Hanford City Council
January 20, 2026

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.

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.

Signage: (Section 17.56).

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

Number and Size of Permanent Signs by Zone
Zone District Building Signs Freestanding Signs

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

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

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

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

Sites with an integrated shopping
center: 1 additional freestanding sign
up to 350 sq. ft. Maximum height not
greater than 1.5 times the average
height of the building.

Landscaping: (Section 17.24.120 and 17.52).

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

Fencing and Walls: (Section 17.24.130)
That a block wall with a minimum height of seven feet shall be provided along any side or rear lot line that abuts an R-L or PF zone district, requested to be removed between the MX-N

designation to the south and the R-M designation to the north through the PUD process. A block wall is required between the MX-N designation and R-M designation to the east (nota-part) That no fence or wall shall be placed in front of or within any landscaped area located next to a street.

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

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

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

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

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

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

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

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

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

Dust Control:

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

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

BUILDING DIVISION
TSM0012-24
Contact Building Official: Tom Webb (559) 585-2584
Concerning questions that you may have on the conditions listed below:

Soils:

1. That a preliminary soils report, prepared by a qualified soil’s engineer, be provided to the Engineering and Building Departments prior to approval of Subdivision Improvement Plans.

2. That a final soils report, prepared by a qualified soils engineer, be provided to the Engineering Department and Building Division prior to acceptance of the subdivision improvements by the City or issuance of building permits or whichever comes first.

3. That the developer retains the design engineer to inspect and verify that grading within the subdivision was constructed as per the approved design, and a copy of the report be provided to the Building Division prior to building permit issuance.

Street Names and Addresses:

1. That street address for each lot, as provided by the Building Division, be included on the subdivision final map.

2. That street names, as shown on the tentative subdivision map, be included on the subdivision final maps.

3. That all single family dwellings within the subdivision have illuminated address numbers 2-¼ inches high or be within an illuminated area with 3-½ inch high address numbers installed on the front most part of the building leading to the entrance. In either case the address numbers shall be of contrasting colors with the background.

4. That all landscaping requires permits and must meet requirements at time of installation.

5. That a map must be provided to show existing streets names of surrounding subdivisions that have City maintained streets.

City Of Hanford Fire Department Plan Review
Approval of all projects does not exempt compliance with all applicable sections of the adopted Fire Codes and local city ordinances. All fire protection systems must be installed and operational prior to occupying the building. All permits shall be issued and paid for prior to scheduling any inspections with the fire department. Please contact the building department for the submittal process. To schedule an inspection please contact the building department at 559-585-2580
The scope of work shall be clearly stated on all the plans submitted for the permit. All deferred submittals shall be listed on the building plan page.

All deferred submittals are required to be submitted within 30 days of building permit issuance.

Plan review number: TSM0012-24
Address: NA
Plan Reviewer: Nikkie Chamberland
Date: 9-27-2024
The following are comments that are applicable and pertain to the plans submitted: This project must comply with the latest California Fire Code. • Project shall meet the minimum fire flow requirements per Appendix B & C of the CFC 2022; Provide the fire flows within one year
• New and existing residences that have an automatic sprinkler system, proposed accessory dwelling units shall have an automatic sprinkler system. A separate fire department permit will be required.
• Fire Riser Room:

1. a separate room that contains the Fire Riser shall contain one man door, the room shall be a 2-hour rated room with adequate spacing to perform

City of Hanford Fire Department
Fire Prevention and Community Risk Reduction Division
Fire Marshal
Nikkie Chamberland

maintenance, riser room shall be properly labeled with 4” lettering with contrasting background and a knox box shall be installed to contain the riser room key, fire sprinkler coverage required, emergency lighting and illuminated lighting required. The riser shall be interconnected with the fire alarm
• When a sprinkler system is required with more than 21 heads, the system shall be monitored by a central monitoring station. Fire alarm and fire detection systems required by Chapter 9 of CFC, CBC, shall be installed per NFPA 72. • Knox FDC Locking Caps are required on all Fire Department Connections.

A fire department access road is required for facilities that are protected by fire sprinklers and are more than 400 feet away; on-site fire hydrants and mains shall be provided where required by the AHJ. Provide a letter of certification from a licensed soil engineer on non-paved all-weather roads that provide fire access, which shall support a 40,000-lb fire apparatus at a minimum. • All dead-end access roads more than 150 must provide an approved turnaround or hammerhead and comply with city standards.
• All access roads shall not be less than 20 ft wide and 13 ft 6 inches • Access road turning radius for fire apparatus/

1. Inside turn: 20ft 10 inch

2. Curb to Curb: 37 ft 3 inches

3. Wall to Wal: 42 ft
• Temporary or permanent fire department access roads shall be constructed in accordance with City Standards ST-36. All weather access roads shall be in place prior to any combustible construction being brought onto the premises unless approved by the fire department.
• Additional Hydrants may be required, all hydrants shall be installed and accepted prior to combustibles being dropped on site. All hydrants shall be protected by bollards Hydrant spacing shall be as follows CFC 2022 Appendix C;

1. Residential area- 500ft

2. Commercial area-300ft

3. A hydrant will be required within 50’ of Fire Department connection.

4. Provide a turning template on Plan Review
• No traffic calming devices shall be installed without the Fire Department’s approval • Areas identified as “Fire lanes” must be identified as such per requirements set forth in the California Vehicle Code Section 22500.1.

1. Access roads 20-26 feet in width: Fire lanes shall be on both sides of the fire apparatus access roads.

2. Access roads 26 to less than 32 feet in width: Fire lanes shall be on one side of the fire apparatus access roads.

3. Access roads 32 feet in width or more: No fire lanes required.

4. Markings shall include “No Parking- Fire Lane”
• Locked gates installed across fire department access roads:

1. Manual gates with a chain lock require a Knox Padlock to be installed on them, or a Knox Box shall be installed on the exterior of the gate and a key to the lock on the gate must be placed in the Knox Box. (See www.knoxbox.com for current models)

2. Electric Gates shall be equipped with an electric Knox Key Switch, at the gate location.

3. In case of a loss of power, electrically operated gates shall have a means of backup power or shall default in the open position for immediate fire department access.

4. At no time shall the width of the fire department access road be reduced below 20 feet wide through or at any gates along the fire department’s emergency access roads due to protruding objects from gate supports, frames, signs, access booths, curbs, etc.

5. Provide a Knox Box for all structures and gates. In accordance with the 2019 CFC 506.1. Hanford Fire Department shall approve the location.

6. Ordering Knox Box products can be done directly at
www.knoxbox.com. Click to choose your local fire department agency, enter “Hanford Fire Dept”, and a list of products will populate for you to order.
• All address numbers shall be installed onto the building and shall be visible from the frontage street. The color of the address numbers shall be in a contrasting color to the building.

Size of Address Numbers:

1. Downtown area (existing buildings): 4 inch numbers

2. Buildings 20 ft. or less from the street: 6-inch numbers

3. Buildings 21- to 40-ft. from the street: 8-inch numbers

4. Buildings more than 40 ft. from the street: 12-inch numbers • Commercial cooking

1. Commercial cooking equipment that produces grease-laden vapors shall be provided with a Type I hood. A separate permit is required for the Type I hood. Contact the Building department for submittal information.

2. All commercial cooking appliances creating grease-laden vapors shall have a K-Class fire extinguisher within 30 feet of cooking appliances in accordance with the most currently adopted edition of the CFC.

3. Commercial cooking equipment that produces grease-laden vapors shall be provided with a Type I Hood. In accordance with the California Mechanical Code, an automatic fire extinguishing system is listed and labeled for its intended use.

4. If the fire alarm is present, the hood system shall be interconnected with the fire alarm
• Operational Fire Permit is Required
• Any Special Event project shall comply with the 2019 edition of the California Fire Code, chapter 31 for tent structures, exiting, fire extinguishers, and other fire protection applications.

• Submit plans and information regarding high-piled storage, rack storage, storage of combustible commodities, hazardous materials, and any processes regulated by the Uniform Fire Code
• Fire permits are required for all underground firelines, overhead sprinklers, and fire alarms. These are all separate permits and will be charged accordingly. All deferred submittals shall be submitted, stamped, and approved prior to combustible on site. • Refer to the 2022 California Fire Code in governing codes • Shell buildings shall provide a description of the tenant and/or storage of the building.
• A fire pump may be required if the building is over 2 stories in height in a commercial setting.

PUBLIC WORKS DEPARTMENT
Contact Assistant Engineers: Steve Coodey or Robert Buchanan Concerning questions that you may have on the conditions listed below:

Tentative Tract 945- Copper Ridge Development
Maps and Plans:

1. That the developer submit to the City Engineer a set of construction plans on 24” x 36” sheets for all required improvements. Plans shall be prepared by a registered civil engineer, and shall include a drainage and utility plan identifying sizes and location of sanitary sewer, storm drainage and water mains, curbs, gutters, sidewalks, masonry wall, street improvements and other infrastructure required for development. All plans shall be approved by the City Engineer and all other involved agencies before the release of the building permits.

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

Easements:

1. That easements 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.

2. That the developer shall acquire an easement for temporary storm basin purposes to be dedicated to the City where 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 shall be approved by the City Engineer and dedicated on the Final Map or by separate instrument.

3. That an offsite Sanitary Sewer Easement shall be obtained by the developer for 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.

4. That all easements for irrigation ditches and/or irrigation pipelines be legally abandoned or relocated to the satisfaction of the City Engineer prior to acceptance of the subdivision improvements.

5. That all proposed landscape/public utility easements as shown on the tentative map 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:

1. That all proposed streets, street extensions and easements as shown on the tentative map be dedicated to the City with the subsequent final map(s). The streets/street extensions are to be dedicated as public right-of-way, and any alterations of existing utilities be the responsibility of the developer.

2. That developer 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.

3. That the developer 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.

4. That the developer 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.

5. That the developer 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.

6. That developer dedicate an easement to the City, for the proposed of an onsite drainage basin for Tract 945 drainage purposes.

7. That the developer shall 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 is 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.

Street Improvements:

1. That 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 be installed in accordance with Chapter 16.24 “Improvements” of the Hanford Municipal Code, the City of Hanford’s Active Transportation Plan (ATP), and this resolution pertaining to subdivision improvements in effect at the time of filing the tentative map.

2. That all corner lots meet the requirements California's daylighting law (Assembly Bill 413) 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

3. That all streets within the subdivision shall be developed as Residential Street per City Standard Details ST-32 and ST-39 with a traffic index of 6, except the following:
a) 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. b) 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.
c) Developer shall construct 9th Avenue as an Arterial Street with a 100 foot ultimate right of way width in conformance with City Standard Detail ST20 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 9th 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.
d) Grangeville Boulevard shall be developed as an 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.

3. 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.

4. That 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:

1. That 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 easement.

2. The species of tree and plants are to be selected from a list approved by the City Street Tree Commission.

3. That the design location of the masonry wall and landscape plans shall be approved by the Community Development Department and City Engineering Department prior to recording a subdivision final map. And the approval of block wall and landscape improvements shall be submitted with initial submittal of project improvement plans.

4. All above ground pedestals and other utility boxes shall be located between back of sidewalk and masonry wall/fence.

Existing Wells:

1. That all existing wells on the property be abandoned in accordance with State of California standards.

Restricted Access:

1. That a one-foot reservation strip be established at the end or sides of the roads abutting unsubdivided property, and dedicated on the applicable subdivision final maps.

2. That all access be restricted from the 9th Avenue, 9 ¼ Avenue and Leland Avenue right-of-way for lots backing 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 shall be depicted on all recorded final maps.

3. That the developer construct a barricade to City Standard Detail GE-59 at the end of each future through streets.

Sewer Improvements:

1. That the developer’s engineer 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.

2. That a minimum 12-inch diameter sanitary sewer main be installed within 9th Avenue between Leland Avenue and the southern property boundary. Applicant shall be entitled to a reimbursement for over sizing in accordance with City Municipal Code Section 13.08, or any revisions thereof.

3. That a minimum 12-inch diameter sanitary sewer main be installed within 9th Avenue between the southern property boundary and Grangeville Boulevard. Applicant shall be entitled to a reimbursement in accordance with City Municipal Code Section

13.08, or any revisions thereof.

4. That developer shall 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. Applicant shall be entitled to a reimbursement for over sizing in accordance with City Municipal Code Section 13.08, or any revisions thereof.

5. That a minimum 12-inch diameter sanitary sewer main be installed within Leland Avenue between 9 ¼ Avenue and 9th Avenue. Applicant shall be entitled to a reimbursement for over sizing in accordance with City Municipal Code Section 13.08, or any revisions thereof.

6. That 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.

7. The Copper Ridge development will not be issued occupancy until a sewer trunk line is installed within 9th Avenue from Grangeville Boulevard to E. Lacey Boulevard.

Storm Drainage Improvements:

1. That the developer’s engineer 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.

2. That 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 chainlink 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.

3. That 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:

1. That the developer’s engineer 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.

2. That 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.

3. That 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.

4. As determined by results shown in the Hydraulic Capacity Study provided by Akel Engineering, the developer shall 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.

5. That a minimum 12 inch diameter water main and appurtenances, 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.

6. That all existing water wells be abandoned in conformance with State of California Department of Health Standards.

Assessment District:

1. That the developer enters into an agreement for the formation of a Community Facilities District (CFD) for the maintenance of landscaping and outlots, decorative block wall/ fencing, roadways, streetlights, curb and gutter, sidewalk, signage, storm drain system and temporary basin and a second CFD for emergency services.

2. That prior to funds of the tax assessment district being obtained, the developer will be responsible for the maintenance of all items listed above.

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.

RESOLUTION 25-71-R

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HANFORD APPROVING PLANNED UNIT DEVELOPMENT NO. 0037-24: A REQUEST TO ALLOW VARIOUS

DEVIATIONS FROM THE REGULATIONS 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. THE PROJECT IS APPLICABLE TO TENTATIVE TRACT 945, LOCATED NORTH OF GRANGEVILLE BOULEVARD, EAST OF 9 ¼ AVENUE (APN 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, Planned Unit Development No. 37-24, 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, has been reviewed by the City Council of the City of Hanford in accordance with Title 17 of the Hanford Municipal Code; and WHEREAS, the site will be developed, as shown Tentative Tract 945 attached as Exhibit A, and substantially conform to the elevations and floorplans, attached as Exhibit B; 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 planned unit development 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

Planned Unit Development 37-24

WHEREAS, the City Council has made the following findings, pursuant to Section 17.82.050 Hanford’s Zoning Ordinance:

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

Planned Unit Development 37-24

 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.

Planned Unit Development 37-24

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

Planned Unit Development 37-24

§ 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.

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.

NOW, THEREFORE, BE IT RESOLVED, that the City Council finds that no significant environmental impacts would result from the proposed project with the incorporation of mitigation measures, adopts a Mitigation Monitoring and Reporting Program, attached as Exhibit C, and certifies that Mitigated Negative Declaration No. 2025-73 was prepared consistent with the California Environmental Quality Act (CEQA) Guidelines and City of Hanford Environmental Guidelines.

