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way, a waiver, modification or relinquishment of the performance of such provision or right(s), or of the right to subsequently demand such strict performance or exercise such right(s), and such rights shall continue unchanged and remain in full force and effect.
Section 23.10 Entire Contract. This Contract and its Exhibits contain the entire agreement between the Parties with respect to the subject matter hereof, and supersedes any and all prior and contemporaneous written and oral agreements, proposals, negotiations, understandings and representations pertaining to the subject matter hereof. This Contract is the result of arms-length negotiations between two sophisticated parties and ambiguities or uncertainties in it will not be construed for or against either Party, but will be construed in a manner that most accurately reflects the intent of the Parties as of the Effective Date. Each of the Parties acknowledges and agrees that neither Party has provided the other with any legal, accounting, regulatory, financial, or tax advice with respect to any of the transactions contemplated hereby, and each Party has consulted its own legal, accounting, regulatory, financial and tax advisors to the extent it has deemed appropriate.
Section 23.11 Amendments. No amendments or modifications of this Contract shall be valid unless evidenced in writing and signed by a duly authorized representative of the Party against which enforcement is sought.
Section 23.12 Survival. Cancellation, expiration or earlier termination of this Contract shall not relieve the Parties of obligations that by their nature should survive such cancellation, expiration or termination.
Section 23.13 No Third-Party Rights. This Contract and all rights hereunder are intended for the sole benefit of the Parties and, to the extent expressly provided, for the benefit of the Owner Indemnitees and Contractor Indemnitees, and shall not imply or create any rights on the part of, or obligations to, any other Person.
Section 23.14 Obligations Non-Recourse. The Parties acknowledge that each Party has entered into this Contract entirely on its own behalf, and not on behalf of its affiliates, and that neither Party shall have any recourse against any of the other Party’s affiliates, members, partners, parents, joint venturers, officers or directors for any reason.
Section 23.15 Relationship of the Parties. Nothing in this Contract shall be deemed to constitute either Party a partner, agent or legal representative of the other Party, or to create any joint venture, partnership or fiduciary relationship between the Parties.
Contractor is and shall remain an independent contractor in the performance of this Contract, maintaining complete control of its personnel, workers, Subcontractors and operations required for performance of the Work.
Section 23.16 Counterparts. This Contract may be executed and delivered (including by facsimile transmission or portable document format) in one or more counterparts, all of which shall be considered one and the same agreement and shall become effective when one or more counterparts have been signed by each of the Parties and delivered to the other Parties, it being understood that all Parties need not sign the same counterpart.
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[Signature pages follow]
IN WITNESS WHEREOF, the Parties, intending to be legally bound, have caused this Engineering, Procurement and Construction Contract to be executed by their duly authorized officers and to be effective as of the day and year first above written.
Contractor:
OPTERRA ENERGY SERVICES, LLC
By: Courtney Jenkins
Title: President & CEO
Owner:
CITY OF HANFORD
By:
Name: CHRISTOPHER TAVAREZ
Title: Interim City Manager
Exhibit A
PREMISES
Facility Address
City of Hanford Waste Water
Treatment Plant 10555 Houston Ave, Hanford, CA 93230
Exhibit B
SCOPE OF WORK
California State Contractor’s License Number 1142716
California Public Works Contractor Registration Number 2000014411 Energy Conservation Measures (ECM) to Be Implemented
ECM
Description
#
1 Solar Photovoltaic Installation
2 Waste Water Treatment Plant Upgrades
2A Upgrade Existing Oxidation Ditch
2B Install New Oxidation Ditch
2C New Secondary Clarifiers
2D New RAS/WAS Pumps
2E New Chemical Storage and Treatment System
2F Instrumentation and Controls
***ECMs 2 through 2F to be added by Amendment
1. Solar Photovoltaic Installation
1.1. The installation of a 838kWdc fixed tilt ground mount system.
1.2. All systems shall meet the requirements of all national and California building codes.
1.3. General Specifications:
1.3.1. All arrays will follow natural grade.
1.3.2. Posts shall be installed plumb within the manufacturer’s tolerances.
1.3.3. Minimum ground clearance of 18 inches and a maximum clearance of 30 inches.
1.3.4. Module tilt angle of 25 degrees.
1.3.5. Repair any concrete, hardscape, landscape or asphalt damaged by Contractor and its subcontractors to extent required.
1.3.6. Electrical equipment shall be new, UL listed material and equipment that carry the manufacturers’ original warranties.
1.3.7. Shutdowns will be coordinated with Utility and Owner to minimize impact on facility.
1.3.8. Procure materials and equipment necessary for construction.
1.3.8.1. Owner shall procure new solar PV switchgear for installation by Contractor. Such switchgear shall be delivered to the Premises no later than January 27, 2026.
1.3.9. Provide project management and construction management necessary for a full and complete installation.
1.4. Modules:
1.4.1. JA Solar 530/540/545W or equal.
1.5. Inverters:
1.5.1. PV Inverter shall be SMA commercial string inverters or equal.
1.6. Fencing:
1.6.1. Installation of up to 1,200’ of new permanent fencing, to fully enclose new array on three sides.
1.6.2. Fencing shall be 6’ high galvanized chain link metal fence with privacy slats and three-strand barbed wire top to match existing fencing.
1.6.3. Two (2) gates shall be installed for access with a minimum 12-feet opening.
1.7. Electrical Enclosures and Boxes:
1.7.1. Interior and exterior enclosures and boxes shall be minimum NEMA 4X.
1.7.2. A copper ground bus shall be provided in each enclosure or cabinet. It shall have provisions for connecting a minimum of ten grounding conductors.
1.8. Wire:
1.8.1. DC wiring within the solar canopies and ground mount structures shall be copper wire. Aluminum wire shall be used for all AC wiring, including from each system’s AC combiner to the main point of connection at the site’s electrical switchgear.
1.8.2. Insulation of all conductors and cables shall be rated for the voltage of the system.
1.9. Preliminary Drawings:
1.9.1. Proposed site plan shown in Exhibit H – Preliminary Drawings.
1.9.2. The proposed site plan is a schematic engineering layout and is subject to change due to field conditions and completion of final engineering.
1.10.Inclusions:
1.10.1. Provide geotechnical evaluations necessary for design requirements.
1.10.2. Perform underground utility surveys to locate any existing utilities that are in the path of horizontal boring, vertical boring or trenching.
1.10.3. Provide and install solar ground mounted structures.
1.10.4. Provide driven pile or concrete pier foundations at maximum 8’ deep.
1.10.5. Furnish and install solar PV modules and necessary mounting hardware.
1.10.6. Furnish and install all underground wiring in conduit, no-direct burial
1.10.7. Furnish and install string inverters and necessary electrical equipment and conduits to connect system to the electrical switchgear or meter.
1.10.8. Installation of Owner Provided Equipment, specifically the PV switchboard to match specifications as shown in Exhibit H – Preliminary Drawings.
1.10.9. Furnish and install new utility approved AC disconnect switch.
1.10.10. Furnish and install new data acquisition system (DAS) including all necessary communication conduit and wiring. New DAS system will connect to Contractor provided cellular modem.
1.10.11. Provide and coordinate installation of the net generation output meter (NGOM) and net energy meter (NEM) metering to monitor PV production and facility usage.
1.10.12. Integrate new data acquisition with existing to provide one complete monitoring system for both PV Systems.
1.10.13. Perform horizontal boring and/or trenching of existing concrete, hardscape or asphalt areas as required to route conduits.
1.10.14. Contractor to coordinate with Owner on final design of ground mounted structures to confirm the arrays do not interfere with existing access to or operation of the underground water lines at the site. Any changes to the proposed location, orientation, or size of the structures due to design changes will result in a review of the costs and/or schedule to confirm if a Change Order is required.
1.10.15. Contractor has included one (1) mobilization per site, which includes free access to the entire mobilized portion of the construction area for the full scope of work.
1.10.16. Owner will provide access to the Facilities, laydown areas at the work sites, and a reasonable number of parking spaces at the Facility.
1.10.17. Start-up, test, and commission the PV Systems in accordance with design plan.
1.10.18. Coordinate with Owner and Utility on proposed Utility upgrades. Owner is responsible for paying for all costs and fees associated with the proposed Utility upgrades, including any additional metering required by the Utility.
1.11. Solar PV Exclusions:
1.11.1. Grading of the solar area.
1.11.2. Security camera system or other security measures.
1.11.3. Owner will be responsible for hiring and paying all County, City and other special inspectors.
1.11.4. Plan check fees are excluded.
1.11.5. Costs due to additional footing depth beyond 8’ for driven pier or concrete foundations.
Deeper foundation depths will result in a Change Order for increased cost.
1.11.6. California Environmental Quality Act (CEQA) study is not included in scope of work.
1.11.7. Stormwater pollution prevention documentation.
1.11.8. Work associated with unsuitable soil conditions not limited to water intrusion, liquefaction, caving, sandy/rocky soils etc.
1.11.9. Decorative fencing, Iron rod, or black vinyl coated, on fencing.
1.11.10. Temporary lighting during construction is excluded.
1.11.11. Provision of, modifications to or additions to fire life safety systems, including but not limited to fire alarm systems, fire sprinklers, new fire lanes and alarm speaker systems are excluded.
1.11.12. Costs of any site improvements, material, or engineering necessary for ADA compliance are excluded.
1.11.13. No allowance has been made for screening, bird spikes, or other mitigations to eliminate nesting or occupation of wildlife on or within major equipment or elsewhere on the Premises where Work is performed. Wildlife debris cleanup is excluded.
1.11.14. Existing lighting circuits and controls are assumed usable and able to be reused for canopy lighting without any additional upgrades.
1.11.15. Relocation of underground utilities required for installation of solar arrays in the proposed locations .
1.11.16. Panic hardware on any gates or fencing.
1.11.17. Ongoing landscaping maintenance.
1.11.18. Electrical upgrades on Owner’s or Utility’s side of the electrical gear, including bringing existing systems up to code. If utility upgrades are required, a Change Order will be required for additional costs incurred. This includes costs associated with extended Utility review times or delays.
1.11.19. Corrections or upgrades to existing equipment, systems, or other improvements not associated with the specific scope of work above.
1.11.20. Temporary power during facility shutdowns.
1.11.21. Temporary power during parking lot work.
1.11.22. Haul off or removal of contaminated soils. If contaminated soils are found during final engineering and haul off is required, Contractor will notify Owner and provide a Change Order to remove the soils.
1.11.23. Additional costs related to underground obstructions encountered during trenching or other excavations.
1.11.24. Structural upgrades to existing structures.
1.11.25. Screening of new or existing equipment.
1.11.26. Repair or replacement of existing housekeeping pads, concrete pads, or base repair of existing walkway lighting are excluded.
1.11.27. Bolt covers are excluded.
1.11.28. Painting, unless specified in scope of work, is excluded.
1.11.29. When new equipment is connecting to the existing electrical distribution system, Contractor will not be responsible for the electrical integrity of the existing electrical system, e.g., the condition and proper termination of current-carrying, grounded, and grounding conductors, bus taps, protective elements, the proper protection of existing wire through knockouts, or missing components. Owner is responsible for providing and maintaining the building’s electrical distribution system that meets the latest NEC and guidelines adopted by the authority having jurisdiction.
1.11.30. Solar PV Equipment Warranties:
Equipment Type Warranty Length
Solar PV Inverters 10 Year Manufacturer
Solar PV Modules 12-yr Product Warranty, and 30-yr Linear Power Output Warranty with 0.45% Annual Degradation over
30-yrs
Solar Medium Voltage Transformer 3 Year Manufacturer
2. Waste Water Treatment Plant Upgrades -to be added by Amendment when final
EXHIBIT B-2
Basis of Design
To be added by Amendment when final
Exhibit C
INSURANCE REQUIREMENTS
Contractor’s Insurance
a. Contractor, at Contractor’s own cost and expense, shall procure and maintain, for the duration of this Agreement, the following insurance policies. i. Workers Compensation Coverage. As required by the State of California, with Statutory Limits, and Employer’s Liability Insurance with a limit of no less than ONE MILLION AND NO/100 DOLLARS ($1,000,000) per accident for bodily injury or disease. ii. Commercial General Liability (CGL) Coverage. Insurance Services Office (ISO) Form CG 0001 or substantially similar, including products and completed operations, with a limit of no less than TWO MILLION AND NO/100 DOLLARS ($2,000,000) per occurrence for bodily injury, personal injury, and property damage, and a general aggregate limit of no less than FOUR MILLION AND NO/100 DOLLARS ($4,000,000).
iii. Automobile Liability Coverage. ISO Form Number CA 0001 covering any auto (Code 1), or if Contractor has no owned autos, Code 8 (hired) and 9 (non-owned),with a limit no less than ONE MILLION AND NO/100 DOLLARS ($1,000,000) per accident for bodily injury and property damage.
iv. Builder’s Risk (Course of Construction) utilizing an “All Risk” (Special Perils) coverage form, with limits equal to the completed value of the project and no coinsurance penalty provisions. Contractor shall have full discretion, subject to the terms hereof, to determine the scope, form, limits, deductibles, insurers, and other terms and conditions of such ‘all-risk’ property insurance, and may modify or replace such coverage from time to time as it deems appropriate, provided such insurance remains commercially reasonable for projects of similar type, size, and risk profile; further provided, the scope, form, limits, deductibles, insurers, and other terms and conditions of such ‘all-risk’ property insurance shall be subject to Owner’s approval, which approval will not be unreasonably withheld.
v. Professional Liability. Contractor will maintain professional liability coverage with limits no less than TWO MILLION AND NO/100 DOLLARS ($2,000,000) per occurrence or claim, and TWO MILLION AND NO/100 DOLLARS ($2,000,000) policy aggregate.
vi. Contractors’ Pollution Legal Liability. Contractor will maintain pollution legal liability coverage with limits no less than ONE MILLION AND NO/100 DOLLARS ($1,000,000) per occurrence, and TWO MILLION AND NO/100 DOLLARS ($2,000,000) policy aggregate. If the services involve lead-based paint or asbestos identification/remediation, the Contractors Pollution Liability policy shall not contain lead-based paint or asbestos exclusions. If the services involve mold identification/remediation, the Contractors Pollution Liability policy shall not contain a mold exclusion, and the definition of Pollution shall include microbial matter, including mold.
If Contractor maintains higher limits than the minimums shown above, the City requires and shall be entitled to coverage for the higher limits maintained by Contractor.
Contractor may use Umbrella or Excess Policies to provide the liability limits as required in this Agreement. This form of insurance will be acceptable provided that all of the Primary and Umbrella or Excess Policies shall provide all of the insurance coverages herein required, including, but not limited to, primary and non-contributory, additional insured (except for Worker’s Compensation and Professional Liability), deductibles and self-insured retentions, indemnity, and defense requirements. No insurance policies maintained by any additional insureds, whether primary or excess, and which also apply to a loss covered hereunder, shall be called upon to contribute to a loss until Contractor’s primary and excess liability policies are exhausted. b. Any deductibles or self-insured retentions must be declared to and approved by the City.
c. The policies are to contain, or be endorsed to contain, the following provisions:
i. Owner and its officers, officials, employees, and agents are to be covered as additional insureds on the CGL and automobile liability policies with respect to liability arising out of work or operations performed by or on behalf of Contractor including materials, parts, or equipment furnished in connection with such work or operations; products used by Contractor; or automobiles owned, leased, hired or borrowed by Contractor. General liability coverage can be provided in the form of an endorsement to Contractor’s insurance at least as broad as ISO Form CG 20 10 11 85 or if not available, through the addition of both CG 20 10, CG 20 26, CG 20 33 or CG 20 38 and CG 20 37 if a later edition is used. If ISO Forms are not available, then substantially equivalent forms may be provided. The coverage shall contain no special limitations on the scope of protection afforded to Owner and its officers, officials, employees, or agents. ii. For any claims related to this Agreement, Contractor’s insurance coverage shall be primary coverage at least as broad as ISO CG 20 01 04 13 as to the City and its officers, officials, employees, and volunteers. Any insurance or self-insurance maintained by Owner and/or its officers, officials, employees, or volunteers shall be in excess of Contractor’s insurance and shall be non-contributory.
iii. Each insurance policy required above shall provide that coverage shall not be canceled or modified, except with thirty (30) days (except 10 days for non-payment of premium) prior written notice to Owner.
Insurance is to be placed with insurers with a current A.M. Best’s rating of no less than A:VII.
Contractor shall furnish Owner with original certificates and amendatory endorsements or copies of the applicable policy language effecting coverage required by this clause. All certificates and endorsements are to be received and approved by Owner before work commences. However, failure to obtain the required documents prior to the work beginning shall not waive the Contractor’s obligation to provide them. Owner reserves the right to require complete, certified copies of all required insurance policies, including endorsements required by these specifications, at any time.
d. Contractor hereby grants to Owner and its officers, officials, employees, and volunteers a waiver of any right to subrogation which any insurer of Contractor may acquire against the City and/or its officers, officials, employees, and volunteers by virtue of the payment of any loss under such insurance. Contractor agrees to obtain endorsements necessary to effect this waiver of subrogation, but this provision applies regardless of whether or not Owner has received a waiver of subrogation endorsement from the insurer.
e. Contractor may submit evidence of Builder’s Risk insurance in the form of Course of Construction coverage. Such coverage shall name City as a loss payee. f. Contractor’s insurance policies shall be “occurrence” policies and not “claimsmade” coverage, except for Professional Liability Coverage. If any coverage required is written on a claims-made coverage form:
1. The retroactive date must be shown, and this date must before the execution date of this contract or the beginning date of contractor work.
2. Insurance must be maintained and evidence of insurance must be provided for at least five (5) years after completion of contract work.
3. If coverage is canceled or non-renewed and not replaced without another claims-made policy form with a retroactive date prior to the contract effective date, or start of work date, Contractor must purchase extended reporting period coverage for a minimum of five (5) years after completion of contract work.
4. A copy of the claims reporting requirements must be submitted to City for review and approval.
g. Contractor shall require and verify that all subcontractors maintain insurance meeting all requirements stated herein, subject to Section 3.1(c)(ii) of the Contract. For CGL coverage, subcontractors shall provide coverage with a form at least as broad as CG 20 38 04 13.
Contractor will obtain from each subcontractor all insurance certificates and endorsements required hereunder and will submit such material to City with the certificates and endorsements evidencing Contractor’s coverage.
Owner’s Insurance
Owner will maintain, or cause to be maintained, for the duration of this Contract, the insurance coverage outlined below, which may be met by self-insurance or through Owner’s joint powers authority, and all such other insurance as required by Applicable Law. Evidence of coverage will be provided to Contractor via an insurance certificate or letter of self-insurance. (a) Commercial General Liability insurance, written on an occurrence form, with limits of:
* $2,000,000 each occurrence for Bodily Injury and Property Damage; and * $4,000,000 General Aggregate
(b) Auto Liability coverage for owned, hired and non-owned vehicles with limits of $1,000,000 per accident
• Workers’ Compensation with statutory limits
• Employers Liability with limits of $1,000,000 per accident • Pollution for Pre-existing conditions with limits of $1,000,000 per occurrence; $2,000,000 policy aggregate
• Property for Existing Structures Insurance
The insurance provided for above will contain waivers of subrogation rights against Contractor, will include Contractor as an additional insured, and will provide that the insurance is primary coverage with respect to all insureds.
Exhibit D
SCOPE OF MONITORING INSTALLATION
Overview of DAS Network Installation and Equipment Requirements Contractor will provide a revenue-grade billing, data acquisition system (DAS). This will provide readily available access to various internal and external information collected on the PV Systems.
• Supply and install hardware specific to the DAS system. • Supply and install, terminate, label, and test all Data Point of Connection (DPOC) communication cabling from each DAS node to the predetermined and respective DPOC(s); in accordance with Hanford’s specifications.
• Test and verify Premises network connectivity.
a. TCP/IP internal addressing and verification
• Supply, install, and configure a Modbus based digital Net Energy Meter (NEM). • Connect the data portion of digital NEM(s) to their respective DPOC(s). • Supply, install, and configure a Modbus based digital Net Generation Output Meter (NGOM).
• Perform the physical installation, labeling, testing and certification testing of each data circuit from the digital NEM(s) to their respective DPOC(s). • Provide basic system training to designated Owner maintenance staff.
Exhibit E
M&V SERVICES
Contractor will perform measurement and verification services (“M&V Services”) as set forth in this Exhibit E with respect to Owner’s Premises below:
Facility Address
City of Hanford Waste
Water Treatment Plant
10555 Houston Avenue, Hanford, CA 93230
I. Definitions:
Capitalized terms used in this Exhibit E and not defined in the Contract, have the meanings set forth below:
“Base Energy Rate” means the dollars per energy unit for each building and/or each ECM, set forth in this Exhibit E, Section (III), and used by Contractor to calculate the EC Savings. “Construction Period” means the period beginning with the first day of the month in which material or equipment is first installed at the Premises and continuing until the M&V Commencement Date.
“EC Savings” means the savings in units of dollars ($) calculated by Contractor in the manner set forth in this Exhibit E, Section (III), achieved through the reduction in consumption or demand through implementation of the Work.
“Energy Savings Report” means an annual report prepared by Contractor containing a precise calculation of the EC Savings during the applicable Measurement Period. The Energy Savings Report shall be submitted to Customer within ninety (90) days after each Measurement Period. “Energy Savings Term” means the period beginning on the first day of the Construction Period and ending on the earlier of: (i) the day immediately preceding the twentieth (20th) anniversary of the M&V Commencement Date; (ii) the termination of the Contract; or (iii) the termination by Owner of the M&V Services in accordance with this Exhibit E, Section (II)(G). “Energy Unit Savings” means the savings in units of energy, power, water, etc., calculated by Contractor in the manner set forth in this Exhibit E, Section (III), achieved through the reduction in consumption or demand through implementation of the Work. “Energy Use Factors” means factors identified by Contractor which may affect the Energy Unit Savings of the Generating Facility, including but not limited to: quality, quantity, and timeliness of maintenance and repairs to the PV Systems or building electrical distribution system; inability to timely procure replacement parts/components; inability to submit claims under manufacturer warranty, including by reason of manufacturer insolvency; damage or
defects no longer covered or excluded under manufacturer warranty; soiling in excess of predicted soiling based on industry-standard modeling; material reduction in energy consumption at a Project Location which significantly limits the PV Systems ability to offset Project Location electric consumption; non-operation or shutdown of the PV Systems by Owner or a third party other than Contractor; damage to the PV Systems not caused by Contractor; and any reduction in annual solar irradiation at a nearby NOAA weather station of more than 10% below the 30-year average.
“Guarantee Payment” means, for any True-Up Term, either: (i) a cash payment by Contractor to Owner in an amount equal to the Guarantee Shortfall for that True-Up Term pursuant to this Exhibit E, Section (II)(A)(ii); or (ii) additional energy services or energy saving retrofits requested by Owner with an agreed value equal to the Guarantee Shortfall for that Measurement Period pursuant to this Exhibit E, Section (II)(A)(iii). “Guarantee Shortfall” means an amount calculated in accordance with this Exhibit E, Section (II)(I)(v).
“Guaranteed Savings” means, for any True-Up Term, the dollar amount set forth below for such True-Up Term, as the same may be adjusted by Contractor for changes in Energy Use Factors:
Measurement
Period
Solar PV Expected
Savings True-Up Term Guaranteed Savings
1 $207,500
1st True-Up $1,157,382
2 $218,850
3 $230,821
4 $243,447
5 $256,764
6 $270,809
2nd True-Up $1,510,505
7 $285,622
8 $301,246
9 $317,724
10 $335,104
11 $353,434
3rd True-Up $1,971,366
12 $372,767
13 $393,157
14 $414,663
15 $437,345
16 $461,268
4th True-Up $2,572,833
17 $486,499
18 $513,110
19 $541,177
20 $570,779
“IPMVP” means the International Performance Measurement and Verification Protocol prepared by Efficiency Valuation Organization.
“M&V Commencement Date” means the first day of the month immediately following the later of (i) Contractor’s receipt of the fully signed Certificate of Final Completion, and (ii) Contractor’s receipt of the full Contract Amount.
“Measurement Period” means each one-year period following the M&V Commencement Date. “Projected Energy Savings” means those Energy Unit Savings which Contractor anticipates will be realized from the installation and continued operation of the Work, as set forth in this Exhibit E, Section (III).
“Savings Guarantee” is defined in this Exhibit E, Section (II)(A)(i). “True-Up Term” means each 60-month period beginning on the M&V Commencement Date and concluding at the end of the Energy Savings Term.
II. Terms and Conditions
A. Guaranteed Savings.
i. Savings Guarantee. Upon the terms and subject to the conditions set forth herein, Contractor warrants that Owner will realize total EC Savings during the Energy Savings Term of not less than the total Guaranteed Savings (the “Savings Guarantee”), as the same may be adjusted for changes in Energy Use Factors. ii. Guarantee Payment. For any True-Up Term in which there is a Guarantee Shortfall, Contractor will pay to Owner, within thirty (30) calendar days after the acceptance and approval by Owner of the Energy Savings Report for such True-Up Term, the Guarantee Payment for that True-Up Term.
iii. Services or Retrofits in Lieu of Guarantee Payment. If in the judgment of Owner, Owner would benefit from additional energy services or energy saving retrofits, Owner and Contractor may mutually agree that Contractor will provide such services or retrofits in lieu of the Guarantee Payment for such Measurement Period. For the purposes of this Contract, such services or retrofits will have a deemed value equal to the Guarantee Shortfall for that Measurement Period. iv. Excusable Events. If Contractor is delayed in, or prevented from, accurately calculating the actual EC Savings for any day of any Measurement Period by reason of any Excusable Event, such circumstance will not constitute a default, and Contractor will be excused from performing the M&V Services while such event is continuing. During such event, Projected Energy Savings for the month(s) in which such event is continuing will be used in lieu of actual data; provided that if three (3) or more years of post M&V Commencement Date data are available for such month(s), the historical average of such data for such month(s) will be used in lieu of Projected Energy Savings.
B. Changes in Energy Use Factors.
i. Adjustments to Guaranteed Savings. If a change in any Energy Use Factor results in a reduction of EC Savings, then the Guaranteed Savings for the corresponding Measurement Period(s) will be decreased by the same amount. Contractor will notify Owner, in writing, of all such requested changes, and proposed changes will be subject to Owner approval, which will not be unreasonably withheld. ii. Projected Energy Savings. During the Energy Savings Term, when the ultimate effect of the Work on EC Savings cannot be accurately determined due to pending construction or changes to the Scope of Work, Projected Energy Savings for the Premises will be used until the effect of the changes can be determined by Contractor.
iii. Change Order – Savings Effect. Contractor will calculate the energy impact of any Change Orders. Such calculation will be subject to Owner approval, which approval will not be unreasonably withheld.
iv. Inspection of Facilities. Owner agrees that Contractor will have the right, with or without prior notice, to inspect the Premises to determine if Owner has consistently complied with its obligations as set forth above. If any inspection discloses that Owner has materially failed, on or prior to the date of such inspection, to be in compliance with any of its obligations, then the Guaranteed Savings will be assumed to have been achieved for the portion of the Energy Savings Term during which such failure will have existed.
v. Interference. Owner may not cause, and will take all commercially reasonable steps to prevent any third party from causing, any overshadowing, shading or other interference with the solar insolation that falls on the PV System. Upon discovering, or otherwise becoming aware of, any actual or potential overshadowing, shading or other interference with insolation, Owner will promptly notify Contractor. If an unforeseeable overshadowing or shading condition that is within Owner’s reasonable control and which is not caused by Contractor or its subcontractors exists and continues for five (5) Business Days or more, Owner agrees that the Guaranteed Savings for such PV System will be reduced based upon such shading condition, and Contractor may present Owner with a proposed reduction to the Guaranteed Savings reflecting such overshadowing, shading or other interference.
C. Owner Maintenance. Beginning at Beneficial Use or Substantial Completion, whichever occurs later, for any portion of the Work, Owner will maintain such portion of the Work and upon Final Completion will maintain the Project, in accordance with the maintenance schedules and procedures recommended by Contractor and by the manufacturers of the relevant equipment, such maintenance to include maintaining all landscaping (including tree trimming) in and around the PV Systems.
D. Energy Savings Report. Annually for the duration of the Energy Savings Term, Contractor will submit to Owner an energy savings report containing a precise calculation of the EC Savings during the applicable Measurement Period (an “Energy Savings Report”). Contractor will use its best efforts to submit such Energy Savings Report within ninety (90) calendar days after receipt of all needed information for a Measurement Period,
unless additional information is needed to accurately calculate the EC Savings, in which case Owner will be notified of such a situation within the ninety (90) calendar-day period.
