Agenda packet — Hanford City Council, August 6, 2024 (part 2 of 8)

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ORDINANCE NO. 24-07

AN ORDINANCE OF THE CITY OF HANFORD CITY COUNCIL APPROVING REZONE NO. 0001-23, A REQUEST TO REZONE A FIVE-ACRE PROJECT SITE

FROM C-N NEIGHBORHOOD COMMERCIAL TO MX-N NEIGHBORHOOD MIXED USE. THE PROJECT IS LOCATED AT THE NORTHWEST INTERSECTION OF GRANGEVILLE BOULEVARD AND CENTENNIAL DRIVE (APN 009-030-142).

Section 1: The following described territory situated in the City of Hanford is hereby zoned under the terms of Chapter 17.86 of the Hanford Municipal Code:

Rezone No. 0001-23 filed by the Scott Vincent, on behalf of Ajmer Nahal, FROM: City C-N Neighborhood Commercial
TO: City MX-N Neighborhood Mixed Use
On property described as follows:

Approximately 5 acres, located on the northwest intersection of Grangeville Boulevard and Centennial Drive (APN 009-030-142), as depicted in attached Exhibit A; and Section 2: The Council does hereby find as a fact that the Planning Commission of the City of Hanford held a public hearing on June 25, 2024 after notice required by Section 17.70.110 of the Hanford Municipal Code and Government Code Section 65854. The City Council finds that Mitigated Negative Declaration No. 2024-57 (SCH # 2024050798) and the Mitigation Monitoring and Reporting Program, depicted in attached Exhibit B, are approved in conformance with the California Environmental Quality Act. The City Council hereby finds that the rezoning is consistent with the objectives of the zoning regulations as set forth in Section 17.86 of the Hanford Municipal Code, and that this Ordinance has been introduced by the City Council after public hearing held on the 6th day of August 2024 at 7:00 p.m. of said day after notice required under the provisions of Section 65856 of the Government Code.

Section 3: That pursuant to Section 17.86.030, the City Council of the City of Hanford makes the following findings:

Rezone No. 0001-23

1. That the amendment is internally consistent with the goals, objectives, and policies of the General Plan and the Municipal Code.

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Analysis: That General Plan Amendment and Rezone No. 0001-23 are internally consistent with the goals, objectives, and policies of the General Plan, specifically consistent with Policy L11, L27, L42-46, L60-64, H67, L107, L109, L135, L137, and Goals L2, L3, L6, L7, L15-18 (as described in the General Plan Amendment section, above). All regulations pertaining to MX-N Neighborhood Mixed Use zone district will be enforced as development occurs and through the Site Plan Review process, except as expressly modified by the Planned Unit Development.

2. The amendment would not be detrimental to the public health, safety, or welfare of the community.

Analysis: That this application has been reviewed by County departments, utility companies, City Fire Department, City Building Department, and other involved departments. Any mitigation required for public health and safety were applied to the proposal and required in the mitigation monitoring and reporting program and through conditions of approval.

3. The amendment would maintain the appropriate balance of land uses within the City.

Analysis: That jobs-housing balance is achieved by increasing opportunities for people to work and live in close proximity. The ratio is expressed as the number of jobs divided by the number of housing units. The jobs-housing balance is a general tool for analyzing where people work, where they live, and how effectively they can travel between the two. In the planning area, the jobshousing balance ratio in 2013-2014 was 1.17. It is estimated that the implementation of the General Plan would increase the jobs-housing balance by 0.45 to 1.62, which would make the planning area a jobs-rich area. The proposal to change the designation from Neighborhood Commercial to Neighborhood Mixed Use will impact the job-housing balance projected by increasing the number of residential units in the area. The addition of the residential units to the formerly commercial designation will not affect the City’s ability to maintain an appropriate balance of land uses within the City, as the increase in housing will bring more residential units to the jobs-rich planning area.

4. The anticipated land uses on the subject site would be compatible with existing and future surrounding uses.

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Analysis: That the uses proposed for the site include a combination of multi-family residential and future commercial uses, anticipated to be a service station and a drive-thru restaurant. The uses proposed are compatible with the existing single- and multi-family residential uses in the surrounding area. Future use of the commercial portion of the site will carry out the goal to provide day-to-day conveniences in close proximity to residential uses, in order to reduce vehicle miles travel and provide convenience.

The project will be developed in conformance with the MX-N Neighborhood Mixed Use zone district regulations, except where expressly modified by the variance and planned unit development applications.

Section 4: This ordinance shall take effect (30) days after its passage, and be published once in the Hanford Sentinel within fifteen (15) days after its passage or a summary of this ordinance shall be published in the Hanford Sentinel in a manner consistent with the requirements of the California Government Code.

Passed and adopted at a regular meeting of the City Council of the City of Hanford duly called and held on , by the following roll call vote:

AYES:

NOES:

ABSTAIN:

ABSENT:

APPROVED

TRAVIS PADEN
MAYOR of the City of Hanford

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ATTEST:
_______________________________________

NATALIE CORRAL

CITY CLERK

STATE OF CALIFORNIA )
COUNTY OF KINGS ) ss

CITY OF HANFORD )
I, NATALIE CORRAL, City Clerk of the City of Hanford, do hereby certify the foregoing ordinance was duly introduced at a regular meeting of the City Council of the City of Hanford on the 6th day of August 2024, and it was duly passed and adopted at a regular meeting of the City Council of the City of Hanford held on the 20th day of August 2024. _______________________________________

NATALIE CORRAL

CITY CLERK

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Exhibit A
Rezone No. 0001-23
Existing Zoning (outlined)
C-N Neighborhood Mixed Use
Proposed Zoning (outlined in red)
MX-N Neighborhood Mixed Use

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Exhibit B:

Mitigation Monitoring and Reporting Program

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MITIGATION MONITORING AND REPORTING PROGRAM

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Mitigation Measure
Timeframe Responsible
Monitoring Agency
Date Initial

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MM AQ-1: The project shall continuously
comply with the following: Construction and
operation of the project shall be conducted in
compliance with applicable rules and
regulations set forth by the San Joaquin Valley
Air Pollution Control District. Dust control
measures outlines below shall be
implemented where they are applicable and
feasible. The list shall not be considered all
inclusive, and any other measures to reduce
fugitive dust emissions not listed shall be
encouraged.
a. Land Preparation Excavation and/or
Demolition. The following dust control
measures shall be implemented.

1. All soil excavated or graded shall
be sufficiently watered to prevent
excessive dust. Watering shall
occur as needed with complete
coverage of disturbed soil areas.

Watering shall take place a
minimum of twice daily on
unpaved/untreated roads and on
disturbed soil areas with active
operations.

2. All fine material transported off
site shall be either sufficiently
watered or securely covered to
prevent excessive dust.

3. Areas disturbed by clearing, earth
moving, or excavation activities
shall be minimized at all times.

4. Stockpiles of dirt or other fine
loose material shall be stabilized by
watering or other appropriate
method to prevent wind-blown
fugitive dust.
b. Site Construction: After clearing,
grading, earth moving and/or
excavation is completed within any
During
Construction
Lead Agency

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portion of the project sites, the
following dust control practices shall
be implemented.

1. All active disturbed soil areas shall
be sufficiently watered at least
twice daily or have dust palliatives
applied to prevent excessive dust.
c. Vehicular Activities: During all phases
of construction, the following
vehicular control measures shall be
implemented.

1. Onsite vehicle speeds shall be
limited to 15 miles per hour.

2. All areas with vehicle traffic shall
be paved, treated with dust
palliatives or watered a minimum
of twice daily.

3. Streets adjacent to the project sites
shall be kept clean, and projectrelated accumulated silt shall be removed.

4. Access to the project sites shall be
by means of an apron into the
project sites from adjoining
surfaced roadways. The aprons
shall be surfaced or treated with
dust palliatives. If operating on
soils that cling to the wheels of
vehicles, a grizzly, wheel washer, or
other such device shall be used on
the road exiting the project sites,
immediately prior to the pavement,
in order to remove most of the soil
material from vehicle tires.

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MM AQ-2: The project shall continuously
comply with the following: The project
proponent and/or its contractors shall
implement the following measures during
construction of the project.
a. All equipment shall be maintained in
accordance with the manufacturer’s
specifications.
b. Construction-related equipment,
including heavy-duty equipment,
motor vehicles, and portable
equipment shall be turned off when
not in use for extended periods of time.
c. Construction equipment shall operate
no longer than eight cumulative hours
per day.
d. Electric equipment shall be used
whenever possible in lieu of diesel- or
gasoline powered equipment.
e. All construction vehicles shall be
equipped with proper emission
control equipment and kept in good
and proper running order to
substantially reduce NOx emissions.
f. On-road and off-road diesel equipment
shall use diesel particulate filters (or
the equivalent) if permitted under
manufacturer’s guidelines.
g. Tier 3 engines shall be used on all
equipment when available.

Ongoing Lead Agency

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MM AQ-3: The project proponent shall
continuously comply with the following
measures during operation of the project to
control emissions from the on-site dedicated
equipment (equipment that would remain onsite each day):
a. a. All onsite off-road equipment and
on-road vehicles for
operation/maintenance shall be new
equipment that meets the recent
California Air Resources Board engine
emission standards or alternatively
fueled construction equipment, such as
compressed natural gas, liquefied
natural gas, or electric, as appropriate.
b. All equipment shall be turned off when
not in use. Engine idling of all
equipment shall be minimized.
c. All equipment engines shall be
maintained in good operating
condition and in tune per
manufacturers’ specification.

During
Operation
Lead Agency
MM BIO-1: A pre-construction clearance
survey of the Project footprint shall be
conducted for special-status wildlife species
and nesting migratory birds and raptors. The
survey shall occur no less than 14-30 days
prior to the start of construction activities. If
construction is delayed beyond 30 days from
the time of the survey, then another survey
must be conducted. The survey shall be
conducted by a biologist with adequate
training and prior experience conducting
surveys for special-status wildlife species. If no
special-status species are observed, no further
action is warranted. If dens or burrows that
could support special-status species and/or
nesting birds are discovered during the preconstruction survey, appropriate avoidance buffers should be established. A report
outlining the results of the clearance survey
shall be provided to the Lead Agency as
evidence of compliance.