Planned Unit Development 37-24

THEREFORE, BE IT FURTHER RESOLVED that the City Council of the City of Hanford hereby approves Planned Unit Development 37-24, subject to the conditions of approval, attached as Exhibit D, and the following:

That the Planned Unit Development shall expire with the expiration of Vesting Tentative Map 940, which shall become null and void after 24 months has elapsed from the date of approval, unless a final map has recorded. A time extension may be granted by the Commission 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 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 ________________________
ABSENT: Council Member ________________________
__________________________________________
MAYOR

Planned Unit Development 37-24

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

Planned Unit Development 37
-24

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'

Planned Unit Development 37
-24

Exhibit B
Elevations and Floor Plans

COPPER
RIDGE
#3151-02-HS24
5 10 APRIL 2024
SCALE
0248
1/8” = 1’-0” (12X18 SHEET)

ELEVATIONS
“TRADITIONAL”
HOUSE PLAN 3
FIRST FLOOR: 752 SF
SECOND FLOOR: 935 SF
TOTAL 1,687 SF
HOUSE PLAN 2
FIRST FLOOR: 659 SF
SECOND FLOOR: 905 SF
TOTAL 1,564 SF
HOUSE PLAN 1
FIRST FLOOR: 589 SF
SECOND FLOOR: 824 SF
TOTAL 1,413 SF

COPPER
RIDGE
#3151-02-HS24
6 10 APRIL 2024
SCALE
0248
1/8” = 1’-0” (12X18 SHEET)

ELEVATIONS
“FARMHOUSE”
HOUSE PLAN 3
FIRST FLOOR: 752 SF
SECOND FLOOR: 935 SF
TOTAL 1,687 SF
HOUSE PLAN 2
FIRST FLOOR: 659 SF
SECOND FLOOR: 905 SF
TOTAL 1,564 SF
HOUSE PLAN 1
FIRST FLOOR: 589 SF
SECOND FLOOR: 824 SF
TOTAL 1,413 SF

COPPER
RIDGE
#3151-02-HS24
7 10 APRIL 2024
SCALE
0 2 4 8
1/8” = 1’-0” (12X18 SHEET)

ELEVATIONS
PLAN 1
REAR ELEVATION 1 1/8" = 1'-0" (12 X 18 SHEET)
RIGHT ELEVATION 3 1/8" = 1'-0" (12 X 18 SHEET)
LEFFT ELEVATION 2 1/8" = 1'-0" (12 X 18 SHEET)

GROUND LEVEL

GROUND LEVEL
9’1” TOP PLATE
9’1” TOP PLATE
9’1” TOP PLATE
12 12
12 4
4 4
9’1” TOP PLATE

SECOND FLOOR

SECOND FLOOR

COPPER
RIDGE
#3151-02-HS24
8 10 APRIL 2024
SCALE
0 2 4 8
1/8” = 1’-0” (12X18 SHEET)

ELEVATIONS
PLAN 2
REAR ELEVATION 1 1/8" = 1'-0" (12 X 18 SHEET)
RIGHT ELEVATION 3 1/8" = 1'-0" (12 X 18 SHEET)
LEFFT ELEVATION 2 1/8" = 1'-0" (12 X 18 SHEET)

GROUND LEVEL

GROUND LEVEL
9’1” TOP PLATE
9’1” TOP PLATE
9’1” TOP PLATE
12 12
12 4
4 4
9’1” TOP PLATE

SECOND FLOOR

SECOND FLOOR

COPPER
RIDGE
#3151-02-HS24
9 10 APRIL 2024
SCALE
0 2 4 8
1/8” = 1’-0” (12X18 SHEET)

ELEVATIONS
PLAN 3
REAR ELEVATION 1 1/8" = 1'-0" (12 X 18 SHEET)
RIGHT ELEVATION 3 1/8" = 1'-0" (12 X 18 SHEET)
LEFFT ELEVATION 2 1/8" = 1'-0" (12 X 18 SHEET)

GROUND LEVEL

GROUND LEVEL
9’1” TOP PLATE
9’1” TOP PLATE
9’1” TOP PLATE
12 12
12 4
4 4
9’1” TOP PLATE

SECOND FLOOR

SECOND FLOOR

COPPER
RIDGE
#3151-02-HS24
10 10 APRIL 2024
SCALE
0 2 4 8
1/8” = 1’-0” (12X18 SHEET)

FLOOR PLAN -

CELESTIAL
W
D
11' - 0"
11' - 0"
35' - 0"
35' - 0"

PRIMARY BED
14' 1" x 10' 4"

PRIMARY BATH

BEDROOM
12' 1" X 10' 1"

BEDROOM
13' 7" X 11' 6"

LAUNDRY
HALL
BATH
W
D
11' - 0"
35' - 0"
35' - 0"

PRIMARY BED
14' 1" x 10' 4"

PRIMARY BATH

BEDROOM
12' 1" X 10' 1"

BEDROOM
13' 7" X 11' 6"

LAUNDRY
HALL
BATH

GREAT ROOM
20'7" X 17'8"

KITCHEN
19' 0" X 8' 0"
GARAGE
20' 0" X 20' 0"

GREAT ROOM
24' 4" X 16' 0"

KITCHEN
19' 0" X 8' 10"
GARAGE
20' 0" X 20' 0"
ENTRY 12' - 0"
20' - 0"
5' - 0" 5' - 0" 11' - 0"
12'
0"
20' - 0"
5' - 0"
11' - 0"
40' - 0"
40' - 0"
85' - 0"
10' - 0"
10' - 0"
HOUSE PLAN 1
FIRST FLOOR: 1,148SF
SECOND FLOOR: 1,148SF
TOTAL 2,296SF

GREAT ROOM
24' 4" X 16' 0"

KITCHEN
19' 0" X 8' 10"
GARAGE
20' 0" X 20' 0"
GARAGE
20' 0" X 20' 0"

GREAT ROOM
24' 4" X 18' 0"

KITCHEN
19' 0" X 8' 10"
ENTRY 12' - 0"
20' - 0"
5' - 0" 5' - 0" 11' - 0"
12' - 0"
20' - 0"
5' - 0"
11' - 0"
40' - 0"
85' - 0"
85' - 0"
40' - 0"
10' - 0"
10' - 0"
REEK CELES Page 810 of 1226
COPPER
RIDGE
#3151-02-HS24
11 10 APRIL 2024
SCALE
0 2 4 8
1/8” = 1’-0” (12X18 SHEET)

FLOOR PLAN -

CELESTIAL
W D

GREAT ROOM
11' - 0"
11' - 0"
35' - 0"
35' - 0"

BEDROOM
12' 0" X 11' 6"

BEDROOM
12' 0" X 11' 6"

HALL LAUNDRY BATH

PRIMARY BATH

PRIMARY BED
16' 5" X 13' 3"

GREAT ROOM
24' 4" X 16' 0"

KITCHEN
19' 0" X 8' 10"
GARAGE
20' 0" X 20' 0"
GARAGE
20' 0" X 20' 0"

GREAT ROOM
24' 4" X 18' 0"

KITCHEN
19' 0" X 8' 10"
ENT
ENTRY 12' - 0"
20' - 0"
5' - 0" 5' - 0" 11' - 0"
12' - 0"
20' - 0"
5' - 0"
11' - 0"
40' - 0"
85' - 0"
85' - 0"
40' - 0"
10' - 0"
10' - 0"

EEK CELEST
HOUSE PLAN 2
FIRST FLOOR: 1,225SF
SECOND FLOOR: 1,225SF
TOTAL 2,450SF

COPPER
RIDGE
#3151-02-HS24
12 10 APRIL 2024
SCALE
0 2 4 8
1/8” = 1’-0” (12X18 SHEET)

FLOOR PLAN -

CELESTIAL
W
D

GREAT ROOM
24' 4" X 18' 0"
11' - 0"
35' - 0"

BEDROOM
10' 0" X 12' 8"
BATH

BEDROOM
10' 2" X 12' 8"

BEDROOM
10' 4" x 10' 4"

PRIMARY BATH

PRIMARY BED
16' 4" X 13' 8"
HALL

LAUNDRY
GARAGE
20' 0" X 20' 0"

GREAT ROOM
24' 4" X 18' 0"

KITCHEN
19' 0" X 8' 10"
ENTRY
12' - 0"
20' - 0"
5' - 0" 5' - 0" 11' - 0"
85' - 0"
40' - 0"
10' - 0"
CELESTIAL PLANS A1
0' 4' 8' 16'
HOUSE PLAN 3
FIRST FLOOR: 1,300SF
SECOND FLOOR: 1,320SF
TOTAL 2,620SF

COPPER
RIDGE
#3151-02-HS24
13 10 APRIL 2024
SCALE
0248
1/8” = 1’-0” (12X18 SHEET)

ELEVATIONS
“TRADITIONAL”
HOUSE PLAN 3
FIRST FLOOR: 1,300SF
SECOND FLOOR: 1,320SF
TOTAL 2,620SF
HOUSE PLAN 2
FIRST FLOOR: 1,225SF
SECOND FLOOR: 1,225SF
TOTAL 2,450SF
HOUSE PLAN 1
FIRST FLOOR: 1,148SF
SECOND FLOOR: 1,148SF
TOTAL 2,296SF

COPPER
RIDGE
#3151-02-HS24
14 10 APRIL 2024
SCALE
0248
1/8” = 1’-0” (12X18 SHEET)

ELEVATIONS
“FARMHOUSE”
HOUSE PLAN 3
FIRST FLOOR: 1,300SF
SECOND FLOOR: 1,320SF
TOTAL 2,620SF
HOUSE PLAN 2
FIRST FLOOR: 1,225SF
SECOND FLOOR: 1,225SF
TOTAL 2,450SF
HOUSE PLAN 1
FIRST FLOOR: 1,148SF
SECOND FLOOR: 1,148SF
TOTAL 2,296SF

COPPER
RIDGE
#3151-02-HS24
15 10 APRIL 2024
SCALE
0 2 4 8
1/8” = 1’-0” (12X18 SHEET)

ELEVATIONS
PLAN 1
REAR ELEVATION 1 1/8" = 1'-0" (12 X 18 SHEET)
RIGHT ELEVATION 3 1/8" = 1'-0" (12 X 18 SHEET)
LEFFT ELEVATION 2 1/8" = 1'-0" (12 X 18 SHEET)

GROUND LEVEL

GROUND LEVEL
9’1” TOP PLATE
9’1” TOP PLATE
9’1” TOP PLATE
12 12
12 4
4 4
9’1” TOP PLATE

SECOND FLOOR

SECOND FLOOR

COPPER
RIDGE
#3151-02-HS24
16 10 APRIL 2024
SCALE
0 2 4 8
1/8” = 1’-0” (12X18 SHEET)

ELEVATIONS
PLAN 2
REAR ELEVATION 1 1/8" = 1'-0" (12 X 18 SHEET)
RIGHT ELEVATION 3 1/8" = 1'-0" (12 X 18 SHEET)
LEFFT ELEVATION 2 1/8" = 1'-0" (12 X 18 SHEET)

GROUND LEVEL

GROUND LEVEL
9’1” TOP PLATE
9’1” TOP PLATE
9’1” TOP PLATE
12 12
12 4
4 4
9’1” TOP PLATE

SECOND FLOOR

SECOND FLOOR

COPPER
RIDGE
#3151-02-HS24
17 10 APRIL 2024
SCALE
0 2 4 8
1/8” = 1’-0” (12X18 SHEET)

ELEVATIONS
PLAN 3
REAR ELEVATION 1 1/8" = 1'-0" (12 X 18 SHEET)
RIGHT ELEVATION 3 1/8" = 1'-0" (12 X 18 SHEET)
LEFFT ELEVATION 2 1/8" = 1'-0" (12 X 18 SHEET)

GROUND LEVEL

GROUND LEVEL
9’1” TOP PLATE
9’1” TOP PLATE
9’1” TOP PLATE
12 12
12 4
4 4
9’1” TOP PLATE

SECOND FLOOR

SECOND FLOOR

COPPER
RIDGE
#3151-02-HS24
18 10 APRIL 2024
SCALE
0 2 4 8
1/8” = 1’-0” (12X18 SHEET)

FLOOR PLAN
“TREASURES”

PRIME BEDROOM
12'6" X 11'7"
DINING

KITCHEN
GREAT ROOM W.I.C.

PRIME BATH

LAUNDRY
HALL
BEDROOM 2
10'0" X 9'8"
GARAGE
20'0" X 20'0"
BATH 2
ENTRY
BEDROOM 3
10'0" X 9'8"
PORCH
5' - 0" 5' - 0" 10' - 0" 12' - 0" 20' - 0"
45' - 0"
90' - 0"

PRIME BEDROOM
12'6" X 11'7"
DINING

KITCHEN
W.I.C. GREAT ROOM

PRIME BATH

LAUNDRY
HALL
BEDROOM 2
10'0" X 9'8"
GARAGE
20'0" X 20'0"
BATH 2
ENTRY
BEDROOM 3
10'0" X 9'8"
PORCH
HOUSE PLAN 1
TOTAL AREA: 1,341SF

COPPER
RIDGE
#3151-02-HS24
19 10 APRIL 2024
SCALE
0 2 4 8
1/8” = 1’-0” (12X18 SHEET)

FLOOR PLAN
“TREASURES”

GREAT ROOM

PRIME BEDROOM
12'7" X 10'8"
W.I.C.

DINING

LAUNDRY PRIME BATH

KITCHEN
HALL
BEDROOM 2
10'0" X 10'7"
GARAGE
20'0" X 20'0"
ENTRY
BEDROOM 3
10'0" X 10'0"
BATH 2
PORCH
5' - 0" 5' - 0" 10' - 0" 12' - 0" 20' - 0"
45' - 0"
90' - 0"

GREAT ROOM

PRIME BEDROOM
12'7" X 10'8"
W.I.C.

DINING

LAUNDRY

PRIME BATH

KITCHEN
HALL
BEDROOM 2
10'0" X 10'7"
GARAGE
20'0" X 20'0"
ENTRY
BEDROOM 3
10'0" X 10'0"
BATH 2
PORCH HOUSE PLAN 2
TOTAL AREA: 1,564 SF

COPPER
RIDGE
#3151-02-HS24
20 10 APRIL 2024
SCALE
0248
1/8” = 1’-0” (12X18 SHEET)

FLOOR PLAN
“TREASURES”
BEDROOM 2
10'0" X 11'1" BEDROOM 3
10'3" X 9'8"
GARAGE
20'0" X 20'0"
BEDROOM 4
10'3" X 9'8"
ENTRY
LINEN
BATH 2

LAUNDRY
PANTRY W.I.C.

PRIME BATH

PRIME BEDROOM
13'0" X 12'7"
W.I.C.

