 CLASS 'A' ROOFING - CONCRETE - 'FLAT' TILE - BY EAGLE ROOFING ICC# ESR 1900 810 LINE OF WALL BELOW 812 STUCCO CEILING 814 WOOD SOFFIT 823 MIN. 22"X30" CLEAR OPENING IN CALIFORNIA ROOF FRAMING CONDITIONS FOR ACCESS AND AIRFLOW CONTRACTOR TO VERIFY AIRFLOW TO ALL ATTIC AREAS 826 ROOF VENT - O'HAGIN "XL SERIES" CLOAKED VENT (ICC # NER-9650A) 835 G.I. METAL GUTTER(S) - VERIFY LOICATIONS WITH INSTALLER 836 G.I. METAL DOWNSPOUT(S) - DISCHARGE TO APPROVED SITE DRAINAGE SYSTEM- VERIFY LOCATIONS WITH INSTALLER 837 PROVIDE 1" CONDUIT FROM THE ELECTRIC PANEL TO LOCATION IN ATTIC FOR PV SOLAR INSTALLATION. PROVIDE ROUTE FOR HEAT PUMP SOLAR WATER HEATER 838 PHOTOVOLATIC SOLAR ARRAY 847 PROVIDE NON-COMBUSTIBLE FIREBLOCKING (10 FEET ON CENTER) AT CONCEALED SPACE AT EAVES A3.6 -A306 DATE REVISIONS NO. DESCRIPTION PROJECT MANAGER : DESIGNER : DRAWN BY : REVIEWED BY : 1ST BLDG. DEPT. SUBMITTAL : ISSUED FOR CONSTRUCTION : JOB NUMBER : CAD FILE NAME : DATE: SHEET: CC-WHA CC 06-26-2023-2023009 06-26-23 DO NOT SCALE PLANS 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA WHA EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION AND CONSENT OF WHA IN THE EVENT OF UNAUTHORIZED REUSE OF THESE PLANS BY A THIRD PARTY, THE THIRD PARTY SHALL HOLD WHA HARMLESS.

C L!V-P1318-P2
PLAN 1612
CITREA at CLOVIS

CLOVIS, CALIFORNIA

WILSON HOMES

FRESNO, CALIFORNIA
TRACT NUMBER: 6205
PROJECT TYPE: S.F.D. (X'xX' Lots)
2023009- 2022 CODE UPDATE FIRST BLDG DEPT SET 06-26-2023 ARCHITECTS . PLANNERS . DESIGNERS ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO FRONT SCALE: 1/4" = 1'-0" REAR LEFT RIGHT PLAN 1612B ELEVATIONS AND ROOF PLAN 2x8 2x8 1'-0" 1 D1.1 CONCRETE FLAT TILE 1'-0" ELEVATION REFERENCE: B ELEVATION STYLE: ROOF MATERIAL STANDARD ROOF DETAIL U.N.O. FASCIA - BARGE - OVERHANG DIM. - U.N.O. U.N.O. U.N.O. EAVE RAKE ROOF PLAN SCALE: 1/8" = 1'-0" "EAGLE ROOFING" ICC# ESR-1900 ROOF PLAN NOTES MODERN 1. SEE GENERAL NOTES FOR ROOF NOTES. 2. SPARK ARRESTORS SHALL BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. 3. ATTIC ACCESS PER CRC SECTION R807. 4. PROVIDE ATTIC & SOFFIT VENTILATION PER CRC SECTION R806. PER CRC SECTION R806.2, THE MINIMUM NET FREE VENTILATING AREA SHALL BE 1/150 OF THE AREA OF THE VENTED SPACE. EXCEPTION: THE MINIMUM NET FREE VENTILATION AREA SHALL BE 1/300 OF THE VENTED SPACE PROVIDED BOTH OF THE FOLLOWING CONDITIONS ARE MET: · IN CLIMATE ZONES 14 AND 16, A CLASS I OR II VAPOR RETARDER IS INSTALLED ON THE WARM-IN-WINTER SIDE OF THE CEILING · NOT LESS THAN 40 PERCENT AND NOT MORE THAN 50 PERCENT OF THE REQUIRED VENTILATING AREA IS PROVIDED BY VENTILATORS LOCATED IN THE UPPER PORTION OF THE ATTIC OR RAFTER SPACE. UPPER VENTILATORS SHALL BE LOCATED NO MORE THAN 3 FEET (914 MM) BELOW THE RIDGE OR HIGHEST POINT OF THE SPACE, MEASURED VERTICALLY. THE BALANCE OF THE REQUIRED VENTILATION PROVIDED SHALL BE LOCATED IN THE BOTTOM ONE-THIRD OF THE ATTIC SPACE. WHERE THE LOCATION OF WALL OR ROOF FRAMING MEMBERS CONFLICTS WITH THE INSTALLATION OF UPPER VENTILATORS, INSTALLATION OF MORE THAN 3 FEET (914 MM) BELOW THE RIDGE OF HIGHEST POINT OF THE SPACE SHALL BE PERMITTED. 4. CLAY AND CONCRETE ROOF TILE SHALL BE INSTALLED ON ROOF SLOPES OF 2 ½:12 OR GREATER. FOR ROOF SLOPES FROM 2 ½: 12 TO 4:12, DOUBLE UNDERLAYMENT APPLICATION AS REQUIRED IN ACCORDANCE WITH R905.3.3. (R905.3.2 CRC) 5. WOOD BATTENS ARE REQUIRED ON CONCRETE AND CLAY TILE ROOFS WHERE SLOPES EXCEED 7:12 PER TILE ROOFING INSTITUTE INSTALLATION MANUAL. 6. WHEN ROOF WITH DIFFERENT PITCHES INTERSECT, THE FRAMER OR TRUSS MANUFACTURER MUST ADD A HEEL TO THE STEEPER PITCH TO ALIGN WITH THE EAVE OF THE LOWER PITCH. 7. ROOF SHALL HAVE MIN. AGED SOLAR REFLECTANCE OF 0.20, MIN. THERMAL EMITTANCE OF 0.75, OR AGED SOLAR REFLECTANCE INDEX (SRI) OF 16 FOR STEEPED-SLOPED ROOFS. FOR LOW-SLOPED ROOFS, ROOF SHALL HAVE A MIN. AGED SOLAR REFLECTANCE OF 0.63 THERMAL EMITTANCE OF 0.75, OR AGED SOLAR REFLECTANCE INDEX (SRI) OF 75 OR MORE PER CEnC150.2(B)1I 1. SOLAR PHOTOVOLTAIC POWER SYSTEMS SHALL BE PROVIDED IN ACCORDANCE WITH CEnC. SECTION 150.1(b)1. INSTALLATION PER CRC SECTION 324.3 THROUGH R324.8 AND THE CALIFORNIA ELECTRICAL CODE, CALIFORNIA FIRE CODE, AND THE MANUFACTURER'S INSTALLATION INSTRUCTIONS. 2. REFER TO SOLAR CONSULTANT PLANS UNDER SEPARATE SUBMITTAL FOR SOLAR PHOTOVOLTAIC POWER SYSTEM DESIGN, PANEL LOCATIONS AND SIZES, AND ALL OTHER DESIGN REQUIREMENTS. NOTE THAT NO MECHANICAL,PLUMBING EXHAUST VENTS, ROOF ATTIC VENTS WILL BE PERMITTED WITHIN THE SOLAR ZONE AREA. WHERE APPLICABLE, CONSIDERATION AND COORDINATION WITH SOLAR PANEL LOCATIONS SHOULD BE TAKEN INTO ACCOUNT WHEN PLACING THE DRYER VENT TERMINATION. REF CA ENERGY CODE SECTION 110.10 AND CBC SECTION 3111.2.1 SOLAR PHOTOVOLTAIC SYSTEMS MODERN 191
FLOOR PLAN KEY NOTES Name NOTE 002 CONCRETE DRIVE (BY OTHERS) 003 CONCRETE WALK (BY OTHERS) 004 CONCRETE PORCH SLAB (BY OTHERS) - SLOPE 1/4" PER FOOT MINIMUM (2% SLOPE) TO DRAIN IN THE DIRECTION INDICATED. REFER TO LANDSCAPE AND CIVIL DRAWINGS FOR FURTHER INFORMATION 005 CONCRETE GARAGE SLAB - SLOPE 1/8" PER FOOT MINIMUM IN DIRECTION INDICATED 101 THE PRIVATE GARAGE SHALL BE SEPARATED FROM THE DWELLING UNIT AND ATTIC AREA BY MEANS OF GYPSUM BOARD, NOT LESS THAN 1/2" IN THICKNESS, APPLIED TO THE GARAGE SIDE. C.B.C. SECTION 406.3.2.1. 201 UTILITY EQUIPMENT AND SERVICE PANELS - VERIFY LOCATION 422 STUCCO SOFFIT: HEIGHT PER PLAN 551 MANUFACTURED ADHERED STUCCO STONE VENEER - INSTALL PER MANUFACTURER'S INSTRUCTIONS. ADHERED MASONRY VENEER REQUIREMENTS PER CRC SECTION R703.12 NOTE: SHADED WALLS INDICATE AREAS THAT ARE DIFFERENT THAN THE BASE FLOOR PLAN NOTE: REFER TO CIVIL AND LANDSCAPE DRAWINGS BY OTHERS FOR ALL DRIVEWAYS AND SIDEWALK LOCATIONS. REFER TO BASE PLAN SHEETS FOR ADDITIONAL NOTES AND DIMENSIONS. ADDENDA FLOOR PLAN NOTES A3.1. 10'-6" 4" 4'-0" 1'-6" 002 003 004 005 101 8'-0" 201 422 P
8" 8" 551 OPT. 551 OPT. 551 OPT. 2'-0"
2'-0" 5'-0" 1'-0" 41'-0" 21'-0" 20'-0"
58'-0" 8'-0" 50'-0" 41'-0" 22'-1" 18'-11"
58'-0" 6'-0" 52'-0"
20'-6" 29'-6" 16'-2" 2'-4" 7'-8" 2'-10"
C HS

C HS C HS C HS HS C
4050 SL 5050 SL 6080 TEMP. GL. SLIDER 6050 SL 6050 SL TEMP. GL. 3010 SL 4050 SL
4040 SL 16'-0" x 8'-0" SECT. GAR. DOOR3050 SH
5" GREAT ROOM 9'-0" CLG. CARPET DINING 9'-0" CLG. CARPET KITCHEN 9'-0" CLG. H.S. 2 CAR GARAGE 9'-0" CLG. CONCRETE COVD. ENTRY 9'-0" CLG. CONCRETE ENTRY 9'-0" CLG. H.S. PRIMARY BDRM 9'-0" CLG. CARPET BA. 2 9'-0" CLG. H.S. W.I.C. 9'-0" CLG. CARPET SERV. 9'-0" CLG. H.S. BEDRM. 3 9'-0" CLG. CARPET BEDRM. 2 9'-0" CLG. CARPET W.I.C. 9'-0" CLG. CARPET BEDRM. 4 9'-0" CLG. CARPET PRIMARY BATH AGING IN-PLACE 9'-0" CLG. H.S. * *
*
28 SC 68 2668 5068 BI-PASS
2468 2668
2468
2468
2468
30 SC 80
2068 2668
2468 2868
3068 BI-PASS 5068 3068 3068 SC
5" 5'-9" NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION FLOOR AREA TABLE PLAN 1612 C LOWER FLOOR PLAN 1612 SQ. FT. TOTAL 1612 SQ. FT. 2-BAY GARAGE 423 SQ. FT. COVERED ENTRY/PORCH 65 SQ. FT. A3.7 -A307 FLOOR PLAN DATE REVISIONS NO. DESCRIPTION PROJECT MANAGER : DESIGNER : DRAWN BY : REVIEWED BY : 1ST BLDG. DEPT. SUBMITTAL : ISSUED FOR CONSTRUCTION : JOB NUMBER : CAD FILE NAME : DATE: SHEET: CC-WHA CC 06-26-2023-2023009 06-26-23 DO NOT SCALE PLANS 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA WHA EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION AND CONSENT OF WHA IN THE EVENT OF UNAUTHORIZED REUSE OF THESE PLANS BY A THIRD PARTY, THE THIRD PARTY SHALL HOLD WHA HARMLESS.

C L!V-P1318-P2
PLAN 1612
CITREA at CLOVIS

CLOVIS, CALIFORNIA

WILSON HOMES

FRESNO, CALIFORNIA
TRACT NUMBER: 6205
PROJECT TYPE: S.F.D. (X'xX' Lots)
2023009- 2022 CODE UPDATE FIRST BLDG DEPT SET 06-26-2023 ARCHITECTS . PLANNERS . DESIGNERS ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO SCALE: 1/4" = 1'- 0" WALL LEGEND LOW WALL SOFFIT LIMITS 2 x 6 STUD WALL 2 x 4 STUD WALL SHELF ABOVE ARCHED SOFFIT LIMITS PLAN 1612C ADDENDA FLOOR PLAN PROGRESSIVE NAPA FLOOR PLAN NOTES 1. REFER TO ARCHITECTURAL SYMBOL LEGEND ON SHEET C1 FOR ADDITIONAL INFORMATION AND CLEARANCES 2. ATTICS: ACCESS PER CRC R807, DRAFTSTOPS PER CRC R302.12 AND VENTILATION PER R806. 3. CRAWL SPACES: ACCESS PER CRC R408.4 AND VENTILATION PER R408.1. 4. EMERGENCY ESCAPE AND RESCUE OPENINGS PER CRC R202 & R310. MEANS OF EGRESS PER CRC 311. 5. GLAZING PER CRC R303.1, R301.2.1.2 & R308. 6. COMBUSTION AIR TO FORCED AIR UNIT PER CMC CHAPTER 7. 7. COMBUSTION AIR TO WATER HEATER PER CPC SECTION 506.0. 8. ENVIRONMENTAL AIR DUCTS PER CMC SECTION 504. 9. MECHANICAL EQUIPMENT LOCATION AND PROTECTION AGAINST DAMAGE PER CMC 305. 10. MANDATORY REQUIREMENTS FOR APPLIANCES PER CEnC SECTION 110.1. 11. 12. 13. 14. 15. THE SILL HEIGHT IS NOT TO EXCEED 44" FROM THE BOTTOM OF THE CLEAR OPENING IN SLEEPING ROOMS. CRC R31.0.1 IN UPPER FLOOR PLANS, ANY OPERABLE WINDOW WITH A SILL THAT IS LOCATED LESS THAN 24" ABOVE THE FINISHED FLOOR AND MORE THAN 72" ABOVE FINISHED GRADE OR OTHER SURFACE BELOW AT THE EXTERIOR, MUST BE PROTECTED BY A GUARD OR, HAVE FIXED GLASS. THE GUARD MAY NOT HAVE OPENINGS THAT A SPHERE 4" IN DIAMETER CAN PASS THROUGH. CRC R312.2 A SHEETROCK NAILING INSPECTION IN REQUIRED. CRC R109.1.4.2 GLAZING IN A HAZARDOUS LOCATION IS REQUIRED TO BE GLAZED WITH SAFETY MATERIAL. CRC R308 VERTICAL CLEARANCE ABOVE THE COOKTOP TO COMBUSTIBLES IS 30" UNPROTECTED, OR 24" PROTECTED, AND THE HORIZONTAL DIMENSIONS IS REQUIRED TO BE PER THE PERMANENT MARKING LISTED ON THE UNIT. CMC 916.1 & 916.2 16. 17. THE WALL SURFACE BEHIND CERAMIC TILE OR OTHER FINISH WALL MATERIALS SUBJECT TO WATER SPLASH ARE CONSTRUCTED OF MATERIALS NOT ADVERSELY AFFECTED BY WATER. NOTE THE USE OF FIBER CEMENT, FIBER MAT, REINFORCED CEMENT OR GLASS MAT GYPSUM BACKERS ON THE FLOOR PLAN. NOTE THAT WATER RESISTANT GYPSUM BOARD IS NO LONGER PERMITTED TO BE USED IN THESE LOCATIONS. CRC R702.4.2 18. NOTE THAT ALL ATTIC ACCESS OPENINGS ARE GASKETED TO PREVENT AIR LOSS. CEC 150.0(a) A MINIMUM 30" DIA. CIRCLE IS PROVIDED AT THE SHOWER FLOOR. THE MINIMUM FLOOR AREA OF THE SHOWER COMPARTMENT IS 1024 SQUARE INCHES. CPC 408.6 192 T.O.P. F.F./T.O.C. 9'-1"
9'-1" T.O.P. F.F./T.O.C.
61 8
"T.O.HEEL8'-0" HDR. -2" 521 203 207 525 1X4 525 1X6 4" 6" 6" 4" 525 1x6 525 1x4 4" 4" 591 (2) 24x54 521 4" 4" 4" 4" 207 4" 4" 525 1x6 521 8'-0" 525 1x4 5155252x2 2'-0" 2'-6" 2" 2" 1D3 19D3 TYP. 28D3 TYP. TYP. 3D3 21 TYP. D3 TYP.
3D2 16D3
7'-6" 25D2 596 12 6.5 12 509 TYP. 6.5 509 T.O.P. F.F./T.O.C. 9'-1" 9'-1" T.O.P. F.F./T.O.C. T.G. T.G. T.G. T.G. 8'-0" HDR. 521 28D3 TYP. 3D2 TYP. 2 TYP. D3 19D3 12 4 12
4 509 509 509 T.O.P. F.F./T.O.C. 9'-1"
9'-1" T.O.P. F.F./T.O.C. 8'-0" HDR. 321 521 28D3 TYP. 3D2TYP. 12 4 12
4 509 TYP. 509 TYP. T.O.P. F.F./T.O.C. 9'-1"
9'-1" T.O.P. F.F./T.O.C. 8'-0" HDR. 201 521 28D3 TYP. 3 TYP. D2 8'-0"
1D3 12
4 12
4 509 TYP. 509 TYP. 207 ELEVATION KEY NOTES Name NOTE 201 UTILITY EQUIPMENT AND SERVICE PANELS - VERIFY LOCATION 203 "STREET ADDRESS AND NUMBERS SHALL BE POSTED PRIOR TO THE FIRST INSPECTION." ADDRESS NUMBERS SHALL BE A MINIMUM OF 4 INCHES (102 MM) HIGH WITH A MINIMUM STROKE WIDTH OF 1/2" INCH. - 2019 CRC R106.1.1, R319.1 INSTALLATION DIMENSIONS AND ADDITIONAL INFORMATION 207 COACH LIGHT LOCATION - FIELD VERIFY HEIGHT WITH FIXTURE TYPE 321 AIR CONDITIONING CONDENSER LOCATION - PAD SUPPORTING COMPRESSOR/ CONDENSER SHALL BE A MINIMUM OF 3" ABOVE GRADE PER C.M.C. SECTION 1105.2. 509 STUCCO CONTROL JOINT - SEE DETAIL 17/D4 515 -2" STUCCO RECESS. SIZE PER ELEVATION. SLOPE SILL 1/4" PER FT. MINIMUM 521 1-COAT STUCCO - INSTALL PER MANUFACTURER'S LISTING - SEE SPECIFICATIONS FOR ADDITIONAL INFORMATION 525 STUCCO OVER RIGID FOAM TRIM - FOAM SHAPE PER ELEVATION (SEE SHEET D2.0) 551 MANUFACTURED ADHERED STUCCO STONE VENEER - INSTALL PER MANUFACTURER'S INSTRUCTIONS. ADHERED MASONRY VENEER REQUIREMENTS PER CRC SECTION R703.12 591 DECORATIVE SHUTTER (SIZE AND STYLE PER ELEVATION). SEE DETAIL 25/D2 596 FRONT DOOR WITH TEMPERED OBSCURE GLASS PANELS ANY OPERABLE WINDOW WITH A SILL THAT IS LOCATED LESS THAN 24" ABOVE FINISHED FLOOR AND MORE THAN 72" ABOVE FINISHED GRADE OR OTHER SURFACE BELOW AT THE EXTERIOR, MUST BE PROTECTED BY A GUARD OR, HAVE A FIXED GLASS. THE GUARD MAY NOT HAVE OPENINGS THAT A SPHERE 4" IN DIAMETER CAN PASS THROUGH. 2022 CBC 1405.13.2 NOTE: WATER-RESISTIVE BARRIER APPLIED OVER WOOD-BASE SHEATHING SHALL HAVE 2 LAYERS OF GRADE 'D' PAPER APPLIED SHINGLE FASHION. 2022 CRC R703.7.3 FINISHED GRADE VARIES. SEE CIVIL ENGINEERS PLANS FOR FINAL GRADE AND SITE DRAINAGE. RIDGE4:12 4:12 5:12 RIDGE 5:12
RIDGE 4:12
4:12

VALLEY VALLEY

VALLEY VALLEY

6. 6. 1'-0" 1'-0" 823 836 810 812 813 836 835 ROOF AREA: SQ. FT."A" 2101 6 LOWER VENTS 5 UPPER VENTS 823 826 836 836 835 835 835 26D1 27D1 826 837 PROVIDE 1" CONDUIT FROM THE ELECTRIC PANEL TO LOCATION IN ATTIC FOR SOLAR INSTALLATION FOR SOLAR PHOTOVOLTAIC PANELS LOCATION AND PHOTOVOLTAIC SYSTEM, SEE PLANS BY SOLAR CONSULTANT 801 27D1 27D1 3D1 28D1 27D1 838 847 836 PROVIDE ROUTE FOR SOLAR HEAT PUMP WATER HEATER OPT. STONE AT PLAN B T.O.P. F.F./T.O.C. 9'-1" 22D3 2'-0" ROOF PLAN KEY NOTES Name NOTE 801 CLASS 'A' ROOFING - CONCRETE - 'FLAT' TILE - BY EAGLE ROOFING ICC# ESR 1900 810 LINE OF WALL BELOW 812 STUCCO CEILING 813 STUCCO SOFFIT 823 MIN. 22"X30" CLEAR OPENING IN CALIFORNIA ROOF FRAMING CONDITIONS FOR ACCESS AND AIRFLOW CONTRACTOR TO VERIFY AIRFLOW TO ALL ATTIC AREAS 826 ROOF VENT - O'HAGIN "XL SERIES" CLOAKED VENT (ICC # NER-9650A) 835 G.I. METAL GUTTER(S) - VERIFY LOICATIONS WITH INSTALLER 836 G.I. METAL DOWNSPOUT(S) - DISCHARGE TO APPROVED SITE DRAINAGE SYSTEM- VERIFY LOCATIONS WITH INSTALLER 837 PROVIDE 1" CONDUIT FROM THE ELECTRIC PANEL TO LOCATION IN ATTIC FOR PV SOLAR INSTALLATION. PROVIDE ROUTE FOR HEAT PUMP SOLAR WATER HEATER 838 PHOTOVOLATIC SOLAR ARRAY 847 PROVIDE NON-COMBUSTIBLE FIREBLOCKING (10 FEET ON CENTER) AT CONCEALED SPACE AT EAVES 9'-1" T.O.P. F.F./T.O.C.
6 1
8 "T.O.HEEL 8'-0" HDR. -2" 551525 4X2 3'-0"
3'-0" 23D3 29D3
5D2 12 6.5 12 6.5 A3.8
-A308 DATE REVISIONS NO. DESCRIPTION PROJECT MANAGER : DESIGNER : DRAWN BY : REVIEWED BY : 1ST BLDG. DEPT. SUBMITTAL : ISSUED FOR CONSTRUCTION : JOB NUMBER : CAD FILE NAME : DATE: SHEET: CC-WHA CC 06-26-2023-2023009 06-26-23 DO NOT SCALE PLANS 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA WHA EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION AND CONSENT OF WHA IN THE EVENT OF UNAUTHORIZED REUSE OF THESE PLANS BY A THIRD PARTY, THE THIRD PARTY SHALL HOLD WHA HARMLESS.

