Planned Unit Development 2025-04 Amendment #2
WHEREAS, on September 15, 2009, the City of Hanford City Council reviewed the Live Oak Development project, for which an Environmental Impact Report (SCH #2006091015) was prepared, and a Statement of Overriding Considerations was adopted for the impacts to Agricul tural Resources, Air Quality, and Energy Conservation and Climate Change. A Notice of Determination was filed with Kings County on September 18, 2009.
WHEREAS, the Final Environmental Impact Report identified significant environmental impacts that can be mitigated to substantially lessen the environmental effects relating to Air Quality, Biological Resources, Hazards and Hazardous Materials, Hydrology and Water Quality, Noise, Public Facilities and Services, and Transportation and Circulation; and
WHEREAS, the City Council, on September 15, 2009, systematically identified both the significant effects of the proposed project and the feasible alternatives or feasible mitigation measures which will avoid or substantially lessen such significant effects in accordance with the provisions of the California Environmental Quality Act as more specifically articulated in “The Mitigation Monitoring and Reporting Plan” in an appendix of the final EIR and incorporated herein by this reference; and
WHEREAS, the Amendment #1 changes proposed to the Live Oak Development were analyzed in an addendum to the EIR (Addendum #1) to verify that a subsequent EIR is not warranted, as none of the circumstances requiring a subsequent EIR, identified in Section 15162, hav e been met; therefore, in accordance with Section 15164 of the California Environmental Quality Act (CEQA) Guidelines, an addendum to the EIR (SCH #2006091015) would adequately address the amendments proposed under this project. The changes proposed to the Live Oak Development project do not further affect any of the environmental factors evaluated under the Live Oak EIR (SCH #2006091015). Consequently, a subsequent or supplemental EIR or IS/MND was not required. Staff has evaluated the changes proposed in the addendum to the initial study and determined that the changes proposed would not result in any new or increased environmental impacts that were not identified in the EIR; and
WHEREAS, the modifications proposed within this Amendment #2 will not have an effect on the environment, therefore, this application relies on the previously certified EIR and Addendum #1; and WHEREAS, Planned Unit Development 2005-04 Amendment #2 shall be expire with the expiration of the Development Agreement; and
Planned Unit Development 2025-04 Amendment #2
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 planned unit development is in accordance with the purpose of this title.
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 developme nt site. The property is approximately 380-acres of combined property; therefore, the required minimum site area is met.
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 provisio ns of the municipal code. The Live Oak Development is a master planned community that achieves a cohesive, functional, and aesthetically pleasing living environment.
The design of Planned Unit Development No. 2005- 04 Amendment #1 is consistent with the objectives of Section 17.82.
2. That the planned unit development is being proposed to achieve one or more of the objectives identified in Section 17.82.030.
Analysis: That the planned unit development is requested, in order to achieve the following objective identified in Section 17.82.030:
D. To modify the required building setbacks that would otherwise be required by the Municipal Code.
3. That the location and design of the planned unit development 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.
Planned Unit Development 2025-04 Amendment #2
Analysis: Location - The project is generally located in the southwest quadrant of the City of Hanford, east of 13th Avenue, west of 11th Avenue, north of Houston Avenue. APN (011-040-017 to -020; 011-110-016, -022, -029, and 030; 011-540-001 through -099). The location of the planned unit development will not be detrimental to the public health, safety, or welfare of the community to properties or improvements in the vicinity. The site is designated for Low -Density Residential, Open Space, and Neighborhood Commercial development by the General Plan.
Design and Conditions of Operation – The City of Hanford Building Division is responsible for ensuring that future construction of the site follows adopted building codes, thus reducing exposures to accidents to the general public. Consultation was sent to interested agencies, including the County Health Department, Public Works Department, Fire Department, and Building Division. Any improvements or mitigations required for public health and safety were applied to the proposal and required in the conditions of approval.
4. That the location and design of the planned unit development will not generate more traffic than the streets in the vicinity can carry without congestion and will not overload utilities.
Analysis: The project has been reviewed by the Public Works Department and improvements and conditions of development cited in the resolution and Development Agreement have been placed on the project, in order to mitigate the effects of the project on traffic, streets, and utilities.
5. That the planned unit development’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 desired character consistent with the purpose of this title.
Analysis: That the Live Oak Development will be developed consistent with the Live Oak Master Plan, which permits certain deviations from City standard. The Master Plan and Live Oak Development Agreement have been thoroughly reviewed and the project will produce an environment of stable and desired character, consistent with the purpose of the Planned Unit Development Section of the Hanford Municipal Code.
Planned Unit Development 2025-04 Amendment #2
6. That the combination of different dwelling types, architectural appearance, and/or varieties of land uses in the development will complement each other and harmonize with the existing and proposed land uses in the vicinity.
Analysis: That the development will complement and harmonize with the existing and proposed land uses within the vicinity. The project will provide a harmonious living environment and be complementary of the neighboring land uses, including agricultural uses, for which a right-to-farm will be recorded for continued agricultural uses taking place in the County.
THEREFORE, BE IT FURTHER RESOLVED that the City Council approves Planned Unit Development No. 2005-04, Amendment #2, subject to the conditions below:
1. That the elimination of the decorative light requirement shall only apply to those tracts located east of 12
th Avenue, Tract 865, 881, and 912.
2. That the developer shall contribute $150,000 of park amenities into the neighborhood park in Tract 865.
ADMINISTRATION DEPARTMENT
Contact the City Attorneys’ Office: (559) 584-6656
Concerning questions that you may have on the conditions listed below:
Defense and Indemnification Provisions:
1. 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.
PLANNING DEPARTMENT
Contact Senior Planner Gabrielle Myers (559)585-2578
Concerning questions that you may have on the conditions listed below:
General:
1. That the applicant hereby agrees to hold the City of Hanford and all of its departments, officers, agents, and employees free and harmless of and from all claims of any kind or nature arising out of or by reason of the approval of this project.
Planned Unit Development 2025-04 Amendment #2
2. That approval of this project does not exempt the project from compliance with all applicable sections of the Zoning Ordinance, Public Works Improvement Standards, other City Ordinances or the payment of any applicable fees.
3. That all approved proposals of the application be conditions of development if not mentioned herein.
4. That the site be developed according to the approved master plan with minor modifications to be approved by the Community Development Department.
5. That all conditions of approval listed in this resolution by the City of Hanford be contained in the line drawing submitted for building permits.
6. That no occupancy of any building and/or structure shall be permitted which is not in substantial compliance with approved plans except upon specific review and approval of any “as built” modifications by the authorizing City body (City Council, Planning Commission, Community Development Department, or other appropriate city departments).
7. That no expansion of use beyond the scope and nature described in this PUD, which would tend to increase the projected scale of operations, shall be permitted except upon application for, and approval of, modification of this Planned Unit Development permi t in compliance with all procedures and requirements therefore.
8. That the developer shall designate, in writing before starting work, an authorized representative who shall have complete authority to represent and to act for the developer. Said authorized representative or designee shall be present at the site of the work at all times while work is actually in progress on the development. During periods when work is suspended, arrangements acceptable to the City Building Official shall be made for any emergency work, which may be required.
Zoning:
1. That the proposed development is subject to the zone district standards, as modified by Planned Unit Development No. 2005-04. Setbacks, lot coverage, street frontages, parking, etc. will conform to the guidelines in the master plan.
2. That any changes to the proposed phasing be approved by the Community Development Department and Public Works Department.
Special Requirements:
1. That a right-to-farm provision be recorded with the recording of final subdivision map(s) to insure that future residents of the homes in the project are aware of the adjacent agricultural uses and their right to continue to operate.
2. That automatic garage door openers be installed on all garage doors to encourage the use of garages for the purpose of parking cars. The garages are to be used only for the parking of cars, boats or similar items for storage purposes. They are not to be converted for any items of living or recreational activities.
3. That drive strips are not allowed. All driveways are to have the full width paved.
Architectural Conditions:
Planned Unit Development 2025-04 Amendment #2
1. That the structures in the PUD be developed in substantial compliance with the architectural renderings, colors, etc., as shown in the PUD Master Plan Exhibits.
a. That any future changes to the architectural design features must maintain the overall integrity of the surrounding neighborhood and not detract from the consistent look and appearance of the planned unit development.
b. That all pipes, gutters, and chases attached to the building wall shall be painted a similar or complementary color to the existing wall to which the item is attached.
c. That no surface shall be mirrored so as to cause glare and annoyance to other adjacent properties.
d. That all mechanical equipment, including electrical and gas meters are to be screened from view, and that all new electrical transformers are either installed underground or screened.
e. That all exterior architectural elements not detailed on the plans be finished in a style and in materials in harmony with the exterior of the building
Environmental Requirements:
1. That the developer complies with all mitigation measures in the Mitigation Monitoring and Reporting Program (MMRP) as certified with the Final Environmental Impact Report
2. 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.
3. That the developer shall abandon all existing water wells on the site, if any, according to California Department of Health requirements.
4. That all common areas be kept free of rubbish, debris and other unsightly and/or unsanitary materials.
5. That options offered as part of the Live Oak Master Plan, such as solar panels, be shown on the master building plans so as to be available to all buyers of qualified lots.
6. That the project is subject to the San Joaquin Valley Unified Air Pollution Control District’s Indirect Source Review Rule 9510. An application must be filed with the District immediately upon approval of project. For more information and instruction, contact the District’s ISR staff by telephone at (559) 230-5800 or by email at [email protected]
.
7. That if fireplaces are proposed in the residential units, natural gas fireplaces or EPA certified wood - burning fireplaces/stoves are to be installed in every unit that has a fireplace. Conventional open-hearth fireplaces are not allowed.
8. That natural gas lines and electrical outlets be installed in backyards or patios to encourage use of gas and/or electric barbecues.
9. That electrical outlets be installed around the exterior of the residential units to encourage use of electric lawn mowers, edgers, etc.
Noise:
Planned Unit Development 2025-04 Amendment #2
1. That construction equipment be muffled and construction activities be limited to the hours between 7:00 a.m. to 7:00 p.m., Monday thru Friday, unless the construction is within the enclosed structure or approved by the Community Development Department.
2. That noise from fixed mechanical equipment when measured at the property line meets the standard of the Hanford Noise Element.
Lighting:
1. That all exterior lighting shall be focused downward to avoid point sources of light interfering with the vision of motorists. Lighting elements shall be recessed into their fixtures to prevent glare. Exterior lighting shall be installed so as not to illuminate adjacent properties.
Screening:
1. That all backflow device and electrical transformers be screened with landscaping.
2. That all backflow devices be painted hunter green.
Fencing/Walls:
1. That all proposed fencing on the site be maintained in good repair with any graffiti at the site removed within 72 hours of occurrence.
Landscaping:
1. That all open and unlandscaped portions of the site be maintained in good condition, free from weeds, dust, trash and debris.
2. That the Developer shall enter into an agreement for a tax assessment district for the maintenance of neighborhood park landscaping, open space slough area, subdivision street lighting, decorative fencing, and landscaping located along the property frontages of Houston Avenue, S. Alpine Avenue, Butterfield Lane, Hume Avenue, 12
th Avenue (including Sanchez “not-a-part” area), and Countryside Drive (Hume Avenue to Amber Harvest Drive). The creation of the District will be required prior to the recording of the first subdivision map.
Signage:
1. That all signs proposed for this development be designed and approved in conformance with the City's Sign Ordinance and/or as outlined in the PUD Master Plan. A separate application is required for review and administrative approval.
PRIVATE UTILITY COMPANIES
Contact the following persons concerning questions that you may have on the conditions listed below:
Planned Unit Development 2025-04 Amendment #2
Southern California Edison Co., Jon Bimat: (559) 685-3202 or [email protected] Or Southern California Edison Co., Eric Thomas: [email protected] SBC/AT&T, Cindy Lee: (559) 228-7006: [email protected] Or SBC/AT&T, Lon Downer: (559) 228-7017 or [email protected] Southern California Gas Co., Jerry Alvarez: (559) 739-6455 or [email protected] Or Southern California Gas Co., Louise Lankford [email protected] Comcast, Brian Copeland: (559) 455-4580 or [email protected] USA: 1 (800) 642-2444
Public Utilities:
1. That all utilities including cable TV be installed underground within the subdivision. The developer shall be required to notify the utility companies in writing of this requirement.
2. That all utility transformers within the development are recommended to be subsurface type installations. The developer has the option of placing the transformers above or below ground. If above ground transformers are to be installed, the developer is to meet with City Engineering and Edison Company to determine an appropriate location of the transformer away from street view. The developer is responsible for notifying Southern California Edison Company in writing of the type of installation.
3. That existing utility poles and appurtenances along the property frontage of 12 th Avenue, Hume
Avenue, and Houston Avenue are to be installed underground, at developer’s expense, to facilitate widening of streets.
PUBLIC WORKS DEPARTMENT
Contact Public Works Department (559)585-2550
Concerning questions that you may have on the conditions listed below:
General Requirements:
1. That the developer complies with the City of Hanford Public Works Construction Standards and Specification requirements. Any deviation from said standards and specifications must be approved by the City Engineer prior to construction.
2. That the developer is required to contact the City of Hanford Public Works department to discuss proposed off-site street improvements, right-of-way dedications and site drainage requirements prior to submittal of project master plans. Project master plans will be required with the first subdivision of the proposed project.
3. That the development is subject to an engineering review/construction inspection fee in accordance with City Resolution No. 92-58- R, or any revisions thereof. Subject fee shall be payable prior to approval of improvement plans.
Drainage Requirements:
1. That all drainage from the proposed development shall be directed to the Sand Slough and Lone Oak drainage basins located as shown in the Live Oak Master Plan.
2. That applicant is required to comply with State of California Water Resource Control Board requirements specifically related to the National Pollution Elimination System permit process.
Planned Unit Development 2025-04 Amendment #2
3. That applicant is required to comply with the approved layouts for the storm drainage basin size and location and the Live Oak Master Plan for all issues relating to drainage.
4. That developer’s engineer provides a storm water system master plan for the project site for city public works department review and approval prior to the approval of the first subdivision on the project site.
5. That People’s Ditch shall be relocated and installed underground in a pipeline in accordance with the requirements of both the City of Hanford Public Works Department and the People’s Ditch Company.
All costs to relocate and to underground People’s Ditch with a pipeline and to backfill the abandoned open channel ditch as shown on the tentative subdivision map will be at developer’s expense.
6. That all applicable conditions of approval of VTT 865 and VTT 881 relating to drainage requirements shall apply.
Street Right-of-Way Dedication & Easement Requirements:
1. That the developer shall dedicate to the City of Hanford all streets to the widths and locations as shown on the approved master plan and the tentative maps.
2. That all applicable conditions of approval of VTT 865 and VTT 881 relating to street right -of-way dedications and easement requirements shall apply.
Street Requirements:
1. That all improvements consisting of sanitary sewers, storm sewers, water mains, concrete curbs, gutters, sidewalks, street lights, traffic signal modifications, landscaping, site grading and pavement surfacing and all other improvements be installed in accordance with City of Hanford Public Works construction standards and specifications currently in effect.
2. That streetlights be installed along all public streets in conformance with City Standard GE 56 and PUD master plan guidelines, except as modified for Live Oak East Tracts 865, 881, and 912. Streetlights shall be located as designated by the city engineer.
2. That all applicable conditions of approval of VTT 865 and VTT 881 relating to street requirements shall apply.
Sanitary Sewer Requirements:
1. That developer’s engineer provides a sanitary sewer master plan for the project site for city public works department review and approval prior to the approval of the first subdivision on the project site.
2. That all applicable conditions of approval of VTT 865 and VTT 881 relating to sanitary sewer requirements shall apply.
Water System Requirements:
1. That developer’s engineer provides a water system master plan for the project site for city public works department review and approval prior to the approval of the first subdivision on the project site.
2. That all applicable conditions of approval of VTT 865 and VTT 881 relating to water system requirements shall apply.
Planned Unit Development 2025-04 Amendment #2
Refuse Requirements:
1. That refuse facilities be installed as outlined in the PUD master plan.
Soil Requirements:
1. That a Preliminary Soils Report, prepared by a qualified Soils Engineer, be provided to the Engineering and Building Departments prior to approval of development improvement plans.