GREAT ROOM
DINING

KITCHEN
5' - 0" 5' - 0" 10' - 0" 12' - 0" 20' - 0"
45' - 0"
90' - 0"
35' - 0"
60' - 0"
10' -
10 12' - 9"
18' - 6 1/2"
2' - 8" 6' - 1"
2' - 8 5/8"4' - 1" 3' - 6 7/8"
11' - 11"
2' - 8" 6' - 1" 3' - 9"
BEDROOM 2
10'0" X 11'1" BEDR
10'3
GARAGE
20'0" X 20'0"
BED
10'
5' - 9"
6' - 2"
0' - 5 3/8"
20' - 4 1/2"
3' - 0" 6' - 10 1/2"
10' - 4 1/2" 6' - 3" 9' - 0"
5' - 9" 4' - 0" 6' - 8"
14' - 0"
4' - 3 5/8" 9' - 8 1/2"
13' - 5" 4' - 8" 16' - 11"
2' - 1"
5' - 0" 3' - 6" 4' - 11" 3' - 8" 6' - 6"
3 3' - 7 3/8"
3 35' - 0"
2' - 3" 16' - 2" 1' - 3" 1' - 0" 3' - 8 5/8"
ENTRY

LAUNDRY
PANTRY W.I.C.

PRIME BATH

PRIME BEDROOM
13'0" X 12'7"
W.I.C.

GREAT ROO
DINI

KITCHEN
HOUSE PLAN 3
TOTAL AREA: 1,755 SF

COPPER
RIDGE
#3151-02-HS24
21 10 APRIL 2024

ELEVATIONS
“TRADITIONAL”
HOUSE PLAN 3
TOTAL AREA: 1,755 SF
HOUSE PLAN 2
TOTAL AREA: 1,564 SF
HOUSE PLAN 1
TOTAL AREA: 1,341SF

COPPER
RIDGE
#3151-02-HS24
22 10 APRIL 2024

ELEVATIONS
“FARMHOUSE”
HOUSE PLAN 3
TOTAL AREA: 1,755 SF
HOUSE PLAN 2
TOTAL AREA: 1,564 SF
HOUSE PLAN 1
TOTAL AREA: 1,341SF

COPPER
RIDGE
#3151-02-HS24
23 10 APRIL 2024
SCALE
0 2 4 8
1/8” = 1’-0” (12X18 SHEET)

ELEVATIONS
PLAN 1
REAR ELEVATION 1 1/8" = 1'-0" (12 X 18 SHEET)
RIGHT ELEVATION 3 1/8" = 1'-0" (12 X 18 SHEET)
LEFT ELEVATION 2 1/8" = 1'-0" (12 X 18 SHEET)

GROUND LEVEL

GROUND LEVEL
9’1” TOP PLATE
9’1” TOP PLATE
12 12
12 4
4 4

COPPER
RIDGE
#3151-02-HS24
24 10 APRIL 2024
SCALE
0 2 4 8
1/8” = 1’-0” (12X18 SHEET)

ELEVATIONS
PLAN 2
REAR ELEVATION 1 1/8" = 1'-0" (12 X 18 SHEET)
RIGHT ELEVATION 3 1/8" = 1'-0" (12 X 18 SHEET)
LEFT ELEVATION 2 1/8" = 1'-0" (12 X 18 SHEET)

GROUND LEVEL

GROUND LEVEL
9’1” TOP PLATE
9’1” TOP PLATE
12 12
12 4
4 4

COPPER
RIDGE
#3151-02-HS24
25 10 APRIL 2024
SCALE
0 2 4 8
1/8” = 1’-0” (12X18 SHEET)

ELEVATIONS
PLAN 3
REAR ELEVATION 1 1/8" = 1'-0" (12 X 18 SHEET)
RIGHT ELEVATION 3 1/8" = 1'-0" (12 X 18 SHEET)
LEFT ELEVATION 2 1/8" = 1'-0" (12 X 18 SHEET)

GROUND LEVEL

GROUND LEVEL
9’1” TOP PLATE
9’1” TOP PLATE
12 12
12 4
4 4

CENTRAL VALLEY 30' CALIFORNIA 09/18/24
JOB #: 24018 Kevin L. Crook Inc
klcarch.com Architect PLANNING + ARCHITECTURE LENNAR FRONT ELEVATIONS 0 2 4 8 12 B - STYLE A - STYLE C - STYLE L017 JOYCE (1703) C 2024 Kevin L. Crook Architect, Inc. Refer to landscape drawings for wall, tree, and shrub locations C 2024 Kevin L. Crook Architect, Inc. Refer to landscape drawings for wall, tree, and shrub locations C 2024 Kevin L. Crook Architect, Inc. Refer to landscape drawings for wall, tree, and shrub locations

AREA TABULATION UNCONDITIONED SPACE CONDITIONED SPACE PLAN 1 PRIMARY BEDROOM W.I.C. PRIM. BATH LAU. BATH 2 LOFT BEDRM. 2 BEDRM. 3 A1703-4 1 A1703-4 1 A1703-4 2 A1703-4 2 GARAGE DINING GREAT RM. KITCHEN ENTRY PWDR. PORCH A1703-4 1 A1703-4 1 A1703-4 2 A1703-4 2 CENTRAL VALLEY 30' CALIFORNIA 09/18/24 JOB #: 24018 Kevin L. Crook Inc
klcarch.com Architect PLANNING + ARCHITECTURE LENNAR L017 JOYCE (1703) 3 BEDROOM, 2.5 BATH, LOFT FLOOR PLAN 0 2 4 8 12 SECOND FLOOR FIRST FLOOR

FENCE LINE
9'-1" T.O.P. F.F. BLDG. HGT.
1'-2" 8'-1"
±26'-11"
TO SHEATHING F.F. T.O.P. FENCE LINE FENCE LINE CENTRAL VALLEY 30' CALIFORNIA 09/18/24 JOB #: 24018 Kevin L. Crook Inc
klcarch.com Architect PLANNING + ARCHITECTURE LENNAR L017 JOYCE (1703) FRONT REAR LEFT RIGHT "A" -STYLE- ELEVATIONS 0 2 4 8 12 C 2024 Kevin L. Crook Architect, Inc. Refer to landscape drawings for wall, tree, and shrub locations

FENCE LINE
9'-1" T.O.P. F.F.
1'-2" 8'-1" F.F. T.O.P. BLDG. HGT.
±26'-11"
TO SHEATHING FENCE LINE FENCE LINE CENTRAL VALLEY 30' CALIFORNIA 09/18/24 JOB #: 24018 Kevin L. Crook Inc
klcarch.com Architect PLANNING + ARCHITECTURE LENNAR L017 JOYCE (1703) FRONT REAR LEFT RIGHT "B" -STYLE- ELEVATIONS 0 2 4 8 12 C 2024 Kevin L. Crook Architect, Inc. Refer to landscape drawings for wall, tree, and shrub locations

FENCE LINE
9'-1" T.O.P. F.F.
1'-2" 8'-1" F.F. T.O.P. BLDG. HGT.
±26'-11"
TO SHEATHING FENCE LINE FENCE LINE CENTRAL VALLEY 30' CALIFORNIA 09/18/24 JOB #: 24018 Kevin L. Crook Inc
klcarch.com Architect PLANNING + ARCHITECTURE LENNAR L017 JOYCE (1703) FRONT REAR LEFT RIGHT "C" -STYLE- ELEVATIONS 0 2 4 8 12 C 2024 Kevin L. Crook Architect, Inc. Refer to landscape drawings for wall, tree, and shrub locations

CENTRAL VALLEY 30' CALIFORNIA 09/18/24
JOB #: 24018 Kevin L. Crook Inc
klcarch.com Architect PLANNING + ARCHITECTURE LENNAR ROOF PLANS 0 2 4 8 12 L017 JOYCE (1703) A - STYLE B - STYLE C - STYLE

CENTRAL VALLEY 30' CALIFORNIA 09/18/24
JOB #: 24018 Kevin L. Crook Inc
klcarch.com Architect PLANNING + ARCHITECTURE LENNAR FRONT ELEVATIONS 0 2 4 8 12 B - STYLE A - STYLE C - STYLE L016 VAIL (1855) C 2024 Kevin L. Crook Architect, Inc. Refer to landscape drawings for wall, tree, and shrub locations C 2024 Kevin L. Crook Architect, Inc. Refer to landscape drawings for wall, tree, and shrub locations C 2024 Kevin L. Crook Architect, Inc. Refer to landscape drawings for wall, tree, and shrub locations

AREA TABULATION UNCONDITIONED SPACE CONDITIONED SPACE PLAN 2 PRIMARY BEDROOM BEDRM. 2 BEDRM. 3 BEDRM. 4 LAU. BATH 2 HALL W.I.C. PRIM. BATH A1815-4 1 A1815-4 1 A1815-4 2 A1815-4 2 DINING KITCHEN GREAT RM. ENTRY HALL PWDR. PORCH GARAGE A1815-4 1 A1815-4 1 A1815-4 2 A1815-4 2 CENTRAL VALLEY 30' CALIFORNIA 09/18/24 JOB #: 24018 Kevin L. Crook Inc
klcarch.com Architect PLANNING + ARCHITECTURE LENNAR L016 VAIL (1855) 4 BEDROOM, 2.5 BATH FLOOR PLAN 0 2 4 8 12 SECOND FLOOR FIRST FLOOR

FENCE LINE
9'-1" T.O.P. F.F. BLDG. HGT.
1'-2" 8'-1"
±26'-1"
TO SHEATHING F.F. T.O.P. FENCE LINE FENCE LINE CENTRAL VALLEY 30' CALIFORNIA 09/18/24 JOB #: 24018 Kevin L. Crook Inc
klcarch.com Architect PLANNING + ARCHITECTURE LENNAR L016 VAIL (1855) FRONT REAR LEFT RIGHT "A" -STYLE- ELEVATIONS 0 2 4 8 12 C 2024 Kevin L. Crook Architect, Inc. Refer to landscape drawings for wall, tree, and shrub locations

FENCE LINE
9'-1" T.O.P. F.F. BLDG. HGT.
1'-2" 8'-1" F.F. T.O.P.
±26'-1"
TO SHEATHING FENCE LINE FENCE LINE CENTRAL VALLEY 30' CALIFORNIA 09/18/24 JOB #: 24018 Kevin L. Crook Inc
klcarch.com Architect PLANNING + ARCHITECTURE LENNAR L016 VAIL (1855) FRONT REAR LEFT RIGHT "B" -STYLE- ELEVATIONS 0 2 4 8 12 C 2024 Kevin L. Crook Architect, Inc. Refer to landscape drawings for wall, tree, and shrub locations

FENCE LINE
9'-1" T.O.P. F.F. BLDG. HGT.
1'-2" 8'-1" F.F. T.O.P.
±26'-1"
TO SHEATHING FENCE LINE FENCE LINE CENTRAL VALLEY 30' CALIFORNIA 09/18/24 JOB #: 24018 Kevin L. Crook Inc
klcarch.com Architect PLANNING + ARCHITECTURE LENNAR L016 VAIL (1855) FRONT REAR LEFT RIGHT "C" -STYLE- ELEVATIONS 0 2 4 8 12 C 2024 Kevin L. Crook Architect, Inc. Refer to landscape drawings for wall, tree, and shrub locations

CENTRAL VALLEY 30' CALIFORNIA 09/18/24
JOB #: 24018 Kevin L. Crook Inc
klcarch.com Architect PLANNING + ARCHITECTURE LENNAR ROOF PLANS 0 2 4 8 12 L016 VAIL (1855) A - STYLE B - STYLE C - STYLE

CENTRAL VALLEY 30' CALIFORNIA 09/18/24
JOB #: 24018 Kevin L. Crook Inc
klcarch.com Architect PLANNING + ARCHITECTURE LENNAR FRONT ELEVATIONS 0 2 4 8 12 B - STYLE A - STYLE C - STYLE L034 BROADMOOR (1980) C 2024 Kevin L. Crook Architect, Inc. Refer to landscape drawings for wall, tree, and shrub locations C 2024 Kevin L. Crook Architect, Inc. Refer to landscape drawings for wall, tree, and shrub locations C 2024 Kevin L. Crook Architect, Inc. Refer to landscape drawings for wall, tree, and shrub locations

AREA TABULATION UNCONDITIONED SPACE CONDITIONED SPACE PLAN 3 PRIMARY BEDROOM BEDRM. 2 BEDRM. 3 BEDRM. 4 LAU. W.I.C. PRIM. BATHBATH 2 LOFT A1980-4 1 A1980-4 2 A1980-4 2 A1980-4 1 DININGKITCHEN GREAT RM. ENTRY PWDR. PORCH GARAGE A1980-4 1 A1980-4 1 A1980-4 2 A1980-4 2 CENTRAL VALLEY 30' CALIFORNIA 09/18/24 JOB #: 24018 Kevin L. Crook Inc
klcarch.com Architect PLANNING + ARCHITECTURE LENNAR L034 BROADMOOR (1980) 4 BEDROOM, 2.5 BATH, LOFT FLOOR PLAN 0 2 4 8 12 SECOND FLOOR FIRST FLOOR

FENCE LINE
9'-1" T.O.P. F.F. BLDG. HGT.
1'-2" 8'-1"
±26'-11"
TO SHEATHING F.F. T.O.P. FENCE LINE FENCE LINE CENTRAL VALLEY 30' CALIFORNIA 09/18/24 JOB #: 24018 Kevin L. Crook Inc
klcarch.com Architect PLANNING + ARCHITECTURE LENNAR L034 BROADMOOR (1980) FRONT REAR LEFT RIGHT "A" -STYLE- ELEVATIONS 0 2 4 8 12 C 2024 Kevin L. Crook Architect, Inc. Refer to landscape drawings for wall, tree, and shrub locations

FENCE LINE
9'-1" T.O.P. F.F.
1'-2" 8'-1" F.F. T.O.P. BLDG. HGT.
±26'-11"
TO SHEATHING FENCE LINE FENCE LINE CENTRAL VALLEY 30' CALIFORNIA 09/18/24 JOB #: 24018 Kevin L. Crook Inc
klcarch.com Architect PLANNING + ARCHITECTURE LENNAR L034 BROADMOOR (1980) FRONT REAR LEFT RIGHT "B" -STYLE- ELEVATIONS 0 2 4 8 12 C 2024 Kevin L. Crook Architect, Inc. Refer to landscape drawings for wall, tree, and shrub locations

FENCE LINE
9'-1" T.O.P. F.F.
1'-2" 8'-1" F.F. T.O.P. BLDG. HGT.
±26'-11"
TO SHEATHING FENCE LINE FENCE LINE CENTRAL VALLEY 30' CALIFORNIA 09/18/24 JOB #: 24018 Kevin L. Crook Inc
klcarch.com Architect PLANNING + ARCHITECTURE LENNAR L034 BROADMOOR (1980) FRONT REAR LEFT RIGHT "C" -STYLE- ELEVATIONS 0 2 4 8 12 C 2024 Kevin L. Crook Architect, Inc. Refer to landscape drawings for wall, tree, and shrub locations

CENTRAL VALLEY 30' CALIFORNIA 09/18/24
JOB #: 24018 Kevin L. Crook Inc
klcarch.com Architect PLANNING + ARCHITECTURE LENNAR ROOF PLANS 0 2 4 8 12 L034 BROADMOOR (1980) A - STYLE B - STYLE C - STYLE

PORCH
PORCH
PORCH
WARMERDAM - TREASURES 45'x90'
45'
90'
5' 5'
45'
90'
5' 5'
45'
90'
20'
12'
5' 5'
10'
20'
15'
14'
20'
16'

20.33'

PORCH
PORCH
WARMERDAM - CELESTIAL (40'X85')
40'
85'
40'
85'
40'
85'
PORCH
20'
5' 10'
17'

30.34'
20'

24.34'
5' 10'
15'
21' 20'
5' 10'

11.71'

70'
WARMERDAM - CORE 30 (40'X70')
40'
70'
40'
70'
40'
PLAN 1
1507 SQFT
2 CAR
GARAGE
PORCH
5' 9'
10'
20'

30.5'
PLAN 2
1703 SQFT
2 CAR
GARAGE
PORCH
20' 23'
11'
5' 5'
PLAN 3
1855 SQFT
2 CAR
GARAGE
PORCH
20' 17'
5' 5'
11'

Planned Unit Development 37-24

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

Planned Unit Development 37-24

Exhibit D
Conditions of Approval
Planned Unit Development No. 37-24 and Tentative Tract 945

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.