Prior to
construction
Lead Agency

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MM BIO-2: If construction is planned during
the nesting season for migratory birds
(February 15 to August 31) and nesting birds
are identified during the survey, active
Swainson’s hawk nest shall be avoided by 0.5
miles, other raptor nests shall be avoided by
500 feet and all other migratory bird nests
shall be avoided by 250 feet. Avoidance buffers
may be reduced if a qualified biological
monitor determines that encroachment into
the buffer area is not affecting nest building,
the rearing of young, or otherwise affecting the
breeding behaviors of the resident birds.

Because nesting birds can establish new nests
or produce a second or even third clutch at any
time during the nesting season, nesting bird
surveys shall be repeated every 30 days as
construction activities are occurring
throughout the nesting season.

During
construction
Lead Agency
MM BIO-3: If an active Swainson’s hawk nest is
discovered at any time within 0.5 miles of
active construction, a qualified biologist shall
complete an assessment of the potential for
current construction activities to impact the
nest. The assessment would consider the type
of construction activities, the location of
construction relative to the nest, the visibility
of construction activities from the nest
location, and other existing disturbances in the
area that are not related to the construction
activities of this Project. Based on this
assessment, the biologist will determine if
construction activities can proceed and the
level of nest monitoring required.

Construction activities shall not occur within
500 feet of an active nest, but depending on
conditions at the site, this distance may be
reduced. Full-time monitoring to evaluate the
effects of construction activities on nesting
Swainson’s hawks may be required. The
qualified biologist shall have the authority to
stop work if it is determined that Project
construction is disturbing the nest. These
buffers may need to increase depending on the
During
construction
Lead Agency

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sensitivity of the nesting Swainson’s hawk to
disturbances and at the discretion of the
qualified biologist.

MM BIO-4: Prior to the initiation of
construction activities, all personnel shall
attend a Worker Environmental Awareness
Training program developed by a qualified
biologist. The program shall include
information on the life histories of specialstatus species with the potential to occur on the Project, their legal status, the course of
action shall these species be encountered
onsite, and avoidance and minimization
measures to protect these species.

Prior to
construction
Lead Agency
MM BIO-5: Project-related vehicles should
observe a 20-mph speed limit in all Project
areas, except on county roads and state and
federal highways. Off-road traffic outside of
designated Project areas should be prohibited.

During
construction
Lead Agency
MM BIO-6: All trash and food items should be
discarded into closed containers and properly
disposed of at the end of each workday.

During
construction
Lead Agency
MM BIO-7: To prevent harassment or
mortality of listed species, no pets should be
permitted on the Project site during Project
construction.

During
construction
Lead Agency
MM CUL-1: If prehistoric or historic-era
cultural materials are encountered during
construction activities, all work in the
immediate vicinity of the find shall halt until a
qualified archaeologist can evaluate the find
and make recommendations. If the qualified
archaeologist determines that the discovery
represents a potentially significant cultural
resource, additional investigations may be
required to mitigate adverse impacts from
Project implementation. These additional
studies may include avoidance, testing, and
evaluation or data recovery excavation.

Cultural resource materials may include
During
construction
Lead Agency

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prehistoric resources such as flaked and
ground stone tools and debris, shell, bone,
ceramics, fire-affected rock, and historic
resources such as glass, metal, wood, brick, or
structural remnants. Implementation of the
mitigation measure below would ensure that
the proposed Project would not cause a
substantial adverse change in the significance
of a historical resource.

MM CUL-2: Prior to any ground disturbance, if
the City of Hanford receives a request from a
Native American tribal group, a surface
inspection of the site shall be conducted by a
tribal monitor. The tribal staff shall provide
pre-Project-related activities briefings to
supervisory personnel and any excavation
contractor, including information on potential
cultural material, finds, and any excavation
contractor, which will include information on
potential cultural material finds, and the
procedures be enacted if resources are found.

The tribal cultural staff shall monitor the site
during grading activities.

Prior to any ground disturbance, the applicant
shall offer the tribe the opportunity to provide
a Native American Monitor during grounddisturbing activities. Tribal participation would be dependent upon the availability and
interest of the tribe.

Prior to
construction
Lead Agency
MM CUL-3: That a Burial Treatment Plan be
entered into by the applicant/developer prior
to any earth-disturbing activities.

Prior to
construction
Lead Agency
MM CUL-4: If human remains are discovered
during construction or operational activities,
further excavation or disturbance shall be
prohibited pursuant to Section 7050.5 of the
California Health and Safety Code. The specific
protocol, guidelines, and channels of
communication outlined by the Native
American Heritage Commission, in accordance
with Section 7050.5 of the Health and Safety
During
construction
Lead Agency

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Code, Section 5097.98 of the Public Resources
Code (Chapter 1492, Statutes of 1982, Senate
Bill 297), and Senate Bill 447 (Chapter 44,
Statutes of 1987), shall be followed. Section
7050.5(c) shall guide the potential Native
American involvement, in the event of the
discovery of human remains, at the direction
of the county coroner.

MM ENG-1: The Project proponent and its
contractors shall comply with applicable
California Title 24 CalGreen Code which can
include but not be limited to inclusion of solar
ready rooftops, double pane windows, electric
vehicle charging, use of LED lights, the use of
low flow appliances, drip irrigation, and
drought tolerant landscaping.

Prior to and
during
construction
Lead Agency
MM GEO-1: The Project proponent and its
contractors shall construct the project in
compliance with applicable development
standards under the California Building Code.

Prior to
construction
Lead Agency
MM GEO-2: Prior to issuing of grading or
building permits, if required, (a) the Project
applicant shall submit to the Lead Agency (1)
the approved Storm Water Pollution
Prevention Plan (SWPPP) and (2) the Notice of
Intent (NOI) to comply with the General
National Pollutant Discharge Elimination
System (NPDES) from the Central Valley
Regional Water Quality Control Board. The
requirements of the SWPPP and NPDES shall
be incorporated into design specifications and
construction contracts. Recommended best
management practices for the construction
phase may include the following:
• Stockpiling and disposing of demolition
debris, concrete, and soil properly.
• Protecting existing storm drain inlets
and stabilizing disturbed areas.
• Implementing erosion controls.
• Properly managing construction
materials.

Prior to
construction
Lead Agency

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• Managing waste, aggressively
controlling litter, and implementing
sediment controls.
• Evidence of the approved SWPPP shall
be submitted to the Lead Agency.

MM GEO-3: If any paleontological resources
are encountered during ground-disturbance
activities, all work within 25 feet of the find
shall halt until a qualified paleontologist, as
defined by the Society of Vertebrate
Paleontology Standard Procedures for the
Assessment and Mitigation of Adverse Impacts
to Paleontological Resources (2010), can
evaluate the find and make recommendations
regarding treatment. Paleontological resource
materials may include resources such as
fossils, plant impressions, or animal tracks
preserved in rock. The qualified paleontologist
shall contact the Natural History Museum of
Los Angeles County or another appropriate
facility regarding any discoveries of
paleontological resources.

Construction in that area shall not resume
until the resource-appropriate measures are
recommended or the materials are
determined to be less than significant. If the
resource is significant and fossil recovery is
the identified form of treatment, then the fossil
shall be deposited in an accredited and
permanent scientific institution. Copies of all
Prior to
construction
Lead Agency

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correspondence and reports shall be
submitted to the Lead Agency.

MM HAZ-1: The Project proponent/operators
and its contractors shall utilize the U.S.

Department of Transportation and Caltrans
designated hazardous materials routes for the
transportation of hazardous and potentially
hazardous materials during Project
construction and operation.

During
construction
and
operation
Lead Agency
MM HAZ-2: The project proponent/operator
shall receive approval from the State Water
Resources Control Board and Kings County
Department of Public Health (Certified Unified
Program Agency) for the installation and
operation of all proposed underground
storage tanks.

Prior to
construction
Lead Agency, State
Water Resources
Control Board,
Kings County
Department of
Public Health
MM HAZ-3: Prior to operation of the Project,
the Project proponent/operator shall identify
potential hazardous materials for Project
operations. If the operation exceeds the
established HMBP reporting thresholds, the
Project proponent/operator must prepare and
maintain a Hazardous Materials Business Plan
pursuant to California Environmental
Protection Agency and California
Environmental Reporting System
requirements, and submit the plan to the Kings
County Public Health Department for review
and approval.

Prior to
operation
Lead Agency, Kings
County Department
of Public Health
MM HAZ-4: The Project shall comply with
applicable procedures and policies for
emergency response as set forth in the Kings
County Multi-Jurisdictional Local Hazard
Mitigation Plan.

Ongoing Lead Agency

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RESOLUTION 24-30-R

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HANFORD APPROVING PLANNED UNIT DEVELOPMENT 24-36, A REQUEST TO ALLOW CROSS-ACCESS, SHARED

DRIVEWAYS, AND APPLICATION OF MIXED-USE STANDARDS TO PERMIT A VERTICAL MIXED-USE DEVELOPMENT.THE PROJECT IS LOCATED AT THE NORTHWEST INTERSECTION OF GRANGEVILLE BOUELVARD AND CENTENNIAL DRIVE (APN 009- 030-142)
At a regular meeting of the City Council of the City of Hanford duly called and held August 6, 2024, by motion of Councilmember , and seconded by Councilmember , and duly carried, the following resolution was adopted:

WHEREAS, Planned Unit Development No. 24-36, a request to allow cross-access, shared driveways, and application of mixed-use standards to permit a vertical mixed-use development, has been reviewed by the City Council of the City of Hanford in accordance with Title 17 of the Hanford Municipal Code; and
WHEREAS, the site will be developed, as shown in Site Plan Review No. 0040-24 as shown in Exhibit A and subject to the conditions set forth in Exhibit B; and WHEREAS, the City Council has carefully considered recommendations and testimony presented at the public hearing of August 6, 2024, and
WHEREAS, all affected public utility companies, various governmental department agencies, staff, and the City Council, have given careful consideration to this planned unit development and have made recommendations thereon; and
WHEREAS, the Initial Study, Mitigated Negative Declaration No. 2024-57, and all notices related thereto were prepared in compliance with the California Environmental Quality Act (CEQA) and the City of Hanford Municipal Code and Policies; and
WHEREAS, the City Council has made the following findings, pursuant to Section 17.82.050 Hanford’s Zoning Ordinance:

1. That the location and design of the PUD is in accordance with the purpose of this title;

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Planned Unit Development 24-36

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Analysis: Location - That in accordance with Section 17.82.050 of the Hanford Municipal Code, a planned unit development shall be a minimum five-acre site area, except that there shall be no minimum site area requirements if the site is an infill development site. The planned unit development pertains to a five-acre development and is also considered an in-fill development site. Design – the site will allow cross-access and a mix of multi-family and future commercial uses, as shown in Site Plan Review No. 0040-23.