2. That a final soils report, prepared by a qualified Soils Engineer, be provided to the Engineering and Building Departments prior to acceptance of development improvements by the City.
3. That Developer retains the Design Engineer to inspect and verify that all grading within the development is completed in conformance with approved plans. Design Engineer shall be required to provide a certification letter to the Building Department prior to issuance of any building permits.
Landscape Assessment District:
1. That the developer shall enter into an agreement with the City for the formation of a tax assessment district for the maintenance of neighborhood park landscaping (Lots “D & E”), open space slough area (Lot “A”), subdivision street lighting, decorative fencing, and landscaping located along the property frontages of Houston Avenue, S. Alpine Avenue and Butterfield Lane (Lots “B, C, F, G & H”) located as shown on Tentative Subdivision Map 865.
2. That the developer shall enter into an agreement with the City for the formation of a tax assessment district for the maintenance of linear park landscaping (Lots “A, D, E, F, & G”), subdivision street lighting, decorative fencing and landscaping located along the property frontages of Hume Avenue, S.
Alpine Avenue, 12
th Avenue ( Including Sanchez “not-a-part” area), Countryside Drive ( Hume Avenue to Amber Harvest Drive) and Butterfield Lane (Lots “B, C, H, I, J, K, L & M”) located as shown on Tentative Subdivision Map 881.
3. That prior to funds from the tax assessment district being obtained, the developer shall be responsible for the maintenance of all landscaping, subdivision street lighting and decorative fencing.
Development Impact Fees:
1. That development is subject to impact fees as outlined in the recorded development agreement for the Live Oak project.
2. All other transportation related fees as identified in the Final Environmental Impact Report approved with this project are required as outlined in the resolutions of approval and the development agreement.
This includes mitigation fees related to the SR1 98/12
th Avenue interim improvements and the
SR198/13th Avenue interim improvements.
FIRE DEPARTMENT
Contact Fire Marshall Nikkie Chamberland (559) 585-2594 Concerning questions that you may have on the conditions listed below:
General:
Planned Unit Development 2025-04 Amendment #2
1. Approval of this project does not exempt compliance with all applicable sections of the City adopted fire codes and local fire ordinances.
Emergency Access:
1. A city standard all weather fire lane 20 feet in width and an unobstructed vertical clearance of not less than 13 feet six inches be provided around the buildings as required by Article 9 of the 1998 California Fire Code. Access shall be in place prior to above ground construction beginning.
2. Gate widths shall be a minimum of 20 feet unobstructed and if locked a Knox lock will be required.
Special Requirements:
1. Site address shall be posted in an illuminated area, with 6” minimum letters on contrasting background.
2. Smoke detectors required in all units.
BUILDING DIVISION
Contact Building Official: Tom Webb (559)585-2584
Concerning questions that you may have on the conditions listed below:
1. That building permits must be obtained from the City Building Division for any structural, plumbing, electrical or mechanical work being done.
2. That the site, as well as the building, be made accessible and usable by the handicapped according to California Building Code Chapter 11A.
3. 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 issued a Certificate of Occupancy.
4. That detailed dimensioned plans be provided to the Building Division prior to obtaining construction permits.
5. That single family dwellings will require plans and calculations signed by the designer. Submittal shall consist of:
5.1 1 copy of the City of Hanford Permit Application form
5.2 1 copy of the building floor plan for the assessor
5.3 2 complete sets of drawings and documentation including:
5.3.1 Site Plan including landscaping
5.3.2 Architectural Drawings
5.3.3 Structural Drawings and Calculations as required, and truss calculations
5.3.4 Electrical Drawings and Calculations as required
5.3.5 Mechanical Drawings and duct sizing calculations
5.3.6 Plumbing Drawings and Calculations for dwellings greater than 3,000 SF
5.3.7 Energy Calculations
6. Master plans shall follow the submittal requirements, as per item #5 above, for the original plan submittal. All subsequent submittals shall require two copies of a site plan describing the plan to be used and any options which might be included.
Planned Unit Development 2025-04 Amendment #2
7. That separate sewer lateral and water services be provided to each building.
8 That separate gas and electric services be provided to each building.
9. That a school impact fee of $2.97 (or revision thereof) for each square foot of new residential building area be paid when building permits are issued.
10. That all special inspection reports be submitted to the Building Division prior to final inspection.
11. Addresses shall be assigned by the building division.
12. That a preliminary soils report, prepared by a qualified soils engineer, be provided to the Engineering and Building Divisions prior to approval of site improvement plans.
13. That a final soils report, prepared by a qualified soils engineer, be provided to the Engineering and Building Divisions before issuance of building permits.
14. All construction shall conform to the 2007 California Building Code, California Mechanical Code, California Plumbing Code, California Fire Code; California Electrical Code, and California Energy Code or currently adopted code at time of construction.
15. That Kings County Impact fees shall be assessed as applicable.
PASSED AND ADOPTED at a regular meeting of the City Council of the City of Hanford held on the 15th day of April 2025 by the following vote:
AYES: Council Member ________________________
________________________
________________________
________________________
________________________
NOES: Council Member ________________________ ABSTAIN: Council Member ________________________ ABSENT: Council Member ________________________
_____________________
________________________
_____________________
MAYOR
Planned Unit Development 2025-04 Amendment #2
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 15th day of April 2025.
Dated: ______________________
__________________________________
City Clerk
Planned Unit Development 2025-04 Amendment #2
Exhibit A
Live Oak Master Plan
(incorporated by reference)
RESOLUTION 25-15-R
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HANFORD APPROVING AN AMENDMENT TO VESTING TENTATIVE TRACT 865: A
REQUEST TO REMOVE THE REQUIREMENT FOR DECORATIVE LIGHTING
FROM THE TENTATIVE TRACT RESOLUTION, CONSISTENT WITH THE CHANGES PROPOSED TO BE MADE TO THE LIVE OAK MASTER PLAN.
THE PROJECT IS APPLICABLE TO TRACT 865, GENERALLY LOCATED BETWEEN HUME AND HOUSTON AVENUES, EAST OF 12TH AVENUE (VARIOUS APNS BETWEEN 011-110-0160 AND 011-600-053).
At a regular meeting of the City Council of the City of Hanford duly called and held on April 15, 2025, by motion of Councilmember ¬¬¬ , and seconded by Councilmember , and duly carried, the following resolution was adopted:
WHEREAS, the applicant requested an amendment to Tentative Tract 865, requesting to eliminate the decorative light requirement for Vesting Tentative Tract 865, consistent with changes made to the Live Oak Master Plan/Planned Unit Development No. 2005-04 Amendment #2; and WHEREAS, the amendment has been reviewed by the City Council of the City of Hanford, in accordance with Title 16 of the Hanford Municipal Code; and WHEREAS, the Planning Commission held a public hearing to consider public testimony and gave careful consideration to this planned unit development amendment on March 25, 2025 and recommended approval to the City Council; and
WHEREAS, the City Council has carefully considered recommendations and testimony presented at the public hearing of April 15, 2025, and
WHEREAS, Vesting Tentative Subdivision Map No. 865 was approved by the by the Planning Commission on August 9, 2009 and the City Council on September 15, 2009, pursuant to Section 66474 of the Subdivision Map Act; and,
WHEREAS, on September 15, 2009, the City of Hanford City Council reviewed the Live
Oak Development project, for which an Environmental Impact Report (SCH #2006091015) was prepared, and a Statement of Overriding Considerations was adopted for the impacts to Agricultural Resources, Air Quality, and Energy Conservation and Climate Change. A Notice of Determination was filed with Kings County on September 18, 2009.
WHEREAS, the Final Environmental Impact Report identified significant environmental impacts that can be mitigated to substantially lessen the environmental effects relating to Air Quality, Biological Resources, Hazards and Hazardous Materials, Hydrology and Water Quality, Noise, Public Facilities and Services, and Transportation and Circulation; and WHEREAS, the City Council, on September 15, 2009, systematically identified both the significant effects of the proposed project and the feasible alternatives or feasible mitigation measures which will avoid or substantially lessen such significant effects in accordance with the provisions of the California Environmental Quality Act as more specifically articulated in “The Mitigation Monitoring and Reporting Plan” in an appendix of the final EIR and incorporated herein by this reference; and
WHEREAS, the Amendment #1 changes proposed to the Live Oak Development were analyzed in an addendum to the EIR (Addendum #1) to verify that a subsequent EIR is not warranted, as none of the circumstances requiring a subsequent EIR, identified in Section 15162, have been met; therefore, in accordance with Section 15164 of the California Environmental Quality Act (CEQA) Guidelines, an addendum to the EIR (SCH #2006091015) would adequately address the amendments proposed under this project. The changes proposed to the Live Oak Development project do not further affect any of the environmental factors evaluated under the Live Oak EIR (SCH #2006091015). Consequently, a subsequent or supplemental EIR or IS/MNO was not required. Staff has evaluated the changes proposed in the addendum to the initial study and determined that the changes proposed would not result in any new or increased environmental impacts that were not identified in the EIR; and
WHEREAS, the modifications proposed within this Amendment #2 will not have an effect on the environment, therefore, this application relies on the previously certified EIR and
Addendum #1; and
WHEREAS, the Planning Commission and City Council previously made the following findings pursuant to Section 66474 of the Subdivision Map Act:
1. That the proposed subdivision map is consistent with the State Subdivision Map Act, General Plan, and Zoning Ordinance;
2. That the design or improvement of the subdivision is consistent with general or specific plans;
3. That the site is physically suitable for the type of development;
4. That the site is physically suitable for the proposed density of development;
5. That the design of the subdivision and the proposed improvements are not likely to cause substantial environmental damage, or substantially and unavoidably injure fish or wildlife or their habitat;
6. That the design of the subdivision and type of improvements are not likely to cause serious public health problems; and
7. That the design of the subdivision and the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of the property within the proposed subdivision.
NOW THEREFORE BE IT RESOLVED that the City Council the City of Hanford finds the elimination of the decorative lighting requirement for Vesting Tentative Subdivision Map No. 865 is substantially consistent with the original approval of the vesting map in 2009.
THEREFORE BE IT FURTHER RESOLVED that the City Council of the City of Hanford approves this revised resolution for Vesting Tentative Subdivision Map No. 865, subject to the following conditions of approval:
ADMINISTRATION DEPARTMENT
Contact the City Attorneys' Office: (559) 584-6656
Concerning questions that you may have on the conditions listed below:
Defense and Indemnification Provisions:
1. 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.
PLANNING DEPARTMENT
Contact Senior Planner Gabrielle Myers (559) 585-2578
Concerning questions that you may have on the conditions listed below:
1. That the applicant hereby agrees to hold the City of Hanford and all of its departments, officers, agents, and employees free and harmless of and from all claims of any kind or nature arising out of or by reason of the approval of this project.
2. That approval of this project does not exempt compliance with all applicable sections of the Uniform Fire and Building Codes, Zoning Ordinance, Public Works Improvement Standards, and other City Ordinances except as modified by Planned Unit Development No. 2005-04; and except as may be determined by the Development Agreement and development rights of a Vesting Tentative Map per the Subdivision Map Act.
3. That the final map be submitted to the City Engineer and Community Development Department for compliance with the Vesting Tentative Subdivision Map approval prior to recording the final map.
4. That in accordance with Title 16 of the Harford Municipal Code, all conditions of this subdivision listed herein, and contained in subsequent improvement agreements, excluding the landscape district, must be completed and accepted for maintenance by the City Council prior to the final building inspection and occupancy permits being issued for the first house in the subdivision.
5. That trees be planted, as specified in the Master plan and that all species of trees shall be selected from a list approved by the City Street Tree Commission.
6. That all pertinent conditions of approval for Planned Unit Development No. 2005-04 and the Development Agreement shall be conditions of approval for Vesting Tentative Subdivision Map No. 865.
Zoning:
1. That the proposed subdivision is subject to the R-L-5 Low-Density Residential zone district standards, except as modified by Planned Unit Development No. 2005-04, as specified in the Master Plan.
2. That all lots be limited to single-family residential development.
3. That any changes to the proposed phasing be approved by the Community Development Department.
Special Requirements:
1. That a right-to-farm provision be recorded with the recording of the final subdivision map to insure that future residents of the homes in the subdivision are aware of the adjacent agricultural uses and their right to continue to operate.
2. That each lot owner within Tract No. 865 shall care for and maintain the trees and lawn area located in the parkway in front of their lot(s). For corner lots, the lot owner shall also care for and maintain the parkway trees and lawn area along the street side of their lot. . All species of trees shall be selected from a list approved by the City Street Tree Commission. The parkway is defined as that land area located between the street curb and the public sidewalk.
3. That the tree(s) and lawn area are to be properly pruned, mowed, sprayed, watered and fertilized on a regular on-going basis in order to preserve the health and life of the tree(s) and lawn area.
4. That should the tree(s) and lawn area become damaged, severely pruned, neglected, removed or die, the lot owner shall replace said tree(s) and lawn area within thirty (30) days after the date of written notice from the City of Hanford. The tree(s) shall be replaced with a 15 gal. size tree of the same species that was originally planted. The lawn area shall be replaced with lawn. Rocks, bark, ground cover, plants or paving are not allowed in the parkway
5. That the "NOTICE, DISCLOSURE, ACKNOWLEDGMENT AND AGREEMENT OF
CONTINUED CARE AND MAINTENANCE BY LOT OWNER OF THE TREES AND LAWN AREA PLANTED IN THE PARKWAY" be recorded concurrent with the recording of the subdivision final map to insure that future residents of homes in the subdivision are aware of the obligation to maintain the landscaping within the park strip.
Each lot owner is to be provided a copy of said Notice, Disclosure, Acknowledgement, and Agreement, attached as Exhibit "A".
City’s Development Impact Fees:
1. That development is subject to a Police Development Impact Fee as required by City Ordinance No. 98-14, or any revisions thereof, if applicable. Fee shall be payable with each building permit.
2. That development is subject to a Fire Development Impact Fee as required by City Ordinance No. 98-14, or any revisions thereof, if applicable. Fee shall be payable with each building permit.
3. That development is subject to a Park Development Impact Fee as required by City Ordinance No. 90-10, or any revisions thereof, if applicable. Fee shall be payable with each building permit.
4. That development is subject to a Transportation mitigation impact fee as required by City Ordinance No. 90-09, or any revisions thereof, if applicable. Fee shall be payable with each building permit.
5. That development is subject to a Wastewater System Development Impact fee as required by City Ordinance No. 98-14, or any revisions thereof, if applicable. Fee shall be payable with each building permit.
6. That development is subject to a Water System Development Impact Fee as required by City Ordinance No. 98-14, or any revisions thereof, if applicable. Fee shall be payable with each building permit.
7. That development is subject to a Refuse and Recycling Development Impact Fee as required by City Ordinance No. 05-16, or any revisions thereof, if applicable. Fee shall be payable with each building permit.
8. That development is subject to a Storm Water development impact fee as required by City Ordinance No. 98-14, or any revisions thereof, if applicable. Fee shall be payable prior to recording of subdivision final map.
9. That development is subject to a 12’h Avenue Sanitary Sewer Area Benefit District assessment fee as required by City Ordinance No. 92-03, or any revisions thereof, if applicable. Fee shall be payable prior to recording of subdivision final map.
Environmental Requirements:
1. That if fireplaces are proposed in the residential units, natural gas fireplaces or EPA certified wood-burning fireplaces/stoves are to be installed in every unit that has a fireplace.
Conventional open-hearth fireplaces are not allowed.
2. That electric or low nitrogen oxide (NO) emitting gas-fired water heaters be installed in each house.
3. That natural gas lines and electrical outlets be installed in backyards or patios to encourage use of gas and/or electric barbecues for each house.
4. That electrical outlets be installed around the exterior of the residential units to encourage use of electric lawn mower, edgers, etc.
5. That options offered as part of the Live Oak Master Plan be available to buyers within this subdivision. Options to include solar panels, drive strips with front facing garages instead of driveways, and second units to be allowed on lots 5,500 sq. ft. and larger. Options shall be shown on the master building plans so as to be available to all buyers of qualified lots.