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.

Signage: (Section 17.56).

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

Number and Size of Permanent Signs by Zone
Zone District Building Signs Freestanding Signs

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

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

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

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

Sites with an integrated shopping
center: 1 additional freestanding sign
up to 350 sq. ft. Maximum height not
greater than 1.5 times the average
height of the building.

Landscaping: (Section 17.24.120 and 17.52).

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

Fencing and Walls: (Section 17.24.130)
That a block wall with a minimum height of seven feet shall be provided along any side or rear lot line that abuts an R-L or PF zone district, requested to be removed between the MX-N

designation to the south and the R-M designation to the north through the PUD process. A block wall is required between the MX-N designation and R-M designation to the east (nota-part) That no fence or wall shall be placed in front of or within any landscaped area located next to a street.

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

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

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

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

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

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

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

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

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

Dust Control:

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

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

BUILDING DIVISION
TSM0012-24
Contact Building Official: Tom Webb (559) 585-2584
Concerning questions that you may have on the conditions listed below:

Soils:

1. That a preliminary soils report, prepared by a qualified soil’s engineer, be provided to the Engineering and Building Departments prior to approval of Subdivision Improvement Plans.

2. That a final soils report, prepared by a qualified soils engineer, be provided to the Engineering Department and Building Division prior to acceptance of the subdivision improvements by the City or issuance of building permits or whichever comes first.

3. That the developer retains the design engineer to inspect and verify that grading within the subdivision was constructed as per the approved design, and a copy of the report be provided to the Building Division prior to building permit issuance.

Street Names and Addresses:

1. That street address for each lot, as provided by the Building Division, be included on the subdivision final map.

2. That street names, as shown on the tentative subdivision map, be included on the subdivision final maps.

3. That all single family dwellings within the subdivision have illuminated address numbers 2-¼ inches high or be within an illuminated area with 3-½ inch high address numbers installed on the front most part of the building leading to the entrance. In either case the address numbers shall be of contrasting colors with the background.

4. That all landscaping requires permits and must meet requirements at time of installation.

5. That a map must be provided to show existing streets names of surrounding subdivisions that have City maintained streets.

City Of Hanford Fire Department Plan Review
Approval of all projects does not exempt compliance with all applicable sections of the adopted Fire Codes and local city ordinances. All fire protection systems must be installed and operational prior to occupying the building. All permits shall be issued and paid for prior to scheduling any inspections with the fire department. Please contact the building department for the submittal process. To schedule an inspection please contact the building department at 559-585-2580
The scope of work shall be clearly stated on all the plans submitted for the permit. All deferred submittals shall be listed on the building plan page.

All deferred submittals are required to be submitted within 30 days of building permit issuance.

Plan review number: TSM0012-24
Address: NA
Plan Reviewer: Nikkie Chamberland
Date: 9-27-2024
The following are comments that are applicable and pertain to the plans submitted: This project must comply with the latest California Fire Code. • Project shall meet the minimum fire flow requirements per Appendix B & C of the CFC 2022; Provide the fire flows within one year
• New and existing residences that have an automatic sprinkler system, proposed accessory dwelling units shall have an automatic sprinkler system. A separate fire department permit will be required.
• Fire Riser Room:

1. a separate room that contains the Fire Riser shall contain one man door, the room shall be a 2-hour rated room with adequate spacing to perform

City of Hanford Fire Department
Fire Prevention and Community Risk Reduction Division
Fire Marshal
Nikkie Chamberland

maintenance, riser room shall be properly labeled with 4” lettering with contrasting background and a knox box shall be installed to contain the riser room key, fire sprinkler coverage required, emergency lighting and illuminated lighting required. The riser shall be interconnected with the fire alarm
• When a sprinkler system is required with more than 21 heads, the system shall be monitored by a central monitoring station. Fire alarm and fire detection systems required by Chapter 9 of CFC, CBC, shall be installed per NFPA 72. • Knox FDC Locking Caps are required on all Fire Department Connections.

A fire department access road is required for facilities that are protected by fire sprinklers and are more than 400 feet away; on-site fire hydrants and mains shall be provided where required by the AHJ. Provide a letter of certification from a licensed soil engineer on non-paved all-weather roads that provide fire access, which shall support a 40,000-lb fire apparatus at a minimum. • All dead-end access roads more than 150 must provide an approved turnaround or hammerhead and comply with city standards.
• All access roads shall not be less than 20 ft wide and 13 ft 6 inches • Access road turning radius for fire apparatus/

1. Inside turn: 20ft 10 inch

2. Curb to Curb: 37 ft 3 inches

3. Wall to Wal: 42 ft
• Temporary or permanent fire department access roads shall be constructed in accordance with City Standards ST-36. All weather access roads shall be in place prior to any combustible construction being brought onto the premises unless approved by the fire department.
• Additional Hydrants may be required, all hydrants shall be installed and accepted prior to combustibles being dropped on site. All hydrants shall be protected by bollards Hydrant spacing shall be as follows CFC 2022 Appendix C;

1. Residential area- 500ft

2. Commercial area-300ft

3. A hydrant will be required within 50’ of Fire Department connection.

4. Provide a turning template on Plan Review
• No traffic calming devices shall be installed without the Fire Department’s approval • Areas identified as “Fire lanes” must be identified as such per requirements set forth in the California Vehicle Code Section 22500.1.

1. Access roads 20-26 feet in width: Fire lanes shall be on both sides of the fire apparatus access roads.

2. Access roads 26 to less than 32 feet in width: Fire lanes shall be on one side of the fire apparatus access roads.

3. Access roads 32 feet in width or more: No fire lanes required.

4. Markings shall include “No Parking- Fire Lane”
• Locked gates installed across fire department access roads:

1. Manual gates with a chain lock require a Knox Padlock to be installed on them, or a Knox Box shall be installed on the exterior of the gate and a key to the lock on the gate must be placed in the Knox Box. (See www.knoxbox.com for current models)

2. Electric Gates shall be equipped with an electric Knox Key Switch, at the gate location.

3. In case of a loss of power, electrically operated gates shall have a means of backup power or shall default in the open position for immediate fire department access.

4. At no time shall the width of the fire department access road be reduced below 20 feet wide through or at any gates along the fire department’s emergency access roads due to protruding objects from gate supports, frames, signs, access booths, curbs, etc.

5. Provide a Knox Box for all structures and gates. In accordance with the 2019 CFC 506.1. Hanford Fire Department shall approve the location.

6. Ordering Knox Box products can be done directly at
www.knoxbox.com. Click to choose your local fire department agency, enter “Hanford Fire Dept”, and a list of products will populate for you to order.
• All address numbers shall be installed onto the building and shall be visible from the frontage street. The color of the address numbers shall be in a contrasting color to the building.

Size of Address Numbers:

1. Downtown area (existing buildings): 4 inch numbers

2. Buildings 20 ft. or less from the street: 6-inch numbers

3. Buildings 21- to 40-ft. from the street: 8-inch numbers

4. Buildings more than 40 ft. from the street: 12-inch numbers • Commercial cooking

1. Commercial cooking equipment that produces grease-laden vapors shall be provided with a Type I hood. A separate permit is required for the Type I hood. Contact the Building department for submittal information.

2. All commercial cooking appliances creating grease-laden vapors shall have a K-Class fire extinguisher within 30 feet of cooking appliances in accordance with the most currently adopted edition of the CFC.

3. Commercial cooking equipment that produces grease-laden vapors shall be provided with a Type I Hood. In accordance with the California Mechanical Code, an automatic fire extinguishing system is listed and labeled for its intended use.

4. If the fire alarm is present, the hood system shall be interconnected with the fire alarm
• Operational Fire Permit is Required
• Any Special Event project shall comply with the 2019 edition of the California Fire Code, chapter 31 for tent structures, exiting, fire extinguishers, and other fire protection applications.

• Submit plans and information regarding high-piled storage, rack storage, storage of combustible commodities, hazardous materials, and any processes regulated by the Uniform Fire Code
• Fire permits are required for all underground firelines, overhead sprinklers, and fire alarms. These are all separate permits and will be charged accordingly. All deferred submittals shall be submitted, stamped, and approved prior to combustible on site. • Refer to the 2022 California Fire Code in governing codes • Shell buildings shall provide a description of the tenant and/or storage of the building.
• A fire pump may be required if the building is over 2 stories in height in a commercial setting.

PUBLIC WORKS DEPARTMENT
Contact Assistant Engineers: Steve Coodey or Robert Buchanan Concerning questions that you may have on the conditions listed below:

Tentative Tract 945- Copper Ridge Development
Maps and Plans:

1. That the developer submit to the City Engineer a set of construction plans on 24” x 36” sheets for all required improvements. Plans shall be prepared by a registered civil engineer, and shall include a drainage and utility plan identifying sizes and location of sanitary sewer, storm drainage and water mains, curbs, gutters, sidewalks, masonry wall, street improvements and other infrastructure required for development. All plans shall be approved by the City Engineer and all other involved agencies before the release of the building permits.

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

Easements:

1. That easements 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.

2. That the developer shall acquire an easement for temporary storm basin purposes to be dedicated to the City where 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 shall be approved by the City Engineer and dedicated on the Final Map or by separate instrument.

3. That an offsite Sanitary Sewer Easement shall be obtained by the developer for 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.

4. That all easements for irrigation ditches and/or irrigation pipelines be legally abandoned or relocated to the satisfaction of the City Engineer prior to acceptance of the subdivision improvements.

5. That all proposed landscape/public utility easements as shown on the tentative map 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:

1. That all proposed streets, street extensions and easements as shown on the tentative map be dedicated to the City with the subsequent final map(s). The streets/street extensions are to be dedicated as public right-of-way, and any alterations of existing utilities be the responsibility of the developer.

2. That developer 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.

3. That the developer 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.

4. That the developer 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.

5. That the developer 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.

6. That developer dedicate an easement to the City, for the proposed of an onsite drainage basin for Tract 945 drainage purposes.

7. That the developer shall 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 is 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.

Street Improvements:

1. That 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 be installed in accordance with Chapter 16.24 “Improvements” of the Hanford Municipal Code, the City of Hanford’s Active Transportation Plan (ATP), and this resolution pertaining to subdivision improvements in effect at the time of filing the tentative map.

2. That all corner lots meet the requirements California's daylighting law (Assembly Bill 413) 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

3. That all streets within the subdivision shall be developed as Residential Street per City Standard Details ST-32 and ST-39 with a traffic index of 6, except the following:
a) 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. b) 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.
c) Developer shall construct 9th Avenue as an Arterial Street with a 100 foot ultimate right of way width in conformance with City Standard Detail ST20 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 9th 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.
d) Grangeville Boulevard shall be developed as an 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.

3. 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.

4. That 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:

1. That 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 easement.

2. The species of tree and plants are to be selected from a list approved by the City Street Tree Commission.

3. That the design location of the masonry wall and landscape plans shall be approved by the Community Development Department and City Engineering Department prior to recording a subdivision final map. And the approval of block wall and landscape improvements shall be submitted with initial submittal of project improvement plans.

4. All above ground pedestals and other utility boxes shall be located between back of sidewalk and masonry wall/fence.

Existing Wells:

1. That all existing wells on the property be abandoned in accordance with State of California standards.

Restricted Access:

1. That a one-foot reservation strip be established at the end or sides of the roads abutting unsubdivided property, and dedicated on the applicable subdivision final maps.

2. That all access be restricted from the 9th Avenue, 9 ¼ Avenue and Leland Avenue right-of-way for lots backing 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 shall be depicted on all recorded final maps.

3. That the developer construct a barricade to City Standard Detail GE-59 at the end of each future through streets.

Sewer Improvements:

1. That the developer’s engineer 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.

2. That a minimum 12-inch diameter sanitary sewer main be installed within 9th Avenue between Leland Avenue and the southern property boundary. Applicant shall be entitled to a reimbursement for over sizing in accordance with City Municipal Code Section 13.08, or any revisions thereof.

3. That a minimum 12-inch diameter sanitary sewer main be installed within 9th Avenue between the southern property boundary and Grangeville Boulevard. Applicant shall be entitled to a reimbursement in accordance with City Municipal Code Section

13.08, or any revisions thereof.

4. That developer shall 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. Applicant shall be entitled to a reimbursement for over sizing in accordance with City Municipal Code Section 13.08, or any revisions thereof.

5. That a minimum 12-inch diameter sanitary sewer main be installed within Leland Avenue between 9 ¼ Avenue and 9th Avenue. Applicant shall be entitled to a reimbursement for over sizing in accordance with City Municipal Code Section 13.08, or any revisions thereof.

6. That 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.

7. The Copper Ridge development will not be issued occupancy until a sewer trunk line is installed within 9th Avenue from Grangeville Boulevard to E. Lacey Boulevard.

Storm Drainage Improvements:

1. That the developer’s engineer 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.

2. That 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 chainlink 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.

3. That 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:

1. That the developer’s engineer 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.

2. That 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.

3. That 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.

4. As determined by results shown in the Hydraulic Capacity Study provided by Akel Engineering, the developer shall 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.

5. That a minimum 12 inch diameter water main and appurtenances, 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.

6. That all existing water wells be abandoned in conformance with State of California Department of Health Standards.

Assessment District:

1. That the developer enters into an agreement for the formation of a Community Facilities District (CFD) for the maintenance of landscaping and outlots, decorative block wall/ fencing, roadways, streetlights, curb and gutter, sidewalk, signage, storm drain system and temporary basin and a second CFD for emergency services.