C L!V-P1318-P2
PLAN 1612
CITREA at CLOVIS

CLOVIS, CALIFORNIA

WILSON HOMES

FRESNO, CALIFORNIA
TRACT NUMBER: 6205
PROJECT TYPE: S.F.D. (X'xX' Lots)
2023009- 2022 CODE UPDATE FIRST BLDG DEPT SET 06-26-2023 ARCHITECTS . PLANNERS . DESIGNERS ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO FRONT SCALE: 1/4" = 1'-0" REAR LEFT RIGHT PLAN 1612C ELEVATIONS AND ROOF PLAN PARTIAL FRONT @ STONE OPT. PROGRESSIVE NAPA 2x6 2x6 1'-0" 1'-0" CONCRETE FLAT TILE 1 D1.1 ELEVATION REFERENCE: C ELEVATION STYLE: ROOF MATERIAL STANDARD ROOF DETAIL U.N.O. FASCIA - BARGE - OVERHANG DIM. - U.N.O. U.N.O. U.N.O. EAVE RAKE ROOF PLAN SCALE: 1/8" = 1'-0" "EAGLE ROOFING" ICC# ESR-1900 ROOF PLAN NOTES 1. SEE GENERAL NOTES FOR ROOF NOTES. 2. SPARK ARRESTORS SHALL BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. 3. ATTIC ACCESS PER CRC SECTION R807. 4. PROVIDE ATTIC & SOFFIT VENTILATION PER CRC SECTION R806. PER CRC SECTION R806.2, THE MINIMUM NET FREE VENTILATING AREA SHALL BE 1/150 OF THE AREA OF THE VENTED SPACE. EXCEPTION: THE MINIMUM NET FREE VENTILATION AREA SHALL BE 1/300 OF THE VENTED SPACE PROVIDED BOTH OF THE FOLLOWING CONDITIONS ARE MET: · IN CLIMATE ZONES 14 AND 16, A CLASS I OR II VAPOR RETARDER IS INSTALLED ON THE WARM-IN-WINTER SIDE OF THE CEILING · NOT LESS THAN 40 PERCENT AND NOT MORE THAN 50 PERCENT OF THE REQUIRED VENTILATING AREA IS PROVIDED BY VENTILATORS LOCATED IN THE UPPER PORTION OF THE ATTIC OR RAFTER SPACE. UPPER VENTILATORS SHALL BE LOCATED NO MORE THAN 3 FEET (914 MM) BELOW THE RIDGE OR HIGHEST POINT OF THE SPACE, MEASURED VERTICALLY. THE BALANCE OF THE REQUIRED VENTILATION PROVIDED SHALL BE LOCATED IN THE BOTTOM ONE-THIRD OF THE ATTIC SPACE. WHERE THE LOCATION OF WALL OR ROOF FRAMING MEMBERS CONFLICTS WITH THE INSTALLATION OF UPPER VENTILATORS, INSTALLATION OF MORE THAN 3 FEET (914 MM) BELOW THE RIDGE OF HIGHEST POINT OF THE SPACE SHALL BE PERMITTED. 4. CLAY AND CONCRETE ROOF TILE SHALL BE INSTALLED ON ROOF SLOPES OF 2 ½:12 OR GREATER. FOR ROOF SLOPES FROM 2 ½: 12 TO 4:12, DOUBLE UNDERLAYMENT APPLICATION AS REQUIRED IN ACCORDANCE WITH R905.3.3. (R905.3.2 CRC) 5. WOOD BATTENS ARE REQUIRED ON CONCRETE AND CLAY TILE ROOFS WHERE SLOPES EXCEED 7:12 PER TILE ROOFING INSTITUTE INSTALLATION MANUAL. 6. WHEN ROOF WITH DIFFERENT PITCHES INTERSECT, THE FRAMER OR TRUSS MANUFACTURER MUST ADD A HEEL TO THE STEEPER PITCH TO ALIGN WITH THE EAVE OF THE LOWER PITCH. 7. ROOF SHALL HAVE MIN. AGED SOLAR REFLECTANCE OF 0.20, MIN. THERMAL EMITTANCE OF 0.75, OR AGED SOLAR REFLECTANCE INDEX (SRI) OF 16 FOR STEEPED-SLOPED ROOFS. FOR LOW-SLOPED ROOFS, ROOF SHALL HAVE A MIN. AGED SOLAR REFLECTANCE OF 0.63 THERMAL EMITTANCE OF 0.75, OR AGED SOLAR REFLECTANCE INDEX (SRI) OF 75 OR MORE PER CEnC150.2(B)1I 1. SOLAR PHOTOVOLTAIC POWER SYSTEMS SHALL BE PROVIDED IN ACCORDANCE WITH CEnC. SECTION 150.1(b)1. INSTALLATION PER CRC SECTION 324.3 THROUGH R324.8 AND THE CALIFORNIA ELECTRICAL CODE, CALIFORNIA FIRE CODE, AND THE MANUFACTURER'S INSTALLATION INSTRUCTIONS. 2. REFER TO SOLAR CONSULTANT PLANS UNDER SEPARATE SUBMITTAL FOR SOLAR PHOTOVOLTAIC POWER SYSTEM DESIGN, PANEL LOCATIONS AND SIZES, AND ALL OTHER DESIGN REQUIREMENTS. NOTE THAT NO MECHANICAL,PLUMBING EXHAUST VENTS, ROOF ATTIC VENTS WILL BE PERMITTED WITHIN THE SOLAR ZONE AREA. WHERE APPLICABLE, CONSIDERATION AND COORDINATION WITH SOLAR PANEL LOCATIONS SHOULD BE TAKEN INTO ACCOUNT WHEN PLACING THE DRYER VENT TERMINATION. REF CA ENERGY CODE SECTION 110.10 AND CBC SECTION 3111.2.1 SOLAR PHOTOVOLTAIC SYSTEMS PROGRESSIVE NAPA PARTIAL LEFT AT OPT. STONE PARTIAL RIGHT AT OPT. STONE 193

FLOOR PLAN KEY NOTES
Name NOTE 002 CONCRETE DRIVE (BY OTHERS) 003 CONCRETE WALK (BY OTHERS) 004 CONCRETE PORCH SLAB (BY OTHERS) - SLOPE 1/4" PER FOOT MINIMUM (2% SLOPE) TO DRAIN IN THE DIRECTION INDICATED. REFER TO LANDSCAPE AND CIVIL DRAWINGS FOR FURTHER

INFORMATION
005 CONCRETE GARAGE SLAB - SLOPE 1/8" PER FOOT MINIMUM IN DIRECTION INDICATED 006 CONCRETE STOOP - SLOPE 1/4" PER FOOT MINIMUM TO DRAIN IN DIRECTION INDICATED. LANDING SHALL HAVE A LENGTH MEASURED IN THE DIRECTION OF TRAVEL OF NOT LESS THAN 44 "; EXCEPT IN GROUPS R-3 AND U OCCUPANCIES AND WITHIN INDIVIDUAL UNITS OF GROUP R-2 NEED NOT EXCEED 36" (U.NO.) PER CBC SECTION 1010.1.5 101 THE PRIVATE GARAGE SHALL BE SEPARATED FROM THE DWELLING UNIT AND ATTIC AREA BY MEANS OF GYPSUM BOARD, NOT LESS THAN 1/2" IN THICKNESS, APPLIED TO THE GARAGE SIDE. C.B.C. SECTION 406.3.2.1. 110 PROVIDE SOLID WOOD DOOR NOT LESS THAN 1-3/8" THICK, SOLID OR HONEYCOMB-CORE STEEL DOOR NOT LESS THAN 1-3/8" THICK, OR 20 MINUTE FIRE-RATED DOOR. DOORS SHALL BE SELF-LATCHING AND EQUIPPED WITH OR SELF-CLOSING OR AUTOMATIC-CLOSING DEVICE PER C.R.C. SECTION R302.5.1. 111 EGRESS DOOR TO PROVIDE A CLEAR WIDTH OF NOT LESS THAN 32 INCHES WHERE MEASURED BETWEEN THE FACE OF THE DOOR AND THE STOP, WITH THE DOOR OPEN 90 DEGREES 198 LOW VOLT SUB PANEL. INSTALLATION IN CLOSETS IS PROHIBITED 201 UTILITY EQUIPMENT AND SERVICE PANELS - VERIFY LOCATION 224 LOCATION OF SYSTEM ISOLATION/TRANSFER SWITCH (MOUNTED NOT RECESSED). INSTALL WITHIN 3 FEET OF MAIN PANEL BOARD PER CENC 150.0(S)4 225 LOCATION OF ENERGY STORAE SYSTEM (ESS) PER CENC. 150.0(S). LOCATION PER CRC SECTION 328.3.1 AND R328.4
226 BACKUP SUB PANEL 252 SOLAR READY BOX 302 HYBRID ELECTRIC HEAT PUMP WATER HEATER. (18" PLATFORM NOT REQUIRED BUT MAY BE PROVIDED FOR CONDENSATE LINE DRAINAGE PURPOSES). PROTECT FROM DAMAGE PER CPC SECTION 507.13.1. SEISMIC PROVISIONS PER CPC SECTION 507.2. WATER SYS. PIPING & INSUL. FOR PIPING AND TANKS PER Cenc 150.0 (i) & WATER HEATING SYSTEMS PER Cenc 150.0(n) 309 TEMPERATURE & PRESSURE RELIEF VALVE. DISCHARGE LINE TO THE OUTSIDE PER CPC SECTION 608.5 321 AIR CONDITIONING CONDENSER LOCATION - PAD SUPPORTING COMPRESSOR/ CONDENSER SHALL BE A MINIMUM OF 3" ABOVE GRADE PER C.M.C. SECTION 1105.2. 322 FORCED AIR UNIT (FAU) ATTIC INSTALLATION. SEE DETAIL 26/D4 351 REFRIGERATOR SPACE WITH RECESSED COLD WATER BOX 355 SINK WITH GARBAGE DISPOSER 359 DISHWASHER
360 SLIDE-IN RANGE/OVEN AND MICRO WITH VENT/LIGHT COMBINATION (EXHAUST VENT TO OUTSIDE). PROVIDE 24" CLEAR ABOVE RANGE/OVEN TO UNDERSIDE OF MICROWAVE VENT. 372 WASHER SPACE WITH RECESSED WATER BOX AND DRAIN PAN 373 DRYER SPACE 380 TUB/ SHOWER - SIZE PER PLAN. VERIFY UNIT DIMENSIONS WITH MANUFACTURER PRIOR TO FRAMING. PROVIDE FURRING AS NECESSARY. 381 CURTAIN ROD
382 TEMPERED GLASS SHOWER DOOR/ ENCLOSURE 385 SHOWER - PREFABRICATED PAN - SIZE PER PLAN. VERIFY UNIT DIMENSIONS WITH MANUFACTURER PRIOR TO FRAMING. PROVIDE FURRING AS NECESSARY. 393 TOILET - PROVIDE MINIMUM 24" X 30" CLEAR FLOOR AREA IN FRONT OF TOILET 401 INTERIOR SOFFIT(S)/ DROPPED CEILING(S): HEIGHT PER PLAN 416 30"X30" ATTIC ACCESS - DIMENSIONS ARE CLEAR. ATTIC ACCESS DOORS SHALL HAVE PERMANENTLY ATTACHED INSULATION USING ADHESIVE OR MECHANICAL FASTENERS. THE ATTIC ACCESS SHALL BE GASKETED TO PREVENT AIR LEAKAGE PER CENC 150.0(A)2 - SEE DETAIL 25/D4 422 STUCCO SOFFIT: HEIGHT PER PLAN
428 ARCHED STUCCO SOFFIT - SEE EXTERIOR ELEVATION
442 2x PONY WALL - SIZE/HEIGHT PER PLAN 451 KITCHEN ISLAND - PROVIDE APPROVED UNDERGROUND CONDUIT FOR ELECTRIC SERVICE TO ISLAND
453 PANTRY
455 LINEN
459 BASE CABINET 460 UPPER CABINET 461 WIRE SHELF 462 SHELF AND POLE - LOCATE POLE 66" A.F.F., PROVIDE 2x6 BLOCKING WITHIN STUD BAY AT EACH END & AT CENTER OF POLE FOR HARDWARE. VERIFY SHELF BRACKET LOCATIONS & PROVIDE CONCEALED 2x BLOCKING ACCORDINGLY
463 DOUBLE SHELF AND POLE - LOCATE POLES 44" & 88" A.F.F., PROVIDE 2x6 BLOCKING WITHIN STUD BAY AT EACH END & AT CENTER OF POLE FOR HARDWARE. VERIFY SHELF BRACKET LOCATIONS & PROVIDE CONCEALED 2x BLOCKING ACCORDINGLY
464 SHELF (OR SHELVES) 468 COAT CLOSET 482 FULL HEIGHT LINEN 496 SHOWER REINFORCEMENT TO BE CONTINUOUS WHERE WALL FRAMING IS PROVIDED 498 WATER CLOSET REINFORCEMENT TO BE INSTALLED ON BOTH SIDES WALLS OF THE FIXTURE, OR ON ONE SIDE WALL AND THE BACK WALL 2'-0" 1'-8" 4'-1" 2'-0" 2'-0" 5'-6" A
A4.3 A
A4.3
BA4.3
BA4.3
6'-7" 14'-0" 7'-5" 7'-0" 7'-0" 15'-2" 10'-9" 5'-7"
8'-0" 5'-11" 1'-1" 10'-0" 10'-9" 56'-0" 11'-71
2 " 6'-4" 5'-91
2 " 5'-6" 2'-7" 5'-0" 5'-0" 13'-312
" 1'-4" 3'-1" 3'-111
2 " 4'-11
2 " 3'-1" 2'-8" 1'-10" 3'-9" 6'-0" 4'-9" 3'-11" 1'-91
2 " 4'-2" 9'-111
2 " 4'-9" 6'-11" 2'-10" 4'-0" 4'-912
" 4'-6" 3'-91
2 "
7'-51
2 " 3'-31
2 " 3'-2" 2'-7" 1'-2" 5'-0" 3'-10" 3'-9" 10'-9" 3'-2" 8'-0" 10" 2'-7" 3'-7" 16'-11" 1'-10" 18'-11" 1'-10" 8'-11" 4"
002
003
004
005
101
110
428
8'-6"
201
401
8'-0" 468 462
455 464
4 SH.
393
380 381
462
372 373
461
463 462
416
393
385382
401
8'-0"
321
006
401
8'-0" 322
351
459 460 360
355
359
451 3'-4" 5'-8" 1'-0" 2'-0" 3'-912
" 3'-5" 2'-51
2 " 1'-6" 1'-6" 401
8'-0" 2'-112
" 5
1 2
" 4'-6" 4" 4"
006
101
198
111 5'-9" 459 460 462
9 12
" 51
2 "
28'-0" 14'-0" 42'-0" 9'-9" 11'-312
" 462 2'-111
2 " 3'-6" 13'-10" 498
496
13'-11" 5" 16'-2" 2'-4" 15'-0" 42'-0" 8'-1" 18'-11" 2'-2" 18'-4" 9'-6" 52'-0" 302
GREAT RM. 9'-0" CLG. CARPET DINING
9'-0" CLG. CARPET KITCHEN
9'-0" CLG. H.S.
2 CAR GARAGE
9'-0" CLG. CONCRETE
COVD. ENTRY
9'-0" CLG. CONCRETE
ENTRY
9'-0" CLG. H.S.

W.I.C. 9'-0" CLG. CARPET
BEDRM. 3
9'-0" CLG. CARPET
BEDRM. 2
9'-0" CLG. CARPET BATH 2
9'-0" CLG. H.S. DEN/OPT. BEDRM. 4
9'-0" CLG. CARPET

PRIMARY BDRM
9'-0" CLG. CARPET C HS

C HS HS C
C HS
C HS
380 HS C
GREAT RM. 9'-0" CLG. CARPET DINING
9'-0" CLG. CARPET KITCHEN
9'-0" CLG. H.S.
2 CAR GARAGE
9'-0" CLG. CONCRETE
COVD. ENTRY
9'-0" CLG. CONCRETE
ENTRY
9'-0" CLG. H.S.

W.I.C. 9'-0" CLG. CARPET
BEDRM. 3
9'-0" CLG. CARPET
BEDRM. 2
9'-0" CLG. CARPET BATH 2
9'-0" CLG. H.S. DEN/OPT. BEDRM. 4
9'-0" CLG. CARPET

PRIMARY BDRM
9'-0" CLG. CARPETPRIMARY BATH AGING

IN-PLACE
9'-0" CLG. H.S. 4050 SL
6050 SL
6050 SL 3050 SH 4050 SL 4040 SL
2868
5068 BI-PASS 3068
28 SC 68 30 SC 80
6080 TEMP. GL. SLIDER
2668
2468
2468 BI-PASS 6068 2468 2668
2468
3068
16'-0" x 8'-0" SECT. GAR. DOOR
3068 SC 5" 5" PR 2668
VARIES
4" MIN. 6" MAX.
20'-0" x 20'-0" CLEAR SPACE 4050 SL*
*
*
* 2068 42'-0" 28'-0" 14'-0" 61'-6" 4'-0" 1'-6"
42'-0" 15'-0" 8'-1" 18'-11" 61'-6" 20'-6" 31'-6"
5" 16'-2" 2'-4"
442
2x4
422 7'-6"
309 6'-3" 4'-6" 2'-9" 8" SERV. 9'-0" CLG. H.S. 3'-0" 3'-3" 3'-31 2 " 464 453
5 SH.9" 401
8'-0" 2'-6"
225
252
224 226
111
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION FLOOR AREA TABLE PLAN 1782 A
LOWER FLOOR PLAN 1782 SQ. FT.

TOTAL 1782 SQ. FT.
2-BAY GARAGE 424 SQ. FT.

COVERED ENTRY/PORCH 63 SQ. FT. 5'-2" 10'-0" 5'-3" 11'-5" 5'-7" 10'-9" 3'-91 2 " 4'-6" 10'-9"
2468 W.I.C. 9'-0" CLG. CARPET W.I.C. 9'-0" CLG. CARPET 2468 2668 4" 4"
BEDRM. 3
9'-0" CLG. CARPET
BEDRM. 4
9'-0" CLG. CARPET 4050 SL 4050 SL*
2468 2668
3'-2" *
A4.1
-A4.1 FLOOR PLAN
DATE REVISIONSNO. DESCRIPTION
PROJECT MANAGER : DESIGNER : DRAWN BY : REVIEWED BY : 1ST BLDG. DEPT. SUBMITTAL :

ISSUED FOR CONSTRUCTION : JOB NUMBER : CAD FILE NAME : DATE: SHEET:

CC
-WHA CC
06-26-2023
-2023009 06-26-23

DO NOT SCALE PLANS
2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA WHA EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION AND CONSENT OF WHA IN THE EVENT OF UNAUTHORIZED REUSE OF THESE PLANS BY A THIRD PARTY, THE THIRD PARTY SHALL HOLD WHA HARMLESS.