6. That the project is subject to the San Joaquin Valley Unified Air Pollution Control District's
Indirect Source Review Rule 9510. An application must be filed with the District immediately upon approval of project. For more information and instruction, contact the District's ISR staW by telephone at (559) 230-5800 or by email at ISR@vaIleyair orq.
7. That the project is subject to all rules and regulations of the San Joaquin Valley Unified Air Pollution Control District for residential development.
Archeological:
1. That if any archeological resources or endangered species are discovered during the construction, the contractor shall stop excavation and notify the Community Development Department for appropriate mitigation measures.
Dust Control:
1. That the following dust control practices be implemented:
Pre-construction
1. That material excavated or graded be sufficiently watered to prevent excessive amounts of dust. Watering should occur at least twice a day with complete coverage, preferably in the late morning and after work is completed for the day.
2. That clearing, grading, earth moving, or excavation activities cease during periods of high winds greater than 20 mph.
3. That earth material transported off-site be either sufficiently watered or securely covered to prevent excessive amounts of dust.
4. That areas disturbed by clearing, earth moving, or excavation activities be minimized at all times.
5. That where acceptable to the Fire Depai1ment, weed control should be accomplished by mowing instead of disking, thereby leaving the ground undisturbed and with a mulch covering.
During Construction
1. After clearing, grading, earth moving, or excavation operations, during the construction phase, fugitive emissions should be controlled by the following methods:
a. That nonactive portions of the construction site be restricted from vehicular movement. b. That active portions of the site should be sufficiently watered to prevent excessive amounts of dust.
General Fugitive Dust
1. At all times, fugitive dust emissions should be controlled using the following procedures:
That on site vehicle speed should be limited to 15 mph.
That areas with vehicle traffic be watered periodically or have petroleum-based palliatives applied for stabilization of dust emissions.
That during rough grading and construction, streets next to the project site be swept at least once per day, or as required to remove silt, which may have accumulated from construction activities.
2. That during rough grading and construction, access to the site should require the building of an apron into the project site from adjoining paved roadways. The apron should be paved or have a petroleum-based palliative applied.
Ozone Precursors
1. At all times, ozone precursor emissions should be controlled by the following methods:
That all internal combustion engine drive equipment be properly maintained and well tuned according to the manufacturer's specifications.
PRIVATE UTILITY COMPANIES
Contact the following persons concerning questions
that you may have on the conditions listed below:
Southern California Edison Co., David Loftin: (559)
684-3557 AT&T, John Lewis: (559) 739-6455
Southern California Gas Co., Louise Brown: (559)
739-2316 ComCast, Micahel Corral: (559) 217-
9003
USA: 811
Public Utilities:
1. That all utilities, including cable TV, shall be installed underground within the subdivision. The developer shall be required to notify the utility companies in writing of this requirement.
2. That all utility transformers within the development are recommended to be subsurface type installations. The developer has the option of placing the transformers above or below ground. If above 9round transformers are to be installed, the developer is to meet with City Engineering and Edison Company to determine an appropriate location of the transformef away from street view.
The developer is responsible for notifying Southern California Edison Company in writing of the type of installation.
3. That all existing utility poles and appurtenances located along the property frontage of 12’h Avenue shall be installed underground at the developer's expense.
PUBLIC WORKS DEPARTMENT
Contact Public Works (559)585-2550
Concerning questions that you may have on the conditions listed below:
Maes and Plans:
1. That the developer shall submit to the City Engineer a set of construction plans on 24" x 36” sheets for all required improvements. Plans shall be prepared by a registered civil engineer and shall include a drainage and utility plan identifying sizes and location of sanitary sewer, storm drainage and water mains, curbs, gutters, sidewalks, masonry walls, street lights, street improvements, park and landscape improvements and all other infrastructure required to complete development. All plans shall be approved by the City Engineer and all other involved agencies before the release of the building permits.
2. That prior to beginning any construction or within ten (10) calendar days after the approved plans are released by the City, the developer shall submit to the City of Hanford Engineering Division one (1) reproducible and four (4) blue line copies of the approved set of construction plans and four (4) 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) blue line copy of the approved set of construction plans revised to reflect all field revisions and marked “RECORD DRAWING.” Easements:
1. That all easements shall be designated on the subdivision final map as required by the utility companies and where needed for providing service to street lights and landscape improvements as designated by the City Public Works Department.
2. That all easements for irrigation ditches and/or irrigation pipelines shall be legally abandoned or relocated to the satisfaction of the City Engineer prior to the recording of a subdivision final map.
Dedications:
1. That all proposed streets and street extensions, located as shown on the tentative subdivision map, shall be dedicated to the City as public right-of-way, and any alteration of existing utilities shall be the responsibility of the developer.
2. That all proposed landscape public utility easements, located as shown on the tentative subdivision map shall be dedicated to the City for landscape and public utility purposes concurrent with the recording of a subdivision final map.
3. That the proposed neighborhood park, located as shown on the tentative subdivision map (Lot “A”), shall be dedicated to the City for landscape and public utility purposes concurrent with the recording of a subdivision final map.
4. That proposed open space/slough area, located as shown on the tentative subdivision map (Lot “B”) shall be dedicated to the City for open space/drainage purposes concurrent with the recording of a subdivision final map.
Restricted Access:
1. That a one-foot reservation strip shall be established at the end or sides of all streets abutting undeveloped property and be indicated on the subdivision final map.
2. That all access shall be restricted from lots at the property lines backing or siding onto 12th Avenue, S. Alpine Avenue, Butterfield Lane and Hume Avenue (except for pedestrian walkways) and shall be indicated on the subdivision final map.
Street Improvements:
1. That all improvements consisting of sanitary sewers, storm sewers, water mains, concrete curbs, gutters, sidewalks, street lights, landscaping, street sub-grading, surfacing and striping and all other improvements shall be installed in accordance with Chapter 16.24, “Improvements”, of the Hanford Municipal Code and this resolution pertaining to subdivision improvements in effect at the time of filing the tentative subdivision map.
2. That all streets within the subdivision shall be developed to residential street standard ST-32, modified as indicated on the tentative subdivision map, (Street narrowing adjacent to park for traffic calming), except the following:
a. Houston Avenue shall be developed as am jor Arterial street along the development frontage of the subdivision in conformance with city Standards ST-17 and ST-18, modified as indicated on the tentative subdivision map and as follows:
1. Traffic index used for the design of the street structural section shall be a minimum of 10.0
2. A geotechnical report shall be submiked to the City Engineer identifying the existing structural section thickness of Houston Avenue along the development frontage of the subdivision concurrent with the submittal of development improvement plans.
Reconstruction of existing Houston Avenue street section (or another form of mitigation as approved by the City Engineer) along the development frontage of the subdivision will be required if the existing street structural section does not conform to City Standards and Specifications.
3 Street improvements shall include, but not be limited to, the installation of concrete curb & gutter, sidewalk, landscaping, masonry block wall, street lights, street striping, signing, and transitional paving tapers to provide for both acceleration and deceleration lanes at entrances to subdivision. Pavement widening along Houston Avenue property frontage other than as stated herein shall be deferred until additional travel land\e
b. Twelfth Avenue shall be developed as an arterial street, along the development frontages of the subdivision, and “Not-a-part” areas south of Hume and north of Butterfield Lane in accordance with section 66462.5 of the Subdivision Map Act. All improvements shall be constructed in conformance with City Standards ST-17 and ST-20, modified as indicated on the tentative subdivision map and as follows:
1. Traffic index used for the design of street structural section shall be a minimum of
10.0. 2. A geotechnical report shall be submitted to the City Engineer identifying the existing structural section thickness of Houston avenue along the development frontage of the subdivision concurrent with the submittal of development improvement plans. Reconstruction of existing Houston Avenue street section (or another form of mitigation as approved by the City Engineer) along the development frontage of the subdivision wll be required if the existing street structural section does not conform to City Standards and Specifications.
3. Street improvements shall include, but not be limited to, the installation of concrete curb and gutter, sidewalk, landscaping, masonry block wall, street lights, pavement striping, signing, and transitional paving tapers to provide for both acceleration and deceleration lanes at entrances to subdivision. Pavement widening along Houston Avenue property frontage other than as stated herein shall be deferred until additional travel land capacity is warranted. Installation of Class II aggregate base rock (4” minimum thickness) over compacted native soil shall be required in the area between existing roadway and new curb and gutter section. A petroleum based palliative shall be applied to the base rock surface to provide dust control.
The installation of a raised concrete median in Houston Avenue is not required. c. S. Alpine Avenue and Butterfield Lane shall be developed as collector streets in conformance with City Standards ST-26, modified as indicated on the tentative subdivision map.
3. That street lights shall be installed throughout the subdivision in conformance with City Standard GE-56 and PUD master plan requirements, as modified. Street lights located along Houston Avenue and S. Alpine Avenue shall be octagon concrete type poles as indicated on City Standard GE-56. Street lights located along all other streets within the subdivision shall be in conformance with Southern California Edison Company requirements. Street lights shall be located as designed by City Engineer.
4. That development is subject to a transportation mitigation impact fee as required by City Municipal Code section 15.48 and any revisions thereof. Developer shall be entitled to a credit towards impact fees for permanent street widening improvements constructed by developer within Houston Avenue, consisting of curb and gutter, street striping, signing and street paving from gutter lip to edge of existing Houston Avenue street section. If applicable, developer may also be entitled to credit towards impact fees for supplemental transportation capacity improvements to the existing Houston Avenue street section. Temporary transitional paving improvements beyond the development limits will not be subject to a credit. Developer shall submit competitive bid proposals to substantiate the cost of reimbursable items for City Public Works Department review and approval prior to beginning construction. All documentation materials submitted for reimbursement consideration shall be well organized and tabulated for convenient reference by Public Works staff. Improvement quantities and costs proposed for reimbursement must be clearly identified in the documentation provided, and not combined or aggregated with non-reimbursable subdivision improvement costs. Graphic exhibits referenced to the subdivision improvement plans shall also be provided as needed to facilitate the
reimbursement review process.
5. That the developer is responsible for payment of a proportionate cost share of future improvements to mitigate interim impacts to the 13* Avenue/Highway 198 interchange as identified in the project Environmental Impact Report and the Traffic Impact Study prepared by the firm of KD Anderson Transportation Engineers. Payment of developer's equitable share of improvement costs shall be held in a separate interest bearing account and reserved for the interim improvements referenced above.
Backup Parkway Improvements:
1. That the developer shall design and construct the following improvements along the development frontages of Houston Avenue, S. Alpine Avenue and Butterfield Lane for lots backing or siding onto said streets :
a. A minimum six foot high (or as determined by Mitigation Measure 4.8.2b(1) in the MMRP). decorative masonry block wall with continuous reinforced concrete footings. Masonry walls shall be treated with anti-graffiti repellent. The minimum height of the wall shall be measured from the highest elevation grade of the property located adjacent to either side of the wall. Wall heights shall be maintained at a uniform grade / slope whenever possible. If elevation changes are required, steps shall be introduced at pilaster locations and / or changes in wall direction. Wall improvement plans shall be designed to incorporate architectural, civil and structural components into one set of drawings. Wall plans shall be reviewed and approved by both the City Public Works and Community Development Departments.
b. Masonry walls shall be constructed along the development frontages of Houston Avenue, S. Alpine Avenue and Butterfield Lane for all lots backing or siding onto said streets. c. A 4 ’/ foot wide detached sidewalk along the development frontages of Houston Avenue, S. Alpine Avenue and Butterfield Lane.
d. Landscape and irrigation system improvements along the development frontage of Houston Aveune, S. Alpine Avenue and Butterfield Lane (right of way and landscape easement areas). Landscape plans shall be prepared by a licensed landscape architect.
Plans shall be reviewed and approved by both the City Public Works and Community Development Departments.
2. That a minimum of four trees per lot shall be planted in the front yards of homes at the time each lot is landscaped in accordance with City Ordinance 17.18.100 (F). For corner lots, a minimum of two trees per lot are to be planted between the curb and sidewalk along both street frontages located adjacent to the lot. Trees planted in the park strip shall be located in conformance with City Standard GE-13. Developer shall submit a landscape and irrigation system improvement plan for each house plan proposed within the subdivision for City Community Development Department review and approval.
3. That all species of trees and plants shall be selected from a list approved by the City Street Tree Commission.
4. That all new and existing electrical boxes, control boxes and other equipment boxes
(excluding traffic control) cabinets along the street frontage shall be painted hunter green or be of a color compatible with the landscaping. Prior to painting, all metal surfaces shall be treated with an etching primer (zinc chromate) or equivalent. All above-ground pedestals and other utility boxes shall be located between back of sidewalk and masonry wall.
Park Improvements:
1. That all park facility and open space perimeter improvements shall conform to PUD master plan requirements and City Standards and Specifications. Developer shall retain the services of a landscape architect to design all park facility and open space perimeter improvements.
Improvements shall include, but not be limited to, installation of a baseball court, horse shoe pit, covered picnic areas, tot-lot playground, connective linear park, decorative security lighting, drinking fountains, park benches, trash receptacles, and landscaping and irrigation systems. Park and open space improvements shall be constructed concurrent with the first phase of the development, or as detailed in the Development Agreement.
2. That a minimum six foot high decorative masonry block wall shall be constructed along the south property line of proposed neighborhood park (adjacent to lots 99, 100, 117 and 118).
3. That the development is subject to a park development mitigation impact fee as required by City Municipal Code section 15.44 and any revisions thereof. Developer shall be entitled to a 50% credit towards their park development impact fee, as specified in development agreement, for all park and open space improvements provided by developer in accordance with PUD master plan requirements.
Sewer Improvements
1. That the developer's engineer shall provide a sanitary sewer master plan complete with calculations for the entire subdivision for City Public Works Department review and approval prior to recording a subdivision final map for the first phase of development. Provisions shall be made to provide service for future areas of development located adjacent to the subdivision.
2. That a minimum 8” diameter sanitary sewer main and appurtenances (unless determined otherwise by the City Engineer) shall be extended within S. Alpine Avenue, from W. Hackberry Lane to Butterfield Lane, to accommodate future development located east of S. Alpine Avenue.
3. That developer is entitled to a reimbursement agreement in accordance with City Municipal Code Section 13.08 for sanitary sewer main improvements constructed within S. Alpine Avenue which also provide a benefit to others. Developer shall submit competitive bid proposals to substantiate costs for sanitary sewer main improvements installed within S.
Alpine Avenue, if applicable, for City Public Works Department review and approval prior to beginning construction.
Storm Drainage Improvements:
1. That the developer's engineer shall provide a storm drainage master plan complete with calculations for the entire subdivision for City Public Works department review and approval
prior to recording a subdivision final map for the first phase of development. Provisions shall be made to provide service for future areas of development located adjacent to the subdivision.
2. That all drainage from proposed development shall be directed to the Sand Slough drainage basin (Lot “A”) located as shown on the tentative subdivision map.
3. That developer shall install a minimum 36 inch diameter storm drain pipeline and appurtenances within Houston Avenue in conformance with City storm drainage master plan requirements. The proposed storm drain line will connect the Sand Slough basin located as shown on the tentative subdivision map to an existing slough basin located south of Houston Avenue and just east of proposed development.
4. That development is subject to a storm water development impact fee as required by City Ordinance No. 98-14 or any revisions thereof, if applicable. Developer shall be entitled to a credit towards their storm water development impact fee for capacity enhancement improvements constructed within Sand Slough (Lot “A”) that satisfy all (full credit) or a portion (partial credit) of their storm water storage requirements.
5. That developer shall be required to comply with State of California Water Resources Control Board requirements specially related to the National Pollution Elimination System Permit process.
Water Svstem:
1. That the developer's engineer shall provide a Water System Master Plan complete with calculations for the entire subdivision for City review and approval prior to recording a subdivision final map for the first phase of the development. Provisions shall be made to provide service for future areas of development located adjacent to the subdivision.