2. That prior to funds of the tax assessment district being obtained, the developer will be responsible for the maintenance of all items listed above.

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.

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.

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'

FO R
INC. 1891 CALI RNIAY CIT OF FO HAN D

PLAN FOR SERVICES - WATER

FO
R
INC. 1891 CALI RNIA
Y CIT
OF
FO
HAN
D

PLAN FOR SERVICES - SANITARY SEWER

FO
R
INC. 1891 CALI RNIA
Y CIT
OF
FO
HAN
D

PLAN FOR SERVICES - STORM DRAIN

COPPER
RIDGE
#3151-02-HS24
5 10 APRIL 2024
SCALE
0248
1/8” = 1’-0” (12X18 SHEET)

ELEVATIONS
“TRADITIONAL”
HOUSE PLAN 3
FIRST FLOOR: 752 SF
SECOND FLOOR: 935 SF
TOTAL 1,687 SF
HOUSE PLAN 2
FIRST FLOOR: 659 SF
SECOND FLOOR: 905 SF
TOTAL 1,564 SF
HOUSE PLAN 1
FIRST FLOOR: 589 SF
SECOND FLOOR: 824 SF
TOTAL 1,413 SF

COPPER
RIDGE
#3151-02-HS24
6 10 APRIL 2024
SCALE
0248
1/8” = 1’-0” (12X18 SHEET)

ELEVATIONS
“FARMHOUSE”
HOUSE PLAN 3
FIRST FLOOR: 752 SF
SECOND FLOOR: 935 SF
TOTAL 1,687 SF
HOUSE PLAN 2
FIRST FLOOR: 659 SF
SECOND FLOOR: 905 SF
TOTAL 1,564 SF
HOUSE PLAN 1
FIRST FLOOR: 589 SF
SECOND FLOOR: 824 SF
TOTAL 1,413 SF

COPPER
RIDGE
#3151-02-HS24
7 10 APRIL 2024
SCALE
0 2 4 8
1/8” = 1’-0” (12X18 SHEET)

ELEVATIONS
PLAN 1
REAR ELEVATION 1 1/8" = 1'-0" (12 X 18 SHEET)
RIGHT ELEVATION 3 1/8" = 1'-0" (12 X 18 SHEET)
LEFFT ELEVATION 2 1/8" = 1'-0" (12 X 18 SHEET)

GROUND LEVEL

GROUND LEVEL
9’1” TOP PLATE
9’1” TOP PLATE
9’1” TOP PLATE
12 12
12 4
4 4
9’1” TOP PLATE

SECOND FLOOR

SECOND FLOOR

COPPER
RIDGE
#3151-02-HS24
8 10 APRIL 2024
SCALE
0 2 4 8
1/8” = 1’-0” (12X18 SHEET)

ELEVATIONS
PLAN 2
REAR ELEVATION 1 1/8" = 1'-0" (12 X 18 SHEET)
RIGHT ELEVATION 3 1/8" = 1'-0" (12 X 18 SHEET)
LEFFT ELEVATION 2 1/8" = 1'-0" (12 X 18 SHEET)

GROUND LEVEL

GROUND LEVEL
9’1” TOP PLATE
9’1” TOP PLATE
9’1” TOP PLATE
12 12
12 4
4 4
9’1” TOP PLATE

SECOND FLOOR

SECOND FLOOR

COPPER
RIDGE
#3151-02-HS24
9 10 APRIL 2024
SCALE
0 2 4 8
1/8” = 1’-0” (12X18 SHEET)

ELEVATIONS
PLAN 3
REAR ELEVATION 1 1/8" = 1'-0" (12 X 18 SHEET)
RIGHT ELEVATION 3 1/8" = 1'-0" (12 X 18 SHEET)
LEFFT ELEVATION 2 1/8" = 1'-0" (12 X 18 SHEET)

GROUND LEVEL

GROUND LEVEL
9’1” TOP PLATE
9’1” TOP PLATE
9’1” TOP PLATE
12 12
12 4
4 4
9’1” TOP PLATE

SECOND FLOOR

SECOND FLOOR

COPPER
RIDGE
#3151-02-HS24
10 10 APRIL 2024
SCALE
0 2 4 8
1/8” = 1’-0” (12X18 SHEET)

FLOOR PLAN -

CELESTIAL
W
D
11' - 0"
11' - 0"
35' - 0"
35' - 0"

PRIMARY BED
14' 1" x 10' 4"

PRIMARY BATH

BEDROOM
12' 1" X 10' 1"

BEDROOM
13' 7" X 11' 6"

LAUNDRY
HALL
BATH
W
D
11' - 0"
35' - 0"
35' - 0"

PRIMARY BED
14' 1" x 10' 4"

PRIMARY BATH

BEDROOM
12' 1" X 10' 1"

BEDROOM
13' 7" X 11' 6"

LAUNDRY
HALL
BATH

GREAT ROOM
20'7" X 17'8"

KITCHEN
19' 0" X 8' 0"
GARAGE
20' 0" X 20' 0"

GREAT ROOM
24' 4" X 16' 0"

KITCHEN
19' 0" X 8' 10"
GARAGE
20' 0" X 20' 0"
ENTRY 12' - 0"
20' - 0"
5' - 0" 5' - 0" 11' - 0"
12'
0"
20' - 0"
5' - 0"
11' - 0"
40' - 0"
40' - 0"
85' - 0"
10' - 0"
10' - 0"
HOUSE PLAN 1
FIRST FLOOR: 1,148SF
SECOND FLOOR: 1,148SF
TOTAL 2,296SF

GREAT ROOM
24' 4" X 16' 0"

KITCHEN
19' 0" X 8' 10"
GARAGE
20' 0" X 20' 0"
GARAGE
20' 0" X 20' 0"

GREAT ROOM
24' 4" X 18' 0"

KITCHEN
19' 0" X 8' 10"
ENTRY 12' - 0"
20' - 0"
5' - 0" 5' - 0" 11' - 0"
12' - 0"
20' - 0"
5' - 0"
11' - 0"
40' - 0"
85' - 0"
85' - 0"
40' - 0"
10' - 0"
10' - 0"
REEK CELES Page 895 of 1226
COPPER
RIDGE
#3151-02-HS24
11 10 APRIL 2024
SCALE
0 2 4 8
1/8” = 1’-0” (12X18 SHEET)

FLOOR PLAN -

CELESTIAL
W D

GREAT ROOM
11' - 0"
11' - 0"
35' - 0"
35' - 0"

BEDROOM
12' 0" X 11' 6"

BEDROOM
12' 0" X 11' 6"

HALL LAUNDRY BATH

PRIMARY BATH

PRIMARY BED
16' 5" X 13' 3"

GREAT ROOM
24' 4" X 16' 0"

KITCHEN
19' 0" X 8' 10"
GARAGE
20' 0" X 20' 0"
GARAGE
20' 0" X 20' 0"

GREAT ROOM
24' 4" X 18' 0"

KITCHEN
19' 0" X 8' 10"
ENT
ENTRY 12' - 0"
20' - 0"
5' - 0" 5' - 0" 11' - 0"
12' - 0"
20' - 0"
5' - 0"
11' - 0"
40' - 0"
85' - 0"
85' - 0"
40' - 0"
10' - 0"
10' - 0"

EEK CELEST
HOUSE PLAN 2
FIRST FLOOR: 1,225SF
SECOND FLOOR: 1,225SF
TOTAL 2,450SF

COPPER
RIDGE
#3151-02-HS24
12 10 APRIL 2024
SCALE
0 2 4 8
1/8” = 1’-0” (12X18 SHEET)

FLOOR PLAN -

CELESTIAL
W
D

GREAT ROOM
24' 4" X 18' 0"
11' - 0"
35' - 0"

BEDROOM
10' 0" X 12' 8"
BATH

BEDROOM
10' 2" X 12' 8"

BEDROOM
10' 4" x 10' 4"

PRIMARY BATH

PRIMARY BED
16' 4" X 13' 8"
HALL

LAUNDRY
GARAGE
20' 0" X 20' 0"

GREAT ROOM
24' 4" X 18' 0"

KITCHEN
19' 0" X 8' 10"
ENTRY
12' - 0"
20' - 0"
5' - 0" 5' - 0" 11' - 0"
85' - 0"
40' - 0"
10' - 0"
CELESTIAL PLANS A1
0' 4' 8' 16'
HOUSE PLAN 3
FIRST FLOOR: 1,300SF
SECOND FLOOR: 1,320SF
TOTAL 2,620SF

COPPER
RIDGE
#3151-02-HS24
13 10 APRIL 2024
SCALE
0248
1/8” = 1’-0” (12X18 SHEET)

ELEVATIONS
“TRADITIONAL”
HOUSE PLAN 3
FIRST FLOOR: 1,300SF
SECOND FLOOR: 1,320SF
TOTAL 2,620SF
HOUSE PLAN 2
FIRST FLOOR: 1,225SF
SECOND FLOOR: 1,225SF
TOTAL 2,450SF
HOUSE PLAN 1
FIRST FLOOR: 1,148SF
SECOND FLOOR: 1,148SF
TOTAL 2,296SF

COPPER
RIDGE
#3151-02-HS24
14 10 APRIL 2024
SCALE
0248
1/8” = 1’-0” (12X18 SHEET)

ELEVATIONS
“FARMHOUSE”
HOUSE PLAN 3
FIRST FLOOR: 1,300SF
SECOND FLOOR: 1,320SF
TOTAL 2,620SF
HOUSE PLAN 2
FIRST FLOOR: 1,225SF
SECOND FLOOR: 1,225SF
TOTAL 2,450SF
HOUSE PLAN 1
FIRST FLOOR: 1,148SF
SECOND FLOOR: 1,148SF
TOTAL 2,296SF

COPPER
RIDGE
#3151-02-HS24
15 10 APRIL 2024
SCALE
0 2 4 8
1/8” = 1’-0” (12X18 SHEET)

ELEVATIONS
PLAN 1
REAR ELEVATION 1 1/8" = 1'-0" (12 X 18 SHEET)
RIGHT ELEVATION 3 1/8" = 1'-0" (12 X 18 SHEET)
LEFFT ELEVATION 2 1/8" = 1'-0" (12 X 18 SHEET)

GROUND LEVEL

GROUND LEVEL
9’1” TOP PLATE
9’1” TOP PLATE
9’1” TOP PLATE
12 12
12 4
4 4
9’1” TOP PLATE

SECOND FLOOR

SECOND FLOOR

COPPER
RIDGE
#3151-02-HS24
16 10 APRIL 2024
SCALE
0 2 4 8
1/8” = 1’-0” (12X18 SHEET)

ELEVATIONS
PLAN 2
REAR ELEVATION 1 1/8" = 1'-0" (12 X 18 SHEET)
RIGHT ELEVATION 3 1/8" = 1'-0" (12 X 18 SHEET)
LEFFT ELEVATION 2 1/8" = 1'-0" (12 X 18 SHEET)

GROUND LEVEL

GROUND LEVEL
9’1” TOP PLATE
9’1” TOP PLATE
9’1” TOP PLATE
12 12
12 4
4 4
9’1” TOP PLATE

SECOND FLOOR

SECOND FLOOR

COPPER
RIDGE
#3151-02-HS24
17 10 APRIL 2024
SCALE
0 2 4 8
1/8” = 1’-0” (12X18 SHEET)

ELEVATIONS
PLAN 3
REAR ELEVATION 1 1/8" = 1'-0" (12 X 18 SHEET)
RIGHT ELEVATION 3 1/8" = 1'-0" (12 X 18 SHEET)
LEFFT ELEVATION 2 1/8" = 1'-0" (12 X 18 SHEET)

GROUND LEVEL

GROUND LEVEL
9’1” TOP PLATE
9’1” TOP PLATE
9’1” TOP PLATE
12 12
12 4
4 4
9’1” TOP PLATE

SECOND FLOOR

SECOND FLOOR

COPPER
RIDGE
#3151-02-HS24
18 10 APRIL 2024
SCALE
0 2 4 8
1/8” = 1’-0” (12X18 SHEET)

FLOOR PLAN
“TREASURES”

PRIME BEDROOM
12'6" X 11'7"
DINING

KITCHEN
GREAT ROOM W.I.C.

PRIME BATH

LAUNDRY
HALL
BEDROOM 2
10'0" X 9'8"
GARAGE
20'0" X 20'0"
BATH 2
ENTRY
BEDROOM 3
10'0" X 9'8"
PORCH
5' - 0" 5' - 0" 10' - 0" 12' - 0" 20' - 0"
45' - 0"
90' - 0"

PRIME BEDROOM
12'6" X 11'7"
DINING

KITCHEN
W.I.C. GREAT ROOM

PRIME BATH

LAUNDRY
HALL
BEDROOM 2
10'0" X 9'8"
GARAGE
20'0" X 20'0"
BATH 2
ENTRY
BEDROOM 3
10'0" X 9'8"
PORCH
HOUSE PLAN 1
TOTAL AREA: 1,341SF

COPPER
RIDGE
#3151-02-HS24
19 10 APRIL 2024
SCALE
0 2 4 8
1/8” = 1’-0” (12X18 SHEET)

FLOOR PLAN
“TREASURES”

GREAT ROOM

PRIME BEDROOM
12'7" X 10'8"
W.I.C.

DINING

LAUNDRY PRIME BATH

KITCHEN
HALL
BEDROOM 2
10'0" X 10'7"
GARAGE
20'0" X 20'0"
ENTRY
BEDROOM 3
10'0" X 10'0"
BATH 2
PORCH
5' - 0" 5' - 0" 10' - 0" 12' - 0" 20' - 0"
45' - 0"
90' - 0"

GREAT ROOM

PRIME BEDROOM
12'7" X 10'8"
W.I.C.

DINING

LAUNDRY

PRIME BATH

KITCHEN
HALL
BEDROOM 2
10'0" X 10'7"
GARAGE
20'0" X 20'0"
ENTRY
BEDROOM 3
10'0" X 10'0"
BATH 2
PORCH HOUSE PLAN 2
TOTAL AREA: 1,564 SF

COPPER
RIDGE
#3151-02-HS24
20 10 APRIL 2024
SCALE
0248
1/8” = 1’-0” (12X18 SHEET)

FLOOR PLAN
“TREASURES”
BEDROOM 2
10'0" X 11'1" BEDROOM 3
10'3" X 9'8"
GARAGE
20'0" X 20'0"
BEDROOM 4
10'3" X 9'8"
ENTRY
LINEN
BATH 2

LAUNDRY
PANTRY W.I.C.

PRIME BATH

PRIME BEDROOM
13'0" X 12'7"
W.I.C.