C
L!V-P1318-P2 PLAN 1782 CITREA at CLOVIS CLOVIS, CALIFORNIA WILSON HOMES FRESNO, CALIFORNIA TRACT NUMBER: 6205 PROJECT TYPE: S.F.D. (X'xX' Lots) 2023009- 2022 CODE UPDATE FIRST BLDG DEPT SET 06-26-2023 ARCHITECTS . PLANNERS . DESIGNERS ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO SCALE: 1/4" = 1'- 0"
PLAN 1782 A
FLOOR PLAN OPT. BEDRM. 4 AT DEN CONTEMPORARY SPANISH = 2 x 4 D.F. #2 AT 16" O.C. = 2 x 6 D.F. #2 AT 16" O.C. FLOOR PLAN LEGEND (*) INDICATES WINDOW REQUIRED FOR EMERGENCY
ESCAPE AND RESCUE WINDOW TO MEET THE REQUIREMENTS OF CRC R310

1. 5.7 SQUARE FEET NET CLEAR OPENING SIZE REQUIRED FOR MINIMUM EGRESS

2. 24 INCHES MINIMUM OPENING HEIGHT DIMENSION

3. 20 INCHES MINIMUM NET CLEAR OPERABLE WIDTH

DIMENSION

4. 44 INCHES MAXIMUM NET HEIGHT OF WINDOW

SILL FROM FINISH FLOOR
3050 SH *
TEMP. GL. *
REQUIRED FLOOR CLEARANCES AT WATER 1'-3" CLOSETS -TYPICAL 1'-3" MIN. 2'-0" 2'-6"MIN.

FLOOR PLAN NOTES

1. REFER TO ARCHITECTURAL SYMBOL LEGEND ON SHEET C1 FOR ADDITIONAL

INFORMATION AND CLEARANCES

2. ATTICS: ACCESS PER CRC R807, DRAFTSTOPS PER CRC R302.12 AND VENTILATION PER R806. 3. CRAWL SPACES: ACCESS PER CRC R408.4 AND VENTILATION PER R408.1. 4. EMERGENCY ESCAPE AND RESCUE OPENINGS PER CRC R202 & R310. MEANS OF EGRESS PER CRC 311. 5. GLAZING PER CRC R303.1, R301.2.1.2 & R308. 6. COMBUSTION AIR TO FORCED AIR UNIT PER CMC CHAPTER 7. 7. COMBUSTION AIR TO WATER HEATER PER CPC SECTION 506.0. 8. ENVIRONMENTAL AIR DUCTS PER CMC SECTION 504. 9. MECHANICAL EQUIPMENT LOCATION AND PROTECTION AGAINST DAMAGE PER CMC 305. 10. MANDATORY REQUIREMENTS FOR APPLIANCES PER CEnC SECTION 110.1. 11. 12. 13. 14. 15.

THE SILL HEIGHT IS NOT TO EXCEED 44" FROM THE BOTTOM OF THE CLEAR OPENING IN SLEEPING ROOMS. CRC R31.0.1

IN UPPER FLOOR PLANS, ANY OPERABLE WINDOW WITH A SILL THAT IS LOCATED LESS THAN 24" ABOVE THE FINISHED FLOOR AND MORE THAN 72" ABOVE FINISHED GRADE OR OTHER SURFACE BELOW AT THE EXTERIOR, MUST BE PROTECTED BY A GUARD OR, HAVE FIXED GLASS. THE GUARD MAY NOT HAVE OPENINGS THAT A SPHERE 4" IN DIAMETER CAN PASS THROUGH. CRC R312.2 A SHEETROCK NAILING INSPECTION IN REQUIRED. CRC R109.1.4.2 GLAZING IN A HAZARDOUS LOCATION IS REQUIRED TO BE GLAZED WITH SAFETY MATERIAL. CRC R308 VERTICAL CLEARANCE ABOVE THE COOKTOP TO COMBUSTIBLES IS 30" UNPROTECTED, OR 24" PROTECTED, AND THE HORIZONTAL DIMENSIONS IS REQUIRED TO BE PER THE PERMANENT MARKING LISTED ON THE UNIT. CMC 916.1 & 916.2

16. 17. THE WALL SURFACE BEHIND CERAMIC TILE OR OTHER FINISH WALL MATERIALS SUBJECT TO WATER SPLASH ARE CONSTRUCTED OF MATERIALS NOT ADVERSELY AFFECTED BY WATER. NOTE THE USE OF FIBER CEMENT, FIBER MAT, REINFORCED CEMENT OR GLASS MAT GYPSUM BACKERS ON THE FLOOR PLAN. NOTE THAT WATER RESISTANT GYPSUM BOARD IS NO LONGER PERMITTED TO BE USED IN THESE LOCATIONS. CRC R702.4.2

18. NOTE THAT ALL ATTIC ACCESS OPENINGS ARE GASKETED TO PREVENT AIR LOSS. CEC 150.0(a) A MINIMUM 30" DIA. CIRCLE IS PROVIDED AT THE SHOWER FLOOR. THE MINIMUM FLOOR AREA OF THE SHOWER COMPARTMENT IS 1024 SQUARE INCHES. CPC 408.6
AGENDA ITEM NO. 6.

T.O.P. F.F./T.O.C. 9'-1"
9'-1" T.O.P. F.F./T.O.C. 11'-6" T.O.HEEL +18" 8'-6"
8'-0" HDR. 207 591 (2) 24X54 525 1X6 4" 4" 6" 6" 525 1X4 525 1X4 521 203 207 525 1X4 4" 525 1X6 521 521 1D3 19D3 TYP. 28 TYP. D3 TYP. 3D3 21 TYP. D3 TYP. 4D2 25D2 17D3 701 7'-6"
2'-0" 525 1X5 596 12
4 12
4 509 505 509 T.G. T.G. T.O.P. F.F./T.O.C. 9'-1"
9'-1" T.O.P. F.F./T.O.C. 8'-0" HDR. 521 28D3 TYP. 2 TYP. D3 19D3 3D2 TYP. 509 509 12
4 12
4 T.O.P. F.F./T.O.C. 9'-1"
9'-1" T.O.P. F.F./T.O.C. 8'-0" HDR. 321 521 701 28D3 TYP. 3D2 TYP. 509 TYP. 509 TYP. 12 4 12
4 T.O.P. F.F./T.O.C. 9'-1"
9'-1" T.O.P. F.F./T.O.C. 8'-0" HDR. 201 521 701 28D3 TYP. 3D2 TYP. 1D3 509 TYP. 509 TYP. 509 701 1'-0" 505 12 4 12
4 207 ELEVATION KEY NOTES Name NOTE 201 UTILITY EQUIPMENT AND SERVICE PANELS - VERIFY LOCATION 203 "STREET ADDRESS AND NUMBERS SHALL BE POSTED PRIOR TO THE FIRST INSPECTION." ADDRESS NUMBERS SHALL BE A MINIMUM OF 4 INCHES (102 MM) HIGH WITH A MINIMUM STROKE WIDTH OF 1/2" INCH. - 2019 CRC R106.1.1, R319.1 INSTALLATION DIMENSIONS AND ADDITIONAL INFORMATION 207 COACH LIGHT LOCATION - FIELD VERIFY HEIGHT WITH FIXTURE TYPE 321 AIR CONDITIONING CONDENSER LOCATION - PAD SUPPORTING COMPRESSOR/ CONDENSER SHALL BE A MINIMUM OF 3" ABOVE GRADE PER C.M.C. SECTION 1105.2. 505 STUCCO OVER SHAPED RIGID FOAM TRIM (SEE DETAIL 29/D1) 509 STUCCO CONTROL JOINT - SEE DETAIL 17/D4 521 1-COAT STUCCO - INSTALL PER MANUFACTURER'S LISTING - SEE SPECIFICATIONS FOR ADDITIONAL INFORMATION 525 STUCCO OVER RIGID FOAM TRIM - FOAM SHAPE PER ELEVATION (SEE SHEET D2.0) 591 DECORATIVE SHUTTER (SIZE AND STYLE PER ELEVATION). SEE DETAIL 25/D2 596 FRONT DOOR WITH TEMPERED OBSCURE GLASS PANELS 701 G.I. FLASHING ANY OPERABLE WINDOW WITH A SILL THAT IS LOCATED LESS THAN 24" ABOVE FINISHED FLOOR AND MORE THAN 72" ABOVE FINISHED GRADE OR OTHER SURFACE BELOW AT THE EXTERIOR, MUST BE PROTECTED BY A GUARD OR, HAVE A FIXED GLASS. THE GUARD MAY NOT HAVE OPENINGS THAT A SPHERE 4" IN DIAMETER CAN PASS THROUGH. 2022 CBC 1405.13.2 NOTE: WATER-RESISTIVE BARRIER APPLIED OVER WOOD-BASE SHEATHING SHALL HAVE 2 LAYERS OF GRADE 'D' PAPER APPLIED SHINGLE FASHION. 2022 CRC R703.7.3 FINISHED GRADE VARIES. SEE CIVIL ENGINEERS PLANS FOR FINAL GRADE AND SITE DRAINAGE. RIDGE 4:12 4:12 RIDGE 4:12
4:12
4:12
4:12 RIDGE

VALLEY VALLEY

VALLEY VALLEY
R
4:12 3" 1'-0" 823 836 810 826 812 813 836 835 823 836 826 835 836 835 835 802 ROOF AREA: SQ. FT."A" 2269 6 LOWER VENTS 6 UPPER VENTS 835 836 25D1 26D1 26D1 25D1 837 PROVIDE 1" CONDUIT FROM THE ELECTRIC PANEL TO LOCATION IN ATTIC FOR SOLAR INSTALLATION FOR SOLAR PHOTOVOLTAIC PANELS LOCATION AND PHOTOVOLTAIC SYSTEM, SEE PLANS BY SOLAR CONSULTANT 25D1 1D1 25D1 29D1 838 836 847 TYP PROVIDE ROUTE FOR SOLAR HEAT PUMP WATER HEATER 226 ROOF PLAN KEY NOTES Name NOTE 802 CLASS 'A' ROOFING - CONCRETE - 'S' TILE - BY EAGLE ROOFING ICC# ESR 1900 810 LINE OF WALL BELOW 812 STUCCO CEILING 813 STUCCO SOFFIT 823 MIN. 22"X30" CLEAR OPENING IN CALIFORNIA ROOF FRAMING CONDITIONS FOR ACCESS AND AIRFLOW CONTRACTOR TO VERIFY AIRFLOW TO ALL ATTIC AREAS 826 ROOF VENT - O'HAGIN "XL SERIES" CLOAKED VENT (ICC # NER-9650A) 835 G.I. METAL GUTTER(S) - VERIFY LOICATIONS WITH INSTALLER 836 G.I. METAL DOWNSPOUT(S) - DISCHARGE TO APPROVED SITE DRAINAGE SYSTEM- VERIFY LOCATIONS WITH INSTALLER 837 PROVIDE 1" CONDUIT FROM THE ELECTRIC PANEL TO LOCATION IN ATTIC FOR PV SOLAR INSTALLATION. PROVIDE ROUTE FOR HEAT PUMP SOLAR WATER HEATER 838 PHOTOVOLATIC SOLAR ARRAY 847 PROVIDE NON-COMBUSTIBLE FIREBLOCKING (10 FEET ON CENTER) AT CONCEALED SPACE AT EAVES A4.4 -A404 DATE REVISIONS NO. DESCRIPTION PROJECT MANAGER : DESIGNER : DRAWN BY : REVIEWED BY : 1ST BLDG. DEPT. SUBMITTAL : ISSUED FOR CONSTRUCTION : JOB NUMBER : CAD FILE NAME : DATE: SHEET: CC-WHA CC 06-26-2023-2023009 06-26-23 DO NOT SCALE PLANS 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA WHA EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION AND CONSENT OF WHA IN THE EVENT OF UNAUTHORIZED REUSE OF THESE PLANS BY A THIRD PARTY, THE THIRD PARTY SHALL HOLD WHA HARMLESS.

C L!V-P1318-P2
PLAN 1782
CITREA at CLOVIS

CLOVIS, CALIFORNIA

WILSON HOMES

FRESNO, CALIFORNIA
TRACT NUMBER: 6205
PROJECT TYPE: S.F.D. (X'xX' Lots)
2023009- 2022 CODE UPDATE FIRST BLDG DEPT SET 06-26-2023 ARCHITECTS . PLANNERS . DESIGNERS ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO FRONT SCALE: 1/4" = 1'-0" REAR LEFT RIGHT ELEVATION REFERENCE: A ELEVATION STYLE: ROOF MATERIAL STANDARD ROOF DETAIL U.N.O. FASCIA - BARGE - OVERHANG DIM. - U.N.O. CONCRETE ' S ' TILE 1'-0" U.N.O. U.N.O. EAVE RAKE ROOF PLAN SCALE: 1/8" = 1'-0" "EAGLE ROOFING" ICC# ESR-1900 2x6 NONE TIGHT 1D1 ROOF PLAN NOTES CONTEMPORARY SPANISH 1. SEE GENERAL NOTES FOR ROOF NOTES. 2. SPARK ARRESTORS SHALL BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. 3. ATTIC ACCESS PER CRC SECTION R807. 4. PROVIDE ATTIC & SOFFIT VENTILATION PER CRC SECTION R806. PER CRC SECTION R806.2, THE MINIMUM NET FREE VENTILATING AREA SHALL BE 1/150 OF THE AREA OF THE VENTED SPACE. EXCEPTION: THE MINIMUM NET FREE VENTILATION AREA SHALL BE 1/300 OF THE VENTED SPACE PROVIDED BOTH OF THE FOLLOWING CONDITIONS ARE MET: · IN CLIMATE ZONES 14 AND 16, A CLASS I OR II VAPOR RETARDER IS INSTALLED ON THE WARM-IN-WINTER SIDE OF THE CEILING · NOT LESS THAN 40 PERCENT AND NOT MORE THAN 50 PERCENT OF THE REQUIRED VENTILATING AREA IS PROVIDED BY VENTILATORS LOCATED IN THE UPPER PORTION OF THE ATTIC OR RAFTER SPACE. UPPER VENTILATORS SHALL BE LOCATED NO MORE THAN 3 FEET (914 MM) BELOW THE RIDGE OR HIGHEST POINT OF THE SPACE, MEASURED VERTICALLY. THE BALANCE OF THE REQUIRED VENTILATION PROVIDED SHALL BE LOCATED IN THE BOTTOM ONE-THIRD OF THE ATTIC SPACE. WHERE THE LOCATION OF WALL OR ROOF FRAMING MEMBERS CONFLICTS WITH THE INSTALLATION OF UPPER VENTILATORS, INSTALLATION OF MORE THAN 3 FEET (914 MM) BELOW THE RIDGE OF HIGHEST POINT OF THE SPACE SHALL BE PERMITTED. 4. CLAY AND CONCRETE ROOF TILE SHALL BE INSTALLED ON ROOF SLOPES OF 2 ½:12 OR GREATER. FOR ROOF SLOPES FROM 2 ½: 12 TO 4:12, DOUBLE UNDERLAYMENT APPLICATION AS REQUIRED IN ACCORDANCE WITH R905.3.3. (R905.3.2 CRC) 5. WOOD BATTENS ARE REQUIRED ON CONCRETE AND CLAY TILE ROOFS WHERE SLOPES EXCEED 7:12 PER TILE ROOFING INSTITUTE INSTALLATION MANUAL. 6. WHEN ROOF WITH DIFFERENT PITCHES INTERSECT, THE FRAMER OR TRUSS MANUFACTURER MUST ADD A HEEL TO THE STEEPER PITCH TO ALIGN WITH THE EAVE OF THE LOWER PITCH. 7. ROOF SHALL HAVE MIN. AGED SOLAR REFLECTANCE OF 0.20, MIN. THERMAL EMITTANCE OF 0.75, OR AGED SOLAR REFLECTANCE INDEX (SRI) OF 16 FOR STEEPED-SLOPED ROOFS. FOR LOW-SLOPED ROOFS, ROOF SHALL HAVE A MIN. AGED SOLAR REFLECTANCE OF 0.63 THERMAL EMITTANCE OF 0.75, OR AGED SOLAR REFLECTANCE INDEX (SRI) OF 75 OR MORE PER CEnC150.2(B)1I 1. SOLAR PHOTOVOLTAIC POWER SYSTEMS SHALL BE PROVIDED IN ACCORDANCE WITH CEnC. SECTION 150.1(b)1. INSTALLATION PER CRC SECTION 324.3 THROUGH R324.8 AND THE CALIFORNIA ELECTRICAL CODE, CALIFORNIA FIRE CODE, AND THE MANUFACTURER'S INSTALLATION INSTRUCTIONS. 2. REFER TO SOLAR CONSULTANT PLANS UNDER SEPARATE SUBMITTAL FOR SOLAR PHOTOVOLTAIC POWER SYSTEM DESIGN, PANEL LOCATIONS AND SIZES, AND ALL OTHER DESIGN REQUIREMENTS. NOTE THAT NO MECHANICAL,PLUMBING EXHAUST VENTS, ROOF ATTIC VENTS WILL BE PERMITTED WITHIN THE SOLAR ZONE AREA. WHERE APPLICABLE, CONSIDERATION AND COORDINATION WITH SOLAR PANEL LOCATIONS SHOULD BE TAKEN INTO ACCOUNT WHEN PLACING THE DRYER VENT TERMINATION. REF CA ENERGY CODE SECTION 110.10 AND CBC SECTION 3111.2.1 SOLAR PHOTOVOLTAIC SYSTEMS LOW PROFILE PLAN 1782A ELEVATIONS AND ROOF PLAN CONTEMPORARY SPANISH 195

FLOOR PLAN KEY NOTES
Name NOTE 002 CONCRETE DRIVE (BY OTHERS) 003 CONCRETE WALK (BY OTHERS) 004 CONCRETE PORCH SLAB (BY OTHERS) - SLOPE 1/4" PER FOOT MINIMUM (2% SLOPE) TO DRAIN IN THE DIRECTION INDICATED. REFER TO LANDSCAPE AND CIVIL DRAWINGS FOR FURTHER

INFORMATION
005 CONCRETE GARAGE SLAB - SLOPE 1/8" PER FOOT MINIMUM IN DIRECTION INDICATED 101 THE PRIVATE GARAGE SHALL BE SEPARATED FROM THE DWELLING UNIT AND ATTIC AREA BY MEANS OF GYPSUM BOARD, NOT LESS THAN 1/2" IN THICKNESS, APPLIED TO THE GARAGE SIDE. C.B.C. SECTION 406.3.2.1. 201 UTILITY EQUIPMENT AND SERVICE PANELS - VERIFY LOCATION 422 STUCCO SOFFIT: HEIGHT PER PLAN
425 WOOD SOFFIT: HEIGHT PER ELEVATION
521 STUCCO - OMEGA DIAMOND WALL ONE COAT STUCCO (R4) ICC# ESR-1194 STUCCO TYPE 1 OR 11 PORTLAND CEMENT OVER SRAT 'R' GUARD ESR-1566 BY 'START R FOAM'. 604 1X3 FIBER CEMENT BATTS SPACED AT 16" O.C. 650B FIBER CEMENT LAP SIDING - 5/16" THICK 'HARDIPLANK' (OR EQUIVALENT). FINISH: SELECT CEDARMILL. EXPOSURE: 6" (INSTALLATION PER MANUFACTURER'S INSTRUCTIONS) NOTE: SHADED WALLS INDICATE AREAS THAT ARE DIFFERENT THAN THE BASE FLOOR PLAN NOTE: REFER TO CIVIL AND LANDSCAPE DRAWINGS BY OTHERS FOR ALL DRIVEWAYS AND SIDEWALK LOCATIONS. REFER TO BASE PLAN SHEETS FOR ADDITIONAL NOTES AND DIMENSIONS. ADDENDA FLOOR PLAN NOTES A4.1.
2'-0" 4'-1" 2'-0" 2'-0" 5'-6" 2'-0"
002
003
004
005
101
8'-0"
201
425 7'-6" 7'-6"
P
42'-0" 28'-0" 14'-0" 61'-6" 56'-0" 4'-0" 1'-6"
42'-0" 15'-0" 8'-1" 18'-11" 61'-6" 52'-0" 9'-6" 20'-6" 31'-6" 5" 16'-2" 2'-4" TOP BOT 521 650B
604
650B
GREAT RM. 9'-0" CLG. CARPET DINING
9'-0" CLG. CARPET KITCHEN
9'-0" CLG. H.S.
2 CAR GARAGE
9'-0" CLG. CONCRETE
COVD. ENTRY
9'-0" CLG. CONCRETE
ENTRY
9'-0" CLG. H.S.

W.I.C. 9'-0" CLG. CARPET
BEDRM. 3
9'-0" CLG. CARPET
BEDRM. 2
9'-0" CLG. CARPET BATH 2
9'-0" CLG. H.S. DEN/OPT. BEDRM. 4
9'-0" CLG. CARPET

PRIMARY BDRM
9'-0" CLG. CARPET C HS

C HS HS C
C HS
C HS
380 HS C
GREAT RM. 9'-0" CLG. CARPET DINING
9'-0" CLG. CARPET KITCHEN
9'-0" CLG. H.S.
2 CAR GARAGE
9'-0" CLG. CONCRETE
COVD. ENTRY
9'-0" CLG. CONCRETE
ENTRY
9'-0" CLG. H.S.