2. That the PUD is being proposed to achieve one or more of the objectives identified in Section

17.82.030;
Purpose: That planned unit developments are encouraged to achieve a more functional, aesthetically pleasing, and harmonious living and working environment within the City, that otherwise might not be possible by strict adherence to the provisions of the municipal code. In certain instances, the objectives of the municipal code may be achieved by development that does not conform in all respects with the land use pattern designated on the zoning map or in the zone district prescribed. The planned unit development seeks to:
 To permit the lot patterns on size, shape, and layout that would not otherwise be permitted by the standards of the zone district in which the site is located;  To permit the implementation of the mixed use provisions in the MX-N, MX-C, or MX-D zone districts.

3. The location and design of the PUD and the conditions under which it would be operated or maintained will not be detrimental to the public health, safety or welfare of the community to properties or improvements in the vicinity
Analysis:

Design and Purpose - That planned unit developments are encouraged to achieve a more functional, aesthetically pleasing, and harmonious living and working environment within the City, that otherwise might not be possible by strict adherence to the provisions of the municipal code. In certain instances, the objectives of the municipal code may be achieved by development that does not conform in all respects with the land use pattern designated on the zoning map or in the zone district prescribed. The planned unit development seeks to:

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Planned Unit Development 24-36

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 To permit the lot patterns on size, shape, and layout that would not otherwise be permitted by the standards of the zone district in which the site is located;  To permit the implementation of the mixed use provisions in the MX-N, MX-C, or MX-D zone districts.

Design – the site will allow cross-access and a mix of multi-family and future commercial uses, as shown in Site Plan Review No. 0040-23.

4. The location and design of the PUD will not generate more traffic than the streets in the vicinity can carry without congestion, and will not overload utilities; Analysis: A traffic impact analysis was conducted for the initial study, which demonstrated that the location and design of the proposed development will not generate more traffic than the streets in the vicinity can handle without congestion, with the application of Engineering Conditions of Approval, conditioning the right-of-way development.

5. That PUD's population density, site area and dimensions, site coverage, yard spaces, height of structures, distances between structures, off-street parking and off-street loading facilities, landscaped areas and street design will produce an environment of stable and desirable character consistent with the purpose of this title;
Analysis: The PUD’s population density is within the allowable range prescribed for the MX-N Neighborhood Mixed Use zone district, which allows high-density development. The site area, dimensions, site coverage, yard spaces, heigh of structures, distances between structures, parking, and landscaping were evaluated for conformance through Site Plan Review No. 0040-23, all requirements of the MX-N Neighborhood Mixed Use Zone District were satisfied.

6. The combination of different dwelling types, architectural appearance, and/or varieties of land uses in the development will complement each other and will harmonize with the existing and proposed land uses in the vicinity; and

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Planned Unit Development 24-36

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Analysis: The combination of multi-family dwellings and future commercial development provides for a mix of uses for the Neighborhood Mixed-Use zone district. The uses will compliment and harmonize with each other and the surrounding residential uses.

NOW, THEREFORE, BE IT RESOLVED, that the City Council finds that no significant environmental impacts would result from the proposed project with the incorporation of mitigation measures, adopts a Mitigation Monitoring and Reporting Program, attached as Exhibit C, and certifies that Mitigated Negative Declaration No. 2024-57 was prepared consistent with the California Environmental Quality Act (CEQA) Guidelines and City of Hanford Environmental Guidelines.

THEREFORE, BE IT FURTHER RESOLVED that the City Council of the City of Hanford hereby approves Planned Unit Development 24-36, subject to the conditions of approval, attached as Exhibit B, and the following:

Expiration: The initial life and subsequent extensions of time for a planned unit development use permit shall be per Chapter 17.70, except that when any planned unit development permit that is approved in conjunction with a tentative subdivision map or parcel map pursuant to Title 16 the conditional use permit shall not expire unless the tentative subdivision map or parcel map also expires, and an extension of the tentative subdivision map or parcel shall be deemed to be an extension of the planned unit development permit.

PASSED AND ADOPTED at a regular meeting of the City Council of the City of Hanford held on the 6th day of August 2024 by the following vote:

AYES: Council Member ________________________
________________________
________________________
________________________
________________________
NOES: Council Member ________________________
ABSTAIN: Council Member ________________________
ABSENT: Council Member ________________________
__________________________________________

MAYOR

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Planned Unit Development 24-36

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STATE OF CALIFORNIA)

COUNTY OF KINGS )

CITY OF HANFORD ) SS
I, Natalie Corral, City Clerk of the City of Hanford, do hereby certify that the foregoing Resolution was duly passed and adopted by the City Council of the City of Hanford at a regular meeting thereof held on the 6th day of August 2024
Dated: ______________________
__________________________________
City Clerk

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Planned Unit Development 24
-36

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Exhibit A
Site Plan Review No. 0040-23

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Planned Unit Development 24-36

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SITE PLAN DIMENSIONED

GRANGEVILLE &
PROPOSED MIXED USE DEVELOPMENT FOR:

CENTENNIAL DRIVE LEGAL DESCRIPTION COMPACT COMPACT KEYNOTES Z:\2022\0220614 - Grangeville & Centennial\2_DESIGN PROPOSALS\SPR\PA1 - Site Plan_Dimensioned.dwg, 5/16/2023 10:53:30 AM, Andy

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SITE PLAN NOTED

GRANGEVILLE &
PROPOSED MIXED USE DEVELOPMENT FOR:

CENTENNIAL DRIVE KEYNOTESSTATISTICS PROJECT PROPOSAL PROJECT LOCATION ASSESSOR'S PARCEL(S) SITE AREA(S) UNIT STATISTICS PARKING REQUIRED BUILDING AREA CALCULATIONS PROJECT COVERAGE CURRENT ZONING SITE DENSITY PROPOSED ZONING PARKING PROVIDED AGENCY JURISDICTION Z:\2022\0220614 - Grangeville & Centennial\2_DESIGN PROPOSALS\SPR\PA1.1 - Site Plan_Noted.dwg, 5/16/2023 10:52:42 AM, Andy

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ELEVATIONS EXTERIOR

GRANGEVILLE &
PROPOSED MIXED USE DEVELOPMENT FOR:

CENTENNIAL
N.W. CORNER OF GRANGEVILLE & CENTRNNIAL DRIVE
HANFORD, CALIFORNIA Of Sheets HANFORD, CALIFORNIA 0220614 GRANGEVILLE & CENTENNIAL Project Number: Plot Date: Sheet Number: Project Name: Reference North: Scale: Date: BACK CHECK CONSTRUCTION AS BUILT PERMITS Issuances: DESIGN REVIEW PLAN CHECK Project Architect: Revisions Date T H E VINCENT COMPANY Phone: 559.225.2602 Fresno, California 93711 1500 West Shaw, Ste. 304 05.16.23 05.15.23 PA10 BUILDING 'A' - SOUTH BUILDING 'A' - WEST BUILDING 'A' - NORTH BUILDING 'A' - EAST KEYNOTES Z:\2022\0220614 - Grangeville & Centennial\2_DESIGN PROPOSALS\SPR\PA10 - Building A Elevations.dwg, 5/16/2023 10:40:46 AM, Andy

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ELEVATIONS EXTERIOR

GRANGEVILLE &
PROPOSED MIXED USE DEVELOPMENT FOR:

CENTENNIAL
N.W. CORNER OF GRANGEVILLE & CENTRNNIAL DRIVE
HANFORD, CALIFORNIA Of Sheets HANFORD, CALIFORNIA 0220614 GRANGEVILLE & CENTENNIAL Project Number: Plot Date: Sheet Number: Project Name: Reference North: Scale: Date: BACK CHECK CONSTRUCTION AS BUILT PERMITS Issuances: DESIGN REVIEW PLAN CHECK Project Architect: Revisions Date T H E VINCENT COMPANY Phone: 559.225.2602 Fresno, California 93711 1500 West Shaw, Ste. 304 05.16.23 BUILDING 'B' - FRONT/REAR BUILDING 'B' - END 05.15.23 PA11 KEYNOTES Z:\2022\0220614 - Grangeville & Centennial\2_DESIGN PROPOSALS\SPR\PA11 - Building B Elevations.dwg, 5/16/2023 10:39:58 AM, Andy

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ELEVATIONS EXTERIOR

GRANGEVILLE &
PROPOSED MIXED USE DEVELOPMENT FOR:

CENTENNIAL
N.W. CORNER OF GRANGEVILLE & CENTRNNIAL DRIVE
HANFORD, CALIFORNIA Of Sheets HANFORD, CALIFORNIA 0220614 GRANGEVILLE & CENTENNIAL Project Number: Plot Date: Sheet Number: Project Name: Reference North: Scale: Date: BACK CHECK CONSTRUCTION AS BUILT PERMITS Issuances: DESIGN REVIEW PLAN CHECK Project Architect: Revisions Date T H E VINCENT COMPANY Phone: 559.225.2602 Fresno, California 93711 1500 West Shaw, Ste. 304 05.16.23 BUILDING 'C' - FRONT/REAR BUILDING 'C' - END 05.15.23 PA12 KEYNOTES Z:\2022\0220614 - Grangeville & Centennial\2_DESIGN PROPOSALS\SPR\PA12 - Building C Elevations.dwg, 5/16/2023 10:39:27 AM, Andy

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ELEVATIONS EXTERIOR

GRANGEVILLE &
PROPOSED MIXED USE DEVELOPMENT FOR:

CENTENNIAL
N.W. CORNER OF GRANGEVILLE & CENTRNNIAL DRIVE
HANFORD, CALIFORNIA Of Sheets HANFORD, CALIFORNIA 0220614 GRANGEVILLE & CENTENNIAL Project Number: Plot Date: Sheet Number: Project Name: Reference North: Scale: Date: BACK CHECK CONSTRUCTION AS BUILT PERMITS Issuances: DESIGN REVIEW PLAN CHECK Project Architect: Revisions Date T H E VINCENT COMPANY Phone: 559.225.2602 Fresno, California 93711 1500 West Shaw, Ste. 304 05.16.23 BUILDING 'D' - FRONT/REAR BUILDING 'D' - SOUTH 05.15.23 PA13 BUILDING 'D' - NORTH KEYNOTES Z:\2022\0220614 - Grangeville & Centennial\2_DESIGN PROPOSALS\SPR\PA13 - Building D Elevations.dwg, 5/16/2023 10:38:42 AM, Andy