GREAT ROOM
DINING

KITCHEN
5' - 0" 5' - 0" 10' - 0" 12' - 0" 20' - 0"
45' - 0"
90' - 0"
35' - 0"
60' - 0"
10' -
10 12' - 9"
18' - 6 1/2"
2' - 8" 6' - 1"
2' - 8 5/8"4' - 1" 3' - 6 7/8"
11' - 11"
2' - 8" 6' - 1" 3' - 9"
BEDROOM 2
10'0" X 11'1" BEDR
10'3
GARAGE
20'0" X 20'0"
BED
10'
5' - 9"
6' - 2"
0' - 5 3/8"
20' - 4 1/2"
3' - 0" 6' - 10 1/2"
10' - 4 1/2" 6' - 3" 9' - 0"
5' - 9" 4' - 0" 6' - 8"
14' - 0"
4' - 3 5/8" 9' - 8 1/2"
13' - 5" 4' - 8" 16' - 11"
2' - 1"
5' - 0" 3' - 6" 4' - 11" 3' - 8" 6' - 6"
3 3' - 7 3/8"
3 35' - 0"
2' - 3" 16' - 2" 1' - 3" 1' - 0" 3' - 8 5/8"
ENTRY

LAUNDRY
PANTRY W.I.C.

PRIME BATH

PRIME BEDROOM
13'0" X 12'7"
W.I.C.

GREAT ROO
DINI

KITCHEN
HOUSE PLAN 3
TOTAL AREA: 1,755 SF

COPPER
RIDGE
#3151-02-HS24
21 10 APRIL 2024

ELEVATIONS
“TRADITIONAL”
HOUSE PLAN 3
TOTAL AREA: 1,755 SF
HOUSE PLAN 2
TOTAL AREA: 1,564 SF
HOUSE PLAN 1
TOTAL AREA: 1,341SF

COPPER
RIDGE
#3151-02-HS24
22 10 APRIL 2024

ELEVATIONS
“FARMHOUSE”
HOUSE PLAN 3
TOTAL AREA: 1,755 SF
HOUSE PLAN 2
TOTAL AREA: 1,564 SF
HOUSE PLAN 1
TOTAL AREA: 1,341SF

COPPER
RIDGE
#3151-02-HS24
23 10 APRIL 2024
SCALE
0 2 4 8
1/8” = 1’-0” (12X18 SHEET)

ELEVATIONS
PLAN 1
REAR ELEVATION 1 1/8" = 1'-0" (12 X 18 SHEET)
RIGHT ELEVATION 3 1/8" = 1'-0" (12 X 18 SHEET)
LEFT ELEVATION 2 1/8" = 1'-0" (12 X 18 SHEET)

GROUND LEVEL

GROUND LEVEL
9’1” TOP PLATE
9’1” TOP PLATE
12 12
12 4
4 4

COPPER
RIDGE
#3151-02-HS24
24 10 APRIL 2024
SCALE
0 2 4 8
1/8” = 1’-0” (12X18 SHEET)

ELEVATIONS
PLAN 2
REAR ELEVATION 1 1/8" = 1'-0" (12 X 18 SHEET)
RIGHT ELEVATION 3 1/8" = 1'-0" (12 X 18 SHEET)
LEFT ELEVATION 2 1/8" = 1'-0" (12 X 18 SHEET)

GROUND LEVEL

GROUND LEVEL
9’1” TOP PLATE
9’1” TOP PLATE
12 12
12 4
4 4

COPPER
RIDGE
#3151-02-HS24
25 10 APRIL 2024
SCALE
0 2 4 8
1/8” = 1’-0” (12X18 SHEET)

ELEVATIONS
PLAN 3
REAR ELEVATION 1 1/8" = 1'-0" (12 X 18 SHEET)
RIGHT ELEVATION 3 1/8" = 1'-0" (12 X 18 SHEET)
LEFT ELEVATION 2 1/8" = 1'-0" (12 X 18 SHEET)

GROUND LEVEL

GROUND LEVEL
9’1” TOP PLATE
9’1” TOP PLATE
12 12
12 4
4 4

CENTRAL VALLEY 30' CALIFORNIA 09/18/24
JOB #: 24018 Kevin L. Crook Inc
klcarch.com Architect PLANNING + ARCHITECTURE LENNAR FRONT ELEVATIONS 0 2 4 8 12 B - STYLE A - STYLE C - STYLE L017 JOYCE (1703) C 2024 Kevin L. Crook Architect, Inc. Refer to landscape drawings for wall, tree, and shrub locations C 2024 Kevin L. Crook Architect, Inc. Refer to landscape drawings for wall, tree, and shrub locations C 2024 Kevin L. Crook Architect, Inc. Refer to landscape drawings for wall, tree, and shrub locations

AREA TABULATION UNCONDITIONED SPACE CONDITIONED SPACE PLAN 1 PRIMARY BEDROOM W.I.C. PRIM. BATH LAU. BATH 2 LOFT BEDRM. 2 BEDRM. 3 A1703-4 1 A1703-4 1 A1703-4 2 A1703-4 2 GARAGE DINING GREAT RM. KITCHEN ENTRY PWDR. PORCH A1703-4 1 A1703-4 1 A1703-4 2 A1703-4 2 CENTRAL VALLEY 30' CALIFORNIA 09/18/24 JOB #: 24018 Kevin L. Crook Inc
klcarch.com Architect PLANNING + ARCHITECTURE LENNAR L017 JOYCE (1703) 3 BEDROOM, 2.5 BATH, LOFT FLOOR PLAN 0 2 4 8 12 SECOND FLOOR FIRST FLOOR

FENCE LINE
9'-1" T.O.P. F.F. BLDG. HGT.
1'-2" 8'-1"
±26'-11"
TO SHEATHING F.F. T.O.P. FENCE LINE FENCE LINE CENTRAL VALLEY 30' CALIFORNIA 09/18/24 JOB #: 24018 Kevin L. Crook Inc
klcarch.com Architect PLANNING + ARCHITECTURE LENNAR L017 JOYCE (1703) FRONT REAR LEFT RIGHT "A" -STYLE- ELEVATIONS 0 2 4 8 12 C 2024 Kevin L. Crook Architect, Inc. Refer to landscape drawings for wall, tree, and shrub locations

FENCE LINE
9'-1" T.O.P. F.F.
1'-2" 8'-1" F.F. T.O.P. BLDG. HGT.
±26'-11"
TO SHEATHING FENCE LINE FENCE LINE CENTRAL VALLEY 30' CALIFORNIA 09/18/24 JOB #: 24018 Kevin L. Crook Inc
klcarch.com Architect PLANNING + ARCHITECTURE LENNAR L017 JOYCE (1703) FRONT REAR LEFT RIGHT "B" -STYLE- ELEVATIONS 0 2 4 8 12 C 2024 Kevin L. Crook Architect, Inc. Refer to landscape drawings for wall, tree, and shrub locations

FENCE LINE
9'-1" T.O.P. F.F.
1'-2" 8'-1" F.F. T.O.P. BLDG. HGT.
±26'-11"
TO SHEATHING FENCE LINE FENCE LINE CENTRAL VALLEY 30' CALIFORNIA 09/18/24 JOB #: 24018 Kevin L. Crook Inc
klcarch.com Architect PLANNING + ARCHITECTURE LENNAR L017 JOYCE (1703) FRONT REAR LEFT RIGHT "C" -STYLE- ELEVATIONS 0 2 4 8 12 C 2024 Kevin L. Crook Architect, Inc. Refer to landscape drawings for wall, tree, and shrub locations

CENTRAL VALLEY 30' CALIFORNIA 09/18/24
JOB #: 24018 Kevin L. Crook Inc
klcarch.com Architect PLANNING + ARCHITECTURE LENNAR ROOF PLANS 0 2 4 8 12 L017 JOYCE (1703) A - STYLE B - STYLE C - STYLE

CENTRAL VALLEY 30' CALIFORNIA 09/18/24
JOB #: 24018 Kevin L. Crook Inc
klcarch.com Architect PLANNING + ARCHITECTURE LENNAR FRONT ELEVATIONS 0 2 4 8 12 B - STYLE A - STYLE C - STYLE L016 VAIL (1855) C 2024 Kevin L. Crook Architect, Inc. Refer to landscape drawings for wall, tree, and shrub locations C 2024 Kevin L. Crook Architect, Inc. Refer to landscape drawings for wall, tree, and shrub locations C 2024 Kevin L. Crook Architect, Inc. Refer to landscape drawings for wall, tree, and shrub locations

AREA TABULATION UNCONDITIONED SPACE CONDITIONED SPACE PLAN 2 PRIMARY BEDROOM BEDRM. 2 BEDRM. 3 BEDRM. 4 LAU. BATH 2 HALL W.I.C. PRIM. BATH A1815-4 1 A1815-4 1 A1815-4 2 A1815-4 2 DINING KITCHEN GREAT RM. ENTRY HALL PWDR. PORCH GARAGE A1815-4 1 A1815-4 1 A1815-4 2 A1815-4 2 CENTRAL VALLEY 30' CALIFORNIA 09/18/24 JOB #: 24018 Kevin L. Crook Inc
klcarch.com Architect PLANNING + ARCHITECTURE LENNAR L016 VAIL (1855) 4 BEDROOM, 2.5 BATH FLOOR PLAN 0 2 4 8 12 SECOND FLOOR FIRST FLOOR

FENCE LINE
9'-1" T.O.P. F.F. BLDG. HGT.
1'-2" 8'-1"
±26'-1"
TO SHEATHING F.F. T.O.P. FENCE LINE FENCE LINE CENTRAL VALLEY 30' CALIFORNIA 09/18/24 JOB #: 24018 Kevin L. Crook Inc
klcarch.com Architect PLANNING + ARCHITECTURE LENNAR L016 VAIL (1855) FRONT REAR LEFT RIGHT "A" -STYLE- ELEVATIONS 0 2 4 8 12 C 2024 Kevin L. Crook Architect, Inc. Refer to landscape drawings for wall, tree, and shrub locations

FENCE LINE
9'-1" T.O.P. F.F. BLDG. HGT.
1'-2" 8'-1" F.F. T.O.P.
±26'-1"
TO SHEATHING FENCE LINE FENCE LINE CENTRAL VALLEY 30' CALIFORNIA 09/18/24 JOB #: 24018 Kevin L. Crook Inc
klcarch.com Architect PLANNING + ARCHITECTURE LENNAR L016 VAIL (1855) FRONT REAR LEFT RIGHT "B" -STYLE- ELEVATIONS 0 2 4 8 12 C 2024 Kevin L. Crook Architect, Inc. Refer to landscape drawings for wall, tree, and shrub locations

FENCE LINE
9'-1" T.O.P. F.F. BLDG. HGT.
1'-2" 8'-1" F.F. T.O.P.
±26'-1"
TO SHEATHING FENCE LINE FENCE LINE CENTRAL VALLEY 30' CALIFORNIA 09/18/24 JOB #: 24018 Kevin L. Crook Inc
klcarch.com Architect PLANNING + ARCHITECTURE LENNAR L016 VAIL (1855) FRONT REAR LEFT RIGHT "C" -STYLE- ELEVATIONS 0 2 4 8 12 C 2024 Kevin L. Crook Architect, Inc. Refer to landscape drawings for wall, tree, and shrub locations

CENTRAL VALLEY 30' CALIFORNIA 09/18/24
JOB #: 24018 Kevin L. Crook Inc
klcarch.com Architect PLANNING + ARCHITECTURE LENNAR ROOF PLANS 0 2 4 8 12 L016 VAIL (1855) A - STYLE B - STYLE C - STYLE

CENTRAL VALLEY 30' CALIFORNIA 09/18/24
JOB #: 24018 Kevin L. Crook Inc
klcarch.com Architect PLANNING + ARCHITECTURE LENNAR FRONT ELEVATIONS 0 2 4 8 12 B - STYLE A - STYLE C - STYLE L034 BROADMOOR (1980) C 2024 Kevin L. Crook Architect, Inc. Refer to landscape drawings for wall, tree, and shrub locations C 2024 Kevin L. Crook Architect, Inc. Refer to landscape drawings for wall, tree, and shrub locations C 2024 Kevin L. Crook Architect, Inc. Refer to landscape drawings for wall, tree, and shrub locations

AREA TABULATION UNCONDITIONED SPACE CONDITIONED SPACE PLAN 3 PRIMARY BEDROOM BEDRM. 2 BEDRM. 3 BEDRM. 4 LAU. W.I.C. PRIM. BATHBATH 2 LOFT A1980-4 1 A1980-4 2 A1980-4 2 A1980-4 1 DININGKITCHEN GREAT RM. ENTRY PWDR. PORCH GARAGE A1980-4 1 A1980-4 1 A1980-4 2 A1980-4 2 CENTRAL VALLEY 30' CALIFORNIA 09/18/24 JOB #: 24018 Kevin L. Crook Inc
klcarch.com Architect PLANNING + ARCHITECTURE LENNAR L034 BROADMOOR (1980) 4 BEDROOM, 2.5 BATH, LOFT FLOOR PLAN 0 2 4 8 12 SECOND FLOOR FIRST FLOOR

FENCE LINE
9'-1" T.O.P. F.F. BLDG. HGT.
1'-2" 8'-1"
±26'-11"
TO SHEATHING F.F. T.O.P. FENCE LINE FENCE LINE CENTRAL VALLEY 30' CALIFORNIA 09/18/24 JOB #: 24018 Kevin L. Crook Inc
klcarch.com Architect PLANNING + ARCHITECTURE LENNAR L034 BROADMOOR (1980) FRONT REAR LEFT RIGHT "A" -STYLE- ELEVATIONS 0 2 4 8 12 C 2024 Kevin L. Crook Architect, Inc. Refer to landscape drawings for wall, tree, and shrub locations

FENCE LINE
9'-1" T.O.P. F.F.
1'-2" 8'-1" F.F. T.O.P. BLDG. HGT.
±26'-11"
TO SHEATHING FENCE LINE FENCE LINE CENTRAL VALLEY 30' CALIFORNIA 09/18/24 JOB #: 24018 Kevin L. Crook Inc
klcarch.com Architect PLANNING + ARCHITECTURE LENNAR L034 BROADMOOR (1980) FRONT REAR LEFT RIGHT "B" -STYLE- ELEVATIONS 0 2 4 8 12 C 2024 Kevin L. Crook Architect, Inc. Refer to landscape drawings for wall, tree, and shrub locations

FENCE LINE
9'-1" T.O.P. F.F.
1'-2" 8'-1" F.F. T.O.P. BLDG. HGT.
±26'-11"
TO SHEATHING FENCE LINE FENCE LINE CENTRAL VALLEY 30' CALIFORNIA 09/18/24 JOB #: 24018 Kevin L. Crook Inc
klcarch.com Architect PLANNING + ARCHITECTURE LENNAR L034 BROADMOOR (1980) FRONT REAR LEFT RIGHT "C" -STYLE- ELEVATIONS 0 2 4 8 12 C 2024 Kevin L. Crook Architect, Inc. Refer to landscape drawings for wall, tree, and shrub locations

CENTRAL VALLEY 30' CALIFORNIA 09/18/24
JOB #: 24018 Kevin L. Crook Inc
klcarch.com Architect PLANNING + ARCHITECTURE LENNAR ROOF PLANS 0 2 4 8 12 L034 BROADMOOR (1980) A - STYLE B - STYLE C - STYLE