W.I.C. 9'-0" CLG. CARPET
BEDRM. 3
9'-0" CLG. CARPET
BEDRM. 2
9'-0" CLG. CARPET BATH 2
9'-0" CLG. H.S. DEN/OPT. BEDRM. 4
9'-0" CLG. CARPET

PRIMARY BDRM
9'-0" CLG. CARPETPRIMARY BATH AGING

IN-PLACE
9'-0" CLG. H.S. 4050 SL
6050 SL
6050 SL 3050 SH 4050 SL 4040 SL
2868
5068 BI-PASS 3068
28 SC 68 30 SC 80
6080 TEMP. GL. SLIDER
2668
2468
2468 BI-PASS 6068 2468 2668
2468
3068
16'-0" x 8'-0" SECT. GAR. DOOR
3068 SC 5" 5" PR 2668
VARIES
4" MIN. 6" MAX.
20'-0" x 20'-0" CLEAR SPACE
*
*
* 2068
4050 SL*
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION FLOOR AREA TABLE PLAN 1782 B
LOWER FLOOR PLAN 1782 SQ. FT.

TOTAL 1782 SQ. FT.
2-BAY GARAGE 424 SQ. FT.

COVERED ENTRY/PORCH 63 SQ. FT. A4.5
-A405 FLOOR PLAN
DATE REVISIONSNO. DESCRIPTION
PROJECT MANAGER : DESIGNER : DRAWN BY : REVIEWED BY : 1ST BLDG. DEPT. SUBMITTAL :

ISSUED FOR CONSTRUCTION : JOB NUMBER : CAD FILE NAME : DATE: SHEET:

CC
-WHA CC
06-26-2023
-2023009 06-26-23

DO NOT SCALE PLANS
2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA WHA EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION AND CONSENT OF WHA IN THE EVENT OF UNAUTHORIZED REUSE OF THESE PLANS BY A THIRD PARTY, THE THIRD PARTY SHALL HOLD WHA HARMLESS.

C
L!V-P1318-P2 PLAN 1782 CITREA at CLOVIS CLOVIS, CALIFORNIA WILSON HOMES FRESNO, CALIFORNIA TRACT NUMBER: 6205 PROJECT TYPE: S.F.D. (X'xX' Lots) 2023009- 2022 CODE UPDATE FIRST BLDG DEPT SET 06-26-2023 ARCHITECTS . PLANNERS . DESIGNERS ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO SCALE: 1/4" = 1'- 0"

INTERIOR ELEVATION KEY

WALL LEGEND

LOW WALL SOFFIT LIMITS
2 x 6 STUD WALL 2 x 4 STUD WALL SHELF ABOVE ARCHED SOFFIT LIMITS MODERN PLAN 1782B

ADDENDA

FLOOR PLAN

FLOOR PLAN NOTES

1. REFER TO ARCHITECTURAL SYMBOL LEGEND ON SHEET C1 FOR ADDITIONAL

INFORMATION AND CLEARANCES

2. ATTICS: ACCESS PER CRC R807, DRAFTSTOPS PER CRC R302.12 AND VENTILATION PER R806. 3. CRAWL SPACES: ACCESS PER CRC R408.4 AND VENTILATION PER R408.1. 4. EMERGENCY ESCAPE AND RESCUE OPENINGS PER CRC R202 & R310. MEANS OF EGRESS PER CRC 311. 5. GLAZING PER CRC R303.1, R301.2.1.2 & R308. 6. COMBUSTION AIR TO FORCED AIR UNIT PER CMC CHAPTER 7. 7. COMBUSTION AIR TO WATER HEATER PER CPC SECTION 506.0. 8. ENVIRONMENTAL AIR DUCTS PER CMC SECTION 504. 9. MECHANICAL EQUIPMENT LOCATION AND PROTECTION AGAINST DAMAGE PER CMC 305. 10. MANDATORY REQUIREMENTS FOR APPLIANCES PER CEnC SECTION 110.1. 11. 12. 13. 14. 15.

THE SILL HEIGHT IS NOT TO EXCEED 44" FROM THE BOTTOM OF THE CLEAR OPENING IN SLEEPING ROOMS. CRC R31.0.1

IN UPPER FLOOR PLANS, ANY OPERABLE WINDOW WITH A SILL THAT IS LOCATED LESS THAN 24" ABOVE THE FINISHED FLOOR AND MORE THAN 72" ABOVE FINISHED GRADE OR OTHER SURFACE BELOW AT THE EXTERIOR, MUST BE PROTECTED BY A GUARD OR, HAVE FIXED GLASS. THE GUARD MAY NOT HAVE OPENINGS THAT A SPHERE 4" IN DIAMETER CAN PASS THROUGH. CRC R312.2 A SHEETROCK NAILING INSPECTION IN REQUIRED. CRC R109.1.4.2 GLAZING IN A HAZARDOUS LOCATION IS REQUIRED TO BE GLAZED WITH SAFETY MATERIAL. CRC R308 VERTICAL CLEARANCE ABOVE THE COOKTOP TO COMBUSTIBLES IS 30" UNPROTECTED, OR 24" PROTECTED, AND THE HORIZONTAL DIMENSIONS IS REQUIRED TO BE PER THE PERMANENT MARKING LISTED ON THE UNIT. CMC 916.1 & 916.2

16. 17. THE WALL SURFACE BEHIND CERAMIC TILE OR OTHER FINISH WALL MATERIALS SUBJECT TO WATER SPLASH ARE CONSTRUCTED OF MATERIALS NOT ADVERSELY AFFECTED BY WATER. NOTE THE USE OF FIBER CEMENT, FIBER MAT, REINFORCED CEMENT OR GLASS MAT GYPSUM BACKERS ON THE FLOOR PLAN. NOTE THAT WATER RESISTANT GYPSUM BOARD IS NO LONGER PERMITTED TO BE USED IN THESE LOCATIONS. CRC R702.4.2

18. NOTE THAT ALL ATTIC ACCESS OPENINGS ARE GASKETED TO PREVENT AIR LOSS. CEC 150.0(a) A MINIMUM 30" DIA. CIRCLE IS PROVIDED AT THE SHOWER FLOOR. THE MINIMUM FLOOR AREA OF THE SHOWER COMPARTMENT IS 1024 SQUARE INCHES. CPC 408.6
AGENDA ITEM NO. 6.

T.O.P. F.F./T.O.C. 9'-1"
9'-1" T.O.P. F.F./T.O.C.
6 1
8 "T.O.HEEL 8'-0" +18" HDR. 521 203 207 525 1X4 207 8'-0" 1D3 19 TYP. D3 TYP. 3D3 21 TYP. D3 TYP. 701 7'-6" 1'-4" 602 644 1x4 604 626 521 28D3 602 1x4 602 1x4 701 3'-0" 602 1x4 26D3 650B 6D4 28D3 25D3 29D5 602 1x4
4D1 10D1 591 (2) 20x50 17D5 596 12 6.5 12 6.5 25D5 509 T.G. T.G. T.O.P. F.F./T.O.C. 9'-1" 9'-1" T.O.P. F.F./T.O.C. 8'-0" HDR. 521 28D3 TYP. 2 TYP. D3 19D3 3D2 TYP. 509 509 12
4 12
4 T.O.P. F.F./T.O.C. 9'-1"
9'-1" T.O.P. F.F./T.O.C. 8'-0" HDR. 321 521 28D3 TYP. 3D2 TYP. 12D4602 1x6 509 TYP. 509 TYP. 12 4 12
4 T.O.P. F.F./T.O.C. 9'-1"
9'-1" T.O.P. F.F./T.O.C. 8'-0" HDR. 201 521 28D3 TYP. 3D2 TYP. 602 1x3 18D4 26D3 1D3 509 TYP. 509 TYP. 12
4 12
4 207 Name NOTE 201 UTILITY EQUIPMENT AND SERVICE PANELS - VERIFY LOCATION 203 "STREET ADDRESS AND NUMBERS SHALL BE POSTED PRIOR TO THE FIRST INSPECTION." ADDRESS NUMBERS SHALL BE A MINIMUM OF 4 INCHES (102 MM) HIGH WITH A MINIMUM STROKE WIDTH OF 1/2" INCH. - 2019 CRC R106.1.1, R319.1 INSTALLATION DIMENSIONS AND ADDITIONAL INFORMATION 207 COACH LIGHT LOCATION - FIELD VERIFY HEIGHT WITH FIXTURE TYPE 321 AIR CONDITIONING CONDENSER LOCATION 509 STUCCO CONTROL JOINT - SEE DETAIL 17/D4 521 STUCCO - OMEGA DIAMOND WALL ONE COAT STUCCO (R4) ICC# ESR-1194 STUCCO TYPE 1 OR 11 PORTLAND CEMENT OVER SRAT 'R' GUARD ESR-1566 BY 'START R FOAM'. 525 STUCCO OVER RIGID FOAM TRIM - FOAM SHAPE PER ELEVATION 596 FRONT DOOR WITH TEMPERED OBSCURE GLASS PANELS 602 FIBER CEMENT TRIM(S) - SIZE PER ELEVATION 604 1x3 FIBER CEMENT BATTS SPACED AT 16" O.C. 626 OUTLOOKER ASSEMBLY - WOOD (SIZE/SHAPE PER ELEVATION) 644 FIBER CEMENT VERTICAL SIDING - 5/16" THICK 'HARDIPLANK' (OR EQUIVALENT. FINISH: SELECT CEDARMILL. (INSTALLATION PER MANUFACTURER'S INSTRUCTIONS) ICC-ES NER-405 650B FIBER CEMENT LAP SIDING - 5/16" THICK 'HARDIPLANK' (OR EQUIVALENT). FINISH: SELECT CEDARMILL. EXPOSURE: 6" (INSTALLATION PER MANUFACTURER'S INSTRUCTIONS) 701 G.I. FLASHINGELEVATION KEY NOTES ANY OPERABLE WINDOW WITH A SILL THAT IS LOCATED LESS THAN 24" ABOVE FINISHED FLOOR AND MORE THAN 72" ABOVE FINISHED GRADE OR OTHER SURFACE BELOW AT THE EXTERIOR, MUST BE PROTECTED BY A GUARD OR, HAVE A FIXED GLASS. THE GUARD MAY NOT HAVE OPENINGS THAT A SPHERE 4" IN DIAMETER CAN PASS THROUGH. 2022 CBC 1405.13.2 NOTE: WATER-RESISTIVE BARRIER APPLIED OVER WOOD-BASE SHEATHING SHALL HAVE 2 LAYERS OF GRADE 'D' PAPER APPLIED SHINGLE FASHION. 2022 CRC R703.7.3 FINISHED GRADE VARIES. SEE CIVIL ENGINEERS PLANS FOR FINAL GRADE AND SITE DRAINAGE. RIDGE 4:12 4:12 RIDGE 4:12
4:12 VALLEY
R 1'-0" 1'-0" 823 836 810 812 836 835 823 835 826 836 836 835 835 835 801 ROOF AREA: SQ. FT."A" 2269 28D1 27D1 5D1 814 826 6 LOWER VENTS 6 UPPER VENTS
VALLEY VALLEYRIDGE 17D1 836 23D1 27D1 837 PROVIDE 1" CONDUIT FROM THE ELECTRIC PANEL TO LOCATION IN ATTIC FOR SOLAR INSTALLATION FOR SOLAR PHOTOVOLTAIC PANELS LOCATION AND PHOTOVOLTAIC SYSTEM, SEE PLANS BY SOLAR CONSULTANT 3D1 28D1 27D1

6.5:12

6.5:12 838 847 TYP PROVIDE ROUTE FOR SOLAR HEAT PUMP WATER HEATER ROOF PLAN KEY NOTES Name NOTE 801 CLASS 'A' ROOFING - CONCRETE - 'FLAT' TILE - BY EAGLE ROOFING ICC# ESR 1900 810 LINE OF WALL BELOW 812 STUCCO CEILING 814 WOOD SOFFIT 823 MIN. 22"X30" CLEAR OPENING IN CALIFORNIA ROOF FRAMING CONDITIONS FOR ACCESS AND AIRFLOW CONTRACTOR TO VERIFY AIRFLOW TO ALL ATTIC AREAS 826 ROOF VENT - O'HAGIN "XL SERIES" CLOAKED VENT (ICC # NER-9650A) 835 G.I. METAL GUTTER(S) - VERIFY LOICATIONS WITH INSTALLER 836 G.I. METAL DOWNSPOUT(S) - DISCHARGE TO APPROVED SITE DRAINAGE SYSTEM- VERIFY LOCATIONS WITH INSTALLER 837 PROVIDE 1" CONDUIT FROM THE ELECTRIC PANEL TO LOCATION IN ATTIC FOR PV SOLAR INSTALLATION. PROVIDE ROUTE FOR HEAT PUMP SOLAR WATER HEATER 838 PHOTOVOLATIC SOLAR ARRAY 847 PROVIDE NON-COMBUSTIBLE FIREBLOCKING (10 FEET ON CENTER) AT CONCEALED SPACE AT EAVES A4.6 -A406 DATE REVISIONS NO. DESCRIPTION PROJECT MANAGER : DESIGNER : DRAWN BY : REVIEWED BY : 1ST BLDG. DEPT. SUBMITTAL : ISSUED FOR CONSTRUCTION : JOB NUMBER : CAD FILE NAME : DATE: SHEET: CC-WHA CC 06-26-2023-2023009 06-26-23 DO NOT SCALE PLANS 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA WHA EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION AND CONSENT OF WHA IN THE EVENT OF UNAUTHORIZED REUSE OF THESE PLANS BY A THIRD PARTY, THE THIRD PARTY SHALL HOLD WHA HARMLESS.

C L!V-P1318-P2
PLAN 1782
CITREA at CLOVIS

CLOVIS, CALIFORNIA

WILSON HOMES

FRESNO, CALIFORNIA
TRACT NUMBER: 6205
PROJECT TYPE: S.F.D. (X'xX' Lots)
2023009- 2022 CODE UPDATE FIRST BLDG DEPT SET 06-26-2023 ARCHITECTS . PLANNERS . DESIGNERS ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO FRONT SCALE: 1/4" = 1'-0" REAR LEFT RIGHT PLAN 1782B ELEVATIONS AND ROOF PLAN 2x8 2x8 1'-0" 1 D1.1 CONCRETE FLAT TILE 1'-0" ELEVATION REFERENCE: B ELEVATION STYLE: ROOF MATERIAL STANDARD ROOF DETAIL U.N.O. FASCIA - BARGE - OVERHANG DIM. - U.N.O. U.N.O. U.N.O. EAVE RAKE ROOF PLAN SCALE: 1/8" = 1'-0" "EAGLE ROOFING" ICC# ESR-1900 ROOF PLAN NOTES MODERN 1. SEE GENERAL NOTES FOR ROOF NOTES. 2. SPARK ARRESTORS SHALL BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. 3. ATTIC ACCESS PER CRC SECTION R807. 4. PROVIDE ATTIC & SOFFIT VENTILATION PER CRC SECTION R806. PER CRC SECTION R806.2, THE MINIMUM NET FREE VENTILATING AREA SHALL BE 1/150 OF THE AREA OF THE VENTED SPACE. EXCEPTION: THE MINIMUM NET FREE VENTILATION AREA SHALL BE 1/300 OF THE VENTED SPACE PROVIDED BOTH OF THE FOLLOWING CONDITIONS ARE MET: · IN CLIMATE ZONES 14 AND 16, A CLASS I OR II VAPOR RETARDER IS INSTALLED ON THE WARM-IN-WINTER SIDE OF THE CEILING · NOT LESS THAN 40 PERCENT AND NOT MORE THAN 50 PERCENT OF THE REQUIRED VENTILATING AREA IS PROVIDED BY VENTILATORS LOCATED IN THE UPPER PORTION OF THE ATTIC OR RAFTER SPACE. UPPER VENTILATORS SHALL BE LOCATED NO MORE THAN 3 FEET (914 MM) BELOW THE RIDGE OR HIGHEST POINT OF THE SPACE, MEASURED VERTICALLY. THE BALANCE OF THE REQUIRED VENTILATION PROVIDED SHALL BE LOCATED IN THE BOTTOM ONE-THIRD OF THE ATTIC SPACE. WHERE THE LOCATION OF WALL OR ROOF FRAMING MEMBERS CONFLICTS WITH THE INSTALLATION OF UPPER VENTILATORS, INSTALLATION OF MORE THAN 3 FEET (914 MM) BELOW THE RIDGE OF HIGHEST POINT OF THE SPACE SHALL BE PERMITTED. 4. CLAY AND CONCRETE ROOF TILE SHALL BE INSTALLED ON ROOF SLOPES OF 2 ½:12 OR GREATER. FOR ROOF SLOPES FROM 2 ½: 12 TO 4:12, DOUBLE UNDERLAYMENT APPLICATION AS REQUIRED IN ACCORDANCE WITH R905.3.3. (R905.3.2 CRC) 5. WOOD BATTENS ARE REQUIRED ON CONCRETE AND CLAY TILE ROOFS WHERE SLOPES EXCEED 7:12 PER TILE ROOFING INSTITUTE INSTALLATION MANUAL. 6. WHEN ROOF WITH DIFFERENT PITCHES INTERSECT, THE FRAMER OR TRUSS MANUFACTURER MUST ADD A HEEL TO THE STEEPER PITCH TO ALIGN WITH THE EAVE OF THE LOWER PITCH. 7. ROOF SHALL HAVE MIN. AGED SOLAR REFLECTANCE OF 0.20, MIN. THERMAL EMITTANCE OF 0.75, OR AGED SOLAR REFLECTANCE INDEX (SRI) OF 16 FOR STEEPED-SLOPED ROOFS. FOR LOW-SLOPED ROOFS, ROOF SHALL HAVE A MIN. AGED SOLAR REFLECTANCE OF 0.63 THERMAL EMITTANCE OF 0.75, OR AGED SOLAR REFLECTANCE INDEX (SRI) OF 75 OR MORE PER CEnC150.2(B)1I 1. SOLAR PHOTOVOLTAIC POWER SYSTEMS SHALL BE PROVIDED IN ACCORDANCE WITH CEnC. SECTION 150.1(b)1. INSTALLATION PER CRC SECTION 324.3 THROUGH R324.8 AND THE CALIFORNIA ELECTRICAL CODE, CALIFORNIA FIRE CODE, AND THE MANUFACTURER'S INSTALLATION INSTRUCTIONS. 2. REFER TO SOLAR CONSULTANT PLANS UNDER SEPARATE SUBMITTAL FOR SOLAR PHOTOVOLTAIC POWER SYSTEM DESIGN, PANEL LOCATIONS AND SIZES, AND ALL OTHER DESIGN REQUIREMENTS. NOTE THAT NO MECHANICAL,PLUMBING EXHAUST VENTS, ROOF ATTIC VENTS WILL BE PERMITTED WITHIN THE SOLAR ZONE AREA. WHERE APPLICABLE, CONSIDERATION AND COORDINATION WITH SOLAR PANEL LOCATIONS SHOULD BE TAKEN INTO ACCOUNT WHEN PLACING THE DRYER VENT TERMINATION. REF CA ENERGY CODE SECTION 110.10 AND CBC SECTION 3111.2.1 SOLAR PHOTOVOLTAIC SYSTEMS MODERN197

FLOOR PLAN KEY NOTES
Name NOTE 002 CONCRETE DRIVE (BY OTHERS) 003 CONCRETE WALK (BY OTHERS) 004 CONCRETE PORCH SLAB (BY OTHERS) - SLOPE 1/4" PER FOOT MINIMUM (2% SLOPE) TO DRAIN IN THE DIRECTION INDICATED. REFER TO LANDSCAPE AND CIVIL DRAWINGS FOR FURTHER

INFORMATION
005 CONCRETE GARAGE SLAB - SLOPE 1/8" PER FOOT MINIMUM IN DIRECTION INDICATED 101 THE PRIVATE GARAGE SHALL BE SEPARATED FROM THE DWELLING UNIT AND ATTIC AREA BY MEANS OF GYPSUM BOARD, NOT LESS THAN 1/2" IN THICKNESS, APPLIED TO THE GARAGE SIDE. C.B.C. SECTION 406.3.2.1. 201 UTILITY EQUIPMENT AND SERVICE PANELS - VERIFY LOCATION 422 STUCCO SOFFIT: HEIGHT PER PLAN
551 MANUFACTURED ADHERED STUCCO STONE VENEER - INSTALL PER MANUFACTURER'S INSTRUCTIONS. ADHERED MASONRY VENEER REQUIREMENTS PER CRC SECTION R703.12 NOTE: SHADED WALLS INDICATE AREAS THAT ARE DIFFERENT THAN THE BASE FLOOR PLAN NOTE: REFER TO CIVIL AND LANDSCAPE DRAWINGS BY OTHERS FOR ALL DRIVEWAYS AND SIDEWALK LOCATIONS. REFER TO BASE PLAN SHEETS FOR ADDITIONAL NOTES AND DIMENSIONS. ADDENDA FLOOR PLAN NOTES A4.1.
1'-8" 4'-1" 2'-0"
002
003
004
005
101
8'-0"
201
422 4"
P
551
OPT. 2'-0" 551
OPT. 551
OPT. 551
OPT. 2'-0" 5'-6" 2'-0"
7'-6" 7'-6"
42'-0" 28'-0" 14'-0" 61'-6" 56'-0" 4'-0" 1'-6"
42'-0" 15'-0" 8'-1" 18'-11" 61'-6" 31'-6" 9'-6" 20'-6"
16'-2" 2'-4"
GREAT RM. 9'-0" CLG. CARPET DINING
9'-0" CLG. CARPET KITCHEN
9'-0" CLG. H.S.
2 CAR GARAGE
9'-0" CLG. CONCRETE
COVD. ENTRY
9'-0" CLG. CONCRETE
ENTRY
9'-0" CLG. H.S.

