Agenda packet — Hanford City Council, September 16, 2025 (part 2 of 9)

2025 Tulare County: Balance of Coe
Clients % of Clients
Adults 65 98%
Total Count Children 1 2%
Unknown 0 0%
Grand Total 66
Households Clients
Household Composition
Without Children 61 62
With Children and Adults 1 4
With Only Children 0 0
Households Clients
Unaccompanied/ Unaccompanied youth 10 10 Parenting Youth (up to age 24} Parenting youth 0 0
Child of youth parent 0
Households Clients
Chronically No 42 46
Homeless Yes 20 20
Unknown 0 0
Clients %of Clients
Male 38 58%
Female 27 41%
Transgender 0 0%
Gender•
Gender Non-Conformlng 0 0%
Non-Binary 0 0%
Questioning 0 0%
Culturally Specific Identity 0 0%
Other/Not Listed 0 0%
Unknown 1 2%
Clients %of Clients
0-17 1 2%
18-24 12 18%
25-34 10 15%
Age Group
35-44 16 24%
45-54 14 21%
55-64 10 15%
65-69 2 3%
70+ 1 2%
Unknown 0 0%
Clients %of Clients
American Indian/ Alaskan Native 4 6%
Asian 0 0%
Black/African American 2 3%
Race• Hispanic/Latino 38 58%
Native Hawaiian/Other Pacific Islander 1 2%
Middle Eastern 0 0%
White 20 30%
Unknown 5 8%
Tribal Affiliation Clients %of Clients
(Street Survey/Adults Only) No 40 95%
Yes 2 5%
Clients %of Clients
Currently Fleeing Domestic No 34 52%
Violence
(Adults Only) Yes 3 5%
Unknown 28 43%
Clients % of Clients
Bisexual 1 2%
Gay 2 5%
Sexual Orientation Lesbian 0 0%
(Street Survey/Adults Only) Questioning 0 0%
Straight/Heterosexual 35 83%
Two Spirit 0 0%
Other/Not Listed 0 0%
Unknown 4 10%
Clients % of Clients
Place Slept Emergency Shelter 7 11%
Last Night Transitional Housing 7 11%
Street 52 79%
Clients %of Clients
Location
(County)
Within Kings County 0 0%
Within Tulare County 66 100%
Clients %of Clients
Veteran Yes 0 0%
(Adults Only) No 59 91%
Unknown 6 9%
Clients %of Clients
Times Homeless Once/First Time 16 38%
(Street Survey/Adults Only) Twice or More 20 48%
Unknown 6 14%
Clients % of Clients
No 35 53%
Disabling Condition
Yes 25 38%
Unknown 6 9%
Clients %of Clients
Barriers HIV/AIDS 0 0%
Mental Illness 22 33%
Substance Abuse 20 30%
Clients % of Clients
Aged out of Foster Care 0 0%
Argument 9 21%
Divorce 3 7%
Domestic Violence 1 2%
Drugs or Alcohol 1 2%
Eviction 7 17%
Foreclosure 0 0%
Hospital Discharge 1 2%
Reason for Homeless
(Street Survey/Adults Only) Jail or Prison 1 2%
Lost Benefits 0 0%
Medical Condition 0 0%
Mental Health 2 5%
No Affordable Housing 5 12%
Pets Not Allowed 0 0%
Substandard Housing 1 2%
Unemployment 4 10%
Other 0 0%
Refused 7 17%
Clients % of Clients
SNAP 33 51%
551 3 5%
SSDI 1 2%
GA 4 6%
Earned Income 4 6%
TANF 0 0%
Social Security 0 0%
Benefits• Pension 0 0%
(Adults Only) Child Support 1 2%
VA Disability Service 0 0%
Medi-Cal 39 60%
Unemployment 0 0%
Workers Compensation 0 0%
Other 2 3%
Alimony 0 0%
None 4 6%
Refused/Unknown 16 25%
"can identify with one or more response

Page 195 of 1290 ends

FINANCIAL REPORTS

Page 196 of 1290 ends

Attachment D: Financial Reports
To be included in the final document.
• Attachment-D1: Summary of Consolidated Plan Projects
• Attachment-D2: PR23: Summary of Accomplishments
• Attachment-D3: PR26 – CDBG Financial Summary
• Attachment-D4: PR26 – CDBG-CV Financial Summary
36

Page 197 of 1290 ends

MAPS

Page 198 of 1290 ends

ATTACHMENT E: LMI CENSUS TRACT &

BLOCK GROUP
• Attachment E-1: LMI Census Tracts & Block Groups City of Hanford, 2025 37

Page 199 of 1290 ends

Page 200 of 1290 ends

1 RESOLUTION NO. _____

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HANFORD

APPROVING THE COMMUNITY DEVELOPMENT BLOCK GRANT

CONSOLIDATED ANNUAL PERFORMANCE AND EVALUATION REPORT
FOR FY 2024-2025
At a regular meeting of the City Council of the City of Hanford duly called and held September 16, 2025 upon motion of Council Member _____________, and seconded by Council Member _____________, and carried, the following resolution was adopted:

WHEREAS, the City of Hanford opted to become an Entitlement Community within the Community Development Block Grant (CDBG) Program in November 2003, allowing the City to receive an allocation directly from the U.S. Department of Housing and Urban Development (HUD) each year; and
WHEREAS, the $544,484 in annual funds are to be used to benefit low to moderate-income households and neighborhoods in the elimination or prevention of slum and blight for such programs as housing rehabilitation, affordable homeownership assistance, neighborhood improvement, community services, as well as community development activities such as the construction or rehabilitation of community infrastructure and facilities and economic development; and
WHEREAS, the Consolidated Plan serves as the City's application for CDBG funds and sets forth the priorities and strategies to address the needs

Page 201 of 1290 ends

2 of primarily low and moderate-income persons and areas in the City over five years; and
WHEREAS, the annual Action Plan allocates one year's funding (entitlement and program income) to specific projects and activities for the CDBG program and
WHEREAS, the Consolidated Annual Performance and Evaluation Report is an end-of-year report prepared to assess the success of meeting the goals and objectives stated in the annual Action Plan and Consolidated Plan.

NOW, THEREFORE, BE IT RESOLVED that the City Council adopt the Community Development Block Grant Consolidated Annual Performance and Evaluation Report for Program Year 2024-2025 (Exhibit A).

PASSED AND ADOPTED at a regular meeting of the City Council of the City of Hanford, duly called and held on the 16th day of September 2025 by the following votes:

AYES: COUNCIL MEMBER

NOES: COUNCIL MEMBER

Page 202 of 1290 ends

3 ABSTAIN: COUNCIL MEMBER
ABSENT: COUNCIL MEMBER
APPROVED:

Mayor
Attest:

City Clerk

STATE OF CALIFORNIA)
COUNTY OF KINGS ) ss

CITY OF HANFORD )
I, NATALIE CORRAL, City Clerk of the City of Hanford, do hereby certify the foregoing Resolution was duly passed and adopted by the City Council of the City of Hanford at a regular meeting thereof held on the 16th day of September 16 2025.

Dated:

Natale Corral, City Clerk

Page 203 of 1290 ends

14.B.

AGENDA

STAFF REPORT
MEETING DATE: 9/16/2025 AGENDA SECTION: PUBLIC HEARING
SUBJECT:

A Public Hearing related to:
1) General Plan Amendment No. 2022-01: a request to change the general plan designation from Highway Commercial to Service Commercial and High-Density Residential on approximately 39.16 acres.
2) Rezone No. 2022-01: a request to change the zoning on 39.16 acres from C-H Highway Commercial to C-S Service Commercial and R-H High-Density Residential with a Planned Unit Development overlay.
3) Planned Unit Development No. 2022-01: a request to allow blended zoning for a master planned medical and mixed-use development, including the future construction of 15 buildings consisting of medical outpatient clinic services, a hotel and conference center, specialized education, retail, medical office, skilled nursing and assisted living, and multi-family residential uses, as well as a bio infiltration basin, associated open space, circulation and parking, and infrastructure improvements. 4) Mitigated Negative Declaration No. 2023-93: a request to certify that the project will have a less than significant impact with the incorporation of mitigation measures.

The project is located between 11th and 12th Avenues along Glendale Drive, north of Highway 198 (APN 011-060-007, 011-060-008, 012-290-040, 012-290-042, and 012-290-054).

RECOMMENDATION:

1. Certify Mitigated Negative Declaration No. 2023-93 for the project.

2. Adopt Resolution No. 25-48-R, approving General Plan Amendment No. 2022-01.

3. Introduce and waive the first reading of Ordinance No. 25-06, approving Rezone No. 2022-01.

4. Adopt Resolution No. 25-49-R, approving Planned Unit Development No. 2022-01.

RECOMMENDED MOTION

1. I move to certify Mitigated Negative Declaration No. 2023-93 for the project.

2. I move to adopt Resolution No. 25-48-R, approving General Plan Amendment No. 2022-01.

3. I move to introduce and waive the first reading of Ordinance No. 25-06, approving Rezone No. 2022-01.

4. I move to adopt Resolution No. 25-49-R, approving Planned Unit Development No. 2022-01.

BACKGROUND:

PROJECT DESCRIPTION
The project is a request to develop Hanford Place, a medical and mixed-use development, totaling

39.16 acres. The Hanford Place Master Plan includes the future construction of 15 buildings consisting of medical outpatient clinic services, a hotel and conference center, specialized education, retail, medical office, skilled nursing and assisted living, and multi-family residential uses, as well as a

Page 204 of 1290 ends

bio infiltration basin, associated open space, circulation and parking, and infrastructure improvements, as shown in the Hanford Place Master Plan - Attachment 1.

Location
The project is located between 11th and 12th Avenues along Glendale Drive, north of Highway 198 (APN 011-060-007, 011-060-008, 012-290-040, 012-290-042, and 012-290-054). as shown in Figure

1. Figure 1: Project Location

Page 205 of 1290 ends

General Plan Designation
The project site is designated as Highway Commercial by the General Plan, see Figure 2. According to General Plan Policy L56, the purpose of the Highway Commercial Land Use Designation is to provide areas for commercial establishments that offer accommodations, supplies, services, or recreational opportunities primarily to the traveling public. According to Policy L57, typical uses in the Highway

Page 206 of 1290 ends

Commercial Land Use Designation include businesses that support the recreation and tourism industry and prevent the intrusion of incompatible, non-tourist related uses which would be overly disruptive or would directly compete with shopping areas of nearby communities. Typical uses include full-service hotels, motels, eating establishments, tourist-oriented retail goods, entertainment, and services, automobile related service and repair, and car washes.

As proposed, the project is incompatible with the present land use designation, since it proposes the construction of a mixed-use medical development, which is not designed to provide services primarily to the traveling public. The project includes a request to change the land use designation from Highway Commercial to a combination of Service Commercial and High-Density Residential.

Figure 2: General Plan Designation (outlined in bold)
Highway Commercial
Zoning
The project site is zoned C-H Highway Commercial, in accordance with the General Plan Designation, Highway Commercial. See Figure 3. The project is incompatible with the present zoning, since it proposes land uses that are not permitted in the C-H Highway Commercial zone district, including medical and professional offices, urgent care clinics, a nursing college or other satellite campus, and multi-family residential. The project includes a request to change the zoning on the property from C-H Highway Commercial to a combination of C-S Service Commercial and R-H Highway Commercial.

Figure 3: Zoning (outlined in bold)
C-H Highway Commercial

Page 207 of 1290 ends

Figure 4: Zone Use Table
Education, Religious, and Assembly Uses
Figure 5: Zone Use Table
Office and Medical Uses

Page 208 of 1290 ends

Figure 6: Zone Use Table
Residential Uses
Required Entitlements

Page 209 of 1290 ends

As presented above, the project is inconsistent with the present land use and zoning designation. As such, the project involves a general plan amendment, rezone, and planned unit development/master plan. Future development will require site plan reviews for physical development.

General Plan Amendment No. 2022-01
A General Plan Amendment is required for the project, in order to change the General Plan designation of the subject site from Highway Commercial to a combination of Service Commercial and High-Density Residential.

Rezone 2022-01
A rezone is required for the project, in order to change the zoning from C-H Highway Commercial to a combination of C-S Service Commercial and R-H High-Density Residential with a Planned Unit Development overlay.

Planned Unit Development No. 2022-01/Master Plan
As described above, the project involves a request to allow a mixed-use medical development, spanning 39.16 acres. A planned unit development is required in order to establish project-specific design criteria, allow a blending of uses regardless of zoning, and allow cross-access, shared parking, shared landscaping, and shared lighting.

Surrounding Uses
As referenced in the table below, the project site is surrounded by commercial uses to the south and east, vacant land to the west, and a parking lot to the north. The properties to the north and east are planned and zoned for mixed use development and the properties south and west are planned and zoned for service commercial.

Direction
Existing Land Use General Plan
Designation
Zone District
North Railroad; Adventist
Health Medical Center;
single-family residential
Office; Office Residential O Office; O-R Office
Residential
South CA-198; car dealership;
basin; single-family
residential
Highway Commercial,
Open Space, LowDensity Residential
C-H Highway
Commercial, PF Public
Facility, R-L-5 LowDensity Residential
East Integrate shopping center
– grocery, retail, gym,
restaurant
Regional Commercial C-R Regional
Commercial
West Veterinary hospital, ministorage, California
Highway Patrol, hotel
Highway Commercial C-H Highway
Commercial

Page 210 of 1290 ends

Access and Circulation
Vehicular access to the site is proposed to be provided by Glendale Avenue, Fifth Street, and Campus Drive. The extension of these roadways would be constructed to City standards and would be dedicated as public right-of-way. The proposed project would also construct a roundabout, which will also be dedicated as public right-of-way and would be constructed to Caltrans or City-approved standards. As part of the project, Glendale Avenue would be realigned at the northwest corner of the Hanford Veterinary Hospital development. The existing knuckle will be removed, and Glendale Avenue will be realigned using speed-specific design curves. Any new portions of Glendale Avenue will be dedicated as public right-of-way and any portion of existing right of way not used would be abandoned. Fifth Street would be extended starting at the existing alignment before realigning to the roundabout. In addition, the proposed project proposes to provide 1,466 parking spaces throughout the project site.

Utilities
Utilities required to serve the proposed project include water, sanitary sewer, storm water drainage, electricity, natural gas, and telecommunications infrastructure. Water service, sewage disposal, and refuse collection will be provided by the City. In addition, all City utilities (i.e., water, sewer, and storm drain) would be constructed within the proposed right-of-way. Storm drainage is proposed to be collected by an underground conveyance system and delivered to the onsite bio infiltration basin.

The basin would be privately held by the owners and would collect both the proposed project and the City right-of-way. All storm drain facilities will be required to be designed to City standards.

The proposed project also proposes to convert the Peoples Ditch to a 66-inch-diameter belowground pipeline where the ditch currently exists and would terminate approximately 20 feet short of the existing pipeline that runs under SR-198. The depth of the below-ground pipeline will be between two and six feet.

The proposed project will also require electrical, natural gas, telephone, and cable improvements.

Electricity will be provided by Southern California Edison; natural gas will be provided by Southern California Gas; and telephone services will be provided by AT&T. The extent of work required for utilities and gas will be determined during final project design.

Construction
The proposed project is proposed to be constructed in three phases. Construction is anticipated to last approximately three years. The proposed project will comply with City standards, including the City’s current building code, landscape standards, and lighting standards. In addition, the proposed project would be graded similar to other developments throughout the City.

PROJECT EVALUATION
General Plan Amendment No. 2022-01
General Plan Amendment No. 2022-01 is a request to change the land use designation from Highway Commercial to a combination of Service Commercial and High-Density Residential, due to incompatibility with the Hanford Place Master Plan and the existing Highway Commercial land use designation.

Page 211 of 1290 ends

3.5.4 Highway Commercial
Policy L56 Purpose of Highway Commercial Land Use Designation Establish the Highway Commercial land use designation to provide areas for commercial establishments that offer accommodations, supplies, services, or recreational opportunities primarily to the traveling public.

Policy L57 Typical Uses in Highway Commercial Land Use Designation Define the uses allowed in the Highway Commercial land use designation to include businesses that support the recreation and tourism industry and to prevent the intrusion of incompatible, non-tourist related uses which would be overly disruptive or would directly compete with shopping areas of nearby communities. Typical uses include full-service hotels, motels, eating establishments, touristoriented retail goods, entertainment, and services, automobile related service and repair, and car washes.

Analysis: The Hanford Place Master Plan proposes to develop a mixed-use medical complex with uses such as medical offices, clinics, psychiatric health facility, a hotel and conference center, nursing college, strip retail, a skilled nursing facility, memory care facility, assisted living, and multifamily residential. The uses proposed to be located within the Hanford Place Medical and Mixed-Use development are inconsistent with the uses typical of the Highway Commercial Land Use Development.

Policy L58 Design of the Highway Commercial Land Use Designation Require that new development projects and major site reconfigurations in the Highway Commercial land use designation provide site layouts, landscaping, and screening so that the site appears aesthetically pleasing from the public street.

Policy L59 Location and Size of Highway Commercial Land Use Designation Locate Highway Commercial land use designations in areas that have nearby access to Highway 198 or Highway 43.

Analysis: As proposed, the project is incompatible with the present land use designation, since it proposes the construction of a mixed-use medical development, which is not designed to provide services primarily to the traveling public. General Plan Amendment No. 2022-01 proposes to change the land use designation from Highway Commercial to a combination of Service Commercial and High-Density Residential.