E. On-Site Measurements. Owner irrevocably grants to Contractor the right, during the Energy Savings Term, to monitor EC Savings and energy management performance by conducting on-site measurements, including, but not limited to, reading meters and installing and observing on-site monitoring equipment. Contractor will not exercise such right in a manner that unreasonably interferes with the business of Owner as conducted at the Premises as of the date hereof. Owner will cooperate fully, at no cost to Owner, with the exercise of such right by Contractor pursuant to this Exhibit E, Section (II)(E). Owner will further cooperate with Contractor’s performance of the M&V Services by providing utility information, changes in Energy Use Factors, and/or additional information as reasonably requested by Contractor
F. Not Used.
G. Termination of Guaranteed Savings. If (i) Owner notifies Contractor in writing of its intent to terminate the M&V Services, (ii) the Contract is terminated by Contractor for material default by Owner or by Owner for any reason permitted by the Contract, (iii) Contractor is no longer the provider of the Maintenance Services set forth in Exhibit F, unless due to an uncured material breach by Contractor, or (iv) Owner fails to maintain the Project in accordance with this Exhibit E, Section (II)(C), or is in material default of any of its other obligations under this Exhibit E, the obligation of Contractor to prepare and deliver the Energy Savings Report and to make a Guarantee Payment will also be terminated. If such termination occurs on a date other than the last day of a Measurement Period, Contractor will have no obligation to make a Guarantee Payment or prepare and deliver an Energy Savings Report for such Measurement Period.
H. Not Used.
I. Calculation of Guarantee Shortfall. The Guarantee Shortfall, for any True-Up Term, will be calculated by Contractor as the difference, to the extent positive, between the Guaranteed Savings for such True-Up Term minus the sum of EC Savings for such TrueUp Term.
III. Methodologies and Calculations
The following details the methodologies and calculations to be used in determining the Energy Unit Savings under this Contract.
Table E-1: Measurement and Verification Methods
ECM ECM Description
M&V Method
Electric Usage Electric Demand
1 Solar Photovoltaic Installation Option B N/A
1. M&V Option B: Energy savings performance of Scope of Work are measured and verified at the end-use site. Option B techniques are designed for projects where longPage 280 of 1117 term continuous measurement of performance is desired and warranted. Under Option B, while some parameter may be stipulated or measured once then stipulated, some individual loads are continuously monitored to determine performance; and this measured performance is compared with an equipment-use Baseline to determine the Energy Unit Savings.
a. Kilowatt-hours produced by the PV system will be measured using automated metering. First-year projected energy production is shown in Table E-2 below and is assumed to degrade by 0.5% per year thereafter.
b. EC Savings will be calculated by multiplying the actual PV system production by the applicable Base Energy Rate and presented in the Energy Savings Reports. EC Savings achieved during the Construction Period will be included in the EC Savings for the first True-Up Term.
Table E-2: First Year Solar PV Production
Location Projected Annual
Production (kWh)
WWTP 1,311,730
2. Base Energy Rates: EC Savings will be calculated using the Base Energy Rates for each Project Location and shall be stipulated as shown in Table E-3 below.
The Base Energy Rates listed here are to be increased each Measurement Period on a cumulative basis by six percent (6%) beginning on the first (1st) anniversary of the M&V Commencement Date and continuing on the first day of each Measurement Period thereafter.
Table E-3: Base Energy Rates
ECM Location
Avoided
Electricity Rate
($/kWh)
1 WWTP 0.1582
EXHIBIT F
MAINTENANCE SERVICES
Contractor will perform preventive maintenance services (“Maintenance Services”) as set forth in this Exhibit F with respect to PV Systems being constructed on Owner’s Premises below:
Site Name Site Address City State Zip Code
City of Hanford
Waste Water
Treatment Plant
10555 Houston Ave Hanford CA 93230
Capitalized terms used in this Exhibit F and not defined in the Contract, have the meanings set forth below:
I. Definitions
“Annual Maintenance Fee” means a fee payable annually in advance by Owner to Contractor, in consideration of the provision of up to twenty (20) years of Maintenance Services. The Annual Maintenance Fee is set forth in the Table below:
Annual Maintenance and Monitoring Fee
Year PV O&M Services Monitoring
Services Total
1 $ 26,466 $ 2,491 $ 28,957
2 $ 27,789 $ 2,616 $ 30,405
3 $ 29,179 $ 2,746 $ 31,925
4 $ 30,638 $ 2,884 $ 33,521
5 $ 32,169 $ 3,028 $ 35,197
6 $ 33,778 $ 3,179 $ 36,957
7 $ 35,467 $ 3,338 $ 38,805
8 $ 37,240 $ 3,505 $ 40,745
9 $ 39,102 $ 3,680 $ 42,783
10 $ 41,057 $ 3,864 $ 44,922
*11 $ 162,575 $ 4,058 $ 166,633
12 $ 45,266 $ 4,260 $ 49,526
13 $ 47,529 $ 4,473 $ 52,002
14 $ 49,905 $ 4,697 $ 54,603
15 $ 52,401 $ 4,932 $ 57,333
16 $ 55,021 $ 5,179 $ 60,199
17 $ 57,772 $ 5,438 $ 63,209
18 $ 60,660 $ 5,709 $ 66,370
19 $ 63,693 $ 5,995 $ 69,688
*20 $ 261,474 $ 6,295 $ 267,769
*Includes Inverter replacement budget for year 11 & 21
II. Term
So long as Owner pays to Contractor the Annual Maintenance Fee, Contractor will provide the Maintenance Services, as described herein, up to twenty (20) years from the M&V Commencement Date on an annualized basis. At the end of this term, Owner may:
a. Enter into another agreement with Contractor to perform Maintenance Services b. Enter into an agreement with another service provider c. Self-perform preventive maintenance
III. Annual Maintenance Fee; Reporting
The Annual Maintenance Fee for the first Measurement Period will be invoiced by Contractor to Owner in a lump sum on the M&V Commencement Date. All subsequent Annual Maintenance Fees will be invoiced by Contractor on the first day of the corresponding Measurement Period.
Owner will pay Contractor such Annual Maintenance Fee within thirty (30) calendar days after its receipt of the corresponding invoice. If: (i) Owner pays the Annual Maintenance Fee for a Measurement Period, and (ii) Contractor fails to perform some or all of the required Maintenance Services during the Measurement Period, the Annual Maintenance Fee for the subsequent Measurement Period will be adjusted pro rata to reflect the Maintenance Services that Contractor failed to provide during the preceding Measurement Period and Owner will pay the adjusted amount following Contractor’s completion of the Maintenance Services. Any failure to provide Maintenance Services for multiple consecutive Measurement Periods will be a material default by Contractor. Any failure to timely pay the Annual Maintenance Fee in accordance with this Exhibit
F will be a material default by Owner, and Contractor, in addition to any other legal, contractual and equitable remedies available to it, will have no obligation thereafter to provide Maintenance Services. Each Party has the right to cure a default as set forth in Article 14 of the Contract prior to any remedies being exercised by the non-defaulting Party.
Any amount not paid when due will, from and after the due date, bear interest at the Default Rate (“Interest”). Accrued and unpaid Interest on past due amounts (including Interest on past due Interest) will be due and payable upon demand.
Contractor will schedule annual Maintenance Services with Owner in writing at least five (5) business days prior to the commencement of annual Maintenance Services.
Contractor’s Maintenance Services shall be subject to review and written approval by Owner.
Contractor will promptly remedy any Maintenance Services deficiencies identified by Owner, and Contractor’s failure to remedy any deficiency shall be a basis for withholding and adjustment of a future Annual Maintenance Fee.
The Annual Maintenance Fee is not refundable unless, at the conclusion of this Agreement, Contractor has failed to provide Maintenance Services and the Annual Maintenance Fee has been paid by Owner.
Upon completion of any maintenance or repair work, Contractor will update service logs detailing the work performed, location and any notes relevant to safe and efficient operations. These service logs will be compiled and submitted to Owner on a quarterly basis.
IV. Preventive Maintenance Services Provided
Contractor will provide the following Maintenance Services during the term:
a Inspection: Inspect PV modules, combiner boxes, inverters, isolation transformers, and PV service roof penetrations and support structure on an annual basis. b. Testing: Perform voltage testing, amperage testing, and infrared scans of inverters, combiner boxes, disconnects and switchgear on an annual basis.
c. Monitoring: Monitor system performance on a daily basis. d. Cleaning:
i. Remove dust, dirt, and debris from outside cabinets of combiner boxes, inverters, transformers, and disconnect switches on an annual basis. ii Wash PV modules and remove accumulated dust and debris on a semi- annual basis. e. Weed Abatement: The scope of work pertains solely to the WW Ground Mount Expansion site and involves the use of mechanical equipment for mowing or trimming vegetation within the fenced area enclosing the PV System, ensuring it remains at a height of 12 inches or less from the ground. No chemicals will be utilized for any purpose. These services will be conducted on an annual basis.
V. Repair Services
If a PV System is damaged and requires safe-off, repair, demolition and/or reconstruction, or otherwise requires repair outside of warranty or outside of the Maintenance Services described in Section 3.01, Owner must contact the Contractor PV Operations & Maintenance Manager and submit a request for quotation. Contractor will inspect the damage and provide a written quotation and complete scope of work to Owner to restore the PV System to normal operational condition. Before proceeding with repairs, Contractor and Owner must execute a Work Order, on Contractor’s form, a sample of which is attached hereto as Exhibit F-1, for the agreed scope of work and quotation amount. Quotations for repair work are calculated on a time and materials basis. Standard Business Hours are M-F, 7am to 5pm. Non-business Hours & Saturdays equals
1.5x Rates. Sundays & Holidays equals 2.0x Rates. Owner may obtain additional quotations for the repair work to negotiate and confirm Contractor’s quotation is in alignment with local industry costs.
Labor Category Straight
Time
Hourly Rate – PV Electrical Journeyman
Technician1 $/hr.
County
Labor
Rate
Hourly Rate – PV Electrical Apprentice
Technician1 $/hr.
County
Labor
Rate
Hourly Rate – Senior PV
Tech/Commissioning2 $/hr. $175.00
Hourly Rate – Engineering2 $/hr. $ 185.00
Hourly Rate-Project Management 2 $/hr. $230.00
Hourly Rate – Administrative2 $/hr. $ 108.00
Mileage $/Mi $1.00
Material mark-up % % 15.00
Lift rental fee $
Current
Market
Price
1 Trade Hourly rate will be adjusted based on the current year of the local prevailing wage determination plus Burden, requirement for either travel or subsistence and lodging, and markup for services being requested.
2 Escalated according to an inflation rate to the year in which service will occur.
VI. Warranty Services
The Contractor PV Operations & Maintenance Manager will also be Owner’s point of contact for all issues related to Contractor’s Warranty set forth in the Contract. Owner should refer to the Contract for services provided by Contractor to Owner in relation to manufacturer’s warranties.
The terms and conditions of the relevant manufacturer’s warranties can be found in the operation and maintenance manuals delivered to Owner at Final Completion.
VII. Services and Equipment to Be Covered by Customer
Contractor’s obligations under this Exhibit F are expressly conditioned upon Owner’s payment of the Annual Maintenance Fee and providing and being responsible for the following, without cost to Contractor:
a. Making the PV Systems described herein available to Contractor as of the Contract Effective Date.
b. Operating and maintaining security systems associated with the PV Systems. c. Maintaining all landscaping in and around PV Systems including tree trimming. d. Pad-mount transformers
e. Allowing Contractor and its personnel access as necessary to the PV Systems, and any related areas that may be reasonably necessary for performance of the Maintenance Services, including reasonable work, parking, and equipment staging areas. f. Allowing Contractor and its personnel to access electrical power and other utilities then existing at the PV Systems as necessary for Contractor to satisfy its obligations under the Contract.
g. Remediating, pursuant to Applicable Law, any known Hazardous Materials encountered by Contractor during the performance of the Maintenance Services which Hazardous Materials were not deposited by Contractor, including any backfill with clean soil as may be reasonably required.
h. Insuring the PV Systems against loss due to acts of God and the public enemy; flood, earthquake, tornado, storm, fire; civil disobedience, sabotage, and vandalism and other damages.
i. Timely reporting of, and permitting timely repair of, PV Systems damaged by Owner Persons or third parties, including damage resulting from parking lot activities. Cost of repairs is the responsibility of Owner.
Contractor will have no obligation to provide the Maintenance Services to the extent such provision of Maintenance Services is materially adversely affected by Owner’s failure to satisfy the conditions set forth in this Exhibit F.
Exhibit F-1
Form of Maintenance Services Work Order
WORK ORDER #__
This Work Order (“Work Order”) dated _________ (“Work Order Effective Date”) is issued pursuant to and is subject to the terms and conditions of the Engineering, Procurement and Construction Contract (“Contract”) by and between Opterra Energy Services, LLC (“Opterra”) and ______________ (“Customer”) dated ___________.
The terms and conditions of the Agreement are hereby incorporated into and made a part of this Work Order for all purposes.
Project Name:
Scope of Work:
Electrical and Structural Repairs:
EXCLUSIONS: [EDIT, AS NEEDED]
• Premium Time or Over Time
• Work on Nights or Weekends
• Cutting, Patching or Painting
• Permitting
• Plan Revisions
• Review/Edit/Writing of Specifications
• Geotechnical Reports/Inspections
• PLA/PSA Agreements
• Irrigation System Inspection/Repairs
• Landscape Repair/Tire Track Removal
• Landscape Maintenance
• Infestations
COST ESTIMATE: [INSERT]
Pricing assumes State prevailing wages for on-site labor. Quote valid for 30 days.
Payment to Opterra is not contingent on Customer’s receipt of any insurance proceeds and will be invoiced by Opterra to Customer in a lump sum upon the completion of the work under this Work Order.
Acceptance and Notice to Proceed
By signing below, Customer agrees to the terms and conditions set forth in this Work Order and authorizes Opterra to proceed with the scope of work set forth herein.
The Parties may execute this Work Order in counterparts, each counterpart constituting an original, and all counterparts, collectively, constituting only one Work Order. The signatures of each Party need not appear on the same counterpart, and in the event that any signature is delivered by facsimile transmission or by e-mail delivery of a “.pdf” format data file, such signature will create a valid and binding obligation of the Party executing (or on whose behalf such signature is executed) with the same force and effect as if such facsimile or “.pdf” signature page were an original thereof.
[Signature block]
Exhibit G
Spare Parts List
To be added by Amendment when final
Exhibit H
Preliminary Drawings
See attached PDFs.
N
RS485
G100
GENERAL
SITE PLAN
0 100' 200'
WASTEWATER
TREATMENT FACILITY
10555 HOUSTON AVENUE
HANFORD, CA 93230
16264 CHURCH STREET SUITE 100 WWW.MBL-ENERGY.COM
T: (888) 885-4401 | F: (888) 885-4401
MORGAN HILL, CA 95037
(E) PV INSTALLATION AREA
LEGEND:
NOTES:
1. ALL SITE MEASUREMENTS ARE APPROXIMATE & SHALL BE FIELD VERIFIED.
2. DIMENSIONS ARE SHOWN BASED ON PLAN VIEW PROJECTION.
3. INCLUDE REQUIREMENTS FOR UTILITY MARKOUTS IN ACCORDANCE WITH CALIFORNIA STATE LAW 2 FULL DAYS PRIOR TO ANY EARTHWORK.
4. A CLEAR, BRUSH-FREE AREA OF 10 FEET SHALL BE REQUIRED AROUND THE PERIMETER OF THE GROUND-MOUNTED PHOTOVOLTAIC ARRAYS.
5. EQUIPMENT LOCATIONS SHALL BE DETERMINED UPON RECEIPT OF THE STRUCTURAL DRAWINGS.
SYSTEM INFO (PV):
TOTAL SYSTEM SIZE: 837.72 KWDC (STC), 625 KWAC; 780.22 KW (CEC-AC) MODULE DETAILS:
(624) JA SOLAR JAM72D30-530/MB (530 W)
(624) JA SOLAR JAM72D30-540/MB (540 W)
(312) JA SOLAR JAM72D30-545/MB (545 W)
INVERTER DETAILS: (5) SMA SHP 125-US-21 [480V]
(E) PROPERTY LINE
APN: #018-232-065-000
APN: #018-232-065-000
HOUSTON AVE.
HOUSTON AVE.
HOUSTON AVE. S 11TH AVE. S 11TH AVE.
(N) PV INSTALLATION
AREA (TYP.)
(E) ELECTRICAL ROOM
(E) MAIN SERVICE SWITCHGEAR "MSGA"
(E) METER# :355150-002653
(E) PV INSTALLATION
AREA
2409'-7"
1751'
98'-7"
252'-8"
296'-2"
264'-5"
603'-1"
1153'-4" 29'-4"
1705'-2"
27'-9"
356'-10"
SHORTEST DISTANCE
FROM PROPERTY LINE TO
POINT OF
INTERCONNECTION
(N) INVERTER "INV-1" TO "INV-5",
(N) MV TRANSFORMER "MV-XFMR-1",
(N) DAS & (N) SWITCHBOARD "SSB"
("SSB" INCLUDES (N) SERVICE RATED UTILITY
LOCKABLE & VISIBLE BLADE FUSED AC
DISCONNECT "ACDS-1"
& (N) UTILITY LOCKABLE & VISIBLE BLADE
FUSED AC DISCONNECT "ACDS-2")
(N) COMBINER BOX
"CB-1" TO "CB-5"
A
E501
C
E502
(N) FENCE GATE
(DOUBLE SIDE OPENING)
(N) PV INSTALLATION AREA
A
E502
(N) FENCE GATE
CL-39
S5.1
CL-39
S5.1
AC1.1
(1) - 3" PVC SCH 40
3 - #250 MCM, AL-THWN-2
0 - #NO NEUTRAL
1 - #4 AWG, AL-THWN-2 EGC
AC1.2
(1) - 3" PVC SCH 40
3 - #250 MCM, AL-THWN-2
0 - #NO NEUTRAL
1 - #4 AWG, AL-THWN-2 EGC
AC1.3
(1) - 3" PVC SCH 40
3 - #250 MCM, AL-THWN-2
0 - #NO NEUTRAL
1 - #4 AWG, AL-THWN-2 EGC
AC1.4
(1) - 3" PVC SCH 40
3 - #250 MCM, AL-THWN-2
0 - #NO NEUTRAL
1 - #4 AWG, AL-THWN-2 EGC
AC1.6
(3) - 4" PVC SCH 40
3 - #600 MCM, AL-THWN-2
1 - #250 MCM, AL-THWN-2 NEUTRAL
1 - #4/0 AWG, AL-THWN-2 SSBJ
AC1.5
(1) - 3" PVC SCH 40
3 - #250 MCM, AL-THWN-2
0 - #NO NEUTRAL
1 - #4 AWG, AL-THWN-2 EGC
312 MODULES;
26 MODULES IN SERIES, 12 STRINGS;
312 MODULES;
26 MODULES IN SERIES, 12 STRINGS;
312 MODULES;
26 MODULES IN SERIES, 12 STRINGS;
312 MODULES;
26 MODULES IN SERIES, 12 STRINGS;
312 MODULES;
26 MODULES IN SERIES, 12 STRINGS;
ARRAY-A1 (156 MODULES) + ARRAY-A2 (156 MODULES)
(312) JA SOLAR JAM72D30-530/MB (530 W)
ARRAY-A3 (156 MODULES) + ARRAY-A4 (156 MODULES)
(312) JA SOLAR JAM72D30-530/MB (530 W)
ARRAY-A5 (156 MODULES) + ARRAY-A6 (156 MODULES)
(312) JA SOLAR JAM72D30-540/MB (540 W)
ARRAY-A7 (156 MODULES) + ARRAY-A8 (156 MODULES)
(312) JA SOLAR JAM72D30-540/MB (540 W)
ARRAY-A9 (156 MODULES) + ARRAY-A10 (156 MODULES)
(312) JA SOLAR JAM72D30-545/MB (545 W)
PV GROUND MOUNT SYSTEM
837.72 KWDC (STC), 625 KWAC; 780.22KW (CEC-AC);
(624) JA SOLAR JAM72D30-530/MB (530 W)
(624) JA SOLAR JAM72D30-540/MB (540 W)
(312) JA SOLAR JAM72D30-545/MB (545 W)
(5) SMA SHP 125-US-21 [480V]
FAULT CURRENT CONTRIBUTION FROM PV
INVERTER MODEL FAULT CURRENT
CONTRIBUTION (A) QUANTITY DURATION (ms) TOTAL FAULT CURRENTCONTRIBUTION (A) SHP 125-US-21 [480V] 662.8 5 446.7 3314
TOTAL FAULT CURRENT CONTRIBUTION FROM INVERTERS 3314
MPPT A MPPT A MPPT A MPPT A MPPT A
MPPT A
MODULES
IN SERIES
STRINGS IN
PARALLEL
26 12
26 12
TOTAL
1560 837.72 625 1.34
TOTAL MODULES
PER INVERTER
KWDC KWAC
INVERTER
LOADING
312 165.36 125 1.32
312 165.36 125 1.32
312 168.48 125 1.35
312 168.48 125 1.35
312 170.04 125 1.36
PV MODULE SPECIFICATIONS
PV MODULE MODEL JA SOLAR JAM72D30-530/MB JA SOLAR JAM72D30-540/MB JA SOLAR JAM72D30-545/MB WATTAGE (W) 530 540 545
Voc stc (V) 49.3 49.6 49.75
Vmp stc (V) 41.31 41.64 41.8
Isc (A) 13.72 13.86 13.93
Imp (A) 12.83 12.97 13.04
Voc temp coeff -0.28% -0.28% -0.28%
Voc max (V) 53.23 53.56 53.72
Vmp high temp (V) 37.15 37.44 37.59
STRING SPECIFICATIONS
PV MODULE JA SOLAR JAM72D30-530/MB JA SOLAR JAM72D30-540/MB JA SOLAR JAM72D30-545/MB PV MODULE WATTAGE (W) 530 540 545
NO. OF MODULES IN SERIES 26 26 26
Voc stc (V) 1281.8 1289.6 1293.5
Vmp stc (V) 1074.1 1082.6 1086.8
Isc (A) 13.7 13.9 13.9
Imp (A) 12.8 13.0 13.0
Voc max (V) 1384.0 1392.4 1396.7
Vmp high temp (V) 965.8 973.5 977.3
DC1.4
(1) - 2" PVC SCH 40
2 - #4/0 AWG, CU-PV WIRE (2000V)
1 - #4 AWG, CU-THWN-2
DC1.5
(1) - 2" PVC SCH 40
2 - #4/0 AWG, CU-PV WIRE (2000V)
1 - #4 AWG, CU-THWN-2
DC1.6
(1) - 2" PVC SCH 40
2 - #250 MCM, CU-PV WIRE (2000V)
1 - #4 AWG, CU-THWN-2
DC1.7
(1) - 2" PVC SCH 40
2 - #250 MCM, CU-PV WIRE (2000V)
1 - #4 AWG, CU-THWN-2
DC1.8
(1) - 2" PVC SCH 40
2 - #250 MCM, CU-PV WIRE (2000V)
1 - #4 AWG, CU-THWN-2
MODULE MODEL
JA SOLAR JAM72D30-530/MB (530W)
JA SOLAR JAM72D30-530/MB (530W)
JA SOLAR JAM72D30-540/MB (540W)
JA SOLAR JAM72D30-540/MB (540W)
JA SOLAR JAM72D30-545/MB (545W)
INVERTER ID INVERTER MODEL
INV-1 SMA SHP 125-US-21 [480V]
INV-2 SMA SHP 125-US-21 [480V]
INV-3 SMA SHP 125-US-21 [480V]
INV-4 SMA SHP 125-US-21 [480V]
INV-5 SMA SHP 125-US-21 [480V]
26 12
26 12
26 12
AC1.8
(1) - 3/4" EMT
3 - #12 AWG, CU-THWN-2
1 - #12 AWG, CU-THWN-2 NEUTRAL
1 - #12 AWG, CU-THWN-2 EGC
TOTAL CEC-AC
780.22
PTC WATTS INV EFF CEC-AC RATING
506.8 98.5 155.75 KW
506.8 98.5 155.75 KW
506.8 98.5 155.75 KW
506.8 98.5 155.75 KW
511.6 98.5 157.22 KW
WASTEWATER
TREATMENT FACILITY
10555 HOUSTON AVENUE
HANFORD, CA 93230
16264 CHURCH STREET SUITE 100 WWW.MBL-ENERGY.COM
T: (888) 885-4401 | F: (888) 885-4401
MORGAN HILL, CA 95037
E201
SINGLE LINE
DIAGRAM-1
AC1.7
(1) - 4" PVC SCH 40
3 - #2 AWG, CU-MV-105 15kV 133% INSUL.
0 - #NO NEUTRAL
1 - #COPPER SHIELD TAPE-25% OVERLAP EGC
(1,968 MODULES)
(E) GROUND MOUNT_ARRAY #1
560.88 KWSTC; 499 KWAC;
(E) "INVERTER-2"
ADVANCE ENERGY, 499KW
KVA O/P: 499kW
FLA O/P: 667A
(E) "INVERTER-1"
ADVANCE ENERGY, 499KW
KVA O/P: 499KW
FLA O/P: 667A
(1,968 MODULES)
(E) GROUND MOUNT_ARRAY #2
560.88 KWSTC; 499 KWAC;
WASTEWATER
TREATMENT FACILITY
10555 HOUSTON AVENUE
HANFORD, CA 93230
16264 CHURCH STREET SUITE 100 WWW.MBL-ENERGY.COM
T: (888) 885-4401 | F: (888) 885-4401
MORGAN HILL, CA 95037
E202
SINGLE LINE
DIAGRAM-2
13.H.
AGENDA
STAFF REPORT
MEETING DATE: 12/16/2025 AGENDA SECTION: CONSENT CALENDAR SUBJECT:
Waiver of second reading and adoption of Ordinance No. 25-11, amending, Chapter 8.11 of the Hanford Municipal Code relating to dangerous fireworks and illegal fireworks activities.
RECOMMENDATION:
Recommendation: Staff recommends that City Council waive the second reading of and adopt Ordinance No. 25-11, amending Chapter 8.11 of the Hanford Municipal Code relating to dangerous fireworks and illegal fireworks activities.
Recommended Motion: I move that City Council waive the second reading of and adopt Ordinance No. 25-11, amending Chapter 8.11 of the Hanford Municipal Code relating to dangerous fireworks and illegal fireworks activities.
BACKGROUND:
Over the past 5 years the City of Hanford has experienced a significant increase in illegal fireworks activity. This activity consists of confiscated pre-sale illegal fireworks taken off of the streets as well as an increase in the use of illegal fireworks within and adjacent to the city limits on and around July 4th each year. This marked increase has negatively impacted the public in terms of fire losses in residential and commercial property, as well as causing strain on the Firefighting and Law Enforcement resources that protect the City of Hanford.
In September of 2024, staff researched best practices in several areas to address this problem and over the next year beta-tested several methods to address the growing issue. Once these beta tests were completed, staff compiled the results to formulate a comprehensive approach to the issues. In September of 2025, staff presented these findings to Council in study sessions as well as in public meetings to propose 3 options to address the issues. City Council opted to implement the “It’s Not Worth It Campaign.” This campaign increases staffing and funding for both Fire and Police resources on the days immediately before the 4th of July, as well as changes Municipal Code language to bolster compliance for an “It’s Not Worth It Campaign”. The increase in staffing and funding for both Fire and Law Enforcement would occur only over the 3-day period, beginning on July 3rd through July 5th each year.
To improve the City's (Fire Department’s) ability to identify and hold accountable those responsible for selling, possessing, or using dangerous or illegal fireworks, the City Council unanimously approved two measures as part of the “It’s Not Worth It” campaign: directing that a Hanford Municipal Code amendment be prepared to clarify that each illegal fireworks device is a separate offense and authorizing the use of drones to identify problem areas within the city. The proposed Ordinance
accompanying this staff report addresses the issue described above and clarifies existing fireworks provisions.
The proposed Municipal Code amendment will result in the levying of a separate fine for each dangerous fireworks device possessed by a person. For example, if a person is caught in possession of five (5) dangerous fireworks devices, the violator will receive a citation with five (5) corresponding fines.
A separate resolution will be presented to the City Council in the future regarding fireworks fine amounts. The resolution will establish a limit on total fines that may be imposed upon a person per day to ensure consistency with the 8th Amendment of the U.S. Constitution, which prohibits excessive fines.
These changes are necessary and have been well vetted and supported by the unanimous vote of the Hanford City Council all in an effort to create an “It’s not worth it” answer to the City of Hanford’s growing Illegal and Dangerous Fireworks issues.
FISCAL IMPACT:
These changes have no fiscal impact on the current adopted budget.
ATTACHMENTS:
1. Fireworks Ordinance Amendment
ORDINANCE NO. 25-11
AN ORDINANCE OF THE CITY OF HANFORD AMENDING HANFORD MUNICIPAL CODE CHAPTER 8.11 RELATING TO DANGEROUS FIREWORKS AND ILLEGAL
FIREWORKS ACTIVITIES
The City Council of the City of Hanford does ordain as follows:
Section 1: Hanford Municipal Code Chapter 8.11 contains regulations regarding dangerous fireworks and illegal fireworks activities.