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ELEVATIONS EXTERIOR

GRANGEVILLE &
PROPOSED MIXED USE DEVELOPMENT FOR:

CENTENNIAL
N.W. CORNER OF GRANGEVILLE & CENTRNNIAL DRIVE
HANFORD, CALIFORNIA Of Sheets HANFORD, CALIFORNIA 0220614 GRANGEVILLE & CENTENNIAL Project Number: Plot Date: Sheet Number: Project Name: Reference North: Scale: Date: BACK CHECK CONSTRUCTION AS BUILT PERMITS Issuances: DESIGN REVIEW PLAN CHECK Project Architect: Revisions Date T H E VINCENT COMPANY Phone: 559.225.2602 Fresno, California 93711 1500 West Shaw, Ste. 304 05.16.23 BUILDING 'E' - FRONT/REAR BUILDING 'E' - WEST 05.15.23 PA14 BUILDING 'E' - EAST KEYNOTES Z:\2022\0220614 - Grangeville & Centennial\2_DESIGN PROPOSALS\SPR\PA14 - Building E Elevations.dwg, 5/16/2023 10:38:02 AM, Andy

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Planned Unit Development 24-36

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Exhibit B
Site Plan Review 0040-23 Conditions of Approval

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COMMUNITY DEVELOPMENT DEPARTMENT | 317 N. DOUTY ST. HANFORD, CA 93230 559.585.2500 | WWW.HANFORD.CITY
DATE: July 5, 2024
PROJECT: Site Plan Review 0040-23
APPLICANT: Scott Vincent
LOCATION: NWC of Grangeville Boulevard and Centennial Drive (APN 009-030-142) PROPOSAL: 64-unit multi-family development
ZONING: Current C-N, Planned MX-N
Enclosed for your review are the comments and decisions of the Site Plan Review Committee. Please review all comments, since they may impact your project:

RESUBMIT: Major changes to your plans are required prior to site plan approval.

PROCEED: Plans approved subject to the attached conditions of approval, including the revision of any stated plan. The following department comments and conditions are attached:

Planning Building
Fire Public Works
Other: ____________________
Submit plans for a building permit via the Citizen Self Service Portal.

To complete the entitlement process, your plans must be reviewed by:

City Council Planning Commission
Parking and Traffic Commission Parks and Recreation Commission Other: ____________________

Signed,
Gabrielle Myers July 5, 2024
Gabrielle Myers DATE
Senior Planner, Community Development Department

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COMMUNITY DEVELOPMENT DEPARTMENT | 317 N. DOUTY ST. HANFORD, CA 93230 559.585.2500 | WWW.HANFORD.CITY

EXPIRATION
A site plan approval shall expire one (1) year from its approval date, unless a building permit application has been submitted or the use has commenced. Prior to expiration, the Community Development Director may extend the permit expiration date by one (1) year if there is substantial evidence that the applicant is diligently pursuing building permit approval or commencement of the use (Hanford Municipal Code Section 17.72.070).

CALIFORNIA ENVIRONMENTAL QUALITY ACT

Site Plan Review is a ministerial action, therefore not subject to the California Environmental Quality Act (CEQA) (CEQA Guidelines 15268 and MC 17.70.070 and 17.70.080).

ISMND for GP, RZ, PUD, VAR – 2024-57

DEFENSE AND INDEMNIFICATION PROVISION
That the applicant shall defend, indemnify, and hold harmless the City of Hanford (“City”), its officials, officers, employees, representatives, agents and attorneys, from and against all claims, damages, losses, judgments, liabilities, expenses and other costs, including litigation costs and attorney’s fees, arising out of, resulting from, or in connection with, the City’s act or acts leading up to and including approval of any environmental document and/or granting of any approvals relating to the Project.

Applicant’s obligation to defend, indemnify and hold the City harmless specifically includes, but is not limited to, any suit or challenge by any third party against the City which challenges or seeks to set aside, void or annul the legality or adequacy of any environmental document approved by the City or any approval related to the Project.

APPLICANT'S STATEMENT (Must be signed prior to issuance of a building permit) I have reviewed a copy of the Site Plan Review Approval 0040-23 and I understand that the proposed construction and/or land use is dependent upon the fulfillment of the conditions of approval and construction of all required public improvements prior to use, inauguration, or occupancy, unless other arrangements are approved.

Applicant or Authorized Representative
_________________________________________________________

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COMMUNITY DEVELOPMENT DEPARTMENT | 317 N. DOUTY ST. HANFORD, CA 93230 559.585.2500 | WWW.HANFORD.CITY

PLANNING DIVISION

SITE PLAN REVIEW COMMENTS
SITE PLAN NUMBER: SITE PLAN REVIEW NO. 0040-23
CONTACT: Gabrielle Myers, Senior Planner: (559) 585-2578 General Plan Designation: Neighborhood Mixed Use
Zoning: MX-N Neighborhood Mixed Use
Other Special Districts: N/A
Planning Division Recommendation Revise and Proceed Resubmit The project does meet the requirements of the Hanford Municipal Code, development standards and other codes and policies.

Correction(s):
- That the carport within the side setback along the western property line, adjoining the basin, be relocated outside of the setback area.

Required Entitlements:
- General Plan Amendment to change the designation from Neighborhood Commercial to Neighborhood Mixed Use
- Rezone to change the zoning from C-N Neighborhood Commercial to MX-N Neighborhood Mixed Use
- Planned Unit Development for cross-access between sites - Variance for elimination of block wall between multi-family to the north, PF Basin to the west, and reduced setbacks for parking encroachment
General:

That approval of this project does not exempt compliance with all applicable sections of the Zoning Ordinance, Public Works Improvement Standards, fees, or other City Ordinances.

That all approved proposals of the applicant be conditions of development, if not mentioned herein.

That the site be developed according to the approved site plan, titled Site Plan Review No. 0040-23 with minor modifications to be approved by the Community Development Department.

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COMMUNITY DEVELOPMENT DEPARTMENT | 317 N. DOUTY ST. HANFORD, CA 93230 559.585.2500 | WWW.HANFORD.CITY
That no expansion of the use which would tend to increase the projected scale of operations beyond the scope and nature described in this Site Plan Review shall be permitted except upon application for, and approval of, modification of this application according to all procedures and requirements thereof.

That the Mixed Use Neighborhood zone districts shall be designed to provide and encourage walking within the commercial uses and between the commercial uses and the residential uses within the MX-N zone and other nearby residential uses. At a minimum, this shall be accomplished with a minimum 10-foot wide pedestrian path of travel between commercial sites and all residential sites within the MX-N zone.

Cultural Resources:

That if cultural resources are discovered during construction or related activities, all work shall be halted and a qualified archeologist and the City of Hanford shall be notified. The find shall be properly investigated and appropriate measures are to be taken before construction may continue.

Building Setback Areas (Section 17.24.060)
That the appropriate setbacks be maintained, as follows:

The front building setback area shall be 15 feet along Grangeville Boulevard.

The rear building setback shall be 15 feet from the rear lot abutting an R-H zone district (northern property line)
The side building setback shall be 15 feet from the side property line abutting the PF zone district to the west.

The street side building setback shall be 15 feet along Centennial Drive.

Height of Structures (Section 17.24.080)
That the maximum structure height shall be 35 feet.

Off Street Parking: (Section 17.54).

That the applicant shall provide a minimum of 119 parking stalls on site, 5 of which are ADAaccessible, based on the ratio for multi-family residential units, as follows:

Unit Type Parking Space
Requirement
Measuring
unit
# of Stalls
Required
Total
Covered
1-bedroom unit 1.5 spaces; 50% covered 16 units 24 12

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COMMUNITY DEVELOPMENT DEPARTMENT | 317 N. DOUTY ST. HANFORD, CA 93230 559.585.2500 | WWW.HANFORD.CITY
2-bedroom unit 1.75 spaces; 50% covered 36 units 63 31.5 3-bedroom unit 2 spaces; 50% covered 12 units 24 16
Community Space 1 stall per 300 sq. ft. 2,307 sq. ft. 8 0 Total Spaces Required: 64 units 119 59.5
That 60 stalls shall be covered parking stalls.

That the standard parking space shall not be less than 18.5 feet in length and nine feet in width, exclusive of aisles and access drives (Section 17.54.110 A).

That the maximum number of compact-car parking spaces is limited to 30 percent of the total parking spaces required. A compact parking space shall not be less than 16 feet in length and 8 feet in width, and marked for compact cars (Section 17.54.110 B. and C).

There shall be no more than four compact spaces adjacent to each other.

That parking for bicycles and low-emission vehicles shall be provided in accordance with the latest adopted version of the California Building Code (Section 17.54.190).

In the commercial zone district, not less than five percent of the interior square footage of a parking area shall be landscaped with trees and other plant materials suitable for ornamentation. Parking areas are to have one tree placed at every four lineal parking stalls.

Usable Open Space: (Section 17.24.110).

That new commercial developments shall provide a common outdoor area, shaded sitting area for use by customers. The size of this area shall be a minimum 250 square feet per acre of site area.

That lots with four or less dwelling units shall provide for a usable open space are of a minimum 300 square feet per dwelling unit. The open space shall be a minimum 15 feet wide.

That lots with five or more dwelling units shall provide for a usable open space area equal to five percent of the lot area. Where multiple lots that together make up a single development site, the required open space may be combined into common open space areas that are accessible to all residents of the site. Five percent of the multi-family portion of the site is 8,167.5 square feet.

Signage: (Section 17.56).

That any/all signs proposed for this development shall be subject to the requirements and prescribed in Chapter 17.56 of the Hanford Municipal Code. A separate application is required.

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COMMUNITY DEVELOPMENT DEPARTMENT | 317 N. DOUTY ST. HANFORD, CA 93230 559.585.2500 | WWW.HANFORD.CITY
Number and Size of Permanent Signs by Zone
Zone District Building Signs Freestanding Signs
C-N, C-R, C-S, CH, MX-N, MX-C,
and O zones
No limit to number of signs per business
establishment. Allowed square footage
per building frontage is cumulative.

Establishments with primary building
frontage less than 300 feet: 2 sq. ft. per 1
lineal foot up to a maximum 350 sq. ft.
along primary frontage. 50 sq. ft. allowed
regardless of frontage length.

Secondary building frontage: 1 sq. ft. per
lineal foot up to a maximum 200 sq. ft. per
secondary frontage. 35 sq. ft. allowed
regardless of frontage length.