Figure 7: Existing General Plan Designation
Highway Commercial

Page 212 of 1290 ends

Figure 8: Proposed General Plan Designation
Service Commercial and High-Density Residential
Service Commercial
Policy L51 Purpose of Service Commercial Land Use Designation Establish the Service Commercial land use designation to provide for establishments that engage in servicing equipment, materials, products and related sales and travel conveniences, but which do not require the manufacturing, assembly, packaging or processing of articles or merchandise for distribution.

Policy L52 Typical Uses in Service Commercial Land Use Designation Define the uses allowed in the Service Commercial land use designation to include a broad range of commercial activities such as businesses which have both retail and service components. Among these are uses such as vehicle sales and service; auto rental and equipment rental; motels; restaurants (including fast food); service stations; car washes; building material supply; warehousing; wholesale trade; contractors, suppliers, small equipment yards; and other similar uses.

Analysis: The development proposed within Hanford Place does not require the manufacturing, assembly, packaging, or processing of articles of merchandise for distribution. The uses proposed

Page 213 of 1290 ends

are mostly medical-related. Although the Service Commercial designation is generally engaged in servicing and related sales, the designation permits a multitude of medical uses, including medical offices of any size and clinics/urgent cares, proposed within the Hanford Place development. The proposed development does not propose any use prohibited by the Service Commercial land use designation.

Policy L53 Existing Service Commercial Designations
Encourage existing service commercial centers to expand or adapt to market changes through reuse, rehabilitation, and infill development.

Analysis: The Hanford Place development does not constitute an existing Service Commercial development.

Policy L54 Design of the Service Commercial Land Use Designation Require that new development projects and major site reconfigurations in the Service Commercial land use designation provide site layouts, landscaping, and screening so that the site appears aesthetically pleasing from the public street.

Analysis: The proposed development is designed with landscaping and screening which is aesthetically pleasing form the public street.

Policy L55 Location and Size of Service Commercial Land Use Designation Locate Service Commercial land use designations along Highway 198 and where they can serve as a buffer land use, such as between residential areas and railroad corridors. Require new development projects to be a minimum of one acre.

Analysis: The Service Commercial land use designation will be located along Highway 198 and the Southern Pacific Railroad, as required. The Service Commercial land use designation will encompass approximately 30 acres of the development area.

High Density Residential
The expected density range for High Density Residential is 14 to 29 units per gross acre with an expected typical density of 16 units per gross acre.

Analysis: The development proposes a 40-unit memory care facility, 40-unit assisted living facility and 90-multi-family units for a combined total of 170 residential units over approximately 10 acres (15 acres minus the five-acre storm drainage basin). The proposed density within the development is approximately 17 units per acre, which is within the prescribed density range of the high-density residential zone district. At this time, the plan is conceptual, density will be verified during site plan review.

Policy L38 Purpose of the High-Density Residential Land Use Designation Establish the High-Density Residential land use designation primarily for multi-family apartment and condominium development in proximity to Arterial streets, commercial and recreational facilities, and employment centers.

Analysis: The Hanford Place Development proposes to develop multi-family apartments and assisted living multi-family units within the plan area. The multi-family units will be proximal to employment opportunities within the Hanford Place Development, as well as the Adventist Health Hospital. The

Page 214 of 1290 ends

development is located 0.38 miles from the nearest arterial street, 12th Avenue.

Policy L39 Typical Uses in the High-Density Residential Land Use Designation Define the uses allowed in the High-Density Residential land use designation to include multi-family residential dwellings in apartment buildings complexes.

Analysis: Multi-family residential dwellings are proposed within an apartment building complex in the development.

Policy L40 Design of the High-Density Residential Land Use Designation Develop and enforce design policies and/or ordinances for High Density Residential developments that ensure high quality construction, design, open space amenities, safety and security, overall compatibility with the rest of the neighborhood.

Analysis: Development of the High-Density Residential land use within the Hanford Place Master Plan will be regulated through compliance with Section 17.14 of the Hanford Municipal Code, except where modified through development standards for the Hanford Place Master Plan.

Policy L41 Location and Size of the High-Density Residential Land Use Designation Locate High Density Residential land use designations in close proximity to Arterial streets, commercial centers, recreational facilities, and employment centers.

Analysis: The High-Density Residential land use designation is proposed to be located along Glendale Avenue, between 11th and 12th Avenues, both of which are designed arterials. The designation will be located within the Hanford Place Mixed Use development, which provides employment opportunities for medical-related uses. The designation is also proximal to the Adventist Health Hospital, which is a large employment center for the City of Hanford.

The General Plan Amendment to change the land use designation from Highway Commercial to a combination of Service Commercial and High-Density Residential is consistent with the General Plan policy.

Additional Applicable Goals and Policies
Economic Development and Employment Goals
Goal E1: A diverse and robust local economy capable of providing employment for all residents desiring to work in the city.

Analysis: The proposed Hanford Place supports Goal E1 by providing medical-related employment opportunities for residents desiring to work in the City of Hanford.

Policy P80 Health Care Services
Support hospitals, clinics, shelters, and other medical services that meet the health care needs of Hanford’s residents.

Analysis: The proposed Hanford Place development supports Policy P80 by supporting medical uses

Page 215 of 1290 ends

to meet the health care needs of Hanford’s residents.

Growth Management Goals
Goal L2: Development preference of vacant and underutilized properties.

Goal L3: Limitation of urban sprawl-style development patterns in new growth areas Policy L11 Infill Development
Support, encourage, and incentivize, to the extent possible, infill development projects that can effectively utilize existing transportation and utility infrastructure.

Policy L107 Revitalization and Redevelopment
Encourage property owners to revitalize or redevelop abandoned, obsolete, or underutilized properties to accommodate growth.

An infill development site is defined as any parcel or group of parcels that are vacant or underdeveloped and surrounded by development on at least 75% of its perimeter. Infill sites may include previously developed sites that may/will be redeveloped. Examples include:
• Mixed use development in the Downtown and/or in areas within walking distance to transit, employment centers, and commercial services where the environmental impacts of the development would be minimized.
• Targeted residential infill development that addresses the needs of seniors, lower income households, single households and empty nesters, young professionals, and other special needs groups.

Policy L135 Infill Development Support
Support, encourage and, to the extent possible, incentivize infill development projects that can effectively utilize existing transportation and utility infrastructure.

Policy L137 Creative Design Solutions
Allow unique, diverse, and creative design solutions for infill development that are compatible with and enhance surrounding land uses.

Analysis: The Hanford Place Development represents creative design solution to an in-fill development area. Development of this area gives preference to a vacant, underutilized property and limits growth to a new area. The project provides residential opportunities in proximity to existing and planned employment hubs. The project also proposes infill development that addresses the needs of seniors, such as memory care facilities and assisted living opportunities.

Rezone No. 2022-01
Rezone No. 2022-01 is a request to change the zoning from C-H Highway Commercial to a combination of C-S Service Commercial and R-H High-Density Residential, due to incompatibility with the Hanford Place Master Plan and the existing C-H Highway Commercial zoning.

Page 216 of 1290 ends

Figure 9: Existing Zoning
C-H Highway Commercial
Figure 10: Proposed Zoning
C-S Service Commercial and R-H High-Density Residential The project is incompatible with the present zoning, since it proposes land uses that are not permitted in the C-H Highway Commercial zone district, including medical and professional offices, urgent care clinics, a nursing college or other satellite campus, and multi-family residential. (See Figures 4-6).

The uses proposed within the Hanford Place Master Plan are permitted in the C-S Service Commercial and R-H High-Density Residential zone district, as demonstrated in the Land Use tables, below.

Figure 11: Zone Use Table
Education, Religious, and Assembly Uses

Page 217 of 1290 ends

Figure 12: Zone Use Table
Office and Medical Uses
Figure 13: Zone Use Table
Residential Uses

Page 218 of 1290 ends

Figure 14: Residential Zone Use Table
Pursuant to HMC 17.06.060 Zone Changes, changes to the zoning map shall be approved by ordinance of the City Council, in accordance with Chapter 17.86. Chapter 17.86 of the Municipal Code describes the process for consideration of a Rezone.

The reviewing authority is required to make the required findings below:

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

Analysis: That Rezone No. 2022-01 is internally consistent with the goals, objectives, and policies of the General Plan, specifically consistent with Goals E1, L2, and L3, and Policies L38-41, L51-55, L11, L107, L135, L137 and P80 (as described in the General Plan Amendment section, above). All regulations pertaining to C-S – Service Commercial and R-H High-Density Residential zone district

Page 219 of 1290 ends

will be enforced as development occurs through the Site Plan Review process, except as expressly modified by the Hanford Place Development Master Plan.

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

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

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

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

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

Analysis:That the Hanford Place Master Plan proposes the development of a medical and mixed-use development on property proposed to be zoned C-S Service Commercial and R-H High-Density Residential. The land uses within the Hanford Place development are compatible with the surrounding land uses and compatible with future surrounding lands uses.

Direction Existing Land Use General Plan
Designation
Zone District
North Railroad; Adventist Health
Medical Center; singlefamily residential
Office; Office Residential O Office; O-R Office
Residential
South CA-198; car dealership;
basin; single-family
residential
Highway Commercial,
Open Space, Low-Density
Residential
C-H Highway Commercial,
PF Public Facility, R-L-5
Low-Density Residential
East Integrate shopping center
– grocery, retail, gym,
restaurant
Regional Commercial C-R Regional Commercial
West Veterinary hospital, mini- Highway Commercial C-H Highway Commercial

Page 220 of 1290 ends

storage, California
Highway Patrol, hotel
The project will be developed in conformance with the C-S Service Commercial and R-H High-Density Residential zone district regulations, except where expressly modified by the Hanford Place Master Plan (PUD).

Planned Unit Development No. 2023-01
Planned Unit Development No. 2023-01 proposes the development of the Hanford Place Master Plan.

The proposed Hanford Place Master Plan is attached as Attachment 1.

Planned Unit Development

17.82.010 Purpose
Planned unit developments (PUDs) are encouraged to achieve a more functional, aesthetically pleasing, and harmonious living and working environment within the City that otherwise might not be possible by strict adherence to the provisions of this title. In certain instances, the objectives of this title may be achieved by development that does not conform in all respects with the land use pattern designated on the zoning map or in the zone districts prescribed by this title.

A planned unit development may be utilized to achieve one (1) or more of the following objectives (the objectives sought by this PUD application are denoted by a check mark) ✔A. To permit a site within more than one (1) zone district to mix the permitted or conditionally permitted land uses of both zones within the site without regard to the zone district boundary.

B. To permit development intensity greater than would otherwise be permitted by the implementation of the standards of the zone district in which the site is located. ✔C. To permit the lot patterns on size, shape, and layout that would otherwise not be permitted by the standards of the zone district in which the site is located. ✔D. To modify the required building setbacks, distances between structures, and landscaped areas that would otherwise be required by this title.

E. To permit variations to the standard local street cross-sections.

F. To permit private streets and gated neighborhoods.

G. To permit the implementation of the mixed-use provisions in the MX-N, MX-C, or MX-D zone districts; and
✔H. To reduce the amount of required parking spaces when spaces are shared among multiple land uses.

17.82.040 Prohibited Planned Unit Developments
A planned unit development is prohibited from being used to achieve one (1) or more of the following:

1. To add land uses that are not otherwise permitted in the zone district in which the PUD is located.

Analysis: With the proposal to change the land use designation and zoning from C-H Highway Commercial to C-S Service Commercial and R-H High-Density Residential, the Master Plan does not propose to add land uses that are not otherwise permitted in the zone district in which the PUD will be located. All uses proposed are consistent with the uses permitted in the C-S Service Commercial

Page 221 of 1290 ends

an R-H High-Density Residential land use.

2. To increase residential densities beyond the maximum allowed by the General Plan.

Analysis: The residential densities proposed within the Hanford Place Master Plan are consistent with the allowable density in the High-Density Residential land use designation, which is the land use sough through General Plan Amendment No. 2022-01.

3. To modify sign standards or provisions in Chapter 17.56; or Analysis: The applicant proposes to develop a Sign Program, consistent with the standards set forth in 17.56.220.

4. To modify parking and loading standards or provisions in Chapter 17.54, except as stated in Section 17.82.030.

Analysis: Parking is proposed as follows within the Hanford Place Master Plan:

1. motel or hotel - 1 space per guest room plus 1 space per employee.

2. assisted living, skilled nursing facility, or hospice - 1 space for every 4 beds.

3. multifamily dwellings - at least 50% of spaces shall be covered

1. one-bedroom - 1.5 spaces per dwelling unit

2. two-bedroom - 1.75 spaces per dwelling unit

3. three or more bedrooms - 2 spaces per dwelling unit

4. all other allowed uses - 1 space per 350 square feet of building space.

The Hanford Place Master Plan does not seek to allow any of the specified prohibited objectives.

17.82.050 Site Area

1. The minimum site area for a planned unit development shall be five (5) acres, except that there shall be no minimum site area requirements if the site is an infill development site.

2. The site area may be made up of more than one (1) parcel, however all parcels in the site area shall be contiguous.

Analysis: The Hanford Place Master Plan encompasses 39.16 acres.

17.82.060 Findings
Before a planned unit development (PUD) permit can be approved, all of the following findings shall be made by the reviewing authority identified in Chapter 17.70:

A. The location and design of the PUD is in accordance with the purpose of this title.

1. The PUD is being proposed to achieve one (1) or more of the objectives identified in Section

17.82.030.

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

3. The location and design of the PUD will not generate more traffic than the streets in the vicinity can carry without congestion and will not overload utilities.

4. That PUD’s population density, site area and dimensions, site coverage, yard spaces, height

Page 222 of 1290 ends

of structures, distances between structures, off-street parking and off-street loading facilities, landscaped areas and street design will produce an environment of stable and desirable character consistent with the purpose of this title.

5. The combination of different dwelling types, architectural appearance, and/or varieties of land uses in the development will complement each other and will harmonize with the existing and proposed land uses in the vicinity; and
B. A PUD may be denied if the reviewing authority finds one (1) or more of the findings in this section cannot be made.

Analysis: The required findings are able to be supported, as demonstrated in the Findings of Approval section.

Conformance with the standards of the C-S – Service Commercial and R-H High-Density Residential Zone Districts

17.20.030 Service Commercial Site Area
In the C-S – Service Commercial zone district, the minimum site area shall be 5,000 square feet.

17.14.030 High-Density Residential Lot Area
In the R-H High-Density Residential zone district, the minimum lot area shall be 5,000 square feet, however existing lots of less than 5,000 square feet may be developed in accordance with the specifications of Section 17.14.

Analysis: The project site encompasses a total of 39.16 acres. The C-S Service Commercial portion of the development is 25.9 acres. The R-H High-Density Residential portion of the development is approximately 10 acres. The remaining acreage represents right-of-way dedication.

17.20.040 Service Commercial Lot Dimensions
In the C-S – Service Commercial zone district, the minimum lot frontage shall be forty (40) feet, unless a reciprocal use agreement for shared common access and parking areas is recorded with the Kings County recorder’s office.

17.14.040 High-Density Residential Lot Dimensions
In the R-H High-Density Residential zone district:
a. The minimum lot frontage shall be forty (40) feet.
b. The minimum lot width shall be fifty (50) feet for interior lots and sixty (60) feet for corner lots. c. The minimum lot depth shall be ninety (90) feet.
d. Lots developed adjacent to an arterial or collector street are to be designed as walled or fenced back-on or side-on lots with a minimum five (5) and maximum ten (10) foot wide landscape easement continuous and adjacent to the street right-of-way line. The minimum lot dimensions are to be exclusive of the landscape easement area. The wall or fence shall be located in the landscape easement area adjacent to the easement line.

Analysis: The entire project site is formed by four parcels. Each parcel will have street frontage when Glendale Avenue and Campus Drive are extended, as shown below.

Page 223 of 1290 ends

The Hanford Place Master Plan shows future pad development; however, parcel division is not proposed at this time. Future division will be evaluated through the Tentative Parcel Map process, subject to Planning Commission review.

17.14.050 High-Density Residential Site Area Per Dwelling Unit In the R-H High-Density Residential zone district, the minimum site area per dwelling unit shall be fifteen hundred (1,500) square feet. 170 multi-family units are proposed throughout the Hanford Place Master Planned Development. The 170 units are a combination of multi-family units, assisted living units, and a memory care facility. The entire Hanford Place Master Plan encompasses 39.16 acres (1,705,810 square feet). The number of units proposed does not exceed the square footage required per unit.

The Hanford Place Master Plan is conceptual. Future development of residential units will be evaluated to ensure the number of units per site area does not exceed the prescribed requirement.

17.20.050 Service Commercial Coverage
In the C-S – Service Commercial zone district, the maximum coverage of a lot shall be determined by the combined building setback area requirements, open space requirements, and off-street parking and loading requirements.

17.14.060 High-Density Residential Coverage
In the R-H High-Density Residential zone district, the maximum coverage of a lot shall be determined by the combined building setback area requirements, accessory structure limitations, open space requirements, and off-street parking requirements.

All required building setbacks, landscaping, off-street parking and loading requirements will be evaluated and mandated as part of the site plan review process, upon physical development.

17.20.060 Service Commercial Building Setback Areas
In the C-S – Service Commercial zone district, no structure shall be placed within a building setback area.

Front:

The front building setback area shall be a minimum of 15 feet, except that in C-S zones bounded by State Route 198, 10th Avenue, 11th Avenue, and Sixth Street there is no minimum front building setback area requirement. The project site is bounded by State Route 198 to the south.