Section 2: The regulations contained in Chapter 8.11 were adopted many years ago, and the Council has determined that the enforcement provisions of the chapter needs update.
Section 3: Accordingly, Hanford Municipal Code Section 8.11.070.C.1. is hereby rescinded and restated as show in the attached Exhibit “A,” which is incorporated herein by reference.
Section 4: 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 or a summary of this ordinance shall be published in the Hanford Sentinel in a manner consistent with the requirements of the California Government Code.
Passed and adopted at a regular meeting of the City Council of the City of Hanford duly called and held on , 2025, by the following roll call vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
APPROVED
ATTEST:
MARK
KAIRIS
MAYOR of the City of Hanford
NATALIE CORRAL
CITY CLERK
STATE OF CALIFORNIA )
COUNTY OF KINGS ) ss
CITY OF HANFORD )
I NATALIE CORRAL, City Clerk of the City of Hanford, do hereby certify the foregoing ordinance was duly introduced at a regular meeting of the City Council of the City of Hanford on the 2nd
day of December 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.
NATALIE CORRAL
CITY CLERK
Exhibit
“A”
Hanford Municipal Code Section 8.11.070.C.1. is hereby amended to state:
Administrative Remedies. In addition to any other remedy available at law, an administrative citation may be issued to:
(i) Any person or entity who:
(a) possesses, uses, stores, sells and/or displays dangerous fireworks; (b) possesses, uses, sells and/or displays safe and sane fireworks on or at dates, times, or locations other than those permitted; or
(c) otherwise engages in illegal fireworks activities or violates this chapter; and
(ii) Any responsible person.
With respect to dangerous fireworks, the imposition of administrative fines under this chapter will, however, be limited to the possession, use, sale, and/or display of twenty-five (25) pounds or less of dangerous fireworks.
The possession, use, storage, sale, or display of a single dangerous fireworks device constitutes a distinct violation of this chapter, and each violation shall be subject to a separate administrative fine. For example (and for purposes of illustration only), if, at the time of citation issuance, a person is found to be in possession of five (5) dangerous fireworks devices, the violator shall be cited for five (5) distinct violations of this chapter, and each of the five (5) violations will be subject to a separate administrative fine.
Similarly, the prohibited possession, use, sale, or display of a single safe and sane fireworks device constitutes a distinct violation of this chapter, and each such violation shall be subject to a separate administrative fine.
1. Issuance of Citation.
a. Whenever the city's fire chief, police chief, or a designee of either determines that a violation of this chapter has occurred, the fire chief, the police chief, or a designee of either shall have the authority to issue an administrative citation to the violator and other responsible person.
b. Each administrative citation shall contain the following information:
i. The date of the violation or, if the date of the violation is unknown, then the date the violation is identified;
ii. The address or a definite description of the location where the violation occurred;
iii. The section of this chapter violated and a description of each violation; iv. The amount of the fine for each violation;
v. A description of the fine payment process, including a description of the time within which and the place to which the fine shall be paid; vi. An order prohibiting the continuation or repeated occurrence of the code violation described in the administrative citation;
vii. A description of the administrative citation review process, including the time within which the administrative citation may be contested and the place from which a request for hearing form to contest the administrative citation may be obtained; and
viii. The name and signature of the individual issuing the citation.
CITY OF HANFORD CITY COUNCIL
STAFF REPORT
MEETING DATE: December 16, 2025
PROJECT: Annexation165: a request to annex approximately 141.85 acres into the City of Hanford City Limits from the Kings County Jurisdiction. The annexation area is a combination of the Project Site (83.61 acres) and an area to the north, not proposed to be developed at this time (58.24 acres).
General Plan Amendment No. 0009-24: a request to change the land use designation from a combination of Low- and Medium-Density Residential to Medium-Density Residential (78.16 acres) and Neighborhood Mixed Use (5.45 acres) for 83.61 acres of the project site.
Prezone No. 0013-24: a request to prezone the properties as a R-M MediumDensity Residential (78.16 acres) and MX-N Neighborhood Mixed Use (5.45 acres), consistent with the proposed General Plan Amendment and R-L-5 Low-Density Residential (51.92 acres) and C-N Neighborhood Commercial (6.32 acres), consistent with the General Plan Designation.
Tentative Subdivision Map 00012-24: a request to subdivide 83.61 acres of the annexation area into a 650-unit multi-family (300 units) and single-family (350 units) residential subdivision and a 5.45-acre Neighborhood Mixed Use site with a planned unit development overlay.
Planned Unit Development No. 0037-24: a request to allow various deviations from the regulation of the R-M Medium-Density Residential zone district for the mixed use subdivision, proposed under Tentative Tract 945, including reduced lot size, lot width, lot depth, site area per dwelling unit requirements, setbacks, open space dimensions, and allow removal of the block wall requirement between MX-N Neighborhood Mixed Use and R-M Medium-Density Residential.
Mitigated Negative Declaration No. 2025-73 (SCH #2024121093): a request to certify that the project will have a less than significant adverse impacts on the environment with the incorporation of mitigation measures LOCATION: The Project site is located north of Grangeville Boulevard and east of 9 ¼ Avenue. The development site includes two parcels, comprising 83.61 acres (APNs 014-143-069 and 014-143-078). The additional Annexation Area encompasses 58.24 acres (APNs 014-143-022, 014-830-011, 014-830-010, 014-830-013, 014-830-014, 014-830-015, 014-830-016, 014-830-017, 014- 830-018).
PLANNER: Gabrielle Myers, Principal Planner
STAFF RECOMMENDATION
Environmental:
1. Certify Mitigated Negative Declaration No. 2025-73 (SCH# 2024121093) for the project.
Annexation:
2. Adopt Resolution No. 25-68-R, initiating proceedings for Annexation No. 165 and direct staff to file the appropriate application with the Local Agency Formation Commission (LAFCO) of Kings County.
General Plan Amendment:
3. Adopt Resolution No. 25-69-R, approving General Plan Amendment No. 0009-24.
Pre-Zone:
4. Introduce and waive the first reading of Ordinance No. 25-13, approving Prezone No. 0013-
24. Tentative Subdivision Map:
5. Adopt Resolution No. 25-70-R, approving Tentative Subdivision No. 0012-24 (TT 945).
Planned Unit Development:
6. Adopt Resolution No. 25-71-R, approving Planned Unit Development No. 0037-24.
RECOMMENDED MOTIONS
Environmental:
1. I move to certify Mitigated Negative Declaration No. 2025-73 (SCH# 2024121093) for the project.
Annexation:
2. I move to adopt Resolution No. 25-68-R, initiating proceedings for Annexation No. 165 and direct staff to file the appropriate application with the Local Agency Formation Commission (LAFCO) of Kings County.
General Plan Amendment:
3. I move to adopt Resolution No. 25-69-R, approving General Plan Amendment No. 0009-24.
Pre-Zone:
4. I move to introduce and waive the first reading of Ordinance No. 25-13, approving Prezone No. 0013-24.
Tentative Subdivision Map:
5. I move to adopt Resolution No. 25-70-R, approving Tentative Subdivision No. 0012-24 (TT 945).
Planned Unit Development:
6. I move to adopt Resolution No. 25-71-R, approving Planned Unit Development No. 0037-24.
PROJECT DESCRIPTION
The proposed Project consists of the annexation of 141.85 acres for the proposed development of a 650-unit multi-family (300 units) and single-family (350 units) residential subdivision and a 5.45-acre Neighborhood Mixed Use site on approximately 83.61 acres of the annexation area proposed to be developed over 5 phases.
Annexation 165
Annexation 165 is a request to annex approximately 141.85 acres into the City of Hanford City Limits from the Kings County Jurisdiction. The annexation area is a combination of the Project Site (83.61 acres) and an area to the north, not proposed to be developed at this time (58.24 acres). See Figure 1 and Attachment 1.
Williamson Act Contract
The property located at APN 014-143-078 is in a Williamson Act Contract that has been protested by the City. The city will not “succeed” the contract for the property that was protested and the contract will be terminated upon annexation.
Figure 1:
Proposed Annexation Area
(shown in red; prior annexation effort 166, shown in green) General Plan Amendment No. 0009-24
General Plan Amendment No. 0009-24 is a request to change the land use designation from a combination of Low- and Medium-Density Residential to Medium-Density Residential (78.16 acres) and Neighborhood Mixed Use (5.45 acres) for 83.61 acres of the project site.
Figure 2: Existing General Plan Designation
(project site outlined in red)
Figure 3: Proposed General Plan Amendment
(project site shown in red; area changed outlined in bold)
Prezone No. 0013-24
Prezone No. 0013-24 is a request to prezone the properties as a R-M Medium-Density Residential (78.16 acres) and MX-N Neighborhood Mixed Use (5.45 acres), consistent with the proposed General Plan Amendment and R-L-5 Low-Density Residential (51.92 acres) and C-N Neighborhood Commercial (6.32 acres), consistent with the General Plan Designation.
Figure 4: Prezone No. 0013-24
(project site outlined in red)
Tentative Subdivision Map 00012-24 (TT 945)
Tentative Subdivision Map No. 00012-24, also known as TT 945 or Copper Ridge, is a request to subdivide 83.61 acres of the annexation area into a 650-unit multi-family (300 units) and singlefamily (350 units) residential subdivision and a 5.45-acre Neighborhood Mixed Use site.
Vesting Tentative Tract 945 – Attached as Attachment 2.
Figure 5: Subdivision Map
Planned Unit Development No. 0037-24
Planned Unit Development No. 0037-24 is a request to allow various deviations from the regulations of the R-M Medium-Density Residential zone district for the residential subdivision, proposed under TT 945, including reduced lot size, lot width, lot depth, and setbacks allowance and allow removal of the block wall requirement between MX-N Neighborhood Mixed Use and R-M Medium-Density Residential.
The requests for deviations are as follows:
Section Requirement Deviation Requested
§ 17.12.030 Lot
area
The minimum lot area shall be 5,000
square feet, except as prescribed in
Section 17.12.100
Minimum lot size of 2,800 sq. ft.
§ 17.12.040 Lot
Dimensions
Frontage: The minimum lot frontage
shall be 40 feet
Minimum frontage 40
Width: The minimum lot width shall be
50 feet for interior lots and 60 feet for
Minimum interior lot width: 40 feet
Minimum corner lot width: 45 feet
corner lots, except as prescribed in
Section 17.10.100.
Depth: The minimum lot depth shall be
90 feet
Minimum depth: 70 feet
§ 17.12.050 Site
Area per
Dwelling Unit
The minimum site area per dwelling unit
shall be 3,000 square feet
Minimum site area per dwelling unit
2,800 sq. ft.
§ 17.12.070
Building
Setback Areas
Front – Livable: 15 feet Front – Livable: 12 feet
Front – Garage: 20 feet Front – Garage: 20 feet
Rear – one-story: 15 feet Rear – one-story: 10 feet
Rear – two-story: 25 feet Rear – two-story: 10 feet
Side – Interior: 5 feet Side – Interior: 5 feet
Side – Street-Side: 10 feet Side – Street-Side: 10 feet § 17.12.150
Usable Open
Space
300 square feet per dwelling unit. The
open space shall be a minimum 15-feet
wide
Deviation from the minimum width
dimension requested, 10 feet. 300 sq. ft.
of open space will still be
accommodated.
§ 17.24.130
Screening,
fences, and
walls.
A block wall with a minimum height of
seven (7) feet shall be provided along
any side or rear lot line that abuts an RL, R-M, R-H, OR, PF, AP, or CO zone district.
Deviation request to remove the block
wall requirement between the MX-N and
R-M zone district to allow for integration
and mixed uses between sites.
Surrounding Uses
Direction Existing Land Use General Plan Designation Zone District North Large-lot single-family
residential Low-Density Residential R-L-12 Low-Density Residential South Vacant and large-lot singlefamily residential
Medium-Density
Residential; Single-Family
Residential; Neighborhood
Mixed Use
County AL-10
East Single-family residences
Low-Density Residential;
Medium-Density
Residential
County AL-10
West School site; park space;
single-family residential
Low-Density Residential,
Open Space, Public
Facilities
R-L-5 Low-Density
Residential, PF Public
Facility
Access and Circulation
Vehicular access to the site is proposed to be provided on Grangeville Boulevard and 9 ¼ Avenue for the commercial portion of the site. The low-rise apartments will have primary access to Grangeville Boulevard. The single-family residential portions of the site will be accessed from 9th, 9 ¼ and Leland Avenues, as well as interior local roads.
Utilities
The proposed Project would result in new water services connecting to.an existing City water line located in 9¼ Avenue adjacent to the Project. Sewer service will be provided from an existing main trunk line located in 9th Avenue, south of the Project. Storm drain services will be provided by a permanent storm basin that will be located onsite. Southern California Edison provides electric service to the City. Natural gas service is primarily provided by the Southern California Gas Company. There are three major companies that provide communications services: AT&T, Sprint, and Verizon. Comcast is the primary cable television and internet provider in Kings County. With the Project, new service for all utilities will be constructed into the proposed subdivision.
PROJECT HISTORY AND CHANGES
October 14, 2025 Planning Commission Hearing
The project was presented to the Planning Commission on October 14, 2025. Following staff’s presentation, the City Attorney voiced concerns related to the adequacy of the environmental document. At the request of the Planning Commission, the item was continued to November 25, 2025 in order to allow time for staff, the City Attorney, and applicant to review the environmental document and address the deficiencies identified.
Prior to the request to continue, during the public comment portion of the public hearing, two spoke in favor of the project, including Greg Nunley (project applicant) and Melody Haigh (Lennar representative).
One issue raised by the City Attorney on October 14’s Planning Commission meeting was regarding the requirement for Ag. Mitigation. Staff conducted a thorough review of the General Plan EIR for the 2035 General Plan, as well as the EIR for the 2002 General Plan. The 2002 General Plan EIR was evaluated because under that General Plan, the conversion from agricultural to urban uses was originally contemplated.
The Agricultural Analysis is attached, Attachment 7. The analysis concludes that the 2002 GP EIR evaluated the conversion of farmland, including the Copper Ridge property, and did not identify mitigation.
Following thorough review of the document and supporting reference material by staff and amendments made to the environmental document by the applicant’s environmental consultant, the updated document has been determined to be sufficient by staff. The Planning Commission concurred with staff’s recommendation and recommended certification of Mitigated Negative Declaration No. 2025-73 (SCH# 2024121093) for the project to the City Council at their November 25, 2025 Planning Commission meeting.
In accordance with Section 15073.5 of the California Environmental Quality Act (CEQA) guidelines, the conditions requiring recirculation are not warranted, as the changes and new information within the environmental document are meant to clarify, addressing the concerns raised. 15073.5. RECIRCULATION OF A NEGATIVE DECLARATION PRIOR TO ADOPTION.
(a) A lead agency is required to recirculate a negative declaration when the document must be substantially revised after public notice of its availability has previously been given pursuant to Section 15072, but prior to its adoption. Notice of recirculation shall comply with Sections 15072 and 15073.
(b) A “substantial revision” of the negative declaration shall mean:
(1) A new, avoidable significant effect is identified and mitigation measures or project revisions must be added in order to reduce the effect to insignificance, or; new, avoidable significant effects will not be identified, and mitigation measures will not be added in order to reduce the effect to insignificance
(2) The lead agency determines that the proposed mitigation measures or project revisions will not reduce potential effects to less than significance and new measures or revisions must be required.
Analysis: New mitigation measures are not required from the project revisions (c) Recirculation is not required under the following circumstances:
(1) Mitigation measures are replaced with equal or more effective measures pursuant to Section 15074.1.
(2) New project revisions are added in response to written or verbal comments on the project’s effects identified in the proposed negative declaration which are not new avoidable significant effects.
(3) Measures or conditions of project approval are added after circulation of the negative declaration which are not required by CEQA, which do not create new significant environmental effects and are not necessary to mitigate an avoidable significant effect. (4) New information is added to the negative declaration which merely clarifies, amplifies, or makes insignificant modifications to the negative declaration. (d) If during the negative declaration process there is substantial evidence in light of the whole record, before the lead agency that the project, as revised, may have a significant effect on the environment which cannot be mitigated or avoided, the lead agency shall prepare a draft EIR and certify a final EIR prior to approving the project. It shall circulate the draft EIR for consultation and review pursuant to Sections 15086 and 15087, and advise reviewers in writing that a proposed negative declaration had previously been circulated for the project.
Attachment 6 reflects the updated initial study.
The changes to the initial study include:
1. Addition of information pertaining to the annexation area north of the Project Site, citing the requirement of future development to be developed consistent with the General Plan
designation and the requirement for future review upon application for the physical development.
2. Additional information included to extrapolate upon the VMT analysis conducted for the project.
3. Removal of the conceptual gas station from the environmental document and subdivision map.
The gas station previously shown was conceptual and able to be screened from VMT review.
The gas station has since been removed and staff has amended the conditions of approvals to include a requirement that limits the commercial portion of the site’s development to less than 55,000 sq. ft., in order to limit VMT impacts from the project and remain screened.
Commercial development of the project site over 55,000 square feet will require further VMT analysis.
November 25, 2025 Planning Commission Hearing
During the continued public hearing for the item, staff addressed the project changes identified above and recommended approval of the various items to the City Council. The Planning Commission voted 4,0 to:
1. Recommend certification of Mitigated Negative Declaration No. 2025-73 (SCH# 2024121093) for the project to the City Council.
2. Find that the proposed Annexation No. 165 is consistent with the Hanford General Plan Policies L15 and L17 and forward Annexation No. 165 to the City Council, with a recommendation that an application be made to the Local Agency Formation Commission (LAFCO) of Kings County.
3. Adopt Resolution No. 2025-30, recommending approval of General Plan Amendment No. 0009-24 to the City Council.
4. Adopt Resolution No. 2025-31, recommending approval Prezone No. 0013-24 to the City Council.
5. Adopt Resolution No. 2025-32, recommending approval of Tentative Subdivision No. 0012- 24 (TT 945) to the City Council
6. Adopt Resolution No. 2025-33, recommending approval of Planned Unit Development No. 0037-24 to the City Council.
BACKGROUND INFORMATION
Project Location
The Project site is located north of Grangeville Boulevard and east of 9 ¼ Avenue. The development site includes two parcels, comprising 83.61 acres (APNs 014-143-069 and 014-143-078). The
additional Annexation Area encompasses 58.24 acres (APNs 014-143-022, 014-830-011, 014-830- 010, 014-830-013, 014-830-014, 014-830-015, 014-830-016, 014-830-017, 014-830-018) Figure 6: Project Location
Existing Land Use
The annexation area includes seven large-lot single-family residences, land use for agriculture, and vacant land.
Williamson Act Contract
The property located at APN 014-143-078 (outlined in red) is in a Williamson Act Contract that has been protested by the City. The city will not “succeed” the contract for the property that was protested and the contract will be terminated upon annexation.
Figure 7
General Plan and Zoning Designation
The land is presently designated by the General Plan as a combination of Low-Density Residential, Medium-Density Residential, and Neighborhood Commercial.
Figure 8A: Existing General Plan Designation
(project site outlined in red)
General Plan Amendment No. 0009-24 is a request to change the General Plan Designation for the development project site from Low- and Medium-Density Residential to Medium-Density Residential and Neighborhood Mixed Use.
Figure 8B: Proposed General Plan Amendment
(project site shown in red; area changed outlined in bold)
3.4.1 Low Density Residential
The expected density range for Low Density Residential is 2 to 10 units per gross acre with an expected average of 4 units per gross acre.
Policy L31 Purpose of the Low Density Residential Land Use Designation Establish the Low Density Residential land use designation to provide mainly single family development on lot sizes typically found in urban settings.
Policy L32 Typical Uses in the Low Density Residential Land Use Designation Define the uses allowed in the Low Density Residential land use designation to include residential uses in a variety of single-family lot types. Duplexes, second dwelling units, and home occupations can also be allowed when made compatible with the residential nature of the neighborhood.
Policy L33 Size of Lots in the Low Density Residential Land Use Designation While it is recognized that existing lot sizes of 10,000 to 40,000 square feet are included in this designation, new individual lot sizes shall range from 5,000 to 10,000 square feet in size. Under
Planned Unit Development provisions, smaller lot sizes at higher densities may be permitted when clustered around shared open space amenities or through density bonus policies.
Analysis: The Low-Density Residential designation will be maintained for the northern portion of the annexation area, where development is not taking place. The existing large-lot single-family residences within the annexation area are consistent with the Low-Density Residential land use designation.
3.5.1 Neighborhood Commercial
Policy L42 Purpose of Neighborhood Commercial Land Use Designation Establish the Neighborhood Commercial land use designation to provide convenience commercial and neighborhood shopping centers serving a localized market that provide a range of necessary dayto-day retail goods and services.
Policy L43 Typical Uses in Neighborhood Commercial Land Use Designation Define the uses allowed in the Neighborhood Commercial land use designation to include businesses providing day-to-day goods and services for the surrounding and nearby residential neighborhood. Uses that would primarily serve a citywide or regional market area shall not be allowed. Typical uses include markets, small retail shops, eating establishments, service stations, convenience stores, dry cleaning and laundry services, beauty salons, and other similar uses.
Policy L44 Design of Neighborhood Commercial Land Use Designation Require that new development projects and major site reconfigurations in the Neighborhood Commercial land use designation layout buildings and parking as a single, integrated shopping center with shared driveway access and parking, with walkways connecting buildings to each other and the street so as to promote pedestrian accessibility from nearby residential neighborhoods.
Policy L45 Location and Size of Neighborhood Commercial Land Use Designation Locate Neighborhood Commercial land use designations on 3 to 10 acres at roughly one-mile intervals on one corner of an intersection of an arterial street and an arterial or collector street.
Policy L46 Anchor Tenants in Neighborhood Commercial Land Use Designation Limit the total gross building square footage of the anchor tenant, such as a supermarket, in the Neighborhood Commercial land use designation to not exceed 55,000 square feet, and also to not exceed 50% of the shopping center’s gross building square footage.
Analysis: The Neighborhood Commercial designation is located at the southwest intersection of Fargo Avenue and Highway 43 within the annexation area. At this time, the area is not proposed to be developed.
3.4.2 Medium Density Residential
The expected density range for Medium Density Residential is 7 to 20 units per gross acre with an expected typical density of 9 units per gross acre. 20 units per gross acre may be achieved with density bonuses and conditional use permits.
Analysis: The southern portion of the annexation area, considered the development project area, is proposed to be developed, as shown in Tentative Tract 945, which proposes to subdivide 78.16 acres into 350 single-family residences and 300 multi-family residences, for a combined total of 650 units, with an estimated 8.31 units per acre. The expected density range is achieved through the development proposed in Tentative Tract 945.
Policy L34 Purpose of the Medium Density Residential Land Use Designation Establish the Medium Density Residential land use designation to include residential uses such as duplexes, triplexes, fourplexes, townhomes, and lower density apartment complexes, as well as non-traditional, smaller single-family lots with designs such as zero lot lines, patio homes, and townhomes with lot sizes ranging from 4,500 to 7,500 square feet for single family developments. It is intended that development be conveniently serviced by neighborhood commercial and recreational facilities and have access to major collector or arterial streets.
Analysis: The southern area of the annexation area, considered the development project area, is proposed to be developed, as shown in Tentative tract 945, which proposes non-traditional smaller, single-family lots, one-story duplexes, and a two-story apartment complex. The development proposed through Tentative Tract 945 is consistent with the purpose of the medium-density residential land use.
Policy L35 Typical Uses in the Medium Density Residential Land Use Designation Define the uses allowed in the Medium Density Residential land use designation to include residential uses such as duplexes, triplexes, fourplexes, townhomes, and lower density apartment complexes, as well as non-traditional, smaller single-family lots. It is intended that development be conveniently serviced by neighborhood commercial and recreational facilities and have access to major collector or arterial streets.
Analysis: The southern area of the annexation area, considered the development project area, is proposed to be developed, as shown in Tentative tract 945, which proposes non-traditional smaller, single-family lots, one-story duplexes, and a two-story apartment complex. The development will be conveniently serviced by neighborhood commercial on the southwest corner of the project site, be located across the street from Freedom Park and the future Heroes Park and have access to Grangeville Boulevard and 9th Avenue (arterials) and 9 ¼ and Leland Avenues (collectors). The development proposed through Tentative Tract 945 is consistent with the typical uses in the mediumdensity residential land use designation.
Policy L36 Design of the Medium Residential Land Use Designation
Develop and enforce design policies and/or ordinances for Medium Density Residential developments that ensure high quality construction, design, open space amenities, safety and security, and overall compatibility with the rest of the neighborhood.
Analysis: The development proposed under Tentative Tract 945 and Planned Unit Development No. 0037-24 will be developed consistently with the regulations set forth in Section 17.12 of the Hanford Municipal Code, except where deviation is proposed through the PUD.
Policy L37 Location and Size of the Medium Density Residential Land Use Designation Locate the Medium Density Residential land use designation in and around the residential portions of Hanford’s original townsite and in existing and new neighborhoods where there is direct access to major streets. The minimum area designated in a single location shall be three (3) acres.
Analysis: The designation will be located with between Grangeville and Leland Avenues, and between 9 th and 9 ¼ Avenues, which are considered major streets. The designation will be 78.16 acres.
3.6.1 Neighborhood Mixed Use
Policy L60 Purpose of Neighborhood Mixed Use Land Use Designation Establish the Neighborhood Mixed Use land use designation to promote mixed-use commercial and multi-family residential areas that allow walking to and between the mix of uses. New development may be oriented towards an existing public street or a new street or civic space within the development site.
Analysis: The designation is proposed to be developed as shown in Tentative Tract 945, which promotes mixed-use commercial with surrounding multi-family residential, including the ability to walk in between the mix of uses. The development proposed is oriented towards the public street, Grangeville Boulevard and 9 ¼ Avenue.
Figure 9: Horizontal Mixed Use Integration
Policy L61 Typical Uses in Neighborhood Mixed Use Land Use Designation Define the uses allowed in the Neighborhood Mixed Use land use designation to include multi-family dwellings along with businesses providing day-to-day goods and services for the surrounding and nearby residential neighborhoods. Commercial uses that would primarily serve a citywide or regional market area shall not be allowed. Typical uses include duplexes, townhomes, apartments, markets, small retail shops, eating establishments, service stations, convenience stores, dry cleaning and laundry services, beauty salons, and other similar uses. Both vertical and horizontal mixed-use developments are encouraged.
Analysis: Although conceptual, the anticipated uses of the Neighborhood Mixed Use designation proposed through Tentative Tract 945 for the project site include a convenience store, fast food establishments, and two retail spaces, which will be limited to the uses permitted in MX-N Neighborhood Mixed Use. Horizontal mixed use is achieved through the blending with the proposed Medium-Density Residential designation where duplexes and multi-family apartments are proposed.
Policy L62 Design of Neighborhood Mixed Use Land Use Designation Require that new development projects and major site reconfigurations in the Neighborhood Mixed Use land use designation provide site layouts, buildings, landscaping, walkways, and signage that
are oriented primarily to the pedestrian. Require pedestrian access between residential and commercial uses and prohibit parking areas, walls, and landscaping in locations on the site that block or hinder pedestrian access. The maximum residential density permitted in a horizontal mixed use development is fifteen (15) dwelling units per acre.
Analysis: Although conceptual, the designation is proposed to be integrated with the MediumDensity Residential land use through walkways and sidewalks, providing pedestrian access between the sites. Pathways between the Neighborhood Mixed Use and Medium-Density Residential designation will be required and verified during future site plan review.
Policy L63 Location and Size of Neighborhood Mixed Use Land Use Designation Locate Neighborhood Mixed Use land use designations on eight (8) to twenty-five (25) acres at roughly one-mile intervals on one corner of an intersection of an arterial street and an arterial or collector street. This land designation takes the place of the Neighborhood Commercial land use designation on some corners.
Analysis: There is an 18.18-acre Neighborhood Mixed Use designation to the southeast of the project site on the opposite side of Grangeville Boulevard. In combination with this designation, there will be a total of 23.63 acres of Neighborhood Mixed Use, which is within the anticipated acreage for the designation.
Figure 10: Aggregate Neighborhood Mixed Use Designation
Policy L64 Mix of Uses in Neighborhood Mixed Use Land Use Designation Require that horizontal mixed use developments within the Neighborhood Mixed Use land use designation provide a minimum of thirty percent (30%) and a maximum of seventy percent (70%) of the site for multi-family residential dwellings. Require vertical mixed use developments to provide a minimum of three (3) dwelling units per acre and a minimum of 30,000 square feet of total commercial floor space.
Analysis: Horizontal mixed use is achieved through blending with the surrounding Medium-Density Residential designation, where duplexes and low-rise apartments are proposed.
Zoning
Current
The property is currently in the Kings County Jurisdiction and zoned AL-10 Limited Agriculture and RRE Rural Residential.