Sites within 100 feet of State Route 198
may count the frontage facing State
Route 198 as their primary frontage for
the purpose of calculating maximum sign
size.
1 sign per establishment maximum.
40 sq. ft. maximum sign face size.
6 feet high maximum if set back 10 feet
from property line.
5 feet high maximum if set back 5 feet
from property line.
4 feet high maximum if set back 0 feet
from property line.

Sites with an integrated shopping center:
1 additional freestanding sign up to 350
sq. ft. Maximum height not greater than

1.5 times the average height of the
building.

Landscaping: (Section 17.24.120 and 17.52).

That landscaping shall be provided and permanently maintained in a setback area not less than 15 feet from a lot line adjoining a street.

General Design Standards: the following features shall be incorporated into the design of the proposed landscape and shown on the required landscape plans:

Publicly maintained landscape areas shall be separated from privately maintained landscape areas with, at a minimum, a four (4) inch wide concrete mow strip.

Pedestrian access to sidewalks and structures shall be integrated with the design of landscaped areas.

Landscape adjacent to driveways and parking areas shall be protected from vehicle damage through the provision of a minimum six (6) inch high and six (6) inch wide concrete curb.

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COMMUNITY DEVELOPMENT DEPARTMENT | 317 N. DOUTY ST. HANFORD, CA 93230 559.585.2500 | WWW.HANFORD.CITY
Concrete mow strips, when used, shall be a minimum of four (4) inches in width.

Trees and shrubs shall be planted so that at maturity they do not interfere with utility lines and traffic safety sight areas.

Trees and shrubs shall be planted and maintained in a manner that protects the basic rights of adjacent property owners, particularly the right to solar access.

Trees planted within five (5) feet of sidewalks or curbs shall have an eighteen (18) inch by ten (10) foot long linear root barrier placed at each edge of the sidewalk or face of curb, centered on the tree.

Plant materials. Plant materials shall be selected and installed in accordance with the following requirements:

The size of ten (10) percent of the trees to be planted shall be twenty-four (24) inch box or larger. The remaining trees shall be sized fifteen (15) gallons or larger.

The size of seventy (70) percent of plants and shrubs shall be at five (5) gallon or larger. The remaining plants and shrubs shall be sized one (1) gallon or larger.

The size of groundcover at planting shall be one (1) gallon or larger.

Groundcover shall be designed to have one hundred (100) percent coverage within two (2) years.

Drought tolerant plant material and climate appropriate species shall be emphasized in the design.

That the landscaped area shall be planted with live and healthy plant materials suitable for screening/or ornamenting the site. Landscaped areas shall be watered by automatic systems and designed and developed in accordance with Chapter 12.08 and the most recent State Model Water Efficient Landscaped Ordinance.

That no fence, hedge, or shrub shall be installed, planted, or maintained along a street frontage, which creates a traffic or pedestrian hazard.

Fencing and Walls: (Section 17.24.130)
That a block wall with a minimum height of seven feet shall be provided along any side or rear lot line that abuts an R-M or PF zone district. A variance is sought to eliminate the blockwall requirement between the existing multi-family property to the north and the city/well and basin site to the west.

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COMMUNITY DEVELOPMENT DEPARTMENT | 317 N. DOUTY ST. HANFORD, CA 93230 559.585.2500 | WWW.HANFORD.CITY
That no fence or wall shall be placed in front of or within any landscaped area located next to a street.

That the open storage of materials and equipment attendant to a use shall be permitted only within an area surrounded or screened by a solid wall or fence seven feet minimum in height.

That any proposed fencing on the site be maintained in good repair.

That no fence or wall shall be placed within the public right-of-way.

That a masonry fence exceeding three (3) feet in height shall require engineered footings and a building permit. All other fencing exceeding seven (7) feet in height shall require engineered post footings and a building permit.

That no hedge, shrub, fence, or wall exceeding the three (3) feet in height, or four (4) feet in height if the upper one (1) foot is fifty (50) percent or more open shall be planted, placed, or maintained within the twenty-five (25) feet corner sight triangle of a corner lot, or along a front or street side property line where the hedge, shrub, fence, or wall creates a traffic or pedestrian hazard as determined by the Community Development Director.

Outdoor Lighting Standards (Section 17.50.140)
That all lights and light fixtures, except public street lights, shall be located, aimed or shielded so as to minimize light trespassing across property boundaries or skyward.

That building mounted lighting fixtures shall be attached only to the walls of the building. The top of a light fixture attached to a building wall shall not be higher than the top of the building parapet or the top of the roof eave, whichever is lower.

That the canopy ceiling light fixtures shall be recessed or the sides of the lens area shall be shielded, in order to eliminate emission of horizontal light.

That the height of freestanding light fixtures, including freestanding parking lot fixtures, shall be measured from the top of a light fixture to the adjacent grade at the base of the support for that light fixture and shall not exceed 30 feet.

Dust Control:

That the appropriate dust-control practices of the San Joaquin Valley Air Pollution Control District shall be implemented.

That the any necessary permits be obtained through the San Joaquin Valley Air Pollution Control District.

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COMMUNITY DEVELOPMENT DEPARTMENT | 317 N. DOUTY ST. HANFORD, CA 93230 559.585.2500 | WWW.HANFORD.CITY

BUILDING DIVISION
SPR0040-23 Multi Family
7-3-24
1700 Block of Centennial Blvd
Contact Building Official: Tom Webb (559) 585-2584
Concerning questions that you may have on the conditions listed below:

That building permits must be obtained from the City Building Division for each structure to include but not limited to: buildings, pools, fences, trash enclosures, signs and carports for any structural, plumbing, electrical or mechanical work being done.

That no building or structure shall be used or occupied, and no change in the existing occupancy classification of building or structure or portion thereof shall be made until the building official has approved the change and issued a Certificate of Occupancy.

That detailed dimensioned plans be provided to the Building Division for each structure prior to obtaining construction permits. Each structure will require a separate submittal and permit.

That each structure will require plans and calculations signed by an architect or engineer licensed to practice in the State of California. Submittal shall consist of as applicable:

4.1 1 copy of the City of Hanford Permit Application form

4.2 One electronic set of Drawings unless noted, including:

4.2.1 Grading Plan (Civil Drawings, for reference)

4.2.2 Site Plan

4.2.3 Architectural Drawings

4.2.4 Structural Drawings

4.2.5 Electrical Drawings

4.2.6 Mechanical Drawings

4.2.7 Plumbing Drawings

4.2.8 Landscape Plan (for reference)

4.2.9 Planning Dept. “Conditions of Approval” or “Resolution” printed on the drawings and part of the drawing submittal

4.2.10 Sets shall be stamped and wet signed by an Architect or Engineer licensed in the State of California.
**** Each structure will be considered a separate submittal. Grading, Landscaping, Pools, Signage and all Fire permits are separate submittals as well and require separate applications and submittals as applicable. ****

4.3 One Electronic set of documentation, unless noted, including:

4.3.1 Architectural Specifications

4.3.2 Structural Calculations

4.3.3 Electrical Calculations, if not included on the drawings

4.3.4 Mechanical Calculations, if not included on the drawings

4.3.5 Plumbing Calculations, if not included on the drawings

4.3.6 Energy Calculations, if not included on the drawings

4.3.7 CalGreen Compliance including C & D Recycle plan

4.3.8 Compliance with the City of Hanford Landscape Ordinance

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COMMUNITY DEVELOPMENT DEPARTMENT | 317 N. DOUTY ST. HANFORD, CA 93230 559.585.2500 | WWW.HANFORD.CITY

4.3.9 Sets shall be stamped and wet signed by an Architect or Engineer licensed in the State of California.

5. That the site, as well as the buildings, shall be made accessible and usable by the disabled in accordance with the California Building Code, Chapter 11B/A.

6. That a school impact fee for each square foot of new building area be paid when building permits are issued.

7. That all special inspection reports be submitted to the Building Division prior to final inspection.

8. That all construction shall conform to the Most Current Edition (2022) of the California Building Code, California Electrical Code, California Mechanical Code, California Plumbing Code, California Fire Code, California Energy Code and CalGreen

9. That Kings County and City of Hanford Impact Fees shall apply at current rates.

10. That the tenant, lessee, and/or owner are responsible for compliance with the Americans with Disabilities Act. By federal law your facility must be made accessible to the highest degree possible.

11. That the applicant provides a complete set of AS-BUILT drawings on CD, in “tif” format, to the Building Division prior to Final Inspection.

12. That block walls and trash enclosures require separate submittals/permits through the Building Dept.

13. That separate water, sewer, electrical and gas services be provided to each building.

14. That all plumbing calculations for pool/deck area be submitted with the clubhouse plans.

15. That the buildings will be addressed at time of permitting (1700 Block of Centennial Blvd).

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Bob Williams 6/29/2024
Utilities Manager 559-585-2560 Date
City of Hanford
Public Works Department
900 South 10th Ave. • Hanford, CA 93230-5234 • (559) 585-2550 Utilities Division Comments
PROJECT: SPR0040-23 – 64-Unit Multi-Family
Phase I- Northwest corner of Centennial Drive and Grangeville Blvd.

General:

1. That all work within the public street right-of-way shall be under the control of a General Engineering Contractor, licensed for that purpose. Contractor shall verify all conditions in the field prior to commencing construction.

2. That locations of existing water, sanitary sewer and storm drain mains in the vicinity of the project site will be marked by Public Works Department staff based upon the city’s best available records. Contractor shall notify Underground Service Alert (U.S.A.) for utility markings.

3. That all sanitary sewer, storm sewer and water utility work and materials shall conform to City of Hanford Standards and Specifications, latest edition.

Water:

1. That the developer shall provide an accurate fixture unit count and size water services in accordance with the requirements of the Uniform Plumbing Code, latest edition.

2. That the developer abandons any water service not being used for this project per City Standards.

3. That the developer shall furnish and install any new water service assemblies required for the project including water meters and meter boxes for both domestic and landscape uses. If existing services are utilized, fixture counts to ensure adequate size of service is required. All new services are to connect to Centennial Drive.

4. That the developer shall furnish and install appropriate cross connection/backflow prevention assemblies for all required water services, including fire service lines. Fire service system shall be a looped system with two points of connection to the City water main or per City of Hanford Fire Department Requirements.

5. That all backflow prevention assemblies required for the development shall be tested and approved by a certified technician that has been approved by the City of Hanford prior to occupancy. Copies of all backflow test results shall be provided to the City of Hanford Utilities Division.

6. It is recommended that developer install a separate irrigation service to reduce the sewage usage bill. Sewage bills are calculated off of domestic water flows.