Page 224 of 1290 ends

Rear:

The rear building setback may be zero (0) feet from the rear lot line, except where the rear lot line abuts a public street an R-L, R-M, R-H, OR, O, PF, AP, or CO zone district then the rear building setback shall be fifteen (15) feet.

Side:

The side building setback area shall be zero (0) feet, except that where the side lot line abuts a public street or an R-L, R-M, R-H, OR, O, PF, AP, or CO zone districts the side building setback area shall be 15 feet.

17.14.070 High-Density Residential Building Setback Areas In the R-H High-Density Residential zone district, no structure shall be placed within a building setback area.

Front:

The front building setback area shall be fifteen (15) feet from the front lot line for livable building space and twenty (20) feet for garages, carports, and other non-livable building space.

Rear:

The rear building setback shall be fifteen (15) feet from the rear lot line, except where there is a landscape easement with a wall or fence on the rear of the lot then the rear building setback shall be twenty (20) feet. The rear building setback area shall be increased by ten (10) feet for buildings over one story high.

Side:

The side building setback area shall be five (5) feet from an interior side lot line and ten (10) feet from a street side property line. Where there is a landscape easement with a wall or fence on the street side of the lot the side yard setback area shall be measured from the easement area instead of the side lot line.

Analysis: As part of the Hanford Place Master Plan, project-specific setbacks have been identified in the Design Conditions (p. 5 of the Master Plan), as follows:
• Additional building setbacks are not required between the two zones within the PUD plan area. The C-S zone required setbacks shall apply to the entire PUD plan area.

Page 225 of 1290 ends

The conceptual site plan shown in the Hanford Place Master Plan shows buildings setback approximately 77 feet from the northern most property boundary, 65 feet from the western property boundary, and a minimum of 34 feet from the southern property boundary.

The following setbacks will be enforced during Site Plan Review for the Hanford Place Master Plan Direction Setback (measured in feet)
Front Setback 15 feet; No minimum for lots bounded by State Route 198 (0)
Rear Setback No minimum required (0)
Side Setback No minimum required (0)
Street-Side Setback 15 feet

17.20.070 Service Commercial Distances Between Structures In the C-S – Service Commercial zone district, the minimum distance between a structure used solely for residential purposes and another structure shall be 10 feet, except as provided by the building code.

17.14.080 High-Density Residential Distances Between Structures In the R-H High-Density Residential zone district, the minimum distance between structures shall be ten (10) feet, except as provided by the building code.

Analysis: As required, the minimum distance between structures within the Hanford Place Master Plan will be 10 feet, except as provided by building code.

17.20.080 Service Commercial Height of Structures
In the C-S – Service Commercial zone district, the maximum structure height shall be 50 feet.

17.14.090 High-Density Residential Height of Structures.

The maximum structure height shall be thirty-five (35) feet.

Analysis: As part of the Hanford Place Master Plan, project-specific height limitations have been identified in the Design Conditions (p. 5 of the Master Plan), as follows:
• The maximum building height for the PUD area shall be per the C-S zone, which is 50 feet.

Page 226 of 1290 ends

The requested height is able to be supported. There is no conflict with the height proposed and the Airport Land Use Compatibility Plan, as the project area is located outside of the Airport Protection Zone.

17.20.090 Service Commercial Driveways
In the C-S – Service Commercial zone district, wherever possible developments shall share driveways to minimize the number of driveways on public streets. New driveways near street corners shall be located a minimum 100 feet from the radius curve of the curb, unless otherwise specifically approved by the City Engineer. Sites with alleys should utilize alley access to minimize driveways on streets to the greatest extent possible.

17.14.100 High-Density Residential Driveways
In the R-H High-Density Residential zone district, the width of a driveway and any paved area shall not cumulatively exceed forty percent (40%) of the width of the lot’s street frontage on which the driveway and any paved area faces. In the case of “L” or “U” shaped driveways or other configurations besides perpendicular driveways the paved area of these driveways shall not exceed fifty percent (50%) of the front building setback area. On corner lots, the driveway shall be located on the side of the lot adjacent to the interior lot line. On key lots the driveway shall be located on the side of the lot which is not adjacent to the rear lot line of the adjacent reverse corner lot.

Analysis: The Hanford Place Master Plan proposes to develop shared driveways and establish cross-access throughout the Master Planned development. Access will be generally located as shown in red, below:

The location of driveways will be proposed and reviewed by the City Engineer and Fire Department during Site Plan Review when physical, site-specific development is proposed.

17.20.100 Service Commercial Off-Street Parking
Off-street parking and off-street loading facilities shall be provided on the site for each use as prescribed in Chapter 17.54. In the C-S Service Commercial zone district, parking areas shall not be closer than five (5) feet to any front or street side lot line. The area between the lot line and parking area shall be landscaped. New parking areas should be located behind or to the side of buildings, not between buildings and the street.

17.14.130 High-Density Residential Off-Street Parking
In the R-H High-Density Residential zone district, off-street parking and off-street loading facilities shall be provided on the site for each use as prescribed in Chapter 17.54, and as follows:

Page 227 of 1290 ends

A. Required parking spaces may not be provided in any front, side, or rear building setback area.

B. The minimum parking space dimensions shall be nine (9) feet wide by eighteen and one-half (18.5) feet long.

C. No recreation vehicle, including without limitation camping trailer, boat trailer, utility trailer, boat, pickup camper, motor home, dune buggy, or similar vehicle/trailer shall be stored or parked, except within an enclosed side or rear yard or within a garage or carport except if a side or rear yard is not accessible due to existing legal permanent structures, a recreational vehicle or trailer may be parked in a driveway or adjacent to a driveway if it does not create a nuisance or safety problem as determined by the Community Development Director.

D. All recreational vehicles or trailers parked in a location visible from the street are to be clean and maintained so as not to detract from the neighborhood. Also, see Chapter 10.76 of the Hanford Municipal Code.

E. No recreational vehicle or trailer shall be used as a residence.

F. All motor vehicles incapable of movement under their own power, other than in cases of emergency, shall be stored in an entirely enclosed space, garage, or carport. Vehicles with custom fitted covers may be stored in an open area when it does not create a nuisance or safety problem as determined by the Community Development Director, cause complaints from neighbors or violate any section of this code.

G. Repair of vehicles owned by the resident of the property and storage of parts shall be within an enclosed garage or carport, if no garage exists. Repair of vehicles not owned by the resident of the property is prohibited. Vehicle repair and storage of parts are prohibited in a driveway and the front or street side building setback areas.

H. Garages and carports are to be primarily used for the parking of four-wheeled vehicles. The use of garages or carports for general storage, recreation activities or other uses that prevent the use of the garage or carport for the parking of at least one four-wheeled vehicle is prohibited.

I. Except for driveways allowed in the front building setback area, all additional parking for residential uses shall be to the rear or side of the dwelling. No parking shall occur in the front or street side building setback areas.

Analysis: The Hanford Place Master Plan proposes parking to adhere to the following prescribed ratios:

1. motel or hotel - 1 space per guest room plus 1 space per employee.

2. assisted living, skilled nursing facility, or hospice - 1 space for every 4 beds.

3. multifamily dwellings - at least 50% of spaces shall be covered. o one-bedroom - 1.5 spaces per dwelling unit
o two-bedroom - 1.75 spaces per dwelling unit
o three or more bedrooms - 2 spaces per dwelling unit

4. all other allowed uses - 1 space per 350 square feet of building space.

Parking will be required to be located outside of any required setback area, at a minimum of five feet from any front or street-side lot line. Although the C-S Service Commercial zone district specifies that parking shall not be located between buildings and the street, this is not required within the Hanford Place Master Plan. A deviation will be allowed through the Planned Unit Development process.

Page 228 of 1290 ends

Parking will be further evaluated during the site plan review process to ensure compliance with the requirements set forth.

17.20.110 Service Commercial Usable Open Space
There is no minimum requirement for usable open space in the C-S – Service Commercial zone district.

17.14.140 High-Density Residential Usable Open Space
In the R-H High-Density Residential zone district, lots with four (4) or less dwelling units shall provide for a usable open space area of a minimum three hundred (300) square feet per dwelling unit. The open space shall be a minimum fifteen (15) feet wide. Lots with five (5) or more dwelling units shall provide for a usable open space area equal to five percent (5%) of the lot area. Where multiple lots that together make up a single development site, the required open space may be combined into common open space areas that are accessible to all residents of the site.

Analysis: Per the conceptual site plan provided within the Master Plan, a swimming pool is proposed to serve as the common open space in the multi-family development. Swimming pools are permitted as common open space, as described in Section 17.98.020 Definition of Terms. “Open space, common usable” means recreational or leisure space for the shared use of residents of a multi-unit development with no dimension less than twenty (20) feet and may include gardens, playgrounds, courtyards, swimming pools, sitting areas, court games, recreation rooms, exercise rooms or gyms, spas, community rooms, lawn/turf used for open play, ponds, fountains, atriums, picnic areas, rooftop gardens or green roofs, or similar uses or facilities.

Open space will be required to be provided in an area equivalent to five percent of the total site area associated with the multi-family use. Open space is not required to be provided within the C-S Service Commercial portion of the plan.

17.14.110 High-Density Residential Accessory Structures In accordance with the R-H High-Density Residential zone district standards, accessory structures may be located with a required rear or side building setback area subject to all of the following:

A. The floor area shall be a maximum one hundred twenty (120) square feet.

B. The walls shall be at least three (3) feet from rear and side lot lines.

C. The roof eaves shall be at least two (2) feet from rear and side lot lines.

D. The accessory structure shall be separated from other structures by a minimum of ten (10) feet.

E. The plate line height shall be a maximum seven (7) feet high.

F. The roof pitch shall be a maximum 4:12.

G. The roof ridge peak height shall be a maximum of ten (10) feet.

Analysis: Accessory structures are not proposed at this time; future proposal of accessory structures will be required to adhere to the above standards within the R-H High-Density Residential portion of the plan.

Page 229 of 1290 ends

17.14.120 High-Density Residential Other Setback Standards The following setback standards shall apply to mechanical equipment, garages and carports, swimming pools, decks, balconies, and other types of platforms.

A. Mechanical equipment shall be located a minimum of five (5) feet from a side lot line that adjoins a neighboring side lot line.

B. Garages or carports opening onto an alley shall be set back twenty-five (25) feet from the far side of the alley, provided that the structure, including roof overhang, shall not extend into the alley right-of-way. (No alleys proposed within the development) C. Above or below ground swimming pools shall be set back five (5) feet from all lot lines.

D. Decks, balconies, and other types of platforms with a floor height over two (2) feet high shall be set back five (5) feet from the rear and interior side lot lines and ten (10) feet from the street side lot line.

E. Garages and carports opening on the street side lot line of a corner lot shall be set back twenty (20) feet from the street side lot line. (Ord. 17-04, 2017) Analysis: Mechanical equipment, garages and carports, swimming pools, decks, balconies and other platforms will be evaluated and required to adhere to the above standards within the R-H HighDensity Residential portion of the Master Plan area.

17.20.120 Service Commercial Landscaping
In the C-S – Service Commercial zone district, landscaping shall be provided and permanently maintained in a setback area not less than 15 feet from a lot line adjoining a street, except where the setback area is covered by structures, parking, or driveways.

17.14.150 High-Density Residential Landscaping
In the R-H High-Density Residential zone district, except for driveways and approved parking areas all yard areas and setback areas visible form the street(s) shall be landscaped with live plant materials and ornamentation common to the Hanford Area or up to 100 percent of the yard and setback aera may be landscaped with artificial turf and other permeable surfaces.

Analysis: The conceptual site plan within the Master Plan shows landscape areas within all areas not used for parking, structures, or driveways and specifies that landscaping design shall be consistent between the sites in the PUD plan area. As required, during the site plan review process, the Site Plan Review Committee will require all areas not covered by structures, parking, or driveway shall be landscaped with live plant material, artificial turf, or other permeable surfaces, consistent with State law.

17.20.130 Service Commercial Screening, Fences, and Walls In the C-S – Service Commercial zone district, a block wall with a minimum height of seven (7) feet shall be provided along any side or rear lot line that abuts an R-L, R-M, R-H, OR, PF, AP, or CO zone district. No fence or wall shall be placed in front of or within any landscaped area located next to a street.

Page 230 of 1290 ends

17.14.160 High-Density Residential Screening, Fences, and Walls In the R-H High-Density Residential zone district, all fences and walls shall be provided on the site for each use in accordance with Section 17.50.120, which requires:

Fences and walls in the R-L, R-M, R-H, OR O and PF zone districts shall be constructed or installed in accordance with the following:

A. Along a rear lot line not exceeding seven (7) feet in height.

B. Along an interior side lot line not exceeding seven (7) feet in height beginning at ten (10) feet from the front lot line.

C. On a corner lot along the street side lot line not exceeding seven (7) feet in height beginning at twenty-five (25) feet from the front lot line. On a reverse corner lot, the fence or wall is to be set back from the street side lot line five (5) feet. On a reverse corner lot, the rear lot line fence is not to extend beyond the five (5) foot street side building setback area.

D. On a corner lot when a residence is constructed with its front access facing the street side lot line of a corner lot, a six (6) foot high fence is to be placed ten (10) feet behind the front property line. The street corner forty-five (45) degree angle line of sight is to be maintained as described in subsection H of this section. When the front of the house fronts the street side lot line a fence exceeding three (3) or four (4) feet in height as described in subsections E and F of this section is to be set back ten (10) feet from the street side lot line.

E. Along a front lot line not exceeding three (3) feet in height.

F. Along a front lot line not exceeding four (4) feet in height when the upper one (1) foot is fifty percent (50%) or more open.

G. Along a front lot line an open chain link fence up to seven (7) feet in height may be located in conjunction with a public or quasi-public playground or park use.

H. A six (6) foot fence or wall may be located in a front building setback area when set back ten (10) feet from the front lot line. Except in the case of a corner lot, the fence wall shall begin a forty-five (45) degree angle at a point twenty-five (25) feet from the front lot line located on the street side lot line.

Analysis: As identified in the initial study, six-and-a-half foot-high sound walls would mitigate noise impacts for outdoor uses, such as the swimming pools within the hotel and multi-family units. Aside from the sound walls proposed to reduce noise impacts, fencing and walls are not proposed within the Hanford Place Master Plan.

As part of the Hanford Place Master Plan, project-specific fencing and walls have been identified in the Design Conditions (p. 5 of the Master Plan), as follows:
• A block wall is not required within the PUD plan area between the zones.

Requests for placement of walls will be reviewed and required as part of the Site Plan Review process.

17.20.140 Service Commercial Signs
Signs placed in the C-S – Service Commercial zone district shall be subject to the requirements and

Page 231 of 1290 ends

standards prescribed in Chapter 17.56.

17.14.170 High-Density Residential Signs
Signs placed in the R-H High-Density Residential zone district shall be subject to the requirements and standards prescribed in Chapter 17.56.

Analysis: No signage is proposed at this time. The applicant proposes the development of a Master Sign Program for the Hanford Place Master Plan area, as described in the Design Conditions (p. 5 of the Master Plan):
• A sign program shall be established prior to building permit approval for the first office or commercial use. The sign program would not apply to residential, and hotel/motel uses, which would follow sign standards in the Zoning Ordinance.

Establishment of a sign program for a project requiring Planning Commission review, requires approval by the Planning Commission, as described in Section 17.56.220 of the Hanford Municipal Code:

17.56.220 Master Sign Program

1. The purpose of the master sign program provisions is to provide a coordinated and flexible design approach to signage for Hanford’s commercial shopping districts and office parks. A master sign program is required for any site that contains more than three (3) commercial establishments.

2. A master sign program shall be reviewed by the Community Development Director as an administrative use permit. The Planning Commission shall approve a master sign program when it is proposed with a development project that requires a conditional use permit.

3. A master sign program shall not be used to grant of a special privilege nor provide more visibility or exposure than is available to similarly situated properties.

4. Master sign programs shall feature a unified and coordinated approach to the materials, color, size, type, placement and general design of signs proposed for a project or property.

5. Reasonable conditions of approval may be imposed to achieve the purposes of this section and ensure internal sign design consistency on the site.

6. After approval of a master sign program, no sign shall be erected, placed, painted, or maintained, except in conformance with such program, and such program shall be enforced in the same way as any provision in this section.

7. The master sign program and all conditions of approval shall be attached to the lease agreements for all leasable space subject to the master sign program.

8. Approval of a master sign program does not waive the permit requirements for individual signs

Page 232 of 1290 ends

that are subject to the program.

The Community Development Director may approve minor amendments to a master sign program that are in substantial conformance with the original approval. All other amendments, including amendments to conditions of approval, shall be processed as a new application. Proposed amendments shall include written concurrence by the property owner.

The Master Sign Program will apply to all uses in the C-S Service Commercial portion of the plan, except for the hotel.

The hotel will be subject to the following sign standards, established by the Municipal Code for the CS Service Commercial zone district.

Table 17.56.090(A)
Number and Size of Permanent Signs by Zone
Zone District Building Signs Freestanding
Signs

C-N, C-R, C-S, C-H, MX-N,
MX-C, and O zones
No limit to number of signs per business
establishment. Allowed square footage per building
frontage is cumulative.

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

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

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

Sites with an
integrated
shopping
center: 1
additional
freestanding
sign up to 350
sq. ft.

Maximum
height not
greater than

1.5 times the
average

Page 233 of 1290 ends

height of the
building.

The uses proposed within the R-H High-Density Residential portion of the plan will be subject to the following sign standards, established by the Municipal Code:

Table 17.56.090(A)
Number and Size of Permanent Signs by Zone
Zone District Building Signs Freestanding
Signs
AP, R-L, R-M, and R-H zones with 4 or
less residences per site
1 sign per residence maximum.
4 sq. ft. maximum size per sign.