Figure 11: Current Zoning
The property is proposed to be prezoned C-N Neighborhood Commercial, R-L-5 Low-Density Residential, R-M Medium-Density Residential, and MX-N Neighborhood Mixed Use, in accordance with the General Plan and General Plan Amendment No. 0009-24.
Figure 12: Prezone No. 0013-24
(project site outlined in red)
PROJECT EVALUATION
Annexation No. 165
Annexation165 is a request to annex approximately 141.85 acres into the City of Hanford City Limits from the Kings County Jurisdiction. The annexation area is a combination of the Project Site (83.61 acres) and an area to the north, not proposed to be developed at this time (58.24 acres).
See Figure 1 and Attachment 1.
Annexation of land into Hanford allows previously undeveloped land to become available for development and allows the City of Hanford to provide the territory that is annexed with its full range of City services. The annexation process can serve as an interim growth management tool, by limiting annexation to only the land that is needed for growth at the time.
The Hanford Planning Commission is charged with reviewing proposed annexation and making a finding of consistency with the Hanford General Plan to forward to the City Council. The Planning Commission was able to find Annexation 165 consistent with the Hanford General Plan Policy L15 and L17.
Policy L15 Initiation of Annexations
Consider initiation of annexation of land into the City of Hanford only when the following criteria are met:
1. The land is within the Primary Sphere of Influence.
Analysis: The property proposed to be annexed is within the City’s Primary Sphere of Influence, as shown in Attachment 3.
2. The capacity of the water, sewer, fire, school, and police services are adequate to service the area to be annexed or will be adequate at the time that development occurs.
Analysis: A Plan for Services has been prepared by Engineering for Water, Sanitary Sewer, and Storm Drainage – see Attachment 4.
Fire and Police
Fire and police services are adequate to service the area to be annexed. Impacts to fire and police services will be mitigated through payment of impact fees.
School
Since the proposed Project includes the addition of 650 residential units, the number of students in the school district will increase. The Project will pay school development impact fees to the school districts at the time of building permit issuance in compliance with Education Code Section 17620 and Government Code Section 65995 et. Seq. These fees are used to construct new or expanded school facilities.
The City’s role in development and managing school sites and programs is limited. The various school districts truly govern where a new school site would be located and when it would be necessary to construct or expand facilities, in order to adequately accommodate population growth. Elected governing school boards are responsible for budgeting and decision-making and the State Department of Education establishes school site and construction standards. The General Plan provides policy which focuses on collaboration with school districts in determining new school locations and utilizing school facilities for general public needs. School districts would be able to utilize the General Plan, along with other plans, standards, and codes, to establish new school sites and to make decisions on school amenities and cohesiveness with the surrounding area.
3. Land for development within the City limits is insufficient to meet the current land use needs.
Analysis: The applicant is proposing an 83.61-acre development in the northeast planning area. Available land for new development within the City limits is limited. Within the existing City limits, the majority of the property available for residential development has been developed or has been entitled. The proposal is considered implementation of the General Plan.
4. The territory to be annexed is contiguous to existing developed areas.
Analysis: The territory to be annexed is directly contiguous to the current City limits to the north and west. Three annexations are in progress west and south of the project site – shown in green.
Figure 13: Annexations in Progress
Policy L17 Plan for Services
Prepare and make publicly available a written Plan for Services that describes how urban services will be provided prior to initiating an annexation.
Analysis: A Plan for Services is attached (Attachment 4).
Favorable Factors for Annexation
Favorable and unfavorable factors for annexation have been adopted by LAFCO. The existence of favorable or unfavorable factors should not decide approval or denial; however, a substantial number of favorable or unfavorable factors may determine approval or denial of the proposal.
1. The proposed area is close to urban development and municipal-type services and would enhance its potential for full development.
Analysis: The proposed area is close to the existing City limits and is a logical extension of the City. The annexation area can be served by municipal-type services. The annexation area is designated as a combination of Low-Density Residential, Medium-Density Residential, and Neighborhood Commercial by the General Plan and is proposed to be designated as a combination of Low-Density Residential, Medium-Density Residential, Neighborhood Commercial, and Neighborhood Mixed Use, in accordance with the proposed General Plan Amendment. This area has been considered for urban development by the General Plan and is necessary to accommodate growth within the City of Hanford.
2. The proposed annexation conforms to the adopted General Plan.
Analysis: The annexation area is designated as a combination of Low-Density Residential, Medium-Density Residential, and Neighborhood Commercial by the General Plan and is proposed to be designated as a combination of Low-Density Residential, Medium-Density Residential, Neighborhood Commercial, and Neighborhood Mixed Use, in accordance with the proposed General Plan Amendment. This area has been considered for urban development by the General Plan and is necessary to accommodate growth within the City of Hanford. The southern portion of the annexation area, considered the development area, is proposed to be developed as shown in Tentative Tract 945. Tentative Tract 945 proposes the development of 650 residential units (350 single-family and 300 multi-family), as well as
5.45 acres of commercial development. The development is consistent with the proposed General Plan Amendment No. 0009-24. All findings have been made in order to support the General Plan Amendment. The northern portion of the annexation area is not proposed to be developed, at this time. The annexation is consistent with the General Plan, as proposed to be amended.
The annexation is consistent with the General Plan Section 3.2.4, which states, “Annexation of land into Hanford allows previously undeveloped land to become available for development and allows the City of Hanford to provide the territory that is annexed with its full range of City services.” The annexation area is also consistent with Policy L15 and L17 of the General Plan, as analyzed above.
3. The proposed area is consistent with the sphere of influence.
Analysis: The property proposed to be annexed is within the City’s Primary Sphere of Influence, as shown in Attachment 3.
4. The proposed annexation comes with 100% consent of all landowners.
Analysis:Unable to make finding. The annexation area comes with consent of two property owners; however, the remaining property owners have not consented to the annexation.
Vesting Tentative Tract 945 and Planned Unit Development No. 0037-24 Tentative Tract 945 (Copper Ridge) is a request, by N&M Capital, LLC, to subdivide 83.61 acres of the annexation area into a 650-unit multi-family (300 units) and single-family (350 units) residential subdivision and a 5.45-acre Neighborhood Mixed Use site.
See proposed subdivision – Attachment 2.
Planned Unit Development No. 0037-24
Planned Unit Development No. 0037-24 is a request to allow various deviations from the regulations of the R-M Medium-Density Residential zone district for the residential subdivision, proposed under TT 945, including reduced lot size, lot width, lot depth, and setbacks. The PUD also proposes the removal of the block wall requirement between the MX-N Neighborhood Mixed Use site and the R-M Medium-Density Residential development to allow for integration between the sites.
Elevations are proposed for the subdivision and will be required as a condition of the Planned Unit Development. The elevations are considered enhanced and will provide a cohesive subdivision theme– Attachment 5.
Figure x: Copper Ridge Elevations and Renderings
The requests for deviations are as follows:
Section Requirement Deviation Requested
§ 17.12.030 Lot area The minimum lot area shall be 5,000 square feet, except as prescribed in
Section 17.12.100
Minimum lot size of 2,800 sq. ft.
§ 17.12.040 Lot
Dimensions
Frontage: The minimum lot frontage
shall be 40 feet
Minimum frontage 40
Width: The minimum lot width shall be
50 feet for interior lots and 60 feet for
corner lots, except as prescribed in
Section 17.10.100.
Minimum interior lot width: 40 feet
Minimum corner lot width: 45 feet
Depth: The minimum lot depth shall be
90 feet
Minimum depth: 70 feet
§ 17.12.050 Site Area
per Dwelling Unit
The minimum site area per dwelling unit
shall be 3,000 square feet
Minimum site area per dwelling unit
2,800 sq. ft.
§ 17.12.070 Building
Setback Areas
Front – Livable: 15 feet Front – Livable: 12 feet
Front – Garage: 20 feet Front – Garage: 20 feet
Rear – one-story: 15 feet Rear – one-story: 10 feet
Rear – two-story: 25 feet Rear – two-story: 10 feet
Side – Interior: 5 feet Side – Interior: 5 feet
Side – Street-Side: 10 feet Side – Street-Side: 10 feet § 17.12.150 Usable
Open Space
300 square feet per dwelling unit. The
open space shall be a minimum 15-feet
wide
Deviation from the minimum width
dimension requested, 10 feet. 300 sq. ft.
of open space will still be
accommodated.
§ 17.24.130
Screening, fences,
and walls.
A block wall with a minimum height of
seven (7) feet shall be provided along
any side or rear lot line that abuts an RL, R-M, R-H, OR, PF, AP, or CO zone district.
Deviation request to remove the block
wall requirement between the MX-N and
R-M zone district to allow for integration
and mixed uses between sites.
APN(s): 014-143-069 and 014-143-078
Total Area: 83.61 acres
Number of Dwelling Units: 650 units; 350 single-family residential dwelling units; 300 multi-family units
Units per acre: 8.31 units per gross acre of Medium-Density Residential development Potential population increase: 3.08 persons per household x 650 households = 2,002 persons Conformance with the R-M Medium-Density Residential Zone District Regulations
The residential portions of Tentative Tract 945 have been evaluated for conformance with the R-M Medium-Density Residential zone district regulations, consistent with the proposed prezoning of the site.
17.12.030 Lot area.
Smallest Largest Required in R-M
2,800 sq. ft. 11,540 sq. ft. 5,000 sq. ft.
In the R-MMedium-Density Residential zone district, the minimum lot size shall be 5,000 square feet, except as prescribed in Section 17.12.100, which allows lot area between 3,600 square feet and 4,999 square feet.
Analysis: The minimum lot size provided in Tentative Tract 945 is 2,800 sq. ft., which is a proposed deviation through Planned Unit Development No. 0037-24.
Section Requirement Deviation Requested
§ 17.12.030 Lot area The minimum lot area shall be 5,000 square feet, except as prescribed in
Section 17.12.100
Minimum lot size of 2,800 sq. ft.
17.12.040. Lot dimensions
Lot Frontage
In the R-M Medium- Density Residential zone district, the minimum lot frontage shall be 40 feet.
Analysis: There is a minimum of 40 feet of lot frontage provided for all lots within the subdivision.
Lot Width
In the R-M Medium-Density Residential zone district, there shall be a minimum lot width of 50 feet for interior lots and 60 feet for corner lots.
Analysis: All interior lots are a minimum of 40 feet wide, and each corner lot is a minimum of 45 feet wide, which is a deviation proposed through Planned Unit Development No. 0037-24.
Lot Depth
In the R-M Medium-Density Residential zone district, the lot depth shall be a minimum of 90 feet.
Analysis: The minimum lot depth proposed in the subdivision is 70 feet, which is a deviation proposed through Planned Unit Development No. 0037-24.
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 and maximum 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: 9
th Avenue is an arterial road, which borders the proposed subdivision to the east. 9 ¼ Avenue and Leland Avenue are designated collectors along the subdivision’s exterior. Lots backing onto the adjacent arterial and collector streets are separated by a block wall and a 10-foot wide landscape outlot.
Figure 14: Outlot along 9th Avenue
Figure 15: Outlot along 9 ¼ Avenue
Figure 16: Outlot along Leland Avenue
Section Requirement Deviation Requested
§ 17.12.040 Lot
Dimensions
Frontage: The minimum lot frontage
shall be 40 feet
Minimum frontage 40
§ 17.12.040 Lot
Dimensions
Width: The minimum lot width shall be
50 feet for interior lots and 60 feet for
corner lots, except as prescribed in
Section 17.10.100.
Minimum interior lot width: 40 feet
Minimum corner lot width: 45 feet
Depth: The minimum lot depth shall be
90 feet
Minimum depth: 70 feet
Density
In accordance with the General Plan, the expected density range for Medium-Density Residential is between seven and 20 units per gross acre.
Analysis: The density provided for Tentative Tract 945 is 8.31 units per gross acre, which is within the allowable and expected density range for Medium-Density Residential.
17.12.050 Site Area per Dwelling Unit.
The minimum site area per dwelling unit shall be three thousand (3,000) square feet.
Analysis: The applicant proposes to deviate from the site area per dwelling unit requirement in order to permit one unit on a minimum lot of 2,800 sq. ft. through Planned Unit Development No. 0037-24.
Section Requirement Deviation Requested
§ 17.12.050 Site Area
per Dwelling Unit
The minimum site area per dwelling unit
shall be 3,000 square feet
Minimum site area per dwelling unit
2,800 sq. ft.
17.12.060 Coverage.
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.
Analysis: As a condition of approval of the subdivision, all building setbacks, accessory structure limitations, and off-street parking requirements shall be observed, as modified through Planned Unit Development No. 0037-24.
17.12.070 Building Setback Areas
In the R-M Medium-Density Residential zone district, no structure shall be placed within a building setback area.
Front
The front building setback area shall be 15 feet from the front lot line for livable building space and 20 feet for garages, carports, and other non-livable building space.
Rear
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.
Side
The side building setback area shall be five feet from an interior side lot line and 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: The applicant proposes to deviate from the R-M Medium-Density Residential zone district standards to allow reduced livable space and rear-yard setbacks through the Planned Unit Development No. 0037-24:
Section Requirement Deviation Requested
§ 17.12.070
Building
Setback Areas
Front – Livable: 15 feet Front – Livable: 12 feet
Front – Garage: 20 feet Front – Garage: 20 feet
Rear – one-story: 15 feet Rear – one-story: 10 feet
Rear – two-story: 25 feet Rear – two-story: 10 feet
Side – Interior: 5 feet Side – Interior: 5 feet
Side – Street-Side: 10 feet Side – Street-Side: 10 feet Typical lot products are attached, as Attachment 5, showing elevations, expected layout, and the setback deviation requested.
17.12.080. Distances between structures.
In the R-M-Density Residential zone district the minimum distance between structures shall be 10 feet, except as provided by the building code.
Analysis: Separation will be provided, as required by the building code.
17.12.090. Height of structures.
In the R-M Medium-Density Residential zone district, the maximum structure height shall be 35 feet.
Analysis: The single-family residences within the subdivision are proposed to be one-and twostories, which are a nine-foot plate line height for single-story and 18-foot plate line height for twostory. The multi-family duplexes will be one-story. The 8-plex multi-family units will be two-story. As a condition of approval of the subdivision, height requirements shall be observed. Height limitations will be verified upon application for building permits.
17.12.110. Driveways.
In the R-M Medium-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.
Typical driveway widths are 16 feet. On a 40-foot lot, a 16-foot driveway accounts for 40% of the frontage width. Therefore, the maximum driveway will not be exceeded, however future paved area will not be allowed for lots already at the maximum paved area. As a condition of approval of the subdivision, driveway requirements shall be observed. Driveway locations and paved surface coverage will be verified upon application for building permits.
17.12.120 Accessory Structures
In the R-M Medium-Density Residential zone district, accessory structures may be located within a required rear or side building setback area, subject to all of the following requirements:
A. The floor area shall be a maximum 120 square feet.
B. The walls shall be at least three feet from rear and side lot lines.
C. The roof eaves shall be at least two feet from rear and side lot lines.
D. The accessory structure shall be separated from other structures by a minimum of 10 feet.
E. The plate line height shall be a maximum seven feet high.
F. The roof pitch shall be a maximum 4:12.
G. The roof ridge peak height shall be a maximum of 10 feet.
Analysis: The requirements pertaining to accessory structures are communicated to the public, however, the majority of these structures are exempt from building permits and enforced through Code Compliance. Accessory structure placement would be generally precluded for the smaller lots with 10-foot setbacks, since the separation requirements could not be achieved.
17.12.130 Other Setback Standards
In the R-M Medium-Density Residential zone district, the following setbacks shall also apply:
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.
C. Above or below ground swimming pools shall be set back five (5) feet from all lot lines where the lot has a landscape easement with a block wall on the rear or side, the setback shall be taken from the inside of the wall to the water’s edge.
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.
Analysis: As a condition of approval of the subdivision, all setbacks requirements shall be observed, except as expressly modified through the PUD. The setback requirements will be verified upon application for building permits.
17.12.140. Off-street parking.
Off-Street Parking Requirements:
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 R-M Medium-Density Residential zone district, single-family dwellings shall provide a minimum of one covered and one uncovered parking space. Multi-family parking is required, as follows:
Table 17.54.040
Number of Parking Spaces
Land Use Parking Space Requirement
Multifamily dwelling, Studio or SRO (no
bedroom)
1 space per dwelling unit
Multifamily dwelling, 1-bedroom 1.5 spaces per dwelling unit; 50% of the spaces shall be covered parking
Multifamily dwelling, 2-bedroom 1.75 spaces per dwelling unit; 50% of the spaces shall be covered parking
Multifamily dwelling, 3 or more bedrooms 2 spaces per dwelling unit; 50% of the spaces shall be covered parking
Single- or multifamily dwelling specifically for
seniors 55 years of age or older
1 space per dwelling unit or 1 space for every 4
beds
Required parking spaces may not be provided in any front, side, or rear building setback area. 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.
Recreational Vehicles:
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. 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. No recreational vehicle or trailer shall be used as a residence.
Vehicles Incapable of Movement Under Their Own Power
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.
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. I. 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.
Analysis: The above requirements pertaining to off-street parking, recreational vehicles, vehicles incapable of movement under their own power, and repair of vehicles appear as conditions of approval of the resolution for the subdivision.
17.12.150. Usable open space.
In the R-M Medium-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: The applicant seeks to allow a deviation from the minimum open-space width through the Planned Unit Development. Open space square footage will be provided within the backyard of the single-family residences with a minimum 10-ft. width. On 40-ft.-wide lots, 400 feet of open space will be provided (10’ x 40’). Open space is required in the multi-family project sites equal to five percent of the lot area. For Phase 4, a minimum of 20,200 square feet of open space will be required, based on 404,000 sq. ft. of site area. For Phase 5, a minimum of 10,183 square feet of open space will be required, based on 203,665 sq. ft. of site area. The multi-family open space requirements will be verified during Site Plan Review for the multi-family portions of the development, conceptually, the required open space has been provided, as required.
Open Space is accommodated in Phase 4 and 5, as required.
Figure 18: Phase 4 Open Space, approximately 25,214 sq. ft.
Figure 19: Phase 5 Open Space, approximately 16,748 sq. ft.
17.10.160. Landscaping.
In the R-M Medium-Density Residential zone district, the following landscape standards shall apply:
A. Landscaping shall be provided for each use as prescribed in Section 17.52 Landscape Standards.
B. Except for driveways and approved parking areas, all yard areas and setback areas visible from the street(s) shall be landscaped with live plant materials and ornamentation common to the Hanford area or up to one hundred percent (100%) of the yard and setback area may be landscaped with artificial turf and other permeable surfaces.
C. Required landscaping is to be installed within six (6) months after occupancy of the residence, apartment or office and continually maintained pursuant to Chapter 17.52 D. Landscaped areas are not to be used or converted to parking areas or any other use which results in the damage or removal of the landscaping. However, the widening of an existing paved driveway perpendicular to the street is permitted if the total width of the existing paving and the new paving does not exceed forty percent (40%) of the lot frontage along the street.
E. In order to provide a tree lined street in the residential zone districts, the following requirements shall be provided in the required parkway:
1. Two (2) street trees, a minimum fifteen (15) gallon size, shall be planted on all lots 6,000 square feet or greater. One of the two (2) front yard trees must be planted twelve (12) feet (no greater or no less) from the face of the front lot line street curb.
2. One (1) street tree, a minimum fifteen (15) gallon size, shall be planted on all lots less than six thousand (6,000) square feet. The tree shall be planted in the parkway. If there is no parkway the tree shall be planted four (4) feet behind the sidewalk, or if there is no sidewalk then four (4) feet behind the street curb.
3. There shall be two (2) additional street trees, a minimum fifteen (15) gallon size, planted on all corner lots in the parkway adjacent to the street side lot line.
F. Front yard landscaping. If front yard landscaping is provided by the builder, a prototype landscape plan is required when a building permit is requested to show that the trees will be planted as stated above. The front yard landscaping is to be installed within thirty (30) days from final building inspection approval. If front yard landscaping is not provided by the builder a fee of fifty dollars ($50.00) for each required tree shall be collected when a building permit is requested. When the house is occupied, the builder, within thirty (30) days, is required to plant one fifteen (15) gallon tree at the twelve (12) foot setback line from the street curb. If the homeowner plants the remaining three (3) trees as described above within one year of occupancy, the homeowner will be reimbursed the fifty dollars ($50.00) per tree up to three (3) trees. The builder will be reimbursed the fifty dollars ($50.00) for the required tree at the twelve (12) foot line.
G. On corner lots where the house and garage both front toward the front of the lot the area between the fence and back of sidewalk along the street side lot line shall be landscaped with two (2) of the four (4) required street trees and with live ornamental bushes and shrubs with an automatic irrigation system at the time of house construction.
Analysis: Landscaping permits will be required for the single-family lots and the multi-family developments. The above requirements are conditions of approval of the project.
17.12.170. Screening, Fences, and Walls.
Fences and walls shall be provided on the site for each use in accordance with Section 17.50.120.
Analysis: As a condition of approval of the subdivision, wall placement shall be observed and will be verified where a building permit is required.
17.12.180. Signs.
Signs placed in the R-M zones shall be subject to the requirements and standards prescribed in Chapter 17.56.
Analysis: Signage for the single-family residences are generally limited to temporary signs (political signs), and subject to the requirements of Chapter 17.56. Signage for the multi-family portions of the development will be required to adhere to the table below. A sign permit will be required to be submitted.
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.
17.10.190. General Provisions and Standards.
Structures and the use of structures or land shall be subject to the requirements and standards prescribed in Chapter 17.50.
Conclusion: All requirements of the R-M Medium-Density Residential zone district are satisfied in the proposed subdivision, with the deviations permitted through the planned unit development, or will be satisfied by conditions of approval for future building permits.
Conformance with the MX-N Neighborhood Mixed Use Regulations
The commercial portion of Tentative Tract 945 has been evaluated for conformance with the MX-N Neighborhood Mixed Use zone district regulations, consistent with the proposed prezoning of the site.
17.24.020 Permitted uses
Uses shall be permitted or not permitted, conditionally permitted, administratively permitted, or temporarily permitted as prescribed in the land use table in Section 17.08.030.
Analysis: Although the development of the commercial shopping center is conceptual, it is estimated that it may include two fast food restaurants, two general retail stores, and one convenience store. The uses proposed are allowed within the MX-N Neighborhood Mixed Use zone district. Since the commercial portion of the site is considered conceptual, a Site Plan Review will be required for development of the site in the future. All uses proposed for the site will be required to adhere to the land use table and allowable uses in the MX-N Neighborhood Mixed Use zone district.
Figure 20: MX-N Uses
17.24.030 Site area
In the MX-N Neighborhood Mixed Use zone district the minimum site area shall be five thousand (5,000) square feet, unless a smaller site is approved with a conditional use permit in accordance with Chapter 17.80. Between twenty-five percent (25%) and seventy-five percent (75%) of the contiguously zoned parcels in an MX-N zone shall be reserved for residential use.
Analysis: The MX-N Neighborhood Mixed Use portion of the development is 5.45 acres. The entirety of Phase 5 of Tentative Tract 945 is approximately 9.23 acres. Therefore, the residential to commercial percentage is approximately 60% commercial to 40% residential.
Figure 21: MX-N and R-M Ratio
17.24.040 Lot dimensions.
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.
Analysis: The MX-N Neighborhood Mixed Use parcel has approximately 400 feet of street frontage on 9 ¼ Avenue and 500 feet of street frontage on Grangeville Boulevard and future Canyon Creek Street.
17.24.050 Coverage.
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.
Analysis: The requirements for setbacks, open space, and off-street parking and loading are addressed below.
17.24.60 Building setback areas
In the MX-N Neighborhood Mixed Use zone district, no structure shall be placed within a building setback area.
The front building setback area shall be fifteen (15) feet.
Analysis: Since development of the commercial portion of the site is conceptual and lot lines have not been identified, the front lot line cannot be identified at this time; however, all structures are setback a minimum of 15 feet from a lot line abutting a street; therefore, the front yard setback is able to be satisfied. Future development of the commercial portion of the site will require Site Plan Review, where the lot lines will be clearly defined and the setback required to be satisfied.
The rear building setback may be zero (0) feet from the rear lot line, except where the rear lot line abuts a public street or 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.
Analysis: Since development of the commercial portion of the site is conceptual and lot lines have not been identified, the rear lot line cannot be identified at this time. Future development of the commercial portion of the site will require Site Plan Review, where the lot lines will be clearly defined and the setback required to be satisfied.
The side building setback area shall be zero (0) feet, except where the side lot line abuts a public street or an R-L, R-M, R-H, OR, O, PF, AP, or CO zone district then the side building setback area shall be fifteen (15) feet.
Analysis: Since development of the commercial portion of the site is conceptual and lot lines have not been identified, the side and street-side lines cannot be identified at this time. Future development of the commercial portion of the site will require Site Plan Review, where the lot lines will be clearly defined and the setback required to be satisfied.
17.24.070 Distances between structures.
The minimum distance between a structure used solely for residential purposes and another structure shall be ten (10) feet, except as provided by the building code.
Analysis: There are not residential uses proposed within the MX-N Neighborhood Mixed Use portion of the site, however residential uses are proposed east of the MX-N zone in the R-M zone. A 15-ft setback will be required between the MX-N and R-M zone, therefore, the 10-ft. minimum distance between a structure used solely for residential purposes and another structure will be satisfied and verified during site plan review.
17.24.080 Height of structures.
In the MX-N Neighborhood Mixed Use zone district, the maximum structure height shall be thirty-five (35) feet.
Analysis: The development of the commercial portion of the site is conceptual. A 35-ft height limitation will be a condition of approval and verified during future site plan review for the site’s development.
17.24.090 Driveways.
In the MX-N 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 one hundred (100) feet from the radius curve of the curb, unless otherwise specifically approved by the City Engineer.
Analysis: The commercial portion of the site is considered conceptual. On the conceptual plan, the driveway is shown setback 195 feet from the radius of the curb on 9 ¼ Avenue and 200 feet from the radius of the curb on Grangeville Boulevard and future Canyon Creek Street. Ultimate driveway locations will be verified during Site Plan Review.
17.24.100 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.
Analysis: Parking requirements will be verified during Site Plan Review. Conceptually, parking has been provided, as shown in the table below:
Parking requirements and provision of parking spaces will be reviewed and required during site plan review.
17.24.110 Usable open space
New commercial developments shall provide a common outdoor, shaded sitting area for use by customers. The size of this area shall be a minimum two hundred fifty (250) square feet per acre of site area.
Analysis: Open space has not been identified within the conceptual site plan. Open space will be required to be provided within the commercial site’s development and will be verified during Site Plan Review.
17.24.120 Landscaping
In the MX-N Neighborhood Mixed Use Landscaping shall be provided for each use as prescribed in Section 17.52 Landscape Standards. Landscaping shall be provided and permanently maintained in the required setback area from a lot line adjoining a street. Required landscaping is to be installed prior to occupancy and continually maintained pursuant to Chapter 17.52.
Analysis: Landscaping has not been identified within the conceptual site plan. Landscaping will be required to be provided within the commercial site’s development and will be verified during Site Plan Review.
17.24.130 Screening, fences, and walls.
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.
Analysis: Although conceptual, a block wall is not provided between the MX-N Neighborhood Mixed Use portion of the site and the R-M Medium-Density Residential designation to the east. A block wall would separate the uses and not provide horizontal mixed use integration. Through the planned unit development, removal of the block wall requirement is sought. Upon Site Plan Review, if pedestrian access between the site is limited and the sites not intended to be integrated, a block wall shall be provided.
C. No fence or wall shall be placed in front of or within any landscaped area located next to a street.
D. 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 (7) feet minimum in height. Such storage shall not be visible above the fence or wall.
Subdivisions Improvements
Street Improvements:
The improvements consisting of sanitary sewers, storm sewers, water mains, communication conduit, concrete curbs, gutters, sidewalks, street lights, street subgrading and surfacing, signage and striping and all other improvements are required to be installed in accordance with Chapter
16.24 “Improvements” of the Hanford Municipal Code, the City of Hanford’s Active Transportation Plan (ATP), and the resolution pertaining to subdivision improvements in effect at the time of filing the tentative map.
All corner lots will be required to meet the requirements of California's daylighting law (Assembly Bill 413), which prohibits parking within 20 feet of a crosswalk, marked or unmarked, to improve visibility and pedestrian safety. This statewide law, which went into effect January 1, 2024, began being enforced with citations on January 1, 2025. The goal is to give drivers more time to see pedestrians and cyclists approaching or crossing intersections, regardless of whether the curb is painted red All streets within the subdivision will be developed to residential street standards (City standard ST32 and ST-39 with a traffic index of 6, except the following:
Figure 22 Local Streets
9 ¼ Avenue shall be developed as a Minor Collector street with an 68 foot right of way width in conformance with City Standard. ST-17 and ST-26 and the City of Hanford’s ATP, and a traffic index of 9. Developer shall be required to construct the remaining width of right of way on the east side of 9 ¼ Avenue from Grangeville Boulevard to Leland Avenue.