W.I.C. 9'-0" CLG. CARPET
BEDRM. 3
9'-0" CLG. CARPET
BEDRM. 2
9'-0" CLG. CARPET BATH 2
9'-0" CLG. H.S. DEN/OPT. BEDRM. 4
9'-0" CLG. CARPET

PRIMARY BDRM
9'-0" CLG. CARPET C HS

C HS HS C
C HS
C HS
380 HS C
GREAT RM. 9'-0" CLG. CARPET DINING
9'-0" CLG. CARPET KITCHEN
9'-0" CLG. H.S.
2 CAR GARAGE
9'-0" CLG. CONCRETE
COVD. ENTRY
9'-0" CLG. CONCRETE
ENTRY
9'-0" CLG. H.S.

W.I.C. 9'-0" CLG. CARPET
BEDRM. 3
9'-0" CLG. CARPET
BEDRM. 2
9'-0" CLG. CARPET BATH 2
9'-0" CLG. H.S. DEN/OPT. BEDRM. 4
9'-0" CLG. CARPET

PRIMARY BDRM
9'-0" CLG. CARPETPRIMARY BATH AGING

IN-PLACE
9'-0" CLG. H.S. 4050 SL
6050 SL
6050 SL 3050 SH 4050 SL 4040 SL
2868
5068 BI-PASS 3068
28 SC 68 30 SC 80
6080 TEMP. GL. SLIDER
2668
2468
2468 BI-PASS 6068 2468 2668
2468
3068
16'-0" x 8'-0" SECT. GAR. DOOR
3068 SC 5" 5" PR 2668
VARIES
4" MIN. 6" MAX.
20'-0" x 20'-0" CLEAR SPACE
*
*
* 2068
4050 SL*
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION FLOOR AREA TABLE PLAN 1782 C
LOWER FLOOR PLAN 1782 SQ. FT.

TOTAL 1782 SQ. FT.
2-BAY GARAGE 424 SQ. FT.

COVERED ENTRY/PORCH 63 SQ. FT. A4.7
-A407 FLOOR PLAN
DATE REVISIONSNO. DESCRIPTION
PROJECT MANAGER : DESIGNER : DRAWN BY : REVIEWED BY : 1ST BLDG. DEPT. SUBMITTAL :

ISSUED FOR CONSTRUCTION : JOB NUMBER : CAD FILE NAME : DATE: SHEET:

CC
-WHA CC
06-26-2023
-2023009 06-26-23

DO NOT SCALE PLANS
2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA WHA EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION AND CONSENT OF WHA IN THE EVENT OF UNAUTHORIZED REUSE OF THESE PLANS BY A THIRD PARTY, THE THIRD PARTY SHALL HOLD WHA HARMLESS.

C
L!V-P1318-P2 PLAN 1782 CITREA at CLOVIS CLOVIS, CALIFORNIA WILSON HOMES FRESNO, CALIFORNIA TRACT NUMBER: 6205 PROJECT TYPE: S.F.D. (X'xX' Lots) 2023009- 2022 CODE UPDATE FIRST BLDG DEPT SET 06-26-2023 ARCHITECTS . PLANNERS . DESIGNERS ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO SCALE: 1/4" = 1'- 0"

INTERIOR ELEVATION KEY

WALL LEGEND

LOW WALL SOFFIT LIMITS
2 x 6 STUD WALL 2 x 4 STUD WALL SHELF ABOVE ARCHED SOFFIT LIMITS PLAN 1782C

ADDENDA

FLOOR PLAN PROGRESSIVE NAPA

FLOOR PLAN NOTES

1. REFER TO ARCHITECTURAL SYMBOL LEGEND ON SHEET C1 FOR ADDITIONAL

INFORMATION AND CLEARANCES

2. ATTICS: ACCESS PER CRC R807, DRAFTSTOPS PER CRC R302.12 AND VENTILATION PER R806. 3. CRAWL SPACES: ACCESS PER CRC R408.4 AND VENTILATION PER R408.1. 4. EMERGENCY ESCAPE AND RESCUE OPENINGS PER CRC R202 & R310. MEANS OF EGRESS PER CRC 311. 5. GLAZING PER CRC R303.1, R301.2.1.2 & R308. 6. COMBUSTION AIR TO FORCED AIR UNIT PER CMC CHAPTER 7. 7. COMBUSTION AIR TO WATER HEATER PER CPC SECTION 506.0. 8. ENVIRONMENTAL AIR DUCTS PER CMC SECTION 504. 9. MECHANICAL EQUIPMENT LOCATION AND PROTECTION AGAINST DAMAGE PER CMC 305. 10. MANDATORY REQUIREMENTS FOR APPLIANCES PER CEnC SECTION 110.1. 11. 12. 13. 14. 15.

THE SILL HEIGHT IS NOT TO EXCEED 44" FROM THE BOTTOM OF THE CLEAR OPENING IN SLEEPING ROOMS. CRC R31.0.1

IN UPPER FLOOR PLANS, ANY OPERABLE WINDOW WITH A SILL THAT IS LOCATED LESS THAN 24" ABOVE THE FINISHED FLOOR AND MORE THAN 72" ABOVE FINISHED GRADE OR OTHER SURFACE BELOW AT THE EXTERIOR, MUST BE PROTECTED BY A GUARD OR, HAVE FIXED GLASS. THE GUARD MAY NOT HAVE OPENINGS THAT A SPHERE 4" IN DIAMETER CAN PASS THROUGH. CRC R312.2 A SHEETROCK NAILING INSPECTION IN REQUIRED. CRC R109.1.4.2 GLAZING IN A HAZARDOUS LOCATION IS REQUIRED TO BE GLAZED WITH SAFETY MATERIAL. CRC R308 VERTICAL CLEARANCE ABOVE THE COOKTOP TO COMBUSTIBLES IS 30" UNPROTECTED, OR 24" PROTECTED, AND THE HORIZONTAL DIMENSIONS IS REQUIRED TO BE PER THE PERMANENT MARKING LISTED ON THE UNIT. CMC 916.1 & 916.2

16. 17. THE WALL SURFACE BEHIND CERAMIC TILE OR OTHER FINISH WALL MATERIALS SUBJECT TO WATER SPLASH ARE CONSTRUCTED OF MATERIALS NOT ADVERSELY AFFECTED BY WATER. NOTE THE USE OF FIBER CEMENT, FIBER MAT, REINFORCED CEMENT OR GLASS MAT GYPSUM BACKERS ON THE FLOOR PLAN. NOTE THAT WATER RESISTANT GYPSUM BOARD IS NO LONGER PERMITTED TO BE USED IN THESE LOCATIONS. CRC R702.4.2

18. NOTE THAT ALL ATTIC ACCESS OPENINGS ARE GASKETED TO PREVENT AIR LOSS. CEC 150.0(a) A MINIMUM 30" DIA. CIRCLE IS PROVIDED AT THE SHOWER FLOOR. THE MINIMUM FLOOR AREA OF THE SHOWER COMPARTMENT IS 1024 SQUARE INCHES. CPC 408.6
AGENDA ITEM NO. 6.

T.O.P. F.F./T.O.C. 9'-1"
9'-1" T.O.P. F.F./T.O.C.
6 1
8 "T.O.HEEL +18" 8'-0" HDR. -2" 521 203 207 525 1X4 525 1x6 4" 6" 6" 4" 525 1X6 525 1X4 4" 4" 521 4" 4" 4" 4" 207 4" 4" 1X6 525 521 8'-0" 525 1X4 515525 2X2 2'-0" 2'-6" 2" 2" 591 (2) 24X60 1D3 19D3 TYP. 28D3 TYP. TYP. 3D3 21 TYP. D3 TYP. 25D2 3D2 16D3 701 7'-6" 596 12 6.5 12 6.5 509 509 T.G. T.G. T.O.P. F.F./T.O.C. 9'-1" 9'-1" T.O.P. F.F./T.O.C. 8'-0" HDR. 521 28D3 TYP. 2 TYP. D3 19D3 3D2 TYP. 509 509 12
4 12
4 T.O.P. F.F./T.O.C. 9'-1"
9'-1" T.O.P. F.F./T.O.C. 8'-0" HDR. 321 521 28D3 TYP. 3D2 TYP. 509 TYP. 509 TYP. 12 4 12
4 T.O.P. F.F./T.O.C. 9'-1"
9'-1" T.O.P. F.F./T.O.C. 8'-0" HDR. 201 521 28D3 TYP. 3D2 TYP. 8'-0" 1D3 509 TYP. 509 TYP. 12
4 12
4 207 ELEVATION KEY NOTES Name NOTE 201 UTILITY EQUIPMENT AND SERVICE PANELS - VERIFY LOCATION 203 "STREET ADDRESS AND NUMBERS SHALL BE POSTED PRIOR TO THE FIRST INSPECTION." ADDRESS NUMBERS SHALL BE A MINIMUM OF 4 INCHES (102 MM) HIGH WITH A MINIMUM STROKE WIDTH OF 1/2" INCH. - 2019 CRC R106.1.1, R319.1 INSTALLATION DIMENSIONS AND ADDITIONAL INFORMATION 207 COACH LIGHT LOCATION - FIELD VERIFY HEIGHT WITH FIXTURE TYPE 321 AIR CONDITIONING CONDENSER LOCATION - PAD SUPPORTING COMPRESSOR/ CONDENSER SHALL BE A MINIMUM OF 3" ABOVE GRADE PER C.M.C. SECTION 1105.2. 509 STUCCO CONTROL JOINT - SEE DETAIL 17/D4 515 -2" STUCCO RECESS. SIZE PER ELEVATION. SLOPE SILL 1/4" PER FT. MINIMUM 521 1-COAT STUCCO - INSTALL PER MANUFACTURER'S LISTING - SEE SPECIFICATIONS FOR ADDITIONAL INFORMATION 525 STUCCO OVER RIGID FOAM TRIM - FOAM SHAPE PER ELEVATION (SEE SHEET D2.0) 551 MANUFACTURED ADHERED STUCCO STONE VENEER - INSTALL PER MANUFACTURER'S INSTRUCTIONS. ADHERED MASONRY VENEER REQUIREMENTS PER CRC SECTION R703.12 591 DECORATIVE SHUTTER (SIZE AND STYLE PER ELEVATION). SEE DETAIL 25/D2 596 FRONT DOOR WITH TEMPERED OBSCURE GLASS PANELS 701 G.I. FLASHING RIDGE 4:12 4:12 RIDGE 4:12
4:12
RIDGE

VALLEY VALLEY
VALLEY VALLEY 1'-0" 1'-0" RIDGE 823 812 813 836 836 835 823 835 ROOF AREA: SQ. FT."A" 2269 836 826 835 810 836 835 801 836 835 28D1 27D1 826 6 LOWER VENTS 6 UPPER VENTS 27D1 27D1 837 PROVIDE 1" CONDUIT FROM THE ELECTRIC PANEL TO LOCATION IN ATTIC FOR SOLAR INSTALLATION FOR SOLAR PHOTOVOLTAIC PANELS LOCATION AND PHOTOVOLTAIC SYSTEM, SEE PLANS BY SOLAR CONSULTANT 3D1 28D1 27D1

6.5:12

6.5:12 838 836 847 TYP PROVIDE ROUTE FOR SOLAR HEAT PUMP WATER HEATER OPT. STONE AT PLAN B T.O.P. F.F./T.O.C. 9'-1" 22D3 2'-0" ROOF PLAN KEY NOTES Name NOTE 801 CLASS 'A' ROOFING - CONCRETE - 'FLAT' TILE - BY EAGLE ROOFING ICC# ESR 1900 810 LINE OF WALL BELOW 812 STUCCO CEILING 813 STUCCO SOFFIT 823 MIN. 22"X30" CLEAR OPENING IN CALIFORNIA ROOF FRAMING CONDITIONS FOR ACCESS AND AIRFLOW CONTRACTOR TO VERIFY AIRFLOW TO ALL ATTIC AREAS 826 ROOF VENT - O'HAGIN "XL SERIES" CLOAKED VENT (ICC # NER-9650A) 835 G.I. METAL GUTTER(S) - VERIFY LOICATIONS WITH INSTALLER 836 G.I. METAL DOWNSPOUT(S) - DISCHARGE TO APPROVED SITE DRAINAGE SYSTEM- VERIFY LOCATIONS WITH INSTALLER 837 PROVIDE 1" CONDUIT FROM THE ELECTRIC PANEL TO LOCATION IN ATTIC FOR PV SOLAR INSTALLATION. PROVIDE ROUTE FOR HEAT PUMP SOLAR WATER HEATER 838 PHOTOVOLATIC SOLAR ARRAY 847 PROVIDE NON-COMBUSTIBLE FIREBLOCKING (10 FEET ON CENTER) AT CONCEALED SPACE AT EAVES 9'-1" T.O.P. F.F./T.O.C.
6 1
8 " T.O.HEEL +18" 8'-0" HDR. -2" 551 525 4X2 3'-0"
3'-0" 23D3 29D3
5D2 596 12 6.5 12 6.5 509 ANY OPERABLE WINDOW WITH A SILL THAT IS LOCATED LESS THAN 24" ABOVE FINISHED FLOOR AND MORE THAN 72" ABOVE FINISHED GRADE OR OTHER SURFACE BELOW AT THE EXTERIOR, MUST BE PROTECTED BY A GUARD OR, HAVE A FIXED GLASS. THE GUARD MAY NOT HAVE OPENINGS THAT A SPHERE 4" IN DIAMETER CAN PASS THROUGH. 2022 CBC 1405.13.2 NOTE: WATER-RESISTIVE BARRIER APPLIED OVER WOOD-BASE SHEATHING SHALL HAVE 2 LAYERS OF GRADE 'D' PAPER APPLIED SHINGLE FASHION. 2022 CRC R703.7.3 FINISHED GRADE VARIES. SEE CIVIL ENGINEERS PLANS FOR FINAL GRADE AND SITE DRAINAGE. A4.8 -A408 DATE REVISIONS NO. DESCRIPTION PROJECT MANAGER : DESIGNER : DRAWN BY : REVIEWED BY : 1ST BLDG. DEPT. SUBMITTAL : ISSUED FOR CONSTRUCTION : JOB NUMBER : CAD FILE NAME : DATE: SHEET: CC-WHA CC 06-26-2023-2023009 06-26-23 DO NOT SCALE PLANS 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA WHA EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION AND CONSENT OF WHA IN THE EVENT OF UNAUTHORIZED REUSE OF THESE PLANS BY A THIRD PARTY, THE THIRD PARTY SHALL HOLD WHA HARMLESS.

