Agenda packet, regular meeting, first session — Hanford City Council, October 6, 2026 (part 8 of 14)

5 • Conduct an Allison Transmission self-diagnostic to verify fluid level, fluid and filter life, and check for fault codes.

5. Electrical:
• Verify the operation of all lights, sirens, and other electrical accessories.

6. Pump:
• Operate the Pressure Governor or Relief Valve, transfer valve, and check pump shift. • Inspect water tank, pump and plumbing for leaks and calibrate the water level gauge.
• Ensure smooth operation of all discharge, suction, and drain valves.

7. Pierce Husky™ Foam System:
• If applicable, draft and inject clean water to ensure proper operation of the foam pump.

8. Fuel and DEF Tanks:
• Fill the fuel tank and DEF tank prior to final delivery.

9. Wash:
• Thoroughly wash the apparatus prior to final delivery.

This pre-delivery service assists the apparatus to meet our high standards of quality and operational efficiency before reaching its final destination.

FINAL DELIVERY (CUSTOMER LOCATION)
GSFA will deliver the completed Product, inclusive of any relevant equipment, spare parts, and supplies, to the Customer's specified address at GSFA's expense.

In preparation for the Product's delivery, the Customer is required to furnish GSFA with proof of liability and physical damage insurance. GSFA will withhold the release of the Product until such proof of insurance is provided.

To ensure a timely delivery process, it is incumbent upon the Customer to settle any outstanding balance owed to GSFA before or at the time the Product is completed and ready for delivery. In the event of delayed payment or delivery, GSFA reserves the right to impose a late fee and daily storage charge as outlined in the Standard Terms and Conditions until payment is received.

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6 For compliance with insurance liability considerations, the Product will only be delivered upon full acceptance and full payment, or through a prior written agreement mutually reached between the Customer and GSFA. This ensures a secure and efficient finalization of the delivery process, aligning with both parties' obligations and safeguarding against potential liabilities.

COMPREHENSIVE SALES AND SERVICE SUPPORT
At GSFA, we understand that immediate response is essential - and the service and support of your apparatus should be no different. Since our founding in 1989, our mission has been to provide first responders with the highest quality, most reliable fire and emergency apparatus from top-tier manufacturers. We specialize in guiding our customers through the entire process - from apparatus evaluation and customization to final inspection - and ensuring years of reliable service through our Golden State Emergency Vehicle Service (GSEVS) division.

Golden State Emergency Vehicle Service (GSEVS)
Established in 2014, GSEVS is committed to building long-term, collaborative relationships by providing exceptional warranty and technical support. Our services cover a wide range of needs, including chassis, electrical systems, pump, aerial, routine maintenance, equipment mounting, and pump testing - with priority given to new units sold by GSFA. Our goal is to deliver prompt, professional service and unwavering support for your apparatus.

Sacramento Facility
Our Sacramento location features a 33,814-square-foot facility with 18 working bays and a 4,500- square-foot, two-story parts distribution department. Conveniently located near Highway 99 with easy access to Interstates 80 and 50, we are positioned to serve you efficiently.

Tracy Facility
Our second location in Tracy expands our service capacity with a 50,000-square-foot facility featuring 21 working bays and a parts department equal in size to our Sacramento facility. Strategically located within the "Tracy Triangle" - bordered by I-580, I-205, and I-5 - this facility enhances our ability to serve customers in the Bay Area and beyond.

Certified and Experienced Technicians
Our service team includes factory-trained professionals certified by Pierce, ASE, and EVT. They undergo regular training to stay current on chassis, electrical systems, and aerial devices, ensuring expert handling of any challenge. Whether it's routine maintenance or complex diagnostics, you can count on expert care and precision with every visit.

Parts
At Golden State, we’re dedicated to keeping your apparatus fully operational and mission-ready. That’s why we maintain a robust inventory of both Pierce and non-Pierce parts—ready for immediate deployment when you need them most. If a part isn’t in stock, we expedite orders directly from the manufacturer to minimize downtime and get your unit back in service without delay.

To make the process even more efficient, our digital Parts Request Portal offers a streamlined, userfriendly experience. It provides 24/7 access to submit requests, monitor order status, and communicate

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7 directly with our team—ensuring transparent updates and quicker turnaround times every step of the way.

Mobile Service
To minimize emergency apparatus downtime, we offer a robust mobile service program for on-site repairs and maintenance.

Pre-Delivery Inspection (PDI) Process
We employ a dedicated team of Pre-Delivery Inspection (PDI) technicians solely focused on ensuring your apparatus arrives in peak condition. Before your new custom unit is delivered, it undergoes a thorough, multi-point inspection to verify quality, performance, and compliance with all specifications.

Our team handles every detail of the acceptance and delivery process—so you can take ownership with complete confidence and peace of mind.

Your Single Source for Sales and Service
With Golden State Fire, you have a single point of contact for sales, service, and support - all under one roof, with two strategically located facilities to serve you better. We are confident that our combination of expertise, customer service, and product support is unmatched by any other fire and emergency apparatus dealership in California.

END OF EXHIBIT “D”

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13.M.

AGENDA

STAFF REPORT
MEETING DATE: 10/6/2026 AGENDA SECTION: CONSENT CALENDAR SUBJECT:

Authorization the City Manager to execute a three-year agreement with Valley Expetec Technology Services, for managed data backup and disaster recovery services, including Datto Siris appliances for a total amount of $237,060, and an appropriation of $39,128 for Fiscal Year 2026/2027 in the IT Services Fund (0415), an internal service fund with costs allocated to operational departments RECOMMENDATION:

Recommendation: That the City Council, by motion, authorize the City Manager to execute a threeyear agreement with Valley Expetec Technology Services, for managed data backup and disaster recovery services, including Datto Siris appliances for a total amount of $237,060, and an appropriation of $39,128 for Fiscal Year 2026/2027 in the IT Services Fund (0415), an internal service fund with costs allocated to operational departments.

Recommended Motion: I move to authorize the City Manager to execute a three-year agreement with Valley Expetec Technology Services, for managed data backup and disaster recovery services, including Datto Siris appliances for a total amount of $237,060, and an appropriation of $39,128 for Fiscal Year 2026/2027 in the IT Services Fund (0415), an internal service fund with costs allocated to operational departments.

BACKGROUND:

The City’s information technology systems support essential operations and require reliable backup and recovery capabilities to minimize disruption from equipment failures, cyber incidents, or other unexpected outages. Backup and disaster recovery is a critical service, and implementing this solution now is necessary to address gaps in the City’s current recovery capabilities and reduce the risk of prolonged service disruptions.

The City’s IT consultant, contracted following Council approval on July 21, evaluated various backup systems and selected Datto SIRIS as the solution best suited to the City’s specific needs. Staff recommends a three-year agreement with Valley Expetec Technology Services for a managed backup and disaster recovery solution using Datto SIRIS equipment. The proposed cost is $237,060 over three years, plus applicable taxes, and includes three backup appliances, cloud backup services, monitoring, and recovery testing. Upon successful implementation and verification, this solution would replace the City’s existing Barracuda backup system, eliminating the need to maintain that service.

The current backup configuration does not provide the operational redundancy needed to keep affected systems running when production servers are unavailable. Although backups preserve data

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for restoration, restoring data alone does not replace the equipment needed to operate City systems.

The proposed Datto SIRIS appliances can temporarily run protected servers directly on the backup equipment while the primary equipment is repaired or replaced.

These capabilities are expected to improve the City’s recovery time objective (RTO), which is the targeted time needed to restore a system following an outage. Under the proposal, designated critical systems could typically resume operation on the backup appliances within minutes, with other systems recovered through local restoration or cloud recovery according to their assigned priority.

The managed service component provides ongoing oversight to help ensure backups are successful and usable. Valley Expetec would monitor backup activity, review automated verification results daily, address failed or missed backups, perform periodic recovery testing with City IT staff, and provide monthly reports. This support would be especially valuable given IT staff’s heavy workload maintaining daily operations, as it would relieve staff of routine backup monitoring and provide dedicated expertise to help ensure reliable backups and timely resolution of issues.

FISCAL IMPACT:

An appropriation in the amount of $39,128 in the IT Services Fund (0415) is necessary to fund the agreement's annual cost of $79,020. Funding for the remaining contract term will be incorporated into the FY 2027-28 and FY 2028-29 biennial budget.

STRATEGIC GOAL: Indicates which City Strategic Goal(s) this item supports.

Check all that apply.
☐
Quality of
Life
☐
Community
Engagement
☐
Fiscal
Sustainability
☐
Efficient &
High
Performing
Government
ATTACHMENTS:

1. BDR Proposal

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CONFIDENTIALITY NOTE: The information contained in this report document is for the exclusive use of the client specified above and may contain confidential, privileged and non-disclosable information. If the recipient of this report is not the client or addressee, such recipient is strictly prohibited from reading, photocopying, distributing or otherwise using this report or its contents in any way.

Managed
Service
Technology
Proposal
Presented by:

Chris Edwards, Vice President
City of Hanford

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City of Hanford
Managed Service Technology Proposal
PROPRIETARY & CONFIDENTIAL PAGE 2 of 7
Table of Contents
INTRODUCTION 3
HUMBLE BEGINNINGS 3
HIGHLIGHTS 3
OBJECTIVES 3
KEYS TO SUCCESS 3
CURRENT FACILITY CONCERNS AND SOLUTIONS SUMMARY 4
GENERAL 4
BACKUP AND DISASTER RECOVERY 4
MANAGED BACKUP AND RECOVERY SERVICES 5
IMPLEMENTATION PROJECT SUMMARY 6
BACKGROUND AND DESCRIPTION 6
SCOPE 6
HIGH-LEVEL REQUIREMENTS 6
DELIVERABLES 6
SUMMARY OF SUPPORT AND REQUIREMENTS 7
SUPPORT 7
REQUIREMENTS 7
EXCLUSIONS 7
MANAGED SERVICE PRICING 7
PROJECT FEE 7

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City of Hanford
Managed Service Technology Proposal
PROPRIETARY & CONFIDENTIAL PAGE 3 of 7
Introduction
Humble Beginnings
Valley Expetec originally started as Valley Computer Consulting in 1994; it was operating out of a bedroom in a rental house.

The endeavor was the result of a lay off from an I.T. position at a local Visalia company, twenty dollars, and an entirely uncertain future. Those twenty dollars bought a 2-line ad in the Visalia Times-Delta offering support for twenty-five dollars per hour. The next morning the phone started ringing and it has not stopped since. Valley Computer Consulting eventually became ValleyComputer.net in 1999, and now is a part of a nationwide network of managed services providers. This nationwide network has 37 offices in 14 states and Canada.