2. That a minimum 18 inch diameter water main and appurtenances shall be extended within Houston Avenue from the eastern boundary of proposed development, as shown on the Live Oak master plan, (East property line of existing Sanchez development) to 12’ h Avenue.
Improvement shall conform to the City's water system master plan.
3. That a minimum 12 inch diameter water main and appurtenances shall be extended within 12” Avenue from Houston Avenue to Hume Avenue in conformance with City's water system master plan.
4. Developer maybe entitled to a refund for water main over-sizing in accordance with City Municipal Code Section 13.04. Developer's engineer shall be required to submit calculations to substantiate request for an over-sizing refund to the City Public Works Department for review and approval. If applicable, developer shall submit competitive bid proposals to substantiate costs for water main over-sizing for City Public Works Department review and approval prior to beginning construction.
5. That developer is entitled to a reimbursement agreement in accordance with City Municipal Code section 13.04 for water system improvements installed within Houston Avenue, 12” Avenue and S. Alpine Avenue, which also provide a benefit to others. Developer shall submit
competitive bid proposals to substantiate costs for said water system improvements for Public Works Department review and approval prior to beginning construction.
6. That all existing water wells located within the proposed development shall be abandoned in conformance with State of California Department of Health Standards Assessment District:
1. That the developer shall enter into an agreement with the City for the formation of a tax assessment district for the maintenance of neighborhood park landscaping (Lot "A”), open space slough area (Lot “A”), subdivision street lighting, decorative fencing, and common area landscaping located along the property frontages of Houston Avenue, S. Alpine Avenue and Butterfield Lane located as shown on the tentative subdivision map.
2. That prior to funds from the tax assessment district being obtained, the developer shall be responsible for the maintenance of all landscaping including park and open space areas, subdivision street lighting and decorative fencing.
FIRE DEPARTMENT
Contact Fire Marshall Nikkie Chamberland (559)585-2594 Concerning questions that you may have on the conditions listed below:
1. That water mains and fire hydrants be installed before housing construction (unless otherwise approved by the Fire Department) and be of sufficient capacity for fire protection as well as domestic supply. Fire hydrants are to be located as designated by the Fire Department. All fire hydrants and mains are to meet City standards.
2. That the blue dot fire hydrant location markers be installed six inches from the middle of the street.
3. That an all weather 20 ft. wide road be provided throughout the subdivision where houses are being constructed, as required by City Ordinance No. 929, prior to the issuance of building permits.
BUILDING DIVISION
Contact Building Official: Tom Webb (559)
585-2584 Concerning questions that you may have on the
conditions listed below:
1. That a preliminary soils report, prepared by a qualified soil's engineer, be provided to the Engineering and Building Departments prior to approval of Subdivision Improvement Plans.
2. That a final soils report, prepared by a qualified soils engineer, be provided to the Engineering and Building Departments prior to acceptance of the subdivision improvements by the City or issuance of building permits or whichever comes first.
3. That the developer retain the design engineer to inspect and verify that grading within the subdivision was constructed as per the approved design, and a copy of the report be provided to the Building Department prior to building permit issuance.
Street Names and Addresses:
1. That street addresses for each lot, as provided by the Building Division, be included on the subdivision final map.
2. That street names, as shown on the tentative subdivision map, be included on the subdivision final maps.
3. That all single family dwellings within the subdivision have illuminated address numbers 2-'/4 inches high or be within an illuminated area with 3-’/ inch high address numbers installed on the front most part of the building leading to the entrance. In either case the address numbers shall be of contrasting colors with the background.
Kinos County’ Impact Fees:
1. That Tentative Tract 865 is subject to the following Kings County Impact fees:
a. Criminal Justice
b. Library
c. Animal Control
d. Compliance
PASSED AND ADOPTED at a regular meeting of the City Council of the City of Hanford held on the 15th day of April 2025 by the following vote:
AYES:
Council Member ________________________
________________________
________________________
________________________
________________________
NOES:
Council Member ________________________
ABSTAIN:
Council Member ________________________
ABSENT:
Council Member ________________________
_____________________
MAYOR
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 15th day of April 2025.
Dated: ______________________
__________________________________
City Clerk
RECORDING REQUESTED BY
AND WHEN RECORDED MAIL TO :
CITY OF HANFORD l
COMMUNITY DEVELOPMENT DEPARTMENT
317 N. Douty Street I
Hanford, CA 93230
SPACE ABOVE THIS LINE FOR RECORDER'S USE
NOTICE, DISCLOSURE, ACKNOWLEDGMENT AND AGREEMENT OF CONTINUED CARE
AND MAINTENANCE BY LOT OWNER OF THE TREES AND LAWN AREA PLANTED IN THE PARKWAY FOR TRACT NO. 865
NOTICE IS HEREBY GIVEN that City of Hanford Planning Commission Resolution No. 2020-16 approved the development of Tract No. 865 subject to the following conditions pertaining to the continued care and maintenance of the tree(s) and lawn area located in the parkway of said tract No. 865 by the lot owners in Tract No. 865:
CONDITIONS:
1. Each lot owner within Tract No. 865 shall care for and maintain the trees and lawn area located in the parkway in front of their lot(s). For corner lots, the lot owner shall also care for and maintain the parkway trees and lawn area along the street side of the lot. All species of trees shall be selected from a list approved by the City Street Tree Commission. The parkway is defined as that land area located between the street curb and the public sidewalk.
2. The tree(s) and lawn area are to be properly pruned, mowed, sprayed, watered and fertilized on a regular on- going basis in order to preserve the health and life of the tree(s) and lawn area.
3. Should the tree(s) and lawn area become damaged, severely pruned, neglected, removed, or die, the lot owner shall replace said tree(s) and lawn area within a reasonable time frame, but no later than thirty (30) days after the date of written notice from the City of Hanford. The tree(s) shall be replaced with a 15 gal. size tree of the same species that was originally planted. The lawn area shall be replaced with lawn. Rocks, bark, ground cover, plants or paving are not allowed in the parkway.
4. We understand and agree that our failure to comply with the conditions identified above shall constitute a breach of our obligations as identified in this document and shall also constitute a violation of the provisions of Chapter
17.52 of the Hanford Municipal Code.
WE HEREBY ACKNOWLEDGE AND UNDERSTAND our obligations for the care and maintenance of the
parkway along the street frontage(s) of our lot and agree to be bound by the same.
PROPERTY ADDRESS: , Hanford, CA 93230
LEGAL DESCRIPTION OF PROPERTY: Lot No. of Tract No. 865, Unit No.
ASSESSOR'S PARCEL NUMBER: --------------
Owner's Signature Print
or Type Owner's Name
Owner's Signature Print
or Type Owner's Name
(attach Notary acknowledgment)
Date Date
RESOLUTION 25-16-R
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HANFORD APPROVING AN AMENDMENT TO VESTING TENTATIVE TRACT 881: A
REQUEST TO REMOVE THE REQUIREMENT FOR DECORATIVE LIGHTING
FROM THE TENTATIVE TRACT RESOLUTION, CONSISTENT WITH THE CHANGES PROPOSED TO BE MADE TO THE LIVE OAK MASTER PLAN.
THE PROJECT IS APPLICABLE TO TRACT 881, GENERALLY LOCATED BETWEEN HUME AND HOUSTON AVENUES, EAST OF 12TH AVENUE (VARIOUS APNS BETWEEN 011-110-0160 AND 011-600-053).
At a regular meeting of the City Council of the City of Hanford duly called and held on April 15, 2025, by motion of Councilmember , and seconded by Councilmember , and duly carried, the following resolution was adopted:
WHEREAS, the applicant requested an amendment to Tentative Tract 881, requesting to eliminate the decorative light requirement for Vesting Tentative Tract 881, consistent with changes made to the Live Oak Master Plan/Planned Unit Development No. 2005-04 Amendment #2; and WHEREAS, the amendment has been reviewed by the City Council of the City of Hanford, in accordance with Title 16 of the Hanford Municipal Code; and WHEREAS, the Planning Commission held a public hearing to consider public testimony and gave careful consideration to this planned unit development amendment on March 25, 2025 and recommended approval to the City Council; and
WHEREAS, the City Council has carefully considered recommendations and testimony presented at the public hearing of April 15, 2025, and
WHEREAS, Vesting Tentative Subdivision Map No. 881 was approved by the by the Planning Commission on August 9, 2009 and the City Council on September 15, 2009, pursuant to Section 66474 of the Subdivision Map Act; and,
WHEREAS, on September 15, 2009, the City of Hanford City Council reviewed the Live Oak Development project, for which an Environmental Impact Report (SCH #2006091015) was prepared, and a Statement of Overriding Considerations was adopted for the impacts to Agricultural Resources, Air Quality, and Energy Conservation and Climate Change. A Notice of Determination was filed with Kings County on September 18, 2009.
WHEREAS, the Final Environmental Impact Report identified significant environmental impacts that can be mitigated to substantially lessen the environmental effects relating to Air Quality, Biological Resources, Hazards and Hazardous Materials, Hydrology and Water Quality, Noise, Public Facilities and Services, and Transportation and Circulation; and WHEREAS, the City Council, on September 15, 2009, systematically identified both the significant effects of the proposed project and the feasible alternatives or feasible mitigation measures which will avoid or substantially lessen such significant effects in accordance with the provisions of the California Environmental Quality Act as more specifically articulated in “The Mitigation Monitoring and Reporting Plan” in an appendix of the final EIR and incorporated herein by this reference; and
WHEREAS, the Amendment #1 changes proposed to the Live Oak Development were analyzed in an addendum to the EIR (Addendum #1) to verify that a subsequent EIR is not warranted, as none of the circumstances requiring a subsequent EIR, identified in Section 15162, have been met; therefore, in accordance with Section 15164 of the California Environmental Quality Act (CEQA) Guidelines, an addendum to the EIR (SCH #2006091015) would adequately address the amendments proposed under this project. The changes proposed to the Live Oak Development project do not further affect any of the environmental factors evaluated under the Live Oak EIR (SCH #2006091015). Consequently, a subsequent or supplemental EIR or IS/MNO was not required. Staff has evaluated the changes proposed in the addendum to the initial study and determined that the changes proposed would not result in any new or increased environmental impacts that were not identified in the EIR; and
WHEREAS, the modifications proposed within this Amendment #2 will not have an effect on the environment, therefore, this application relies on the previously certified EIR and Addendum #1; and
WHEREAS, the Planning Commission and City Council previously made the following findings pursuant to Section 66474 of the Subdivision Map Act:
1. That the proposed subdivision map is consistent with the State Subdivision Map Act, General Plan, and Zoning Ordinance;
2. That the design or improvement of the subdivision is consistent with general or specific plans;
3. That the site is physically suitable for the type of development;
4. That the site is physically suitable for the proposed density of development;
5. That the design of the subdivision and the proposed improvements are not likely to cause substantial environmental damage, or substantially and unavoidably injure fish or wildlife or their habitat;
6. That the design of the subdivision and type of improvements are not likely to cause serious public health problems; and
7. That the design of the subdivision and the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of the property within the proposed subdivision.
NOW THEREFORE BE IT RESOLVED that the City Council the City of Hanford finds the elimination of the decorative lighting requirement for Vesting Tentative Subdivision Map No. 881 is substantially consistent with the original approval of the vesting map in 2009.
THEREFORE BE IT FURTHER RESOLVED that the City Council of the City of Hanford approves this revised resolution for Vesting Tentative Subdivision Map No. 881, subject to the following conditions of approval:
ADMINISTRATION DEPARTMENT
Contact the City Attorneys’ Office: (559) 584-6656
Concerning questions that you may have on the conditions listed below:
Defense and Indemnification Provisions:
1. 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.
PLANNING DEPARTMENT
Contact Senior Planner Gabrielle Myers (559) 585-2578
Concerning questions that you may have on the conditions listed below:
General:
1. That the applicant hereby agrees to hold the City of Hanford and all of its departments, officers, agents, and employees free and harmless of and from all claims of any kind or nature arising out of or by reason of the approval of this project.
2. That approval of this project does not exempt compliance with all applicable sections of the Uniform Fire and Building Codes, Zoning Ordinance, Public Works Improvement Standards, and other City Ordinances except as modified by Planned Unit Development No. 2005-04; and except as may be determined by the Development Agreement and development rights of a Vesting Tentative Map per the Subdivision Map Act.
3. That the final map be submitted to the City Engineer and Community Development Department for compliance with the Vesting Tentative Subdivision Map approval prior to recording the final map.
4. That in accordance with Title 16 of the Hanford Municipal Code, all conditions of this subdivision listed herein, and contained in subsequent improvement agreements, excluding the landscape district, must be completed and accepted for maintenance by the City Council prior to the final building inspection and occupancy permits being issued for the first house in the subdivision.
5. That trees be planted, as specified in the Master plan and that all species of trees shall be selected from a list approved by the City Street Tree Commission.
6. That all pertinent conditions of approval for Planned Unit Development No. 2005-04 and the Development Agreement shall be conditions of approval for Vesting Tentative Subdivision Map No. 881.
Zoning:
1. That the proposed subdivision is subject to the R-L-5 Low-Density Residential zone district standards, except as modified by Planned Unit Development No. 2005-04, as specified in the Master Plan.
2. That all lots be limited to single-family residential development.
3. That any changes to the proposed phasing be approved by the Community Development Department.
Special Requirements:
1. That a right-to-farm provision be recorded with the recording of the final subdivision map to insure that future residents of the homes in the subdivision are aware of the adjacent agricultural uses and their right to continue to operate.
2. That each lot owner within Tract No. 881 shall care for and maintain the trees and lawn area located in the parkway in front of their lot(s). For corner lots, the lot owner shall also care for and maintain the parkway trees and lawn area along the street side of their lot. . All species of trees shall be selected from a list approved by the City Street Tree Commission. The parkway is defined as that land area located between the street curb and the public sidewalk.
3. That the tree(s) and lawn area are to be properly pruned, mowed, sprayed, watered and fertilized on a regular on-going basis in order to preserve the health and life of the tree(s) and lawn area.
4. That should the tree(s) and lawn area become damaged, severely pruned, neglected, removed or die, the lot owner shall replace said tree(s) and lawn area within thirty (30) days after the date of written notice from the City of Hanford. The tree(s) shall be replaced with a 15 gal. size tree of the same species that was originally planted. The lawn area shall be replaced with lawn. Rocks, bark, ground cover, plants or paving are not allowed in the parkway
5. That the "NOTICE, DISCLOSURE, ACKNOWLEDGMENT AND AGREEMENT OF
CONTINUED CARE AND MAINTENANCE BY LOT OWNER OF THE TREES AND LAWN AREA PLANTED IN THE PARKWAY" be recorded concurrent with the recording of the subdivision final map to insure that future residents of homes in the subdivision are aware of the obligation to maintain the landscaping within the park strip. Each lot owner is to be provided a copy of said Notice, Disclosure, Acknowledgement, and Agreement, attached as Exhibit “A”.
City Development Impact Fees:
1. That development is subject to a Police Development Impact Fee as required by City Ordinance No. 98-14, or any revisions thereof, if applicable. Fee shall be payable with each building permit.
2. That development is subject to a Fire Development Impact Fee as required by City Ordinance No. 98-14, or any revisions thereof, if applicable. Fee shall be payable with each building permit.
3. That development is subject to a Park Development Impact Fee as required by City Ordinance No. 90-10, or any revisions thereof, if applicable. Fee shall be payable with each building permit.
4. That development is subject to a Transportation mitigation impact fee as required by City Ordinance No. 90-09, or any revisions thereof, if applicable. Fee shall be payable with each building permit.
5. That development is subject to a Wastewater System Development Impact fee as required by City Ordinance No. 98-14, or any revisions thereof, if applicable. Fee shall be payable with each building permit.
6. That development is subject to a Water System Development Impact Fee as required by City Ordinance No. 98-14, or any revisions thereof, if applicable. Fee shall be payable with each building permit.
7. That development is subject to a Refuse and Recycling Development Impact Fee as required by City Ordinance No. 05-16, or any revisions thereof, if applicable. Fee shall be payable with each building permit.
8. That development is subject to a Storm Water development impact fee as required by City Ordinance No. 98-14, or any revisions thereof, if applicable. Fee shall be payable prior to recording of subdivision final map.