Figure 23 - 9 ¼ Avenue
Developer shall construct the extension of Leland Avenue as a Minor Collector street with a 68’ ultimate right of way width between 9 ¼ Avenue and 9th Avenue in conformance with City Standard ST-17 and ST-26 and the City of Hanford’s ATP, and a traffic index of 9. Developer shall construct Leland Avenue to the centerline (half width) of ultimate width creating 2-eleven foot travel lanes. An asphalt dike shall be installed along the westbound travel lane edge of pavement for the full length
of the Leland Avenue project frontage. To align the half width street section with the existing lane alignment established on the west side of 9 ¼ Avenue, the developer shall remove the existing lane striping and reinstall a temporary transition stripe in conformance with the Highway Design Manual to align with the travel lanes on the east side of the intersection. Stop signs, stop limit lines and stop legends shall be installed in all directions of the Leland Avenue and 9 ¼ Avenue intersection per City Standard Detail ST-47.
Figure 24 - Leland Way
Developer shall construct 9th Avenue as an Arterial Street with a 100 foot ultimate right of way width in conformance with City Standard Detail ST-20 and the City of Hanford’s ATP with a traffic index of
11. Developer shall be required to construct half of the raised median width for the full length of the 9 th Avenue project frontage in conformance with City Standard Detail CO-17 and CO-18. Turn pockets associated with the ultimate raised median design shall be delineated using 48” high visibility delineators in conformance with CA.M.U.T.C.D. To allow for northbound and southbound traffic on 9th Avenue, a temporary centerline striping shall be installed. A timber barricade per City Standard Detail GE-59 shall be installed on 9th Avenue at the south project boundary. Additionally, the developer will be required to coordinate with the ongoing CIP project on 9th Avenue. The coordination will include, but not be limited to, the ultimate road alignment and location requirements of the CIP Engineering Division.
Figure 25 – 9
th Avenue
Grangeville Boulevard shall be developed as a Arterial Street with a modified right of way width of 84 foot in conformance with City Standard Detail ST-17 and ST-20 and the City of Hanford’s ATP, with a traffic index of 11. Developer shall be required to construct the remaining width of right of way on the north side of Grangeville Boulevard between 9 ¼ Avenue and the eastern boundary of the project. A pavement transition shall be required beyond the east project boundary. The developer shall in good faith attempt to obtain an easement for purposes of pavement transition, and provide documentation of such attempt. Additionally, the developer will be required to coordinate with the ongoing CIP project on Grangeville Boulevard. The coordination will include, but not be limited to, the ultimate road alignment and location requirements of the CIP Engineering Division.
Figure 26 -Grangeville Boulevard
That streetlights be installed throughout the interior of the development and along project frontages in conformance with City standard GE-56. Streetlights shall be located as designated by City Engineer.
The development is subject to a transportation mitigation impact fee as required by City Ordinance No. 90-09 and any revisions thereof. Developer shall be entitled to a credit against subject development fee for oversizing of roadway improvements for increased traffic index constructed by developer within Grangeville Boulevard, 9 ¼ Avenue, Leland Avenue and 9th Avenue. Additionally, the developer shall be entitled to credit against the construction of 9th Avenue as determined by the City of Hanford Development Impact Fee Study dated September 2019.
Backup Parkway Improvements
The developer shall design and construct the following improvements along 9 1/4 Avenue, Leland Avenue, 9th Avenue and Grangeville Boulevard frontages of proposed subdivision. a. A six (6) ft. minimum high ornamental, masonry block fence with continuous footing. Wall shall be treated with an anti-graffiti repellent. (Excluding Grangeville Boulevard). A blockwall easement will be required in any locations where a blockwall footing or foundation encroaches on private property.
b. A sidewalk in conformance with City Standards and the City’s adopted ATP. c. Soil preparation, automatic irrigation and landscaping. d. Landscape plans for right-of-way and a 10 ft. wide landscape lot.
Sewer Improvements:
The developer’s engineer will provide a sanitary sewer master plan complete with calculations for the entire subdivision for City review and approval prior to recording a subdivision final map for the first phase of development. Consideration shall be given for future areas of development located adjacent to proposed subdivision per the City Sanitary Sewer Master Plan.
A minimum 12-inch diameter sanitary sewer main will be installed within 9th Avenue between Leland Avenue and the southern property boundary, subject to reimbursement for over sizing in accordance with City Municipal Code Section 13.08, or any revisions thereof.
A minimum 12-inch diameter sanitary sewer main will be installed within 9th Avenue between the southern property boundary and Grangeville Boulevard, subject to reimbursement for over sizing in accordance with City Municipal Code Section 13.08, or any revisions thereof.
The developer will install a 12-inch sewer main in Grangeville Boulevard from 9 ¼ Avenue to project flow to a future sanitary sewer main planned for the future 9th Avenue alignment, subject to reimbursement for over sizing in accordance with City Municipal Code Section 13.08, or any revisions thereof.
A minimum 12-inch diameter sanitary sewer main will be installed within Leland Avenue between 9 ¼ Avenue and 9th Avenue, subject to reimbursement for over sizing in accordance with City Municipal Code Section 13.08, or any revisions thereof.
The developer is entitled to a reimbursement agreement in accordance with City Municipal Code section 13.08 for sanitary sewer main improvements constructed within 9th ‘Avenue, Grangeville Boulevard and Leland Avenue, which also provides a benefit to others. Costs for sanitary sewer main improvements installed within the streets referenced here, if applicable, shall be per the City of Hanford Development Impact Fee Study document dated September of 2019. Reimbursement cost shall be per the Fee Study at time of improvement installation and operational acceptance.
The Copper Ridge development will not be allowed occupancy until a sewer trunk line is installed within 9th Avenue from Grangeville Boulevard to E. Lacey Boulevard.
Storm Drainage Improvements:
The developer’s engineer will provide a storm drainage master plan complete with calculations for the entire subdivision for City review and approval prior to recording a subdivision final map for the first phase of development. The Master Plan will determine the ultimate temporary basin location built to City Standard.
The developer is required to obtain an easement and complete construction of the temporary storm drain basin with the first phase of the subdivision. The basin shall be designed in conformance with the City of Hanford’s Storm Drainage Design Criteria specifications and shall include a six foot (6’) high chain-link fence with privacy slats per City Standard Detail GE-23. A 24’ wide drive approach per City Standard Detail CO-41 and access gates per City Standard Detail GE-26 shall also be installed.
The developer is required to comply with the State of California Water Resources Control Board requirements specifically related to the National Pollution Elimination System Permit process.
Water System
The developer’s engineer is required to provide a Water System Master Plan complete with calculations for the entire subdivision for City review and approval prior to recording a subdivision final map for the first phase of development. Consideration shall be given for future areas of development located adjacent to proposed subdivision, as shown on the city Water Master Plan.
A minimum 18 inch diameter water main and appurtenances, be extended along the Grangeville Boulevard project frontage. Applicant shall be entitled to a refund for water main oversizing in accordance with City Municipal Code Section 13.04. The new water main shall connect with the existing water main on 9 ¼ Avenue and shall include a blow off assembly per City Standard Detail WA-26 at the eastern terminus.
A minimum 12 inch diameter water main and appurtenances, be extended along the Leland Avenue project frontage. Applicant shall be entitled to a refund for water main oversizing in accordance with City Municipal Code Section 13.04. The new water main shall connect to the existing water main at the intersection of Leland Avenue and 9 ¼ Avenue.
As determined by results shown in the Hydraulic Capacity Study provided by Akel Engineering, the developer is required to replace approximately 550 LF of existing 8” water main and install the same LF of 10” water main on 9 ¼ Avenue from Grangeville Boulevard to approximately 550’ to the north of Grangeville Boulevard.
A minimum 12 inch diameter water main and appurtenances are required to be extended along the 9th Avenue project frontage. Applicant shall be entitled to a refund for water main oversizing in accordance with City Municipal Code Section 13.04. The new water main shall connect to the new water main at the intersection of Leland Avenue and 9th Avenue and shall include a blow off assembly per City Standard Detail WA-26 at the southern terminus.
All existing water wells are required to be abandoned in conformance with State of California Department of Health Standards.
Easements and Dedications
Easements:
All easements are required to be designated on the recorded final map as required by the utility companies and where needed for providing service to streetlights as designated by the City of Hanford Engineering Department.
The developer is required to acquire an easement for temporary storm basin purposes be dedicated to the City where it is necessary to facilitate installation of storm drainage facilities connecting the portion of the development to the proposed storm drainage basin. Easements required to serve and maintain the temporary storm drainage basin may include, but are not limited to, access and storm drain pipeline easements. Easement locations and widths are required to be approved by the City Engineer and dedicated on the Final Map or by separate instrument.
The developer shall in good faith attempt to obtain an easement for sanitary sewer purposes from the south development boundary through the Not-A-Part and provide documentation of such attempt. This is to accommodate the installation of the 9th Avenue sanitary sewer main from the south development boundary through the Not-A-Part, to the intersection of 9th Avenue and Grangeville Boulevard. Easement locations and widths shall be approved by the City Engineer and dedicated on the Final Map or by separate instrument.
All easements for irrigation ditches and/or irrigation pipelines are required to be legally abandoned or relocated to the satisfaction of the City Engineer prior to acceptance of the subdivision improvements.
All proposed landscape/public utility easements as shown on the tentative map are required to be dedicated to the City and be included on the subdivision final map. Additional landscape or public utility easements determined necessary by the City Engineer or City Planner during review of the improvement plans shall also be dedicated with the Final Map, as required by the City.
Dedications:
The developer is required to dedicate to the City, additional right of way along the east side of 9 ¼ Avenue, between Grangeville Boulevard and Leland Avenue to facilitate construction of the development frontage improvements as approved on the Tentative Map.
The developer is required to dedicate to the City, additional right of way of Grangeville Boulevard between the eastern project boundary and 9 ¼ Avenue to facilitate construction of the development frontage improvements as approved on the Tentative Map.
The developer is required to dedicate to the City, right of way along the Leland Avenue project frontage to facilitate construction of the development frontage improvements as approved on the Tentative Map.
The developer is required to dedicate to the City, right of way along the 9th Avenue property frontage to facilitate construction of the development frontage improvements as approved on the Tentative Map.
The developer is required to dedicate an easement to the City, for the proposed onsite drainage basin for Tract 945 drainage purposes.
The developer is required to dedicate all Outlots to the City that shall be maintained by the Community Facilities District (CFD). Additionally, at entrances to the development where roads transfer from collectors/arterials to local streets and there are side lot frontages, the outlots need to extend around these side lot frontages (ending where the side lot meets the beginning of the curve) and include block walls. These outlots must fully extend around the side lot frontages, the current configuration on the proposed Tentative Map fails to indicate the entire outlot area.
Assessment District
The developer will enter into an agreement with the City for the formation of a community facilities district tax assessment district for the maintenance of landscaping, decorative block wall/ fencing, roadways, streetlights, curb and gutter, sidewalk, signage, storm drain system and basin and emergency services.
That prior to funds of the tax assessment district being obtained, the developer will be responsible for the maintenance of all items listed above.
Neighborhood Park.
Goal O9: Parks provided at a combined ratio of 3.5 acres per 1,000 residents.
Calculation:
650 units x 3.08 persons per household = 2002 persons
2002 residents ÷ 1,000 = 2.002
2.002 x 3.5 acres = 7.007 acres of park space required
Although the project’s population would yield 7 acres of park space, due to the proximity of the project to the future Heroes Park and the existing Freedom Park, the City requested park space be accommodated through the payment of fees, instead of the provision of park space within the development. Therefore, it is at the request of staff that a 7-acre park not be provided within the subdivision.
Figure 26: Proximity to Park Space
As a condition of approval of a final subdivision map or parcel map, the subdivider shall pay a fee in lieu for park or recreational purposes, at the time and according to the standards and formula contained in this title.
Restricted Access:
A one-foot reservation strip will be established at the end or sides of the roads abutting unsubdivided property and dedicated on the subdivision final map. All access will be restricted from the 9 th Avenue,
9 ¼ Avenue, and Leland Avenue for lots backing or siding onto said rights-of-way. Side-lot access shall also be restricted for the following Lots: 369, 337, 336, 231, 241, 280, 299, 300, 310, 311, 101 and 102. A restricted access designation will be depicted on all recorded final maps.
Figure 27: Restricted Access
Special Requirements:
1. That a right-to-farm provision be recorded with the recording of the final subdivision map to insure that future residents of the homes in the subdivision are aware of the adjacent agricultural uses and their right to continue to operate.
2. That each lot owner within Tract No. 945 shall care for and maintain the trees and lawn area located in the parkway in front of their lot(s). For corner lots, the lot owner shall also care for and maintain the parkway trees and lawn area along the street side of their lot. All species of trees shall be selected from a list approved by the City Street Tree Commission. The parkway is defined as that land area located between the street curb and the public sidewalk.
3. That the tree(s) and lawn area are to be properly pruned, mowed, sprayed, watered and fertilized on a regular on-going basis in order to preserve the health and life of the tree(s) and lawn area.
4. That should the tree(s) and lawn area become damaged, severely pruned, neglected, removed or die, the lot owner shall replace said tree(s) and lawn area within thirty (30) days after the date of written notice from the City of Hanford. The tree(s) shall be replaced with a 15 gal. size tree of the same species that was originally planted. The lawn area shall be replaced with lawn. Rocks, bark, ground cover, plants or paving are not allowed in the parkway
5. That the "NOTICE, DISCLOSURE, ACKNOWLEDGMENT AND AGREEMENT OF CONTINUED CARE AND MAINTENANCE BY LOT OWNER OF THE TREES AND LAWN AREA PLANTED IN THE PARKWAY" be recorded concurrent with the recording of the subdivision final map to insure that future residents of homes in the subdivision are aware of the obligation to maintain the landscaping within the park strip.
Each lot owner is to be provided a copy of said Notice, Disclosure, Acknowledgement, and Agreement, attached as in Exhibit B.
6. That Lots established as multi-family, particularly Lots 351-387, shall design each parcel to have one (1) shared access drive approach equaling 24’ in width per City Standard Detail CO-41. If separate drive approaches are necessary, a 12’ wide drive approach per City of Hanford Standard CO-38 for each garage will be required with a minimum of 22’ of full height curbing in between the drive approaches.
Drive approaches shall not exceed 40% of frontage.
Impact Fees:
Impact fees related to single family residential, multi-family and commercial will be assessed separately.
Multi-family and Commercial must be approved through site plan review as individual project.
1. That development is subject to a Police Development Impact Fee as required by City Ordinance No. 98- 14, and any revisions thereof. Fee payable with each building permit.
2. That development is subject to a Fire Development Impact Fee as required by City Ordinance No. 98- 14, and any revisions thereof. Fee payable with each building permit.
3. That development is subject to a Park Development Impact Fee as required by City Ordinance No. 90- 10 and any revisions thereof. Fee payable with each building permit.
4. That development is subject to a Transportation mitigation impact fee as required by City Ordinance No. 90-09 and any revisions thereof. Fee payable with each building permit.
5. That the development is subject to a Wastewater System Development Impact fee as required by City Ordinance No. 98-14, and any revisions thereof. Fee payable with each building permit.
6. That development is subject to a Storm Drainage Development Impact fee, as required by City Ordinance No. 98-14, and any revisions thereof. The development will be constructing a temporary storm basin and the City will acquire property in the future for a regional storm basin that will acquire the storm water from this development.
7. That development is subject to a Water System Development Impact Fee as required by City Ordinance No. 98-14 or any revisions thereof. Fee payable with each building permit.
8. That development is subject to a Refuse and Recycling Development Impact Fee as required by City Ordinance No. 05-16 or any revisions thereof. Fee payable with each building permit.
9. That development is subject to a Sanitary Sewer area of benefit assessment fee in accordance with City Ordinance No. 92-03 and any revisions thereof. Subject fee shall be paid prior to recording a subdivision final map.
General Comments:
1. The approval of this Tentative Map does not authorize construction or development of any multifamily or commercial uses shown on the map. Prior to any development of these areas, the applicant shall obtain Site Plan Review approval in accordance with the Hanford Municipal Code and all other applicable City regulations. Site Plan Review may include review and approval by the Planning Commission and/or City Council, as required at the time of application. If future subdivision of any multifamily or commercial parcel is proposed, additional Tentative and Final Maps or Parcel Maps shall be required in compliance with the California Subdivision Map Act (Government Code §66410 et seq.) and the Hanford Subdivision Ordinance.
2. Per the applicant’s direction, the area designated for the temporary storm drainage basin shall not be further subdivided as part of the Final Maps for this subdivision. At such time as the City establishes a regional storm drainage basin to serve this area, any proposal to develop or reuse the temporary basin site shall be required to resubmit for Site Plan Review in accordance with the Hanford Municipal Code and all applicable City regulations. Upon resubmittal, the project shall be subject to all conditions and requirements in effect at that time, including the preparation and approval of a new Tentative Map(s) and any necessary Final or Parcel Maps, consistent with the California Subdivision Map Act (Government Code §66410 et seq.) and the Hanford Subdivision Ordinance.
3. Block wall easements shall be provided wherever block wall footings or foundations encroach onto private property, as determined necessary by the City Engineer. Such easements shall be dedicated on the Final Map.
4. A Declaration of Temporary Building Restrictions shall be recorded concurrently with the Final Map, encompassing the area designated for the temporary storm drainage basin. The restriction shall prohibit any building or structural development within the designated basin area until such time as the City establishes a regional storm drainage facility and the property is subsequently entitled for development through the required Site Plan Review and Subdivision Map Act processes. The document shall be prepared in a form acceptable to the City Attorney and City Engineer and shall be recorded with the Kings County Recorder’s Office at the time of final map recordation.
FINDINGS FOR APPROVAL
Annexation No. 165
The Hanford Planning Commission is charged with reviewing the proposed annexation and making a finding of consistency with the Hanford General Plan to forward to the City Council. The Planning
Commission was able to make a finding of General Plan consistency at their meeting on November 25, 2025.
Annexation 165 is consistent with the Hanford General Plan Policy L15 and L17.
Policy L15 Initiation of Annexations
Consider initiation of annexation of land into the City of Hanford only when the following criteria are met:
1. The land is within the Primary Sphere of Influence.
Analysis: The property proposed to be annexed is within the City’s Primary Sphere of Influence, as shown in Attachment 3.
2. The capacity of the water, sewer, fire, school, and police services are adequate to service the area to be annexed or will be adequate at the time that development occurs.
Analysis: A Plan for Services has been prepared by Engineering for Water, Sanitary Sewer, and Storm Drainage – see Attachment 4.
Fire and Police
Fire and police services are adequate to service the area to be annexed. Impacts to fire and police services will be mitigated through payment of impact fees.
School
Since the proposed Project includes the addition of 650 residential units, the number of students in the school district will increase. The Project will pay school development impact fees to the school districts at the time of building permit issuance in compliance with Education Code Section 17620 and Government Code Section 65995 et. Seq.. These fees are used to construct new or expanded school facilities.
The City’s role in development and managing school sites and programs is limited. The various school districts truly govern where a new school site would be located and when it would be necessary to construct or expand facilities, in order to adequately accommodate population growth. Elected governing school boards are responsible for budgeting and decision-making and the State Department of Education establishes school site and construction standards. The General Plan provides policy which focuses on collaboration with school districts in determining new school locations and utilizing school facilities for general public needs. School districts would be able to utilize the General Plan, along with other plans, standards, and codes, to establish new school sites and to make decisions on school amenities and cohesiveness with the surrounding area.
3. Land for development within the City limits is insufficient to meet the current land use needs.
Analysis: The applicant is proposing an 83.61-acre development in the northeast planning area. Available land for new development within the City limits is limited. Within the existing City limits, the majority of the property available for residential development has been developed or has been entitled. The proposal is considered implementation of the General Plan.
4. The territory to be annexed is contiguous to existing developed areas.
Analysis: The territory to be annexed is directly contiguous to the current City limits to the north and west. Three annexations are in progress west and south of the project site – shown in Figure 13.
Policy L17 Plan for Services
Prepare and make publicly available a written Plan for Services that describes how urban services will be provided prior to initiating an annexation.
Analysis: A Plan for Services is attached (Attachment 4).
Favorable Factors for Annexation
Favorable and unfavorable factors for annexation have been adopted by LAFCO. The existence of favorable or unfavorable factors should not decide approval or denial; however, a substantial number of favorable or unfavorable factors may determine approval or denial of the proposal.
1. The proposed area is close to urban development and municipal-type services and would enhance its potential for full development.
Analysis: The proposed area is close to the existing City limits and is a logical extension of the City. The annexation area can be served by municipal-type services. The annexation area is designated as a combination of Low-Density Residential, Medium-Density Residential, and Neighborhood Commercial by the General Plan and is proposed to be designated as a combination of Low-Density Residential, Medium-Density Residential, Neighborhood Commercial, and Neighborhood Mixed Use, in accordance with the proposed General Plan Amendment. This area has been considered for urban development by the General Plan and is necessary to accommodate growth within the City of Hanford.
2. The proposed annexation conforms to the adopted General Plan.
Analysis: The annexation area is designated as a combination of Low-Density Residential, Medium-Density Residential, and Neighborhood Commercial by the General Plan and is proposed to be designated as a combination of Low-Density Residential, Medium-Density Residential, Neighborhood Commercial, and Neighborhood Mixed Use, in accordance with the proposed General Plan Amendment. This area has been considered for urban development by the General Plan and is necessary to accommodate growth within the City of Hanford. The southern portion of the annexation area, considered the development area, is proposed to be developed as shown in Tentative Tract 945. Tentative Tract 945 proposes the development of 650 residential units (350 single-family and 300 multi-family), as well as
5.45 acres of commercial development. The development is consistent with the proposed General Plan Amendment No. 0009-24. All findings have been made in order to support the General Plan Amendment. The northern portion of the annexation area is not proposed to be developed, at this time. The annexation is consistent with the General Plan, as proposed to be amended.
The annexation is consistent with the General Plan Section 3.2.4, which states, “Annexation of land into Hanford allows previously undeveloped land to become available for development and allows the City of Hanford to provide the territory that is annexed with its full range of City services.” The annexation area is also consistent with Policy L15 and L17 of the General Plan, as analyzed above.
3. The proposed area is consistent with the sphere of influence.
Analysis: The property proposed to be annexed is within the City’s Primary Sphere of Influence, as shown in Attachment 3.
4. The proposed annexation comes with 100% consent of all landowners.
Analysis: Unable to make finding. The annexation area comes with consent of two property owners; however, the remaining property owners have not consented to the annexation.
General Plan Amendment No. 0009-24 and Prezone No. 0013-24 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:
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 Prezone No. 0013-24 and General Plan Amendment No. 0009-24 are internally consistent with the goals, objectives, and policies of the General Plan, including Low-Density Residential Policies L31-L33, Medium-Density Residential Policies L34 – L37, Neighborhood Commercial Polices L34-L37, Neighborhood Mixed Use policies L60 – L64, and Annexation Policies L15 and L17. The development proposed in the annexation area, under Tentative Tract 945, conforms with the regulations pertaining to the R-M Medium-Density Residential zone district and MX-N Neighborhood Mixed Use zone district, except where expressly modified under Planned Unit Development No. 0037-24.
2. That 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. That the amendment would maintain the appropriate balance of land uses within the City.
Analysis: That job-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 existing 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 job-rich area.
The prezone of the northern portion of the annexation area is consistent with the General Plan designation, Neighborhood Commercial and Low-Density Residential. The southern portion of the site, the planned development area, proposes to align with the land use designations proposed through General Plan Amendment No. 0007-24, Neighborhood Mixed Use and Medium-Density Residential.
The project proposes the up-zoning of approximately 72.92 acres of Low-Density Residential to Medium-Density Residential and the addition of a 5.45-acre Neighborhood Mixed Use site. The site will increase both housing opportunity and commercial activity, thus maintaining an appropriate balance of land uses within the City.
4. That the anticipated land uses on the subject site would be compatible with existing and future surrounding uses.
Analysis: That the anticipated land uses on the subject site include single-family residences (existing large-lot single family residential and planned small-lot single family), duplexes, lowrise apartments, and neighborhood commercial uses, as proposed under Tentative Tract 945.
The anticipated land uses for the annexation area include low-density residential, mediumdensity residential, and neighborhood commercial and mixed-use development. The anticipated land uses are compatible with the surrounding land uses and planned land uses in the area, which include agricultural land, a future regional park, single-family and multi-family residential.
Tentative Tract Map 945:
Pursuant to Section 16.04.010 of the Hanford Subdivision Ordinance, Section 66474 of the Subdivision Map Act, and Hanford’s Zoning Ordinance, the following findings can be made by the discretionary body:
1. Consistency Finding:
ANALYSIS: That a consistency finding can be made, because the proposed subdivision map is consistent with the State Subdivision Map Act, General Plan (as proposed to be amended through General Plan Amendment No. 0009-24), Zoning Ordinance, and Subdivision
Ordinance. The subdivision is consistent with the General Plan Designation for the property, as amended through General Plan Amendment No. 0009-24 (for which the required findings can be satisfied), Medium-Density Residential and Neighborhood Mixed Use. All requirements of the Neighborhood Mixed Use zone and the R-M Medium-Density Residential zone district are satisfied, except where expressly modified through Planned Unit Development No. 0037-24 for lot area, lot dimensions, site area per dwelling unit, building setbacks, and usable open space, as set forth below:
Section Requirement Deviation Requested
§ 17.12.030 Lot area The minimum lot area shall be 5,000 square feet, except as prescribed in
Section 17.12.100
Minimum lot size of 2,800 sq. ft.
§ 17.12.040 Lot
Dimensions
Frontage: The minimum lot frontage
shall be 40 feet
Minimum frontage 40
Width: The minimum lot width shall be
50 feet for interior lots and 60 feet for
corner lots, except as prescribed in
Section 17.10.100.
Minimum interior lot width: 40 feet
Minimum corner lot width: 45 feet
Depth: The minimum lot depth shall be
90 feet
Minimum depth: 70 feet
§ 17.12.050 Site Area
per Dwelling Unit
The minimum site area per dwelling unit
shall be 3,000 square feet
Minimum site area per dwelling unit
2,800 sq. ft.
§ 17.12.070 Building
Setback Areas
Front – Livable: 15 feet Front – Livable: 12 feet
Front – Garage: 20 feet Front – Garage: 20 feet
Rear – one-story: 15 feet Rear – one-story: 10 feet
Rear – two-story: 25 feet Rear – two-story: 10 feet
Side – Interior: 5 feet Side – Interior: 5 feet
Side – Street-Side: 10 feet Side – Street-Side: 10 feet § 17.12.150 Usable
Open Space
300 square feet per dwelling unit. The
open space shall be a minimum 15-feet
wide
Deviation from the minimum width
dimension requested, 10 feet. 300 sq. ft.
of open space will still be
accommodated.
§ 17.24.130
Screening, fences,
and walls.
A block wall with a minimum height of
seven (7) feet shall be provided along
any side or rear lot line that abuts an RL, R-M, R-H, OR, PF, AP, or CO zone district.
Deviation request to remove the block
wall requirement between the MX-N and
R-M zone district to allow for integration
and mixed uses between sites.
2. Design Finding:
ANALYSIS: That the design and improvement of the subdivision is consistent with the State Subdivision Map Act, General Plan (as amended through General Plan Amendment No. 0009-24), Zoning Ordinance, and Subdivision Ordinance. The subdivision is consistent with the General Plan Designation for the property, as amended through General Plan Amendment No. 0009-24 (for which the required findings can be satisfied), Medium-Density Residential and Neighborhood Mixed Use. All requirements of the Neighborhood Mixed Use zone and the R-M Medium-Density Residential zone district are satisfied, except where
expressly modified through Planned Unit Development No. 0037-24 for lot area, lot dimensions, site area per dwelling unit, building setbacks, and usable open space, as set forth below:
Section Requirement Deviation Requested
§ 17.12.030 Lot area The minimum lot area shall be 5,000 square feet, except as prescribed in
Section 17.12.100
Minimum lot size of 2,800 sq. ft.
§ 17.12.040 Lot
Dimensions
Frontage: The minimum lot frontage
shall be 40 feet
Minimum frontage 40
Width: The minimum lot width shall be
50 feet for interior lots and 60 feet for
corner lots, except as prescribed in
Section 17.10.100.
Minimum interior lot width: 40 feet
Minimum corner lot width: 45 feet
Depth: The minimum lot depth shall be
90 feet
Minimum depth: 70 feet
§ 17.12.050 Site Area
per Dwelling Unit
The minimum site area per dwelling unit
shall be 3,000 square feet
Minimum site area per dwelling unit
2,800 sq. ft.