Sewer:

1. That the property owner is responsible for maintenance of all sanitary sewer laterals providing service to their property from building structure to the City Sanitary Sewer main, including connection fittings.

2. That the developer abandons any sanitary sewer service not being used for this project per City Standards.

3. That the developer shall size sewer service lateral(s) to serve the project site in accordance with requirements of the Uniform Plumbing Code, latest edition. All new sanitary sewer laterals shall connect to Centennial Drive.

4. That the developer shall furnish, install and maintain a grease trap assembly on any sewer lateral receiving waste water from food preparation facilities in conformance to City Standard Detail SS-32, if applicable.

5. That the developer shall furnish and install a floor drain inside any newly constructed Trash Enclosure per City Standard Detail GE-35 that will include a sand/grease separator in conformance with City Standard Detail SS-32 and shall connect to the City’s Sanitary Sewer System. If a food preparation facility is on site, both hot and cold water will be required within the trash enclosure.
conditions considered draft until final SPR approval by Engineering

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Steve Coodey 6/29/2024
Assistant Engineer (559) 585-2582 Date
City of Hanford
Public Works Department
900 South 10th Ave. • Hanford, CA 93230-5234 • (559) 585-2550 Engineering Division Comments
PROJECT: SPR0040-23 – 64-Unit Multi-Family
Phase I- Northwest corner of Centennial Drive and Grangeville Blvd.

General Requirements:

1. That the development shall comply with all applicable City of Hanford Standards and Specifications requirements. Any deviation from said Standards and Specifications must be approved by the City Engineer prior to construction.

2. That an Encroachment Permit for all work located within the public street right-of-way shall be obtained from the Public Works Department prior to start of work. For additional information regarding Encroachment Permit requirements, contact the City Engineering Division at (559) 585-2558.

3. That the development is subject to a $4,400.00 Grading Plan Review fee in accordance with City Resolution No. 10-31-R. or any revisions thereof. Grading Plan Review fee shall be paid prior to issuance of building permits.

4. That the development is subject to Engineering Plan Review and Inspection fee based on the cost of improvements required to be constructed within the public street right-of-way, in accordance with City Resolution No. 92-58-R, or any revisions thereof. Subject fees shall be payable prior to approval of improvement plans.

5. That all financial and other arrangements for planning, engineering, scheduling, installation of and/or relocation of ungrounding of electric, gas, telecommunications, or other privately owned utilities are the sole responsibility of the developer. The developer is advised that significant project delays may result if utility issues are not resolved prior to start of construction.

Map and Plan Requirements:

1. That the developer shall submit to the City Engineer a set of construction plans on 24” X 36” size sheets for all required improvements. The plans shall be prepared by a licensed civil engineer, and shall include a site plan showing all on-site and off-site improvements, including but not limited to, sanitary sewer, storm drainage, and water system infrastructure, refuse enclosure locations, public street & parking lot improvements, landscape & irrigation systems and all other improvements as required by the project conditions of approval and the City of Hanford Standards and Specifications. Improvement plans shall include all City of Hanford Construction Standard Detail’s pertinent to the project. Plans must be approved by the City of Hanford and any other affected agencies before issuance of building permits.

2. That prior to beginning any construction, or within twenty (20) calendar days after the approved plans are released by the City, the developer shall submit to the City of Hanford Engineering Division four (4) bond copies of the approved set of construction plans, and two (2) bound sets of the approved construction specifications, if any.

3. That within twenty (20) calendar days after all improvements have been constructed and accepted by the City, the developer shall submit to the City of Hanford Engineering Division one (1) reproducible and one (1) bond copy of the approved set of improvement construction plans revised to reflect all field revisions and marked “RECORD DRAWING”.

Drainage Requirements:

1. That the developer shall comply with all applicable State of California requirements pursuant to the National Pollutant Discharge Elimination System (NPDES). If applicable to the project, a Notice of Intent for the development shall be electronically filed by the developer and accepted by the State Water Resource Control Board (SWRCB) prior to any disturbance of soils onsite. Documentation of SWRCB approval of the development shall be required by the City of Hanford prior to start of construction, and the developer shall comply with all SWRCB General Construction Permit requirements during construction. Contact the SWRCB at www.swrcb.ca.gov for further information.

2. All storm drainage runoff that leaves the property shall be directed to the existing storm drain basin located on the corner of Berkshire Drive and Mustang Drive.

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Steve Coodey 6/29/2024
Assistant Engineer (559) 585-2582 Date
City of Hanford
Public Works Department
900 South 10th Ave. • Hanford, CA 93230-5234 • (559) 585-2550 PROJECT: SPR0040-23 – 64-Unit Multi-Family
Phase I- Northwest corner of Centennial Drive and Grangeville Blvd.

3. That the commercial portion of the property be maintained and in compliance with the project SWPPP during and after completion of the apartment complex.

4. The developer shall not allow for public vehicle access to the commercial property until such time that the property develops.

5. That track-out of soil, gravel, or other construction-related materials on to public streets is prohibited.

6. That a drainage/site improvement plan for development be prepared by a license civil engineer for review and approval by the Public Works Department prior to the issuance of building permits. All construction shall be certified by a civil engineer as being constructed to approved plan.

7. That site grading and drainage shall comply with the approved grading and improvement plans for the development. Upon completion of construction, the developer’s engineer shall provide a written statement that site grading and drainage has been completed in accordance with approved plans. All onsite storm drainage shall drain to the existing storm basin per the City of Hanford’s Storm Drainage System Master Plan. The developer may construct an out-fall structure within the existing storm drainage basin or connect to the existing storm drain main within Centennial Drive, or a combination of both.

8. The developer shall construct a storm drain inlet in conformance with City Standard Detail SD-17, to capture storm drainage from the property street frontages and connect to the existing storm drain manhole located within Centennial Drive.

Curb, Gutter, and Sidewalk Requirements:

1. That the developer construct curb and gutter in conformance with City Standard Detail CO-11 along the Centennial Drive and Grangeville Boulevard project frontages. The curb and gutter along the Grangeville Blvd. frontage may be deferred until such time that the commercial property develops.

2. That the developer construct sidewalk in conformance with City Standard Detail CO-14 along the Centennial Drive and Grangeville Boulevard project frontages. The sidewalk along the Grangeville Blvd. frontage may be deferred until such time that the commercial property develops.

Drive Approach Requirements:

1. That the developer shall construct a drive approach in conformance with City Standard Detail CO-41 on the Grangeville Boulevard property frontage. Modifying for Easy-Access curbing is acceptable as proposed on the site plan application using 20’ radius curb returns. There shall not be less than 200’ between the end of curb return on Grangeville Boulevard at Centennial Drive and the nearest point of the drive approach. The drive approach shall not exceed 35’ in width as measured between the closest portion of each approach radius. Pedestrian access crossing the drive entrance shall not exceed 2% cross slope. This drive approach may be deferred until such time that the commercial property develops.

2. That the developer shall construct two drive approaches to the apartment complex on the Centennial Drive frontage in conformance with City Standard Detail CO-41. Easy Access curbing will be acceptable as proposed. Due to the proposed widths of both access points a pedestrian “safe zone” shall be established in the alignment of the onsite curbed median separating the ingress and egress.

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Steve Coodey 6/29/2024
Assistant Engineer (559) 585-2582 Date
City of Hanford
Public Works Department
900 South 10th Ave. • Hanford, CA 93230-5234 • (559) 585-2550 Street Requirements:

1. That the developer construct Centennial Drive as a Major Collector per City Standard Detail ST-23. A raised concrete median shall be constructed in conformance with City Standard Details CO-17 and CO-18, measuring a minimum of 2’ in width that extends to the north a minimum of 275’ from the crosswalk at Grangeville Boulevard. The developer shall submit a color swatch to the city’s engineering department for approval for the stamped concrete. The developer shall paint the median nose high visibility yellow and install a “Q” marker per the CA MUTCD near the end of each median nose.

2. That the developer construct Grangeville Boulevard as a Major Arterial per City Standard Detail ST-18. A raised concrete median shall be constructed in conformance with City Standard Details CO-17 and CO-18 across the entire Grangeville Boulevard frontage. The developer shall submit a color swatch to the city’s engineering department for approval of the stamped concrete. The developer shall paint the median nose high visibility yellow and install a “Q” marker per the CA MUTCD near the end of each median nose. A left hand turn pocket may be developed to allow for U-turns for the westbound traffic near the western property boundary. This median may be deferred until such time that the commercial property develops.

3. Traffic control for work performed within the City of Hanford right-of-way shall conform to the California Manual on Uniform Traffic Control (CAMUTCD) and shall be approved by the City of Hanford Public Works Dept. prior to scheduling work.

4. All underground piping shall be inspected prior to backfilling. All utility trench backfill and paving shall conform to City Standard Detail ST-8.

5. All utilities within City Right of Way to be bored unless otherwise permitted by City Engineer.

6. All sawcut joints within city roadways shall be sealed with an approved crack sealer upon repaving.

Parking Lot Requirements:

1. That the parking lot shall be constructed per City Standard Detail GE-32. Areas of the parking lot utilized by the City Refuse Department to service the refuse enclosure shall be constructed to provide an adequate pavement structure section for refuse truck use.

Deferred Development:

1. Items mentioned in this document that are offered for deferment until such time as future development occurs with the commercial property, must be requested in writing to the City of Hanford Engineering Department. At that time, the City will produce a Deferred Improvement Agreement to be signed by both parties.

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Development Impact Fees:

1. That development is subject to the following impact fees in accordance with city ordinances no. 90-09, 90-10 and 98- 14, or any revisions thereof. Impact fee calculations are based upon square footage of structures as shown on the site plan. If changes are made to structure thereby increasing or decreasing structure floor areas, then impact fees will likewise change to reflect actual field conditions. Fees listed below reflect the FY24/25 rates effective July 1st, 2024.

All fees are payable prior to issuance of building permits. (Proposed building area 69,003 sf.- Site Area: 3.75 AcresUnits: 64). Commercial property (remaining 1.25 acres) to be assessed separately upon development.

A. That the development is subject to a $179,569.28 Circulation Impact Fee in accordance with City Resolution No. 98- 56-R, or any revisions thereof.

B. That the development is subject to a $62,640.00 Water System Impact Fee in accordance with City Resolution No. 98-54-R, or any revision thereof.

C. That the development is subject to a $115,687.68 Wastewater System Impact Fee in accordance with City Resolution No 98-55-R, or any revision thereof.