Placement a maximum 8 feet high.

External illumination only.

None allowed.

AP, R-M, and R-H zones with 5 or more
residences per site or with nonresidential uses on site 1 sign per street frontage maximum.
30 sq. ft. maximum size per sign.

Placement a minimum 5 feet below
roofline.

External illumination only.
1 sign per site
maximum.
20 sq. ft.
maximum
size.
6 feet high
maximum.

External
illumination
only.

17.20.150 Service Commercial General Provisions and Standards No business, service, or processes that is not a part of the main use of the site shall be conducted outside a completely enclosed permanently fixed structure, except where specifically permitted by this title. Mechanical equipment shall be located a minimum of five (5) feet from a rear or side lot line that abuts an R-L, R-M, R-H, OR, O, PF, AP, or CO zone district.

17.14.180 High-Density Residential General Provisions and Standards In accordance with the R-H High-Density Residential zone district standards, structures and the use of structures or land shall be subject to the requirements and standards prescribed in Chapter 17.50.

Analysis: The Hanford Place Development will be developed consistent with the General Provisions set forth for the C-S Service Commercial and R-H High-Density Residential zone district.

PLANNING COMMISSION
The item was presented to the Planning Commission on January 14, 2025. The related items were approved unanimously. A copy of the minutes of the January 14, 2025 Planning Commission meeting are attached – Attachment 9.

Page 234 of 1290 ends

Following the staff report presentation, three persons spoke in favor of the project during public comment:
• Steve Brandt, with QK (engineers for the project), thanked City staff and encouraged approval of the project.
• Jennifer Sheldon, with Adventist Health, stated that they are in favor of the project. • Rhett Swasey was in favor of this development of the property and expressed total support.

No persons spoke in opposition.

Following the close of the public hearing, the Planning Commission voted 5,0 to:

1. Recommend certification of Mitigated Negative Declaration No. 2023-93 for the project to the City Council.

2. Adopt Resolution No. 2025-04, recommending approval of General Plan Amendment No. 2022-01 to the City Council.

3. Adopt Resolution No. 2025-05, recommending approval of Rezone No. 2022-01 to the City Council.

4. Adopt Resolution No. 2025-07, recommending approval of Planned Unit development No. 2022-01 to the City Council.

FINDINGS FOR APPROVAL
General Plan Amendment No. 2022-01
In accordance with HMC Section 17.88.040, before a general plan amendment may be approved, all of the following findings shall be made by the reviewing authority:

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

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

3. The amendment would maintain the appropriate balance of land uses within the City; Analysis: That jobs-housing balance is achieved by increasing opportunities for people to work and live in close proximity. The ratio is expressed as the number of jobs divided by the number of housing units. The jobs-housing balance is a general tool for analyzing where people work, where they live, and how effectively they can travel between the two. In the planning area, the jobs-housing balance ratio in 2013-2014 was 1.17. It is estimated that the implementation of the General Plan would increase the jobs-housing balance by 0.45 to 1.62, which would make the planning area a jobs-rich area. The proposal to change the designation from Highway Commercial to a combination of Service Commercial and High-Density Residential will impact the job-housing balance projected by increasing the number of residential units in the area. The addition of the residential units to the

Page 235 of 1290 ends

formerly commercial designation will not affect the City’s ability to maintain an appropriate balance of land uses within the City, as the increase in housing will bring more residential units to the jobs-rich planning area.

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

Analysis: That the Hanford Place Master Plan proposes the development of a medical and mixed-use development on property proposed to be zoned C-S Service Commercial and R-H High-Density Residential. The land uses within the Hanford Place development are compatible with the surrounding land uses and compatible with future surrounding lands uses.

Rezone No. 2022-01
In accordance with HMC Section 17.86.030, before a zone change may be approved, all of the following findings shall be made by the reviewing authority: (Note: the required findings to support the rezone application are the same as the findings used to support the General Plan Amendment).

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

Analysis: That Rezone No. 2022-01 is internally consistent with the goals, objectives, and policies of the General Plan, specifically consistent with Goals E1, L2, and L3, and Policies L38-41, L51-55, L11, L107, L135, L137 and P80. All regulations pertaining to C-S – Service Commercial and R-H High-Density Residential zone district will be enforced as development occurs through the Site Plan Review process, except as expressly modified by the Hanford Place Development Master Plan.

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

Page 236 of 1290 ends

Commercial and High-Density Residential will impact the job-housing balance projected by increasing the number of residential units in the area. The addition of the residential units to the formerly commercial designation will not affect the City’s ability to maintain an appropriate balance of land uses within the city, as the increase in housing will bring more residential units to the jobs-rich planning area.

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

Analysis: That the Hanford Place Master Plan proposes the development of a medical and mixed-use development on property proposed to be zoned C-S Service Commercial and R-H High-Density Residential. The land uses within the Hanford Place development are compatible with the surrounding land uses and compatible with future surrounding lands uses.

Planned Unit Development No. 2022-01 (Hanford Place Master Plan) Pursuant to Section 17.82.060 of the Hanford Municipal Code, six findings must be made before approval of the planned unit development application:

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 development site. The planned unit development pertains to a 39.16-acre development, which exceeds the minimum site area for a planned unit development.

Design and Purpose - That planned unit developments are encouraged to achieve a more functional, aesthetically pleasing, and harmonious living and working environment within the City, that otherwise might not be possible by strict adherence to the provisions of the municipal code. In certain instances, the objectives of the municipal code may be achieved by development that does not conform in all respects with the land use pattern designated on the zoning map or in the zone district prescribed. The planned unit development seeks to:
✔ A. To permit a site within more than one (1) zone district to mix the permitted or conditionally permitted land uses of both zones within the site without regard to the zone district boundary. ✔ C. To permit the lot patterns on size, shape, and layout that would otherwise not be permitted by the standards of the zone district in which the site is located. ✔ D. To modify the required building setbacks, distances between structures, and landscaped areas that would otherwise be required by this title.

Page 237 of 1290 ends

✔ E. To reduce the amount of required parking spaces when spaces are shared among multiple land uses.

The design of Planned Unit Development No. 2022-01 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 objectives identified in Section 17.82.030:
✔ A. To permit a site within more than one (1) zone district to mix the permitted or conditionally permitted land uses of both zones within the site without regard to the zone district boundary. ✔ C. To permit the lot patterns on size, shape, and layout that would otherwise not be permitted by the standards of the zone district in which the site is located. ✔ D. To modify the required building setbacks, distances between structures, and landscaped areas that would otherwise be required by this title.
✔ E. To reduce the amount of required parking spaces when spaces are shared among multiple land uses.

The design of Planned Unit Development No. 2022-01 is consistent with the objectives of Section

17.82. 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.

Conditions of Operation – The Hanford Place Master Plan will function, as described in the Master Plan (Attachment 1).

Main objectives of the Master Plan include:

Zoning and Allowed Uses
Through the Planned Unit Development, the following uses shall be allowed by right. This would apply to all locations on the site and would not be limited by the conceptual site plan:
• All uses listed as permitted or conditionally permitted in the R-H High Density Residential Zone • All uses listed as permitted or conditionally permitted in the C-S Service Commercial Zone • Assisted living, skilled nursing, hospice.
• College/university satellite campus

Page 238 of 1290 ends

• Hotel
• Residence in the same building as a commercial or office use • Urgent care clinic
The overall intensity of the total site would be limited by the intensity analyzed in the CEQA document. A higher intensity than that would require an amendment to the PUD. Land use locations are flexible and may change from the conceptual plan. The roadway alignments and ponding basin location would not change.

The included conceptual layout for the site has been prepared by Langdon Wilson Intl. Architecture.

Individual sites may be developed independently of the Master Plan, allowing for building size, placement, and use to vary from the character in the illustrations.

Revised layout plans would be followed up with specific site plans and parcel maps that would create the public right-of-way.

Design Conditions
In order for Hanford Place to have a consistent theme and to operate as a cohesive group of uses, the following design conditions are incorporated into the PUD:

1. Establish that cross-access and shared parking agreements are required for adjacent parcels as they are created prior to, or in conjunction with, parcel map or lot line adjustment approval.

2. Landscaping and lighting design shall be consistent between the sites in the PUD plan area.

3. Uses are not required to obey the zone boundary in the PUD plan area. Uses within the PUD plan area can be from either of the zones within the PUD plan area.

4. A block wall is not required within the PUD plan area between the zones.

5. Additional building setbacks are not required between the two zones within the PUD plan area.

The C-S zone required setbacks shall apply to the entire PUD plan area.

6. The maximum building height for the PUD area shall be permit the C-S zone, which is 50 feet.

7. Buildings within the PUD plan area shall have a uniform/cohesive design type, with the exception of standalone residential or hotel buildings, which are not required to have similar design, but shall have compatible colors ad design elements. Elevation plans shall be submitted with site plans to confirm compliance. Standards shall be set by the first development in the PUD plan are for succeeding developments.

8. The number of on-site parking spaces shall be as follows:
a. Motel or hotel – 1 space per guest room plus 1 space per employee b. Assisted living, skilled nursing facility, or hospice – 1 space for every 4 beds. c. c. multifamily dwellings - at least 50% of spaces shall be covered. ii. one-bedroom - 1.5 spaces per dwelling unit
iii. two-bedroom - 1.75 spaces per dwelling unit
iv. three or more bedrooms - 2 spaces per dwelling unit d. d. all other allowed uses - 1 space per 350 square feet of building space.

9. A sign program shall be established prior to building permit approval for the first office or commercial use. The sign program would not apply to residential, and hotel/motel uses, which would follow sign standards in the Zoning Ordinance.

All development will be reviewed during the Site Plan Review process when physical development is proposed.

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 in an initial study, for which a traffic impact study (TIS) was conducted.

The study area for the TIS included the following study intersections and roadway segments.

Intersections

1. 12th Avenue/Glendale Avenue

2. 12th Avenue/SR-198 westbound (WB) Ramps

3. 12th Avenue/SR-198 eastbound (EB) Ramps

Page 239 of 1290 ends

4. Campus Drive/Lacey Boulevard

5. Campus Drive/7th Street

6. Campus Drive/6th Street

7. 11th Avenue/Lacey Boulevard

8. 11th Avenue /7th Street

9. 11th Avenue/6th Street

10. 11th Avenue/5th Street

11. 11th Avenue/4th Street-SR-198 WB On Ramp

12. 11th Avenue/3rd Street-SR-198 EB Off Ramp
Segments

1. Lacey Boulevard
• 12th Avenue to Campus Drive
• Campus Drive to 11th Avenue
• 7th Street
• Campus Drive to 11th Avenue

2. 6th Street
• Campus Drive to 11th Avenue

3. Glendale Avenue
• East of 12th Avenue

4. 5th Avenue
• West of 11th Avenue
• E. Campus Drive
• Lacey Boulevard to Glendale Avenue

The TIS includes the LOS analysis for the following traffic scenarios:
• Existing Conditions
• Existing Plus Project
• Near-Term Plus Project
• Cumulative Year 2042 Without Project
• Cumulative Year 2042 Plus Project
The TIS concluded that the impact on traffic would be less than significant.

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 offstreet 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 project has been evaluated for consistency with the requirements of Section 17.14 High-Density Residential zone district and 17.20 C-S Service Commercial zone district. All requirements for density, site area, dimensions, site coverage, open space, height of structures, distance between structures, off-street parking and loading facilities, and landscaped areas have been satisfied, except where expressly modified by the Hanford Place Master Plan (PUD 2022-01).

The modifications proposed through the Hanford Place Master Plan will produce a cohesive design and an environment of stable and desired character consistent with the purpose of this title. The

Page 240 of 1290 ends

implementation of medical and mixed-use developments achieves several goals and polices of the General Plan, specifically Goals E1, L2, and L3, and Policies L38-41, L51-55, L11, L107, L135, L137 and P80.

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: The Hanford Place Master Plan proposes a medical and mixed-use development on an underutilized, infill parcel, proposed to be designated as C-S Service Commercial and R-H HighDensity Residential. Through cohesive design, comprehensive design criteria, and medical-focused uses, with supportive residential, educational, and commercial uses, the Planned Unit Development proposes a design and combination of uses that will complement and harmonize across the zone districts proposed and achieve a goal of the General Plan to promote horizontal mixed-use development. The implementation of medical and mixed-use developments achieves several goals and polices of the General Plan, specifically Goals E1, L2, and L3, and Policies L38-41, L51-55, L11, L107, L135, L137 and P80.

CONSULTATION
Early Consultation
Early consultation to agencies outside of the City of Hanford (pursuant to CEQA Guidelines Section 15082) was conducted for the project.

Early consultation was received from:
• Pacific Gas and Electric Company – November 3, 2022 (Reflecting no comments) – Attachment 3.
• San Joaquin Valley Air Pollution Control District – November 8, 2022 – Attachment 4. • Santa Rosa Rancheria Tachi-Yokut Tribe – November 9, 2022 – Attachment 5.

Early consultation letters are included and analyzed in the initial study.

Consultation
In accordance with Section 15073 of the California Environmental Quality Act Guidelines, a Notice of Intent to Adopt a Mitigated Negative Declaration was sent to the concerned agencies, mailed to residents within 300 feet of the project site, and posted on CEQANet on December 11, 2024 to January 10, 2025. Notice was mailed again for a 10-day period prior to the City Council hearing on August 26, 2025. No comments have been received as of the date of preparation of this report.

ENVIRONMENTAL ASSESSMENT
Mitigated Negative Declaration No. 2023-93 (SCH Number 2023070011) is recommended for the project based on the following: In accordance with the California Environmental Quality Act (CEQA), General Plan Amendment No. 2022-01, Rezone No. 2022-01, and Planned Unit Development No. 2022-01 were evaluated in an Environmental Assessment/Initial Study. Based on the review, it was determined that the proposed project would not result in a significant adverse impact on the environment with the incorporation of mitigation measures, therefore Mitigated Negative Declaration

Page 241 of 1290 ends

No. 2023-93 has been prepared, attached as Attachment 2.

PUBLIC COMMENTS
Notice of Public Hearing for the proposed projects was published in the Hanford Sentinel, posted on the Office of Planning and Research (OPR) CEQANet website, and mailed to property owners within 300 ft. of the project site on July 6, 2023. During that time, one comment letter was received:

Adventist Health Systems Comment Letter – Attachment 6. The letter details concerns related to the environmental document prepared for the project.

Following receipt of the letter, the applicant conducted various meetings with the Adventist Health team to reach consensus and address the concerns presented within the letter.

The attached letter was received on behalf of Adventist Health Systems on November 12, 2024, indicating project support – Attachment 7.

Due to the continuation of the original Planning Commission public hearing, renoticing and recirculation of the Notice of Intent to Adopt a Mitigated Negative Declaration was required. Notice of the Public Hearing was published in the Hanford Sentinel and mailed to property owners within 300 feet of the project site on December 11, 2024.

One additional comment was received on January 9, 2025, from Rhett Swasey. Mr. Swasey is a partner in business at Hanford Veterinary Hospital and has concerns regarding construction impacts of the project and the redesign of Glendale Avenue – full letter attached, Attachment 8.

Notice was published and mailed again for a 10-day period prior to the City Council hearing on August 26, 2025. No comments have been received as of the date of preparation of this report.

FISCAL IMPACT:

There is no direct fiscal impact with these actions.

ATTACHMENTS:

1. 25-48-R (GPA)

2. Ord. 06-25 Rezone

3. 25-49-R Planned Unit Development No. 2022-01

4. Hanford Place Master Plan

5. ISMND - Hanford Place

6. PG&E No_Impact_Response_11-3-2022

7. SJVAPCD

8. Tachi Yokut Comments

9. Adventist Health Systems Comment Letter

10. Adventist Health - Jason Wells

11. Rhett Swasey Comment Letter

12. 01-14-25 Planning Commission Minutes

Page 242 of 1290 ends

RESOLUTION NO. 25-48-R

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HANFORD APPROVING AN AMENDMENT TO THE LAND USE ELEMENT OF THE GENERAL PLAN.
2022-01: A REQUEST TO CHANGE THE GENERAL PLAN DESIGNATION ON 39.16 ACRES

FROM HIGHWAY COMMERCIAL TO A COMBINATION SERVICE COMMERCIAL AND HIGH-DENSITY RESIDENTIAL.

THE PROJECT IS LOCATED BETWEEN 11TH AND 12TH AVENUES ALONG GLENDALE DRIVE, NORTH OF HIGHWAY 198 (APN 011-060-007, 011-060-008, 012-290-042, AND 012-290- 054).