C L!V-P1318-P2
PLAN 1782
CITREA at CLOVIS

CLOVIS, CALIFORNIA

WILSON HOMES

FRESNO, CALIFORNIA
TRACT NUMBER: 6205
PROJECT TYPE: S.F.D. (X'xX' Lots)
2023009- 2022 CODE UPDATE FIRST BLDG DEPT SET 06-26-2023 ARCHITECTS . PLANNERS . DESIGNERS ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO FRONT SCALE: 1/4" = 1'-0" REAR LEFT RIGHT PLAN 1782C ELEVATIONS AND ROOF PLAN PARTIAL FRONT AT STONE OPT. PROGRESSIVE NAPA 2x6 2x6 1'-0" 1'-0" CONCRETE FLAT TILE 1 D1.1 ELEVATION REFERENCE: C ELEVATION STYLE: ROOF MATERIAL STANDARD ROOF DETAIL U.N.O. FASCIA - BARGE - OVERHANG DIM. - U.N.O. U.N.O. U.N.O. EAVE RAKE ROOF PLAN SCALE: 1/8" = 1'-0" "EAGLE ROOFING" ICC# ESR-1900 ROOF PLAN NOTES 1. SEE GENERAL NOTES FOR ROOF NOTES. 2. SPARK ARRESTORS SHALL BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. 3. ATTIC ACCESS PER CRC SECTION R807. 4. PROVIDE ATTIC & SOFFIT VENTILATION PER CRC SECTION R806. PER CRC SECTION R806.2, THE MINIMUM NET FREE VENTILATING AREA SHALL BE 1/150 OF THE AREA OF THE VENTED SPACE. EXCEPTION: THE MINIMUM NET FREE VENTILATION AREA SHALL BE 1/300 OF THE VENTED SPACE PROVIDED BOTH OF THE FOLLOWING CONDITIONS ARE MET: · IN CLIMATE ZONES 14 AND 16, A CLASS I OR II VAPOR RETARDER IS INSTALLED ON THE WARM-IN-WINTER SIDE OF THE CEILING · NOT LESS THAN 40 PERCENT AND NOT MORE THAN 50 PERCENT OF THE REQUIRED VENTILATING AREA IS PROVIDED BY VENTILATORS LOCATED IN THE UPPER PORTION OF THE ATTIC OR RAFTER SPACE. UPPER VENTILATORS SHALL BE LOCATED NO MORE THAN 3 FEET (914 MM) BELOW THE RIDGE OR HIGHEST POINT OF THE SPACE, MEASURED VERTICALLY. THE BALANCE OF THE REQUIRED VENTILATION PROVIDED SHALL BE LOCATED IN THE BOTTOM ONE-THIRD OF THE ATTIC SPACE. WHERE THE LOCATION OF WALL OR ROOF FRAMING MEMBERS CONFLICTS WITH THE INSTALLATION OF UPPER VENTILATORS, INSTALLATION OF MORE THAN 3 FEET (914 MM) BELOW THE RIDGE OF HIGHEST POINT OF THE SPACE SHALL BE PERMITTED. 4. CLAY AND CONCRETE ROOF TILE SHALL BE INSTALLED ON ROOF SLOPES OF 2 ½:12 OR GREATER. FOR ROOF SLOPES FROM 2 ½: 12 TO 4:12, DOUBLE UNDERLAYMENT APPLICATION AS REQUIRED IN ACCORDANCE WITH R905.3.3. (R905.3.2 CRC) 5. WOOD BATTENS ARE REQUIRED ON CONCRETE AND CLAY TILE ROOFS WHERE SLOPES EXCEED 7:12 PER TILE ROOFING INSTITUTE INSTALLATION MANUAL. 6. WHEN ROOF WITH DIFFERENT PITCHES INTERSECT, THE FRAMER OR TRUSS MANUFACTURER MUST ADD A HEEL TO THE STEEPER PITCH TO ALIGN WITH THE EAVE OF THE LOWER PITCH. 7. ROOF SHALL HAVE MIN. AGED SOLAR REFLECTANCE OF 0.20, MIN. THERMAL EMITTANCE OF 0.75, OR AGED SOLAR REFLECTANCE INDEX (SRI) OF 16 FOR STEEPED-SLOPED ROOFS. FOR LOW-SLOPED ROOFS, ROOF SHALL HAVE A MIN. AGED SOLAR REFLECTANCE OF 0.63 THERMAL EMITTANCE OF 0.75, OR AGED SOLAR REFLECTANCE INDEX (SRI) OF 75 OR MORE PER CEnC150.2(B)1I 1. SOLAR PHOTOVOLTAIC POWER SYSTEMS SHALL BE PROVIDED IN ACCORDANCE WITH CEnC. SECTION 150.1(b)1. INSTALLATION PER CRC SECTION 324.3 THROUGH R324.8 AND THE CALIFORNIA ELECTRICAL CODE, CALIFORNIA FIRE CODE, AND THE MANUFACTURER'S INSTALLATION INSTRUCTIONS. 2. REFER TO SOLAR CONSULTANT PLANS UNDER SEPARATE SUBMITTAL FOR SOLAR PHOTOVOLTAIC POWER SYSTEM DESIGN, PANEL LOCATIONS AND SIZES, AND ALL OTHER DESIGN REQUIREMENTS. NOTE THAT NO MECHANICAL,PLUMBING EXHAUST VENTS, ROOF ATTIC VENTS WILL BE PERMITTED WITHIN THE SOLAR ZONE AREA. WHERE APPLICABLE, CONSIDERATION AND COORDINATION WITH SOLAR PANEL LOCATIONS SHOULD BE TAKEN INTO ACCOUNT WHEN PLACING THE DRYER VENT TERMINATION. REF CA ENERGY CODE SECTION 110.10 AND CBC SECTION 3111.2.1 SOLAR PHOTOVOLTAIC SYSTEMS PROGRESSIVE NAPA PARTIAL LEFT AT OPT. STONE PARTIAL RIGHT AT OPT. STONE 199 FLOOR PLAN KEY NOTES Name NOTE 002 CONCRETE DRIVE (BY OTHERS) 003 CONCRETE WALK (BY OTHERS) 004 CONCRETE PORCH SLAB (BY OTHERS) - SLOPE 1/4" PER FOOT MINIMUM (2% SLOPE) TO DRAIN IN THE DIRECTION INDICATED. REFER TO LANDSCAPE AND CIVIL DRAWINGS FOR FURTHER INFORMATION 005 CONCRETE GARAGE SLAB - SLOPE 1/8" PER FOOT MINIMUM IN DIRECTION INDICATED 006 CONCRETE STOOP - SLOPE 1/4" PER FOOT MINIMUM TO DRAIN IN DIRECTION INDICATED. LANDING SHALL HAVE A LENGTH MEASURED IN THE DIRECTION OF TRAVEL OF NOT LESS THAN 44 "; EXCEPT IN GROUPS R-3 AND U OCCUPANCIES AND WITHIN INDIVIDUAL UNITS OF GROUP R-2 NEED NOT EXCEED 36" (U.NO.) PER CBC SECTION 1010.1.5 101 THE PRIVATE GARAGE SHALL BE SEPARATED FROM THE DWELLING UNIT AND ATTIC AREA BY MEANS OF GYPSUM BOARD, NOT LESS THAN 1/2" IN THICKNESS, APPLIED TO THE GARAGE SIDE. CRC SECTION 302.6. 102 ENCLOSED SPACE UNDER STAIRS THAT IS ACCESSED BY A DOOR OR ACCESS PANEL SHALL HAVE WALLS, UNDER-STAIR SURFACE AND ANY SOFFITS PROTECTED ON THE ENCLOSED SIDE WITH 1/2-INCH GYPSUM BOARD PER C.R.C. SECTION R302.7. 104 GARAGE AND/OR CARPORT WITH HABITABLE ROOMS ABOVE SHALL BE SEPARATED FROM THE RESIDENCE BY A MIN. 5/8" TYPE 'X' GYP. BD., OR EQ. STRUCTURE(S) SUPPORTING THE FLR./CLG. ASSEMBLY USED FOR SEPARATION SHALL BE A MIN. 1/2" GYP. BD., OR EQ. PER C.R.C. SECTION R302.6, TABLE 302.6. 110 PROVIDE SOLID WOOD DOOR NOT LESS THAN 1-3/8" THICK, SOLID OR HONEYCOMB-CORE STEEL DOOR NOT LESS THAN 1-3/8" THICK, OR 20 MINUTE FIRE-RATED DOOR. DOORS SHALL BE SELF-LATCHING AND EQUIPPED WITH OR SELF-CLOSING OR AUTOMATIC-CLOSING DEVICE PER C.R.C. SECTION R302.5.1. 111 EGRESS DOOR TO PROVIDE A CLEAR WIDTH OF NOT LESS THAN 32 INCHES WHERE MEASURED BETWEEN THE FACE OF THE DOOR AND THE STOP, WITH THE DOOR OPEN 90 DEGREES 198 LOW VOLTAGE SUB PANEL. INSTALLATION IN CLOSETS IS PROHIBITED 201 UTILITY EQUIPMENT AND SERVICE PANELS - VERIFY LOCATION 224 LOCATION OF SYSTEM ISOLATION/TRANSFER SWITCH (MOUNTED NOT RECESSED). INSTALL WITHIN 3 FEET OF MAIN PANEL BOARD PER CENC 150.0(S)4 225 LOCATION OF ENERGY STORAE SYSTEM (ESS) PER CENC. 150.0(S). LOCATION PER CRC SECTION 328.3.1 AND R328.4 226 BACKUP SUB PANEL 232 SERVICE ROOM FLOOR DRAIN - SEE DETAIL 24/D4 252 SOLAR READY BOX 302 HYBRID ELECTRIC HEAT PUMP WATER HEATER. (18" PLATFORM NOT REQUIRED BUT MAY BE PROVIDED FOR CONDENSATE LINE DRAINAGE PURPOSES). PROTECT FROM DAMAGE PER CPC SECTION 507.13.1. SEISMIC PROVISIONS PER CPC SECTION 507.2. WATER SYS. PIPING & INSUL. FOR PIPING AND TANKS PER Cenc 150.0 (i) & WATER HEATING SYSTEMS PER Cenc 150.0(n) 321 AIR CONDITIONING CONDENSER LOCATION - PAD SUPPORTING COMPRESSOR/ CONDENSER SHALL BE A MINIMUM OF 3" ABOVE GRADE PER C.M.C. SECTION 1105.2. 322 FORCED AIR UNIT (FAU) ATTIC INSTALLATION. SEE DETAIL 26/D4 351 REFRIGERATOR SPACE WITH RECESSED COLD WATER BOX 355 SINK WITH GARBAGE DISPOSER 359 DISHWASHER 360 SLIDE-IN RANGE/OVEN AND MICRO WITH VENT/LIGHT COMBINATION (EXHAUST VENT TO OUTSIDE). PROVIDE 24" CLEAR ABOVE RANGE/OVEN TO UNDERSIDE OF MICROWAVE VENT. 372 WASHER SPACE WITH RECESSED WATER BOX AND DRAIN PAN 373 DRYER SPACE 375 DROP-IN TUB - SIZE PER PLAN 380 TUB/ SHOWER - SIZE PER PLAN. VERIFY UNIT DIMENSIONS WITH MANUFACTURER PRIOR TO FRAMING. PROVIDE FURRING AS NECESSARY. 381 CURTAIN ROD 382 TEMPERED GLASS SHOWER DOOR/ ENCLOSURE 385 SHOWER - PREFABRICATED PAN - 60x36 SIZE. VERIFY UNIT DIMENSIONS WITH MANUFACTURER PRIOR TO FRAMING. PROVIDE FURRING AS NECESSARY. 393 TOILET - PROVIDE MINIMUM 24" X 30" CLEAR FLOOR AREA IN FRONT OF TOILET 401 INTERIOR SOFFIT(S)/ DROPPED CEILING(S): HEIGHT PER PLAN 410 LINE OF FLOOR ABOVE 411 LINE OF FLOOR BELOW 416 30"X30" ATTIC ACCESS - DIMENSIONS ARE CLEAR. ATTIC ACCESS DOORS SHALL HAVE PERMANENTLY ATTACHED INSULATION USING ADHESIVE OR MECHANICAL FASTENERS. THE ATTIC ACCESS SHALL BE GASKETED TO PREVENT AIR LEAKAGE PER CENC 150.0(A)2 - SEE DETAIL 26/D4 422 STUCCO SOFFIT: HEIGHT PER PLAN 428 ARCHED STUCCO SOFFIT - SEE EXTERIOR ELEVATION 442 2x PONY WALL - SIZE/HEIGHT PER PLAN 444 +34"- +38" HANDRAIL (1E/D4) 445 +42" GUARD (SEE DETAIL 1F/D4) 449 +42" HIGH INTERIOR GYP. BD. WALL GUARD WITH WOOD CAP PER C.B.C. SECTION 1015.3. 451 KITCHEN ISLAND - PROVIDE APPROVED UNDERGROUND CONDUIT FOR ELECTRIC SERVICE TO ISLAND 455 LINEN 457 LINEN (LOW ONLY) 459 BASE CABINET 460 UPPER CABINET 461 WIRE SHELF 462 SHELF AND POLE - LOCATE POLE 66" A.F.F., PROVIDE 2x6 BLOCKING WITHIN STUD BAY AT EACH END & AT CENTER OF POLE FOR HARDWARE. VERIFY SHELF BRACKET LOCATIONS & PROVIDE CONCEALED 2x BLOCKING ACCORDINGLY 463 DOUBLE SHELF AND POLE - LOCATE POLES 44" & 88" A.F.F., PROVIDE 2x6 BLOCKING WITHIN STUD BAY AT EACH END & AT CENTER OF POLE FOR HARDWARE. VERIFY SHELF BRACKET LOCATIONS & PROVIDE CONCEALED 2x BLOCKING ACCORDINGLY 464 SHELF (OR SHELVES) 468 COAT CLOSET 496 SHOWER REINFORCEMENT TO BE CONTINUOUS WHERE WALL FRAMING IS PROVIDED 497 WATER CLOSET REINFORCEMENT TO BE FLOOR-MOUNTED OR FOLDAWAY OR SIMILAR ALTERNATIVE GRAB BAR REINFORCEMENT TO BE PROVIDED IN ADDITION TO THE BACK WALL REINFORCEMENT A A6.3 A A6.3 BA6.3
BA6.3 2'-5
1 2
" 4'-0" 6'-6" 1'-6" 10'-11
1 2
" 7'-9" 1'-0" 2'-0" 3'-2
1 2
" 2'-9" 1'-8" 1'-11
1 2
" 7'-8" 3'-7" 3'-4" 3'-10" 6'-8" 8 TR. @ 10" EA. 9
1 2
" 3'-1" 6" 10" 5'-0" 1'-0" 5'-10" 1'-8" 19'-3"
5'-2" 4'-0" 6'-10" 6'-10
1 2
" 6
1 2
"
8" 4'-8" 2'-0" 8'-4" 4'-4" 17'-6" 002 003 004 005 101 110428 8'-6" 201 006 101 464 4 SH. 444 462 468 102 360 459 460 359 355 459 451 460 321 006 351385 382 393 401 8'-0" 401 8'-0" 410 8" 8" 6'-5" 422 7'-6" 5" 104 4'-3" 1'-6" 401 11
1 2
" 401 8'-0" 8'-0" 3'-3
1 2
" 442 2x6 442 2x4
18'-4" 2'-2" 410
1'-11" 4'-5
12 " 111 3'-5" 2'-7"
497 496 302 4'-6" 2'-0" 309 2'-6" 1'-6" 444 2'-2" 40'-0" 47'-0" 10'-8" 4'-1" 9'-2" 4'-4
1 2
" 18'-8
1 2
" 40'-0" 13'-8
1 2
" 7'-0
1 2
" 19'-3"
47'-0" 20'-6" 7'-4" 6'-7" 6'-6" 4'-10" 5'-0" 5'-0" 20'-5" 17'-2" GREAT ROOM 9'-0" CLG. CARPET DINING 9'-0" CLG. H.S. KITCHEN 9'-0" CLG. H.S. 2 CAR GARAGE 9'-0" CLG. CONCRETE COVD. ENTRY 9'-0" CLG. CONCRETE ENTRY 9'-0" CLG. H.S. DEN/OPT. BEDRM. 5 9'-0" CLG. CARPET PANTRY 9'-0" CLG. H.S. 9" 16'-2" 2'-4" 6'-6" 5'-7" 2'-0" 19'-7" BA 3 AGING- IN-PLACE 8'-0" CLG. H.S. UP 16R 16'-0" x 8'-0" SECT. GAR. DOOR
2468
28 SC 68 HS C
C HS
C HS 30 SC 80
TEMP. GL. 2040 SH 5050 SL
2468 3050 SH 6050 FX 3050 SH 6080 TEMP. GL. SLIDER
C HS TEMP. GL. 6050 SL
3068
5" VARIES 4" MIN. 6" MAX. * 3068 SC
UP
16R 2468 225 252 224 226 111 464 NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION FLOOR AREA TABLE PLAN 2741A LOWER FLOOR PLAN 1219 SQ. FT. UPPER FLOOR PLAN 1522 SQ. FT. TOTAL 2741 SQ. FT. 2-BAY GARAGE 427 SQ. FT. COVERED ENTRY/PORCH 52 SQ. FT.

A A6.3 A A6.3
BA6.3
BA6.3 2'-11
1 2
" 9'-1
1 2
" 7'-5" 6'-8" 6'-1"
4'-10" 5'-10" 6'-10
1 2
" 4'-1" 2'-9" 6'-7
1 2
" 6'-11" 6'-2" 6'-7" 13'-6
1 2
" 12'-9"
5'-0" 4'-1" 11'-1" 2'-0" 1'-9" 2'-4"
4'-10" 3'-0" 10" 3'-10" 4'-8" 1'-10" 4'-1" 7'-8" 3'-4" 1'-7" 4'-6" 1'-10" 4'-7" 6'-5" 5'-8" 3'-10" 11'-4" 2'-8" 2'-4" 7'-1" 1'-8" 1'-8" 1'-7" 7'-10"2'-0" 3'-4" 3'-8" 2'-6" 11'-4" 3'-4" 9'-5" 2'-7" 12'-11" 2'-1
12 " 3'-7" 14'-9
1 2
" 1'-10
1 2
" 1'-8" 2'-1
1 2
" 5'-8
1 2
" 3'-10" 5'-0" 6 TR. AT 10" EA.8" 373 372 463 463 462 462393 375 385 382401 7'-1" 462 457 464 4 SH. 393 380 381 462 411 444 461 401 7'-0" 4" 4" 401 7'-0" 462 462 322 416 449 449 1" 7'-3
1 2
" 411 60x42 SHOWER
SEAT 8" 8" 1'-2" 5'-7" 1'-11
1 2
" 1'-0" 1'-0" 4" 198341
1'-3" 6" 4'-5
1 2
" 40'-0" 12'-1" 20'-5"
47'-0" 10'-11" 10'-8" 10'-11" 12'-6" 40'-0" 13'-8
1 2
"
47'-0" 37'-8" 7'-4" 26'-3
1 2
" 7'-8" W.I.C. 8'-0" CLG. CARPET SERV. 8'-0" CLG. H.S. PRIMARY BDRM 8'-0" CLG. CARPET BEDRM. 2 8'-0" CLG. CARPET PRIMARY BATH 8'-0" CLG. H.S. BONUS/OPT. BEDRM. 6 8'-0" CLG. CARPET BEDRM. 3 8'-0" CLG. CARPET BEDRM. 4 8'-0" CLG. CARPET BATH 2 8'-0" CLG. H.S. 2'-0"
2'-0" 19'-7" 7'-6" 12'-9" W.I.C. 8'-0" CLG. CARPET SERV. 8'-0" CLG. H.S. DN 2030 SH 4050 SL 2468 2468
2668
2868 PRIMARY BDRM 8'-0" CLG. CARPET BEDRM. 2 8'-0" CLG. CARPET PRIMARY BATH 8'-0" CLG. H.S. BONUS/OPT. BEDRM. 6 8'-0" CLG. CARPET 4040 SL6068 BI-PASS 2668 2468
BI-PASS 6068 TEMP. GL. 4040 SL 6050 SL 6068 BI-PASS
2668 BEDRM. 3 8'-0" CLG. CARPET BEDRM. 4 8'-0" CLG. CARPET 4050 SL HS C 5050 SL C HS
2030 SH
2468
C HS BATH 2 8'-0" CLG. H.S. HS C
2468 2868 * *
*
* * 232 60x36 460 4'-0" 1'-4" 2668 BEDRM. 6 8'-0" CLG. CARPET 10'-10" 2'-0" 3'-7" 13'-3" 6'-71 2 5'-10 " 1
2 " 4'-5" 5068BI-PASS
2468
2468 LINEN
7'-3" 3'-7" 3'-8"
1'-11
1 2
" 6'-11" 3'-4
1 2
" 462 455 464 4 SH. 8'-0" CLG. CARPET V. LG.BEDRM. 4 8'-0" CLG. CARPET V. LG. DN 2668 ASBEDRM. 4 S5050 SL HS C 2868 449 449 3'-4"
3068 BI-PASS 5068 4'-1" 6'-8" 2'-9" 6'-5" 13'-3" 462 4'-0" COVD. ENTRY 9'-0" CLG. CONCRETE BA 3 AGING- IN-PLACE 8'-0" CLG. H.S. UP 16R 28
C HS
C HS 30 SC 80
TEMP. GL. 2040 SH 5050 SL
8 3068 *
UP
16R 2468 BEDRM. 5 8'-0" CLG. CARPET A6.1
-A6.1 LOWER FLOOR PLAN DATE REVISIONS NO. DESCRIPTION PROJECT MANAGER : DESIGNER : DRAWN BY : REVIEWED BY : 1ST BLDG. DEPT. SUBMITTAL : ISSUED FOR CONSTRUCTION : JOB NUMBER : CAD FILE NAME : DATE: SHEET: CC -WHA CC 06-26-23-2023009 06-26-23 DO NOT SCALE PLANS 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA WHA EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION AND CONSENT OF WHA IN THE EVENT OF UNAUTHORIZED REUSE OF THESE PLANS BY A THIRD PARTY, THE THIRD PARTY SHALL HOLD WHA HARMLESS.