Highlights
We have invested the past thirty years in building relationships with partners such as Microsoft, SonicWALL, HP, Lenovo, Intel, Crucial, Cisco, APC, Continuum, Altigen, Capture Technologies, Reflexion, and Datto. This has provided a way for us to design, scale, and implement effective infrastructure solutions for an incredibly diverse client base. Our Solution Stack includes 24/7/365 Monitoring, Application and Web Development, Wireless, Local, and Wide-Area Networking, as well as a variety of other Managed Services. What’s more, we are a Microsoft Certified Partner and our core competencies are networking infrastructure solutions.

Objectives
In seeking to create a partnership with you, we use a set of processes that include discovery, assessment, analysis, and development to build the foundations for our relationship. These tools help give the most accurate understanding of your network and will be the building blocks for the final assessment reports that outline the current state of your network.

Utilizing the assessment reports, we focus on educating you on the Information Technology options available to best suit your needs. As a partner of Valley Expetec, our Network Operating Center Engineers provide powerful industry perspective and technical experience to allow us the ability to provide you a network that we consider an extension of our own.

Keys to Success
Our technical expertise enables us to provide Network Support, Remote and Automated Device Management, and Internet/Intranet Development. These areas of expertise make us uniquely qualified to provide service support for your company and IT project development for any growth your business and network may experience. Valley Expetec coordinates and manages all of your technical solutions, vendors, and proactively manages your network. This allows you to focus, completely, on running your business.

We sincerely appreciate the opportunity to present this proposal and look forward to showing you, firsthand, what we call “The Valley Expetec Difference!”

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City of Hanford
Managed Service Technology Proposal
PROPRIETARY & CONFIDENTIAL PAGE 4 of 7
Current Facility Concerns and Solutions Summary
General
Valley Expetec has put together a plan to increase the reliability, fidelity, and security of the City of Hanford’s data backup infrastructure. To achieve this, we will deploy three secure onsite/offsite Datto SIRIS S6-24 Backup and Disaster Recovery appliances — two at City Hall and one at Police headquarters — each with 24 TB of local capacity and 192 GB of memory for on-appliance virtualization, replacing the Barracuda platform in service today.

Backup and Disaster Recovery
Valley Expetec’s SOC 2 Type II backup solution conforms to the requirements necessary to meet HIPAA, Sarbanes-Oxley and PCI compliance. Our solution eliminates the need for tapes, external hard drives, as well as any user intervention. All backups happen automatically and are worry-free!
The Valley Expetec Team will monitor your backups twenty-four hours per day, seven days per week, and three-hundred sixty-five days per year! Our BDR Solution gives you three levels of backup protection! Your data is stored locally on our BDR Appliance. In addition, your data is securely encrypted and sent to two geo-redundant data centers strategically located within the United States. Even in the event of a fire, flood or theft, your server(s) can be virtualized onsite or in the cloud and your business can continue as if nothing ever happened!

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City of Hanford
Managed Service Technology Proposal
PROPRIETARY & CONFIDENTIAL PAGE 5 of 7
Managed Backup and Recovery Services
Automated Verification of Every Backup
A backup that has never been tested is an assumption, not a safeguard. Every backup taken by the Datto SIRIS appliance is automatically booted in an isolated environment, captured as a screenshot to prove the operating system started, and scanned for ransomware indicators before it is accepted as a recovery point. Datto’s Inverse Chain Technology™ makes each snapshot a complete, independently restorable image — there is no chain of incrementals to break. If a verification fails, an alert is raised and Valley Expetec works it the same business day.

The result for the City is simple: the question “can we restore?” is answered every night, in writing, for every protected server at City Hall and the Police Department.

Instant Recovery — Local and in the Cloud
When a server fails, the SIRIS appliance can run that server itself, on its own hypervisor, from any recovery point — typically within minutes. The production host does not need to be working; the appliance is the recovery platform. Once the primary system is repaired, Fast Failback™ returns the changes made during the outage. Should an event exceed what the local appliance can hold, protected systems can be virtualized in the Datto Cloud at a flat fee, with no compute, egress or disaster-recovery testing charges.

Recovery tiers are pre-defined for both sites so the runbook exists before it is needed: Tier 0 systems are virtualized on the appliance in minutes; Tier 1 systems recover from the cloud or by local restore within hours; Tier 2 systems restore from backup. Failover memory is pre-sized for each Tier 0 system and recorded in the runbook.

Managed Monitoring, Support and Reporting
Valley Expetec’s Centralized Services team monitors the City’s appliances as part of the managed service. Backup and verification alerts flow into our service platform and are worked as tickets; offsite replication, cloud retention and Cloud Deletion Defense™ status are reviewed daily; protected-data growth, retention depth and failover sizing are reviewed monthly; and the recovery runbook is maintained as systems are added, changed or retired. Appliance hardware and cloud issues are escalated to Datto’s 24/7 support on the City’s behalf. Periodic restore tests — file, application and full-system — are performed with City IT and documented. The managed service includes:
• Daily review of backup success and Screenshot Verification results, with same-business-day remediation of failed or missed jobs.
• A monthly backup and recovery report covering job success, verified restores, capacity and open issues. • Read access to the Datto portal for City IT staff, and every appliance configuration recorded in IT Glue. • Vendor escalation, firmware and appliance lifecycle management, and coordination of restore testing.

Implementation Project Summary
Background and Description
Upon signing of the agreement Valley Expetec will begin a process of ordering, configuring, and deploying your new data backup solution. Valley Expetec and the City of Hanford will need to work closely together to make this process as seamless as possible.

Scope
Valley Expetec will implement the City of Hanford’s Backup and Disaster Recovery infrastructure — three Datto SIRIS S6-24 appliances, two at City Hall and one at Police headquarters — and configure them to create automatic backup snapshots of approximately forty-five servers and virtual machines across the HANFORD and hfpd.local environments, then securely replicate those snapshots to the Datto Cloud with one year of offsite retention. Physical servers and Hyper-V guests are protected by agent; VMware guests and legacy operating systems are protected agentlessly through the hypervisor. After testing and verification that these backups are occurring as described, Valley Expetec will be able to provide reporting and statistics on the backups as they occur.

While moving forward through the project timeline, there will surely be new concerns or issues that are discovered during documentation and observation of the network during onboarding. These items will not fall under the scope of this

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City of Hanford
Managed Service Technology Proposal
PROPRIETARY & CONFIDENTIAL PAGE 6 of 7
particular project and will be addressed by a technician via issue tickets created in Valley Expetec’s service ticketing system or, depending on the need and severity of the concern or issue, placed into a project of their own.

Upon completion of this project, Valley Expetec will have ensured that your data is being stored locally on the BDR infrastructure, securely transmitted offsite to provide additional redundancy, and – in the event of a total hardware loss – your BDR infrastructure can operate as your server and data infrastructure until a more permanent solution can be found.

Most importantly, the completion of this project will supply Valley Expetec with all the tools necessary to provide the City of Hanford with the best vendor experience possible.

High-Level Requirements
During this project Valley Expetec will require the following:
• Any site schematics and drawings.
• Easy access to all facility locations such as gate codes, alarm codes, keys, etc. We perform most work during regular business hours with cutovers happening after hours. However, we will not disrupt normal production by performing server work during these hours unless required by equipment failure or there is a mission critical need.
• One rack unit, redundant power and one network port (10GbE preferred, 1GbE acceptable) at each appliance location, with a static IP address assigned by the City. • Read-only vCenter and Hyper-V credentials for agentless protection, and local administrator credentials for agent deployment on physical servers.
• Designated City IT contacts for City Hall and the Police Department to confirm protected systems, recovery tiers and restore-test scheduling.

Deliverables
the City of Hanford will receive the following as part of the onboarding process per the terms of our agreement:
• Three Datto SIRIS S6-24 Backup and Disaster Recovery appliances (24 TB, 192 GB RAM, 5-year warranty), racked and configured at City Hall and Police headquarters
• Backup analytics, Screenshot Verification, ransomware scanning, and a monthly backup and recovery report • Secure Datto Cloud replication with one-year offsite retention, and cloud virtualization for disaster recovery • Managed monitoring and daily backup-health review by Valley Expetec Centralized Services (managed service line) • Documented recovery tiers and failover runbook for both sites, with configuration recorded in IT Glue • Periodic restore testing with City IT, documented and reviewed Summary of Support and Requirements
Support
Valley Expetec’s technical support center remotely responds to service calls twenty-four hours a day, seven days a week.

We staff our help desk with experienced technicians from 6:30 am to 10:00 pm. During the hours 10:00 pm to 6:30 am, Valley Expetec’s advanced phone system transfers any EMERGENCY calls to an on-call engineer. They will diligently work your problem to a successful resolution. Managed Service clients receive priority service and remote support. Remote Support allows our technicians to utilize remote access tools to connect to your office systems. This allows the ability to diagnose hardware and software failures via dedicated Internet connections.

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City of Hanford
Managed Service Technology Proposal
PROPRIETARY & CONFIDENTIAL PAGE 7 of 7
Requirements
Schematics, drawings, configuration data, and easy access to all facility locations. We perform most work during regular business hours with cutovers happening after hours. However, we will not disrupt normal production by performing server work during these hours unless required by equipment failure.

Exclusions
This proposal does not include the replacement of parts required for repairs on printers, screens, or peripherals (PDA’s, point of sale, scanners, digital cameras, cell phones, blackberry’s, nor any other specialized accessory) unless this equipment was originally provided under this agreement or a pre-existing Managed Service agreement.

Consumables such as printer maintenance kits, toner, ink, batteries, paper, etc. are not included or covered under this service agreement and will be invoiced separately.
*Monthly payments begin upon the execution of this agreement

Managed Service Pricing
Line item Per appliance /
month
Qty Monthly total Annual
Datto SIRIS S6-24 BDR appliance — hardware, 5-
year warranty, Datto Cloud replication with oneyear retention, flat-fee cloud disaster recovery $1,830.00 3 $5,490.00 $65,880.00
Valley Expetec managed backup service — daily
monitoring and verification review, remediation,
monthly reporting, restore testing, runbook
maintenance, vendor escalation
$365.00 3 $1,095.00 $13,140.00
Total — appliances with managed service $2,195.00 3 $6,585.00 $79,020.00 Pricing is per appliance per month over a 36-month term (total 36-month value with managed service: $237,060.00). The two lines are priced separately so the City may elect the appliances alone, at $5,490.00 per month, and administer them directly; the managed service line may be added or removed at renewal.

An alternative in which the City purchases the appliances outright from Datto and retains Valley Expetec’s managed service only is being quoted separately at the City’s request.
+additional taxes
City of Hanford Valley Expetec

Please Print Please Print

Signature Signature

Date Date

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14.A.