§ 17.12.070 Building
Setback Areas
Front – Livable: 15 feet Front – Livable: 12 feet
Front – Garage: 20 feet Front – Garage: 20 feet
Rear – one-story: 15 feet Rear – one-story: 10 feet
Rear – two-story: 25 feet Rear – two-story: 10 feet
Side – Interior: 5 feet Side – Interior: 5 feet
Side – Street-Side: 10 feet Side – Street-Side: 10 feet § 17.12.150 Usable
Open Space
300 square feet per dwelling unit. The
open space shall be a minimum 15-feet
wide
Deviation from the minimum width
dimension requested, 10 feet. 300 sq. ft.
of open space will still be
accommodated.
§ 17.24.130
Screening, fences,
and walls.
A block wall with a minimum height of
seven (7) feet shall be provided along
any side or rear lot line that abuts an RL, R-M, R-H, OR, PF, AP, or CO zone district.
Deviation request to remove the block
wall requirement between the MX-N and
R-M zone district to allow for integration
and mixed uses between sites.
3. Type of Development Finding:
ANALYSIS: That the site is physically suitable for the single-family and multi-family residential and Neighborhood Mixed-Use development proposed under Tentative Tract 945.
The submitted floorplans demonstrate the ability for the proposed residences to be situated on the proposed lots. All parcels have adequate street frontage on a public street and buildable lot configurations.
4. Density Finding:
ANALYSIS: That a density finding can be made, because the site is physically suitable for the proposed density of development. The General Plan, as amended through General Plan Amendment No. 0009-24, prescribes a density range between seven and 20 units per gross
acre, with an expected average of nine units per gross acre for the Medium-Density Residential land use designation. The project has a density of 8.31 dwelling units per gross acre.
5. Environmental Finding:
ANALYSIS: That a in accordance with the California Environmental Quality Act (CEQA), General Plan Amendment No. 0009-24, Prezone No. 0013-24, Tentative Tract 945, and Planned Unit Development No. 0037-24 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 No. 2025-73 has been prepared, attached as Attachment 6.
6. Public Health Finding:
ANALYSIS: That the design of the subdivision and type of improvements are not likely to cause serious health problems. The City of Hanford Building Division is responsible for ensuring that future construction of the site follows adopted building codes, thus reducing exposures to accidents to the general public. Consultation was sent for Tentative Tract 945 to interested agencies, including the County Health Department, Public Works Department, Fire Department, and Building Division. Any improvements or mitigations required for public health and safety were applied to the proposal and required in the conditions of approval and the mitigation monitoring and reporting program.
7. Improvements and Access Findings:
ANALYSIS: That the design of the subdivision and type of improvements will not conflict with easements acquired by the public at large for access through or use of the property within the proposed subdivision. All easements will be designated on the final subdivision map, as required by the utility companies and where needed for providing service to streetlights and landscape improvements, as designated by the City Public Utilities and Engineering Division.
Planned Unit Development No. 0037-24:
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 PUD 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 an 83.61-acre development site.
Design – the Planned Unit Development will allow the development of a 650-unit single- and multi-family mixed-use development, proposed under Tentative Tract 945. The design has been
evaluated in accordance with the requirements of the MX-N Neighborhood Mixed Use and R-M Medium-Density Residential zone district.
2. That the PUD is being proposed to achieve one or more of the objectives identified in Section
17.82.030;
Purpose: That planned unit developments are encouraged to achieve a more functional, aesthetically pleasing, and harmonious living and working environment within the City, that otherwise might not be possible by strict adherence to the provisions of the municipal code. In certain instances, the objectives of the municipal code may be achieved by development that does not conform in all respects with the land use pattern designated on the zoning map or in the zone district prescribed. The planned unit development seeks to:
✓ To permit a site within more than one zone district to mix the permitted or conditionally permitted land uses of both zones within the site without regard to the zone district boundary.
✓ 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; ✓ 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; ✓ To modify the required building setbacks, distances between structures, and landscaped areas that would otherwise be required by this title; ✓ To permit the implementation of the mixed use provisions in the MX-N, MX-C, or MX-D zone districts.
3. The location and design of the PUD and the conditions under which it would be operated or maintained will not be detrimental to the public health, safety or welfare of the community to properties or improvements in the vicinity.
Analysis:
Design and Purpose - That planned unit developments are encouraged to achieve a more functional, aesthetically pleasing, and harmonious living and working environment within the City, that otherwise might not be possible by strict adherence to the provisions of the municipal code. In certain instances, the objectives of the municipal code may be achieved by development that does not conform in all respects with the land use pattern designated on the zoning map or in the zone district prescribed. The planned unit development seeks to:
✓ To permit a site within more than one zone district to mix the permitted or conditionally permitted land uses of both zones within the site without regard to the zone district boundary.
✓ 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;
✓ 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; ✓ To modify the required building setbacks, distances between structures, and landscaped areas that would otherwise be required by this title; ✓ To permit the implementation of the mixed use provisions in the MX-N, MX-C, or MX-D zone districts.
Design – The Planned Unit Development will allow the development of a 650-unit single- and multi-family mixed-use development, proposed under Tentative Tract 945. The design has been evaluated in accordance with the requirements of the MX-N Neighborhood Mixed Use and R-M Medium-Density Residential zone district.
4. The location and design of the PUD will not generate more traffic than the streets in the vicinity can carry without congestion, and will not overload utilities; Analysis: A traffic impact analysis was conducted for the initial study, which demonstrated that the location and design of the proposed development will not generate more traffic than the streets in the vicinity can handle without congestion, with the application of Engineering Conditions of Approval, conditioning the right-of-way development.
5. That the PUD's population density, site area and dimensions, site coverage, yard spaces, height of structures, distances between structures, off-street parking and off-street loading facilities, landscaped areas and street design will produce an environment of stable and desirable character consistent with the purpose of this title; Analysis: The PUD’s population density is within the allowable range prescribed for the R-M Medium-Density and MX-N Neighborhood Mixed Use zone district. The site area, dimensions, site coverage, yard spaces, height of structures, distances between structures, parking, and landscaping were evaluated for conformance with the MX-N Neighborhood Mixed Use zone district and R-M Medium-Density Residential zone district regulations.
Deviations were requested, as follows:
Section Requirement Deviation Requested
§ 17.12.030 Lot area The minimum lot area shall be 5,000 square feet, except as prescribed in
Section 17.12.100
Minimum lot size of 2,800 sq. ft.
§ 17.12.040 Lot
Dimensions
Frontage: The minimum lot frontage
shall be 40 feet
Minimum frontage 40
Width: The minimum lot width shall be
50 feet for interior lots and 60 feet for
corner lots, except as prescribed in
Section 17.10.100.
Minimum interior lot width: 40 feet
Minimum corner lot width: 45 feet
Depth: The minimum lot depth shall be
90 feet
Minimum depth: 70 feet
§ 17.12.050 Site Area
per Dwelling Unit
The minimum site area per dwelling unit
shall be 3,000 square feet
Minimum site area per dwelling unit
2,800 sq. ft.
§ 17.12.070 Building
Setback Areas
Front – Livable: 15 feet Front – Livable: 12 feet
Front – Garage: 20 feet Front – Garage: 20 feet
Rear – one-story: 15 feet Rear – one-story: 10 feet
Rear – two-story: 25 feet Rear – two-story: 10 feet
Side – Interior: 5 feet Side – Interior: 5 feet
Side – Street-Side: 10 feet Side – Street-Side: 10 feet § 17.12.150 Usable
Open Space
300 square feet per dwelling unit. The
open space shall be a minimum 15-feet
wide
Deviation from the minimum width
dimension requested, 10 feet. 300 sq. ft.
of open space will still be
accommodated.
§ 17.24.130
Screening, fences,
and walls.
A block wall with a minimum height of
seven (7) feet shall be provided along
any side or rear lot line that abuts an RL, R-M, R-H, OR, PF, AP, or CO zone district.
Deviation request to remove the block
wall requirement between the MX-N and
R-M zone district to allow for integration
and mixed uses between sites.
The deviations proposed will allow the development, as proposed in Tentative Tract 945 and will produce an environment of stable and desirable character, achieving goals L6 and L7 of the General Plan to provide for a wide range of housing choices that insure opportunities for a variety of age groups, lifestyles, and income levels and allow residential densities that encourage both compact and infill development.
6. The combination of different dwelling types, architectural appearance, and/or varieties of land uses in the development will complement each other and will harmonize with the existing and proposed land uses in the vicinity; and
Analysis: The combination of single-family and multi-family dwellings and commercial development provides for a mix of uses for the Neighborhood Mixed-Use and R-M MediumDensity Residential zone district. The uses will compliment and harmonize with each other and the surrounding land uses. The deviations proposed will allow the development, as proposed in Tentative Tract 945 which achieves goals L6 and L7 of the General Plan to provide for a wide range of housing choices that ensure opportunities for a variety of age groups, lifestyles, and income levels and allow residential densities that encourage both compact and infill development.
CONSULTATION
Early Consultation
On December 23, 2024, the City of Hanford submitted a pre-consultation request to the Office of Planning and Research (OPR). In response, the California Department of Conservation (DOC) and Department of Toxic Substances Control (DTSC) submitted written comments, which can be found in Appendix A of the Initial Study. A summary of the comments is found in each pertinent discussion in the environmental checklist, Agricultural Resources and Hazards and Hazardous Materials, respectively.
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 September 12, 2025, for a 30-day review period. No comments have been received as of the date of preparation of this report.
ENVIRONMENTAL ASSESSMENT
In accordance with the California Environmental Quality Act (CEQA), General Plan Amendment No. 0009-24, Prezone No. 0013-24, Tentative Tract 945, and Planned Unit Development No. 0037-24 were evaluated in an Environmental Assessment/Initial Study. The Initial Study analyzed the project’s potential impacts on
Aesthetics
Agriculture and Forest Resources
Air Quality
Biological Resources
Cultural Resources
Energy
Geology and Soils
Greenhouse Gas Emissions
Hazards and Hazardous Materials
Hydrology and Water Quality
Land Use and Planning
Mineral Resources
Noise
Population and Housing
Public Services
Parks and Recreation
Transportation
Tribal Cultural Resources
Utilities and Service Systems
Wildfire
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 No. 2025-73 has been prepared, attached as Attachment 6.
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 September 12, 2025. Notice of the public hearing before the City Council was mailed to property owners within 300 ft. of the project site and published in the Hanford Sentinel on December 5, 2025.
The Community Development Department has not received comments on the projects as of the date of preparation of this report.
STAFF RECOMMENDATION
Environmental:
1. Certify Mitigated Negative Declaration No. 2025-73 (SCH# 2024121093) for the project.
Annexation:
2. Adopt Resolution No. 25-68-R, initiating proceedings for Annexation No. 165 and direct staff to file the appropriate application with the Local Agency Formation Commission (LAFCO) of Kings County.
General Plan Amendment:
3. Adopt Resolution No. 25-69-R, approving General Plan Amendment No. 0009-24.
Pre-Zone:
4. Introduce and waive the first reading of Ordinance No. 25-13, approving Prezone No. 0013-
24. Tentative Subdivision Map:
5. Adopt Resolution No. 25-70-R, approving Tentative Subdivision No. 0012-24 (TT 945).
Planned Unit Development:
6. Adopt Resolution No. 25-71-R, approving Planned Unit Development No. 0037-24.
Applicant:
N&M Tulare, LLC
1878 N. Mooney Boulevard
Tulare, CA 93724
RESOLUTION NO. 25-68-R
A RESOLUTION OF APPLICATION BY THE CITY OF HANFORD REQUESTING THE
LOCAL AGENCY FORMATION COMMISSION TO INITIATE PROCEEDINGS FOR ANNEXATION NO. 165, A REQUEST TO ANNEX APPROXIMATELY 141.85 ACRES INTO THE CITY OF HANFORD CITY LIMITS FROM THE KINGS COUNTY JURISDICTION. THE PROJECT IS LOCATED NORTH OF GRANGEVILLE BOULEVARD AND EAST OF 9 ¼ AVENUE. (APNS 014-143-022, -069, -078, 014-830-010, -011, AND -013 THROUGH-018).
RESOLVED by the City Council of the City of Hanford on December 16, 2025, that WHEREAS, the City of Hanford desires to initiate proceedings pursuant to the Cortese-KnoxHertzberg Local Reorganization Act of 2000, Division 3, commencing with Section 5600 of the California Government Code, an affected City, as defined therein, may by resolution adopted by its legislative body make a proposal for a change of organization and request initiation of proceedings thereon; and WHEREAS, notice of intent to adopt this resolution of application has been given, and this Council has conducted a public hearing based upon this notification; and WHEREAS, the principal reasons for the proposed annexation are as follows:
1. The land will be within the Primary Sphere of Influence.
2. The capacity of the water, sewer, fire, school, and police services are adequate to service the area to be annexed, or will be adequate at the time that development occurs.
3. Land for development within the City limits is insufficient to meet the current land use needs.
4. The territory to be annexed is contiguous to existing developed areas.
WHEREAS, the following agency would be affected by the proposed jurisdictional changes:
Agency Nature of Change
City of Hanford Annexation
WHEREAS, the territory proposed to be annexed is inhabited, and a map and description of the boundaries of the territory are attached hereto as Exhibits A (annexation map) and B (legal description) and by this reference incorporated herein, and,
WHEREAS, the proposal is consistent with the General Plan of the City of Hanford; and WHEREAS, it is desired to provide that the proposed annexation be subject to the following terms and conditions:
1. That the annexation area be prezoned a combination of R-M Medium-Density Residential (78.16 acres) and MX-N Neighborhood Mixed Use (5.45 acres), consistent with General Plan Amendment 0009-24, and R-L-5 Low-Density Residential (51.92 acres) and C-N Neighborhood Commercial (6.32 acres), consistent with the General Plan Designation.
2. That the Williamson Act contract for APN 014-143-078 be cancelled upon annexation into the City limits.
WHEREAS, this proposal will be consistent with the spheres of influence for all agencies which would be affected by the annexation; and
WHEREAS, The Council certified that an Initial Study was prepared for the project, consistent with the California Environmental Quality Act; and
WHEREAS, the City Council determined that the project would not result in significant impacts to the environment with the incorporation of mitigation measures and Mitigated Negative Declaration No. 2025- 73 (SCH #2024121093) was certified and mitigations measures required, as included in the Mitigation Monitoring and Reporting Program, shown in Exhibit C.
NOW, THEREFORE, BE IT RESOLVED, this Resolution of Application is hereby adopted and approved by the City Council of the City of Hanford and the Local Agency Formation Commission of Kings County is hereby requested to take proceedings of the annexation of territory as authorized in the manner provided by the Cortese-Knox-Hertzberg Local Government Reorganization Act of 2000.
NOW, THEREFORE, BE IT RESOLVED, this Resolution of Application is hereby adopted and approved by the City Council of the City of Hanford and the Local Agency Formation Commission of Kings County is hereby requested to take proceedings of the annexation of territory as authorized in the manner provided by the Cortese-Knox-Hertzberg Local Government Reorganization Act of 2000.
PASSED AND ADOPTED at a regular meeting of the City Council of the City of Hanford held on the 16th day of December 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 December, 2025.
Dated: ______________________
__________________________________
City Clerk
Exhibit A
Annexation Map
Exhibit B
Legal Description
Exhibit A
Geographic Description
City of Hanford
Annexation 2025-____
Annexation to the City of Hanford
That portion of the East Half of Section 19, Township 18 South, Range 22 East, Mount Diablo Meridian in the County of Kings, State of California, described as follows:
Beginning at the Northeast Corner of said Section 19 thence S00°8’31”E along the East line of said Northeast Quarter, a distance of 339.46 feet to the True Point of Beginning; Course 1: Thence continuing S00°08’31”E along said East line a distance of 2339.29 feet to the East Quarter corner of said Section 19:
Course 2: Thence S00°08’55”E along the East line of the Southeast Quarter a distance of 2649.14 feet to a point on the North right of way line of Grangeville Blvd. located 30 feet north of the Southeast corner of said section 19;
Course 3: Thence N89°20’39”W along said North right of way line a distance of 997.38 feet, thence continuing along said North right of way the following courses; Course 4: Thence N84°44’20”W a distance of 74.76;
Course 5: Thence N89°20’39”W a distance of 110.60 feet; Course 6: Thence N84°20’18”W a distance of 68.76 feet to the termination of said North right of way line and the beginning of a tangent curve concave Northeasterly with a radius of 30 feet and a central angle of 89°12’06”;
Course 7: Thence Northerly along said curve a distance of 46.71 feet; Course 8: Thence N04°08’13”W along the Easterly right of way of 9 ¼ Ave a distance of 129.20 feet thence continuing along said Easterly right of way the following courses; Course 9: Thence N00°08’33”W a distance of 450.03 feet to a tangent curve concave Westerly with a radius of 1525 feet and a central angle of 11°49’17”;
Course 10: Thence Northerly along said curve a distance of 314.64 feet; Course 11: Thence N11°57’50”W a distance of 1304.65 feet to the beginning of a tangent curve concave Easterly with a radius of 1475.00 feet and a central angle of 11°49’17”; Course 12: Thence northerly along said curve a distance of 304.33 feet;
Course 13: Thence N00°08’33”W a distance of 129.84 feet to a point on the North line of the Southeast Quarter of said Section 19 and the termination of said Easterly right of way of 9 ¼ Ave.; Course 14: Thence S89°46’01”E along the North line of said Southeast Quarter a distance of 687.64 feet to the centerline of 9 ¼ Ave.;
Course 15: Thence N00°08’20”W a distance of 2680.95 feet to a point on the North line of the Northeast Quarter 933.18 feet West of the Northeast Corner of said Section 19; Course 16: Thence S89°37’55”E along the North Line of said Northeast Quarter a distance of 440.13 feet to a point on the Southwesterly right of way line of State Hwy 43. Said point being located 493.05 feet West of the Northeast Corner of said Section 19;
Course 17: Thence S55°14’57”E along said Southwesterly right of way line a distance of 601.09 feet to the True Point of Beginning.
Containing 141.89 acres, more or less.
Exhibit C
Mitigation Monitoring and Reporting Program
COPPER RIDGE TENTATIVE SUBDIVISION Page 88 of 85
MITIGATION MONITORING AND REPORTING PROGRAM
As required by Public Resources Code Section 21081.6, subd. (a)(1), a Mitigation Monitoring and Reporting Program (MMRP) has been prepared for the Project in order to monitor the implementation of the mitigation measures that have been adopted for the Project. This Mitigation Monitoring and Reporting Program (MMRP) has been created based upon the findings of the Initial Study/Mitigated Negative Declaration (IS/MND) for the Copper Ridge Subdivision proposed by Quest Equity LLC in the City of Hanford.
The first column of the table identifies the mitigation measure. The second column names the party responsible for carrying out the required action. The third column, “Timing of Mitigation Measure” identifies the time the mitigation measure should be initiated. The fourth column, “Responsible Party for Monitoring,” names the party ensuring that the mitigation measure is implemented. The last column will be used by the City of Hanford to ensure that the individual mitigation measures have been monitored.
Plan checking and verification of mitigation compliance shall be the responsibility of the City of Hanford.
MITIGATION MEASURE RESPONSIBLE PARTY
FOR
IMPLEMENTATION
IMPLEMENTATION
TIMING
RESPONSIBLE
PARTY FOR
MONITORING
VERIFICATION
Biological Resources
Mitigation Measure BIO 1
(Construction Timing). If
feasible, future
construction activities will
take place entirely outside
of the avian nesting
season, defined as
February 1 to August 31.
Applicant
Developer
Builder
Ongoing City of Hanford
Mitigation Measure BIO 2
(Preconstruction Surveys).
If construction must occur
between February 1 and
August 31, a qualified
biologist will conduct
surveys for active bird
nests within 7 days prior to
the start of work during
this period. The survey
area will encompass the
site and accessible
surrounding lands within ¼
mile for nesting Swainson’s
hawks, 500 feet for other
nesting raptors, 300 feet
for the tricolored
blackbird, and 250 feet for
Applicant
Developer
Builder
7 days prior to
construction
City of Hanford
COPPER RIDGE TENTATIVE SUBDIVISION Page 89 of 85
other nesting birds.
Mitigation Measure BIO 3
(Avoidance of Active
Nests). Should any active
nests be discovered in or
near proposed
construction zones, the
biologist will identify a
suitable construction-free
buffer around the nest.
This buffer will be
identified on the ground
with flagging or fencing
and will be maintained
until the biologist has
determined that the young
have fledged and are
capable of foraging
independently.
Applicant
Developer
Builder
Ongoing City of Hanford
Cultural Resources
Mitigation Measure CUL-1:
In the event of accidental
discovery of unidentified
archaeological remains
during development or
ground disturbing activities
in the Project area, all work
shall be halted in
immediate vicinity (within
a 100-foot radius) until a
qualified archaeologist can
identify the discovery and
assess its significance.
Applicant/
Construction Contractor
Ongoing during
construction
City of Hanford
Mitigation Measure CUL 2:
If human remains are
uncovered during
construction, work shall be
halted, and the Kings
County Coroner is to be
notified to investigate the
remains and arrange
proper treatment and
disposition. If the remains
Applicant/
Construction Contractor
Ongoing during
construction
City of Hanford
COPPER RIDGE TENTATIVE SUBDIVISION Page 90 of 85
are identified on the basis
of archaeological context,
age, cultural associations,
or biological traits to be
those of a Native
American, California Health
and Safety Code 7050.5
and California Public
Resources Code 5097.98
require that the coroner
notify the Native American
Heritage Commission
(NAHC) within 24 hours of
discovery. The NAHC will
then identify the Most
Likely Descendent who will
make recommendations
regarding the treatment
and disposition of the
remains.
Mitigation Measure CUL 3
A burial Treatment Plan
shall be entered into by the
Project applicant/property
owner prior to any ground
disturbing activities.
Applicant
Construction Contractor
Prior to ground
disturbing activities
City of Hanford
RESOLUTION NO. 25-69-R
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HANFORD APPROVING AN AMENDMENT TO THE LAND USE ELEMENT OF THE GENERAL PLAN.
GENERAL PLAN AMENDMENT NO. 0009-24, A REQUEST TO CHANGE THE LAND USE
DESIGNATION FROM A COMBINATION OF LOW- AND MEDIUM-DENSITY RESIDENTIAL TO MEDIUM-DENSITY RESIDENTIAL (78.16 ACRES) AND NEIGHBORHOOD MIXED USE (5.45 ACRES).
THE PROJECT IS LOCATED NORTH OF GRANGEVILLE BOULEVARD AND EAST OF 9 ¼ AVENUE. (APNS 014-143-069 AND 014-143-078)
At a regular meeting of the City Council of the City of Hanford, duly called to order and held on December 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. 0009-24, proposes to amend the land use designation of certain real property as follows:
General Plan Amendment No. 0009-24
Approximately 83.61 acres from a combination of Low- and Medium-Density Residential to Medium-Density Residential (78.16 acres) and Neighborhood Mixed Use (5.45 acres) as shown in attached Exhibit A; and
WHEREAS, the proposed general plan amendment was presented to the Planning Commission of the City of Hanford on October 16 and November 25, 2025; and WHEREAS, the City of Hanford Planning Commission, at its regularly scheduled meeting on October 16 and November 25, 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. 0009-24; and
WHEREAS, the City Council of the City of Hanford, at its regularly scheduled meeting on December16, 2025, held a public hearing and received testimony and evidence regarding proposed General Plan Amendment No. 0009-24; and
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. 2025-73 (SCH# 2024121093) 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. 0009-24
1. That the amendment is internally consistent with the goals, objectives, and policies of the General Plan and the Municipal Code.
Analysis: That Prezone No. 0013-24 and General Plan Amendment No. 0009-24 are internally consistent with the goals, objectives, and policies of the General Plan, including Low-Density Residential Policies L31-L33, Medium-Density Residential Policies L34 – L37, Neighborhood Commercial Polices L34-L37, Neighborhood Mixed Use policies L60 – L64, and Annexation Policies L15 and L17. The development proposed in the annexation area, under Tentative Tract 945, conforms with the regulations pertaining to the R-M Medium-Density Residential zone district and MX-N Neighborhood Mixed Use zone district, except where expressly modified under Planned Unit Development No. 0037-24.
2. That 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. That the amendment would maintain the appropriate balance of land uses within the City.
Analysis: That job-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 existing 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 job-rich area.
The prezone of the northern portion of the annexation area is consistent with the General Plan designation, Neighborhood Commercial and Low-Density Residential. The southern portion of the site, the planned development area, proposes to align with the land use designations proposed through General Plan Amendment No. 0007-24, Neighborhood Mixed Use and Medium-Density Residential.
The project proposes the up-zoning of approximately 72.92 acres of Low-Density Residential to Medium-Density Residential and the addition of a 5.45-acre Neighborhood Mixed Use site. The site will increase both housing opportunity and commercial activity, thus maintaining an appropriate balance of land uses within the City.
4. That the anticipated land uses on the subject site would be compatible with existing and future surrounding uses.
Analysis: That the anticipated land uses on the subject site include single-family residences (existing large-lot single family residential and planned small-lot single family), duplexes, low-rise apartments, and neighborhood commercial uses, as proposed under Tentative Tract 945. The anticipated land uses for the annexation area include low-density residential, medium-density residential, and neighborhood commercial and mixed-use development. The anticipated land uses are compatible with the surrounding land uses and planned land uses in the area, which include agricultural land, a future regional park, single-family and multi-family residential.
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Hanford hereby approves General Plan Amendment No. 0009-24, 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 December 16, 2025, by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
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
Exhibit A
Current and Proposed General Plan Land Use Designation
Existing General Plan Designation
(project site outlined in red)
General Plan Amendment No. 0009-24
(project site shown in red; area changed outlined in bold)
Exhibit B
Mitigation Monitoring and Reporting Program
COPPER RIDGE TENTATIVE SUBDIVISION Page 88 of 85
MITIGATION MONITORING AND REPORTING PROGRAM
As required by Public Resources Code Section 21081.6, subd. (a)(1), a Mitigation Monitoring and Reporting Program (MMRP) has been prepared for the Project in order to monitor the implementation of the mitigation measures that have been adopted for the Project. This Mitigation Monitoring and Reporting Program (MMRP) has been created based upon the findings of the Initial Study/Mitigated Negative Declaration (IS/MND) for the Copper Ridge Subdivision proposed by Quest Equity LLC in the City of Hanford.
The first column of the table identifies the mitigation measure. The second column names the party responsible for carrying out the required action. The third column, “Timing of Mitigation Measure” identifies the time the mitigation measure should be initiated. The fourth column, “Responsible Party for Monitoring,” names the party ensuring that the mitigation measure is implemented. The last column will be used by the City of Hanford to ensure that the individual mitigation measures have been monitored.
Plan checking and verification of mitigation compliance shall be the responsibility of the City of Hanford.
MITIGATION MEASURE RESPONSIBLE PARTY
FOR
IMPLEMENTATION
IMPLEMENTATION
TIMING
RESPONSIBLE
PARTY FOR
MONITORING
VERIFICATION
Biological Resources
Mitigation Measure BIO 1
(Construction Timing). If
feasible, future
construction activities will
take place entirely outside
of the avian nesting
season, defined as
February 1 to August 31.
Applicant
Developer
Builder
Ongoing City of Hanford
Mitigation Measure BIO 2
(Preconstruction Surveys).
If construction must occur
between February 1 and
August 31, a qualified
biologist will conduct
surveys for active bird
nests within 7 days prior to
the start of work during
this period. The survey
area will encompass the
site and accessible
surrounding lands within ¼
mile for nesting Swainson’s
hawks, 500 feet for other
nesting raptors, 300 feet
for the tricolored
blackbird, and 250 feet for
Applicant
Developer
Builder
7 days prior to
construction
City of Hanford
COPPER RIDGE TENTATIVE SUBDIVISION Page 89 of 85
other nesting birds.
Mitigation Measure BIO 3
(Avoidance of Active
Nests). Should any active
nests be discovered in or
near proposed
construction zones, the
biologist will identify a
suitable construction-free
buffer around the nest.
This buffer will be
identified on the ground
with flagging or fencing
and will be maintained
until the biologist has
determined that the young
have fledged and are
capable of foraging
independently.
Applicant
Developer
Builder
Ongoing City of Hanford
Cultural Resources
Mitigation Measure CUL-1:
In the event of accidental
discovery of unidentified
archaeological remains
during development or
ground disturbing activities
in the Project area, all work
shall be halted in
immediate vicinity (within
a 100-foot radius) until a
qualified archaeologist can
identify the discovery and
assess its significance.
Applicant/
Construction Contractor
Ongoing during
construction
City of Hanford
Mitigation Measure CUL 2:
If human remains are
uncovered during
construction, work shall be
halted, and the Kings
County Coroner is to be
notified to investigate the
remains and arrange
proper treatment and
disposition. If the remains
Applicant/
Construction Contractor
Ongoing during
construction
City of Hanford
COPPER RIDGE TENTATIVE SUBDIVISION Page 90 of 85
are identified on the basis
of archaeological context,
age, cultural associations,
or biological traits to be
those of a Native
American, California Health
and Safety Code 7050.5
and California Public
Resources Code 5097.98
require that the coroner
notify the Native American
Heritage Commission
(NAHC) within 24 hours of
discovery. The NAHC will
then identify the Most
Likely Descendent who will
make recommendations
regarding the treatment
and disposition of the
remains.