C L!V-P1318-P2
PLAN 2741
CITREA at CLOVIS

CLOVIS, CALIFORNIA

WILSON HOMES

FRESNO, CALIFORNIA
TRACT NUMBER: 6205
PROJECT TYPE: S.F.D. (X'xX' Lots)
2023009- 2022 CODE UPDATE FIRST BLDG DEPT SET 06-26-2023 ARCHITECTS . PLANNERS . DESIGNERS ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO SCALE: 1/4" = 1'- 0" PLAN 2741A FLOOR PLAN UPPER FLOOR PLAN OPT. BEDRM. 6 ILO BONUS OPT. BEDRM. 5 ILO DEN CONTEMPORARY SPANISH FLOOR PLAN NOTES 1. REFER TO ARCHITECTURAL SYMBOL LEGEND ON SHEET C1 FOR ADDITIONAL INFORMATION AND CLEARANCES 2. ATTICS: ACCESS PER CRC R807, DRAFTSTOPS PER CRC R302.12 AND VENTILATION PER R806. 3. CRAWL SPACES: ACCESS PER CRC R408.4 AND VENTILATION PER R408.1. 4. EMERGENCY ESCAPE AND RESCUE OPENINGS PER CRC R202 & R310. MEANS OF EGRESS PER CRC 311. 5. GLAZING PER CRC R303.1, R301.2.1.2 & R308. 6. COMBUSTION AIR TO FORCED AIR UNIT PER CMC CHAPTER 7. 7. COMBUSTION AIR TO WATER HEATER PER CPC SECTION 506.0. 8. ENVIRONMENTAL AIR DUCTS PER CMC SECTION 504. 9. MECHANICAL EQUIPMENT LOCATION AND PROTECTION AGAINST DAMAGE PER CMC 305. 10. MANDATORY REQUIREMENTS FOR APPLIANCES PER CEnC SECTION 110.1. 11. 12. 13. 14. 15. THE SILL HEIGHT IS NOT TO EXCEED 44" FROM THE BOTTOM OF THE CLEAR OPENING IN SLEEPING ROOMS. CRC R31.0.1 IN UPPER FLOOR PLANS, ANY OPERABLE WINDOW WITH A SILL THAT IS LOCATED LESS THAN 24" ABOVE THE FINISHED FLOOR AND MORE THAN 72" ABOVE FINISHED GRADE OR OTHER SURFACE BELOW AT THE EXTERIOR, MUST BE PROTECTED BY A GUARD OR, HAVE FIXED GLASS. THE GUARD MAY NOT HAVE OPENINGS THAT A SPHERE 4" IN DIAMETER CAN PASS THROUGH. CRC R312.2 A SHEETROCK NAILING INSPECTION IN REQUIRED. CRC R109.1.4.2 GLAZING IN A HAZARDOUS LOCATION IS REQUIRED TO BE GLAZED WITH SAFETY MATERIAL. CRC R308 VERTICAL CLEARANCE ABOVE THE COOKTOP TO COMBUSTIBLES IS 30" UNPROTECTED, OR 24" PROTECTED, AND THE HORIZONTAL DIMENSIONS IS REQUIRED TO BE PER THE PERMANENT MARKING LISTED ON THE UNIT. CMC 916.1 & 916.2 16. 17. THE WALL SURFACE BEHIND CERAMIC TILE OR OTHER FINISH WALL MATERIALS SUBJECT TO WATER SPLASH ARE CONSTRUCTED OF MATERIALS NOT ADVERSELY AFFECTED BY WATER. NOTE THE USE OF FIBER CEMENT, FIBER MAT, REINFORCED CEMENT OR GLASS MAT GYPSUM BACKERS ON THE FLOOR PLAN. NOTE THAT WATER RESISTANT GYPSUM BOARD IS NO LONGER PERMITTED TO BE USED IN THESE LOCATIONS. CRC R702.4.2 18. NOTE THAT ALL ATTIC ACCESS OPENINGS ARE GASKETED TO PREVENT AIR LOSS. CEC 150.0(a) A MINIMUM 30" DIA. CIRCLE IS PROVIDED AT THE SHOWER FLOOR. THE MINIMUM FLOOR AREA OF THE SHOWER COMPARTMENT IS 1024 SQUARE INCHES. CPC 408.6 = 2 x 4 D.F. #2 AT 16" O.C. = 2 x 6 D.F. #2 AT 16" O.C. FLOOR PLAN LEGEND (*) INDICATES WINDOW REQUIRED FOR EMERGENCY ESCAPE AND RESCUE WINDOW TO MEET THE REQUIREMENTS OF CRC R310 1. 5.7 SQUARE FEET NET CLEAR OPENING SIZE REQUIRED FOR MINIMUM EGRESS 2. 24 INCHES MINIMUM OPENING HEIGHT DIMENSION 3. 20 INCHES MINIMUM NET CLEAR OPERABLE WIDTH DIMENSION 4. 44 INCHES MAXIMUM NET HEIGHT OF WINDOW SILL FROM FINISH FLOOR 3050 SH * TEMP. GL. * REQUIRED FLOOR CLEARANCES AT WATER 1'-3" CLOSETS -TYPICAL 1'-3" MIN. 2'-0" 2'-6"MIN. 459 200 T.O.P. F.F./T.O.C. T.O.P. T.O.P. F.F. 9'-1" 8'-1"
9'-1" 8'-1" F.F. T.O.P. F.F./T.O.C. 8'-0" HDR. 7'-0" HDR. 8'-6" 207 591 (2) 24X60 525 1X6 4" 4" 4" 4" 525 1X4 525 1X4 521 203 207 525 1X4 4" 525 1X6 521 521 525 1X4 4" 4" 525 1X6 525 2X2 4" 4" 701 1D3 19D3 TYP. 28D3 TYP. TYP. 3D3 21 TYP. D3 TYP. 27D2 25D2 591 (2) 24X60 4D2 17D3 27D2 25D2 7'-6" 4" 25'-7" 12 4 12
4 12
4 30 2'-0" D2 525 1X5 596 509 509 509 T.O.P. F.F./T.O.C. T.O.P. T.O.P. F.F. 9'-1" 8'-1" 9'-1" 8'-1" F.F. T.O.P. F.F./T.O.C. T.G. T.G. T.G. T.G. 7'-0" HDR. 8'-0" HDR. 521 28D3 TYP. 3D2 TYP. 2 TYP. D3 19D3
3D2 TYP. T.G. T.G. 509 701 TYP. 509 321 T.O.P. F.F./T.O.C. T.O.P. T.O.P. F.F. 9'-1" 8'-1" 9'-1" 8'-1" F.F. T.O.P. F.F./T.O.C. T.G.
7'-0" HDR.
8'-0" HDR. 321 521 701 28D3 TYP. 3D2TYP. 12
4 12
4 12
4 509 TYP. 509 TYP. T.O.P. F.F./T.O.C. T.O.P. T.O.P. F.F. 9'-1" 8'-1" 9'-1" 8'-1" F.F. T.O.P. F.F./T.O.C.
7'-2" HDR. 201 521 701 28D3 TYP.
3D2 TYP. 8'-6" 12
4 12
4 12
4 1D3 321 509 TYP. 1'-0" 1'-0" 505 505 207 ELEVATION KEY NOTES Name NOTE 201 UTILITY EQUIPMENT AND SERVICE PANELS - VERIFY LOCATION 203 "STREET ADDRESS AND NUMBERS SHALL BE POSTED PRIOR TO THE FIRST INSPECTION." ADDRESS NUMBERS SHALL BE A MINIMUM OF 4 INCHES (102 MM) HIGH WITH A MINIMUM STROKE WIDTH OF 1/2" INCH. - 2019 CRC R106.1.1, R319.1 INSTALLATION DIMENSIONS AND ADDITIONAL INFORMATION 207 COACH LIGHT LOCATION - FIELD VERIFY HEIGHT WITH FIXTURE TYPE 321 AIR CONDITIONING CONDENSER LOCATION - PAD SUPPORTING COMPRESSOR/ CONDENSER SHALL BE A MINIMUM OF 3" ABOVE GRADE PER C.M.C. SECTION 1105.2. 505 STUCCO OVER SHAPED RIGID FOAM TRIM (SEE DETAIL 29/D1) 509 STUCCO CONTROL JOINT - SEE DETAIL 17/D4 521 1-COAT STUCCO - INSTALL PER MANUFACTURER'S LISTING - OMEGA DIAMOND WALL ONE COAT STUCCO ICC# ESR-1194 STUCCO TYPE 1 OR 11 PORTLAND CEMENT OVER 'STAR R GUARD' ESR - 1566 BY 'STAR R FOAM' - SEE SPECIFICATIONS FOR ADDITIONAL INFORMATION 525 STUCCO OVER RIGID FOAM TRIM - FOAM SHAPE PER ELEVATION (SEE SHEET D2.0) 591 DECORATIVE SHUTTER (SIZE AND STYLE PER ELEVATION). SEE DETAIL 25/D2 596 FRONT DOOR WITH TEMPERED OBSCURE GLASS PANELS 701 G.I. FLASHING ANY OPERABLE WINDOW WITH A SILL THAT IS LOCATED LESS THAN 24" ABOVE FINISHED FLOOR AND MORE THAN 72" ABOVE FINISHED GRADE OR OTHER SURFACE BELOW AT THE EXTERIOR, MUST BE PROTECTED BY A GUARD OR, HAVE A FIXED GLASS. THE GUARD MAY NOT HAVE OPENINGS THAT A SPHERE 4" IN DIAMETER CAN PASS THROUGH. 2022 CBC 1405.13.2 NOTE: WATER-RESISTIVE BARRIER APPLIED OVER WOOD-BASE SHEATHING SHALL HAVE 2 LAYERS OF GRADE 'D' PAPER APPLIED SHINGLE FASHION. 2022 CRC R703.7.3 FINISHED GRADE VARIES. SEE CIVIL ENGINEERS PLANS FOR FINAL GRADE AND SITE DRAINAGE. RIDGE 4:12 4:12 RIDGE 4:12
4:12
4:12 VALLEY VALLEY 3" 1'-0" SCISSOR TRUSS FOR VOLUME CEILING ROOF AREA: SQ. FT."A" 1607 4 LOWER VENTS 4 UPPER VENTS 823 810 812 813 826 826 836 835 835 836 836 835 ROOF AREA: SQ. FT."B" 53 1 VENT 25D1 26D1 26D1 25D1 4:12 ROOF AREA: SQ. FT."C" 39 1 VENT 25D1 837 PROVIDE 1" CONDUIT FROM THE ELECTRIC PANEL TO LOCATION IN ATTIC FOR SOLAR INSTALLATION FOR SOLAR PHOTOVOLTAIC PANELS LOCATION AND PHOTOVOLTAIC SYSTEM, SEE PLANS BY SOLAR CONSULTANT 802 1D1 838 847 TYP PROVIDE ROUTE FOR SOLAR HEAT PUMP WATER HEATER ROOF PLAN KEY NOTES Name NOTE 802 CLASS 'A' ROOFING - CONCRETE - 'S' TILE - BY EAGLE ROOFING ICC# ESR 1900 810 LINE OF WALL BELOW 812 STUCCO CEILING 813 STUCCO SOFFIT 823 MIN. 22"X30" CLEAR OPENING IN CALIFORNIA ROOF FRAMING CONDITIONS FOR ACCESS AND AIRFLOW CONTRACTOR TO VERIFY AIRFLOW TO ALL ATTIC AREAS 826 ROOF VENT - O'HAGIN "XL SERIES" CLOAKED VENT (ICC # NER-9650A) 835 G.I. METAL GUTTER(S) - VERIFY LOICATIONS WITH INSTALLER 836 G.I. METAL DOWNSPOUT(S) - DISCHARGE TO APPROVED SITE DRAINAGE SYSTEM- VERIFY LOCATIONS WITH INSTALLER 837 PROVIDE 1" CONDUIT FROM THE ELECTRIC PANEL TO LOCATION IN ATTIC FOR PV SOLAR INSTALLATION. PROVIDE ROUTE FOR HEAT PUMP SOLAR WATER HEATER 838 PHOTOVOLATIC SOLAR ARRAY 847 PROVIDE NON-COMBUSTIBLE FIREBLOCKING (10 FEET ON CENTER) AT CONCEALED SPACE AT EAVES A6.4 -A604 DATE REVISIONS NO. DESCRIPTION PROJECT MANAGER : DESIGNER : DRAWN BY : REVIEWED BY : 1ST BLDG. DEPT. SUBMITTAL : ISSUED FOR CONSTRUCTION : JOB NUMBER : CAD FILE NAME : DATE: SHEET: CC -WHA CC 06-26-23-2023009 06-26-23 DO NOT SCALE PLANS 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA WHA EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION AND CONSENT OF WHA IN THE EVENT OF UNAUTHORIZED REUSE OF THESE PLANS BY A THIRD PARTY, THE THIRD PARTY SHALL HOLD WHA HARMLESS.

C L!V-P1318-P2
PLAN 2741
CITREA at CLOVIS

CLOVIS, CALIFORNIA

WILSON HOMES

FRESNO, CALIFORNIA
TRACT NUMBER: 6205
PROJECT TYPE: S.F.D. (X'xX' Lots)
2023009- 2022 CODE UPDATE FIRST BLDG DEPT SET 06-26-2023 ARCHITECTS . PLANNERS . DESIGNERS ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO FRONT SCALE: 1/4" = 1'-0" REAR LEFT RIGHT ELEVATION REFERENCE: A ELEVATION STYLE: ROOF MATERIAL STANDARD ROOF DETAIL U.N.O. FASCIA - BARGE - OVERHANG DIM. - U.N.O. CONCRETE ' S ' TILE 1'-0" U.N.O. U.N.O. EAVE RAKE ROOF PLAN SCALE: 1/8" = 1'-0" "EAGLE ROOFING" ICC# ESR-1900 2x6 NONE TIGHT 1D1 ROOF PLAN NOTES CONTEMPORARY SPANISH 1. SEE GENERAL NOTES FOR ROOF NOTES. 2. SPARK ARRESTORS SHALL BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. 3. ATTIC ACCESS PER CRC SECTION R807. 4. PROVIDE ATTIC & SOFFIT VENTILATION PER CRC SECTION R806. PER CRC SECTION R806.2, THE MINIMUM NET FREE VENTILATING AREA SHALL BE 1/150 OF THE AREA OF THE VENTED SPACE. EXCEPTION: THE MINIMUM NET FREE VENTILATION AREA SHALL BE 1/300 OF THE VENTED SPACE PROVIDED BOTH OF THE FOLLOWING CONDITIONS ARE MET: · IN CLIMATE ZONES 14 AND 16, A CLASS I OR II VAPOR RETARDER IS INSTALLED ON THE WARM-IN-WINTER SIDE OF THE CEILING · NOT LESS THAN 40 PERCENT AND NOT MORE THAN 50 PERCENT OF THE REQUIRED VENTILATING AREA IS PROVIDED BY VENTILATORS LOCATED IN THE UPPER PORTION OF THE ATTIC OR RAFTER SPACE. UPPER VENTILATORS SHALL BE LOCATED NO MORE THAN 3 FEET (914 MM) BELOW THE RIDGE OR HIGHEST POINT OF THE SPACE, MEASURED VERTICALLY. THE BALANCE OF THE REQUIRED VENTILATION PROVIDED SHALL BE LOCATED IN THE BOTTOM ONE-THIRD OF THE ATTIC SPACE. WHERE THE LOCATION OF WALL OR ROOF FRAMING MEMBERS CONFLICTS WITH THE INSTALLATION OF UPPER VENTILATORS, INSTALLATION OF MORE THAN 3 FEET (914 MM) BELOW THE RIDGE OF HIGHEST POINT OF THE SPACE SHALL BE PERMITTED. 4. CLAY AND CONCRETE ROOF TILE SHALL BE INSTALLED ON ROOF SLOPES OF 2 ½:12 OR GREATER. FOR ROOF SLOPES FROM 2 ½: 12 TO 4:12, DOUBLE UNDERLAYMENT APPLICATION AS REQUIRED IN ACCORDANCE WITH R905.3.3. (R905.3.2 CRC) 5. WOOD BATTENS ARE REQUIRED ON CONCRETE AND CLAY TILE ROOFS WHERE SLOPES EXCEED 7:12 PER TILE ROOFING INSTITUTE INSTALLATION MANUAL. 6. WHEN ROOF WITH DIFFERENT PITCHES INTERSECT, THE FRAMER OR TRUSS MANUFACTURER MUST ADD A HEEL TO THE STEEPER PITCH TO ALIGN WITH THE EAVE OF THE LOWER PITCH. 7. ROOF SHALL HAVE MIN. AGED SOLAR REFLECTANCE OF 0.20, MIN. THERMAL EMITTANCE OF 0.75, OR AGED SOLAR REFLECTANCE INDEX (SRI) OF 16 FOR STEEPED-SLOPED ROOFS. FOR LOW-SLOPED ROOFS, ROOF SHALL HAVE A MIN. AGED SOLAR REFLECTANCE OF 0.63 THERMAL EMITTANCE OF 0.75, OR AGED SOLAR REFLECTANCE INDEX (SRI) OF 75 OR MORE PER CEnC150.2(B)1I 1. SOLAR PHOTOVOLTAIC POWER SYSTEMS SHALL BE PROVIDED IN ACCORDANCE WITH CEnC. SECTION 150.1(b)1. INSTALLATION PER CRC SECTION 324.3 THROUGH R324.8 AND THE CALIFORNIA ELECTRICAL CODE, CALIFORNIA FIRE CODE, AND THE MANUFACTURER'S INSTALLATION INSTRUCTIONS. 2. REFER TO SOLAR CONSULTANT PLANS UNDER SEPARATE SUBMITTAL FOR SOLAR PHOTOVOLTAIC POWER SYSTEM DESIGN, PANEL LOCATIONS AND SIZES, AND ALL OTHER DESIGN REQUIREMENTS. NOTE THAT NO MECHANICAL,PLUMBING EXHAUST VENTS, ROOF ATTIC VENTS WILL BE PERMITTED WITHIN THE SOLAR ZONE AREA. WHERE APPLICABLE, CONSIDERATION AND COORDINATION WITH SOLAR PANEL LOCATIONS SHOULD BE TAKEN INTO ACCOUNT WHEN PLACING THE DRYER VENT TERMINATION. REF CA ENERGY CODE SECTION 110.10 AND CBC SECTION 3111.2.1 SOLAR PHOTOVOLTAIC SYSTEMS LOW PROFILE PLAN 2741A ELEVATIONS AND ROOF PLAN CONTEMPORARY SPANISH 201
FLOOR PLAN KEY NOTES NOTE: SHADED WALLS INDICATE AREAS THAT ARE DIFFERENT THAN THE BASE FLOOR PLAN NOTE: REFER TO CIVIL AND LANDSCAPE DRAWINGS BY OTHERS FOR ALL DRIVEWAYS AND SIDEWALK LOCATIONS. REFER TO BASE PLAN SHEET FOR ADDITIONAL NOTES AND DIMENSIONS. ADDENDA FLOOR PLAN NOTES A6.1 Name NOTE 002 CONCRETE DRIVE (BY OTHERS) 003 CONCRETE WALK (BY OTHERS) 004 CONCRETE PORCH SLAB (BY OTHERS) - SLOPE 1/4" PER FOOT MINIMUM (2% SLOPE) TO DRAIN IN THE DIRECTION INDICATED. REFER TO LANDSCAPE AND CIVIL DRAWINGS FOR FURTHER INFORMATION 005 CONCRETE GARAGE SLAB - SLOPE 1/8" PER FOOT MINIMUM IN DIRECTION INDICATED 101 THE PRIVATE GARAGE SHALL BE SEPARATED FROM THE DWELLING UNIT AND ATTIC AREA BY MEANS OF GYPSUM BOARD, NOT LESS THAN 1/2" IN THICKNESS, APPLIED TO THE GARAGE SIDE. C.B.C. SECTION 406.3.2.1. 201 UTILITY EQUIPMENT AND SERVICE PANELS - VERIFY LOCATION 422 STUCCO SOFFIT: HEIGHT PER PLAN 521 STUCCO - OMEGA DIAMOND WALL ONE COAT STUCCO (R4) ICC# ESR-1194 STUCCO TYPE 1 OR 11 PORTLAND CEMENT OVER SRAT 'R' GUARD ESR-1566 BY 'START R FOAM'. 604 1x3 FIBER CEMENT BATTS SPACED AT 16" O.C. 650B FIBER CEMENT LAP SIDING - 5/16" THICK 'HARDIPLANK' (OR EQUIVALENT). FINISH: SELECT CEDARMILL. EXPOSURE: 6" (INSTALLATION PER MANUFACTURER'S INSTRUCTIONS) 47'-0" 10'-8" 4'-1" 9'-2" 4'-4
1 2
" 18'-8
1 2
" 40'-0" 13'-8
1 2
" 7'-0
1 2
" 19'-3"
47'-0" 17'-2" 7'-4" 6'-10" 6'-10
1 2
" 6
1 2
" 4'-6" 2'-0"
8" 9" 16'-2" 2'-4" 002 003 004 005 101 8'-0" 201 422 7'-6" 5" 40'-0" 19'-7" 20'-5" 2'-0" 4'-8" 2'-0" 8" 8" GREAT ROOM 9'-0" CLG. CARPET DINING 9'-0" CLG. H.S. KITCHEN 9'-0" CLG. H.S. 2 CAR GARAGE 9'-0" CLG. CONCRETE COVD. ENTRY 9'-0" CLG. CONCRETE ENTRY 9'-0" CLG. H.S. DEN/OPT. BEDRM. 5 9'-0" CLG. CARPET PANTRY 9'-0" CLG. H.S. BA 3 AGING- IN-PLACE 8'-0" CLG. H.S. UP 16R 16'-0" x 8'-0" SECT. GAR. DOOR
2468
28 SC 68 HS C
C HS
C HS 30 SC 80
TEMP. GL. 2040 SH 5050 SL
2468 3050 SH 6050 FX 3050 SH 6080 TEMP. GL. SLIDER
C HS TEMP. GL. 6050 SL
3068
5" VARIES 4" MIN. 6" MAX. * 3068 SC
UP
16R 2468 20'-6" 422 NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION FLOOR AREA TABLE PLAN 2741B LOWER FLOOR PLAN 1219 SQ. FT. UPPER FLOOR PLAN 1522 SQ. FT. TOTAL 2741 SQ. FT. 2-BAY GARAGE 427 SQ. FT. COVERED ENTRY/PORCH 52 SQ. FT. 40'-0" 13'-8 1 2
"
7'-4" 26'-3
1 2
" 6'-10
1 2
" 6'-10" 6'-2" 6'-7" 13'-6
1 2
" 12'-9" 411 TOP BOT 604 521 TOP 521 BOT 650B TOP BOT 521 650B W.I.C. 8'-0" CLG. CARPET SERV. 8'-0" CLG. H.S. PRIMARY BDRM 8'-0" CLG. CARPET BEDRM. 2 8'-0" CLG. CARPET PRIMARY BATH 8'-0" CLG. H.S. BONUS/OPT. BEDRM. 6 8'-0" CLG. CARPET BEDRM. 3 8'-0" CLG. CARPET BEDRM. 4 8'-0" CLG. CARPET BATH 2 8'-0" CLG. H.S. W.I.C. 8'-0" CLG. CARPET SERV. 8'-0" CLG. H.S. DN 2030 SH 4050 SL 2468 2468
2668
2868 PRIMARY BDRM 8'-0" CLG. CARPET BEDRM. 2 8'-0" CLG. CARPET PRIMARY BATH 8'-0" CLG. H.S. BONUS/OPT. BEDRM. 6 8'-0" CLG. CARPET 4040 SL6068 BI-PASS 2668 2468
BI-PASS 6068 TEMP. GL. 4040 SL 6050 SL 6068 BI-PASS
2668 BEDRM. 3 8'-0" CLG. CARPET BEDRM. 4 8'-0" CLG. CARPET 4050 SL HS C 5050 SL C HS
2030 SH
2468
C HS BATH 2 8'-0" CLG. H.S. HS C
2468 2868 * *
*
* *
47'-0" 40'-0" 19'-7" 20'-5"
10'-11" 10'-8" 10'-11" 12'-6" 2'-0"
47'-0"37'-8" 2'-0" 6'-7
1 2
" 6'-11" A6.5
-A6.5 LOWER FLOOR PLAN DATE REVISIONS NO. DESCRIPTION PROJECT MANAGER : DESIGNER : DRAWN BY : REVIEWED BY : 1ST BLDG. DEPT. SUBMITTAL : ISSUED FOR CONSTRUCTION : JOB NUMBER : CAD FILE NAME : DATE: SHEET: CC -WHA CC 06-26-23-2023009 06-26-23 DO NOT SCALE PLANS 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA WHA EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION AND CONSENT OF WHA IN THE EVENT OF UNAUTHORIZED REUSE OF THESE PLANS BY A THIRD PARTY, THE THIRD PARTY SHALL HOLD WHA HARMLESS.