At a regular meeting of the City Council of the City of Hanford, duly called to order and held on September 16, 2025 at 7:00 p.m., it was moved by Council Member , and seconded by Council Member , and duly carried that the following resolution be adopted:

WHEREAS, General Plan Amendment No. 2022-01, proposes to amend the land use designation of certain real property as follows:

General Plan Amendment No. 2022-01
Approximately 39.14 acres from Highway Commercial to a combination of Service Commercial and High-Density Residential, as shown in attached Exhibit A; and WHEREAS, the proposed general plan amendment was presented to the Planning Commission of the City of Hanford; and
WHEREAS, the City of Hanford Planning Commission, at its regularly scheduled meeting on January 14, 2025 held a public hearing and received testimony and evidence for and against the proposed general plan amendment. After closing the public hearing, the Planning Commission, by resolution, recommended that the City Council of the City of Hanford approve General Plan Amendment No. 2022- 01; and
WHEREAS, the City Council of the City of Hanford, at its regularly scheduled meeting on September 16, 2025, held a public hearing and received testimony and evidence regarding proposed General Plan Amendment No. 2022-01; and

Page 243 of 1290 ends

WHEREAS, the City Council of the City of Hanford considered the evidence presented in the staff report and testimony presented during the public hearing; and WHEREAS, the City Council of the City of Hanford finds that no significant environmental impacts would result from the proposed project with the incorporation of mitigations, as presented in the Mitigation Monitoring and Reporting Program, attached as Exhibit B; and WHEREAS, Mitigated Negative Declaration No. 2023-93 (SCH# 2023070011) was prepared and adopted; and,
WHEREAS, on the basis of the application for the amendment to the general plan, the documentation and information provided in the staff report, and the evidence and testimony submitted at the public hearing, the City Council of the City of Hanford hereby makes the following findings in accordance with Section 17.88.040 of the Hanford Municipal Code:

General Plan Amendment No.2022-01

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

Analysis: That Rezone No. 2022-01 is internally consistent with the goals, objectives, and policies of the General Plan, specifically consistent with Goals E1, L2, and L3, and Policies L38-41, L51-55, L11, L107, L135, L137 and P80. All regulations pertaining to C-S – Service Commercial and R-H HighDensity Residential zone district will be enforced as development occurs through the Site Plan Review process, except as expressly modified by the Hanford Place Development Master Plan.

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

Page 244 of 1290 ends

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

Analysis: That the Hanford Place Master Plan proposes the development of a medical and mixed-use development on property proposed to be zoned C-S Service Commercial and R-H High-Density Residential. The land uses within the Hanford Place development are compatible with the surrounding land uses and compatible with future surrounding lands uses.

Page 245 of 1290 ends

West
Veterinary hospital, ministorage, California Highway
Patrol, hotel
Highway Commercial C-H Highway Commercial
The project will be developed in conformance with the C-S Service Commercial and R-H High-Density Residential zone district regulations, except where expressly modified by the Hanford Place Master Plan (PUD 2022-01).

NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Hanford hereby approves General Plan Amendment No. 2022-01, subject to the following condition(s):

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.

Passed and adopted at a regular meeting of the City Council of the City of Hanford, duly called and held on September 16, 2025, by the following vote:

AYES:

NOES:

ABSTAIN:

ABSENT:

Page 246 of 1290 ends

TRAVIS PADEN
MAYOR of the City of Hanford
Attest:

NATALIE CORRAL

CITY CLERK

STATE OF CALIFORNIA )
COUNTY OF KINGS ) ss

CITY OF HANFORD )
I, Natalie Corral, City Clerk of the City of Hanford, do hereby certify the foregoing Resolution was duly passed and adopted at a regular meeting of the City Council of the City of Hanford held on the __ day of ___________, 2025.

Date:

City Clerk

Page 247 of 1290 ends

Exhibit A
Current and Proposed General Plan Land Use Designation
Existing General Plan Designation
Highway Commercial
Figure 8: Proposed General Plan Designation
Service Commercial and High-Density Residential

Page 248 of 1290 ends

Exhibit B
Mitigation Monitoring and Reporting Program

Page 249 of 1290 ends

Biological Resources
Will the project:

Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special-status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service? Have a substantial adverse effect on state or federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means?
Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance?
Mitigation Measures
Mitigation Measure BIO-1 Conduct Preconstruction Clearance Surveys for San Joaquin Kit Fox and Burrowing Owl. A preconstruction clearance survey is required for San Joaquin kit fox and burrowing owl no more than 30 calendar days prior to initiation of project activities. All survey results must be delivered to the United States Fish and Wildlife Service’s (USFWS), the California Department of Fish and Wildlife (CDFW), and the City. If the survey results find an active burrow of one or both of these species on the project site, the applicant must coordinate with the applicable resource agencies (CDFW for burrowing owl, CDFW and USFWS for kit fox) to obtain applicable agency approval(s)/permit(s) prior to any ground disturbance activities on the site.

Specific avoidance, den excavation, passive relocation, and compensatory mitigation activities shall be performed as required by the applicable agency. Appropriate provisions of the CDFW Staff Report on Burrowing Owl Mitigation and USFWS Standardized Recommendations for Protection of the Endangered San Joaquin Kit Fox shall be adhered to.

Mitigation Measure BIO-2 Worker Environmental Awareness Training. Prior to initial groundbreaking, Worker Environmental Awareness Training shall be conducted by a qualified biologist to educate all construction personnel on the relevant federal, state, and local laws related to potentially occurring special-status species at the site. The tailgate session shall include training on identification of species that may be found on the project site, the status of those species, and any legal protection afforded to those species. Personnel will be advised to report any special-status species encountered promptly. A fact sheet conveying this information will be prepared for display or for distribution to anyone who may enter the project site.

Mitigation Measure BIO-3 Construction Site Housekeeping and Operational Requirements.

Page 250 of 1290 ends

Habitat subject to permanent and temporary construction disturbances and other types of ongoing project-related disturbance activities shall be minimized by adhering to the following USFWS Standardized Recommendations for Protection of the Endangered San Joaquin Kit Fox:
a) To minimize temporary disturbances, all project-related vehicle traffic shall be restricted to established roads, construction areas, and other designated areas. These areas shall also be included in preconstruction surveys and, to the extent possible, shall be established in locations disturbed by previous activities to prevent further impacts.
b) Project-related vehicles shall observe a daytime speed limit of 20-mph throughout the site in all project sites, except on county roads and state and federal highways; this is particularly important at night when kit foxes are most active. Night-time construction shall be minimized to the extent possible.

However, if it does occur, then the speed limit shall be reduced to 10-mph. Off-road traffic outside of designated project sites shall be prohibited.
c) To prevent inadvertent entrapment of kit foxes or other animals during the construction phase of a project, all excavated, steepwalled holes or trenches more than 2-feet deep shall be covered at the close of each working day by plywood or similar materials. If the trenches cannot be closed, one or more escape ramps constructed of earthen-fill or wooden planks shall be installed. Before such holes or trenches are filled, they shall be thoroughly inspected for trapped animals. If at any time a trapped or injured kit fox is discovered, the USFWS and the CDFW shall be contacted. d) Kit foxes are attracted to den-like structures such as pipes and may enter stored pipes and become trapped or injured. All construction pipes, culverts, or similar structures with a diameter of 4-inches or greater that are stored at a construction site for one or more overnight periods shall be thoroughly inspected for kit foxes before the pipe is subsequently buried, capped, or otherwise used or moved in any way. If a kit fox is discovered inside a pipe, that section of pipe shall not be moved until the USFWS and CDFW have been consulted. If necessary, and under the direct supervision of a qualified biologist, the pipe may be moved only once to remove it from the path of construction activity, until the fox has escaped. In the case of trapped animals, escape ramps or structures shall be installed immediately to allow the animal(s) to escape, or the USFWS and CDFW should be contacted for further guidance. e) All food-related trash items such as wrappers, cans, bottles, and food scraps shall be disposed of in securely closed containers and removed at least once a week from a construction or project site. f) Pets, such as dogs or cats, shall not be permitted on the project site to prevent harassment, mortality of kit foxes, or destruction of dens.
g) Use of rodenticides and herbicides in project sites shall be restricted. This is necessary to prevent primary or secondary poisoning of kit foxes and the depletion of prey populations on which they depend.

Page 251 of 1290 ends

All uses of such compounds shall observe label and other restrictions mandated by the U.S.

Environmental Protection Agency, California Department of Food and Agriculture, and other state and federal legislation. If rodent control must be conducted, zinc phosphide should be used because of a proven lower risk to kit fox.

Mitigation Measure BIO-4 Nesting Bird Surveys and Avoidance. If vegetation removal, construction, or grading activities are planned to occur within the active nesting bird season (February 15 through September 15), a qualified biologist shall conduct a preconstruction nesting bird survey no more than 5 days prior to the start of such activities. The nesting bird survey shall include the project site and areas immediately adjacent to the site that could potentially be affected by project-related activities such as noise, vibration, increased human activity, and dust, etc. For any active nest(s) identified, the qualified biologist shall establish an appropriate buffer zone around the active nest(s). The appropriate buffer shall be determined by the qualified biologist based on species, location, and the nature of the proposed activities. Project activities shall be avoided within the buffer zone until the nest is deemed no longer active by the qualified biologist.

Mitigation Measure BIO-5 Agency Coordination for Peoples Ditch. Prior to any modifications to Peoples Ditch, it is recommended to consult with the United States Army Corps of Engineers (USACE), CDFW, and Regional Water Quality Control Board (RWQCB) to verify the feature’s jurisdictional status and obtain applicable permit(s) and/or authorization(s). A notification of streambed alteration should be submitted to the CDFW in accordance with Section 1602 of the California Fish and Game Code. Unless categorically excluded under effective definitions or existing documentation confirms that no permit is needed, the Central Valley RWQCB and Sacramento District of the USACE should be consulted regarding potential permitting needs under the California Water Code and federal Clean Water Act, respectively, associated with the proposed Peoples Ditch modifications.

Cultural Resources
Will the project:

Cause a substantial adverse change in the significance of a historical resource pursuant to §15064.5? Cause a substantial adverse change in the significance of an archaeological resource pursuant to §15064.5?
Disturb any human remains, including those interred outside of formal cemeteries? Mitigation Measures
Mitigation Measure CULT-1 Because of the very high sensitivity of the soil type in the project area, the possibility exists that buried archaeological deposits within the project site. Therefore, archaeological monitoring must be conducted during ground-disturbing construction activities in native soil, including clearing and grubbing. Monitoring should occur on a full-time basis during all excavation activities until the Project Archaeologist, based on the archaeological monitor’s observations, is satisfied that there is little likelihood of encountering intact archaeological deposits. The Project Archaeologist may also determine it is appropriate to reduce monitoring to spot-checking or on a part-time basis. Upon

Page 252 of 1290 ends

completion of the monitoring and, if necessary, mitigation, the archaeologist should prepare a report to document the methods and results of the monitoring. The final report should be submitted to the SSJVIC.

Mitigation Measure CULT-2 Additional mapping and subsurface testing of AE-4167-01 shall be conducted to evaluate its eligibility for inclusion in the California Register of Historical Resources, pursuant to California Public Resources Code (PRC) 5024.1. Additional focused subsurface testing in areas not previously disturbed by historic-era activities must be conducted to confirm presence/absence of high-sensitivity paleosols that may include intact prehistoric cultural deposits. If intact prehistoric cultural deposits are encountered during subsurface presence/absence testing, further investigation must be conducted to determine if the deposit retains integrity and is eligible for inclusion in the California Register of Historical Resources. The methods and findings of the additional studies would be presented as an addendum to the Cultural Resource Inventory for the Hanford Place Medical and Mixed-Use Property Project and would include cultural resource management recommendations to guide mitigation of potential adverse effects to any identified historical resources within the project area.

If human remains are uncovered, all work within 50 feet of the discovery shall be halted and the Kings County Coroner notified immediately. At the same time, the on-site monitoring archaeologist shall assess the situation and consult with agencies as appropriate.

Project personnel shall not collect or move any human remains or associated materials. If the human remains are of Native American origin, the Coroner must notify the California State Native American Heritage Commission (NAHC) within 24 hours of this identification. The NAHC will formally identify a Native American Most Likely Descendant (MLD)—if one is not already on-site—to inspect the site and provide recommendations for the proper treatment of the remains and associated grave goods. Such recommendations shall be carried out to the satisfaction of the NAHC prior to work resuming within 50 feet of the discovered remains.

Mitigation Measure CULT-4 A Burial Treatment Plan shall be entered into by the project applicant/property owner prior to any ground disturbing activities.

Geology and Soils
Will the project:
b. Result in substantial soil erosion or the loss of topsoil? f. Directly or indirectly destroy a unique paleontological Mitigation Measures
Mitigation Measure GEO-1 To reduce the potential for soil erosion during construction of the proposed project, an Erosion Control Plan shall be prepared for the project in conformance with the California

Page 253 of 1290 ends

Storm Water Best Management Practice Handbook for Construction Activity, prior to the start of grading.

Mitigation Measure GEO-2 The project applicant shall inform its contractor(s) of the sensitivity of the project area for paleontological resources. Should paleontological resources be encountered during project subsurface construction activities, all ground-disturbing activities within 25 feet shall be redirected and a qualified paleontologist contacted to assess the situation, consult with agencies as appropriate, and make recommendations for the treatment of the discovery. If found to be significant, and project activities cannot avoid the paleontological resources, adverse effects to paleontological resources shall be mitigated. Mitigation may include monitoring, recording the fossil locality, data recovery and analysis, a final report, and accessioning the fossil material and technical report to a paleontological repository. Public educational outreach may also be appropriate. Upon completion of the assessment, a report documenting methods, findings, and recommendations shall be prepared and submitted to the City for review, and (if paleontological materials are recovered) a paleontological repository, such as the University of California Museum of Paleontology (UCMP). The City shall verify that the above directive has been included in the appropriate contract documents.

Greenhouse Gas Emissions
Will the project:
a. Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment?
Mitigation Measures
Mitigation Measure GHG-1 In order to meet the 2022 Scoping Plan greenhouse gas (GHG) requirements, consistent with State GHG reduction and equity prioritization goals, the proposed project shall provide electric vehicle charging capabilities that meet the most ambitious voluntary standard in the California Green Building Standards Code at the time of project approval as part of the final project design.

Hydrology and Water Quality
Will the project:
a. Violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or groundwater quality?
c. Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would:
i. Result in substantial erosion or siltation on- or off-site; ii. Substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or offsite

Page 254 of 1290 ends

iii. Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff; or
iv. Impede or redirect flood flows?
e. Conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan?
Mitigation Measures
Mitigation Measure HYDRO-1 To minimize any potential short-term water quality effects from project-related construction activities, the project contractor shall implement Best Management Practices (BMPs) in conformance with the California Storm Water Best Management Practice Handbook for Construction Activity. In addition, the proposed project shall be in compliance with existing regulatory requirements, including the Water Pollution Control Preparation (WPCP) Manual. In addition, implementation of a Storm Water Pollution Prevention Plan (SWPPP) would be required under the National Pollutant Discharge Elimination System (NPDES) to regulate water quality associated with construction activities.

Mitigation Measure HYDRO-2 To reduce the potential for degradation of surface water quality during project operation, a Storm Water Management Plan (SWMP)shall be prepared for the proposed project.

The SWMP shall describe specific programs to minimize storm water pollution resulting from the proposed project. Specifically, the SWMP shall identify and describe source control measures, treatment controls, and BMP maintenance requirements to ensure that the project complies with post-construction storm water management requirements of the Regional Water Quality Control Board (RWQCB).

Noise
Will the Project?
a. Cause generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies?
Mitigation Measure
Mitigation Measure NOI-1 Truck Movements. All truck movements occurring during nighttime hours of 10:00 p.m. to 7:00 a.m. shall be required to use the Glendale Avenue access point only.

Page 255 of 1290 ends

Mitigation Measure NOI-2 The project contractor shall implement the following measures during construction of the project:
• Per the City of Hanford Municipal Code, construction activities should not occur outside the hours of 7:00 a.m. to 8:00 p.m.
• All construction equipment shall be properly maintained and muffled as to minimize noise generation at the source.
• Noise‐producing equipment shall not be operating, running, or idling while not in immediate use by a construction contractor.
• All noise‐producing construction equipment shall be located and operated, to the extent possible, at the greatest possible distance from any noise‐sensitive land uses. • Locate construction staging areas, to the extent possible, at the greatest possible distances from any noise‐sensitive land uses.
• Signs shall be posted at the construction site and near adjacent sensitive receptors displaying hours of construction activities and providing the contact phone number of a designated noise disturbance coordinator.

Mitigation Measure NOI-3 Exterior Noise Levels. The final design shall include a minimum 6.5- foot above-ground level sound wall around outdoor activity areas associated with the proposed hotel and apartment land uses to mitigate exterior noise levels to below 65 dB Ldn within these outdoor activity areas.

Mitigation Measure NOI-4 Interior Noise Levels. Once building‐specific construction plans become available, interior noise levels should be reviewed and calculated by a qualified acoustical consultant to determine if additional noise attenuation mitigation measures are required to comply with interior noise level standards.

Tribal Cultural Resources
Will the project:
a. Cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code Section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is:
i. Listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code Section 5020.1(k)? Or ii. A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1? In applying the criteria set forth in subdivision (c) of Public Resource Code Section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe.

Mitigation Measures
See Mitigation Measures CULT-1 through CULT-4,

Page 256 of 1290 ends

Utilities and Service System
Will the project:

Require or result in the relocation or construction of new or expanded water, wastewater treatment or stormwater drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects? Mitigation Measures
See Mitigation Measure HYDRO-1

Page 257 of 1290 ends

CC Ordinance Rezone No. 2022-01 Page 1 of 14
ORDINANCE NO. 06-25
REZONE NO. 2022-01

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF HANFORD REZONING

PROPERTY FROM C-H HIGHWAY COMMERCIAL TO A COMBINATION OF C-S SERVICE COMMERCIAL AND R-H HIGH-DENSITY RESIDENTIAL ON 39.16 ACRES, IN ACCORDANCE WITH GENERAL PLAN AMENDMENT NO. 2022-01. THE PROJECT IS LOCATED BETWEEN 11TH AND 12TH AVENUES ALONG GLENDALE DRIVE, NORTH OF HIGHWAY 198 (APN 011-060-007, 011-060-008, 012-290-040, 012-290-042, AND 012-290-054).