D. That the development is subject to a $12,665.74 Storm Water System Impact Fee in accordance with City Resolution No. 98-57-R, or any revision thereof.

E. That the development is subject to a $11,506.56 Fire Protection Impact Fee in accordance with City Resolution No. 98-52-R, or any revision thereof.

F. That the development is subject to a $10,601.60 Police Protection Impact Fee in accordance with city Resolution No. 98-53-R, or any revision thereof.

G. That the development is subject to a $15,920.36 Refuse and Recycling Impact Fee in accordance with City Resolution No 98-56-R, or any revision thereof. Calculated with eight (8) 3-yard and four (4) 2-yard dumpster bins.

H. That the development is subject to a $161,644.80 Park Impact Fee in accordance with City Resolution No 05-64-R, or any revision thereof.

I. That the development is subject to a $7,160.10 Sanitary Sewer Area of Benefit District Fee in accordance with City Resolution No 92-25-R, or any revision thereof.

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Nick Mecham 6/29/2024
Refuse Supervisor (559) 585-7992 Date
City of Hanford
Public Works Department
900 South 10th Ave. • Hanford, CA 93230-5234 • (559) 585-2550 Refuse Division Comments
PROJECT: SPR0040-23 – 64 Unit Multi-Family
Phase I- Northwest corner of Centennial Drive and Grangeville Blvd.

General Requirements:

1. That a minimum of four (4) 10’ X 20’ inside clear dimension masonry block refuse enclosures with 6’ high perimeter walls shall be constructed in accordance with City Std. GE-35, modified to include installation of 12” X 12” interior concrete curbs and 10’ concrete apron. If enclosures are used to service restaurants, then a separate grease bin container area shall be constructed in accordance with City Standard GE-41. The refuse enclosures shall have gates of chain-link fencing with earth-tone color vinyl slats or other approved gate material. The enclosures shall be architecturally compatible with surrounding buildings, and the location of the enclosure shall be approved by both the Public Works and Community Development Departments.

2. That refuse enclosures shall be constructed with drains and shall be connected to the sanitary sewer system.

3. That nothing other than the city refuse bins shall be stored or kept in refuse enclosures.

4. That refuse enclosure gates shall be securely closed except when in use.

5. That refuse enclosures shall not be located adjacent to combustible construction or beneath windows or non-protected eaves.

6. That all on site vehicle routes used to service trash enclosure shall be constructed in accordance with City Standard GE32 Industrial Parking Lot pavement requirements to provide an adequate pavement structure section for refuse truck use.

7. That the applicant shall participate in all available waste recycling & reuse programs including the new requirement for food waste separate bin service (if applicable).

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Planned Unit Development 24-36

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Exhibit C
Mitigation Monitoring and Reporting Program

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MITIGATION MONITORING AND REPORTING PROGRAM

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Mitigation Measure
Timeframe Responsible
Monitoring Agency
Date Initial

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1. All soil excavated or graded shall
be sufficiently watered to prevent
excessive dust. Watering shall
occur as needed with complete
coverage of disturbed soil areas.

Watering shall take place a
minimum of twice daily on
unpaved/untreated roads and on
disturbed soil areas with active
operations.

2. All fine material transported off
site shall be either sufficiently
watered or securely covered to
prevent excessive dust.

3. Areas disturbed by clearing, earth
moving, or excavation activities
shall be minimized at all times.

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portion of the project sites, the
following dust control practices shall
be implemented.

1. Onsite vehicle speeds shall be
limited to 15 miles per hour.

2. All areas with vehicle traffic shall
be paved, treated with dust
palliatives or watered a minimum
of twice daily.

3. Streets adjacent to the project sites
shall be kept clean, and projectrelated accumulated silt shall be removed.

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Ongoing Lead Agency

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Prior to
construction
Lead Agency

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sensitivity of the nesting Swainson’s hawk to
disturbances and at the discretion of the
qualified biologist.

During
construction
Lead Agency
MM BIO-6: All trash and food items should be
discarded into closed containers and properly
disposed of at the end of each workday.

During
construction
Lead Agency
MM BIO-7: To prevent harassment or
mortality of listed species, no pets should be
permitted on the Project site during Project
construction.

Cultural resource materials may include
During
construction
Lead Agency

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The tribal cultural staff shall monitor the site
during grading activities.

Prior to
construction
Lead Agency
MM CUL-3: That a Burial Treatment Plan be
entered into by the applicant/developer prior
to any earth-disturbing activities.

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Prior to
construction
Lead Agency

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• Managing waste, aggressively
controlling litter, and implementing
sediment controls.
• Evidence of the approved SWPPP shall
be submitted to the Lead Agency.

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correspondence and reports shall be
submitted to the Lead Agency.

MM HAZ-1: The Project proponent/operators
and its contractors shall utilize the U.S.

Department of Transportation and Caltrans
designated hazardous materials routes for the
transportation of hazardous and potentially
hazardous materials during Project
construction and operation.

Ongoing Lead Agency

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RESOLUTION 24-31-R

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HANFORD APPROVING VARIANCE NO. 0009-23, A REQUEST TO DEVIATE FROM THE STANDARDS OF SECTION

17.24.130 OF THE HANFORD MUNICIPAL CODE, TO ELIMINATE THE BLOCK WALL

REQUIREMENT BETWEEN AN EXISTING APARTMENT COMPLEX AND A PROPOSED

APARTMENT COMPLEX AND PROVIDE A SLATED CHAIN LINK FENCING BETWEEN THE PROPOSED APARTMENT COMPLEX AND A CITY BASIN. THE PROJECT IS

LOCATED AT THE NORTHWEST INTERSECTION OF GRANGEVILLE BOUELVARD AND CENTENNIAL DRIVE (APN 009-030-142)
At a regular meeting of the City Council of the City of Hanford duly called and held August 6, 2024, by motion of Councilmember , and seconded by Councilmember , and duly carried, the following resolution was adopted:

WHEREAS, Variance No. 0009-23, a request to deviate from the standards of Section 17.24.130 of the Hanford Municipal Code, to eliminate the block wall requirement between an existing apartment complex and a proposed apartment complex and provide a slated chain link fencing between the proposed apartment complex and a City basin, has been reviewed by the City Council of the City of Hanford in accordance with Title 17 of the Hanford Municipal Code; and WHEREAS, the site will be developed, as shown in Site Plan Review No. 0040-24 as shown in Exhibit A and subject to the conditions set forth in Exhibit B; and WHEREAS, the City Council has carefully considered recommendations and testimony presented at the public hearing of August 6, 2024, and
WHEREAS, all affected public utility companies, various governmental department agencies, staff, and the City Council, have given careful consideration to this planned unit development and have made recommendations thereon; and
WHEREAS, the Initial Study, Mitigated Negative Declaration No. 2024-57, and all notices related thereto were prepared in compliance with the California Environmental Quality Act (CEQA) and the City of Hanford Municipal Code and Policies; and
WHEREAS, the City Council has made the following findings, pursuant to Section 17.84.050 Hanford’s Zoning Ordinance:

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Variance No. 0009-23

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1. That there are special circumstances applicable to the property, including size, shape, topography, location or surroundings, are such that the strict application deprives such property of privileges enjoyed by other property in the vicinity that are in the same zone district; ANALYSIS: That the special circumstance applicable to the property is its surroundings. The project site is proposed to be developed as a mixed-use development with multi-family and future commercial development. There are various examples of a block wall not provided between multifamily developments. Similarly, there are examples of the a block wall not provided between a City basin and multi-family, including the project site to the north, Berkshire Crossings.

2. That the variance is necessary for the preservation and enjoyment of a substantial property right possessed by other property in the vicinity and that are in the same zone district and denied to the property for which the variance is sought;
ANALYSIS: That the variance is necessary in order to keep the same fence that exists on and connects to neighboring properties. The block wall requirement denies this property the ability to enjoy the right to have a fence, a substantial property right possessed by a property in the vicinity, as demonstrated through the variance analysis, the block wall will not impact the sites ability to provide for separation of uses, privacy, buffer, and noise reduction between uses.

3. That the variance will not be materially detrimental to the public health, safety or welfare, or injurious to the property or improvements in the vicinity and that are in the same zone district in which the property is located;
ANALYSIS: That allowance of the variance to remove the requirement of the block wall will not create a safety hazard. There is a fence existing between the basin and future multi-family site which provides a physical barrier between the site and the basin. There is a wrought-iron fence between the existing multi-family apartment complex, Berkshire Crossings, and the future multifamily portion of the mixed use site. The allowance of the variance is not materially detrimental to the public health, safety or welfare, or injurious to the property or improvements in the vicinity and that are in the same zone district in which the property is located. The goals of providing a block wall, to provide privacy and physical separation, can be achieved by maintaining the existing sixfoot, slatted, chain-link fence along the basin and the wrought iron fence near the apartment complex to the north.

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Variance No. 0009-23

Page 3 of 11 ends

4. That the variance does not constitute a special privilege inconsistent with the limitations upon other properties in the vicinity and that are in the same land use district in which such property is located; ANALYSIS: As demonstrated through the Variance analysis, there are examples of a block wall not provided between multi-family uses and between a basin and multi-family.

Example 1: Conquistador and Rodgers Road

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Variance No. 0009-23

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Example 2: Greenfield Avenue
Example 3: Apartment and Basin, no block wall provided

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Variance No. 0009-23

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5. That the variance does not allow a use or activity which is prohibited in the zone district where the property is located;
ANALYSIS: That the proposed use of a mixed-use development for a multi-family apartment complex and future commercial site is permitted in the MX-N zone district. Removing the block wall will not allow a use or activity which is prohibited in the zone district.

6. That the variance is consistent with the purposes of this title; ANALYSIS: That in accordance with Section 17.84.010, the purpose of a variance is to allow deviations from the development standards of the Hanford Municipal Code when, because of special circumstances applicable to the property, including location, shape, size, surroundings, topography, or other physical conditions, the strict application of the standards denies the property owner privileges enjoyed by other property owners in the vicinity and in the same zoning district.

The special circumstance applicable to the property is its surroundings. Other developments abutting a basin do not provide for a block wall, such as Berkshire Crossings to the north, directly abutting the project site. Additionally, there are examples of no block wall existing between multifamily sites. The block wall requirement denies this property a privilege that other properties in the vicinity enjoy.

7. That the variance will be consistent with the General Plan.

ANALYSIS: That the General Plan has been reviewed, and the granting of this variance would be consistent with the goals, policies, and objectives of the General Plan.