AGENDA

STAFF REPORT
MEETING DATE: 10/6/2026 AGENDA SECTION: PUBLIC HEARING
SUBJECT:

Community Development: Annexation167: a request to annex approximately 16.65 acres into the City of Hanford City Limits from the Kings County Jurisdiction. The annexation area is a combination of the Project Site (13.44 acres) and an area to the south-east, not proposed to be developed at this time (2.77 acres). Prezone No. 0016-26: a request to prezone the properties as a R-L-5 Low-Density Residential (5.08 acres) and R-M Medium-Density Residential (8.38 acres), consistent with the General Plan Designation. Tentative Subdivision Map 00023-26 (952): a request to subdivide 13.44 acres of the annexation area into a 74-unit single-family residential lots, utilizing the small lot provisions of Section 17.10.100 and 17.12.100 to permit lot sizes below 5,000 square feet. Mitigated Negative Declaration No. 2026-53 (SCH #2026071023): a request to certify that the project will have a less than significant impact on the environment with the incorporation of mitigation measures.

Location: The Project site is located south of Lacey Boulevard, west of 12 ½ Avenue (Aquifer Drive) APNs 011-010-003, -004, -005, -006, -007, -008 and -009.

RECOMMENDATION:

See staff attached staff report.

BACKGROUND:

See staff attached staff report.

FISCAL IMPACT:

The project will not create a fiscal impact.

STRATEGIC GOAL: Indicates which City Strategic Goal(s) this item supports.

Check all that apply.
☐
Quality
of
Life
☐
Community
Engagement
☐
Fiscal
Sustainability
☐
Efficient & High
Performing
Government
ATTACHMENTS:

1. Ordinance 26-07 Prezone

2. Resolution 26-66-R Annexation

3. Resolution 26-67-R TSM 952

4. Annexation 167 (map, legal, closures)

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5. TSM0023-26 (952)

6. 2025 City of Hanford Sphere of Influence

7. Plan for Services (combined)

8. Floor Plans, Elevations, and Renderings

9. ISMND (Final)

10. Comments Received from Interested Agencies

11. App E - Comments Received Responses

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CITY OF HANFORD CITY COUNCIL

STAFF REPORT
Tuesday, October 6, 2026
PROJECT: Annexation167: a request to annex approximately 16.65 acres into the City of Hanford City Limits from the Kings County Jurisdiction. The annexation area is a combination of the Project Site (13.44 acres) and an area to the southeast, not proposed to be developed at this time (2.77 acres).

Prezone No. 0016-26: a request to prezone the properties as a R-L-5 Low-Density Residential (5.08 acres) and R-M Medium-Density Residential (8.38 acres), consistent with the General Plan Designation.

Tentative Subdivision Map 00023-26 (952): a request to subdivide 13.44 acres of the annexation area into a 74-unit single-family residential lots, utilizing the small lot provisions of Section 17.10.100 and 17.12.100 to permit lot sizes below 5,000 square feet.

Mitigated Negative Declaration No. 2026-53 (SCH #2026071023): a request to certify that the project will have a less than significant impact on the environment with the incorporation of mitigation measures.

Location: The Project site is located south of Lacey Boulevard, west of 12 ½ Avenue (Aquifer Drive) APNs 011-010-003, -004, -005, -006, -007, -008 and -009.

PLANNER: Gabrielle Myers, Principal Planner

STAFF RECOMMENDATION
Staff recommends that the City Council:

1. Certify Mitigated Negative Declaration No. 2026-53 (SCH #2026071023) for the project.

2. Introduce and waive the first reading of Ordinance 26-07 for Prezone No. 0016-26.

3. Adopt Resolution No. 26-66-R, initiating proceedings for Annexation No. 167 and direct staff to file the appropriate application with the Local Agency Formation Commission (LAFCO) of Kings County.

4. Adopt Resolution No. 26-67-R, approving Vesting Tentative Tract 952.

RECOMMENDED MOTION

1. I move to certify Mitigated Negative Declaration No. 2026-53 (SCH #2026071023) for the project.

2. I move to introduce and waive the first reading of Ordinance 26-07 for Prezone No. 0016-26.

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Annexation 167, Prezone 16-26, Vesting TT 952

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3. I move to adopt Resolution No. 26-66-R, initiating proceedings for Annexation No. 167 and direct staff to file the appropriate application with the Local Agency Formation Commission (LAFCO) of Kings County.

4. I move to adopt Resolution No. 26-67-R, approving Vesting Tentative Tract 952.

PROJECT DESCRIPTION
Annexation 167
Annexation 167 is a request to annex approximately 16.65 acres into the City of Hanford City Limits from the Kings County Jurisdiction. See Figure 1 and Attachment 1.

Figure 1:

Proposed Annexation Area (shown in red)
Prezone No. 0016-26 is a request to prezone the land proposed to be annexed as a combination of R-L-5 Low-Density Residential and R-M Medium-Density Residential, in accordance with the General Plan designation for the territory, Low-Density and Medium-Density Residential. See Figure 2, below.

Figure 2: Prezone No. 0016-26

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Annexation 167, Prezone 16-26, Vesting TT 952

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R-L-5 Low-Density Residential and R-M Medium Density Residential (outlined in red) Vesting Tentative Tract 952 (Richardson Estates) is a request, by Bonadelle Homes, to subdivide the 13.44 acres of the area proposed to be annexed as a 74-unit single-family subdivision, consistent with the allowances of Sections 17.10.100 and 17.12.100 of the Hanford Municipal Code.

Vesting Tentative Tract 952 – Attached as Attachment 2.

BACKGROUND INFORMATION
Project Location
The subject property is located south of Lacey Boulevard, west of 12 ½ Avenue (Aquifer Drive). 13.44 acres of the project area is proposed to be subdivided (as shown in red on the map in Figure 3), the

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Annexation 167, Prezone 16-26, Vesting TT 952

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remaining 3.21 acres (shown in yellow on the map in Figure 3) are existing large-lot single-family residences proposed to remain as is.

A portion of the project site currently supports fallowed agricultural land, a rural residence, and two out structures, which are proposed to be demolished. Within the area proposed to be annexed, but not developed, are three large lot single-family residences, which will remain.

Figure 3: Project Location
General Plan and Zoning Designation
The site is designated by the General Plan as a combination of Low-Density Residential (approximately 7.77 acres) and Medium-Density Residential (approximately 8.08 acres acres).

Figure 4: General Plan Designation (outlined in red)

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Annexation 167, Prezone 16-26, Vesting TT 952

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Low-Density Residential Designation
In accordance with the General Plan, the expected density range for Low-Density Residential is two to 10 units per gross acre, with an expected average of four units per gross acre. According to Land Use Policy L31, the purpose of the Low-Density Residential land use designation is to provide mainly single-family development on lot sizes typically found in urban settings. Typical uses in the LowDensity Residential land use designation include residential uses in a variety of single-family lot types. Duplexes, second dwelling units, and home occupations can also be allowed when made compatible with the residential nature of the neighborhood, according to Policy L32.

Medium-Density Residential Designation
In accordance with the General Plan, the expected density range for Medium-Density Residential is 7 to 20 units per gross acre, with an expected density of nine units per gross acre. 20 units per gross acre may be achieved with density bonuses and conditional use permits. According to Policy L34, the Purpose of the Medium Density Residential Land Use designation is to include residential uses

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Annexation 167, Prezone 16-26, Vesting TT 952

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such as duplexes, triplexes, fourplexes, townhomes, and lower density apartment complexes, as well as non-traditional, smaller single-family lots with designs such as zero lot lines, patio homes, and townhomes with lot sizes ranging from 4,500 to 7,500 square feet for single family developments. It is intended that development be conveniently serviced by neighborhood commercial and recreational facilities and have access to major collector or arterial streets. Typical residential uses such as duplexes, triplexes, fourplexes, townhomes, and lower density apartment complexes, as well as non-traditional, smaller single-family lots would be expected in the MediumDensity Residential designation, according to Policy L34.It is intended that development be conveniently serviced by neighborhood commercial and recreational facilities and have access to major collector or arterial streets.

Zoning
Current
The property is currently in the Kings County Jurisdiction and zoned AL-10 Limited Agriculture.

Figure 5: County Zoning

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Prezone No. 0016-26 is a request to prezone the land proposed to be annexed as a combination of R-L-5 Low-Density Residential and R-M Medium-Density Residential, in accordance with the General Plan designation for the territory, Low-Density and Medium-Density Residential. See Figure 2.

The applicant’s request to subdivide the property is consistent with R-L Section 17.10.100 and R-M Section 17.12.100 of the Hanford Municipal Code, permitting lots between 4,999 and 3,600 square feet. (See evaluation)
Adjacent Land Use and Zoning
Land Use Zoning General Plan Designation
North: Single-Family Subdivision R-L-5 Low-Density Residential South:

Vacant, planned for singlefamily residential subdivision, Millennium Estates
R-L-5 Low-Density Residential
East: Vacant O & RH Office and High-Density Residential West: Agriculture and Vacant County AL-10
Low- Density Residential, MediumDensity Residential; Floating Future Open Space

PROJECT EVALUATION
Annexation No. 167
Annexation 167 is a request to annex approximately 16.65 acres into the City of Hanford City Limits from the Kings County Jurisdiction. See Figure 1 and Attachment 1.

Annexation of land into Hanford allows previously undeveloped land to become available for development and allows the City of Hanford to provide the territory that is annexed with its full range of City services. The annexation process can serve as an interim growth management tool, by limiting annexation to only the land that is needed for growth at the time.

Initiation of Annexations for County Islands - Substantially Surrounded Island State Law
To facilitate the annexation of county islands to contiguous cities, the state legislature has adopted specific provisions in the Government Code that require LAFCo annexation approval and waiver of protest proceedings if LAFCo makes certain findings and determinations. Those determinations are found in Government Codes 56375(a)(4) and 56375.3.

Government Code Section 56375

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(a)(4) A commission shall not disapprove an annexation to a city, initiated by resolution, of contiguous territory that the commission finds any of the following:
(A) Surrounded or substantially surrounded by the city to which the annexation is proposed or by that city and a county boundary or the Pacific Ocean if the territory to be annexed is substantially developed or developing, is not prime agricultural land as defined in Section 56064, is designated for urban growth by the general plan of the annexing city and is not within the sphere of influence of another city. (B) Located within an urban service area that has been delineated and adopted by a commission, which is not prime agricultural land, as defined by Section 56064, and is designated for urban growth by the general plan of the annexing city. (C) An annexation or reorganization of unincorporated islands meeting the requirements of Section 56375.3.