The City Council of the City of Hanford does ordain as follows:

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

Rezone No. 2022-01
FROM: City zoning C-H Highway Commercial
TO: A combination of City zoning C-S Service Commercial and R-H Highway Commercial
On property located between 11th and 12th Avenues, along Glendale Drive, North of Highway 198 (APN 011-060-007, 011-060-008, 012-290-040, 012-290-042, AND 012-290-054), containing approximately

39.16 acres, as depicted in attached Exhibit A; and
Section 2: The Council does hereby find as a fact that this Ordinance has been recommended for passage by the Planning Commission of the City of Hanford after public hearing before the Planning Commission after notice required by Section 17.70.100 of the Hanford Municipal Code and Government Code Section 65854. The City Council finds that Mitigated Negative Declaration No. 2023-93 is approved, in conformance with the California Environmental Quality Act, with the incorporation of the mitigations set forth in the Mitigation Monitoring and Reporting Program, attached as Exhibit B. The City Council hereby finds that the rezoning is required to achieve the objectives of the zoning regulations as set forth in Section 17.06.010 of the Hanford Municipal Code, and that this Ordinance has been introduced by the City Council after public hearing held on the 16th day of September 2025 at 7:00 p.m. of said day after notice required under the provisions of Section 65856 of the Government Code.

Page 258 of 1290 ends

CC Ordinance Rezone No. 2022-01 Page 2 of 14

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

Analysis: That Rezone No. 2022-01 is internally consistent with the goals, objectives, and policies of the General Plan, specifically consistent with Goals E1, L2, and L3, and Policies L38-41, L51- 55, L11, L107, L135, L137 and P80. All regulations pertaining to C-S – Service Commercial and R-H High-Density Residential zone district will be enforced as development occurs through the Site Plan Review process, except as expressly modified by the Hanford Place Development Master Plan.

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

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

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

Page 259 of 1290 ends

CC Ordinance Rezone No. 2022-01 Page 3 of 14
Analysis: That the Hanford Place Master Plan proposes the development of a medical and mixeduse development on property proposed to be zoned C-S Service Commercial and R-H High-Density Residential. The land uses within the Hanford Place development are compatible with the surrounding land uses and compatible with future surrounding lands uses.

Direction Existing Land Use General Plan Designation Zone District North
Railroad; Adventist Health
Medical Center; single-family
residential
Office; Office Residential O Office; O-R Office
Residential
South CA-198; car dealership; basin;
single-family residential
Highway Commercial, Open
Space, Low-Density
Residential
C-H Highway Commercial,
PF Public Facility, R-L-5
Low-Density Residential
East Integrate shopping center –
grocery, retail, gym, restaurant Regional Commercial C-R Regional Commercial West
Veterinary hospital, ministorage, California Highway
Patrol, hotel
Highway Commercial C-H Highway Commercial
The project will be developed in conformance with the C-S Service Commercial and R-H HighDensity Residential zone district regulations, except where expressly modified by the Hanford Place Master Plan (PUD).

Section 3: This Ordinance shall take effect thirty (30) days after its passage, and shall be published once in the Hanford Sentinel within fifteen (15) days after its passage, and the zoning will apply to such property in the event of subsequent annexation to the City under the provisions of Section 65859 of the Government Code.

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

AYES:

Council Member
________________________
________________________
________________________
________________________
________________________

Page 260 of 1290 ends

CC Ordinance Rezone No. 2022-01 Page 4 of 14
NOES:

Council Member
________________________
ABSTAIN:

Council Member
________________________
ABSENT:

Council Member
________________________
ATTEST:

Natalie Corral

APPROVED
_________________________
MAYOR of the City of Hanford

Page 261 of 1290 ends

CC Ordinance Rezone No. 2022-01 Page 5 of 14

CITY CLERK

STATE OF CALIFORNIA )
COUNTY OF KINGS ) ss

CITY OF HANFORD )
I, NATALIE CORRAL, City Clerk of the City of Hanford, do hereby certify the foregoing ordinance was duly introduced at a regular meeting of the City Council of the City of Hanford on the 16th day of September 2025 and it was duly passed and adopted at a regular meeting of the City Council of the City of Hanford held on the _______ day of ______________, 2025.

Dated: _____________________ _____________________________ Natalie Corral
City Clerk

Page 262 of 1290 ends

CC Ordinance Rezone No. 2022-01 Page 6 of 14
Exhibit A
Current and Proposed Zone District
Existing Zoning
C-H Highway Commercial
Proposed Zoning
C-S Service Commercial and R-H High-Density Residential

Page 263 of 1290 ends

CC Ordinance Rezone No. 2022-01 Page 7 of 14
Exhibit B
Mitigation Monitoring and Reporting Program

Page 264 of 1290 ends

CC Ordinance Rezone No. 2022-01 Page 8 of 14
Biological Resources
Will the project:

Fish and Wildlife Service?
Have a substantial adverse effect on state or federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means?
Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance?
Mitigation Measures
Mitigation Measure BIO-1 Conduct Preconstruction Clearance Surveys for San Joaquin Kit Fox and Burrowing Owl. A preconstruction clearance survey is required for San Joaquin kit fox and burrowing owl no more than 30 calendar days prior to initiation of project activities. All survey results must be delivered to the United States Fish and Wildlife Service’s (USFWS), the California Department of Fish and Wildlife (CDFW), and the City. If the survey results find an active burrow of one or both of these species on the project site, the applicant must coordinate with the applicable resource agencies (CDFW for burrowing owl, CDFW and USFWS for kit fox) to obtain applicable agency approval(s)/permit(s) prior to any ground disturbance activities on the site.

Mitigation Measure BIO-3 Construction Site Housekeeping and Operational Requirements.

Page 265 of 1290 ends

CC Ordinance Rezone No. 2022-01 Page 9 of 14
b) Project-related vehicles shall observe a daytime speed limit of 20-mph throughout the site in all project sites, except on county roads and state and federal highways; this is particularly important at night when kit foxes are most active. Night-time construction shall be minimized to the extent possible. However, if it does occur, then the speed limit shall be reduced to 10-mph. Off-road traffic outside of designated project sites shall be prohibited. c) To prevent inadvertent entrapment of kit foxes or other animals during the construction phase of a project, all excavated, steepwalled holes or trenches more than 2-feet deep shall be covered at the close of each working day by plywood or similar materials. If the trenches cannot be closed, one or more escape ramps constructed of earthen-fill or wooden planks shall be installed. Before such holes or trenches are filled, they shall be thoroughly inspected for trapped animals. If at any time a trapped or injured kit fox is discovered, the USFWS and the CDFW shall be contacted.
d) Kit foxes are attracted to den-like structures such as pipes and may enter stored pipes and become trapped or injured. All construction pipes, culverts, or similar structures with a diameter of 4-inches or greater that are stored at a construction site for one or more overnight periods shall be thoroughly inspected for kit foxes before the pipe is subsequently buried, capped, or otherwise used or moved in any way. If a kit fox is discovered inside a pipe, that section of pipe shall not be moved until the USFWS and CDFW have been consulted. If necessary, and under the direct supervision of a qualified biologist, the pipe may be moved only once to remove it from the path of construction activity, until the fox has escaped. In the case of trapped animals, escape ramps or structures shall be installed immediately to allow the animal(s) to escape, or the USFWS and CDFW should be contacted for further guidance. e) All food-related trash items such as wrappers, cans, bottles, and food scraps shall be disposed of in securely closed containers and removed at least once a week from a construction or project site.
f) Pets, such as dogs or cats, shall not be permitted on the project site to prevent harassment, mortality of kit foxes, or destruction of dens. g) Use of rodenticides and herbicides in project sites shall be restricted. This is necessary to prevent primary or secondary poisoning of kit foxes and the depletion of prey populations on which they depend. All uses of such compounds shall observe label and other restrictions mandated by the U.S. Environmental Protection Agency, California Department of Food and Agriculture, and other state and federal legislation. If rodent control must be conducted, zinc phosphide should be used because of a proven lower risk to kit fox.

Project activities shall be avoided within the buffer zone until the nest is deemed no longer active by the qualified biologist.

Page 266 of 1290 ends

CC Ordinance Rezone No. 2022-01 Page 10 of 14
Mitigation Measure BIO-5 Agency Coordination for Peoples Ditch. Prior to any modifications to Peoples Ditch, it is recommended to consult with the United States Army Corps of Engineers (USACE), CDFW, and Regional Water Quality Control Board (RWQCB) to verify the feature’s jurisdictional status and obtain applicable permit(s) and/or authorization(s). A notification of streambed alteration should be submitted to the CDFW in accordance with Section 1602 of the California Fish and Game Code. Unless categorically excluded under effective definitions or existing documentation confirms that no permit is needed, the Central Valley RWQCB and Sacramento District of the USACE should be consulted regarding potential permitting needs under the California Water Code and federal Clean Water Act, respectively, associated with the proposed Peoples Ditch modifications.

Cultural Resources
Will the project:

Cause a substantial adverse change in the significance of a historical resource pursuant to §15064.5?
Cause a substantial adverse change in the significance of an archaeological resource pursuant to §15064.5?
Disturb any human remains, including those interred outside of formal cemeteries? Mitigation Measures
Mitigation Measure CULT-1 Because of the very high sensitivity of the soil type in the project area, the possibility exists that buried archaeological deposits within the project site. Therefore, archaeological monitoring must be conducted during ground-disturbing construction activities in native soil, including clearing and grubbing. Monitoring should occur on a full-time basis during all excavation activities until the Project Archaeologist, based on the archaeological monitor’s observations, is satisfied that there is little likelihood of encountering intact archaeological deposits. The Project Archaeologist may also determine it is appropriate to reduce monitoring to spot-checking or on a part-time basis. Upon completion of the monitoring and, if necessary, mitigation, the archaeologist should prepare a report to document the methods and results of the monitoring. The final report should be submitted to the SSJVIC.

The methods and findings of the additional studies would be presented as an addendum to the Cultural Resource Inventory for the Hanford Place Medical and Mixed-Use Property Project and would include cultural resource management recommendations to guide mitigation of potential adverse effects to any identified historical resources within the project area.

Mitigation Measure CULT-3 Any human remains encountered during project-related ground disturbing activities shall be treated in accordance with California Health and Safety Code Section 7050.5. The project sponsor shall inform all contractor(s) performing excavation of the sensitivity of the project site for human remains and include the following directive in the appropriate contract documents: If human remains are uncovered, all work within 50 feet of the discovery shall be halted and the Kings County Coroner notified immediately. At the same time, the on-site monitoring archaeologist shall assess the situation and consult with agencies as appropriate.

Page 267 of 1290 ends

CC Ordinance Rezone No. 2022-01 Page 11 of 14
Project personnel shall not collect or move any human remains or associated materials. If the human remains are of Native American origin, the Coroner must notify the California State Native American Heritage Commission (NAHC) within 24 hours of this identification. The NAHC will formally identify a Native American Most Likely Descendant (MLD)—if one is not already on-site—to inspect the site and provide recommendations for the proper treatment of the remains and associated grave goods. Such recommendations shall be carried out to the satisfaction of the NAHC prior to work resuming within 50 feet of the discovered remains.

Mitigation Measure CULT-4 A Burial Treatment Plan shall be entered into by the project applicant/property owner prior to any ground disturbing activities.

Hydrology and Water Quality
Will the project:
a. Violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or groundwater quality?

Page 268 of 1290 ends

CC Ordinance Rezone No. 2022-01 Page 12 of 14
c. Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would:
i. Result in substantial erosion or siltation on- or off-site; ii. Substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or offsite iii. Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff; or
iv. Impede or redirect flood flows?
e. Conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan?
Mitigation Measures
Mitigation Measure HYDRO-1 To minimize any potential short-term water quality effects from project-related construction activities, the project contractor shall implement Best Management Practices (BMPs) in conformance with the California Storm Water Best Management Practice Handbook for Construction Activity. In addition, the proposed project shall be in compliance with existing regulatory requirements, including the Water Pollution Control Preparation (WPCP) Manual. In addition, implementation of a Storm Water Pollution Prevention Plan (SWPPP) would be required under the National Pollutant Discharge Elimination System (NPDES) to regulate water quality associated with construction activities.

Mitigation Measure HYDRO-2 To reduce the potential for degradation of surface water quality during project operation, a Storm Water Management Plan (SWMP)shall be prepared for the proposed project. The SWMP shall describe specific programs to minimize storm water pollution resulting from the proposed project. Specifically, the SWMP shall identify and describe source control measures, treatment controls, and BMP maintenance requirements to ensure that the project complies with post-construction storm water management requirements of the Regional Water Quality Control Board (RWQCB).

Page 269 of 1290 ends

CC Ordinance Rezone No. 2022-01 Page 13 of 14
Mitigation Measure NOI-2 The project contractor shall implement the following measures during construction of the project:
• Per the City of Hanford Municipal Code, construction activities should not occur outside the hours of 7:00 a.m. to 8:00 p.m.
• All construction equipment shall be properly maintained and muffled as to minimize noise generation at the source.
• Noise‐producing equipment shall not be operating, running, or idling while not in immediate use by a construction contractor.
• All noise‐producing construction equipment shall be located and operated, to the extent possible, at the greatest possible distance from any noise‐sensitive land uses. • Locate construction staging areas, to the extent possible, at the greatest possible distances from any noise‐sensitive land uses.
• Signs shall be posted at the construction site and near adjacent sensitive receptors displaying hours of construction activities and providing the contact phone number of a designated noise disturbance coordinator.

Mitigation Measure NOI-3 Exterior Noise Levels. The final design shall include a minimum

6.5- foot above-ground level sound wall around outdoor activity areas associated with the proposed hotel and apartment land uses to mitigate exterior noise levels to below 65 dB Ldn within these outdoor activity areas.

Tribal Cultural Resources
Will the project:
a. Cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code Section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is:
i. Listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code Section 5020.1(k)? Or
ii. A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1? In applying the criteria set forth in subdivision (c) of Public Resource Code Section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe.

Mitigation Measures
See Mitigation Measures CULT-1 through CULT-4,
Utilities and Service System
Will the project:

Page 270 of 1290 ends

CC Ordinance Rezone No. 2022-01 Page 14 of 14
Mitigation Measures
See Mitigation Measure HYDRO-1

Page 271 of 1290 ends

RESOLUTION 25-49-R

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HANFORD PERTAINING TO PLANNED UNIT DEVELOPMENT NO. 2022-01, PLANNED UNIT DEVELOPMENT NO. 2022- 01: A REQUEST TO ALLOW BLENDED ZONING FOR A MASTER PLANNED MEDICAL AND MIXED-USE DEVELOPMENT, INCLUDING THE FUTURE CONSTRUCTION OF 15

BUILDINGS CONSISTING OF MEDICAL OUTPATIENT CLINIC SERVICES, A HOTEL AND

CONFERENCE CENTER, SPECIALIZED EDUCATION, RETAIL, MEDICAL OFFICE,

SKILLED NURSING AND ASSISTED LIVING, AND MULTI-FAMILY RESIDENTIAL USES,

AS WELL AS A BIO INFILTRATION BASIN, ASSOCIATED OPEN SPACE, CIRCULATION AND PARKING, AND INFRASTRUCTURE IMPROVEMENTS. THE PROJECT IS LOCATED BETWEEN 11TH AND 12TH AVENUES ALONG GLENDALE DRIVE, NORTH OF HIGHWAY 198 (APN 011-060-007, 011-060-008, 012-290-042, AND 012-290-054).

At a regular meeting of the City Council of the City of Hanford duly called and held on September 16, 2025, by motion of Councilmember ______________, and seconded by Councilmember_______ , and duly carried, the following resolution was adopted:

WHEREAS, Planned Unit Development No. 2022-01, a request to allow blended zoning for a master planned medical and mixed-use development, including the future construction of 15 buildings consisting of medical outpatient clinic services, a hotel and conference center, specialized education, retail, medical office, skilled nursing and assisted living, and multi-family residential uses, as well as a bio infiltration basin, associated open space, circulation and parking, and infrastructure improvements, as shown in Exhibit A, has been reviewed by the Planning Commission of the City of Hanford in accordance with Title 17.82 of the Hanford Municipal Code; and
WHEREAS, the project is located between 11th and 12th Avenues along Glendale Drive, north of Highway 198 (APN 011-060-007, 011-060-008, 012-290-042, and 012-290-054); and WHEREAS, the various governmental department agencies, staff, and the Planning Commission have given careful consideration to this tentative subdivision map and have made recommendations thereon; and
WHEREAS, the Initial Study, Mitigated Negative Declaration No. 2023-93, and all notices related thereto were prepared in compliance with the California Environmental Quality Act (CEQA) and the City of Hanford Municipal Code and Policies; and
NOW THEREFORE, BE IT RESOLVED, that the City Council finds that no significant environmental impacts would result from the proposed project with the incorporation of mitigation

Page 272 of 1290 ends

measures, adopt a Mitigation and Monitoring Reporting Program, attached as Exhibit B, and certify that Mitigated Negative Declaration No. 2023-93 was prepared consistent with CEQA and City of Hanford Environmental Guidelines.