9. That development is subject to a 12 th Avenue Sanitary Sewer Area Benefit District assessment fee as required by City Ordinance No. 92-03, or any revisions thereof, if applicable. Fee shall be payable prior to recording of subdivision final map.
Environmental Requirements:
1. That if fireplaces are proposed in the residential units, natural gas fireplaces or EPA certified wood-burning fireplaces/stoves are to be installed in every unit that has a fireplace.
Conventional open-hearth fireplaces are not allowed.
2. That electric or low nitrogen oxide (NO) emitting gas-fired water heaters be installed in each house.
3. That natural gas lines and electrical outlets be installed in backyards or patios to encourage use of gas and/or electric barbecues for each house.
4. That electrical outlets be installed around the exterior of the residential units to encourage use of electric lawn mower, edgers, etc.
5. That options offered as part of the Live Oak Master Plan be available to buyers within this subdivision. Options to include solar panels, drive strips with front facing garages instead of driveways, and second units to be allowed on lots 5,500 sq. ft. and larger. Options shall be shown on the master building plans so as to be available to all buyers of qualified lots.
6. That the project is subject to the San Joaquin Valley Unified Air Pollution Control District’s Indirect Source Review Rule 9510. An application must be filed with the District immediately upon approval of project. For more information and instruction, contact the District’s ISR staff by telephone at (559) 230-5800 or by email at [email protected].
7. That the project is subject to all rules and regulations of the San Joaquin Valley Unified Air Pollution Control District for residential development.
Archeological:
1. That if any archeological resources or endangered species are discovered during the construction, the contractor shall stop excavation and notify the Community Development Department for appropriate mitigation measures.
Dust Control:
1. That the following dust control practices be implemented:
Pre-construction
That material excavated or graded be sufficiently watered to prevent excessive amounts of dust. Watering should occur at least twice a day with complete coverage, preferably in the late morning and after work is completed for the day.
That clearing, grading, earth moving, or excavation activities cease during periods of high winds greater than 20 mph.
That earth material transported off-site be either sufficiently watered or securely covered to prevent excessive amounts of dust.
That areas disturbed by clearing, earth moving, or excavation activities be minimized at all times.
That where acceptable to the Fire Department, weed control should be accomplished by mowing instead of disking, thereby leaving the ground undisturbed and with a mulch covering.
During Construction
After clearing, grading, earth moving, or excavation operations, during the construction phase, fugitive emissions should be controlled by the following methods:
That nonactive portions of the construction site be restricted from vehicular movement.
That active portions of the site should be sufficiently watered to prevent excessive amounts of dust.
General Fugitive Dust
At all times, fugitive dust emissions should be controlled using the following procedures:
That on site vehicle speed should be limited to 15 mph.
That areas with vehicle traffic be watered periodically or have petroleum-based palliatives applied for stabilization of dust emissions.
That during rough grading and construction, streets next to the project site be swept at least once per day, or as required to remove silt, which may have accumulated from construction activities.
That during rough grading and construction, access to the site should require the building of an apron into the project site from adjoining paved roadways. The apron should be paved or have a petroleum-based palliative applied.
Ozone Precursors
At all times, ozone precursor emissions should be controlled by the following methods:
That all internal combustion engine drive equipment be properly maintained and well tuned according to the manufacturer's specifications.
PRIVATE UTILITY COMPANIES
Contact the following persons concerning questions that you may have on the conditions listed below:
Southern California Edison Co., David Loftin: (559) 684-3557 AT&T, John Lewis: (559) 739-6455
Southern California Gas Co., Louise Brown: (559) 739-2316 ComCast, Micahel Corral: (559) 217-9003
USA: 811
Public Utilities:
1. That all utilities, including cable TV, shall be installed underground within the subdivision.
The developer shall be required to notify the utility companies in writing of this requirement.
2. That all utility transformers within the development are recommended to be subsurface type installations. The developer has the option of placing the transformers above or below ground.
If above ground transformers are to be installed, the developer is to meet with City Engineering and Edison Company to determine an appropriate location of the transformer away from street view. The developer is responsible for notifying Southern California Edison Company in writing of the type of installation.
3. That all existing utility poles and appurtenances located along the property frontage of 12 th Avenue shall be installed underground at the developer’s expense.
PUBLIC WORKS DEPARTMENT
Contact Public Works (559) 585-2550
Concerning questions that you may have on the conditions listed below:
Maps and Plans:
1. That the developer shall submit to the City Engineer a set of construction plans on 24” x 36” sheets for all required improvements. Plans shall be prepared by a registered civil engineer and shall include a drainage and utility plan identifying sizes and location of sanitary sewer, storm drainage and water mains, curbs, gutters, sidewalks, masonry walls, street lights, street improvements, park and landscape improvements and all other infrastructure required to complete development. All plans shall be approved by the City Engineer and all other involved agencies before the release of the building permits.
2. That prior to beginning any construction or within ten (10) calendar days after the approved plans are released by the City, the developer shall submit to the City of Hanford Engineering Division one (1) reproducible and four (4) blue line copies of the approved set of construction plans and four (4) 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) blue line copy of the approved set of construction plans revised to reflect all field revisions and marked “RECORD DRAWING.” Easements:
1. That all easements shall be designated on the subdivision final map as required by the utility companies and where needed for providing service to street lights and landscape improvements as designated by the City Public Works Department.
2. That all easements for irrigation ditches and/or irrigation pipelines shall be legally abandoned or relocated to the satisfaction of the City Engineer prior to the recording of a subdivision final map.
Dedications:
1. That all proposed streets and street extensions, located as shown on the tentative subdivision map, shall be dedicated to the City as public right-of-way, and any alteration of existing utilities shall be the responsibility of the developer.
2. That all proposed landscape public utility easements, located as shown on the tentative subdivision map shall be dedicated to the City for landscape and public utility purposes concurrent with the recording of a subdivision final map.
3. That proposed neighborhood linear parks, located as shown on the tentative subdivision map (Lots “A”, “B”, “C” and “D”), shall be dedicated to the City for landscape and public utility purposes concurrent with the recording of a subdivision final map.
Restricted Access:
1. That a one-foot reservation strip shall be established at the end or sides of all streets abutting undeveloped property and be indicated on the subdivision final map.
2. That all access shall be restricted from lots at the property lines backing or siding onto 12th Avenue, S. Alpine Avenue, Butterfield Lane and Hume Avenue (except for pedestrian walkways) and shall be indicated on the subdivision final map.
People’s Ditch Improvements:
1. That People’s Ditch shall be relocated and installed underground in a pipeline in accordance with the requirements of both the City of Hanford Public Works department and the People’s Ditch Company. The proposed irrigation ditch pipeline alignment shall begin at Hume Avenue/People’s ditch intersection and continue west within the Hume Avenue to 12th Avenue, then south within 12 th Avenue to Houston Avenue, then west within Houston Avenue to the intersection of Houston Avenue / People’s Ditch. The pipeline will terminate beyond the south limits of the future Houston Avenue right-of-way. All costs to relocate and to underground People’s Ditch with a pipeline as stated herein, and to backfill the abandoned open channel ditch as shown on the tentative subdivision map, shall be at developer’s own expense.
Street Improvements:
1. That all improvements consisting of sanitary sewers, storm sewers, water mains, concrete curbs, gutters, sidewalks, street lights, landscaping, street sub-grading, surfacing and striping and all other improvements shall be installed in accordance with Chapter 16.24, “Improvements”, of the Hanford Municipal Code and this resolution pertaining to subdivision improvements in effect at the time of filing the tentative subdivision map.
2. That all streets within the subdivision shall be developed to residential street standard ST-32, modified as indicated on the tentative subdivision map, (Street narrowing adjacent to park for traffic calming), except the following:
a. Hume Avenue shall be developed as a collector street (East of People’s Ditch) along the development frontage of the subdivision and as a major collector street (West of People’s Ditch) from 12 th avenue to People’s Ditch. All improvements shall be constructed in conformance with City Standards ST-17 and ST-23 & ST-26, modified as indicated on the tentative subdivision map and as follows:
1. Traffic index used for the design of the street structural section shall be a minimum of 8.0
2. A geotechnical report shall be submitted to the City Engineer identifying the existing structural section thickness of Hume Avenue, from S. Alpine Avenue to 12th Avenue, concurrent with the submittal of development improvement plans. Reconstruction of Hume Avenue, from S. Alpine Avenue to 12th Avenue, will be required if the existing street structural section does not conform to City Standards and Specifications.
3. Street improvements shall include, but not be limited to, the installation of concrete curb & gutter, sidewalk, landscaping, masonry block wall, street lights, street striping, signing, and pavement reconstruction of existing roadway, if applicable, and pavement widening along the development frontage of the subdivision (Half-width street improvements, plus a minimum 13 foot travel lane north of street centerline).
Street improvements located beyond the development frontage of the subdivision (“Not-a-part” area from12th Avenue to the west property line of lot # 1 shall include, but not be limited to, the installation of concrete curb & gutter, street lights, street striping, signing and pavement reconstruction and widening to provide for a protected left-turn travel lane and a separate right turn travel lane at east leg of the 12th Avenue / Hume Avenue intersection. (Half-width street improvements, plus additional pavement widening north of street centerline to facilitate turning movements as identified above). The installation of a raised concrete median is not required. b. Twelfth Avenue shall be developed as an arterial street, along the development frontages of the subdivision, and “Not-a-part” areas south of Hume and north of Butterfield Lane in accordance with section 66462.5 of the Subdivision Map Act. All improvements shall be constructed in conformance with City Standards ST-17 and ST-20, modified as indicated on the tentative subdivision map and as follows:
1. Traffic index used for the design of street structural section shall be a minimum of
10.0. 2. A geotechnical report shall be submitted to the City Engineer identifying the existing structural section thickness of 12th Avenue, from Hume Avenue to Houston
Avenue, concurrent with the submittal of development improvement plans.
Reconstruction of 12 th Avenue between Hume Avenue and Butterfield Lane (or another form of mitigation as approved by the City Engineer) will be required if the existing street structural section does not conform to City Standards and Specifications.
3. Street improvements shall include, but not be limited to, the installation of concrete curb & gutter, sidewalk, landscaping, street lights, median island curb, street striping, signing and pavement reconstruction of existing roadway, if applicable, and pavement widening along 12 th Avenue, from Hume Avenue to Butterfield Lane, (including “Not-a-part” areas) to facilitate the installation of a median island with a single 16 foot wide paved travel lane on each side of the median. Transitional paving improvements shall also be required for both acceleration/deceleration lane tapers at the Butterfield Lane entrance to subdivision and at Hume Avenue to facilitate a northbound right turn movement to Hume Avenue and to provide for a protected southbound left-turn movement from 12 th Avenue southbound to Hume Avenue. The installation of a raised concrete median north of the Hume Avenue / 12th Avenue intersection is not required for the protected left-turn travel lane.
Pavement widening along 12th Avenue other than as stated herein shall be deferred until additional travel lane capacity is warranted.
4. That electrical conduit and pull boxes shall be installed at the intersection of 12 th Avenue / Hume Avenue to facilitate the installation of a future traffic signal system in accordance with Traffic Impact Study prepared by the firm of Kd Anderson and Associates dated March 20, 2006.
c. S. Alpine Avenue and Butterfield Lane shall be developed as collector streets along the development frontages of the subdivision in conformance with City Standard ST-26, modified as indicated on the tentative subdivision map for Tract # 865 (Live Oak I).
3. That street lights shall be installed throughout the subdivision in conformance with City Standard GE-56 and PUD master plan requirements, as modified. Street lights located along Houston Avenue and S. Alpine Avenue shall be octagon concrete type poles as indicated on City Standard GE-56. Street lights located along all other streets within the subdivision shall be in conformance with Southern California Edison Company requirements. Street lights shall be located as designed by City Engineer
4. That development is subject to a transportation mitigation impact fee as required by City Municipal Code section 15.48 and any revisions thereof. Developer shall be entitled to a credit towards their development impact fee for permanent street improvements constructed by developer within 12th Avenue, consisting of curb & gutter, median curb, street striping, signing and street paving from gutter lip to edge of the existing 12th Avenue street section. If applicable, developer may also be entitled to credit towards impact fees for supplemental transportation capacity improvements to the existing Houston Avenue street section. Transitional paving improvements beyond the development limits, as stated in section 2b above, that are not considered to be a permanent improvements and the reconstruction of the existing 12th Avenue
street section, if required, will not be subject to a credit. The developer shall submit competitive bid proposals to substantiate the cost of reimbursable items for City Public Works department review and approval prior to beginning construction. All documentation materials submitted for reimbursement consideration shall be well organized and tabulated for convenient reference by Public Works’ staff. Improvement quantities and costs proposed for reimbursement must be clearly identified in the documentation provided, and not combined or aggregated with non- reimbursable subdivision improvement costs. Appropriate graphic exhibits referenced to the subdivision improvement plans shall also be provided as needed to facilitate the reimbursement review process.
5. That the developer is responsible for payment of a proportionate cost share of future improvements to mitigate interim impacts to the 13 th Avenue/Highway 198 interchange as identified in the project Environmental Impact Report and the Traffic Impact Study prepared by the firm of KD Anderson Transportation Engineers. Payment of developer’s equitable share of improvement costs shall be held in a separate interest bearing account and reserved for the interim improvements referenced above.
Backup Parkway Improvements:
1. That the developer shall design and construct the following improvements along the development frontages of 12th Avenue (Including Sanchez “not-a-part” area), Hume Avenue, S. Alpine Avenue, Countryside Drive (Hume Avenue to Amber Harvest Drive) and Butterfield Lane for lots backing or siding onto said streets:
a. A minimum six foot high decorative masonry block wall with continuous reinforced concrete footings. Masonry walls shall be treated with anti-graffiti repellent. The minimum height of the wall shall be measured from the highest elevation grade of the property located adjacent to either side of the wall. Wall heights shall be maintained at a uniform grade / slope whenever possible. If elevation changes are required, steps shall be introduced at pilaster locations and / or changes in wall direction. Wall improvement plans shall be designed to incorporate architectural, civil and structural components into one set of drawings. Wall plans shall be reviewed and approved by both the City Public Works and Community Development Departments.
b. Masonry walls shall be constructed along the development frontages of 12 th Avenue (Including Sanchez “not-a-part” area), Hume Avenue, S. Alpine Avenue, Countryside Drive (Hume Avenue to Amber Harvest Drive) and Butterfield Lane for all lots backing or siding onto said streets.
c. A 4 1/2 foot wide detached sidewalk along the development frontages of 12 th Avenue (Including Sanchez “not-a-part” area), Hume Avenue, S. Alpine Avenue, Countryside Drive (Hume Avenue to Amber Harvest Drive) and Butterfield Lane. d. Landscape and irrigation system improvements along the development frontages of 12 th Avenue (Including Sanchez “not-a-part” area), Hume Avenue, S. Alpine Avenue, Countryside Drive (Hume Avenue to Amber Harvest Drive) and Butterfield Lane right of way and landscape easement areas. Landscape plans shall be prepared by a licensed
landscape architect. Plans shall be reviewed and approved by both the City Public Works and Community Development Departments.
2. That a minimum of four trees per lot shall be planted in the front yards of homes at the time each lot is landscaped in accordance with City Ordinance 17.18.100 (F). For corner lots, a minimum of two trees per lot are to be planted between the curb and sidewalk along both street frontages located adjacent to the lot. Trees planted in the park strip shall be located in conformance with City Standard GE-13. Developer shall submit a landscape and irrigation system improvement plan for each house plan proposed within the subdivision for City Community Development Department review and approval.
3. That all species of trees and plants shall be selected from a list approved by the City Street Tree Commission.
4. That all new and existing electrical boxes, control boxes and other equipment boxes (excluding traffic control) cabinets along the street frontage shall be painted hunter green or be of a color compatible with the landscaping. Prior to painting, all metal surfaces shall be treated with an etching primer (zinc chromate) or equivalent. All above-ground pedestals and other utility boxes shall be located between back of sidewalk and masonry wall.