Government Code Section 56375.3
(a) In addition to those powers enumerated in Section 56375, a commission shall approve, after notice and hearing, the change of organization or reorganization of a city, and waive protest proceedings pursuant to Part 4 (commencing with Section 57000) entirely, if all of the following are true:
(1) The change of organization or reorganization is initiated on or after January 1, 2000.
(2) The change of organization or reorganization is proposed by resolution adopted by the affected city.
(3) The commission finds that the territory contained in the change of organization or reorganization proposal meets all the requirements set forth in subdivision (b). (b) Subdivision (a) applies to territory that meets all the following requirements:
(1) It does not exceed 150 acres in area, and that area constitutes the entire island. (2) The territory constitutes an entire unincorporated island located within the limits of a city or constitutes a reorganization containing several individual unincorporated islands.
(3) It is surrounded in either of the following ways:
(A) Surrounded, or substantially surrounded, by the city to which annexation is proposed or by the city and a county boundary or the Pacific Ocean. (B) Surrounded by the city to which annexation is proposed and adjacent cities.

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(4) It is substantially developed or developing. The finding required by this paragraph shall be based upon one or more factors, including, but not limited to, any of the following factors:
(A) The availability of public utility services.
(B) The presence of public improvements.
(C) The presence of physical improvements upon the parcel or parcels within the area.
(5) It is not prime agricultural land, as defined by Section 56064. (6) It will benefit from the change of organization or reorganization or is receiving benefits from the annexing city.
(7) This subdivision does not apply to any unincorporated island within a city that is a gated community where services are currently provided by a community services district.

While the final determination will be made by LAFCo, City staff believes that the proposed island annexations meet all the requirements in these two State codes. This means that, if initiated by the City Council, there is a high likelihood that Kings LAFCo will approve the annexations.

General Plan Consistency – Planning Commission
The Hanford Planning Commission is charged with reviewing proposed annexations and making a finding of consistency with the Hanford General Plan to forward to the City Council. At their meeting on September 8, 2026, the Planning Commission found Annexation 167 consistent with the Hanford General Plan Policy L15, L16, and L17.

Policy L15 Initiation of Annexations
Consider initiation of annexation of land into the City of Hanford only when the following criteria are met:

1. The land is within the Primary Sphere of Influence.

Analysis: The property proposed to be annexed is within the City’s Primary Sphere of Influence, as shown in Attachment 3.

2. The capacity of the water, sewer, fire, school, and police services are adequate to service the area to be annexed, or will be adequate at the time that development occurs.

Analysis: A Plan for Services has been prepared by Engineering for Water, Sanitary Sewer, and Storm Drainage. Improvements have been required, associated with the development of Vesting Tentative Tract 952.

Sewer Improvements

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The developer’s engineer will provide a sanitary sewer master plan, complete with calculations for the entire subdivision prior to recording a subdivision final map for the first phase of development. Consideration shall be given for future areas of development locate adjacent to the proposed subdivision, per the City’s Sanitary Sewer Master Plan.

The sanitary sewer system installation is required to be per the City of Hanford Standards and Specifications and the approved Sanitary Sewer Master Plan.

The sanitary sewer design shall be designed accordingly to be served by both Lacey Boulevard and Aquifer Drive extension.

As a requirement of development, the developer shall construct a manhole in Aquifer Drive in conformance with the City’s standard manhole detail at the south boundary of APN: 011- 010-009, incorporating the existing ten inch (10”) SDR-35 sanitary sewer main previously extended to this location by others. The developer shall then extend a minimum of a ten-inch (10”) SDR-35 sanitary sewer main to the north boundary of APN: 011-010-007 and construct a manhole in conformance with the City’s standard manhole detail. An eight-inch (8’) pipe stubbed from the north of the manhole shall be provided and a cap installed.

In the event that the ten inch sanitary sewer main has not yet been extended by others to the south boundary of APN: 011-010-009, the developer shall construct a drop manhole at the north boundary of Tract 915-1 in conformance with the City’s drop manhole detail, raising the elevation of, and installing a continuation of the ten inch (10”) SDR-35 sanitary sewer main to the south boundary of APN: 011-010-009.

A reimbursement agreement shall be established in accordance with City Municipal Code Section 13.08 for sanitary sewer main oversizing improvements constructed within Aquifer Drive. Fixed reimbursement costs, to be applied in the form of impact fee credits, for the sanitary sewer main oversizing improvements identified in the conditions of approval, shall be per the City of Hanford’s Municipal Code and adopted Development Impact Fee Study dated September 2019. Reimbursement credits shall be based on the current City Master Fee Schedule in effect at the time of improvement installation and operational acceptance.

Storm Drainage Improvements
The developer’s engineer will provide a storm drainage master plan, complete with calculations for the entire subdivision prior to recording a subdivision final map for the first phase of development. The subdivision master storm drainage plan shall conform to the City of Hanford’s “Storm Drainage Design Criteria” standards.

As part of the required storm drainage master plan, as identified above, the developer shall determine whether the existing Storm Drainage Basin 55, as identified in the City’s Storm Drainage System Master Plan, currently has capacity for the Bonadelle Subdivision storm runoff. In the event that the current capacity is insufficient, the developer shall design and excavate the existing basin to the required capacity needs.

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As a requirement of development, the developer shall construct an extension of the thirty-six inch (36”) storm drain piping in Aquifer Drive beginning at the south boundary of APN: 011- 010-009 and connecting to piping installed by others. The piping shall be extended to the north to a minimum distance of Founders Street alignment. Consideration shall be given for future areas of development located adjacent to proposed subdivision. The 36” pipe size may be reduced given supporting storm drainage calculations and/or if further reduction changes are provided by the City’s master plan update.

The developer shall construct an eighteen-inch (18”) storm drain piping extension from the east boundary of Street “B” as identified on the tentative subdivision map, to the west boundary of Street “B”. The piping shall connect to a portion of storm drain piping installed by others from the east boundary of Street “B” to Aquifer Drive. A cap shall be installed on the piping at the west boundary of Street “B” for future connection by others.

A reimbursement agreement shall be established in accordance with City Municipal Code section 13.08 for a storm water drainage basin. Fixed reimbursement costs, to be applied in the form of impact fee credits, for the acquisition and construction of the storm drainage basin identified in the conditions of approval, shall be per the City of Hanford’s Municipal Code and adopted Development Impact Fee Study dated September 2019. Reimbursement credits shall be based on the current City Master Fee Schedule in effect at the time of improvement installation and operational acceptance.

The developer is required to comply with the State of California Water Resources Control Board requirements, specifically related to the National Pollution Elimination System Permit process and in conformance with the City of Hanford’s MS4 Permit.

Water System
The developer’s engineer will 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. Provisions will be made for service to future areas of development located adjacent to the subdivision, as shown in the City’s Water Master Plan.

All water system installation shall be per the City of Hanford Standards and Specifications and the approved Water System Master Plan submitted to the City of Hanford for approval.

Oversizing improvements may qualify for reimbursement, in the form of impact fee credits, in accordance with Hanford Municipal Code (HMC) Section 13.08, or revisions thereof. That a reimbursement agreement be established in accordance with HMC Section 13.08 for water system main oversizing improvements. Fixed reimbursement costs, to be applied in the form of impact fee credits, for oversizing improvements as identified herein, shall be per the HMC and adopted Development Impact Fee Study dated September 2019. Reimbursement credits shall be based on the current City Master Fee Schedule in effect at the time of improvement installation and operational acceptance.

Fire and Police

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Fire and police services are adequate to service the area to be annexed. Impacts to fire and police services will be mitigated through payment of impact fees.

School
The proposed Project is within the Hanford Elementary School District (HESD) and the Hanford Joint Union High School District (HJUHSD), and residents of the proposed Project are within the Simas Elementary, Woodrow Wilson Junior High and Sierra Pacific High School.

According to the AUESD, HESD, and HJUHSD Development Fee Justification Study, the residential student generation rates are as follows:
- HESD – Grades TK-8 Total: 0.406
- HJUHSD – Grades 9-12: 0.180
Since the proposed Project includes the addition of 74 single-family homes, the number of TK-8 grade students will increase by approximately 32 while the number of 9-12 grade students will increase by approximately 14, for a total of 46 students. The proposed Project site is located within the City’s Sphere of Influence and is designated and zoned for residential development. Growth associated with the Project has been planned and expected. In addition to the goals and policies of the City’s General Plan, future development is required to pay development impact fees to the school districts at the time of building permit issuance.

The City’s role in development and managing school sites and programs is limited. The various school districts truly govern where a new school site would be located and when it would be necessary to construct or expand facilities, in order to adequately accommodate population growth. Elected governing school boards are responsible for budgeting and decision-making and the State Department of Education establishes school site and construction standards. The General Plan provides policy which focuses on collaboration with school districts in determining new school locations and utilizing school facilities for general public needs. School districts would be able to utilize the General Plan, along with other plans, standards, and codes, to establish new school sites and to make decisions on school amenities and cohesiveness with the surrounding area.

3. Land for development within the City limits is insufficient to meet the current land use needs.

Analysis: The applicant is proposing a 13.44-acre single-family residential development directly contiguous to the City limits. Available land for new development within City limits is limited in this area. The majority of the properties designated for Medium- or Low-Density Residential have been developed or entitled, as shown in Figure 6, below. The proposal is considered an implementation of the General Plan.

Figure 6: Entitled Properties

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4. The territory to be annexed is contiguous to existing developed areas.

Analysis: The territory to be annexed is directly contiguous to the current City limits to the north, east, and south. The property to the south is entitled to be developed as a 211-unit single-family residential subdivision, Tentative Tract 949.

Policy L16 County Islands
Initiate annexation of County islands when it is found that urban services are needed and can be provided or made available in the near future.

Analysis: The City has the capacity to provide all of the services currently being provided by the County (Police and Fire), as well as provide services not currently provided (storm, sewer, water, and refuse). Because of their proximity inside the city limits, the provision of service within the substantially surrounded county island can be more efficiently provided by the City, as demonstrated by the plan for services.

Policy L17 Plan for Services
Prepare and make publicly available a written Plan for Services that describes how urban services will be provided prior to initiating an annexation.

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Analysis: A Plan for Services was prepared by the Engineering Division and is attached (Attachment 4). The plan for services to be extended within the annexation area is addressed under the L15 B. evaluation above.

1. The proposed area is close to urban development and municipal-type services and would enhance its potential for full development.

Analysis: The proposed area is close to the existing City limits and is a logical extension of the City. The annexation area can be served by municipal-type services. The annexation area is designated as a combination of Low-Density Residential and Medium-Density Residential by the General Plan and is necessary to accommodate growth and residential development within the City of Hanford. The development proposed for the annexation area is consistent with the General Plan.