PORCH
PORCH
PORCH
WARMERDAM - TREASURES 45'x90'
45'
90'
5' 5'
45'
90'
5' 5'
45'
90'
20'
12'
5' 5'
10'
20'
15'
14'
20'
16'

20.33'

PORCH
PORCH
WARMERDAM - CELESTIAL (40'X85')
40'
85'
40'
85'
40'
85'
PORCH
20'
5' 10'
17'

30.34'
20'

24.34'
5' 10'
15'
21' 20'
5' 10'

11.71'

70'
WARMERDAM - CORE 30 (40'X70')
40'
70'
40'
70'
40'
PLAN 1
1507 SQFT
2 CAR
GARAGE
PORCH
5' 9'
10'
20'

30.5'
PLAN 2
1703 SQFT
2 CAR
GARAGE
PORCH
20' 23'
11'
5' 5'
PLAN 3
1855 SQFT
2 CAR
GARAGE
PORCH
20' 17'
5' 5'
11'

COPPER RIDGE TENTATIVE SUBDIVISION

INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
Prepared for:

City of Hanford
317 N Douty St
Hanford, CA 93230
Contact: Gabrielle Myers, Senior Planner

i

TABLE OF CONTENTS
Project Information1
Environmental Determination12
Initial Study/Environmental Checklist
I. Aesthetics14
II. Agriculture and Forest Resources 17
III. Air Quality23
IV. Biological Resources33
V. Cultural Resources45
VI. Energy48
VII. Geology and Soils 51
VIII. Greenhouse Gas Emissions 55
IX. Hazards and Hazardous Materials 60
X. Hydrology and Water Quality 65
XI. Land Use and Planning 71
XII. Mineral Resources 74
XIII. Noise 75
XIV. Population and Housing 78
XV. Public Services80
XVI. Parks and Recreation 83
XVII. Transportation
XVIII. Tribal Cultural Resources 90
XIX. Utilities and Service Systems 93
XX. Wildfire 96
Mandatory Finding of Significance 97
List of Preparers 100
Mitigation Monitoring and Reporting Program 101
Supporting Information and Sources 104
Appendices
Appendix A– Early Consultation Letters
Appendix B Air Quality Assessment Memo
Appendix C- Biological Evaluation
Appendix D- Cultural Resources Assessment
Appendix E- Phase 1 Assessment
Appendix F- Water Supply Assessment
Appendix G- Traffic Study
Appendix H- VMT Analysis

COPPER RIDGE TENTATIVE SUBDIVISION Page 1 of 104

PROJECT INFORMATION
This document is the initial study for the potential environmental effects of the Copper Ridge Development Project proposed in the City of Hanford. To consider the Project, the City will need to approve initiating the annexation of the property to the City of Hanford, General Plan Amendment, Prezone, Planned Unit Development and Tentative Subdivision Map. The City is the lead agency for the Project pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines.

Project Name
Copper Ridge Tentative Subdivision Map
Lead Agency
City of Hanford
317 N. Douty Street
Hanford, CA 93230
Mailing Address and Phone Number of Contact Person
Gabrielle Myers, Senior Planner
317 N. Douty St.

Hanford, CA 93230
Phone: (559) 585-2578
Email: [email protected]
Project Location
The Project is located in Kings County, south of the City of Fresno and west of the City of Visalia. The Project Site is north of the City of Hanford city limits, along the eastern boundary. The proposed Project Site is located on approximately 83.61 acres north of Grangeville Boulevard, east of 9 ¼ Avenue, south of Leland Avenue, as shown in Figures 1 and 2. APNs 014-143-069 and 014-143-078.

Project Applicant
N & M Capital LLC
1878 N. Mooney Blvd., Suite J
Tulare, CA 93274
(559) 799-6993
Project Description
The proposed Project is a Planned Development and Tentative Subdivision Map on 78.16 acres, which includes 350 single family residential units, 300 multiple family units; and 5.45 acres of Neighborhood Commercial Mixed Use development (Project Site). 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 mini mart. For purposes of environmental analysis, the maximum square footage of commercial space will be 37,700.

The proposed Project also includes the annexation, general plan amendment and pre-zone of the 78.16 acre Project Site. At the request of the City and the Kings County Local Agency Formation Commission (LAFCo), approximately 63.73 acres to the north of the Project Site (Additional Annexation Area) are included in the proposed annexation for a total Annexation Area of 141.89 acres, as shown on Figure 1.

No changes to the existing uses are proposed within the additional 63.73 acres included in the

COPPER RIDGE TENTATIVE SUBDIVISION Page 2 of 104
annexation and no physical development is proposed. The purpose of including the additional acreage is to eliminate the creation of a substantially surrounded area in the County and to ensure orderly growth of the City of Hanford. The Additional Annexation Area is proposed to be designated consistent with the General Plan as Low Density Residential and Neighborhood Commercial and zoned RL-5 and C-N respectively. Future physical development will be required to be consistent with the General Plan and zoning designations. Future development of the Additional Annexation Area will be required to be evaluated in accordance with CEQA Guidelines. The impacts evaluated in the Initial Study are generally limited to the Project Site, as no changes are proposed in the Additional Annexation Area.

The development of the Project Site would result in on-site infrastructure improvements, including the addition of streets, curb, gutter, sidewalk and lighting along all four sides of the development and within the subdivision and the development of the commercial area. Construction will include the connection to City water, storm drain and sewer within the development and connection to existing lines in 9-1/4 Avenue, Leland Way and Grangeville Blvd. as well as other utilities such as electric, gas, and communication lines. The development of the Project Site will not import or export fill as a result of the development. A temporary on-site stormwater basin is also included in the development.

The Project Site includes two parcels, comprising 78.16 acres; APNs 014-143-069 and 014-143-078. The additional Annexation Area encompasses 63.73 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.

Project Approvals
The following permits and approvals required for the development of the proposed Copper Ridge Tentative Subdivision Map are listed below. It should be noted that this list is not exhaustive, and additional permits and approvals may also be required.
• Annexation
• General Plan Amendment from Low Density to Medium Density and Neighborhood Mixed Use • Pre-zone to RM (Medium Density Residential), R-L-5 (Low Density Residential 5,000 sq. ft. minimum),MX-N (Neighborhood Mixed Use) and C-N Neighborhood Commercial • Copper Ridge Tentative Subdivision Map
• Copper Ridge Planned Unit Development (PUD) to allow a mix of densities • Tentative Parcel Map to allow the phasing of the development • San Joaquin Valley Air Pollution Control District (SJVAPCD)- Rule 9510 Indirect Source Review (ISR) • Central Valley Regional Water Quality Control Board, Stormwater Pollution Prevention Plan (SWPPP)

COPPER RIDGE TENTATIVE SUBDIVISION Page 3 of 104
Figure 1 Vicinity Map
Project Site

COPPER RIDGE TENTATIVE SUBDIVISION Page 4 of 104
Figure 2 Project Boundary and Annexation Area
Copper Ridge Project Site Boundary
Additional Area Proposed for Annexation by City/LAFCo
Total Annexation Area

COPPER RIDGE TENTATIVE SUBDIVISION Page 5 of 104
Project Phasing
The Project will be developed in at least six phases beginning with Phase 1 at the northwest corner of the Project site. Each phase will take approximately six months to construct the infrastructure and estimated to take up to two years to build out. Phases and unit counts are described below:

Phase 1 181 units
Phase 2 150 units
Phase 3 89 units
Phase 4 110 units
Phase 5 120 units
Phase 6 37,700 square feet of Neighborhood Commercial
Parking and access
Vehicular access to the Project will be from two driveways on Grangeville to the south, three local streets to 9-1/4 to the east, two local streets to Leland Way to the north and three local streets and one driveway to 9th Avenue to the east, as shown in Figure 7. Each single-family residence will include a two-car garage. The multi-family and commercial development will provide parking in accordance with the Hanford Municipal Code based on the final development square footage and uses.

Project Description: Surrounding Land Use Designations and Settings:

North: County/Existing Agricultural
South: County/ Existing Agricultural
East: County/Existing Agricultural
West: Low Density Residential, Open Space, Public facility/ Existing Residential, Agriculture and public school.

General Plan Designation
The annexation area, shown in red, is designated as Low Density Residential, Medium Density Residential and Neighborhood Commercial in the Hanford General Plan as shown in Figure 3 below. The applicant is requesting a general plan amendment to change the land use from Low Density Residential to Medium Density Residential and Neighborhood Mixed Use within the Project Area.

COPPER RIDGE TENTATIVE SUBDIVISION Page 6 of 104
Figure 3 General Plan Map
Project
Site
Project Site

COPPER RIDGE TENTATIVE SUBDIVISION Page 7 of 104
Zoning Designation
The site is currently in the County zoned agriculture shown as green in Figure 4 below. The project area is anticipated to be pre-zoned R-L-5 Low Density Residential, R-M Medium Density Residential, C-N Neighborhood Commercial and MX-N Neighborhood Mixed Use as part of the proposed Project, as shown in Figure 5.

Figure 4 Zone Map
Project Site
Project Area
Annexation Area

COPPER RIDGE TENTATIVE SUBDIVISION Page 8 of 104
Figure 5 Proposed Zones
Native American Consultation
The City of Hanford has received a request for notification from the Santa Rosa Rancheria Tachi Yokut Tribe in accordance with AB 52. Because the Project includes a general plan amendment, a notice in accordance with SB 18 was also required. A list of Native American Tribes was obtained from the Native American Heritage Commission (NAHC) and notices of the proposed project were sent to the following tribes on December 4, 2024. No responses were received. • Kitanemuk & Yowlumne Tejon Indians
• Santa Rosa Rancheria Tachi Yokut Tribe
• Table Mountain Rancheria
• Tule River Indian Tribe
Wuksachi Indian Tribe/Eshom Valley Band
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. A summary of the comments is found in each pertinent discussion in the environmental checklist; Agricultural Resources and Hazards and Hazardous Materials respectively.

COPPER RIDGE TENTATIVE SUBDIVISION Page 9 of 104
Figure 6 Project Location Aerial View
Project Area
Annexation Area

COPPER RIDGE TENTATIVE SUBDIVISION Page 11 of 104
Figure 7 Coopper Ridge Tentative Subdivision Map

COPPER RIDGE TENTATIVE SUBDIVISION Page 12 of 104

ENVIRONMENTAL DETERMINATION
The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a “Potentially Significant Impact” as indicated by the checklist on the following pages.
 Aesthetics  Greenhouse Gas Emissions  Public Services  Agriculture and Forest Resources  Hazards and Hazardous Materials  Recreation  Air Quality  Hydrology and Water Quality  Transportation  Biological Resources  Land Use and Planning Tribal Cultural Resources  Cultural Resources  Mineral Resources  Utilities and Service Systems  Energy  Noise  Wildfire
 Population  Mandatory Findings of Significance
DETERMINATION: (To be completed by the Lead Agency) Where potential impacts are anticipated to be significant,mitigationmeasureswillberequired,sothatimpactsmaybeavoided orreduced to insignificant levels.

On the basis of this initial evaluation:
 I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION WILL BE PREPARED.
 Ifindthatalthoughtheproposedprojectcouldhaveasignificanteffectontheenvironment, therewill not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared.
 I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT (EIR) is required.
 I find that the proposed project MAY have a “potentially significant impact” or “potentially significant unless mitigated” impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. A Negative Declaration is required, but it must analyze only the effects that remain to beaddressed.
 I find that although the proposed project could have a significant effect on the environment because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is requested.

City of Hanford Date

COPPER RIDGE TENTATIVE SUBDIVISION Page 13 of 104

EVALUATION OF ENVIRONMENTAL IMPACTS

1. A brief explanation is required for all answers except “No Impact” answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A “No Impact” answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A “No Impact” answer should beexplained where it is based on project-specific factors, as well as general standards (e.g., the project would not expose sensitive receptors to pollutants, based on a project-specific screening analysis).

2. All answers must take account of the whole action involved, including off-site as well as on- site, cumulative as well as project-level, indirect as well as direct, and construction as wellas operational impacts.

3. Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, orless than significant. “Potentially SignificantImpact” is appropriate if there is substantial evidence that an effect may be significant. If there are one or more “Potentially Significant Impact” entries when the determination is made, an EIR is required.

4. “Negative Declaration: Less Than Significant With Mitigation Incorporated” applies where the incorporation of mitigation measures has reduced an effect from “Potentially Significant Impact” to a “Less Than Significant Impact.” The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level.

5. Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case, a brief discussion should identify the following:
a) Earlier Analyses Used. Identify and state where they are available for review. b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis.
c) Mitigation Measures. For effects that are “Less than Significant with Mitigation Measures Incorporated,” describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site-specific conditions for the project.

6. Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to apreviously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated.

7. Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion.

8. This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies should normally address the questions from this checklist that are relevant to a project’s environmental effects in whatever format is selected.

9. The explanation of each issue should identify:
a) the significance criteria orthreshold, if any, used to evaluate each question; and the mitigation measure identified, if any, to reduce the impact to less than significance

COPPER RIDGE TENTATIVE SUBDIVISION Page 14 of
104

INITIAL STUDY/ENVIRONMENTAL CHECKLIST
The following section provides an evaluation of the impact categories and questions contained in thechecklist and identify mitigation measures, if applicable.

I. AESTHETICS
Except as provided in Public Resource
CodeSection 210999, would the project: Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporation
Less than
Significant
Impact
No
Impact
a) Have a substantial adverse effect on a scenic
vista?    
b) Substantially damage scenic resources,
including, but not limited to, trees, rock
outcroppings, and historic buildings within state
scenic highway?
   
c) In non-urbanized areas, substantially degrade
the existing visual character or quality of public
views of the site and its surroundings? (Public
views are those that are experienced from a
publicly accessible vantage point). If the project is
in an urbanized area, would the project conflict
with applicable zoning and other regulations
governing scenic quality?
   
d) Create a new source of substantial light or
glare which would adversely affect day or
nighttime views in the area?
   
Environmental Setting
The Project Site includes approximately 78.16 acres. The northern approximately one-half of the Project Site is currently in agricultural production with the remaining, approximately 35 acres currently fallow agricultural land. To the west of the Project is an existing residential development, an elementary school and public park. To the south and east of the Project area is agricultural land, to the north is rural residential, agricultural and State Route 43.

There is no physical development proposed in the Additional Annexation Area to the north, therefore the impact discussion below is limited to the Project Site. Future development of the Additional Annexation Area would be required to be consistent with the General Plan designations of Low Density Residential and Neighborhood Commercial and be evaluated in accordance with the CEQA Guidelines.