Park Improvements:
1. That all linear park facility improvements shall conform to PUD master plan requirements and City Standards and Specifications. Developer shall retain the services of a landscape architect to design all linear park facility improvements. Improvements shall include, but not be limited to, installation of covered picnic areas, connective linear parks, decorative security lighting, drinking fountains, park benches and trash receptacles landscaping and irrigation systems.
Linear park improvements shall be constructed concurrent with the first phase of the development.
2. That a minimum six foot high decorative masonry block wall shall be constructed along the side yard property lines of proposed connective linear parks (adjacent to lots 17, 18, 51, 52, 81, 82, 103, 104, 124, 125, 145, 146, 161 and 162)
3. That the development is subject to a park development mitigation impact fee as required by City Municipal Code section 15.44 and any revisions thereof. Developer shall be entitled to a 50% credit towards their park development impact fee, as specified in development agreement, for all park and open space improvements provided by developer in accordance with PUD master plan requirements.
Sewer Improvements:
1. That the developer’s engineer shall provide a sanitary sewer master plan complete with calculations for the entire subdivision for City Public Works Department review and approval prior to recording a subdivision final map for the first phase of development. Provisions shall be made to provide service for future areas of development located adjacent to the subdivision.
2. That developer is entitled to a reimbursement agreement in accordance with City Municipal Code section 13.08 for sanitary sewer main improvements constructed within Amber Harvest Drive which also provides a benefit to others. Developer shall submit competitive bid cost proposals to substantiate costs for sanitary sewer main improvements installed within S. Amber Harvest drive, if applicable, for Public Works department review and approval prior to beginning construction.
Storm Drainage Improvements:
1. That the developer’s engineer shall provide a storm drainage master plan complete with calculations for the entire subdivision for City Public Works department review and approval prior to recording a subdivision final map for the first phase of development. Provisions shall be made to provide service for future areas of development located adjacent to the subdivision.
2. That all drainage from proposed development shall be directed to the Sand Slough drainage basin located as shown on the tentative subdivision map for Tract #865 (Live Oak I, “Lot A”) and in conformance with Live Oak Development Master Plan requirements.
3. That developer shall be required to comply with State of California Water Resources Control Board requirements specifically related to the National Pollution Elimination System Permit process.
4. That development is subject to a storm water development impact fee as required by City Ordinance No. 98-14, or any revisions thereof. Developer shall be entitled to a credit towards their storm water development impact fee for capacity enhancement improvements constructed within Sand Slough (Tract # 865 - Lot “A”) that satisfy all (full credit) or a portion (partial credit) of their storm water storage requirements.
Water System:
1. That the developer’s engineer shall provide a Water System Master Plan complete with calculations for the entire subdivision for City review and approval prior to recording a subdivision final map for the first phase of the development. Provisions shall be made to provide service for future areas of development located adjacent to the subdivision.
2. That a minimum 24 inch diameter offsite water main and appurtenances shall be extended within the future alignment of 12 ½ Avenue, from Hanford-Armona Road to Hume Avenue, located as shown on the Live Oak development master plan. Improvement shall conform to the City’s water system master plan.
3. That a minimum 12 inch diameter offsite water main and appurtenances shall be extended within the future extension of Hume Avenue from future 12 ½ Avenue to 12th Avenue, located as shown on the Live Oak development master plan. Improvement shall conform to the City’s water system master plan.
4. That developer may be entitled to a refund for water main over-sizing in accordance with City Municipal Code Section 13.04. Developer’s engineer shall be required to submit calculations to substantiate request for an over-sizing refund to the City Public Works department for review and approval. If applicable, developer shall submit competitive bid proposals to substantiate costs for water main over-sizing for City Public Works Department review and approval prior to beginning construction.
5. That developer is entitled to a reimbursement agreement in accordance with City Municipal Code section 13.04 for water system improvements constructed within future 12 ½ Avenue, from Hanford-Armona Road to future Hume Avenue and within future Hume Avenue, from 12 ½ Avenue to 12 th Avenue, which also provide a benefit to others. Developer shall submit competitive bid proposals to substantiate costs for said water system improvements for Public Works Department review and approval prior to beginning construction.
6. That all existing water wells located within the proposed development shall be abandoned in conformance with State of California Department of Health Standards.
Assessment District:
1. That the developer shall enter into an agreement with the City for the formation of a tax assessment district for the maintenance of linear park landscaping (Lots “A”, “B”, “C” and “D”), subdivision street lighting, decorative fencing and landscaping located along the property frontages of Hume Avenue, S. Alpine Avenue, 12th Avenue common area (including Sanchez “not-a-part” area), Countryside Drive (Hume Avenue to Amber Harvest Drive) and Butterfield Lane located as shown on the tentative subdivision map.
2. That prior to funds from the tax assessment district being obtained, the developer shall be responsible for the maintenance of all landscaping, subdivision street lighting and decorative fencing.
FIRE DEPARTMENT
Contact Fire Marshal Nikkie Chamberland at (559)585-2545 Concerning questions that you may have on the conditions listed below:
General:
1. That water mains and fire hydrants be installed before housing construction (unless otherwise approved by the Fire Department) and be of sufficient capacity for fire protection as well as domestic supply. Fire hydrants are to be located as designated by the Fire Department. All fire hydrants and mains are to meet City standards.
2. That the blue dot fire hydrant location markers be installed six inches from the middle of the street.
3. That an all weather 20 ft. wide road be provided throughout the subdivision where houses are being constructed, as required by City Ordinance No. 929, prior to the issuance of building permits.
BUILDING DIVISION
Contact Building Official: Tom Webb (559) 585-2584
Concerning questions that you may have on the conditions listed below:
Soils:
1. That a preliminary soils report, prepared by a qualified soil’s engineer, be provided to the Engineering and Building Departments prior to approval of Subdivision Improvement Plans.
2. That a final soils report, prepared by a qualified soils engineer, be provided to the Engineering and Building Departments prior to acceptance of the subdivision improvements by the City or issuance of building permits or whichever comes first.
3. That the developer retain the design engineer to inspect and verify that grading within the subdivision was constructed as per the approved design, and a copy of the report be provided to the Building Department prior to building permit issuance.
Street Names and Addresses:
1. That street addresses for each lot, as provided by the Building Division, be included on the subdivision final map.
2. That street names, as shown on the tentative subdivision map, be included on the subdivision final maps.
3. That all single family dwellings within the subdivision have illuminated address numbers 2-¼ inches high or be within an illuminated area with 3-½ inch high address numbers installed on the front most part of the building leading to the entrance. In either case the address numbers shall be of contrasting colors with the background.
Kings County Impact Fees:
1. That Tentative Tract 881 is subject to the following Kings County Impact fees:
a. Criminal Justice
b. Library
c. Animal Control
d. Compliance
EXPIRATION:
That this Vesting Tentative Tract Map shall expire with the expiration of the Live Oak Development Agreement.
PASSED AND ADOPTED at a regular meeting of the City Council of the City of Hanford held on the 15th day of April 2025 by the following vote:
AYES:
Council Member
________________________
________________________
________________________
________________________
________________________
NOES:
Council Member ________________________
ABSTAIN:
Council Member ________________________
ABSENT:
Council Member ________________________
___________________________________________________________ MAYOR
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 15th day of April 2025.
Dated:________________________________
__________________________________
City Clerk
RECORDING REQUESTED BY |
AND WHEN RECORDED MAIL TO :____________|
|
CITY OF HANFORD |
COMMUNITY DEVELOPMENT DEPARTMENT |
317 N. Douty Street |
Hanford, CA 93230 |
________________________________________________SPACE ABOVE THIS LINE FOR RECORDER’S USE
NOTICE, DISCLOSURE, ACKNOWLEDGMENT AND AGREEMENT OF CONTINUED CARE
AND MAINTENANCE BY LOT OWNER OF THE TREES AND LAWN AREA PLANTED IN THE PARKWAY FOR TRACT NO. 881
NOTICE IS HEREBY GIVEN that City of Hanford Planning Commission Resolution No. 2025-15 approved the development of Tract No. 881 subject to the following conditions pertaining to the continued care and maintenance of the tree(s) and lawn area located in the parkway of said Tract No. 881 by the lot owners in Tract No. 881:
CONDITIONS:
1. Each lot owner within Tract No. 881 shall care for and maintain the trees and lawn area located in the parkway in front of their lot(s). For corner lots, the lot owner shall also care for and maintain the parkway trees and lawn area along the street side of the lot. All species of trees shall be selected from a list approved by the City Street Tree Commission. The parkway is defined as that land area located between the street curb and the public sidewalk.
2. The tree(s) and lawn area are to be properly pruned, mowed, sprayed, watered and fertilized on a regular on-going basis in order to preserve the health and life of the tree(s) and lawn area.
3. Should the tree(s) and lawn area become damaged, severely pruned, neglected, removed, or die, the lot owner shall replace said tree(s) and lawn area within a reasonable time frame, but no later than thirty (30) days after the date of written notice from the City of Hanford. The tree(s) shall be replaced with a 15 gal. size tree of the same species that was originally planted. The lawn area shall be replaced with lawn. Rocks, bark, ground cover, plants or paving are not allowed in the parkway.
4. We understand and agree that our failure to comply with the conditions identified above shall constitute a breach of our obligations as identified in this document and shall also constitute a violation of the provisions of Chapter 17.52 of the Hanford Municipal Code.
WE HEREBY ACKNOWLEDGE AND UNDERSTAND our obligations for the care and maintenance of the parkway along the street frontage(s) of our lot and agree to be bound by the same.
PROPERTY ADDRESS: _______________________________________________________, Hanford, CA 93230
LEGAL DESCRIPTION OF PROPERTY: Lot No. ________ of Tract No. 881, Unit No. ________ ASSESSOR’S PARCEL NUMBER: _______ - ______ - _______
Owner’s Signature ________________________________
Print or Type Owner’s Name ________________________________ Date ______________
Owner’s Signature ________________________________
Print or Type Owner’s Name ________________________________ Date ______________
(attach Notary acknowledgment)
RESOLUTION 25-17-R
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HANFORD APPROVING AN AMENDMENT TO VESTING TENTATIVE TRACT 912: A
REQUEST TO REMOVE THE REQUIREMENT FOR DECORATIVE LIGHTING
FROM THE TENTATIVE TRACT RESOLUTION, CONSISTENT WITH THE CHANGES PROPOSED TO BE MADE TO THE LIVE OAK MASTER PLAN.
THE PROJECT IS APPLICABLE TO TRACT 912, GENERALLY LOCATED BETWEEN HUME AND HOUSTON AVENUES, EAST OF 12TH AVENUE (VARIOUS APNS BETWEEN 011-110-0160 AND 011-600-053).
At a regular meeting of the City Council of the City of Hanford duly called and held on April 15, 2025, by motion of Councilmember , and seconded by Councilmember , and duly carried, the following resolution was adopted:
WHEREAS, the applicant requested an amendment to Tentative Tract 912, requesting to eliminate the decorative light requirement for Vesting Tentative Tract 912, consistent with changes made to the Live Oak Master Plan/Planned Unit Development No. 2005-04 Amendment #2; and WHEREAS, the amendment has been reviewed by the City Council of the City of Hanford, in accordance with Title 16 of the Hanford Municipal Code; and WHEREAS, the Planning Commission held a public hearing to consider public testimony and gave careful consideration to this planned unit development amendment on March 25, 2025 and recommended approval to the City Council; and
WHEREAS, the City Council has carefully considered recommendations and testimony presented at the public hearing of April 15, 2025, and
WHEREAS, Vesting Tentative Subdivision Map No. 912 was approved by the by the Planning Commission on September 8, 2015 and the City Council on September 15, 2009, pursuant to Section 66474 of the Subdivision Map Act; and,
Vesting Tentative Tract 912 CC Resolution
WHEREAS, on September 15, 2009, the City of Hanford City Council reviewed the Live Oak Development project, for which an Environmental Impact Report (SCH #2006091015) was prepared, and a Statement of Overriding Considerations was adopted for the impacts to Agricultural Resources, Air Quality, and Energy Conservation and Climate Change. A Notice of Determination was filed with Kings County on September 18, 2009; and WHEREAS, the Final Environmental Impact Report identified significant environmental impacts that can be mitigated to substantially lessen the environmental effects relating to Air Quality, Biological Resources, Hazards and Hazardous Materials, Hydrology and Water Quality, Noise, Public Facilities and Services, and Transportation and Circulation; and WHEREAS, the City Council, on September 15, 2009, systematically identified both the significant effects of the proposed project and the feasible alternatives or feasible mitigation measures which will avoid or substantially lessen such significant effects in accordance with the provisions of the California Environmental Quality Act as more specifically articulated in “The Mitigation Monitoring and Reporting Plan” in an appendix of the final EIR and incorporated herein by this reference; and
WHEREAS, the Amendment #1 changes proposed to the Live Oak Development were analyzed in an addendum to the EIR (Addendum #1) to verify that a subsequent EIR is not warranted, as none of the circumstances requiring a subsequent EIR, identified in Section 15162, have been met; therefore, in accordance with Section 15164 of the California Environmental Quality Act (CEQA) Guidelines, an addendum to the EIR (SCH #2006091015) would adequately address the amendments proposed under this project. The changes proposed to the Live Oak Development project do not further affect any of the environmental factors evaluated under the Live Oak EIR (SCH #2006091015). Consequently, a subsequent or supplemental EIR or IS/MNO was not required. Staff has evaluated the changes proposed in the addendum to the initial study and determined that the changes proposed would not result in any new or increased environmental impacts that were not identified in the EIR; and
Vesting Tentative Tract 912 CC Resolution
WHEREAS, the modifications proposed within this Amendment #2 will not have an effect on the environment, therefore, this application relies on the previously certified EIR and Addendum #1; and
WHEREAS, the Planning Commission has made the following findings pursuant to Section 66474 of the Subdivision Map Act:
a.) That the proposed subdivision map is consistent with the State Subdivision Map Act, General Plan, and Zoning Ordinance;
ANALYSIS: That a consistency finding can be made, because the proposed subdivision map is consistent with the State Subdivision Map Act, General Plan, Zoning and Subdivision Ordinances, and the Live Oak Master Plan (Planned Unit Development 2005-04). b.) That the design or improvement of the subdivision is consistent with general or specific plans; ANALYSIS: That a design finding can be made, because the design or improvement of the subdivision map is consistent with the General Plan, Zoning and Subdivision Ordinances, and the Live Oak Master Plan (Planned Unit Development 2005-04). c.) That the site is physically suitable for the type of development; ANALYSIS: That a type-of-development finding can be made, because the site is physically suitable for the proposed type of development.
d.) That the site is physically suitable for the proposed density of development; ANALYSIS: That a density finding can be made, because the site is physically suitable for the proposed density of development. The General Plan prescribes a density range between two and nine units per acre. The project has a gross density of 3.91 units per gross acre.
Vesting Tentative Tract 912 CC Resolution
e.) That the design of the subdivision and the proposed improvements are not likely to cause substantial environmental damage, or substantially and unavoidably injure fish or wildlife or their habitat;
ANALYSIS: That an environmental finding can be appropriately made because an Environmental Impact Report (“EIR”) was prepared for the Live Oak Master Plan, which includes the subject property. The EIR identified many topic areas with no impact or a less than significant impact. It also identified several significant impacts that can be mitigated to a less-than-significant level relating to Air Quality, Biological Resources, Hazards and Hazardous Materials, Hydrology and Water Quality, Noise, Public Facilities and Services, and Transportation and Circulation, and a Mitigation, Monitoring and Reporting Plan (“MMRP”) was prepared for the project. In addition to the significant impacts that can be mitigated, the report identified unavoidable significant adverse impacts that include Agricultural Resources, Air Quality, and Energy Conservation and Climate Change.
Because significant adverse impacts have been found which cannot be mitigated, a statement of overriding considerations was made in accordance with CEQA. The Final Environmental Impact Report, along with CEQA Findings, Statement of Overriding Considerations, and Mitigation Monitoring and Reporting Program, was certified by City Council Resolution No. 09-57-R on September 15, 2009.
f.) That the design of the subdivision and type of improvements are not likely to cause serious public health problems; and
ANALYSIS: That a public health finding can be appropriately made, because the Kings County Health Department has reviewed and commented on the project. Comments have been incorporated into the resolution.
g.) That the design of the subdivision and the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of the property within the proposed subdivision.