C L!V-P1318-P2
PLAN 2741
CITREA at CLOVIS

CLOVIS, CALIFORNIA

WILSON HOMES

FRESNO, CALIFORNIA
TRACT NUMBER: 6205
PROJECT TYPE: S.F.D. (X'xX' Lots)
2023009- 2022 CODE UPDATE FIRST BLDG DEPT SET 06-26-2023 ARCHITECTS . PLANNERS . DESIGNERS ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO SCALE: 1/4" = 1'- 0" PLAN 2741B ADDENDA FLOOR PLANS WALL LEGEND LOW WALL SOFFIT LIMITS 2 x 6 STUD WALL 2 x 4 STUD WALL SHELF ABOVE ARCHED SOFFIT LIMITS MODERN FLOOR PLAN NOTES 1. REFER TO ARCHITECTURAL SYMBOL LEGEND ON SHEET C1 FOR ADDITIONAL INFORMATION AND CLEARANCES 2. ATTICS: ACCESS PER CRC R807, DRAFTSTOPS PER CRC R302.12 AND VENTILATION PER R806. 3. CRAWL SPACES: ACCESS PER CRC R408.4 AND VENTILATION PER R408.1. 4. EMERGENCY ESCAPE AND RESCUE OPENINGS PER CRC R202 & R310. MEANS OF EGRESS PER CRC 311. 5. GLAZING PER CRC R303.1, R301.2.1.2 & R308. 6. COMBUSTION AIR TO FORCED AIR UNIT PER CMC CHAPTER 7. 7. COMBUSTION AIR TO WATER HEATER PER CPC SECTION 506.0. 8. ENVIRONMENTAL AIR DUCTS PER CMC SECTION 504. 9. MECHANICAL EQUIPMENT LOCATION AND PROTECTION AGAINST DAMAGE PER CMC 305. 10. MANDATORY REQUIREMENTS FOR APPLIANCES PER CEnC SECTION 110.1. 11. 12. 13. 14. 15. THE SILL HEIGHT IS NOT TO EXCEED 44" FROM THE BOTTOM OF THE CLEAR OPENING IN SLEEPING ROOMS. CRC R31.0.1 IN UPPER FLOOR PLANS, ANY OPERABLE WINDOW WITH A SILL THAT IS LOCATED LESS THAN 24" ABOVE THE FINISHED FLOOR AND MORE THAN 72" ABOVE FINISHED GRADE OR OTHER SURFACE BELOW AT THE EXTERIOR, MUST BE PROTECTED BY A GUARD OR, HAVE FIXED GLASS. THE GUARD MAY NOT HAVE OPENINGS THAT A SPHERE 4" IN DIAMETER CAN PASS THROUGH. CRC R312.2 A SHEETROCK NAILING INSPECTION IN REQUIRED. CRC R109.1.4.2 GLAZING IN A HAZARDOUS LOCATION IS REQUIRED TO BE GLAZED WITH SAFETY MATERIAL. CRC R308 VERTICAL CLEARANCE ABOVE THE COOKTOP TO COMBUSTIBLES IS 30" UNPROTECTED, OR 24" PROTECTED, AND THE HORIZONTAL DIMENSIONS IS REQUIRED TO BE PER THE PERMANENT MARKING LISTED ON THE UNIT. CMC 916.1 & 916.2 16. 17. THE WALL SURFACE BEHIND CERAMIC TILE OR OTHER FINISH WALL MATERIALS SUBJECT TO WATER SPLASH ARE CONSTRUCTED OF MATERIALS NOT ADVERSELY AFFECTED BY WATER. NOTE THE USE OF FIBER CEMENT, FIBER MAT, REINFORCED CEMENT OR GLASS MAT GYPSUM BACKERS ON THE FLOOR PLAN. NOTE THAT WATER RESISTANT GYPSUM BOARD IS NO LONGER PERMITTED TO BE USED IN THESE LOCATIONS. CRC R702.4.2 18. NOTE THAT ALL ATTIC ACCESS OPENINGS ARE GASKETED TO PREVENT AIR LOSS. CEC 150.0(a) A MINIMUM 30" DIA. CIRCLE IS PROVIDED AT THE SHOWER FLOOR. THE MINIMUM FLOOR AREA OF THE SHOWER COMPARTMENT IS 1024 SQUARE INCHES. CPC 408.6 UPPER FLOOR PLAN 202 T.O.P. F.F./T.O.C. T.O.P. T.O.P. F.F. 9'-1" 8'-1"
9'-1" 8'-1" F.F. T.O.P. F.F./T.O.C.8'-0" HDR. 7'-0" HDR. 521 203 207 525 1X4 521 207 1X4 525 521 701 701 685 1D3 19D3 TYP. 28D3 TYP. TYP. 3D3 21 TYP. D3 TYP. 16D3 7'-6" 8'-0"
27'-2" 12
5 12 6.5 12 6.5 12 6.5 1'-4" 644 602 1x4 604 626 4" 602 1x4 602 1x4 701 650B 16D4 6D4 29D5
5D5 28D5
3D2 525 1X4 18D4
4D1 10D1 591 (2) 20x50 25D2 596 509 509 27D5 T.O.P. F.F./T.O.C. T.O.P. T.O.P. F.F. 9'-1" 8'-1" 9'-1" 8'-1" F.F. T.O.P. F.F./T.O.C. T.G. T.G.
7'-0" HDR.
8'-0" HDR. 521 28D3 TYP. 3D2 TYP. 2 TYP. D3 19D3
3D2 TYP. T.G. T.G. T.G. T.G. 509 701 TYP. 321 509 T.O.P. F.F./T.O.C. T.O.P. T.O.P. F.F. 9'-1" 8'-1" 9'-1" 8'-1" F.F. T.O.P. F.F./T.O.C.
7'-0" HDR. 521 28D3 TYP. T.G. 8'-0" HDR. 3D2TYP. 32112
4 602 1x6 12 12
5 5 12D4 509 TYP. 509 TYP. T.O.P. F.F./T.O.C. T.O.P. T.O.P. F.F. 9'-1" 8'-1" 9'-1" 8'-1" F.F. T.O.P. F.F./T.O.C. 201 521 28D3 TYP. 12 4 7018'-0" 602 1x3 602 1x6 7'-0" HDR. 3D2 TYP.
1D3 321 509 TYP. 207 Name NOTE 201 UTILITY EQUIPMENT AND SERVICE PANELS - VERIFY LOCATION 203 "STREET ADDRESS AND NUMBERS SHALL BE POSTED PRIOR TO THE FIRST INSPECTION." ADDRESS NUMBERS SHALL BE A MINIMUM OF 4 INCHES (102 MM) HIGH WITH A MINIMUM STROKE WIDTH OF 1/2" INCH. - 2019 CRC R106.1.1, R319.1 INSTALLATION DIMENSIONS AND ADDITIONAL INFORMATION 207 COACH LIGHT LOCATION - FIELD VERIFY HEIGHT WITH FIXTURE TYPE 321 AIR CONDITIONING CONDENSER LOCATION 509 STUCCO CONTROL JOINT - SEE DETAIL 17/D4 521 STUCCO - OMEGA DIAMOND WALL ONE COAT STUCCO (R4) ICC# ESR-1194 STUCCO TYPE 1 OR 11 PORTLAND CEMENT OVER SRAT 'R' GUARD ESR-1566 BY 'START R FOAM'. 525 STUCCO OVER RIGID FOAM TRIM - FOAM SHAPE PER ELEVATION 591 DECORATIVE SHUTTER (SIZE AND STYLE PER ELEVATION). SEE DETAIL 25/D2 596 FRONT DOOR WITH TEMPERED OBSCURE GLASS PANELS 602 FIBER CEMENT TRIM(S) - SIZE PER ELEVATION 604 1X3 FIBER CEMENT BATTS SPACED AT 16" O.C. 626 OUTLOOKER ASSEMBLY - WOOD (SIZE/SHAPE PER ELEVATION) 644 FIBER CEMENT VERTICAL SIDING - 5/16" THICK 'HARDIPLANK' (OR EQUIVALENT. FINISH: SELECT CEDARMILL. (INSTALLATION PER MANUFACTURER'S INSTRUCTIONS) ICC-ES NER-405 650B FIBER CEMENT LAP SIDING - 5/16" THICK 'HARDIPLANK' (OR EQUIVALENT). FINISH: SELECT CEDARMILL. EXPOSURE: 6" (INSTALLATION PER MANUFACTURER'S INSTRUCTIONS) 685 STUCCO OVER DECORATIVE FOAM POT SHELF 701 G.I. FLASHINGELEVATION KEY NOTES ANY OPERABLE WINDOW WITH A SILL THAT IS LOCATED LESS THAN 24" ABOVE FINISHED FLOOR AND MORE THAN 72" ABOVE FINISHED GRADE OR OTHER SURFACE BELOW AT THE EXTERIOR, MUST BE PROTECTED BY A GUARD OR, HAVE A FIXED GLASS. THE GUARD MAY NOT HAVE OPENINGS THAT A SPHERE 4" IN DIAMETER CAN PASS THROUGH. 2022 CBC 1405.13.2 NOTE: WATER-RESISTIVE BARRIER APPLIED OVER WOOD-BASE SHEATHING SHALL HAVE 2 LAYERS OF GRADE 'D' PAPER APPLIED SHINGLE FASHION. 2022 CRC R703.7.3 FINISHED GRADE VARIES. SEE CIVIL ENGINEERS PLANS FOR FINAL GRADE AND SITE DRAINAGE. RIDGE 1'-0" 1'-0" SCISSOR TRUSS FOR VOLUME CEILING 810 812 826 835 836 835 ROOF AREA: SQ. FT."B" 53 1 VENT ROOF AREA: SQ. FT."A" 1607 4 LOWER VENTS 4 UPPER VENTS 28D1 11D1 27D1 17D1 814 826 836 835 4:12 ROOF AREA: SQ. FT."C" 39 1 VENT RIDGE 5:12
5:12
VALLEY VALLEY RIDGE 6. 6. 823 836
5:12 6. 5:12 5:12 5:12
5D1
9D1 801 837 PROVIDE 1" CONDUIT FROM THE ELECTRIC PANEL TO LOCATION IN ATTIC FOR SOLAR INSTALLATION FOR SOLAR PHOTOVOLTAIC PANELS LOCATION AND PHOTOVOLTAIC SYSTEM, SEE PLANS BY SOLAR CONSULTANT 23D1 27D1 3D1 838 847 TYP PROVIDE ROUTE FOR SOLAR HEAT PUMP WATER HEATER ROOF PLAN KEY NOTES Name NOTE 801 CLASS 'A' ROOFING - CONCRETE - 'FLAT' TILE - BY EAGLE ROOFING ICC# ESR 1900 810 LINE OF WALL BELOW 812 STUCCO CEILING 814 WOOD SOFFIT 823 MIN. 22"X30" CLEAR OPENING IN CALIFORNIA ROOF FRAMING CONDITIONS FOR ACCESS AND AIRFLOW CONTRACTOR TO VERIFY AIRFLOW TO ALL ATTIC AREAS 826 ROOF VENT - O'HAGIN "XL SERIES" CLOAKED VENT (ICC # NER-9650A) 835 G.I. METAL GUTTER(S) - VERIFY LOICATIONS WITH INSTALLER 836 G.I. METAL DOWNSPOUT(S) - DISCHARGE TO APPROVED SITE DRAINAGE SYSTEM- VERIFY LOCATIONS WITH INSTALLER 837 PROVIDE 1" CONDUIT FROM THE ELECTRIC PANEL TO LOCATION IN ATTIC FOR PV SOLAR INSTALLATION. PROVIDE ROUTE FOR HEAT PUMP SOLAR WATER HEATER 838 PHOTOVOLATIC SOLAR ARRAY 847 PROVIDE NON-COMBUSTIBLE FIREBLOCKING (10 FEET ON CENTER) AT CONCEALED SPACE AT EAVES A6.6 -A606 DATE REVISIONS NO. DESCRIPTION PROJECT MANAGER : DESIGNER : DRAWN BY : REVIEWED BY : 1ST BLDG. DEPT. SUBMITTAL : ISSUED FOR CONSTRUCTION : JOB NUMBER : CAD FILE NAME : DATE: SHEET: CC-WHA CC 06-26-23-2023009 06-26-23 DO NOT SCALE PLANS 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA WHA EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION AND CONSENT OF WHA IN THE EVENT OF UNAUTHORIZED REUSE OF THESE PLANS BY A THIRD PARTY, THE THIRD PARTY SHALL HOLD WHA HARMLESS.

C L!V-P1318-P2
PLAN 2741
CITREA at CLOVIS

CLOVIS, CALIFORNIA

WILSON HOMES

FRESNO, CALIFORNIA
TRACT NUMBER: 6205
PROJECT TYPE: S.F.D. (X'xX' Lots)
2023009- 2022 CODE UPDATE FIRST BLDG DEPT SET 06-26-2023 ARCHITECTS . PLANNERS . DESIGNERS ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO FRONT SCALE: 1/4" = 1'-0" REAR LEFT RIGHT PLAN 2741B ELEVATIONS AND ROOF PLAN 2x8 2x8 1'-0" 1 D1.1 CONCRETE FLAT TILE 1'-0" ELEVATION REFERENCE: B ELEVATION STYLE: ROOF MATERIAL STANDARD ROOF DETAIL U.N.O. FASCIA - BARGE - OVERHANG DIM. - U.N.O. U.N.O. U.N.O. EAVE RAKE ROOF PLAN SCALE: 1/8" = 1'-0" "EAGLE ROOFING" ICC# ESR-1900 ROOF PLAN NOTES MODERN 1. SEE GENERAL NOTES FOR ROOF NOTES. 2. SPARK ARRESTORS SHALL BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. 3. ATTIC ACCESS PER CRC SECTION R807. 4. PROVIDE ATTIC & SOFFIT VENTILATION PER CRC SECTION R806. PER CRC SECTION R806.2, THE MINIMUM NET FREE VENTILATING AREA SHALL BE 1/150 OF THE AREA OF THE VENTED SPACE. EXCEPTION: THE MINIMUM NET FREE VENTILATION AREA SHALL BE 1/300 OF THE VENTED SPACE PROVIDED BOTH OF THE FOLLOWING CONDITIONS ARE MET: · IN CLIMATE ZONES 14 AND 16, A CLASS I OR II VAPOR RETARDER IS INSTALLED ON THE WARM-IN-WINTER SIDE OF THE CEILING · NOT LESS THAN 40 PERCENT AND NOT MORE THAN 50 PERCENT OF THE REQUIRED VENTILATING AREA IS PROVIDED BY VENTILATORS LOCATED IN THE UPPER PORTION OF THE ATTIC OR RAFTER SPACE. UPPER VENTILATORS SHALL BE LOCATED NO MORE THAN 3 FEET (914 MM) BELOW THE RIDGE OR HIGHEST POINT OF THE SPACE, MEASURED VERTICALLY. THE BALANCE OF THE REQUIRED VENTILATION PROVIDED SHALL BE LOCATED IN THE BOTTOM ONE-THIRD OF THE ATTIC SPACE. WHERE THE LOCATION OF WALL OR ROOF FRAMING MEMBERS CONFLICTS WITH THE INSTALLATION OF UPPER VENTILATORS, INSTALLATION OF MORE THAN 3 FEET (914 MM) BELOW THE RIDGE OF HIGHEST POINT OF THE SPACE SHALL BE PERMITTED. 4. CLAY AND CONCRETE ROOF TILE SHALL BE INSTALLED ON ROOF SLOPES OF 2 ½:12 OR GREATER. FOR ROOF SLOPES FROM 2 ½: 12 TO 4:12, DOUBLE UNDERLAYMENT APPLICATION AS REQUIRED IN ACCORDANCE WITH R905.3.3. (R905.3.2 CRC) 5. WOOD BATTENS ARE REQUIRED ON CONCRETE AND CLAY TILE ROOFS WHERE SLOPES EXCEED 7:12 PER TILE ROOFING INSTITUTE INSTALLATION MANUAL. 6. WHEN ROOF WITH DIFFERENT PITCHES INTERSECT, THE FRAMER OR TRUSS MANUFACTURER MUST ADD A HEEL TO THE STEEPER PITCH TO ALIGN WITH THE EAVE OF THE LOWER PITCH. 7. ROOF SHALL HAVE MIN. AGED SOLAR REFLECTANCE OF 0.20, MIN. THERMAL EMITTANCE OF 0.75, OR AGED SOLAR REFLECTANCE INDEX (SRI) OF 16 FOR STEEPED-SLOPED ROOFS. FOR LOW-SLOPED ROOFS, ROOF SHALL HAVE A MIN. AGED SOLAR REFLECTANCE OF 0.63 THERMAL EMITTANCE OF 0.75, OR AGED SOLAR REFLECTANCE INDEX (SRI) OF 75 OR MORE PER CEnC150.2(B)1I 1. SOLAR PHOTOVOLTAIC POWER SYSTEMS SHALL BE PROVIDED IN ACCORDANCE WITH CEnC. SECTION 150.1(b)1. INSTALLATION PER CRC SECTION 324.3 THROUGH R324.8 AND THE CALIFORNIA ELECTRICAL CODE, CALIFORNIA FIRE CODE, AND THE MANUFACTURER'S INSTALLATION INSTRUCTIONS. 2. REFER TO SOLAR CONSULTANT PLANS UNDER SEPARATE SUBMITTAL FOR SOLAR PHOTOVOLTAIC POWER SYSTEM DESIGN, PANEL LOCATIONS AND SIZES, AND ALL OTHER DESIGN REQUIREMENTS. NOTE THAT NO MECHANICAL,PLUMBING EXHAUST VENTS, ROOF ATTIC VENTS WILL BE PERMITTED WITHIN THE SOLAR ZONE AREA. WHERE APPLICABLE, CONSIDERATION AND COORDINATION WITH SOLAR PANEL LOCATIONS SHOULD BE TAKEN INTO ACCOUNT WHEN PLACING THE DRYER VENT TERMINATION. REF CA ENERGY CODE SECTION 110.10 AND CBC SECTION 3111.2.1 SOLAR PHOTOVOLTAIC SYSTEMS MODERN203
FLOOR PLAN KEY NOTES Name NOTE 002 CONCRETE DRIVE (BY OTHERS) 003 CONCRETE WALK (BY OTHERS) 004 CONCRETE PORCH SLAB (BY OTHERS) - SLOPE 1/4" PER FOOT MINIMUM (2% SLOPE) TO DRAIN IN THE DIRECTION INDICATED. REFER TO LANDSCAPE AND CIVIL DRAWINGS FOR FURTHER INFORMATION 005 CONCRETE GARAGE SLAB - SLOPE 1/8" PER FOOT MINIMUM IN DIRECTION INDICATED 101 THE PRIVATE GARAGE SHALL BE SEPARATED FROM THE DWELLING UNIT AND ATTIC AREA BY MEANS OF GYPSUM BOARD, NOT LESS THAN 1/2" IN THICKNESS, APPLIED TO THE GARAGE SIDE. C.B.C. SECTION 406.3.2.1. 201 UTILITY EQUIPMENT AND SERVICE PANELS - VERIFY LOCATION 422 STUCCO SOFFIT: HEIGHT PER PLAN 551 MANUFACTURED ADHERED STUCCO STONE VENEER - INSTALL PER MANUFACTURER'S INSTRUCTIONS. ADHERED MASONRY VENEER REQUIREMENTS PER CRC SECTION R703.12 NOTE: SHADED WALLS INDICATE AREAS THAT ARE DIFFERENT THAN THE BASE FLOOR PLAN NOTE: REFER TO CIVIL AND LANDSCAPE DRAWINGS BY OTHERS FOR ALL DRIVEWAYS AND SIDEWALK LOCATIONS. REFER TO BASE PLAN SHEET FOR ADDITIONAL NOTES AND DIMENSIONS. ADDENDA FLOOR PLAN NOTES A6.1 6 1
2 " 4'-6" 2'-0" 2'-0" 4'-8" 8" 002 003 004 005 101 8'-0" 201 422 8" 8" 551 OPT. 2'-0" 551 OPT. 551 OPT. 5" 40'-0" 19'-7" 20'-5" 47'-0" 10'-8" 4'-1" 9'-2" 4'-4
1 2
" 18'-81
2 "
47'-0" 17'-2" 7'-4" 2'-0" GREAT ROOM 9'-0" CLG. CARPET DINING 9'-0" CLG. H.S. KITCHEN 9'-0" CLG. H.S. 2 CAR GARAGE 9'-0" CLG. CONCRETE COVD. ENTRY 9'-0" CLG. CONCRETE ENTRY 9'-0" CLG. H.S. DEN/OPT. BEDRM. 5 9'-0" CLG. CARPET PANTRY 9'-0" CLG. H.S. BA 3 AGING- IN-PLACE 8'-0" CLG. H.S. UP 16R 16'-0" x 8'-0" SECT. GAR. DOOR
2468
28 SC 68 HS C
C HS
C HS 30 SC 80
TEMP. GL. 2040 SH 5050 SL
2468 3050 SH 6050 FX 3050 SH 6080 TEMP. GL. SLIDER
C HS TEMP. GL. 6050 SL
3068
5" VARIES 4" MIN. 6" MAX. * 3068 SC
UP
16R 2468 20'-6" 40'-0" 13'-8
1 2
" 7'-0
1 2
" 19'-3" 6'-10" 6'-10
1 2
" 16'-2" 2'-4" NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION FLOOR AREA TABLE PLAN 2741C LOWER FLOOR PLAN 1219 SQ. FT. UPPER FLOOR PLAN 1522 SQ. FT. TOTAL 2741 SQ. FT. 2-BAY GARAGE 427 SQ. FT. COVERED ENTRY/PORCH 52 SQ. FT. 411 W.I.C. 8'-0" CLG. CARPET SERV. 8'-0" CLG. H.S. PRIMARY BDRM 8'-0" CLG. CARPET BEDRM. 2 8'-0" CLG. CARPET PRIMARY BATH 8'-0" CLG. H.S. BONUS/OPT. BEDRM. 6 8'-0" CLG. CARPET BEDRM. 3 8'-0" CLG. CARPET BEDRM. 4 8'-0" CLG. CARPET BATH 2 8'-0" CLG. H.S. W.I.C. 8'-0" CLG. CARPET SERV. 8'-0" CLG. H.S. DN 2030 SH 4050 SL 2468 2468
2668
2868 PRIMARY BDRM 8'-0" CLG. CARPET BEDRM. 2 8'-0" CLG. CARPET PRIMARY BATH 8'-0" CLG. H.S. BONUS/OPT. BEDRM. 6 8'-0" CLG. CARPET 4040 SL6068 BI-PASS 2668 2468
BI-PASS 6068 TEMP. GL. 4040 SL 6050 SL 6068 BI-PASS
2668 BEDRM. 3 8'-0" CLG. CARPET BEDRM. 4 8'-0" CLG. CARPET 4050 SL HS C 5050 SL C HS
2030 SH
2468
C HS BATH 2 8'-0" CLG. H.S. HS C
2468 2868 * *
*
* *
47'-0" 40'-0" 19'-7" 20'-5"
10'-11" 10'-8" 10'-11" 12'-6" 2'-0"
47'-0"37'-8" 2'-0" 40'-0" 13'-8
1 2
" 26'-3
1 2
" 6'-10
1 2
" 6'-10" 6'-2" 6'-7" 13'-6
1 2
" 12'-9" 6'-7
1 2
" 6'-11" A6.7
-A607 LOWER FLOOR PLAN DATE REVISIONS NO. DESCRIPTION PROJECT MANAGER : DESIGNER : DRAWN BY : REVIEWED BY : 1ST BLDG. DEPT. SUBMITTAL : ISSUED FOR CONSTRUCTION : JOB NUMBER : CAD FILE NAME : DATE: SHEET: CC -WHA CC 06-26-23-2023009 06-26-23 DO NOT SCALE PLANS 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA WHA EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION AND CONSENT OF WHA IN THE EVENT OF UNAUTHORIZED REUSE OF THESE PLANS BY A THIRD PARTY, THE THIRD PARTY SHALL HOLD WHA HARMLESS.