2. The proposed annexation conforms to the adopted General Plan.

Analysis: The annexation area is proposed to be developed as a single-family residential subdivision. The subdivision is consistent with the General Plan designation, Low-Density Residential and Medium-Density Residential. The annexation is consistent with the General Plan Section 3.2.4, which states, “Annexation of land into Hanford allows previously undeveloped land to become available for development and allows the City of Hanford to provide the territory that is annexed with its full range of City services.” The annexation area is also consistent with Policy L15 and L17 of the General Plan, as analyzed above.

3. The proposed area is consistent with the sphere of influence.

Analysis: The property proposed to be annexed is within the City’s Primary Sphere of Influence, as shown in Attachment 3.

4. The proposed annexation comes with 100% consent of all landowners.

Unable to make finding. Analysis: There are three properties within the annexation area who have not consented to the annexation. Therefore, the proposed annexation does not come with 100% consent of all landowners.

Vesting Tentative Tract 952
Vesting Tentative Tract 952 (Richardson Estates) is a request, by Bonadelle Homes, to subdivide the

13.44 acres of the area proposed to be annexed as a 74-unit single-family subdivision, consistent with the allowances of Sections 17.10.100 and 17.12.100 of the Hanford Municipal Code.

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See proposed subdivision – Attachment 2.

APN(s): 011-010-003, -004, -005, and -006
Total Area: 13.44 acres
Number of Dwelling Units: 74 single-family residential dwelling units and three landscape outlots

Units per acre: 5.5 units per gross acre
Potential population increase: 3.17 persons per household x 74 households = 235 persons Conformance with the R-L-5 Low-Density and R-M Medium-Density Residential Zoning Tentative Tract 952 proposes to utilize the small lot provisions, set forth in Section 17.10.100 and

17.12.100 of the Hanford Municipal Code.

Lot Area
Smallest Largest Required in R-L-5 Allowed in 17.10.100 and 17.12.100
4,172 sq. ft. 10,367 sq. ft. 5,000 sq. ft. 3,600 sq. ft.

In the R-L-5 Low-Density Residential and R-M Medium-Density Residential zone districts, the minimum lot size is 5,000 square feet, except as prescribed in Section 17.10.100 and 17.12.100, which allows lot area less than 5,000 square feet.

Analysis: The minimum lot size provided in Tentative Tract Map 952 is 4,172 sq. ft., which exceeds the minimum allowance utilizing the provisions set forth in Section 17.10.100 and 17.12.100, which allows a minimum lot size of 3,600 sq. ft.

Lot Dimensions
Lot Frontage
In the R-L-5 Low-Density Residential and R-M Medium-Density Residential zone districts, the minimum lot frontage shall be 40 feet.

Analysis: There is a minimum of 40 feet of lot frontage provided for all lots within the subdivision.

Lot Width
In the R-L-5 Low-Density Residential and R-M Medium-Density Residential zone districts, there shall be a minimum lot width of 50 feet for interior lots and 60 feet for corner lots. In accordance with the small lot provisions set forth in Section 17.10.100 and 17.12.100, lots with less than 5,000 square feet shall have a minimum lot width of 40 feet for interior lots and 45 feet for corner lots.

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Analysis: All lots proposed in the subdivision maintain the minimum 40-foot interior lot width and 45- foot corner lot width.

Lot Depth
In the R-L-5 Low-Density Residential and R-M Medium-Density Residential zone districts, the lot depth shall be a minimum of 90 feet. In accordance with the small lot provisions set forth in Section

17.10.100 and 17.12.100, lots less than 5,000 square feet shall have a minimum lot depth of 70 feet.

Analysis: All lots in the subdivision satisfy the minimum of 70-foot depth, though the majority exceed 90 feet.

Density
In accordance with the General Plan, the expected density range for Low-Density Residential is two to 10 units per cross acre, with an expected average of four units per gross acre.

In accordance with the General Plan, the expected density range for Medium-Density Residential is seven and 20 units, with an expected average of nine units per gross acre.

Analysis: Since the property contains two designations, the density range has been averaged, based on acreage, to ensure the proposed subdivision achieves the minimum density range. The density of the subdivision proposed is 5.5 units per gross acre, for a total of 74 units, which achieves the minimum units allowable between the two designations – 69 units.

Color General Plan Designation Prezoning Request
Medium-Density Residential R-M Medium-Density Residential Low-Density Residential R-L-5 Low-Density Residential
Color General Plan Designation Acreage Density Range/
Gross Acre
Minimum
Units
Maximum
Units
Yellow Low-Density Residential 5.08 2-10 10.16 50.8
Orange Medium-Density Residential 8.38 7-20 58.66 167.6 Total Number of Residential Units 68.82 (min) 218.4 (max) Dwelling Units per Lot
In the R-L-5 Low-Density Residential zone district, not more than one dwelling unit shall be allowed on each lot, unless approved as an accessory dwelling unit in accordance with Section 17.60.030 (accessory dwelling unit standards) and as permitted by Government Code Section 65852.21. Per Government Code Section 65852.21, multifamily dwellings proposed for any single-family zone district comprised of no more than two residential units shall be a by-right permitted use and considered ministerially if the requirements of that statute are satisfied. Multifamily dwellings of three or four units may be allowed with a conditional use permit only when located on a corner lot (R-L-5 only).

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In the R-M Medium-Density Residential zone district, the minimum site area per dwelling unit shall be 3,000 square feet.

Analysis: The lots are planned for single-family residential use. Accessory dwelling units would be permissible, subject to the conditions set forth in 17.60.030 of the Hanford Municipal Code and State law. Multifamily dwellings comprised of no more than two residential units could be permitted by right, in accordance with Government Code Section 65852.21.

Additional Conformance with Section 17.10.100 and 17.12.100 for lots less than 5,000 square feet:

Notwithstanding Section 17.10.030 and 17.12.030 lots in the R-L-5 and R-M zones may have a lot area of between 3,600 and 4,999 square feet if all of the following standards are met:

1. Not more than 150 lots less than 5,000 square feet may be approved per tentative subdivision map.

Analysis: There are 74 total lots proposed within the subdivision.

2. Streets shall be constructed to public street standards.

Analysis: All streets within the subdivision will be constructed to City Standard. Lacey Boulevard will be constructed as an arterial, per City Standard ST-18.

Figure 7: Lacey Boulevard
Aquifer Drive (12 ½ Avenue) will be constructed as a collector, per City Standard ST-23.

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Figure 8: Aquifer Drive (12 ½ Avenue)
The remaining roads within the subdivision will be constructed as local or residential roads, per City Standard ST-32.

Figure 9: Residential Streets

3. All structures shall be constructed on site.

Analysis: All structures will be constructed on site. This requirement is also captured as a condition of approval.

4. Each subdivision with small lots shall have at least three different small lot floor plans with two available elevation designs for each floor plan.

Analysis: There are five floor plans available for the subdivision, each with three available elevation designs. Elevations and floorplans are a requirement of development and incorporated into the resolution. Floorplans and elevations are attached – Attachment 5.

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5. The primary frontage of the main structure shall face a public street, primary entryway, circulation walkway, or open space with sidewalks that provide delineated paths of travel.

Analysis: The primary frontage of the primary structure will face the public street.

6. The frontage of the main structure shall include the primary entrance and at least one window.

Analysis: The frontage of all of the main structures proposed includes the primary entrance and window, as required.

Figure 10: Renderings and Floor Plan Demonstrating Window and Front Door Access

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7. Required covered parking spaces shall be in garages. Carports are prohibited.

Analysis: Each floor plan features a two-car garage. As a condition of approval, carports are prohibited.

8. The width of the garage shall not be greater than 50% of the width of the structure.

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Analysis: City Staff is in the process of increasing the garage percentage allowances, since on a 40-foot-wide lot, 10 feet is lost to setback (5 feet required on both sides), therefore, a 35 foot house cannot accommodate a two-car garage (typical width 20 feet), without exceeding the 50% garage width limitation. A condition of approval of the plan includes that, if building permits are submitted prior to the garage width requirement being increased/eliminated, the applicant would be required to seek a planned unit development, in order to permit the deviation.

9. Main structures shall include a covered front porch at least four feet deep or an uncovered front courtyard at least five feet wide and five feet deep that is surrounded on four sides by the main structure or a wall or fence between three and four feet high.

Analysis: Each floor plan submitted features an at-least four-foot-deep covered front porch.

Figure 11: Patio Depths
Plan 1425
Plan 1575

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Plan 1800

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Plan 2250
Plan 2440

10. In order to create a diverse residential streetscape, there shall be a minimum two-footsetback stagger between adjacent lots.

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Analysis: Requirement addressed through conditions of approval.

11. The Building Official shall not approve a building permit for a new residence on a lot with a lot area less than 5,000 square feet until the Community Development Director has determined that the standards identified in this section are met.

Analysis: The Community Development Department reviews building permits submitted to ensure the required standards are satisfied.

B. Lots with less than 5,000 square feet shall have the following minimum dimensions and building setback areas:

1. The minimum lot depth shall be 70 feet.

Analysis: (addressed earlier in the report) All parcels in the subdivision provide a minimum 70-foot lot depth.

2. The minimum lot width shall be 40 feet for interior lots and 45 feet for corner lots.

Analysis: (addressed earlier in the report) All parcels in the subdivision provide a minimum 40-foot interior lot width and 45-foot corner lot width.

3. The minimum front building setback area shall be 12 feet for livable space and 18 feet for garages.

Analysis: Front building (livable and garage) setbacks will be verified when building permits are submitted for each lot. The front-yard setbacks for livable and garage space are included in the resolution as conditions of approval.

4. The minimum rear yard building setback area shall be 10 feet for the first story and 15 feet for upper stories.

Analysis: Rear-building setbacks for one- and two-story residences will be verified when building permits are submitted for each lot. The rear setbacks for one- and two-story residences are included in the resolution as conditions of approval.

5. The minimum interior side yard building setback area shall be five feet.

Analysis: Side-yard setbacks for interior lots will be verified when building permits are submitted for each lot. The side-yard interior setbacks are included in the resolution as a condition of approval.

6. The minimum corner side yard building setback area shall be 10 feet.

Analysis: Side-yard setbacks for corner lots will be verified when building permits are submitted for each lot. The side-yard corner setbacks are included in the resolution as a condition of approval.

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

Analysis: There are landscape lots (Out lots B and C) along the rear and street-side lot lines adjoining Lacey Boulevard and Aquifer Drive.

Figure 12: Landscape Lots

8. The maximum building height shall be 35 feet.

Analysis: All five of the submitted elevations show the plate line height below the 35-foot height restriction.

9. Lots shall provide for a usable open space area of a minimum 300 square feet. The open space shall be a minimum 15 feet wide.