Vesting Tentative Tract 912 CC Resolution
ANALYSIS: An improvements-and-access finding can be appropriately made, because the design of the subdivision map and/or the type of improvements will not conflict with easements acquired by the public at large for access through or use of property within the proposed parcels.
NOW THEREFORE BE IT RESOLVED that the City Council the City of Hanford finds the elimination of the decorative lighting requirement for Vesting Tentative Subdivision Map No. 912 is substantially consistent with the original approval of the vesting map in 2015.
THEREFORE BE IT FURTHER RESOLVED that the City Council of the City of Hanford approves this revised resolution for Vesting Tentative Subdivision Map No. 912, subject to the following conditions of approval:
ADMINISTRATION DEPARTMENT
Contact the City Attorneys’ Office: (559) 584-6656
Concerning questions that you may have on the conditions listed below:
Defense and Indemnification Provisions:
1. 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.
PLANNING DEPARTMENT
Contact Senior Planner Gabrielle Myers at (559)585-2578 Concerning questions that you may have on the conditions listed below:
General:
1. That the applicant hereby agrees to hold the City of Hanford and all of its departments, officers, agents, and employees free and harmless of and from all claims of any kind or nature arising out of or by reason of the approval of this project.
Vesting Tentative Tract 912 CC Resolution
2. That approval of this project does not exempt compliance with all applicable sections of the Uniform Fire and Building Codes, Zoning Ordinance, Public Works Improvement Standards, and other City Ordinances except as modified by Planned Unit Development No. 2005-04; and except as may be determined by development rights of a Tentative Map per the Subdivision Map Act.
3. That the final map be submitted to the City Engineer and Community Development Department for compliance with the Vesting Tentative Subdivision Map approval prior to recording the final map.
4. That in accordance with Title 16 of the Hanford Municipal Code, all conditions of this subdivision listed herein, and contained in subsequent improvement agreements, excluding the landscape district, must be completed and accepted for maintenance by the City Council prior to the final building inspection and occupancy permits being issued for the first house in the subdivision.
5. That trees be planted, as specified in the Live Oak Master Plan and that all species of trees shall be selected from a list approved by the City Street Tree Commission.
6. That all pertinent conditions of approval for Planned Unit Development No. 2005-04 and the Development Agreement shall be conditions of approval for Vesting Tentative Subdivision Map No. 912.
Zoning:
1. That the proposed subdivision is subject to the R-L-5 Low-Density Residential zone district standards, except as modified by Planned Unit Development No. 2005-04, as specified in the Master Plan.
2. That all lots be limited to single-family residential development.
3. That any changes to the proposed phasing be approved by the Community Development Department.
Special Requirements:
1. That a right-to-farm provision be recorded with the recording of the final subdivision map to insure that future residents of the homes in the subdivision are aware of the adjacent agricultural uses and their right to continue to operate.
2. That each lot owner within Tract No. 912 shall care for and maintain the trees and lawn area located in the parkway in front of their lot(s). For corner lots, the lot owner shall also care for and maintain the parkway trees and landscaping area along the street side of their lot. All species of trees shall be selected from a list approved by the City Street Tree Commission. The parkway is defined as that land area located between the street curb and the public sidewalk.
Vesting Tentative Tract 912 CC Resolution
The proposed typical landscaping improvements are to be drought tolerant and are to be approved by the City of Hanford and the project proponent.
3. That the tree(s) and landscape area are to be properly pruned, mowed, sprayed, watered and fertilized on a regular on-going basis, in order to preserve the health and life of the tree(s) and lawn area.
4. That should the tree(s) and landscaping area become damaged, severely pruned, neglected, removed or die, the lot owner shall replace said tree(s) and landscaping area within thirty (30) days after the date of written notice from the City of Hanford. The tree(s) shall be replaced with a 15 gal. size tree of the same species that was originally planted. The landscaping area shall be replaced with suitable drought-tolerant landscaping to be approved by the City of Hanford and the project proponent.
5. That the "NOTICE, DISCLOSURE, ACKNOWLEDGMENT AND AGREEMENT OF
CONTINUED CARE AND MAINTENANCE BY LOT OWNER OF THE TREES AND LAWN AREA PLANTED IN THE PARKWAY" be recorded concurrent with the recording of the subdivision final map to insure that future residents of homes in the subdivision are aware of the obligation to maintain the landscaping within the park strip. Each lot owner is to be provided a copy of said Notice, Disclosure, Acknowledgement, and Agreement, attached as in Exhibit B.
Environmental Requirements:
1. That all mitigations identified in the Mitigation Monitoring and Reporting Program prepared for the Live Oak Master Plan Environmental Impact Report be made conditions of Vesting Tentative Tract 912.
2. That if fireplaces are proposed in the residential units, natural gas fireplaces or EPA certified wood-burning fireplaces/stoves are to be installed in every unit that has a fireplace.
Conventional open-hearth fireplaces are not allowed.
3. That electric or low-nitrogen oxide (NO) emitting gas-fired water heaters be installed in each house.
4. That natural gas lines and electrical outlets be installed in backyards or patios to encourage use of gas and/or electric barbecues for each house.
5. That electrical outlets be installed around the exterior of the residential units to encourage use of electric lawn mower, edgers, etc.
6. That options offered as part of the Live Oak Master Plan be available to buyers within this subdivision. Options to include solar panels, drive strips with front facing garages instead of driveways, and second units to be allowed on lots 5,500 sq. ft. and larger. Options shall be shown on the master building plans so as to be available to all buyers of qualified lots.
Vesting Tentative Tract 912 CC Resolution
7. That the project is subject to the San Joaquin Valley Unified Air Pollution Control District’s Indirect Source Review Rule 9510. An application must be filed with the District immediately upon approval of project. For more information and instruction, contact the District’s ISR staff by telephone at (559) 230-5800 or by email at [email protected].
8. That the project is subject to all rules and regulations of the San Joaquin Valley Unified Air Pollution Control District for residential development.
Archeological:
1. That if any archeological resources or endangered species are discovered during the construction, the contractor shall stop excavation and notify the Community Development Department for appropriate mitigation measures.
Dust Control:
1. That the following dust-control practices be implemented:
Pre-construction
That material excavated or graded be sufficiently watered to prevent excessive amounts of dust. Watering should occur at least twice a day with complete coverage, preferably in the late morning and after work is completed for the day.
That clearing, grading, earth moving, or excavation activities cease during periods of high winds greater than 20 mph.
That earth material transported off-site be either sufficiently watered or securely covered to prevent excessive amounts of dust.
That areas disturbed by clearing, earth moving, or excavation activities be minimized at all times.
That where acceptable to the Fire Department, weed control should be accomplished by mowing instead of disking, thereby leaving the ground undisturbed and with a mulch covering.
During Construction
After clearing, grading, earth moving, or excavation operations, during the construction phase, fugitive emissions should be controlled by the following methods:
That non-active portions of the construction site be restricted from vehicular movement.
That active portions of the site should be sufficiently watered to prevent excessive amounts of dust.
Vesting Tentative Tract 912 CC Resolution
General Fugitive Dust
At all times, fugitive dust emissions should be controlled using the following procedures:
That on-site vehicle speed should be limited to 15 mph.
That areas with vehicle traffic be watered periodically or have petroleum-based palliatives applied for stabilization of dust emissions.
That during rough grading and construction, streets next to the project site be swept at least once per day, or as required to remove silt, which may have accumulated from construction activities.
That during rough grading and construction, access to the site should require the building of an apron into the project site from adjoining paved roadways. The apron should be paved or have a petroleum-based palliative applied.
Ozone Precursors
At all times, ozone precursor emissions should be controlled by the following methods:
That all internal-combustion engine drive equipment be properly maintained and well tuned according to the manufacturer's specifications.
FIRE DEPARTMENT
Contact Fire Marshall Nikkie Chamberland at (559)585-2545 Concerning questions that you may have on the conditions listed below:
General:
1. That water mains and fire hydrants be installed before housing construction (unless otherwise approved by the Fire Department) and be of sufficient capacity for fire protection as well as domestic supply. Fire hydrants are to be located as designated by the Fire Department. All fire hydrants and mains are to meet City standards.
2. That the blue dot fire hydrant location markers be installed six inches from the middle of the street.
3. That an all weather 20 ft. wide road be provided throughout the subdivision where houses are being constructed, as required by City Ordinance No. 929, prior to the issuance of building permits.
Vesting Tentative Tract 912 CC Resolution
BUILDING DIVISION
Contact Building Official: Tom Webb (559) 585-2584
Concerning questions that you may have on the conditions listed below:
Soils:
1. That a preliminary soils report, prepared by a qualified soil’s engineer, be provided to the Engineering and Building Departments prior to approval of Subdivision Improvement Plans.
2. That a final soils report, prepared by a qualified soils engineer, be provided to the Engineering Department and Building Division prior to acceptance of the subdivision improvements by the City or issuance of building permits or whichever comes first.
3. That the developer retain the design engineer to inspect and verify that grading within the subdivision was constructed as per the approved design, and a copy of the report be provided to the Building Division prior to building permit issuance.
Street Names and Addresses:
1. That street addresses for each lot, as provided by the Building Division, be included on the subdivision final map.
2. That street names, as shown on the tentative subdivision map, be included on the subdivision final maps.
3. That all single family dwellings within the subdivision have illuminated address numbers 2-¼ inches high or be within an illuminated area with 3-½ inch high address numbers installed on the front most part of the building leading to the entrance. In either case the address numbers shall be of contrasting colors with the background.
4. That Havard Lane be named W. Sunset Lane to be in compliance with the City of Hanford Ordinance for street names.
PUBLIC WORKS DEPARTMENT
Contact Public Works at (559) 585-2550
Concerning questions that you may have on the conditions listed below:
Maps and Plans:
1. That the developer shall submit to the City Engineer a set of construction plans on 24” x 36” sheets for all required improvements. Plans shall be prepared by a registered civil engineer and shall include a drainage and utility plan identifying sizes and location of sanitary sewer, storm drainage and water mains, curbs, gutters, sidewalks, masonry walls, street lights, street improvements, park and landscape improvements and all other infrastructure required to complete development. All plans shall be approved by the City Engineer and all other involved agencies before the release of the building permits.
Vesting Tentative Tract 912 CC Resolution
2. That prior to beginning any construction or within ten (10) calendar days after the approved plans are released by the City, the developer shall submit to the City of Hanford Engineering Division one (1) reproducible and four (4) blue line copies of the approved set of construction plans and four (4) 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) blue line copy of the approved set of construction plans revised to reflect all field revisions and marked “RECORD DRAWING.” Easements:
1. That all easements shall be designated on the subdivision final map as required by the utility companies and where needed for providing service to street lights and landscape improvements as designated by the City Public Works Department.
2. That all easements for irrigation ditches and / or irrigation pipelines shall be legally abandoned or relocated to the satisfaction of the City Engineer prior to the recording of a subdivision final map.
Dedications:
1. That all proposed streets and street extensions, located as shown on the tentative subdivision map, shall be dedicated to the City as public right-of-way, and any alteration of existing utilities shall be the responsibility of the developer.
2. That proposed open space/drainage facility, located as shown on the tentative subdivision map (Lot “A”), shall be dedicated to the City for landscape and public utility purposes concurrent with the recording of a subdivision final map.
Restricted Access:
1. That a one-foot reservation strip shall be established at the end or sides of all streets abutting undeveloped property and be indicated on the subdivision final map.
Street Improvements:
1. That all improvements consisting of sanitary sewers, storm sewers, water mains, concrete curbs, gutters, sidewalks, street lights, landscaping, street sub-grading, surfacing and striping and all other improvements shall be installed in accordance with Chapter 16.24, “Improvements”, of the Hanford Municipal Code and this resolution pertaining to subdivision improvements in effect at the time of filing the tentative subdivision map.
2. That all streets within the subdivision shall be developed to residential street standards ST-32, modified as indicated on the tentative subdivision map, except the following:
Vesting Tentative Tract 912 CC Resolution
a. Houston Avenue shall be developed as a major Arterial street along the development frontage of the subdivision in conformance with City Standards ST-17 and ST-18, modified as indicated on the tentative subdivision map and as follows:
1. Traffic index used for the design of the street structural section shall be a minimum of
10.0. 2. A geotechnical report shall be submitted to the City Engineer identifying the existing structural section thickness of Houston Avenue along the development frontage of the subdivision concurrent with the submittal of development improvement plans.
Reconstruction of Houston Avenue (or another form of mitigation as approved by the City Engineer) along the development frontage of the subdivision will be required if the existing street structural section does not conform to City Standards and Specifications.
3. Street improvements shall include, but not be limited to, the installation of concrete curb & gutter, sidewalk, street lights, street striping, signing, and transitional paving tapers to provide for both acceleration / deceleration lanes at entrance to subdivision only, as shown on the approved tentative map. Pavement widening along Houston Avenue property frontage other than as stated herein shall be deferred until additional travel lane capacity is warranted. The installation of a raised concrete median in Houston Avenue is not required.
4. The street transition paving and restriping as needed to transition traffic into and out of the entrance of the subdivision from the Houston Avenue and shall comply with the Manual on Uniform Traffic Control Devices (MUTCD) Standards (design speed shall be 55 mph).
3. That street lights shall be installed throughout the subdivision in conformance with City Standard GE-56 and PUD master plan requirements, as modified. Street lights located along Houston Avenue and S. Alpine Avenue shall be octagon concrete type poles as indicated on City Standard GE-56. Street lights located along all other streets within the subdivision shall be decorative lights in conformance with PUD master plan and Southern California Edison Company requirements. Street lights shall be located as designed by City Engineer.
4. That the development is subject to a transportation mitigation impact fee as required by City Municipal Code section 15.48 and any revisions thereof. Developer shall be entitled to a credit towards impact fees for permanent street improvements constructed by developer within Houston Avenue, consisting of curb & gutter, street striping, signing and street paving from gutter lip to edge of the existing Houston Avenue street section. Temporary transitional paving improvements beyond the development limits, and any removal and reconstruction of portions of the existing Houston Avenue street section required to facilitate drainage of the subdivision, will not be subject to a credit. Developer shall submit competitive bid proposals to substantiate the cost of reimbursable items for City Public Works department review and approval prior to beginning construction. All bids and other documentation materials submitted for reimbursement consideration must be well organized and tabulated in a professional manner
Vesting Tentative Tract 912 CC Resolution
for convenient reference by Public Works staff. Improvement quantities and costs proposed for reimbursement must be easily identifiable and clearly distinguished from non-reimbursable subdivision improvements without requiring additional quantity calculations and cost breakdowns.
5. That the developer is responsible for payment of a proportionate cost share of interim improvements to mitigate impacts to the intersection of 13 th Avenue / State Highway 198 interchange as identified in project Environmental Impact Report and Traffic Impact Study prepared by the firm of KD Anderson Transportation Engineers dated 3/20/06. Payment of applicant’s fair share of interim improvements costs shall be prorated and collected by City prior to issuance of building permits. Mitigation fees shall be held in a separate interest bearing account and reserved for the interim improvements identified above.
Backup Parkway Improvements:
1. That the developer shall design and construct the following improvements along the development frontage of Houston Avenue:
a. Landscaping and irrigation system improvements along the development frontages of Houston Avenue (right of way and landscape parcel areas). Landscape plans shall be prepared by a licensed landscape architect. Plans shall be reviewed and approved by both the City Public Works and Community Development Departments.
2. That a minimum of four trees per lot shall be planted in the front yards of homes at the time each lot is landscaped in accordance with City Ordinance 17.18.100(F). For corner lots, a minimum of two trees per lot are to be planted between the curb and sidewalk along both street frontages located adjacent to the lot. Trees planted in the park strip shall be located in conformance with City Standard GE-13. Developer shall submit a landscape and irrigation system improvement plan for each house plan proposed within the subdivision for City Community Development department review and approval.