Discussion

COPPER RIDGE TENTATIVE SUBDIVISION Page 15 of
104
a) Would the project have a substantial adverse effect on a scenic vista? Ascenic vista is defined as a viewpointthat provides expansive views of highly valued landscape for the benefit of the general public. According to the 2035 General Plan Background Report, there are no scenic lands identified as a resource by the City, County or routes by the California Office of Transportation. here are no buildings or natural features located on the Project Site. The project would not substantially alter scenic views and would not block or impede surrounding views as the development will comply with City of Hanford development standards pertaining to height of buildings. Therefore the project would not result in substantial adverse effect on a scenic vista and impacts would be considered less than significant.

Mitigation Measures: None Required
b) Would the project substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within state scenic highway? According to the 2035 General Plan Background Report, there are no Officially Designated State Scenic Highways within the City of Hanford Planning Area. The closest is State Route 198, east of State Route 99. The City Municipal Code Chapter 12.12 Street Trees and Shrubs, contains provisions to protect heritage trees. Section 12.12.020 defines a heritage tree as “(1) any Oak Tree native to Central California, Valley Oak Tree (Quercus lobata), with a diameter greater than 10 inches; or (2) any tree or a group of trees specifically designated by the city council for protection because of its historical significance, special character or community benefit.” The Project Site does not contain any Valley Oak Trees or trees that have been designated as protected by the City Council. There are no other resources such as rock outcroppings or historic buildings in the area, therefore there is no impact.

Mitigation Measures: None Required
c) In non-urbanized areas, would the project substantially degrade the existing visual character or quality of the site and its surroundings? (Public views are those that are experienced from a publicly accessible vantage point). If the project is in an urbanized area, would the project conflict with applicable zoning and other regulations governing scenic quality?
The proposed Project is not currently developed and is adjacent to non-urbanized area to the north, south and east. The proposed Project would not degrade the visual character or quality of the site and surroundings but will result in a change from the agricultural character. The Project includes a general plan amendment and pre-zone to allow the small lot development with a planned unit development and multi-family units. As amended the Project would be consistent with zoning and other regulations, therefore the impact is less than significant.

Mitigation Measures: None Required
d) Would the project create a new source of substantial light or glare which would adversely affectday or nighttime views in the area?

COPPER RIDGE TENTATIVE SUBDIVISION Page 16 of
104
The proposed Project would result in new lighting sources on the Project Site. New lighting sources would include interior and exterior lighting from residences and street lighting as well as parking lot and interior and exterior lighting from the multi-family and commercial areas. All street lighting will be consistent with the City’s lighting standards, which are developed to minimize impacts related to excessive light and glare. The City standards reduce light and glare impacts by includingwatt maximums, shieldingand location criteriabased on public safety. Although the Project will introduce new light sources to the area, all lighting will be consistent with nearby residential and commercial land uses and the City’s lighting standards. Therefore, impacts are considered less than significant.

Mitigation Measures: None Required

COPPER RIDGE TENTATIVE SUBDIVISION Page 17 of
104
II. AGRICULTURE AND FOREST RESOURCES:

In determining whether impacts to agricultural
resources are significant environmental effects,
lead agencies may refer to the California
Agricultural Land Evaluation and Site Assessment
Model (1997) prepared by the California
Department of Conservation as an optional
model to use in assessing impacts on agriculture
and farmland. In determining whether impacts to
forest resources, including timberland, are
significant environmental effects, lead agencies
may refer to information compiled by the
California Department of Forestry and Fire
Protection regarding the state’s inventory of
forest land, including the Forest and Range
Assessment Project and the Forest Legacy
Assessment project; and forest carbon
measurement methodology provided in the
Forest Protocols adopted by the California Air
Resources Board. Would the project:

Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporation
Less than
Significant
Impact
No
Impact
a) Convert Prime Farmland, Unique Farmland, or
Farmland of Statewide Importance (Farmland), as
shown on the maps prepared pursuant to the
Farmland Mapping and Monitoring Program of the
California Resources Agency, to non-agricultural
use?
   
b) Conflict with existing zoning for agricultural
use, or a Williamson Act Contract?    
c) Conflict with existing zoning for, or cause
rezoning of, forest land (as defined in Public
Resources Code section 12220(g)), timberland (as
defined by Public Resources Code section 4526),
or timberland zoned Timberland Production (as
defined by Government Code section 51104(g)?
   
d) Result in the loss of forestland or conversion of
forest land to non-forest use?    
e) Involve other changes in the existing
environment, which, due to their location or
nature, could result in conversion of Farmland, to
non-agricultural use or conversion of forestland to
non-forest use?
   

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Environmental Setting
Theproposed Project Site is currently planted with a nut cropon approximately one-half the northern portion of the site and fallow on the southern portion. . According to the Department of Conservation, the Project Site contains approximately 23 acres of Prime Farmland and approximately 55 acres of Farmland of Statewide Importance, as shown in Figure 8.

Figure 8 Important Farmland Map
California Important Farmland
Prime Farmland
Farmland of Statewide Importance
Urban and Built-Up Land

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Rural Residential
Annexation Site
Project Site
Source: Department of Conservation; DLRP Important Farmland Finder Discussion
a) Would the project convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance(Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? The Project Site is located on land that will be annexed into the City of Hanford with Project approval. The proposed development of the Project Site will convert approximately 78.16 acres of Prime Farmland and Farmland of Statewide Importance. The north portion of the Annexation Area is not anticipated to change in use as a result of the Project as no physical development is proposed. The Additional Annexation Area is designated as a mix of Prime Farmland, Farmland of Statewide Importance, Urban and Built-up Land and Rural Residential. Future development of this area will be required to be consistent with the General Plan and undergo environmental review in accordance with CEQA Guidelines.

The Project Site and the Annexation Area are planned for urban development in the Hanford 2035 General Plan. The 2035 General Plan EIR (State Clearinghouse No. 2015041024) evaluated the impacts of agricultural land conversion and determined that approximately 2,706 acres of Prime, Farmland of Statewide Importance and Unique Farmland would be converted with full build out of the General Plan during the 2014-2035 planning period. The 2035 General Plan EIR analysis included the Project Site and the full Annexation Area.

The General Plan includes goals and policies that recognize the importance of farmland to the City, County and State. The General Plan policies were developed to prevent premature conversion of agricultural land and to preserve agricultural land through means other than mitigation. Those policies include the requirement for buffers, the establishment of several planning areas that promote increased densities to increase capacity within the 2035 Growth Boundary, a right to farm ordinance, and the creation of a farmland mitigation program. The establishment of the 2035 Growth Boundary itself is a limiting factor to growth and premature conversion of agricultural lands. The Goals and Policies area as follows:

Agricultural Resources Goal
Goal O1: Conservation and long term protection of agricultural resources and soils located outside of the Planned Area Boundary.

5.2.1 Agricultural Land Protection
Policy O1 Boundary between Urban and Agricultural Uses
Utilize the Planned Area Boundary as the long term boundary line between urban uses and agricultural uses and prohibit non-agricultural development outside the Planned Area Boundary.

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Policy O2 Agricultural Buffer
Coordinate land use policies and designations with Kings County to provide for a buffer between the urban area of Hanford and the surrounding unincorporated communities.

Policy O3 Kings County Preservation Efforts
Support the Kings County efforts to preserve and protect farmlands outside the Planned Area Boundary.

Policy O4 Interim Agricultural Use
Retain existing agricultural areas as an interim use inside the Planned Area Boundary and support agricultural operations until such time that the areas are needed for logical urban expansion
Policy O5 Farmland Mitigation Program
In collaboration with the County of Kings and other cities in Kings County, determine the feasibility and, if feasible, consider adoption of a countywide farmland mitigation program that is tailored to the needs and goals of the Kings County agricultural region to mitigate the urban conversion of agricultural lands that are outside adopted urban growth boundaries.

Policy E26 Protection of Agricultural Lands from Urban Encroachment Utilize the Planned Area Boundary to delineate a long term boundary between agricultural and urban land uses, and strongly support long term agricultural operations outside the Planned Area Boundary that can be free from the threat of urban land use encroachment.

3.14 New Growth Planning Areas
Four new growth areas have been established in areas that are predominantly undeveloped and currently used for agriculture. This section provides policies and actions to ensure balanced growth in these areas with adequate public facilities and services, and strategies for quality design.

This goal and its supporting policies encourage development within Hanford’s Planning Areas.

Development within Hanford’s Planning Areas will decrease dependency on the automobile and allow more people to walk, bike, or take transit for daily trips. Hanford’s Planning Areas are intended to accommodate and encourage new growth within compact, walkable neighborhoods that are located near schools, parks, shopping, and transit facilities.

3.14.1 Eastside Planning Area
The Eastside Planning Area is primarily located east of 9 ¼ Avenue, north of the Union Pacific Railroad, and west and south of State Route 43. Grangeville Boulevard is a major arterial that is an eastern gateway to Hanford from State Route 43. Much of the land is currently being farmed and portions of the Planning Area is subject to Williamson Act contract.

Policy L154 Eastside Growth Limitation
Approve new development project in the Eastside Planning Area only within the 2035 Development Boundary until such time as the boundary is expanded in accordance with General Plan policies.

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Policy L155 Eastside Higher Density Residential Uses
Support the development of higher density residential uses in close proximity to the Grangeville Boulevard corridor and the gradual transition to lower density, single-family residential uses as distance from the Arterial road increases.

Policy L156 Eastside Development along Grangeville Boulevard Discourage “strip" development along Grangeville Boulevard from an overall community development perspective. Develop design policies and regulations that identify a minimum percentage of street-facing building facades and minimize the exposure of parking and masonry walls along the street.

The Project is located within the Eastside Planning Area. The development of the Project Site is in conformance with the Eastside Planning area policies by providing increased residential density. The Project includes a request to increase general plan density from low density to medium density and transitions from higher densities close to Grangeville Boulevard to lower densities to the north.

In accordance with the General Plan, the Project would be required to adhere to the Hanford Municipal Code 16.40.110 Right to Farm Ordinance and proposed goals and policies of the general plan related to agriculture.

In the 2035 General Plan Update EIR (SCH No. 2015041024), it was determined that the loss of farmland was a significant and avoidable impact. A Statement of Overriding Considerations was adopted for the significant and avoidable impacts resulting from the conversation of agricultural land. With the implementation of the General Plan policies, the right to farm ordinance and the planned conversion of agricultural lands evaluated in the General Plan EIR, no new impacts resulting from the conversation of agricultural land are anticipated to occur, therefore impacts are considered to be less than significant.
b) Would the project conflict with existing zoning for agricultural use, or a Williamson Act Contract?
The Project would result in the conversion of approximately 46.62 acres of farmland currently under Williamson Act Contract into a residential subdivision. Williamson Act Contract 552-86 was formed in 1986. Also in 1986, the City of Hanford protested the formation of the contract based on the property being within one mile of the City limits. The Kings LAFCo approved Resolution 8614 recognizing the City’s protest in 1986. Pursuant to State law, the City would exercise its right to not succeed to the Williamson Act Contract, terminating the contract in the event the annexation associated with the Project is completed. A certificate of cancellation will be recorded with the Kings County Recorders Office.

In addition, as stated in (a) above, the City of Hanford anticipated the conversion of the subject property to urban use in the General Plan Update and EIR for which a Statement of Overriding Considerations was adopted. The proposed Project falls within the analysis provided with the General Plan EIR and the City’s protest of the formation of the contract anticipated that the area

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would be subject to development, therefore no mitigation would be necessary as a result of the conflict with an existing Williamson Act contract; as such impacts are considered to be less than significant.

Mitigation Measures: None Required
c) Would the project conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code section 12220(g)), timberland (as defined by Public Resources Code section 4526), or timberland zoned Timberland Production (as defined by Government Code section 51104(g)?
The Project Site is not zoned for forest or timberland production and is not adjacent to any forest land, therefore, there is no impact.

Mitigation Measures: None Required
d) Would the project result in the loss of forestland or conversion of forest land to non-forest use?
The site does not contain forestland and is not adjacent or in proximity to any forestland or use, therefore there is no impact.

Mitigation Measures: None Required
e) Would the project involve other changes in the existing environment, which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use or conversion offorestland to non-forest use?
The City of Hanford and the Kings LAFCo required the inclusion of the area north of the Project Site in the annexation. Although no changes are proposed to this area as a result of the Project, it could result in the additional conversion of farmland, specifically approximately 44.24 acres of Prime Farmland and Farmland of Statewide Importance. The additional acres are designated for urban development and agricultural conversion impacts in the City of Hanford Planning Area were assessed in the General Plan EIR for the planning period of 2014-2035. Impacts were considered to be significant and unavoidable and a statement of overriding considerations was adopted. Conversion of the area from farmland will also be subject to CEQA if developed to ensure compliance with the General Plan policies and Municipal Code. The Project would not result in conversion of forestland to non-forest use, therefore impacts would be considered less than significant.

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III. AIR QUALITY
Where available, the significance criteria
established by the applicable air quality
management district or air pollution control
district may be relied upon to make the
following determinations. Would the project:

Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporation
Less than
Significant
Impact
No
Impact
a) Conflict with or obstruct implementation
of the applicable air quality plan?    
b) Result in a cumulatively considerable net
increase of any criteria pollutant for which the
project region is non-attainment under an
applicable federal or state ambient air quality
standard?
   
c) Expose sensitive receptors to substantial
pollutant concentrations?    
d) Result in other emissions (such as those
leading to odors) adversely affecting a
substantial number of people?
   
Environmental Setting
This section describes existing air quality within the San Joaquin Valley Air Basin (SJVAB) and in Kings County. The SJVAB is comprised of eight counties: Fresno, Kern, Kings, Madera, Merced, San Joaquin, Stanislaus, and Tulare. The air basin is bordered by the Sierra Nevada Mountains to the east, Coastal Range to the west and the Tehachapi Mountains to the south. These topographical features directly relate to air quality within the SJVAB. Air quality is described in relation to air quality standards for criteria pollutants such as, ozone, carbon monoxide, and particulate matter. Air quality can be directly affected by the type and density of land use change and population growth.

According to the Hanford Air Quality Element regional and local air quality is impacted by topography, dominant airflows, atmospheric inversions, location, and season. The combination of topography and inversion layers generally prevents dispersion of air pollutants.

The Project Site is located within the SJVAB, which is managed by the San Joaquin Valley Air Pollution Control District (SJVAPCD). National Ambient Air Quality Standards (NAAQS) and California Ambient Air Quality Standards (CAAQS) have been established for the following criteria pollutants: carbon monoxide (CO), Ozone (O3), sulfur dioxide (SO2), nitrogen dioxide (NO2), particulate matter (PM10 and PM2.5) and lead (Pb). Air quality plans or attainment plans are used to bring an air basin into attainment with State and Federal ambient air quality standards. Table 3-1 describes the areas classified as either in attainment or non-attainment for several pollutant standards.

There is no physical development proposed in the Additional Annexation Area to the north, therefore the impact discussion below is generally limited to the Project Site. Future development of the Additional Annexation Area would be required to be consistent with the General Plan designations of Low Density Residential and Neighborhood Commercial and be evaluated in accordance with the CEQA Guidelines.