Analysis: The 300-foot minimum open space requirement is generally accommodated in the rear-yard. This requirement will be verified when building permits are submitted for each lot.

The open space requirement is included in the resolution as a condition of approval.

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C. Lots having a lot area of less than 3,600 square feet, or lots that do not meet the standards in this section may be approved through the planned unit development process per Chapter 17.82.

Analysis: All requirements are satisfied, with the exception of the garage width percentage. As discussed, City Staff is in the process of increasing the garage percentage allowances, since on a 40-foot-wide lot, 10 feet is lost to setback (5 feet required on both sides), therefore, a 35 foot house cannot accommodate a two-car garage (typical width 20 feet), without exceeding the 50% garage width limitation. A condition of approval of the plan includes that, if building permits are submitted prior to the garage width requirement being increased/eliminated, the applicant would be required to seek a planned unit development, in order to permit the deviation.

Subdivision Improvements
Street Improvements
Street improvements will include the following:
- All streets within the subdivision will be developed as residential streets, per the City’s residential street detail (ST-32) and street bulb connection detail, with a traffic index of six and all required utilities, except the following:

Figure 13: Residential Streets
a. Residential cul-de-sacs shall be constructed in conformance with City’s TYPICAL CULDE-SAC detail, with a traffic index of 5. b. The developer shall construct Lacey Boulevard as an Arterial Street with a modified ultimate right-of-way width of 110-foot in conformance with the City’s ARTERIAL STREET detail and IMPROVEMENTS REQUIRED ON EXISTING CITY-MAINTAINED STREETS detail, and the City of Hanford’s ATP, with Class II bike lanes and a traffic index of 11. Developer shall be required to construct improvements within the remaining width of right of way on the south side of Lacey Boulevard between Aquifer Drive and the west development boundary that includes the installation of an eight-foot (8’) wide sidewalk for pedestrian use.

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Figure 14: Lacey Boulevard
c. The developer shall coordinate with utility companies to relocate, or preferably, underground existing utilities along the Lacey Boulevard frontage. d. The developer shall construct Aquifer Drive as a Major Collector street with an ultimate width of eighty-four feet (84’) in conformance with the City’s MAJOR COLLECTOR STREET (modified) detail and the City of Hanford’s ATP with a traffic index of 10. Developer shall install required improvements as mentioned in this section along the west side of Aquifer Drive that will also include a six-foot (6’) wide sidewalk, a Class II bike lane and a thirtyfoot (30’) radius curb return at the southwest corner of Lacey Boulevard and Aquifer Drive. A minimum of a twelve-foot (12’) paved northbound travel lane, four-foot (4’) paved shoulder and a four-foot (4’) unpaved and compacted shoulder shall also be constructed.

Figure 15: Aquifer Drive

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e. The developer shall coordinate with utility companies to underground existing utilities and remove existing utility poles with Aquifer Drive from Lacey Boulevard to the southern boundary of APN; 011-010-009.
f. The developer shall continue development of Aquifer Drive between the south boundary of Lot 70 and the south boundary of APN: 011-010-009 with street improvements as described for Aquifer Drive and Major Collector Street requirements with the exception of a block wall and outlot. The following items listed below shall apply to APN: 011-010- 007, 011-010-008 and 011-010-009.
i. Drive approaches for APN: 011-010-07, 011-010-008 and 011-010-009 shall be constructed in conformance with the City’s RESIDENTIAL DRIVEWAY detail. Any extension of concrete driveway necessary to connect a new drive approach to existing driveway shall be installed to match in conformance with city standards and ADA standards. All material interfaces shall be clean cut. ii. Existing mailboxes shall be relocated if necessary to conform with the city’s MAILBOX standard detail.
iii. All other existing improvements along the frontages of these APN’s shall be adjusted if necessary, or replaced with in-kind material and in conformance with current city standards.
iv. The developer shall coordinate with Southern California Edison (SCE) for the installation of one (1) streetlight that aligns with the spacing design of streetlights to the north and south of the existing residential parcels. The streetlight shall be installed per the city’s STREETLIGHT INSTALLATION standard detail, SCE’s installation requirements and shall meet SCE’s current LED equivalent for a Major Collector Street. Location of the streetlight to be approved by the City Engineer. v. The developer shall extend the sewer main as described in the Sanitary Sewer Requirements section of this document, and shall provide one four-inch (4”) SDR35 sewer lateral to each APN: 011-010-07, 011-010-008 and 011-010-009 in conformance with the city’s SEWER LATERAL detail. The sewer lateral shall be capped one foot (1’) behind property line and identified in the curb face with an “S” stamped in the concrete.
vi. The developer shall hot tap the existing 24” water main with a four-inch (4”) C900 water service manifold with a gate valve aligning with the property line separating APN’s 011-010-007 and 011-010-008. The manifold shall include a tee fitting to extend the main at minimum length required to provide a water service for all three parcels. Each parcel shall receive a one inch (1”) water service installed per the city’s 1” RESIDENTIAL WATER SERVICE standard detail. Water meter and house connection shall not be installed.
g. In preparation for a potential future traffic signal, the developer shall install a three-inch (3”) rigid conduit with a minimum of thirty inches (30”) of cover below finished grade,

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crossing the south leg of the intersection of Lacey Boulevard and Aquifer Drive from the southwest corner and extending toward the future southeast corner of the intersection.

The conduit shall be installed within the existing right-of-way along Lacey Boulevard and shall be capped at the east end below grade. An access handhole with conduit sweeps shall be installed in the southwest curb radius.
h. Transition lanes shall extend beyond phase boundaries where necessary and as determined by the City and shall be designed in conformance with the CALTRANS Highway Design Manual and constructed in conformance with City Standards. Transition pavement is considered temporary and is not reimbursable by the City.

The developer is required to coordinate with Southern California Edison (SCE) for the installation of streetlights throughout the interior of the development and along project frontages in conformance with the City’s STREET LIGHT INSTALLATION detail and the most recent LED equivalent at the time of installation as provided by Southern California Edison. Streetlights shall be located as designated by City Engineer.

The development is subject to a transportation mitigation impact fee as required by City Ordinance No. 90-09 and any revisions thereof. Developer shall be entitled to a credit against subject development fee for oversizing of roadway improvements for increased traffic index (T.I.) constructed by developer within Lacey Boulevard and Aquifer Drive. Credits for roadway oversizing will stay in effect until the City’s Public Work’s Construction Standard Details are updated to reflect the adjusted requirements for T.I. Improvement plans for subsequent phasing beyond the acceptance of the updated Public Work’s Construction Standard Detail’s will not be eligible for oversizing credits or reimbursements with the exception of additional improvements required by the City that are outside of the project responsibilities as described in this document.

Sewer Improvements
The developer’s engineer will provide a sanitary sewer master plan, complete with calculations for the entire subdivision prior to recording a subdivision final map for the first phase of development.

Consideration shall be given for future areas of development locate adjacent to the proposed subdivision, per the City’s Sanitary Sewer Master Plan.

The sanitary sewer system installation is required to be per the City of Hanford Standards and Specifications and the approved Sanitary Sewer Master Plan.

The sanitary sewer design shall be designed accordingly to be served by both Lacey Boulevard and Aquifer Drive extension.

As a requirement of development, the developer shall construct a manhole in Aquifer Drive in conformance with the City’s standard manhole detail at the south boundary of APN: 011-010-009, incorporating the existing ten inch (10”) SDR-35 sanitary sewer main previously extended to this location by others. The developer shall then extend a minimum of a ten-inch (10”) SDR-35 sanitary sewer main to the north boundary of APN: 011-010-007 and construct a manhole in conformance with the City’s standard manhole detail. An eight-inch (8’) pipe stubbed from the north of the manhole shall be provided and a cap installed.

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A reimbursement agreement shall be established in accordance with City Municipal Code Section

13.08 for sanitary sewer main oversizing improvements constructed within Aquifer Drive. Fixed reimbursement costs, to be applied in the form of impact fee credits, for the sanitary sewer main oversizing improvements identified in the conditions of approval, shall be per the City of Hanford’s Municipal Code and adopted Development Impact Fee Study dated September 2019.

Reimbursement credits shall be based on the current City Master Fee Schedule in effect at the time of improvement installation and operational acceptance.

The subdivision master storm drainage plan shall conform to the City of Hanford’s “Storm Drainage Design Criteria” standards.

As a requirement of development, the developer shall construct an extension of the thirty-six inch (36”) storm drain piping in Aquifer Drive beginning at the south boundary of APN: 011-010-009 and connecting to piping installed by others. The piping shall be extended to the north to a minimum distance of Founders Street alignment. Consideration shall be given for future areas of development located adjacent to proposed subdivision. The 36” pipe size may be reduced given supporting storm drainage calculations and/or if further reduction changes are provided by the City’s master plan update.

A reimbursement agreement shall be established in accordance with City Municipal Code section

13.08 for a storm water drainage basin. Fixed reimbursement costs, to be applied in the form of impact fee credits, for the acquisition and construction of the storm drainage basin identified in the conditions of approval, shall be per the City of Hanford’s Municipal Code and adopted Development Impact Fee Study dated September 2019. Reimbursement credits shall be based on the current City Master Fee Schedule in effect at the time of improvement installation and operational acceptance.

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All water system installation shall be per the City of Hanford Standards and Specifications and the approved Water System Master Plan submitted to the City of Hanford for approval.

Easements and Dedications

1. As a requirement, all easements shall 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 Utilities and Engineering Department.

2. If applicable, the developer shall acquire and dedicate all easements necessary to facilitate the construction and operation of storm drainage facilities. Required easements may include, but are not limited to, access easements, storm drain pipeline easements, and temporary storm basin easements. Where temporary storm basins are located over future lots, temporary building restrictions shall be recorded against those lots. These easements may be required to provide storm drain connections between the development site and an onsite or offsite drainage basin (temporary or permanent), particularly where phased development creates gaps between existing or planned public rights-of-way, or where temporary facilities are necessary to accommodate interim drainage needs prior to completion of the permanent basin.

3. All easement locations and widths shall be subject to the approval of the City Engineer and shall be dedicated on the applicable Final Map or by separate instrument recorded concurrently with the appropriate Final Map.

4. All easements for irrigation ditches and/or irrigation pipelines, if applicable, shall be legally abandoned, piped in place or relocated to the satisfaction of the City Engineer and irrigation ditch owner prior to acceptance of the subdivision improvements. The developer shall in good faith attempt to obtain the necessary easements to realign any existing irrigation ditch.

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5. All proposed outlots/landscape lot/public utility lots/easements, as shown or noted on the tentative map, shall be dedicated to the City and be included on the applicable subdivision final map. Additional landscape outlots or public utility easements determined necessary by the City Engineer or Community Development Director during review of the improvement plans shall also be dedicated with the Final Map, as required by the City.