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Variance No. 0009-23

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THEREFORE, BE IT FURTHER RESOLVED that the City Council of the City of Hanford hereby approves Variance No. 0009-23, subject to the conditions of approval, attached as Exhibit B, and the following:

Expiration: The initial life and subsequent extensions of time for a variance or minor deviation shall be per Chapter 17.70, except that when any variance that is approved in conjunction with a tentative subdivision map or parcel map pursuant to Title 16 the variance or minor deviation shall not expire unless the tentative subdivision map or parcel map also expires, and an extension of the tentative subdivision map or parcel shall be deemed to be an extension of the variance or minor deviation.

PASSED AND ADOPTED at a regular meeting of the City Council of the City of Hanford held on the 6th day of August 2024 by the following vote:

MAYOR

STATE OF CALIFORNIA)

COUNTY OF KINGS )

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Exhibit A
Site Plan Review No. 0040-23

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SITE PLAN DIMENSIONED

GRANGEVILLE &
PROPOSED MIXED USE DEVELOPMENT FOR:

CENTENNIAL DRIVE LEGAL DESCRIPTION COMPACT COMPACT KEYNOTES Z:\2022\0220614 - Grangeville & Centennial\2_DESIGN PROPOSALS\SPR\PA1 - Site Plan_Dimensioned.dwg, 5/16/2023 10:53:30 AM, Andy

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SITE PLAN NOTED

GRANGEVILLE &
PROPOSED MIXED USE DEVELOPMENT FOR:

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ELEVATIONS EXTERIOR

GRANGEVILLE &
PROPOSED MIXED USE DEVELOPMENT FOR:

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ELEVATIONS EXTERIOR

GRANGEVILLE &
PROPOSED MIXED USE DEVELOPMENT FOR:

CENTENNIAL
N.W. CORNER OF GRANGEVILLE & CENTRNNIAL DRIVE
HANFORD, CALIFORNIA Of Sheets HANFORD, CALIFORNIA 0220614 GRANGEVILLE & CENTENNIAL Project Number: Plot Date: Sheet Number: Project Name: Reference North: Scale: Date: BACK CHECK CONSTRUCTION AS BUILT PERMITS Issuances: DESIGN REVIEW PLAN CHECK Project Architect: Revisions Date T H E VINCENT COMPANY Phone: 559.225.2602 Fresno, California 93711 1500 West Shaw, Ste. 304 05.16.23 BUILDING 'B' - FRONT/REAR BUILDING 'B' - END 05.15.23 PA11 KEYNOTES Z:\2022\0220614 - Grangeville & Centennial\2_DESIGN PROPOSALS\SPR\PA11 - Building B Elevations.dwg, 5/16/2023 10:39:58 AM, Andy

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ELEVATIONS EXTERIOR

GRANGEVILLE &
PROPOSED MIXED USE DEVELOPMENT FOR:

CENTENNIAL
N.W. CORNER OF GRANGEVILLE & CENTRNNIAL DRIVE
HANFORD, CALIFORNIA Of Sheets HANFORD, CALIFORNIA 0220614 GRANGEVILLE & CENTENNIAL Project Number: Plot Date: Sheet Number: Project Name: Reference North: Scale: Date: BACK CHECK CONSTRUCTION AS BUILT PERMITS Issuances: DESIGN REVIEW PLAN CHECK Project Architect: Revisions Date T H E VINCENT COMPANY Phone: 559.225.2602 Fresno, California 93711 1500 West Shaw, Ste. 304 05.16.23 BUILDING 'C' - FRONT/REAR BUILDING 'C' - END 05.15.23 PA12 KEYNOTES Z:\2022\0220614 - Grangeville & Centennial\2_DESIGN PROPOSALS\SPR\PA12 - Building C Elevations.dwg, 5/16/2023 10:39:27 AM, Andy

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ELEVATIONS EXTERIOR

GRANGEVILLE &
PROPOSED MIXED USE DEVELOPMENT FOR:

CENTENNIAL
N.W. CORNER OF GRANGEVILLE & CENTRNNIAL DRIVE
HANFORD, CALIFORNIA Of Sheets HANFORD, CALIFORNIA 0220614 GRANGEVILLE & CENTENNIAL Project Number: Plot Date: Sheet Number: Project Name: Reference North: Scale: Date: BACK CHECK CONSTRUCTION AS BUILT PERMITS Issuances: DESIGN REVIEW PLAN CHECK Project Architect: Revisions Date T H E VINCENT COMPANY Phone: 559.225.2602 Fresno, California 93711 1500 West Shaw, Ste. 304 05.16.23 BUILDING 'D' - FRONT/REAR BUILDING 'D' - SOUTH 05.15.23 PA13 BUILDING 'D' - NORTH KEYNOTES Z:\2022\0220614 - Grangeville & Centennial\2_DESIGN PROPOSALS\SPR\PA13 - Building D Elevations.dwg, 5/16/2023 10:38:42 AM, Andy

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ELEVATIONS EXTERIOR

GRANGEVILLE &
PROPOSED MIXED USE DEVELOPMENT FOR:

CENTENNIAL
N.W. CORNER OF GRANGEVILLE & CENTRNNIAL DRIVE
HANFORD, CALIFORNIA Of Sheets HANFORD, CALIFORNIA 0220614 GRANGEVILLE & CENTENNIAL Project Number: Plot Date: Sheet Number: Project Name: Reference North: Scale: Date: BACK CHECK CONSTRUCTION AS BUILT PERMITS Issuances: DESIGN REVIEW PLAN CHECK Project Architect: Revisions Date T H E VINCENT COMPANY Phone: 559.225.2602 Fresno, California 93711 1500 West Shaw, Ste. 304 05.16.23 BUILDING 'E' - FRONT/REAR BUILDING 'E' - WEST 05.15.23 PA14 BUILDING 'E' - EAST KEYNOTES Z:\2022\0220614 - Grangeville & Centennial\2_DESIGN PROPOSALS\SPR\PA14 - Building E Elevations.dwg, 5/16/2023 10:38:02 AM, Andy

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Exhibit B
Site Plan Review 0040-23 Conditions of Approval

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RESUBMIT: Major changes to your plans are required prior to site plan approval.

PROCEED: Plans approved subject to the attached conditions of approval, including the revision of any stated plan. The following department comments and conditions are attached:

Planning Building
Fire Public Works
Other: ____________________
Submit plans for a building permit via the Citizen Self Service Portal.

To complete the entitlement process, your plans must be reviewed by:

City Council Planning Commission
Parking and Traffic Commission Parks and Recreation Commission Other: ____________________

Signed,
Gabrielle Myers July 5, 2024
Gabrielle Myers DATE
Senior Planner, Community Development Department

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COMMUNITY DEVELOPMENT DEPARTMENT | 317 N. DOUTY ST. HANFORD, CA 93230 559.585.2500 | WWW.HANFORD.CITY

CALIFORNIA ENVIRONMENTAL QUALITY ACT

Site Plan Review is a ministerial action, therefore not subject to the California Environmental Quality Act (CEQA) (CEQA Guidelines 15268 and MC 17.70.070 and 17.70.080).

ISMND for GP, RZ, PUD, VAR – 2024-57

Applicant or Authorized Representative
_________________________________________________________

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COMMUNITY DEVELOPMENT DEPARTMENT | 317 N. DOUTY ST. HANFORD, CA 93230 559.585.2500 | WWW.HANFORD.CITY

PLANNING DIVISION

Correction(s):
- That the carport within the side setback along the western property line, adjoining the basin, be relocated outside of the setback area.

That approval of this project does not exempt compliance with all applicable sections of the Zoning Ordinance, Public Works Improvement Standards, fees, or other City Ordinances.

That all approved proposals of the applicant be conditions of development, if not mentioned herein.

That the site be developed according to the approved site plan, titled Site Plan Review No. 0040-23 with minor modifications to be approved by the Community Development Department.

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Cultural Resources:

Building Setback Areas (Section 17.24.060)
That the appropriate setbacks be maintained, as follows:

The front building setback area shall be 15 feet along Grangeville Boulevard.

The street side building setback shall be 15 feet along Centennial Drive.

Height of Structures (Section 17.24.080)
That the maximum structure height shall be 35 feet.

Off Street Parking: (Section 17.54).

That the applicant shall provide a minimum of 119 parking stalls on site, 5 of which are ADAaccessible, based on the ratio for multi-family residential units, as follows:

Unit Type Parking Space
Requirement
Measuring
unit
# of Stalls
Required
Total
Covered
1-bedroom unit 1.5 spaces; 50% covered 16 units 24 12

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That the standard parking space shall not be less than 18.5 feet in length and nine feet in width, exclusive of aisles and access drives (Section 17.54.110 A).

There shall be no more than four compact spaces adjacent to each other.

That parking for bicycles and low-emission vehicles shall be provided in accordance with the latest adopted version of the California Building Code (Section 17.54.190).

Usable Open Space: (Section 17.24.110).

That new commercial developments shall provide a common outdoor area, shaded sitting area for use by customers. The size of this area shall be a minimum 250 square feet per acre of site area.

That lots with four or less dwelling units shall provide for a usable open space are of a minimum 300 square feet per dwelling unit. The open space shall be a minimum 15 feet wide.

Signage: (Section 17.56).

That any/all signs proposed for this development shall be subject to the requirements and prescribed in Chapter 17.56 of the Hanford Municipal Code. A separate application is required.

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Establishments with primary building
frontage less than 300 feet: 2 sq. ft. per 1
lineal foot up to a maximum 350 sq. ft.
along primary frontage. 50 sq. ft. allowed
regardless of frontage length.

Secondary building frontage: 1 sq. ft. per
lineal foot up to a maximum 200 sq. ft. per
secondary frontage. 35 sq. ft. allowed
regardless of frontage length.

Sites with an integrated shopping center:
1 additional freestanding sign up to 350
sq. ft. Maximum height not greater than

1.5 times the average height of the
building.

Landscaping: (Section 17.24.120 and 17.52).

That landscaping shall be provided and permanently maintained in a setback area not less than 15 feet from a lot line adjoining a street.

General Design Standards: the following features shall be incorporated into the design of the proposed landscape and shown on the required landscape plans:

Publicly maintained landscape areas shall be separated from privately maintained landscape areas with, at a minimum, a four (4) inch wide concrete mow strip.

Pedestrian access to sidewalks and structures shall be integrated with the design of landscaped areas.

Landscape adjacent to driveways and parking areas shall be protected from vehicle damage through the provision of a minimum six (6) inch high and six (6) inch wide concrete curb.

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