THEREFORE, BE IT RESOLVED, on the basis of the facts and evidence provided in the staff report and the written and oral evidence presented at the public hearing, the City Council hereby makes the following findings pursuant to Section 17.82.060 of the Hanford Municipal Code:

1. That the location and design of the planned unit development is in accordance with the purpose of this title.

Design and Purpose - That planned unit developments are encouraged to achieve a more functional, aesthetically pleasing, and harmonious living and working environment within the City, that otherwise might not be possible by strict adherence to the provisions of the municipal code. In certain instances, the objectives of the municipal code may be achieved by development that does not conform in all respects with the land use pattern designated on the zoning map or in the zone district prescribed. The planned unit development seeks to:
 A. To permit a site within more than one (1) zone district to mix the permitted or conditionally permitted land uses of both zones within the site without regard to the zone district boundary.  C. To permit the lot patterns on size, shape, and layout that would otherwise not be permitted by the standards of the zone district in which the site is located;  D. To modify the required building setbacks, distances between structures, and landscaped areas that would otherwise be required by this title
 E. To reduce the amount of required parking spaces when spaces are shared among multiple land uses.

Page 273 of 1290 ends

The design of Planned Unit Development No. 2022-01 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 objectives identified in Section 17.82.030:
 A. To permit a site within more than one (1) zone district to mix the permitted or conditionally permitted land uses of both zones within the site without regard to the zone district boundary.  C. To permit the lot patterns on size, shape, and layout that would otherwise not be permitted by the standards of the zone district in which the site is located;  D. To modify the required building setbacks, distances between structures, and landscaped areas that would otherwise be required by this title
 E. To reduce the amount of required parking spaces when spaces are shared among multiple land uses.

The design of Planned Unit Development No. 2022-01 is consistent with the objectives of Section

Page 274 of 1290 ends

Design and Purpose - That planned unit developments are encouraged to achieve a more functional, aesthetically pleasing, and harmonious living and working environment within the City, that otherwise might not be possible by strict adherence to the provisions of the municipal code. In certain instances, the objectives of the municipal code may be achieved by development that does not conform in all respects with the land use pattern designated on the zoning map or in the zone district prescribed. The planned unit development seeks to:
 A. To permit a site within more than one (1) zone district to mix the permitted or conditionally permitted land uses of both zones within the site without regard to the zone district boundary.  C. To permit the lot patterns on size, shape, and layout that would otherwise not be permitted by the standards of the zone district in which the site is located;  D. To modify the required building setbacks, distances between structures, and landscaped areas that would otherwise be required by this title
 E. To reduce the amount of required parking spaces when spaces are shared among multiple land uses.

Conditions of Operation – The Hanford Place Master Plan will function, as described in the Master Plan (Attachment 1).

Main objectives of the Master Plan include:

Zoning and Allowed Uses
Through the Planned Unit Development, the following uses shall be allowed by right. This would apply to all locations on the site and would not be limited by the conceptual site plan:
• All uses listed as permitted or conditionally permitted in the R-H High Density Residential Zone
• All uses listed as permitted or conditionally permitted in the C-S Service Commercial Zone
• Assisted living, skilled nursing, hospice
• College/university satellite campus

Page 275 of 1290 ends

The included conceptual layout for the site has been prepared by Langdon Wilson Intl.

Architecture. Individual sites may be developed independently of the Master Plan, allowing for building size, placement, and use to vary from the character in the illustrations.

Revised layout plans would be followed up with specific site plans and parcel maps that would create the public right-of-way
Design Conditions
In order for Hanford Place to have a consistent theme and to operate as a cohesive group of uses, the following design conditions are incorporated into the PUD:

1. Establish that cross-access and shared parking agreements are required for adjacent parcels as they are created prior to, or in conjunction with, parcel map or lot line adjustment approval;

2. Landscaping and lighting design shall be consistent between the sites in the PUD plan area;

3. Uses are not required to obey the zone boundary in the PUD plan area. Uses within the PUD plan area can be from either of the zones within the PUD plan area;

4. A block wall is not required within the PUD plan area between the zones.

5. Additional building setbacks are not required between the two zones within the PUD plan area.

The C-S zone required setbacks shall apply to the entire PUD plan area.

6. The maximum building height for the PUD area shall be permit the C-S zone, which is 50 feet.

Page 276 of 1290 ends

8. The number of on-site parking spaces shall be as follows:
a. Motel or hotel – 1 space per guest room plus 1 space per employee b. Assisted living, skilled nursing facility, or hospice – 1 space for every 4 beds c. c. multifamily dwellings - at least 50% of spaces shall be covered ii. one-bedroom - 1.5 spaces per dwelling unit
iii. two-bedroom - 1.75 spaces per dwelling unit
iv. three or more bedrooms - 2 spaces per dwelling unit d. d. all other allowed uses - 1 space per 350 square feet of building space

9. A sign program shall be established prior to building permit approval for the first office or commercial use. The sign program would not apply to residential and hotel/motel uses, which would follow sign standards in the Zoning Ordinance.

All development will be reviewed during the Site Plan Review process when physical development is proposed.

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 in an initial study, for which a traffic impact study (TIS) was conducted.

The study area for the TIS included the following study intersections and roadway segments.

Intersections

1. 12th Avenue/Glendale Avenue

2. 12th Avenue/SR-198 westbound (WB) Ramps

3. 12th Avenue/SR-198 eastbound (EB) Ramps

4. Campus Drive/Lacey Boulevard

5. Campus Drive/7th Street

6. Campus Drive/6th Street

7. 11th Avenue/Lacey Boulevard

8. 11th Avenue /7th Street

9. 11th Avenue/6th Street

10. 11th Avenue/5th Street

11. 11th Avenue/4th Street-SR-198 WB On Ramp

12. 11th Avenue/3rd Street-SR-198 EB Off Ramp

Page 277 of 1290 ends

Segments

1. Lacey Boulevard
• 12th Avenue to Campus Drive
• Campus Drive to 11th Avenue
• 7th Street
• Campus Drive to 11th Avenue

2. 6th Street
• Campus Drive to 11th Avenue

3. Glendale Avenue
• East of 12th Avenue

4. 5th Avenue
• West of 11th Avenue
B. Campus Drive
• Lacey Boulevard to Glendale Avenue
The TIS includes the LOS analysis for the following traffic scenarios:
• Existing Conditions
• Existing Plus Project
• Near-Term Plus Project
• Cumulative Year 2042 Without Project
• Cumulative Year 2042 Plus Project
The TIS concluded that the impact on traffic would be less than significant.

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.

Page 278 of 1290 ends

proposed through the Hanford Place Master Plan will produce a cohesive design and an environment of stable and desired character consistent with the purpose of this title. The implementation of medical and mixed-use developments achieves several goals and polices of the General Plan, specifically Goals E1, L2, and L3, and Policies L38-41, L51-55, L11, L107, L135, L137 and P80.

THEREFORE, BE IT FURTHER RESOLVED that the City Council of the City of Hanford hereby approves Planned Unit Development 2022-01, subject to the conditions of approval, attached as Exhibit C, and the following:

1. This Planned Unit Development permit shall become null and void two (2) years after the effective date of approval, unless, prior to the expiration, either a building permit is issued by the building official, and construction is commenced and diligently pursued toward completion on the property that was the subject of the approved permit or the use for which the permit was approved has commenced. When any planned unit development permit that is approved in conjunction with a tentative subdivision map or parcel map pursuant to Title 16, the planned unit development shall not expire unless the tentative subdivision map or parcel map also expires, and an extension of the tentative subdivision map or parcel shall be deemed to be an extension of the planned unit development permit. Prior to expiration of a permit, a person having authority to file an application may file a written request with the Community Development Director for extension of a permit that may otherwise expire.

Page 279 of 1290 ends

PASSED AND ADOPTED at a regular meeting of the City Council of the City of Hanford held on the 16th day of September 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 16th day of September 2025.

Dated: ______________________
__________________________________
City Clerk

Page 280 of 1290 ends

Exhibit A
Planned Unit Development No. 2022-01
Hanford Place Master Plan

Page 281 of 1290 ends

Page 282 of 1290 ends

MEDICAL AND MIXED-USE PROPERTY LANGDON WILSON INTERNATIONAL

PROJECT INTRODUCTION
The Hanford Group property is formed by three parcels:

Garavello Parcel 23.35 Acres
Liebert Parcel 8.79 Acres
Robinson Parcel 7.02 Acres
The proposed program is for structures that will cover Medical outpa�ent clinic services, Hospitality, Specialized Educa�on, Retail, Medical Office, Skilled Nursing and Assisted Living, and Mul�-family.

SITE CONTEXT
The site is bound by highway 198 and the SJV railroad. There is a 50 foot setback from the centerline of the railroad to the proposed buildings. 5th Street cuts across the property in an East West direc�on. Campus Drive creates an entry directly into the site. Adven�st Health is to the northwest of the site.

The People Ditch runs through this property and must maintain required setbacks and Hwy 198 makes p the southern boundary of the project.

Page 283 of 1290 ends

MEDICAL AND MIXED-USE PROPERTY LANGDON WILSON INTERNATIONAL

ROADWAY NETWORK
The proposed extension of Glendale Ave, Fi�h St. and Campus Dr. will be constructed to City standards and will be dedicated as public right of way.

The proposed round a bout will also be public right of way and will be designed per Caltrans, or similar City approved, design standards. Typical City u�li�es (water, sewer and storm drain) will be constructed within the proposed right of way. As part of this proposal, Glendale Ave will be realigned at the northwest corner of the Hanford Veterinary Hospital development. The exis�ng knuckle will be removed and Glendale will be realigned using speed specific design curves. Any new por�on of Glendale Ave will be dedicated as public right of way and any por�on of exis�ng right of way not used will be abandoned. 5th St. will be extended star�ng on the exis�ng alignment before realigning to the round a bout.

APROX. 16,900 SF
APROX. 16,556 SF
+/- 23.3 AC.
+/- 8.7 AC.
+/- 7.0 AC.

NOTE: ALL RENDERINGS ARE FOR CONCEPTUAL PURPOSES
ONLY. DESIGN DIMENSIONS WILL BE FINAL DURING FINAL
ENGINEERING DRAWINGS.

Page 284 of 1290 ends

3 MEDICAL AND MIXED-USE PROPERTY LANGDON WILSON INTERNATIONAL

VISUALS - SITE PLAN
NOTE: ALL RENDERINGS ARE FOR CONCEPTUAL PURPOSES
ONLY. DESIGN DIMENSIONS WILL BE FINAL DURING FINAL
ENGINEERING DRAWINGS.

Page 285 of 1290 ends

MEDICAL AND MIXED-USE PROPERTY LANGDON WILSON INTERNATIONAL PROPOSED ZONING AND LAND USES 4
San Joaquin Valley Railroad Centerline 100’ 50’
NOTE: ALL RENDERINGS ARE FOR CONCEPTUAL PURPOSES
ONLY. DESIGN DIMENSIONS WILL BE FINAL DURING FINAL
ENGINEERING DRAWINGS.

Page 286 of 1290 ends

ZONING AND ALLOWED USES
▪ The Zoning would change from existing Highway Commercial (C-H) to High Density Residential (R-H) and Service Commercial (C-S). (See map on previous page.)
▪ Through the Planned Unit Development (PUD), the following uses shall be allowed by right. This would apply to all locations on the site and would not be limited by the conceptual site plan. o All uses listed as permitted or conditionally permitted in the High Density Residential Zone R-H). o All uses listed as permitted or conditionally permitted in the Service Commercial Zone (C-S). o Assisted living, skilled nursing, hospice.
o College/University satellite campus.
o Hotel.
o Residence in the same building as a commercial or office use. o Urgent Care Clinic.
▪ The overall intensity of the total site would be limited by the intensity analyzed in the CEQA document. A higher intensity than that would require an amendment to the PUD. Land use locations are flexible and may change from the conceptual plan. The roadway alignments and ponding basin location would not change.
▪ The included conceptual layout for the site has been prepared by Langdon Wilson Intl.

Architecture. Individual sites may be developed independently of the Master Plan, allowing for building size, placement, and use to vary from the character in the illustrations. ▪ Revised layout plans would be followed up with specific site plans and parcel maps that would create the public ROW.

DESIGN CONDITIONS
In order for Hanford Place to have a consistent theme and to operate as a cohesive group of uses, the following design conditions are incorporated into the PUD:

1. Establish that cross access and shared parking agreements are required for adjacent parcels as they are created prior to, or in conjunction with, parcel map or lot line adjustment approval.

2. Landscaping and lighting design shall be consistent between the sites in the PUD plan area.

3. Uses are not required to obey the zone boundary in the PUD plan area. Uses within the PUD plan area can be from either of the zones within the PUD plan area.

4. A block wall is not required within the PUD plan area between the zones.

5. Additional building setbacks are not required between the two zones within the PUD plan area. The C-S zone required setbacks shall apply to the entire PUD plan area.

6. The maximum building height for the PUD area shall be per the C-S zone, which is 50 feet.

7. Buildings within the PUD plan area shall have a uniform/cohesive design type, with the exception of standalone residential or hotel buildings, which are not required to have similar design but shall have compatible colors and design elements. Elevation plans shall be submitted with site plans to confirm compliance. Standards shall be set by the first development in the PUD plan area for succeeding developments.

8. The number of on-site parking spaces shall be as follows:
a. motel or hotel - 1 space per guest room plus 1 space per employee b. assisted living, skilled nursing facility, or hospice - 1 space for every 4 beds c. multifamily dwellings - at least 50% of spaces shall be covered i. one-bedroom - 1.5 spaces per dwelling unit
ii. two-bedroom - 1.75 spaces per dwelling unit
iii. three or more bedrooms - 2 spaces per dwelling unit d. all other allowed uses - 1 space per 350 square feet of building space

Page 287 of 1290 ends

6 MEDICAL AND MIXED-USE PROPERTY LANGDON WILSON INTERNATIONAL VISUALS KEY PLAN
The following visuals are an example of the architecture and a conceptual artist’stake on the look and feel of the development. They are not intended to be finalDesign and are merely to represent scale of the development.

Page 288 of 1290 ends

7 MEDICAL AND MIXED-USE PROPERTY LANGDON WILSON INTERNATIONAL CAMPUS ENTRY – VIEW 07

Page 289 of 1290 ends

8 MEDICAL AND MIXED-USE PROPERTY LANGDON WILSON INTERNATIONAL 3 WAY ROUNDABOUT INTERSECTION AT CAMPUS AND 5TH
VIEW 08
VIEW 14

Page 290 of 1290 ends

9 MEDICAL AND MIXED-USE PROPERTY LANGDON WILSON INTERNATIONAL BIRDSEYE VEIW 10 LOOKING EAST FROM MEDICAL OFFICE AND CLINIC PARCELS

Page 291 of 1290 ends

10 MEDICAL AND MIXED-USE PROPERTY LANGDON WILSON INTERNATIONAL VEIW 11 LOOKING EAST FROM MEDICAL OFFICE AND CLINIC PARCELS

Page 292 of 1290 ends

11 MEDICAL AND MIXED-USE PROPERTY LANGDON WILSON INTERNATIONAL VEIW 11 LOOKING WESST TO MEDICAL OFFICE AND CLINIC PARCELS

Page 293 of 1290 ends

12 MEDICAL AND MIXED-USE PROPERTY LANGDON WILSON INTERNATIONAL EYE LEVEL VEIW 23 LOOKING WEST TO PHF BUILDING

Page 294 of 1290 ends

13 MEDICAL AND MIXED-USE PROPERTY LANGDON WILSON INTERNATIONAL EYE LEVEL VEIW 17 LOOKING WEST TO AMBULATORY SURGERY CENTER BUILDING

Page 295 of 1290 ends

14 MEDICAL AND MIXED-USE PROPERTY LANGDON WILSON INTERNATIONAL VEIW 21 LOOKING EAST FROM HOTEL PARKING

Page 296 of 1290 ends

15 MEDICAL AND MIXED-USE PROPERTY LANGDON WILSON INTERNATIONAL BIRDSEYE VIEW 09 LOOKING EAST TO ROUNDABOUT FROM HOTEL

Page 297 of 1290 ends

16 MEDICAL AND MIXED-USE PROPERTY LANGDON WILSON INTERNATIONAL EYE LEVEL VIEW 20 OF HOTEL

Page 298 of 1290 ends

17 MEDICAL AND MIXED-USE PROPERTY LANGDON WILSON INTERNATIONAL BIRDSEYE VIEW 01 LOOKING NORTH OVER ALF TO MEDICAL COMMERICIAL

Page 299 of 1290 ends

18 MEDICAL AND MIXED-USE PROPERTY LANGDON WILSON INTERNATIONAL BIRDSEYEE VIEW 02 LOOKING WEST TO SNF AND MEDICAL COMMERCIAL

Page 300 of 1290 ends

19 MEDICAL AND MIXED-USE PROPERTY LANGDON WILSON INTERNATIONAL EYE LEVEL VIEW 08 LOOKING WEST FROM ALF TO HOTEL

Page 301 of 1290 ends

20 MEDICAL AND MIXED-USE PROPERTY LANGDON WILSON INTERNATIONAL EYE LEVEL VIEW 25 MEDICAL COMMERCIAL

Page 302 of 1290 ends

21 MEDICAL AND MIXED-USE PROPERTY LANGDON WILSON INTERNATIONAL EYE LEVEL VIEW 22 LOOKING SOUTHWEST TO MULTIFAMILY

Page 303 of 1290 ends

2 2

MEDICAL AND MIXED-USE PROPERTY LANGDON WILSON INTERNATIONAL BIRDSEYE VIEW 04 LOOKING WEST TO RETAIL

Page 304 of 1290 ends

2 3

MEDICAL AND MIXED-USE PROPERTY LANGDON WILSON INTERNATIONAL BIRDSEYE VIEW 04 LOOKING WEST TO RETAIL

Page 305 of 1290 ends

2 4

MEDICAL AND MIXED-USE PROPERTY LANGDON WILSON INTERNATIONAL EYE LEVEL VIEW 13 OF RETAIL

Page 306 of 1290 ends

2 5

MEDICAL AND MIXED-USE PROPERTY LANGDON WILSON INTERNATIONAL EYE LEVEL VIEWS 16 AND 03 LOOKING WEST TO RETAIL

Page 307 of 1290 ends

Exhibit B
Mitigation Monitoring and Reporting Program

Page 308 of 1290 ends

Biological Resources
Will the project:

Mitigation Measure BIO-3 Construction Site Housekeeping and Operational Requirements.