Mitigation Measure CUL 3
A burial Treatment Plan
shall be entered into by the
Project applicant/property
owner prior to any ground
disturbing activities.
Applicant
Construction Contractor
Prior to ground
disturbing activities
City of Hanford
CC Ordinance Prezone 0013-24, Page 1 of 3
ORDINANCE NO. 25-13
PREZONE NO. 0013-24
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF HANFORD PREZONING
CERTAIN PROPERTY ADJACENT TO THE CITY OF HANFORD FROM COUNTY ZONING AL-10 LIMITED AGRICULTURE TO A COMBINATION OF R-M MEDIUM-DENSITY RESIDENTIAL (78.16 ACRES) AND MX-N NEIGHBORHOOD MIXED USE (5.45 ACRES), CONSISTENT WITH THE PROPOSED GENERAL PLAN AMENDMENT AND R-L-5 LOWDENSITY RESIDENTIAL (51.92 ACRES) AND C-N NEIGHBORHOOD COMMERCIAL (6.32 ACRES), CONSISTENT WITH THE GENERAL PLAN DESIGNATION.
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 prezoned under the terms of Chapter 17.86 of the Hanford Municipal Code:
Annexation 165 filed by N&M Tulare, LLC
FROM: County zoning of AL-10 Limited Agriculture
TO: City zoning R-M Medium-Density Residential (78.16 acres), MX-N Neighborhood Mixed Use (5.45 acres), R-L-5 Low-Density Residential (51.92 acres), and C-N Neighborhood Commercial (6.32 acres), as shown in Exhibit A On property described in Exhibit B, containing approximately 141.85 acres, as depicted in attached Exhibit C; 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. 2025-73 is approved, in conformance with the California Environmental Quality Act. The City Council hereby finds that the prezoning 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 December 2025 at 7:00 p.m. of said day after notice required under the provisions of Section 65856 of the Government Code.
CC Ordinance Prezone 0013-24, Page 2 of 3
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:
ATTEST:
Natalie Corral
APPROVED
_________________________
MAYOR of the City of Hanford
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 November, 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
CC Ordinance Prezone 0013-24, Page 3 of 3
Exhibit A
Prezone No. 0013-24
A request to prezone the properties as a R-M Medium-Density Residential (78.16 acres) and MX-N Neighborhood Mixed Use (5.45 acres), consistent with the proposed General Plan Amendment and R-L-5 Low-Density Residential (51.92 acres) and C-N Neighborhood Commercial (6.32 acres), consistent with the General Plan Designation.
Exhibit B
Legal Description
Exhibit A
Geographic Description
City of Hanford
Annexation 2025-____
Annexation to the City of Hanford
That portion of the East Half of Section 19, Township 18 South, Range 22 East, Mount Diablo Meridian in the County of Kings, State of California, described as follows:
Beginning at the Northeast Corner of said Section 19 thence S00°8’31”E along the East line of said Northeast Quarter, a distance of 339.46 feet to the True Point of Beginning; Course 1: Thence continuing S00°08’31”E along said East line a distance of 2339.29 feet to the East Quarter corner of said Section 19:
Course 2: Thence S00°08’55”E along the East line of the Southeast Quarter a distance of 2649.14 feet to a point on the North right of way line of Grangeville Blvd. located 30 feet north of the Southeast corner of said section 19;
Course 3: Thence N89°20’39”W along said North right of way line a distance of 997.38 feet, thence continuing along said North right of way the following courses; Course 4: Thence N84°44’20”W a distance of 74.76;
Course 5: Thence N89°20’39”W a distance of 110.60 feet; Course 6: Thence N84°20’18”W a distance of 68.76 feet to the termination of said North right of way line and the beginning of a tangent curve concave Northeasterly with a radius of 30 feet and a central angle of 89°12’06”;
Course 7: Thence Northerly along said curve a distance of 46.71 feet; Course 8: Thence N04°08’13”W along the Easterly right of way of 9 ¼ Ave a distance of 129.20 feet thence continuing along said Easterly right of way the following courses; Course 9: Thence N00°08’33”W a distance of 450.03 feet to a tangent curve concave Westerly with a radius of 1525 feet and a central angle of 11°49’17”;
Course 10: Thence Northerly along said curve a distance of 314.64 feet; Course 11: Thence N11°57’50”W a distance of 1304.65 feet to the beginning of a tangent curve concave Easterly with a radius of 1475.00 feet and a central angle of 11°49’17”; Course 12: Thence northerly along said curve a distance of 304.33 feet;
Course 13: Thence N00°08’33”W a distance of 129.84 feet to a point on the North line of the Southeast Quarter of said Section 19 and the termination of said Easterly right of way of 9 ¼ Ave.; Course 14: Thence S89°46’01”E along the North line of said Southeast Quarter a distance of 687.64 feet to the centerline of 9 ¼ Ave.;
Course 15: Thence N00°08’20”W a distance of 2680.95 feet to a point on the North line of the Northeast Quarter 933.18 feet West of the Northeast Corner of said Section 19; Course 16: Thence S89°37’55”E along the North Line of said Northeast Quarter a distance of 440.13 feet to a point on the Southwesterly right of way line of State Hwy 43. Said point being located 493.05 feet West of the Northeast Corner of said Section 19;
Course 17: Thence S55°14’57”E along said Southwesterly right of way line a distance of 601.09 feet to the True Point of Beginning.
Containing 141.89 acres, more or less.
Exhibit C
Annexation Area to be Prezoned
RESOLUTION 25-70-R
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HANFORD APPROVING TENTATIVE TRACT 945, A REQUEST TO A SUBDIVIDE 83.61 ACRES INTO A 650-UNIT MULTI-FAMILY (300 UNITS) AND SINGLE-FAMILY (350 UNITS) RESIDENTIAL SUBDIVISION AND A 5.45-ACRE NEIGHBORHOOD MIXED USE SITE WITH A PLANNED UNIT DEVELOPMENT OVERLAY. THE PROJECT SITE IS LOCATED NORTH OF GRANGEVILLE BOULEVARD AND EAST OF 9 ¼ AVENUE (APNS 014-143-069 AND 014-143- 078).
At a regular meeting of the City Council of the City of Hanford duly called and held on December 16, 2025, by motion of Councilmember , and seconded by Councilmember , and duly carried, the following resolution was adopted:
WHEREAS, Vesting Tentative Subdivision Map No. 945, filed by L&M Tulare, LLC, a request to subdivide 83.61 acres into a 650-unit multi-family (300 units) and single-family (350 units) residential subdivision and a 5.45-acre Neighborhood Mixed Use site with a planned unit development overlay, as shown in Exhibit A, has been reviewed by the City Council of the City of Hanford, in accordance with Title 16 of the Hanford Municipal Code; and
WHEREAS, the City Council has carefully considered recommendations and testimony presented at the public hearing of December 16, 2025, and
WHEREAS, all affected public utility companies, various governmental department agencies, staff, and the City Council, have given careful consideration to this tentative subdivision map and have made recommendations thereon; and
WHEREAS, the Initial Study, Mitigated Negative Declaration No. 2025-73, and all notices related thereto were prepared in compliance with the California Environmental Quality Act (CEQA) and the City of Hanford Municipal Code and Policies; and
WHEREAS, the City Council has made the following findings, pursuant to Section 16.04.010 of the Hanford Subdivision Ordinance, Section 66474 of the Subdivision Map Act and Hanford’s Zoning Ordinance:
Tentative Tract 945
1. Consistency Finding:
ANALYSIS: That a consistency finding can be made, because the proposed subdivision map is consistent with the State Subdivision Map Act, General Plan (as proposed to be amended through General Plan Amendment No. 0009-24), Zoning Ordinance, and Subdivision Ordinance. The subdivision is consistent with the General Plan Designation for the property, as amended through General Plan Amendment No. 0009-24 (for which the required findings can be satisfied), MediumDensity Residential and Neighborhood Mixed Use. All requirements of the Neighborhood Mixed Use zone and the R-M Medium-Density Residential zone district are satisfied, except where expressly modified through Planned Unit Development No. 0037-24 for lot area, lot dimensions, site area per dwelling unit, building setbacks, and usable open space, as set forth below:
Section Requirement Deviation Requested
§ 17.12.030 Lot area The minimum lot area shall be 5,000 square feet, except as prescribed in Section
17.12.100
Minimum lot size of 2,800 sq. ft.
§ 17.12.040 Lot
Dimensions
Frontage: The minimum lot frontage shall
be 40 feet
Minimum frontage 40
Width: The minimum lot width shall be 50
feet for interior lots and 60 feet for corner
lots, except as prescribed in Section
17.10.100.
Minimum interior lot width: 40 feet
Minimum corner lot width: 45 feet
Depth: The minimum lot depth shall be 90
feet
Minimum depth: 70 feet
§ 17.12.050 Site Area
per Dwelling Unit
The minimum site area per dwelling unit
shall be 3,000 square feet
Minimum site area per dwelling unit 2,800
sq. ft.
§ 17.12.070 Building
Setback Areas
Front – Livable: 15 feet Front – Livable: 12 feet
Front – Garage: 20 feet Front – Garage: 20 feet
Rear – one-story: 15 feet Rear – one-story: 10 feet
Rear – two-story: 25 feet Rear – two-story: 10 feet
Side – Interior: 5 feet Side – Interior: 5 feet
Side – Street-Side: 10 feet Side – Street-Side: 10 feet § 17.12.150 Usable
Open Space
300 square feet per dwelling unit. The open
space shall be a minimum 15-feet wide
Deviation from the minimum width
dimension requested, 10 feet. 300 sq. ft. of
open space will still be accommodated.
§ 17.24.130 Screening,
fences, and walls.
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.
Deviation request to remove the block wall
requirement between the MX-N and R-M
zone district to allow for integration and
mixed uses between sites.
Tentative Tract 945
2. Design Finding:
ANALYSIS: That the design and improvement of the subdivision is consistent with the State Subdivision Map Act, General Plan (as amended through General Plan Amendment No. 0009-24), Zoning Ordinance, and Subdivision Ordinance. The subdivision is consistent with the General Plan Designation for the property, as amended through General Plan Amendment No. 0009-24 (for which the required findings can be satisfied), Medium-Density Residential and Neighborhood Mixed Use. All requirements of the Neighborhood Mixed Use zone and the R-M Medium-Density Residential zone district are satisfied, except where expressly modified through Planned Unit Development No. 0037-24 for lot area, lot dimensions, site area per dwelling unit, building setbacks, and usable open space, as set forth below:
Section Requirement Deviation Requested
§ 17.12.030 Lot area The minimum lot area shall be 5,000 square feet, except as prescribed in Section
17.12.100
Minimum lot size of 2,800 sq. ft.
§ 17.12.040 Lot
Dimensions
Frontage: The minimum lot frontage shall
be 40 feet
Minimum frontage 40
Width: The minimum lot width shall be 50
feet for interior lots and 60 feet for corner
lots, except as prescribed in Section
17.10.100.
Minimum interior lot width: 40 feet
Minimum corner lot width: 45 feet
Depth: The minimum lot depth shall be 90
feet
Minimum depth: 70 feet
§ 17.12.050 Site Area
per Dwelling Unit
The minimum site area per dwelling unit
shall be 3,000 square feet
Minimum site area per dwelling unit 2,800
sq. ft.
§ 17.12.070 Building
Setback Areas
Front – Livable: 15 feet Front – Livable: 12 feet
Front – Garage: 20 feet Front – Garage: 20 feet
Rear – one-story: 15 feet Rear – one-story: 10 feet
Rear – two-story: 25 feet Rear – two-story: 10 feet
Side – Interior: 5 feet Side – Interior: 5 feet
Side – Street-Side: 10 feet Side – Street-Side: 10 feet § 17.12.150 Usable
Open Space
300 square feet per dwelling unit. The open
space shall be a minimum 15-feet wide
Deviation from the minimum width
dimension requested, 10 feet. 300 sq. ft. of
open space will still be accommodated.
§ 17.24.130 Screening,
fences, and walls.
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.
Deviation request to remove the block wall
requirement between the MX-N and R-M
zone district to allow for integration and
mixed uses between sites.
Tentative Tract 945
3. Type of Development Finding:
ANALYSIS: That the site is physically suitable for the single-family and multi-family residential and Neighborhood Mixed-Use development proposed under Tentative Tract 945. The submitted floorplans demonstrate the ability for the proposed residences to be situated on the proposed lots.
All parcels have adequate street frontage on a public street and buildable lot configurations.
4. Density Finding:
ANALYSIS: That a density finding can be made, because the site is physically suitable for the proposed density of development. The General Plan, as amended through General Plan Amendment No. 0009-24, prescribes a density range between seven and 20 units per gross acre, with an expected average of nine units per gross acre for the Medium-Density Residential land use designation. The project has a density of 8.31 dwelling units per gross acre.
5. Environmental Finding:
ANALYSIS: That a in accordance with the California Environmental Quality Act (CEQA), General Plan Amendment No. 0009-24, Prezone No. 0013-24, Tentative Tract 945, and Planned Unit Development No. 0037-24 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 No. 2025-73 has been prepared, attached as Attachment 6.
6. Public Health Finding:
ANALYSIS: That the design of the subdivision and type of improvements are not likely to cause serious health problems. The City of Hanford Building Division is responsible for ensuring that future construction of the site follows adopted building codes, thus reducing exposures to accidents to the general public. Consultation was sent for Tentative Tract 945 to interested agencies, including the County Health Department, Public Works Department, Fire Department, and Building Division. Any improvements or mitigations required for public health and safety were applied to the proposal and required in the conditions of approval and the mitigation monitoring and reporting program.
Tentative Tract 945
7. Improvements and Access Findings:
ANALYSIS: That the design of the subdivision and type of improvements will not conflict with easements acquired by the public at large for access through or use of the property within the proposed subdivision. All easements will be designated on the final subdivision map, as required by the utility companies and where needed for providing service to streetlights and landscape improvements, as designated by the City Public Utilities and Engineering Division.
NOW, THEREFORE, BE IT RESOLVED, that the City Council finds that no significant environmental impacts would result from the proposed project with the incorporation of mitigation measures, adopts a Mitigation Monitoring and Reporting Program, attached as Exhibit B, and certifies that Mitigated Negative Declaration No. 2025-73 was prepared consistent with the California Environmental Quality Act (CEQA) Guidelines and City of Hanford Environmental Guidelines.
THEREFORE, BE IT FURTHER RESOLVED that the City Council of the City of Hanford hereby approves Tentative Tract 945, subject to the conditions of approval, attached as Exhibit C, and the following:
1. That this tentative subdivision map becomes null and void after 24 months has elapsed from the date of approval, if the above conditions have not been satisfied or bonded for, and a final map recorded. A time extension may be granted by the approving body upon written request by the applicant. The time extension, if approved, will be subject to the improvement standards and fees in effect at the time the time the extension for the tentative subdivision map is granted.
PASSED AND ADOPTED at a regular meeting of the City Council of the City of Hanford held on the 16th day of December 2025 by the following vote:
AYES: Council Member ________________________
________________________
________________________
________________________
________________________
NOES: Council Member ________________________
ABSTAIN: Council Member ________________________
Tentative Tract 945
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 December 2025.
Dated: ______________________
__________________________________
City Clerk
Tentative Tract 945
Exhibit A:
Tentative Tract 945
SITE GRANGEVILLE BLVD 9 1/4 AVENUE LOCAL STREETS 9TH AVENUE DEVELOPER PROJECT INFO OWNER PHASES INFO 4,140 SF 90' 46'
46' 90' 214 4,140 SF 213 4,140 SF 212 4,140 SF 211
46'
46' 90'
46'
46' 90'
46'
46' 90' 4,140 SF
46' 210 46' 90' 4,140 SF46' 209 46' 90' 4,140 SF46' 208 46' 90' 4,140 SF46' 207 46' 90' 4,140 SF46' 206 46' 90' 4,140 SF46' 205 46' 90' 4,140 SF46' 204 46' 90' 4,140 SF46' 203 46' 90' 4,140 SF46' 202 46' 90' 4,140 SF 90' 46' 90' 187 4,140 SF 188 4,140 SF 189 4,140 SF 19046' 90'46' 90'46' 90' 4,140 SF46' 19190' 4,140 SF46' 19290' 4,140 SF46' 19390' 4,140 SF46' 19490' 4,140 SF46' 19590' 4,140 SF46' 19690' 4,140 SF46' 19790' 4,140 SF46' 19890' 4,140 SF46' 19990' 4,140 SF 90' 46' 215 46' 4,140 SF 90'
46' 186 90' 4,230 SF
47' 273 47' 90' 90' 4,230 SF
47' 27090' 90' 4,230 SF
47' 274 47' 90' 4,230 SF
47' 269 90' 4,230 SF
47' 275 47' 90' 4,230 SF
47' 268 90' 4,230 SF
47' 276 47' 90' 4,230 SF
47' 267 90' 4,230 SF
47' 277 47' 90' 4,230 SF
47' 266 90' 4,230 SF
47' 278 47' 90' 4,230 SF
47' 265 90' 4,230 SF
47' 243 47' 90' 4,230 SF
47' 262 90' 4,230 SF
47' 244 47' 90' 4,230 SF
47' 261 90' 4,230 SF
47' 245 47' 90' 4,230 SF
47' 260 90' 4,230 SF
47' 246 47' 90' 4,230 SF
47' 259 90' 4,230 SF
47' 247 47' 90' 4,230 SF
47' 258 90' 4,230 SF
47' 248 47' 90' 4,230 SF
47' 257 90' 4,230 SF
47' 249 47' 90' 4,230 SF
47' 256 90' 4,230 SF
47' 250 47' 90' 4,230 SF
47' 255 90' 4,230 SF
47' 251 47' 90' 4,230 SF
47' 25490' 90'
94'
3,570 SF 18342'
85' 42'
85'
3,485 SF 15641'
85' 41'
85'
3,570 SF 18242'
85' 42' 3,570 SF 18142'
85' 42' 3,570 SF 18042'
85' 42' 3,570 SF 17942'
85' 42' 3,570 SF 17842'
85' 42' 3,570 SF 17742'
85' 42' 3,570 SF 17642'
85' 42' 3,570 SF 17542'
85' 42' 3,570 SF 17442'
85' 42' 3,570 SF 17342'
85' 42' 3,570 SF 17242'
85' 42' 3,570 SF 17142'
85' 42' 3,485 SF 15741'
85' 41' 3,485 SF 15841'
85' 41' 3,485 SF 15941'
85' 41' 3,485 SF 16041'
85' 41' 3,485 SF 16141'
85' 41' 3,485 SF 16241'
85' 41' 3,485 SF 16341'
85' 41' 3,485 SF 16441'
85' 41' 3,485 SF 16541'
85' 41' 3,485 SF 16641'
85' 41' 3,485 SF 16741'
85' 41' 3,485 SF 16841'
85' 41' 3,570 SF 15342'
85' 42'
85' 3,570 SF 15242'
85' 42' 3,570 SF 15142'
85' 42' 3,570 SF 15042'
85' 42' 3,570 SF 14942'
85' 42' 3,570 SF 14842'
85' 42' 3,570 SF 14742'
85' 42' 3,570 SF 14642'
85' 42' 3,570 SF 14542'
85' 42' 3,485 SF 12841'
85' 41'
85' 3,485 SF 12941'
85' 41' 3,485 SF 13041'
85' 41' 3,485 SF 13141'
85' 41' 3,485 SF 13241'
85' 41' 3,400 SF 13340'
85' 40' 3,400 SF 13440'
85' 40' 3,400 SF 13540'
85' 40' 3,400 SF 13640'
85' 40' 3,400 SF 13740'
85' 40' 3,400 SF 13840'
85' 40' 3,400 SF 13940'
85' 40' 3,485 SF 14441'
85' 41' 3,485 SF 14341'
85' 41' 3,485 SF 14241'
85' 41' 4,450 SF 201 4,450 SF 200 4,450 SF 272 4,450 SF 271 4,525 SF 279 4,525 SF 264 4,990 SF 242 4,990 SF 263 4,990 SF 252 4,990 SF 253 4,569 SF 216 4,569 SF 185 5,011 SF 241 4,294 SF 240 4,299 SF 239 4,304 SF 238 4,308 SF 237 4,313 SF 236 4,318 SF 235 4,322 SF 234 4,327 SF 233 4,332 SF 232 5,067 SF 231 3,775 SF 184 3,775 SF 155 3,775 SF 154 3,775 SF 127 3,185 SF 310 3,571 SF 311 3,048 SF 882,940 SF 892,940 SF 90 4,590 SF 1414,465 SF 140 4,644 SF 299 4,237 SF 298 4,228 SF 297 4,219 SF 296 4,210 SF 295 4,200 SF 294 4,191 SF 293 4,182 SF 292 4,148 SF 291 4,066 SF 287 4,070 SF 286 4,074 SF 285 4,079 SF 284 4,083 SF 283 4,087 SF 282 4,091 SF 281 4,451 SF 280 4,522 SF 224 4,226 SF 225 4,245 SF 226 4,263 SF 227 4,282 SF 228 4,300 SF 229 4,888 SF 230 4,897 SF 1704,517 SF 169 4,450 SF 217 4,050 SF 218 4,000 SF 126 3,600 SF 125 3,600 SF 124 4,050 SF 219 4,050 SF 220 4,050 SF 221 4,050 SF 222 4,303 SF 223 3,573 SF 115 3,953 SF 114 3,588 SF 116 3,602 SF 117 3,616 SF 118 3,624 SF 119 STREET STREET STREET STREETSTREET STREET STREET STREET STREET STREET STREET STREET
STREET
STREET
STREET
N
W
E
S GRANGEVILLE BLVD
9 1/4 AVENUE
10TH AVENUE PROJECT LOCATION VICINITY MAP NOT TO SCALE LELAND WAY GRANGEVILLE BLVD HIGHWAY 43 80'
50'
R=20'
14'
R=20'
14'
R=20' 14'
R=20' 14'
R=20' 14'R=20' 14'
R=20'
14'
R=20'
14'
R=20'
14'
R=20' 14'
R=20' 14'
R=20'
14' 14' R=20'
14' R=20'
14'
R=20'
14' R=20'
14' R=20'
14' R=20'
R=20' 14'
R=20'
14'
R=20'
14'
R=20'
14'
R=20'
14'
R=20'
14'
R=20'
14'
R=20'
14'
R=20' 14'
R=20' 14'
R=20'
14' 40'
89'
89'
89'
90'
90' 40' 40' 40' 40' 45' 45' 45' 45' 45' 45' 45' 45'
45' 45' 45' 45' 45' 45' 45' 46' 47' 47' 47' 47' 47' 47' 47' 47' 46' 51'
56'
46'
46'
46' 49' 62' 55' 36' 51'45' 61' 35' R=20'
14' 45' 80' 80' 80' 80' 80' 80' 80' 80' 80' 80' 80' 80' 80' 42' 35' 71' 71' 90' 90' 90' 90' 90' 90' 90' 91' 91' 91' 91' 91' 91' 91' 92' 92' 92' 72' 94'
93'
93'
93'
93'
93'
92'
89' 35' 35' 35' 35'
40' 40' 35' 90' 90' 90' 90' 90' 90' 90'
45' 45' 45' 45' 45' 48' 40'
41'
41'
40'
40'
40'
40'
40'
40'
46'
46'
72'
57'
57'
40' 40' 42' 45'
77'
45' 45' 45' 45' 45' 45' 45'
40'
40'
47'
46' 47' 47' 47' 47' 47' 47' 47' 47' 47' 46'
45' 45' 45' 45' 45' 45' 47'
78' 90' 90' 90'
92'
92'
92'
93'
93' 40' 42'
91'
81'
84'
70'
70'
70'
42' 42' 42'
74' 78' 74' 78' 35' 45' 40' 40' 40' 40' 40'
42' 42' 50' 46' 52'
R=20'
R=20'
R=30'
R=20'
R=20'
R=20'
R=20'
R=20'
R=20'
R=20'
21'
15'
21'
28'
28'
28'
28'
NOT-A-PART LELAND WAY GRANGEVILLE BLVD
9TH AVENUE
15'
15' 43' 41'
45'
75' 75' 75' 75' 45'
50' 40' 45' 45' 45' 45' 45' 45' 45' 46' 46' 46' 46' 46' 46' 46' 46' 50' 50' 56' CITY STANDARD BLOCK WALL CITY STANDARD BLOCK WALL CITY STANDARD BLOCK WALL CITY STANDARD BLOCK WALL CITY STANDARD BLOCK WALL CITY STANDARD BLOCK WALL CITY STANDARD BLOCK WALL CITY STANDARD BLOCK WALL CITY STANDARD BLOCK WALL OUTLOT F (10' WIDE) OUTLOT E (10' WIDE) OUTLOT E (10' WIDE) OUTLOT D (10' WIDE) OUTLOT C (10' WIDE) OUTLOT I (10' WIDE)
OUTLOT H (10' WIDE)
OUTLOT G (10' WIDE)
OUTLOT G (10' WIDE) 9 1/4 AVENUE
70' 2,940 SF 4742'
70' 42' 2,940 SF 4842'
70' 42' 2,940 SF 4942'
70' 42' 2,940 SF 5042'
70' 42' 2,940 SF 5142'
70' 42' 2,940 SF 5242'
70' 42' 2,940 SF 5342'
70' 42' 2,940 SF 5442'
70' 42' 2,940 SF 5542'
70' 42' 2,940 SF 5642'
70' 42'
70' 3,010 SF 6843'
70' 43' 6743'
70' 43' 6643'
70' 43' 6543'
70' 43' 6443'
70' 43' 6343'
70' 43' 6243'
70' 43' 6143'
70' 43' 6043'
70' 43' 5943'
70' 43' 3,100 SF 46 3,100 SF 69 3,841 SF 583,550 SF 57
R=20'
14'
R=20'
14'
R=20'
14' 35' 35' 14' R=20' 48' 45' 58' 35' 51'
60' 60'
59' 63' 3,010 SF 3,010 SF 3,010 SF 3,010 SF 3,010 SF 3,010 SF 3,010 SF 3,010 SF 3,010 SF LELAND WAY 70' 3,010 SF 43' 1870'
43' 70' 3,010 SF
43' 19 43' 70' 3,010 SF43' 20 43' 70' 3,010 SF43' 21 43' 70' 3,010 SF43' 22 43' 3,010 SF43' 1770' 43' 3,010 SF
43' 1670'
43' 3,010 SF
43' 1570'
43' 3,010 SF
43' 1470'
43' 3,010 SF
43' 1370'
43' 90' 4,140 SF
46' 8 46' 90' 90' 4,140 SF46' 7 46' 90' 4,140 SF46' 6 46' 90' 4,140 SF46' 5 46' 90' 4,140 SF46' 4 46' 90' 4,140 SF46' 3 46' 90' 4,140 SF46' 2 46'45' 45' 90' 4,050 SF 9
45'
45' 90' 4,050 SF 10
70' 42' 2,940 SF
70'32542'
70' 42' 2,940 SF 32642'
70' 42' 2,940 SF 32742'
70' 42' 2,940 SF 32842'
70' 42' 2,940 SF 32942'
70' 42' 2,940 SF 33042'
61'
70' 42' 2,940 SF
70'76 70' 42' 2,940 SF 75 70' 42' 2,940 SF 74 70' 42' 2,940 SF 73 70' 42' 2,940 SF 72 70' 42' 2,940 SF 71 42' 2,940 SF 70'7742' 42' 2,940 SF
70'7842' 41' 2,870 SF
70'7941' 41' 2,870 SF
70'8041' 41' 2,870 SF
70'8141' 42 70' 43'
70' 43' 3,010 SF 43 70' 43' 43' 3,010 SF 44 70' 43' 43' 3,010 SF 4143' 70' 43' 3,010 SF 4043'
70' 43' 3,010 SF 3943'
70' 43' 3,010 SF 3843'
70' 43' 3,010 SF 3743'
70' 43' 3,010 SF 3643'
70' 43' 3,010 SF
70' 41' 2,870 SF
70'2541' 41' 2,870 SF
70'2641' 41' 2,870 SF
70'2741' 41' 2,870 SF
70'2841' 41' 2,870 SF
70'2941' 41' 2,870 SF
70'3041' 42' 2,940 SF
70'3342' 3,100 SF 23 45' 4,720 SF
53' 1 3,849 SF 12 49' 59' 4,803 SF 11 4545' 3,100 SF 24 3,100 SF 3549' 3,920 SF3,656 SF 3464' 45' 3,100 SF 331 3,100 SF 70 5,784 SF 290 9,239 SF 2895,710 SF 288 3,133 SF 64' 82
71' 2,874 SF 30940' 40'
71' 2,866 SF 30840' 40'
71' 2,859 SF 30740' 40'
71' 2,852 SF 30640' 40'
71' 2,853 SF 30540' 40'
72' 2,919 SF 30440' 40'
74'
3,065 SF 30340' 40'
79' 3,290 SF 30240' 40'
85'
3,561 SF 30140' 40' 4,178 SF 300 5,415 SF 120 10,148 SF 1214,730 SF 122 3,552 SF 123 2,940 SF 91 70'
42'
42' 2,940 SF 92
70'
42'
42' 2,940 SF 93
70'
42'
42' 2,940 SF 94
70'
42'
42' 3,478 SF 110 86' 40' 40' 3,492 SF
87'11140' 40' 3,506 SF
87' 11240' 40' 3,912 SF 5,059 SF 113 109 3,089 SF 953,223 SF 963,389 SF 973,401 SF 983,400 SF 993,400 SF 100 3,782 SF 1013,768 SF 1023,570 SF 1033,570 SF 1043,570 SF 1053,570 SF 1063,570 SF 1074,592 SF 108 OUTLOT G (10' WIDE) 43'
35' 60' 80' 61' 82'51'
42'
R=20' 14'
R=20' 14'
R=20' 14'
R=20' 14'
R=20'
14'
R=20' 14'
R=20' 14'
R=20'
14'
R=20'
14'
14' R=20'
14' R=20'
14' R=20'
14' R=20'
14' R=20'
14' R=20'
60' 35'60' 35'
69'
61' 33' 54' 35' 35'
60' 60' 45' 42' 42' 42' 42' 42' 42' 45' 36'
42'
42'
76'
83'
85'
85'
85'
85'
63'
40' 40' 40' 40' 40' 35'
40' 40' 40' 40' 40' 35'
63'
35'
35'
85'
85'
85'
85'
85'
86'
R=20' 27'
R=20'
24' 85' 82' 89' 60'
42' 42' 42' 42' 42' 41'
42' 42' 42' 42' 42' 95'
62' 62' 45'
87'
78' 35' 45'
80'
89' 84'
87'
90'
40' 42'
52' 46'
40' 74' 82' 48'
48' 88'
90'
91' 66'
93'
49' 38' 36'
91'
79'
14' R=20'
R=20'
14'
R=20'
R=20'
R=20'
R=20'
R=20'
14' R=20'
28' 8' MEANDERING WALK 4,039 SF 341 3,762 SF 342 3,975 SF 343 4,276 SF 344 5,396 SF 345 4,142 SF 337 91'
96'
102'
46'
40'
40' 40' 40' 37'
111' 138'
88'
37'
38'
69' 5,494 SF 3324,399 SF 3334,394 SF 334 4,116 SF 335 4,460 SF 336 R=20'
R=20'
14' R=20'
96'
98'
96'
92'
85' R=20'
28'
39'
40'
43'
44'
45'
45'
45'
45'
68'
47' 95'
40' 40' 55'
N CITY STANDARD MEDIAN CITY STANDARD MEDIAN 42' 2,940 SF 70'32442' 2,940 SF 87 3,034 SF 86 3,446 SF 85 3,282 SF 84 R=20'
14'