3. That all species of trees and plants shall be selected from a list approved by the City Street Tree Commission.
4. That all new and existing electrical boxes, control boxes and other equipment boxes (excluding traffic control) cabinets along the street frontage shall be painted hunter green or be of a color compatible with the landscaping. Prior to painting, all metal surfaces shall be treated with an etching primer (zinc chromate) or equivalent. All above-ground pedestals and other utility boxes shall be located between back of sidewalk and masonry wall.
Open Space/ Drainage Facility Improvements:
1. That all open space / drainage facility improvements shall conform to PUD master plan requirements and City Standards and Specifications. Developer shall retain the services of a landscape architect to design all park facility and open space perimeter improvements.
Vesting Tentative Tract 912 CC Resolution
Sewer Improvements:
1. That the developer’s engineer shall provide a sanitary sewer master plan complete with calculations for the entire subdivision for City Public Works Department review and approval prior to recording a subdivision final map. Provisions shall be made to provide service for future areas of development located adjacent to the subdivision.
Storm Drainage Improvements:
1. That the developer’s engineer shall provide a storm drainage master plan, including entire slough area, complete with calculations for the entire subdivision for City Public Works Department review and approval prior to recording a subdivision final map. Provisions shall be made to provide service for future areas of development located adjacent to the subdivision.
2. That all drainage from proposed development shall be directed to the Sand Slough drainage basin located as shown on the tentative subdivision map.
3. That developer shall install a minimum 36 inch diameter storm drain pipeline and appurtenances within Houston Avenue in conformance with City storm drainage master plan requirements. The proposed storm drain line will connect the Sand slough basin located as shown on the tentative subdivision map to an existing slough basin located south of Houston Avenue and just east of proposed development.
4. That development is subject to a storm water development impact fee as required by City Ordinance No. 98-14, or any revisions thereof. Developer shall be entitled to a credit towards their storm water development impact fee for capacity enhancement improvements constructed within Sand Slough and the conveyance enhancement improvements to construct the 36’ storm drainage line within Houston Avenue that satisfy all (full credit) or a portion (partial credit) of their storm water storage and conveyance requirements.
5. That developer shall be required to comply with State of California Water Resources Control Board requirements specifically related to the National Pollution Elimination System Permit process.
Water System:
1. That the developer’s engineer shall provide a Water System Master Plan complete with calculations for the entire subdivision for City review and approval prior to recording a subdivision final map. Provisions shall be made to provide service for future areas of development located adjacent to the subdivision.
2. That a minimum 18 inch diameter water main and appurtenances shall be extended within Houston Avenue from the Eastern boundary of proposed development to the Western boundary of proposed development, as shown on the Tentative Subdivision Map, Improvements shall conform to the City’s water system master plan.
Vesting Tentative Tract 912 CC Resolution
3. Developer maybe entitled to a refund for water main over-sizing in accordance with City Municipal Code Section 13.04. Developer’s engineer shall be required to submit calculations to substantiate request for an over-sizing refund to the City Public Works Department for review and approval. If applicable, developer shall submit competitive bid proposals to substantiate costs for water main over-sizing for City Public Works Department review and approval prior to beginning construction.
4. That developer is entitled to a reimbursement agreement in accordance with City Municipal Code section 13.04 for water system improvements installed within Houston Avenue, which also provide a benefit to others. Developer shall submit competitive bid proposals to substantiate costs for said water system improvements for Public Works Department review and approval prior to beginning construction.
5. That all existing water wells located within the proposed development shall be abandoned in conformance with State of California Department of Health Standards.
Assessment District:
1. That the developer shall enter into an agreement with the City for the formation of a tax assessment district for the maintenance of neighborhood open space landscaping (Lot “A”), landscaping along South Scarlet Drive from Houston Avenue to the south boundary of subdivision, subdivision street lighting, decorative fencing, and landscaping located along the property frontage of Houston Avenue located as shown on the tentative subdivision map.
2. That prior to funds from the tax assessment district being obtained, the developer shall be responsible for the maintenance of all landscaping, including open space areas, subdivision street lighting and decorative fencing.
Development Impact Fees:
1. That the development is subject to City of Hanford impact fees as outlined in the recorded Development Agreement for the Live Oak residential development project.
2. That the development is subject to additional transportation related mitigation fees as identified in the Final Environmental Impact Report approved for the Live Oak residential development project including mitigation fees for SR 198 /13th Avenue interim interchange improvements.
Public Utilities:
1. That all utilities, including cable TV, shall be installed underground within the subdivision.
The developer shall be required to notify the utility companies in writing of this requirement.
2. That all utility transformers within the development are recommended to be subsurface type installations. The developer has the option of placing the transformers above or below ground.
If above ground transformers are to be installed, the developer is to meet with City Engineering and Edison Company to determine an appropriate location of the transformer away from street
Vesting Tentative Tract 912 CC Resolution
view. The developer is responsible for notifying Southern California Edison Company in writing of the type of installation.
KINGS COUNTY HEALTH DEPARTMENT
Contact Troy Hommerding at (559) 584-1411
Concerning questions that you may have on the conditions listed below:
1. As per the Kings County Public Health Officer, Coccidiodes immiti, the fungus that causes valley fever, a serious and potentially long-term respiratory illness, is endemic in the soils of Kings County. Construction activities that disturb soils containing the spores of the fungus can put workers and the nearby public at risk. Effective dust control must be maintained on the job site at all times in order to reduce the risk of valley fever to workers and nearby residents. More information regarding the prevention of work related valley fever is available
2. at www.cdph.ca.gov/programs/hesis/Documents/CocciFact.pdf and http://www.cdph.ca.gov/programs/ohb/Documents/OccCocci.pdf. Contact the San Joaquin Valley Air Pollution Control District for more information on dust control techniques.
3. Due to the severe drought conditions and water restrictions/reductions issued by the State of California, drinking water, if used for dust control, should be minimized or alternative methods should be sought for dust control for this project.
EXPIRATION:
That this Vesting Tentative Tract Map shall expire with the expiration of the Live Oak Development Agreement.
PASSED AND ADOPTED at a regular meeting of the City Council of the City of Hanford held on the 15th day of April 2025 by the following vote:
AYES:
Council Member
________________________
________________________
________________________
________________________
________________________
NOES:
Council Member ________________________
Vesting Tentative Tract 912 CC Resolution
ABSTAIN:
Council Member ________________________
ABSENT:
Council Member ________________________
___________________________________________________________ MAYOR
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 15th day of April 2025.
Dated:________________________________
__________________________________
City Clerk
Vesting Tentative Tract 912 CC Resolution
RECORDING REQUESTED BY |
AND WHEN RECORDED MAIL TO :____________|
|
CITY OF HANFORD |
COMMUNITY DEVELOPMENT DEPARTMENT |
317 N. Douty Street |
Hanford, CA 93230 |
________________________________________________SPACE ABOVE THIS LINE FOR RECORDER’S USE
NOTICE, DISCLOSURE, ACKNOWLEDGMENT AND AGREEMENT OF CONTINUED CARE AND
MAINTENANCE BY LOT OWNER OF THE TREES AND LAWN AREA PLANTED IN THE PARKWAY FOR TRACT NO. 912
NOTICE IS HEREBY GIVEN that City of Hanford Planning Commission Resolution No. 2025-16 approved the development of Tract No. 912 subject to the following conditions pertaining to the continued care and maintenance of the tree(s) and lawn area located in the parkway of said Tract No. 912 by the lot owners in Tract No. 912:
CONDITIONS:
1. Each lot owner within Tract No. 912 shall care for and maintain the trees and lawn area located in the parkway in front of their lot(s). For corner lots, the lot owner shall also care for and maintain the parkway trees and lawn area along the street side of the lot. All species of trees shall be selected from a list approved by the City Street Tree Commission. The parkway is defined as that land area located between the street curb and the public sidewalk.
2. The tree(s) and lawn area are to be properly pruned, mowed, sprayed, watered and fertilized on a regular on-going basis in order to preserve the health and life of the tree(s) and lawn area.
3. Should the tree(s) and lawn area become damaged, severely pruned, neglected, removed, or die, the lot owner shall replace said tree(s) and lawn area within a reasonable time frame, but no later than thirty (30) days after the date of written notice from the City of Hanford. The tree(s) shall be replaced with a 15 gal. size tree of the same species that was originally planted. The lawn area shall be replaced with lawn. Rocks, bark, ground cover, plants or paving are not allowed in the parkway.
4. We understand and agree that our failure to comply with the conditions identified above shall constitute a breach of our obligations as identified in this document and shall also constitute a violation of the provisions of Chapter
17.68 of the Hanford Municipal Code.
WE HEREBY ACKNOWLEDGE AND UNDERSTAND our obligations for the care and maintenance of the parkway along the street frontage(s) of our lot and agree to be bound by the same.
PROPERTY ADDRESS: _______________________________________________________, Hanford, CA 93230 LEGAL DESCRIPTION OF PROPERTY: Lot No. ________ of Tract No. 912, Unit No. ________ ASSESSOR’S PARCEL NUMBER: _______ - ______ - _______
Owner’s Signature ________________________________
Print or Type Owner’s Name ________________________________ Date ______________ Owner’s Signature ________________________________
Print or Type Owner’s Name ________________________________ Date ______________ (Attach Notary acknowledgment)
Nic Peters
5607 Ave De las Robles
Visalia, CA 93291
[email protected]
559-699-5906
To: City of Hanford Planning Department
Re: Live Oak Master Plan-Conditional Use Amendment
San Joaquin Valley Homes (SJVH) formally requests an amendment to the Live Oak Master Plan to remove or revise the requirement for the decorative-style lighting, specifically the Acorn Pole Top Fixture. The Acorn Pole fixture referenced in the Master Plan is no longer manufactured, making it impossible to acquire.
We respectfully request approval to install the Hanford standard overhead COBRA lighting fixture in place of the Acorn Pole for the Tract Maps associated with SJVH developments: Tract 865, Tract 881, and Tract 912.
Currently, SJVH is in the third phase (881-2) of development within Live Oak subdivision. In response to the City’s request for justification or amending the Master Plan, we represent the following:
1. The Acorn Pole fixture is no longer in production, making it unavailable.
2. The most equivalent light offered by SCE- the Washington Pole- would require twice the number of light poles to meet City’s lighting requirement, resulting in excessive and impractical placement.
3. The first two phases of SJVH development within Live Oak (865-1 & 865-2) were approved under a signed Street Light Agreement (SLA) permitting the installation of the standard SCE overhead COBRA lighting. (See attachment-Sterling Oaks 1 Signed SLA for reference.) Installing a different lighting fixture in Phase 3 would create inconsistencies within the subdivision, leading to a disjointed and overcrowded lighting arrangement. To support the approval of this amendment, SJVH is willing to contribute $150,000 worth of amenities to Live Oak Park.
We appreciate your time and consideration for this request. We look forward to working collaboratively with the city to ensure a solution that benefits both the community and the ongoing development of Live Oak.
Please let us know if further discussion or additional documentation is required.
Sincerely
Nic Peters
Entitlement Manager
San Joaquin Valley Homes
COMMUNITY DEVELOPMENT DEPARTMENT | 317 N. DOUTY ST. HANFORD, CA 93230 559.585.2500 | WWW.HANFORD.CITY
April 15, 2025
RE: Light Modification to Live Oak East (Tract 865, 881, and 912): 3.8.1 Neighborhood Lighting Design Guidelines
In accordance with City Council Resolutions 25-xx-R, amending Planned Unit Development No. 2005-04, the decorative lighting requirement has been eliminated from the Live Oak Master Plan for those tracts located east of 12
th Avenue, Tract 865, 881, and 912. Lights shall
be provided, as depicted in Public Works Construction Standard GE-56, attached.
In order to off -set the decorative lighting requirement, the developer shall contribute $150,000 worth of amenities to the neighborhood park in Tract 865.
Sincerely,
Jason Waters
Deputy City Manager
City of Hanford
317 N. Douty Street
Hanford, CA 93230
Direct: (559)585-2590
E-mail: [email protected]
14.A.
AGENDA
STAFF REPORT
MEETING DATE: 5/6/2025 AGENDA SECTION: GENERAL BUSINESS
SUBJECT:
Presentation and Council direction on proposed increase to the City of Hanford’s Transient Occupancy Tax.
RECOMMENDATION:
Recommendation:That the City Council receive the presentation and provide direction on the possible adoption of a resolution to place a measure on the upcoming November 25 ballot proposing an increase to the City’s Transient Occupancy Tax from 8%, subject to voter approval.
BACKGROUND:
The Transient Occupancy Tax (TOT), also known as the hotel tax, is charged to guests who occupy a room or space in a hotel, motel, or other short-term rental for 30 days or less. The lodging establishment is then responsible for remitting it to the City on a quarterly basis. The current TOT rate in the City is 8% and has not been updated since 1985. This is being brought to the Council after discussion on April 16, 2025, on goals and objectives and City Council’s interest in further discussion on the TOT.
As tourism and short-term rentals have continued to grow in our region, the TOT has become a stable funding source for the City. In recent years, many neighboring cities have adjusted their TOT rates to better align with industry norms and to support local services, infrastructure, and tourism development. Comparative data shows:
City of TOT Rate Visalia 10% Porterville 12% Tulare 10% Fresno 12% Selma 12% Kingsburg 12% Lemoore 8%
For the fiscal year ending June 30, 2024, the City collected TOT from nine hotels and motels and two short-term rental homes within City limits. This amounted to revenues of approximately $750,000. By
increasing the TOT from the current 8%, the City would align with regional trends and ensure we are not underutilizing this important revenue stream.
Two potential increases are presented below:
Potential New Rate 10% 12% Additional Revenue Annually $187,500 $375,000
The TOT is paid by overnight visitors—not local residents—making it a sustainable and equitable revenue source. A potential increase up to 12% keeps the City competitive with other tourist destinations, without significantly impacting visitor demand.
If the City Council approves moving forward with a potential ballot measure for the November 2025 election, staff would work with the City Attorney's office to prepare the necessary draft documents.
These documents must be submitted to the Kings County Elections Office by August 2025.
FISCAL IMPACT:
An increase in the TOT from 8% to 12% is projected to result in an additional annual revenue of $375,000, based on current and projected occupancy rates. These additional funds could increase General Fund revenues that support essential services, including public safety, parks, community development and recreation services.
The anticipated costs to the City associated with this ballot measure include the City Attorney's time to assist with document preparation, staff time, and costs from the County Elections Office. Staff would estimate total costs to be $60,000 to $80,000.
ATTACHMENTS:
None
Council Future Agenda Items
Originated
Date Item Originator Staff Lead Date Estimate
10/1/2024 Presentation to the City Council of a
comprehensive needs analysis of the
City’s Historic Buildings and options for
future uses and possible funding
mechanisms
Council
Direction
Various Staff To be performed as
part of Facilities
Master Plan late
2025
12/3/2024 Presentation to the City Council
regarding City resources used to
address homelessness in the City of
Hanford.
Council
Direction
Various Staff To be presented
after that annual
report for the Point
In Time count is
received.
12/17/2024 Presentation to the City Council on the
collection and approved uses of past
and future Park Impact Fees under the
current Impact Fee Study adopted by
Council in 2019.
Council
Direction
Various Staff Analysis to be
performed as part
of the current
Impact Fee Update
process later this
year.
1/21/2025 Further discussion of future changes to
Council Compensation as allowed
under SB329.
City Manager Mario
Cifuentez
8/5/2025
4/1/2025 Overall Budget final review /wrap up
and Personnel Master List
Finance
Director
Chris Tavarez 5/20/2025
4/1/2025 Public Hearing for budget adoption,
Budget Book presentation and Vacancy
Rate Report (AB 2561)
Finance
Director
Chris Tavarez 6/3/2025
4/15/2025 Council discussion of possible
amendments to the Municipal Code
for Prohibited Signs 17.56.050
Council
Direction
Jason Waters 7/1/2025
4/15/2025 Council discussion of the future of
balloting for Landscape Assessment
Districts and a process for
improvements in the LAD’s with a
positive fund balance.
Council
Directions
Various Staff 8/5/2025