6. Temporary turnaround easements will be required where roads dead end due to development phasing or other circumstances that trigger a need for a temporary turnaround.

7. The developer is required to dedicate to the city, additional space behind right-of-way for the purposes of landscape and Public Utility Easements (PUE) along arterial, major collector and minor collector streets and for a PUE for all interior residential streets as follows:
a. 12th Avenue– Ten foot Landscape Outlot and PUE
b. Aquifer Drive – Ten foot – Landscape Outlot and PUE
c. All residential streets – Six foot-PUE
d. Paseo-Full width as shown on Tentative Map
Widths for Landscape Outlots can vary depending on specific situations. Any variation in widths shall be approved by the city.

Restricted Access
All rear and/or side access shall be restricted to all residential lots abutting an Outlot area designated as an open space or Park, Storm Drain Basin, City facilities site location (existing and future) and Not-A-Part. Side lot access shall be restricted to all residential lots adjacent to a point of access that is connected to a Collector or Arterial Street parkway or paseo. A restricted access designation shall be depicted on all recorded final maps.

The developer is required to construct a barricade to City’s Timber Barricade standard detail at the end of each future through streets.

Assessment District Requirements
The developer is required to enter into an agreement for the formation of a Community Facilities District (CFD) for the maintenance (CFD-MAINTENANCE) of park/open space landscaping and amenities, signage, maintenance of outlots, decorative block wall/ fencing, roadways, streetlights, curb and gutter, sidewalk, signage and storm drain system.

The developer is required to enter into an agreement for the formation of a Community Facilities District CFD for emergency services (CFD-Safety).

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All costs associated with the formation of CFD’s shall be at the expense of the developer. Prior to funds of the tax assessment district being obtained, the developer will be responsible for the maintenance of all items listed above.

Any areas designated for buried/undergrounded irrigation ditches, if applicable, shall be maintained by the CFD for surface improvements only if such area is designated as a walking trail or other outdoor space meant to be used by residents. Maintenance of the buried irrigation piping, headwalls, and other appurtenances associated with the operation of the irrigation ditch shall be the sole responsibility of the ditch company. Any portion of the existing ditch that is not piped, shall remain the responsibility of the ditch company.

Neighborhood Park
Due to the size of the subdivision, a park is not required, however, the applicant is required to pay park impact fees.

Goal O9: Parks provided at a combined ratio of 3.5 acres per 1,000 residents.

In accordance with the General Plan, open space shall be provided at a ratio of 3.5 acres per 1,000 residents. Using the assumption that the average household is 3.17 persons (based on current census data for Kings County), the projected number of residents for the subdivision is 260 persons, a minimum of 5.25 acres of park space is required for the subdivision.

Calculation:
74 units x 3.08 persons per household = 228 persons
228 residents ÷ 1,000 = 0.228

0.26 x 3.5 acres = 0.8 acres of park space required
Park spaces of this size are not reimbursable and not able to be counted towards the park requirement; therefore, the development is subject to a park development mitigation impact fee as required by City Municipal Code Section 15.44 and any revisions thereof.

PLANNING COMMISSION REVIEW
The item was presented to the Planning Commission at their regularly scheduled meeting on Tuesday, September 8, 2026.

Following staff’s presentation, Planning Commissioners inquired regarding:

1. What happens to the properties that did not consent to annexation – can the annexation be protested or does it move forward?
a. Staff responded regarding the annexation area’s qualification as an island and explained the annexation is subject to streamlining and LAFCo does not need to hold protest hearings.

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2. Why is there reference to 78 units when there are only 74 units proposed on the map? a. Staff explained the environmental document evaluated up to 78 units, however only 74 units are proposed on the TSM.

3. Where is the division of the boundary between Low- and Medium-Density? a. Staff provided the pre-zone boundary.

4. What is the timing of the sewer line improvements, specifically regarding the not-a-part frontage and the ability of the properties in the not-a-part to connect? a. Staff referenced the conditions of approval – noted sewer improvements would be conducted as part of the improvements of the street, with ability for future connections.

Following Questions from Commissioners, the Chair opened the meeting for public comments.

Favor:

1. Alex Dwiggins – concurred with staff’s assessment, noted conformity with the General Plan and consistency of the zoning with the General Plan, and tentative map with the zoning ordinance allowances for lots below 5,000 sq. ft. Addressed questions regarding sewer and water. Conditions did not address reimbursement of the not-a-part, noted request for additional discussion and clarification. Noted that the developer/engineer would continue to work with City staff to get language regarding reimbursement for the not-of-part improvements.

Question from Commissioner Gill regarding the 10-inch sanitary sewer. Dwiggins explained the extension of the sewer line to the northernly not-a-part parcel. The developer does not have a plan to utilize that line, but noted good policy to address it.

2. John Bonadelle (applicant representing Bonadelle Neighborhoods). Noted emphasis on elevations and ensuring the neighborhood remains aesthetically pleasing in perpetuity.

Noted that both single- and two-story homes are proposed for the subdivision. Built this project in northeast Fresno and has been successful with homebuyers.

Opposition:

1. Terry Azavedo on behalf of resident in not-a-part. Had questions regarding:
a. Sewer extension and if the ownerin the not-apart had to get sewer, would there be costs? b. Traffic and roadway improvements.
c. continued allowance of horses upon annexation
d. Block wall requirements
e. Construction timeline and impacts to access.

Staff addressed the questions:

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1. Grandfathering in uses allowed in County; uses can be maintained in the City, so long as they were legally existing in the

2. Traffic control during construction to ensure access

3. Widening of 12 ½ Avenue – pointed out cross section

4. Connection allowed to city services, the cost is on the developer Alex Dwiggins (project engineer) provided additional information regarding the requirements for infrastructure extension. Noted access provided to Millennium Drive to the not-a-part owners, providing additional points of ingress and egress. Noted that there is not a requirement for block wall between residential projects, only between the residential subdivision and collector.

Staff noted City Council would hear the item on October 6, 2026, with a second reading required.

Annexation would then be heard by LAFCO (estimate December or January).

Commissioner Gill asked an additional question about the open space requirement and whether the subdivision is required to provide open space. Staff noted since the park space requirement is less than two acres, the developer would be required to pay park impact fees, instead of providing open space, which is not reimbursable under the two-acre threshold.

Following the public comment portion, the Commission voted 4,0 to:

1. Recommend certification of Mitigated Negative Declaration No. 2026-53 (SCH #2026071023) for the project to the City Council.

2. Adopt Resolution 2026-15, recommending approval of Prezone No. 0016-26 to the City Council.

3. Find that the proposed Annexation No. 167 is consistent with the Hanford General Plan Policies L15 and L17 and forward Annexation No. 167 to the City Council, with a recommendation that an application be made to the Local Agency Formation Commission (LAFCO) of Kings County.

4. Adopt Resolution 2026-16, recommending approval of Vesting Tentative Tract 952 to the City Council.

FINDINGS FOR APPROVAL
Annexation No. 167
The Hanford Planning Commission reviewed the proposed annexation and made a finding of General Plan Consistency, finding Annexation 167 consistent with the Hanford General Plan Policy L15 and L17, as evaluated earlier in the report.

Favorable Factors for Annexation
Favorable and unfavorable factors for annexation have been adopted by LAFCO. The existence of favorable or unfavorable factors should not decide approval or denial; however, a substantial number of favorable or unfavorable factors may determine approval or denial of the proposal. An evaluation of the annexation request’s conformance with the favorable factors is provided earlier in the report. Three of the four factors are able to be supported.

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Prezone No. 0016-26
In accordance with the Hanford Municipal Code Section 17.86.030, before a zone change may be approved, all of the following findings shall be made by the reviewing authority:

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

Analysis: That Prezone No. 0016-26 is internally consistent with the goals, objectives, and policies of the General Plan, specifically consistent with Land Use Policies L15, L16, and L17.

The development proposed in the annexation area, under Vesting Tentative Tract 952, conforms with all regulations pertaining to the R-L-5 Low-Density Residential and R-M Medium-Density Residential zone district, utilizing the small lot provisions set forth in Section 17.10.100 and

17.12.100 (with the exception of garage width, which is in the process of being amended).

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

ANALYSIS: That this application has been reviewed by the various interested agencies, utility companies, City Fire Department, City Building Department, and other involved departments.

Any mitigation required for public health and safety were applied to the proposal and required in the mitigation monitoring and reporting program.

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

Analysis: That jobs-housing balance is achieved by increasing opportunities for people to work and live in close proximity. The ratio is expressed as the number of jobs divided by the number of housing units. The jobs-housing balance is a general tool for analyzing where people work, where they live, and how effectively they can travel between the two. In the planning area, the existing jobs-housing balance ratio in 2013-2014 was 1.17. It is estimated that the implementation of the General Plan would increase the jobs-housing balance by 0.45 to 1.62, which would make the planning area a jobs-rich area. The prezone is consistent with the General Plan and considered an implementation of the General Plan, which designates the project site as Low-Density Residential and Medium-Density Residential.

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

Analysis: That the anticipated land uses on the subject site are single-family residential, as proposed under Vesting Tentative Tract 952. The land use is compatible with existing nearby residential projects and would be compatible with future surrounding land uses, including LowDensity Residential, Medium-Density Residential, and Future Open Space.

Vesting Tentative Tract 952

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Pursuant to Section 16.04.010 of the Hanford Subdivision Ordinance, Section 66474 of the Subdivision Map Act, and Hanford’s Zoning Ordinance, staff recommends that the following findings can be made by the Planning Commission:

1. Consistency Finding:

Analysis: That the proposed subdivision map is consistent with the State Subdivision Map Act, General Plan, Zoning Ordinance, and Subdivision Ordinance. The subdivision is consistent with the General Plan Designations for the property, Low-Density Residential and Medium-Density Residential. All requirements of the R-L-5 Low-Density Residential zone district and R-M Medium-Density Residential zone district, including the provisions set forth for Section 17.10.100 and 17.12.100 are met for lot size, frontage, width, and depth.

Compliance with various regulations set forth in the Hanford Municipal Code for the R-L-5 Low-Density Residential and R-M Medium-Density Residential zone districts will be required as conditions of approval for the subdivision.