R=20' 14' TEMPORARY STORM BASIN (21 ACRE FEET) - PRIVATE OWNED, MAINTAINED BY CFD CITY STANDARD BLOCK WALL 8' MEANDERING WALK 8' MEANDERING WALK 8' MEANDERING WALK BIKE LANE STRIPING BIKE LANE STRIPING BIKE LANE STRIPING BIKE LANE STRIPING 42' 42' 42'
70'
70'
71'
42' 44' 51' 42' 2,940 SF
70'3242' 42' 2,940 SF
70'3142' 76' 37' 41' 41' 41' 42' 2,940 SF
70'323 2,870 SF
70'322 2,870 SF
70'321 2,870 SF
70'320 2,119 SF 319 3,055 SF 312 3,063 SF 313 3,071 SF 314 3,079 SF 315 3,448 SF 6,103 SF 316 317 5,619 SF 318 4,128 SF 83 73'
73'
73'
72'
63' 79'
77'
102' 42' 42' 42' 42' 49' 50'
42' 44' 45'
42' 61' 95'
103'
7' 114' 49' 42' 42' 42' 42'
7' CONVENIENCE STORE 4,899 SF
FOOD B
2,318 SF
FOOD A
2,153 SF
R=20'
R=20'
28' 4,034 SF 338 3,601 SF 346 3,570 SF 347 3,570 SF 348 3,570 SF 349 3,570 SF 350 BUILD. #8 BUILD. #9 BUILD. #10 BUILD. #11 BUILD. #12 BUILD. #13
BUILD. #14 BUILD. #17
BUILD. #15
BUILD. #16 BUILD. #18 BUILD. #19 BUILD. #10 BUILD. #21
A UNIT UNIT B
BUILDING #6 A UNIT UNIT BBUILDING #5 A UNIT UNIT BBUILDING #4 A UNIT UNIT BBUILDING #3 A UNIT UNIT B BUILDING #7
B UNIT UNIT A BUILDING #8 UNIT B A UNIT A UNIT UNIT B BUILDING #9 BUILDING #10 UNIT B A UNIT A UNIT UNIT B UNIT B A UNIT
B UNIT UNIT A B UNIT UNIT A B UNIT UNIT A B UNIT UNIT A B UNIT UNIT A
B UNIT UNIT A B UNIT UNIT B UNIT A UNIT A B UNIT UNIT A A UNIT UNIT B UNIT B A UNIT A UNIT UNIT B UNIT B A UNIT A UNIT UNIT B UNIT B A UNIT BUILDING #11 BUILDING #12 BUILDING #18 BUILDING #19 BUILDING #17 BUILDING #16 BUILDING #15 BUILDING #14 BUILDING #13 BUILDING #20 BUILDING #21 BUILDING #22 BUILDING #23 BUILDING #24 BUILDING #10 BUILDING #10 BUILDING #25 BUILDING #26 BUILDING #5B UNIT UNIT A B UNIT UNIT A BUILDING #6 A UNIT UNIT B UNIT B A UNIT BUILDING #23 BUILDING #22
A UNIT UNIT B UNIT B A UNIT BUILDING #15 BUILDING #14 A UNIT UNIT B UNIT B A UNIT BUILDING #13 BUILDING #12 A UNIT UNIT B BUILDING #11 A UNIT UNIT B BUILDING #10 B UNIT UNIT A B UNIT UNIT A BUILDING #16 BUILDING #17 B UNIT UNIT A B UNIT UNIT A BUILDING #18 BUILDING #19 B UNIT UNIT A BUILDING #20 B UNIT UNIT A BUILDING #21 BUILD. #8 5,367 SF 339 6,740 SF 340 RETAIL A 14,165 SF RETAIL B 14,165 SF OPEN SPACE 0.18 AC PRIVATE OPEN SPACE 5,550 SF POOL PRIVATE COMMUNITY CENTER 42' 42' 42' 42' 42'
42' 42' 42' 42' 42' 85' 85' 85' 85' 85' 85' 85' 135'
40'
79'
61' 81'
40'
118'
40' 40'
R=20'
R=20'
R=20'
R=20'
R=20'
R=20' 121'
82'
12'
10'
14'
14'
6,075 SF 353 6,165 SF 354 6,165 SF 355 6,165 SF 356 6,165 SF 357 6,165 SF 358 6,165 SF 359 6,165 SF 360 6,165 SF 361 6,165 SF 362 6,165 SF 363 6,165 SF 364 6,165 SF 365 6,165 SF 366 6,165 SF 367 6,568 SF 368 7,223 SF 369 6,850 SF 370 6,115 SF 371 10,062 SF 6,332 SF 372 373 6,960 SF 374 7,425 SF 375 7,572 SF 376 7,159 SF 377 7,209 SF 6,702 SF 378 379 11,540 SF 380 6,552 SF 381 7,260 SF 382 7,482 SF 7,621 SF 383 384 6,438 SF 385 6,438 SF 386 8,167 SF 387
A UNIT UNIT B
BUILDING #22
A UNIT UNIT B
BUILDING #23 PROPERTY LINE COMMON DRIVE TYP. ONE STORY DUPLEX SITE (LOTS 351-387) BUILD. #8 BUILD. #9 SIDEWALK SIDEWALK BUILD. #7 PROPERTY LINE SIDEWALK PARKING STALLS SIDEWALK TYP. TWO STORY 8-PLEX SITE PRIVATE ROAD 90' 68.5' 68.5' 68.5' 68.5'
90' 68.5' 68.5'
90' 68.5' 68.5'
90' 68.5' 68.5'
90' 68.5' 68.5'
90' 68.5' 68.5'
90' 68.5' 68.5'
90' 68.5' 68.5'
90' 68.5' 68.5'
90' 68.5' 68.5'
90' 68.5' 68.5'
90' 68.5' 68.5'
90' 68.5' 68.5'
90' 68.5' 68.5'
90' 63.5' 73'
80' 28'
14'
14'
14'
14'
R=20'
14' 71' 90' 89' 63' 95' 95' 85' 85' 85' 75' 75'
72' 75' 61'
92'
91'
77'
95'
94'
94'
83'
81'
104' 75' 75' 81' 95' 75' 75' 90'
95' 75' 75' 80' 85' 76' 79' 68' 23'
10'
68'
75' 71' 62' 71' 71' 75'
24'
11'
69' 75' 75' 97' 75' 75' 100' 81' 80' 75' 75' 109' 75'
40' 67' 40'
83'
B UNIT UNIT A BUILDING #25
A UNIT UNIT B UNIT B A UNIT BUILDING #11 BUILDING #12 A UNIT UNIT B UNIT B A UNIT BUILDING #11 BUILDING #12 A UNIT UNIT B UNIT B A UNIT BUILDING #11 BUILDING #12 A UNIT UNIT B BUILDING #15
B UNIT UNIT A BUILDING #16 BUILDING #5B UNIT UNIT A B UNIT UNIT A BUILDING #6 6,147 SF 352 6,162 SF 351 PRIVATE OPEN SPACE 6,684 SF PRIVATE OPEN SPACE 11,518 SF PRIVATE OPEN SPACE 13,696 SF PRIVATE OPEN SPACE 4,000 SF BARRICADES STREET
STREET
STREET VISITOR PARKING SPACES VISITOR PARKING SPACES VISITOR PARKING SPACES PUBLIC STREET PARKING INFO OUTLOT B (10' WIDE)
OUTLOT A (10' WIDE)
R=20'
R=20'
R=30'
R=20'
R=20' 50' 100' 200' 156' 88' 81'
75'
75' 74' 82'
77' 47'
43'
Tentative Tract 945
Exhibit B:
Mitigation Monitoring and Reporting Program
COPPER RIDGE TENTATIVE SUBDIVISION Page 88 of 85
MITIGATION MONITORING AND REPORTING PROGRAM
As required by Public Resources Code Section 21081.6, subd. (a)(1), a Mitigation Monitoring and Reporting Program (MMRP) has been prepared for the Project in order to monitor the implementation of the mitigation measures that have been adopted for the Project. This Mitigation Monitoring and Reporting Program (MMRP) has been created based upon the findings of the Initial Study/Mitigated Negative Declaration (IS/MND) for the Copper Ridge Subdivision proposed by Quest Equity LLC in the City of Hanford.
The first column of the table identifies the mitigation measure. The second column names the party responsible for carrying out the required action. The third column, “Timing of Mitigation Measure” identifies the time the mitigation measure should be initiated. The fourth column, “Responsible Party for Monitoring,” names the party ensuring that the mitigation measure is implemented. The last column will be used by the City of Hanford to ensure that the individual mitigation measures have been monitored.
Plan checking and verification of mitigation compliance shall be the responsibility of the City of Hanford.
MITIGATION MEASURE RESPONSIBLE PARTY
FOR
IMPLEMENTATION
IMPLEMENTATION
TIMING
RESPONSIBLE
PARTY FOR
MONITORING
VERIFICATION
Biological Resources
Mitigation Measure BIO 1
(Construction Timing). If
feasible, future
construction activities will
take place entirely outside
of the avian nesting
season, defined as
February 1 to August 31.
Applicant
Developer
Builder
Ongoing City of Hanford
Mitigation Measure BIO 2
(Preconstruction Surveys).
If construction must occur
between February 1 and
August 31, a qualified
biologist will conduct
surveys for active bird
nests within 7 days prior to
the start of work during
this period. The survey
area will encompass the
site and accessible
surrounding lands within ¼
mile for nesting Swainson’s
hawks, 500 feet for other
nesting raptors, 300 feet
for the tricolored
blackbird, and 250 feet for
Applicant
Developer
Builder
7 days prior to
construction
City of Hanford
COPPER RIDGE TENTATIVE SUBDIVISION Page 89 of 85
other nesting birds.
Mitigation Measure BIO 3
(Avoidance of Active
Nests). Should any active
nests be discovered in or
near proposed
construction zones, the
biologist will identify a
suitable construction-free
buffer around the nest.
This buffer will be
identified on the ground
with flagging or fencing
and will be maintained
until the biologist has
determined that the young
have fledged and are
capable of foraging
independently.
Applicant
Developer
Builder
Ongoing City of Hanford
Cultural Resources
Mitigation Measure CUL-1:
In the event of accidental
discovery of unidentified
archaeological remains
during development or
ground disturbing activities
in the Project area, all work
shall be halted in
immediate vicinity (within
a 100-foot radius) until a
qualified archaeologist can
identify the discovery and
assess its significance.
Applicant/
Construction Contractor
Ongoing during
construction
City of Hanford
Mitigation Measure CUL 2:
If human remains are
uncovered during
construction, work shall be
halted, and the Kings
County Coroner is to be
notified to investigate the
remains and arrange
proper treatment and
disposition. If the remains
Applicant/
Construction Contractor
Ongoing during
construction
City of Hanford
COPPER RIDGE TENTATIVE SUBDIVISION Page 90 of 85
are identified on the basis
of archaeological context,
age, cultural associations,
or biological traits to be
those of a Native
American, California Health
and Safety Code 7050.5
and California Public
Resources Code 5097.98
require that the coroner
notify the Native American
Heritage Commission
(NAHC) within 24 hours of
discovery. The NAHC will
then identify the Most
Likely Descendent who will
make recommendations
regarding the treatment
and disposition of the
remains.
Mitigation Measure CUL 3
A burial Treatment Plan
shall be entered into by the
Project applicant/property
owner prior to any ground
disturbing activities.
Applicant
Construction Contractor
Prior to ground
disturbing activities
City of Hanford
Tentative Tract 945
Exhibit C:
Conditions of Approval
PLANNING DIVISION
SITE PLAN REVIEW COMMENTS
TENTATIVE TRACT NO. 0012-24 V8
CONTACT: Gabrielle Myers, Senior Planner: (559) 585-2578 General Plan Designation: Low-Density Residential and Medium-Density Residential Proposed GP Designation: Medium-Density Residential and Neighborhood Mixed Use Zoning: Kings County Jurisdiction
Other Special Districts: N/A
Associated Entitlements
1. Annexation 166
2. General Plan Amendment –request to change from Low-Density Residential to MediumDensity Residential and Neighborhood Mixed Use
3. Prezone –Combination of R-M and MX-N
4. Planned Unit Development – a request to allow various deviations from the regulation of the R-M Medium-Density Residential zone district for the residential subdivision, including reduced lot size, lot width, lot depth, setbacks, and increased driveway paved surface allowance and allow removal of the block wall requirement between MX-N Neighborhood Mixed Use and R-M Medium-Density Residential.
Section Requirement Deviation Requested
§ 17.12.030 Lot area The minimum lot area shall be 5,000 square feet, except as prescribed in
Section 17.12.100
Minimum lot size of 2,800 sq. ft.
§ 17.12.040 Lot
Dimensions
Frontage: The minimum lot frontage
shall be 40 feet
Minimum frontage 40
Width: The minimum lot width shall be
50 feet for interior lots and 60 feet for
corner lots, except as prescribed in
Section 17.10.100.
Minimum interior lot width: 40 feet
Minimum corner lot width: 45 feet
Depth: The minimum lot depth shall be
90 feet
Minimum depth: 70 feet
§ 17.12.050 Site Area
per Dwelling Unit
The minimum site area per dwelling unit
shall be 3,000 square feet
Minimum site area per dwelling unit
2,800 sq. ft.
§ 17.12.070 Building
Setback Areas
Front – Livable: 15 feet Front – Livable: 12 feet
Front – Garage: 20 feet Front – Garage: 20 feet
Rear – one-story: 15 feet Rear – one-story: 10 feet
Rear – two-story: 25 feet Rear – two-story: 10 feet
Side – Interior: 5 feet Side – Interior: 5 feet
Side – Street-Side: 10 feet Side – Street-Side: 10 feet § 17.12.150 Usable
Open Space
300 square feet per dwelling unit. The
open space shall be a minimum 15-feet
wide
Deviation from the minimum width
dimension requested, 10 feet. 300 sq. ft.
of open space will still be
accommodated.
Planning Division Recommendation Revise and Proceed Resubmit R-M Medium Density Residential Zone District Standards
General Requirements:
That the multi-family duplexes and 8-plex low-rise apartments depicted in Phase 3, 4 and 5 are considered conceptual. Site Plan Review (and any necessary entitlements) will be required prior to development of the multi-family portion of the site.
That the applicant hereby agrees to hold the City of Hanford and all of its departments, officers, agents, and employees free and harmless of and from all claims of any kind or nature arising out of or by reason of the approval of this project.
That approval of this project does not exempt compliance with all applicable sections of the Uniform Fire and Building Codes, Zoning Ordinance, Public Works Improvement Standards, and other City Ordinances.
That the final map be submitted to the City Engineer and Community Development Department for compliance with the Tentative Subdivision Map approval prior to recording the final map.
That all conditions of approval listed in this resolution by the City of Hanford be contained in the line drawing submitted for building permits.
That in accordance with Title 16 of the Hanford Municipal Code, all conditions of this subdivision listed herein, and contained in subsequent improvement agreements, excluding the landscape district, must be completed and accepted for maintenance by the City Council prior to the final building inspection and occupancy permits being issued for the first house in the subdivision.
That Vesting Tentative Tract 945 be developed consistent with the approved tentative tract map That the tentative tract is subject to the mitigations cited in the Mitigation Monitoring and Reporting Program
Right-to-Farm:
Notwithstanding any other provision in this Chapter, agricultural operations are the principal and favored use of land in the areas of Kings County designated “Agricultural” in the Kings County General Plan and included in the agricultural zone districts of the Kings County zoning ordinance.
In order to implement Policy LU 8.2 and Program LU 8.2-A of the city of Hanford General Plan, there is hereby adopted in the city of Hanford a policy to (1) protect agricultural land, operations, and facilities from conflicting use due to the encroachment of incompatible, non-agricultural uses of the land in agricultural areas of the county, and (2) to advise developers, owners, and subsequent purchasers of property in the city of Hanford within one (1) mile of the city’s urban limit line of the inherent potential inconveniences and discomforts often associated with agricultural activities and operations, including, but not limited to, equipment and animal noise; farming activities conducted on a 24-hour a day, 7-days a week basis; odors from manure, fertilizers, pesticides, chemicals, or other sources; the aerial and ground application of chemicals and seeds; dust; flies and other insects; and smoke from agriculture operations.
That no lawfully established and otherwise lawful agricultural activity, operation, or facility, or appurtenances thereto, conducted or maintained for commercial agricultural purposes in a manner consistent with proper and accepted customs and standards as established and followed by similar agricultural operations in the same locality, shall be or become a nuisance, private or public, due to any changed condition in or about the locality, including, but not limited to, the encroachment of non-agricultural uses such as residences.
In order to carry out the goals and policies of the city of Hanford General Plan, and the provisions of this chapter, the following notices and disclosures shall be required:
All approvals for improvement or development of property including without limitation application for rezonings, land divisions, zoning permits, and residential building permits, on property in the city of Hanford within one (1) mile of the city’s urban limit line, shall include a condition that notice and disclosure of this agricultural land use policy be given by the applicant, or the owner if different from the applicant. The applicant, or owner if different from the applicant, shall also acknowledge the contents of the notice and disclosure, which includes a description of the property the notice and disclosure pertains to, in the Official Records of the Kings County Recorder, and recorded at the applicant’s own expense.
Zoning:
That all requirements of the R-M Medium-Density Residential district shall apply, except as modified through the Planned Unit Development
Section Requirement Deviation Requested
§ 17.12.030 Lot area The minimum lot area shall be 5,000 square feet, except as prescribed in
Section 17.12.100
Minimum lot size of 2,800 sq. ft.
§ 17.12.040 Lot
Dimensions
Frontage: The minimum lot frontage
shall be 40 feet
Minimum frontage 40
Width: The minimum lot width shall be
50 feet for interior lots and 60 feet for
corner lots, except as prescribed in
Section 17.10.100.
Minimum interior lot width: 40 feet
Minimum corner lot width: 45 feet
Depth: The minimum lot depth shall be
90 feet
Minimum depth: 70 feet
§ 17.12.050 Site Area
per Dwelling Unit
The minimum site area per dwelling unit
shall be 3,000 square feet
Minimum site area per dwelling unit
2,800 sq. ft.
§ 17.12.070 Building
Setback Areas
Front – Livable: 15 feet Front – Livable: 12 feet
Front – Garage: 20 feet Front – Garage: 20 feet
Rear – one-story: 15 feet Rear – one-story: 10 feet
Rear – two-story: 25 feet Rear – two-story: 10 feet
Side – Interior: 5 feet Side – Interior: 5 feet
Side – Street-Side: 10 feet Side – Street-Side: 10 feet § 17.12.150 Usable
Open Space
300 square feet per dwelling unit. The
open space shall be a minimum 15-feet
wide
Deviation from the minimum width
dimension requested, 10 feet. 300 sq. ft.
of open space will still be
accommodated.
Dwelling Units per Lot (Section 17.12.050)
That the minimum site area per dwelling unit shall be 3,000 square feet, except as modified through the PUD.
Section Requirement Deviation Requested
§ 17.12.050 Site Area
per Dwelling Unit
The minimum site area per dwelling unit
shall be 3,000 square feet
Minimum site area per dwelling unit
2,800 sq. ft.
Coverage (Section 17.12.060)
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 17.12.070)
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, except as modified through the PUD.
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, except as modified through the PUD.
The rear building setback area shall be increased by 10 feet for buildings over onestory high.
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.
Section Requirement Deviation Requested
§ 17.12.070 Building
Setback Areas
Front – Livable: 15 feet Front – Livable: 12 feet
Front – Garage: 20 feet Front – Garage: 20 feet
Rear – one-story: 15 feet Rear – one-story: 10 feet
Rear – two-story: 25 feet Rear – two-story: 10 feet
Side – Interior: 5 feet Side – Interior: 5 feet
Side – Street-Side: 10 feet Side – Street-Side: 10 feet Distance between Structures (Section 17.12.080)
The minimum distance between structures shall be 10 feet, except as provided by the building code.
Height of Structures (Section 17.10.090)
The maximum structure height shall be 35 feet.
Driveways (Section 17.12.110)
That the width of a driveway and any paved area shall not cumulatively exceed 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 50% of the front building setback area.
That on corner lots, the driveway shall be located on the side of the lot adjacent to the interior lot line.
That 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.
Usable Open Space (Section 17.12.150)
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, except as modified through the PUD.
Section Requirement Deviation Requested
§ 17.12.150 Usable
Open Space
300 square feet per dwelling unit. The
open space shall be a minimum 15-feet
wide
Deviation from the minimum width
dimension requested, 10 feet. 300 sq. ft.
of open space will still be
accommodated.
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.
Landscaping (Section 17.12.160 and 17.52)
That landscaping be provided in accordance with Section 17.52 Landscape Standards of the Hanford Municipal Code.
That except for driveways and approved parking areas all yard areas and setback areas visible from the street shall be landscaped with live plant materials and ornamentation common to the Hanford area or up to 100% of the yard and setback area may be landscaped with artificial turf and other permeable surfaces.
That two street trees, a minimum 15 gallon size, shall be planted on all lots 6,000 square feet or greater. One of the two shall be planted 12 feet (no greater or no less) from the face of the font lot line street curb.
That there shall be two additional street trees, a minimum 15 gallon size, planted on all corner lots in the parkway adjacent to the street side lot line.
That all species of trees shall be selected from a list approved by the City Parks and Recreation Commission.
Off Street Parking: (Section 17.54).
That the applicant shall provide two parking spaces per dwelling unit, one of which shall be covered.
In the R-M Medium-Density Residential zone district, single-family dwellings shall provide a minimum of one covered and one uncovered parking space. Multi-family parking is required, as follows:
Table 17.54.040
Number of Parking Spaces
Land Use Parking Space Requirement
Multifamily dwelling, Studio or SRO (no bedroom) 1 space per dwelling unit Multifamily dwelling, 1-bedroom 1.5 spaces per dwelling unit; 50% of the spaces shall be covered parking
Multifamily dwelling, 2-bedroom 1.75 spaces per dwelling unit; 50% of the spaces shall be covered parking
Multifamily dwelling, 3 or more bedrooms 2 spaces per dwelling unit; 50% of the spaces shall be covered parking
Single- or multifamily dwelling specifically for
seniors 55 years of age or older
1 space per dwelling unit or 1 space for every 4
beds
Required parking spaces may not be provided in any front, side, or rear building setback area. 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. Parking requirements for the multi-family portions of the development (Phase 4 and 5) shall be evaluated and required at the time of development. Site Plan Review will be required.
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 HMC 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 HMC 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.
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.
MX-N Neighborhood Mixed Use zone district standards – Applicable to the commercial portion of Phase 5
General:
That the commercial development of the site, depicted in Phase 5 is considered conceptual. Site Plan Review (and any necessary entitlements) will be required prior to development of the commercial portion of the site.
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. 2025-xx (conceptual included in TSM, final to be determined) 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.
That the Mixed Use Neighborhood zone districts shall be designed to provide and encourage walking within the commercial uses and between the commercial uses and the residential uses within the MX-N zone and other nearby residential uses. At a minimum, this shall be accomplished with a minimum 10-foot wide pedestrian path of travel between commercial sites and all residential sites within the MX-N zone.
That between 25% and 75% of the contiguously zoned parcels in MX-N shall be reserved for residential use. (This has been satisfied by Phase 5 overall development proposal). The MX-N Neighborhood Mixed Use portion of the development is 5.45 acres. The entirety of Phase 5 of Tentative Tract 945 is approximately 9.23 acres. Therefore, the residential to commercial percentage is approximately 60% commercial to 40% residential.
That the commercial portion of the site be limited to development less than 55,000 sq. ft., in order to limit VMT impacts from the project and remain screened. Commercial development of the project site over 55,000 square feet will require further VMT analysis.
Cultural Resources:
That if cultural resources are discovered during construction or related activities, all work shall be halted and a qualified archeologist and the City of Hanford shall be notified. The find shall be properly investigated and appropriate measures are to be taken before construction may continue.
Building Setback Areas (Section 17.24.060)
That the appropriate setbacks be maintained, as follows: lot lines are subject to change based on final site configuration
The front building setback area shall be 15 feet (front considered lot line along 9 ¼ Avenue).
The rear building setback shall be 15 feet from the rear lot abutting an R-M zone district (rear considered east lot line abutting not-a-part) The side building setback shall be 15 feet from the side property line abutting an R-M zone and the public street.
The street side building setback shall be 15 feet.
Height of Structures (Section 17.24.080)
That the maximum structure height shall be 35 feet.
Off Street Parking: (Section 17.54).
That the applicant shall provide a minimum of 108 parking stalls for the commercial portion of the site, five of which are ADA-accessible, based on the ratio for an integrated shopping center 1 space per 350 square feet.
Calculation: 37,700 square feet of integrated retail space ÷ 350 square feet = 107.7 108 parking spaces required
Parking requirements will be verified during Site Plan Review. Conceptually, parking has been provided, as shown in the table below:
That the standard parking space shall not be less than 18.5 feet in length and nine feet in width, exclusive of aisles and access drives (Section 17.54.110 A).
That the maximum number of compact-car parking spaces is limited to 30 percent of the total parking spaces required. A compact parking space shall not be less than 16 feet in length and 8 feet in width, and marked for compact cars (Section 17.54.110 B. and C).
There shall be no more than four compact spaces adjacent to each other.
That parking for bicycles and low-emission vehicles shall be provided in accordance with the latest adopted version of the California Building Code (Section 17.54.190).
In the commercial zone district, not less than five percent of the interior square footage of a parking area shall be landscaped with trees and other plant materials suitable for ornamentation. Parking areas are to have one tree placed at every four lineal parking stalls.
Usable Open Space: (Section 17.24.110).
That new commercial developments shall provide a common outdoor area, shaded sitting area for use by customers. The size of this area shall be a minimum 250 square feet per acre of site area.
That lots with four or less dwelling units shall provide for a usable open space are of a minimum 300 square feet per dwelling unit. The open space shall be a minimum 15 feet wide.