Page 309 of 1290 ends

b) Project-related vehicles shall observe a daytime speed limit of 20-mph throughout the site in all project sites, except on county roads and state and federal highways; this is particularly important at night when kit foxes are most active. Night-time construction shall be minimized to the extent possible. However, if it does occur, then the speed limit shall be reduced to 10-mph. Off-road traffic outside of designated project sites shall be prohibited. c) To prevent inadvertent entrapment of kit foxes or other animals during the construction phase of a project, all excavated, steepwalled holes or trenches more than 2-feet deep shall be covered at the close of each working day by plywood or similar materials. If the trenches cannot be closed, one or more escape ramps constructed of earthen-fill or wooden planks shall be installed. Before such holes or trenches are filled, they shall be thoroughly inspected for trapped animals. If at any time a trapped or injured kit fox is discovered, the USFWS and the CDFW shall be contacted.
d) Kit foxes are attracted to den-like structures such as pipes and may enter stored pipes and become trapped or injured. All construction pipes, culverts, or similar structures with a diameter of 4-inches or greater that are stored at a construction site for one or more overnight periods shall be thoroughly inspected for kit foxes before the pipe is subsequently buried, capped, or otherwise used or moved in any way. If a kit fox is discovered inside a pipe, that section of pipe shall not be moved until the USFWS and CDFW have been consulted. If necessary, and under the direct supervision of a qualified biologist, the pipe may be moved only once to remove it from the path of construction activity, until the fox has escaped. In the case of trapped animals, escape ramps or structures shall be installed immediately to allow the animal(s) to escape, or the USFWS and CDFW should be contacted for further guidance. e) All food-related trash items such as wrappers, cans, bottles, and food scraps shall be disposed of in securely closed containers and removed at least once a week from a construction or project site.
f) Pets, such as dogs or cats, shall not be permitted on the project site to prevent harassment, mortality of kit foxes, or destruction of dens. g) Use of rodenticides and herbicides in project sites shall be restricted. This is necessary to prevent primary or secondary poisoning of kit foxes and the depletion of prey populations on which they depend. All uses of such compounds shall observe label and other restrictions mandated by the U.S. Environmental Protection Agency, California Department of Food and Agriculture, and other state and federal legislation. If rodent control must be conducted, zinc phosphide should be used because of a proven lower risk to kit fox.

Project activities shall be avoided within the buffer zone until the nest is deemed no longer active by the qualified biologist.

Page 310 of 1290 ends

Cultural Resources
Will the project:

Cause a substantial adverse change in the significance of a historical resource pursuant to §15064.5?
Cause a substantial adverse change in the significance of an archaeological resource pursuant to §15064.5?
Disturb any human remains, including those interred outside of formal cemeteries? Mitigation Measures
Mitigation Measure CULT-1 Because of the very high sensitivity of the soil type in the project area, the possibility exists that buried archaeological deposits within the project site. Therefore, archaeological monitoring must be conducted during ground-disturbing construction activities in native soil, including clearing and grubbing. Monitoring should occur on a full-time basis during all excavation activities until the Project Archaeologist, based on the archaeological monitor’s observations, is satisfied that there is little likelihood of encountering intact archaeological deposits. The Project Archaeologist may also determine it is appropriate to reduce monitoring to spot-checking or on a part-time basis. Upon completion of the monitoring and, if necessary, mitigation, the archaeologist should prepare a report to document the methods and results of the monitoring. The final report should be submitted to the SSJVIC.

Page 311 of 1290 ends

Mitigation Measure CULT-4 A Burial Treatment Plan shall be entered into by the project applicant/property owner prior to any ground disturbing activities.

Hydrology and Water Quality
Will the project:
a. Violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or groundwater quality?

Page 312 of 1290 ends

c. Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would:
i. Result in substantial erosion or siltation on- or off-site; ii. Substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or offsite iii. Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff; or
iv. Impede or redirect flood flows?
e. Conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan?
Mitigation Measures
Mitigation Measure HYDRO-1 To minimize any potential short-term water quality effects from project-related construction activities, the project contractor shall implement Best Management Practices (BMPs) in conformance with the California Storm Water Best Management Practice Handbook for Construction Activity. In addition, the proposed project shall be in compliance with existing regulatory requirements, including the Water Pollution Control Preparation (WPCP) Manual. In addition, implementation of a Storm Water Pollution Prevention Plan (SWPPP) would be required under the National Pollutant Discharge Elimination System (NPDES) to regulate water quality associated with construction activities.

Page 313 of 1290 ends

Mitigation Measure NOI-2 The project contractor shall implement the following measures during construction of the project:
• Per the City of Hanford Municipal Code, construction activities should not occur outside the hours of 7:00 a.m. to 8:00 p.m.
• All construction equipment shall be properly maintained and muffled as to minimize noise generation at the source.
• Noise-producing equipment shall not be operating, running, or idling while not in immediate use by a construction contractor.
• All noise-producing construction equipment shall be located and operated, to the extent possible, at the greatest possible distance from any noise-sensitive land uses. • Locate construction staging areas, to the extent possible, at the greatest possible distances from any noise-sensitive land uses.
• Signs shall be posted at the construction site and near adjacent sensitive receptors displaying hours of construction activities and providing the contact phone number of a designated noise disturbance coordinator.

Mitigation Measure NOI-3 Exterior Noise Levels. The final design shall include a minimum

Mitigation Measure NOI-4 Interior Noise Levels. Once building-specific construction plans become available, interior noise levels should be reviewed and calculated by a qualified acoustical consultant to determine if additional noise attenuation mitigation measures are required to comply with interior noise level standards.

Tribal Cultural Resources
Will the project:
a. Cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code Section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is:
i. Listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code Section 5020.1(k)? Or
ii. A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1? In applying the criteria set forth in subdivision (c) of Public Resource Code Section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe.

Mitigation Measures
See Mitigation Measures CULT-1 through CULT-4,
Utilities and Service System
Will the project:

Page 314 of 1290 ends

Mitigation Measures
See Mitigation Measure HYDRO-1

Page 315 of 1290 ends

Exhibit C
Conditions of Approval

Page 316 of 1290 ends

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:

PLANNING DIVISION
SITE PLAN NUMBER: PUD 2022-01; CUP0019-23
CONTACT: Gabrielle Myers, Senior Planner (559) 585-2578 General Plan Designation: Highway Commercial; Service Commercial and High-Density Residential proposed
Zoning: C-H Highway Commercial; C-S Service Commercial and R-H High-Density Residential proposed
Other Special Districts: Hanford Place Master Plan
Required Entitlements:

1. General Plan Amendment

2. Rezone

3. Planned Unit Development (Master Plan)

4. Tentative Parcel Map (future) – Any future land divisions will require a Tentative Parcel Map application

5. Site Plan Review (future) – future development proposals will be evaluated through site plan review. Each site plan will be evaluated for consistency with the Hanford Place Master Plan and C-S or R-H standards where the plan is silent.

General Requirements:

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

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

Page 317 of 1290 ends

3. That no expansion of the use which would tend to increase the projected scale of operations beyond the scope and nature described in this tentative tract shall be permitted except upon application for, and approval of, modification of this application according to all procedures and requirements thereof.

4. 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.

General:

That uses shall be permitted or not permitted, conditionally permitted, administratively permitted, or temporarily permitted as described on page 5 of the Hanford Place Master Plan and the land use tables in Sections 17.08.020 and 17.08.030 based on the base zone district, in which the use is located.

That development conform to Hanford Place Master Plan and all applicable regulations of:
- Section 17.14 for the High-Density Residential zone district; and - Section 17.18 for the Service Commercial zone district; R-H High-Density Residential Zone Requirements (all checked shall apply) Dwelling Units per Lot (Section 17.14.050)
That the minimum site area per dwelling unit shall be 1,500 square feet.

Coverage (Section 17.14.060)
That the maximum coverage of a lot shall be determined by the combined building setback area requirements, accessory structure limitations, open space requirements, and off-street parking.

Building Setback Area (Section 17.14.070) modified by Master Plan, follow Master Plan Design Regulations
That no structure shall be placed within a building setback area.

The front building setback area shall be 15 feet from the front lot line for livable space and 20 feet for garages, carports, and other non-livable building space.

That the rear building setback shall be 15 feet from the rear lot line, except where there is a landscape easement with a wall or fence on the rear of the lot, then the rear building setback shall be 20 feet.

The rear building setback area shall be increased by 10 feet for buildings over one-story high.

Page 318 of 1290 ends

That where there is a landscape easement with a wall or fence on the street side of the lot the side yard setback area shall be measured from the easement area instead of the side lot line.

Distances between Structures: (Section 17.14.080)
That the minimum distance between structures shall be 10 feet, except as provided by the building code.

Height of Structures (Section 17.14.090) modified by Master Plan, follow Master Plan Design Regulations
That the maximum structure height shall be 35 feet.

Exceptions to height limitations: penthouses or roof structures for the housing of elevators, stairways, tanks, ventilating fans, air-conditioning equipment, or similar equipment required to operate and maintain buildings, and fire and parapet walls, skylights, towers, spires, cupolas, road signs (where permitted), flagpoles, chimneys, smokestacks, televising and radio masts, or similar structures may be erected above the height limit, but shall not be allowed for the purpose of providing additional floor space.

Usable Open Space (Section 17.14.150)
That lots with four or less dwelling units shall provide for a usable open space area of a minimum 300 square feet per dwelling unit. The open space shall be a minimum of 15 feet side.

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

Off Street Parking: (Section 17.54). modified by Master Plan, follow Master Plan Design Regulations
That the applicant shall provide x (undetermined) parking stalls on site (minimum), as shown on the approved site plan. Per the Hanford Municipal Code Section 17.54.040, parking shall be provided, as follows:

Unit Type Parking Space Requirement Measuring
unit
# of Stalls
Required
Total
Covered
Studio 1 space
1-bedroom unit 1.5 spaces; 50% covered
2-bedroom unit 1.75 spaces; 50% covered
3-bedroom unit 2 spaces; 50% covered

Page 319 of 1290 ends

Community Space 1 space per 300 sq. ft.

Total
That a minimum of x (undetermined) stalls shall be covered parking stalls.

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

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

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

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

That the required parking spaces may not be provided within any front, side, or rear building setback area.

Signage: (Section 17.56).

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

Fencing and Walls: (Section 17.50.110 and 17.50.120). modified by Master Plan, follow Master Plan Design Regulations
That fences and walls in the R-H zone district shall be constructed or installed in accordance with the following:

Along a rear lot line not exceeding seven feet in height Along an interior side lot line not exceeding seven feet in height beginning at 10 feet from the front lot line.

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

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

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

Page 320 of 1290 ends

or street side property line where the hedge, shrub, fence, or wall creates a traffic or pedestrian hazard as determined by the Community Development Director.

Landscaping: (Section 17.52.060).

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

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

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

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

Concrete mow strips, when used, shall be a minimum of four (4) inches in width.

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

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

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

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

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

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

The remaining plants and shrubs shall be sized one (1) gallon or larger.

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

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

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

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

Page 321 of 1290 ends

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

That all building setback areas and open space areas required which are visible from the public right-of-way shall be landscaped.

Trash Collection Areas (Section 17.50.090).

That a suitable area shall be provided on-site for collection of trash and recyclable materials for all multi-family residential, mixed-use, commercial, office, and industrial uses. Refuse storage areas shall be adequately screened from view. The refuse area enclosure shall be designed to meet the minimum recommended dimensional standards as determined by the City Engineer.

That all uses shall be in compliance with the provisions of Chapter 13.12 of the Municipal Code.

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.

That natural gas lines and electrical outlets be installed in backyards or patios to encourage use of gas and/or electric barbecues.

That electrical outlets be installed around the exterior of the residential units to encourage use of electric lawn mowers, edgers, etc.

Noise:

That construction equipment is muffled and construction activities be limited to the hours between 7:00 a.m. to 10:00 p.m., Monday through Friday, unless the construction is within the enclosed structure or approved by the Community Development Department.

That noise from fixed mechanical equipment, when measured at the property line, meets the standard of the Hanford Noise Element.

Rooftop Equipment (Section 17.50.100)
That all elevator housing and mechanical equipment located on the roof of any building shall be screened from adjacent views and contained within a completely enclosed penthouse or portion of the same building having walls and roofs with construction and appearance similar to the building.

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

That no lights or light fixtures shall flash, revolve, blink or otherwise resemble a traffic control signal or operate in such a fashion to create a hazard for passing traffic.

Page 322 of 1290 ends

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

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

That mercury vapor lamps shall be a fully shielded fixture with all light directed on-site.

That freestanding light fixtures shall not exceed eighteen (18) feet in height measured from the top of a light fixture to the adjacent grade at the base of the support for that light fixture.

Tents, Tarps, and Other Coverings (Section 17.50.130)
That no front or side building setback area shall be covered by tents, tarps, cloth, fabric, or a wood or metal covering or structure except for the following:

Standard window and door awnings
Ornamental covers, such as a sidewalk or entry awning trellis, or other similar improvement intended as an improved passageway or for aesthetic purposes providing architectural integrity with the building to which it is attached. Supports shall be ninety (90) percent open and shall not be enclosed.

Dust Control:

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

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

The below are considered draft comments until final approval of the site plan C-S Service Commercial Checklist: (all checked shall apply) General:

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

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

That the site be developed according to the approved site plan, titled Site Plan Review No. 2018-06 with minor modifications to be approved by the Community Development Department.

That no expansion of the use which would tend to increase the projected scale of operations beyond the scope and nature described in this Site Plan Review shall be permitted except upon application for, and approval of, modification of this application according to all procedures and requirements thereof.

Page 323 of 1290 ends

Cultural Resources:

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

Building Setback Areas (17.20.060) modified by Master Plan, follow Master Plan Design Regulations
That the appropriate setbacks be maintained, as follows:

The front building setback area shall be 15 feet, except that in C-S zones bounded by SR 198, 10th Avenue, 11th Avenue, and Sixth Street there is no minimum front building setback requirement.

The rear building setback shall be 15 feet, as the property abuts a PF zone district.

The side building setback shall be 15 along the north interior side property line, as the property abuts a PF zone district. Since the building is existing, no change is required.

The street side building setback shall be 15 feet.

Off Street Parking: (Section 17.54). modified by Master Plan, follow Master Plan Design Regulations
That the standard parking space shall not be less than 18.5 feet in length and nine feet in width, exclusive of aisles and access drives (Section 17.54.110 A).

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

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

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

Signage: (Section 17.56). modified by Master Plan, follow Master Plan Design Regulations That any/all signs proposed for this development shall be subject to the requirements and prescribed in Chapter 17.56 of the Hanford Municipal Code. A separate application is required.

Page 324 of 1290 ends

Fencing and Walls: (Section 17.20.130) modified by Master Plan, follow Master Plan Design Regulations
That a block wall with a minimum height of seven feet shall be provided along any side or rear lot line that abuts an R-H, R-M, R-L, O, OR, PF zone district.

That no fence or wall shall be placed in front of or within any landscaped area located next to a street.

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

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

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

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

Landscaping: (Section 17.20.120 and 17.52).

Landscaping shall be provided and permanently maintained in a setback area not less than 15 feet from a lot line adjoining a street, except where the setback area is covered by structures, parking, or driveways.

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

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

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

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

Concrete mow strips, when used, shall be a minimum of four (4) inches in width.

Page 325 of 1290 ends

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

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

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

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

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

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

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

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

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

That building mounted lighting fixtures shall be attached only to the walls of the building.

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

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

That the height of freestanding light fixtures, including freestanding parking lot fixtures, shall be measured from the top of a light fixture to the adjacent grade at the base of the support for that light fixture and shall not exceed 50 feet.

Page 326 of 1290 ends

Dust Control:

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

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

Page 327 of 1290 ends

Page 328 of 1290 ends

MEDICAL AND MIXED-USE PROPERTY LANGDON WILSON INTERNATIONAL

PROJECT INTRODUCTION
The Hanford Group property is formed by three parcels:

The People Ditch runs through this property and must maintain required setbacks and Hwy 198 makes p the southern boundary of the project.

Page 329 of 1290 ends

MEDICAL AND MIXED-USE PROPERTY LANGDON WILSON INTERNATIONAL

ROADWAY NETWORK
The proposed extension of Glendale Ave, Fi�h St. and Campus Dr. will be constructed to City standards and will be dedicated as public right of way.

APROX. 16,900 SF
APROX. 16,556 SF
+/- 23.3 AC.
+/- 8.7 AC.
+/- 7.0 AC.

NOTE: ALL RENDERINGS ARE FOR CONCEPTUAL PURPOSES
ONLY. DESIGN DIMENSIONS WILL BE FINAL DURING FINAL
ENGINEERING DRAWINGS.

Page 330 of 1290 ends

3 MEDICAL AND MIXED-USE PROPERTY LANGDON WILSON INTERNATIONAL

VISUALS - SITE PLAN
NOTE: ALL RENDERINGS ARE FOR CONCEPTUAL PURPOSES
ONLY. DESIGN DIMENSIONS WILL BE FINAL DURING FINAL
ENGINEERING DRAWINGS.

Page 331 of 1290 ends

Page 332 of 1290 ends