2. Design Finding:

Analysis: That the design and improvement of the subdivision is consistent with the State Subdivision Map Act, General Plan, Zoning Ordinance, and Subdivision Ordinance. The subdivision is consistent with the General Plan Designations for the property, Low-Density Residential and Medium-Density Residential. All requirements of the R-L-5 Low-Density Residential zone district and R-M Medium-Density Residential zone district, including the provisions set forth for Section 17.10.100 and 17.12.100 are met for lot size, frontage, width, and depth. Compliance with various regulations set forth in the Hanford Municipal Code for the R-L-5 Low-Density Residential and R-M Medium-Density Residential zone districts will be required as conditions of approval for the subdivision. All improvements are consistent with, and have been verified by the Engineering Division, in conformance with the requirements of Chapter 16.20 Design Standards, including requirements related to: Arterial street design, collector street design, minor streets and cul-de-sacs design, intersections, lot frontage, size of blocks, undergrounding of utilities in new subdivisions, reserve strips, and grading.

3. Type of Development Finding:

17.12.100. All parcels have adequate street frontage on a public street, achieve the minimum lot size, and meet the minimum depth and width required for the district.

4. Density Finding:

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average of nine units per gross acre. Since the property contains two designations, the density range has been averaged, based on acreage, to ensure the proposed subdivision achieves the minimum density range. The density of the subdivision proposed is 5.5 units per gross acre, for a total of 74 units, which achieves the minimum units allowable between the two designations – 69 units.

8.38 7-20 58.66 167.6
Total Number of Residential
Units 68.82 (min) 218.4 (max)

5. Environmental Finding:

Analysis: That an initial study was conducted. On the basis of the initial study, the Community Development Department has determined that the project described above would not have significant adverse impacts on the environment, with the incorporation of mitigation measures. Mitigated Negative Declaration No. 2026-53 (SCH#2026071023) has been prepared for the project. The initial study, Mitigated Negative Declaration No. 2026-53, and mitigation measures required of development are attached (Attachment 6).

6. Public Health Finding:

Analysis: That the design of the subdivision and type of improvements are not likely to cause serious health problems. The City of Hanford Building Division is responsible for ensuring that future construction of the site follows adopted building codes, thus reducing exposures to accidents to the general public. Consultation was sent for Vesting Tentative Tract 952 to interested agencies, including the Public Works Department, Fire Department, and Building Division. Any improvements or mitigations required for public health and safety were applied to the proposal and required in the conditions of approval.

7. Improvements and Access Findings:

Analysis: That the design of the subdivision and type of improvements will not conflict with easements acquired by the public at large for access through or use of the property within the proposed subdivision.

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As a condition of approval of the Vesting Tentative Tract map, the following shall be required:
a. That all easements shall be designated on the subdivision final map as required by the utility companies and where needed for providing service to streetlights and landscape improvements as designated by the City’s Engineer Department. b. That all easements for irrigation ditches and / or irrigation pipelines shall be legally abandoned or relocated to the satisfaction of the City Engineer prior to the recording of a subdivision final map.
c. That all proposed landscape/public utility easements, located as shown on the tentative subdivision map, shall be dedicated to the City and be delineated on the final subdivision map.

ENVIRONMENTAL ASSESSMENT
That an initial study/environmental assessment was conducted; and, on the basis on the initial study, the Community Development Department has determined that the project described above would not have significant adverse impacts on the environment, with the incorporation of mitigation measures. Mitigated Negative Declaration No. 2026-53 (SCH #2026071023) has been prepared for the project. The initial study, Mitigated Negative Declaration No. 2026-53, and mitigation measures required of development are attached as Attachment 6.

CONSULTATION
In accordance with Section 15073 of the California Environmental Quality Act Guidelines, a notice of intent to adopt a mitigated negative declaration was published on OPR’s CEQANet website on July 24, 2026.

Consultation was received from:

1. Department of Toxic Substance Control – Received July 29, 2026

2. Department of Conservation – Received August 11, 2026

3. Department of Fish and Wildlife – Received August 24, 2026 The comments received are attached as – Attachment 7.

The responses to comments received are attached as – Attachment 8.

PUBLIC COMMENTS
Notice of the public hearing and notice of the intent to adopt a mitigated negative declaration was noticed in the Hanford Sentinel on July 29, 2026 and mailed to property owners within 300 feet of the project site on the same date. No public comments have been received as of the date of preparation of this report.

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Notice of the public hearing before Council was published in the Hanford Sentinel on September 23, 2026 and mailed to property owners within 300 feet of the project site on September 22, 2026.

RECOMMENDATION
Staff recommends that the City Council:

1. Certify Mitigated Negative Declaration No. 2026-53 (SCH #2026071023) for the project.

2. Introduce and waive the first reading of Ordinance 26-07 for Prezone No. 0016-26.

3. Adopt Resolution No. 26-66-R, initiating proceedings for Annexation No. 167 and direct staff to file the appropriate application with the Local Agency Formation Commission (LAFCO) of Kings County.

4. Adopt Resolution No. 26-67-R, approving Vesting Tentative Tract 952.

Applicant:

Debbie Cecile
QK
Project Applicant
601 Pollasky Ave. Suite 301
Clovis, CA 93612
On behalf of
Bonadelle Neighborhoods, Inc.
7030 N Fruit Ave Ste 101
Fresno, CA 93711
Environmental Consultant:

Emily Bowen
Crawford & Bowen Planning
113 N. Church Street, Suite 310
Visalia, CA 93291

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ORDINANCE NO. 26-07

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF HANFORD PREZONING ANNEXATION 167, CONSISTENT WITH THE 2035 HANFORD GENERAL PLAN LAND USE MAP
The City Council of the City of Hanford does ordain as follows:

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

Annexation 167: filed by Bonadelle Neighborhoods, Inc.

FROM: County zoning AL 10 Limited Agricultural-10
TO: City zoning R-M Medium-Density Residential and R-L-5 Low-Density Residential
On property described as follows:

16.65 acres, generally located south of Lacey Boulevard, west of 12 ½ Avenue (Aquifer Drive), as depicted in attached Exhibit A; and
Section 2: The Council does hereby find as a fact that this Ordinance has been recommended for passage by the Planning Commission of the City of Hanford after public hearing before the Planning Commission after notice required by Section 17.70.100 of the Hanford Municipal Code and Government Code Section 65854. The City Council found that the Project would have a less than significant impact on the environment with the incorporation of mitigation measures and certified Mitigated Negative Declaration No. 2026-53 (SCH #2026071023) for the project. The City Council hereby finds that the prezoning is required to achieve the objectives of the zoning regulations as set forth in Section 17.06.010 of the Hanford Municipal Code, and that this Ordinance has been introduced by the City Council after public hearing held on the 6th day of October 2026 at 7:00 p.m. of said day after notice required under the provisions of Section 65856 of the Government Code.

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

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Passed and adopted at a regular meeting of the City Council of the City of Hanford duly called and held on the 20th day of October 2026, by the following roll call vote:

ATTEST:

Natalie Corral

APPROVED
_________________________
MAYOR of the City of Hanford

CITY CLERK

STATE OF CALIFORNIA )
COUNTY OF KINGS ) ss

CITY OF HANFORD )
I, NATALIE CORRAL, City Clerk of the City of Hanford, do hereby certify the foregoing ordinance was duly introduced at a regular meeting of the City Council of the City of Hanford on the 6th day of October, 2026 and it was duly passed and adopted at a regular meeting of the City Council of the City of Hanford held on the _______ day of ______________, 2026.

Dated: _____________________ _____________________________ Natalie Corral
City Clerk

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Exhibit A
From: County zoning AL 10 Limited Agricultural-10

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To: City zoning R-L-5 Low-Density Residential and R-M Medium Density Residential (outlined in red)

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RESOLUTION NO. 26-66-R

A RESOLUTION OF APPLICATION BY THE CITY OF HANFORD REQUESTING THE

LOCAL AGENCY FORMATION COMMISSION TO INITIATE PROCEEDINGS FOR ANNEXATION NO. 167: A REQEST TO ANNEX A SUBSTANTIALLY SURROUNDED COUNTY ISLAND, TOTALING APPROXIMATELY 16.44 ACRES, INTO THE CITY OF HANFORD FROM THE KINGS COUNTY JURISDICTION.

RESOLVED by the City Council of the City of Hanford, that, WHEREAS, the City of Hanford desires to initiate proceedings pursuant to the Cortese-KnoxHertzberg Local Reorganization Act of 2000, Division 3, commencing with Section 5600 of the California Government Code, an affected City, as defined therein, may by resolution adopted by its legislative body make a proposal for a change of organization and request initiation of proceedings thereon; and WHEREAS, notice of intent to adopt this resolution of application has been given, and this Council has conducted a public hearing based upon this notification; and WHEREAS, the principal reasons for the proposed annexation are as follows:

1. The substantially surrounded county island is within the Primary Sphere of Influence.

2. There is capacity in the City water and sewer systems to add the parcels currently on individual water and sewer systems if those property owners either desire to hook up or are required to because their systems fail.

3. Inclusion of the island in the city limits will not negatively affect the Police or Fire Department’s ability to provide their services to the community.

4. There would be no change to school districts because of the island annexation.

5. The island is substantially surrounded by developed areas within the city limits of Hanford.

6. Because of the proximity of the island, and the island’s substantial surrounding by the city limits, the provision of service within the substantially surrounded county island can be more efficiently provided by the City.

7. The prezoning is internally consistent with the goals, objectives, and policies of the General Plan and the Municipal Code.

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

9. The prezoning would maintain the appropriate balance of land uses within the City.

10. The anticipated land uses on the subject site would be compatible with existing and future surrounding uses, except where uses are deemed legally existing non-conforming.

11. State law encourages the annexation of county islands to further the goal of effective and efficient provision of local government services.

Page 872 of 1622 ends

12. Annexation No. 166 is consistent with the Hanford General Plan Policies L15, L16, and L17, as demonstrated in the associated staff report submitted to the City Council of the City of Hanford.

WHEREAS, the following agency would be affected by the proposed jurisdictional changes:

Agency Nature of Change
City of Hanford Annexation
WHEREAS, the territory proposed to be annexed is considered uninhabited, and a map and description of the boundaries of the territory are attached hereto as:

Annexation 167: Exhibit A (annexation map) and (legal description) and by this reference incorporated herein, and,
WHEREAS, the proposal is consistent with the General Plan of the City of Hanford; and WHEREAS, it is desired to provide that the proposed annexation be subject to the following terms and conditions:

1. That the annexation areas be prezoned as follows:
a. Annexation 167: R-L-5 Low-Density Residential and R-M Medium-Density Residential, as shown in Exhibit B.

WHEREAS, this proposal will be consistent with the spheres of influence for all agencies which would be affected by the annexation; and
WHEREAS, the City Council certified Mitigated Negative Declaration No. 2026-53 (SCH#2026071023) for the project, certifying that the project would not have a significant effect on the environment with the incorporation of mitigation measures, required through the Mitigation Monitoring and Reporting Program, attached as Exhibit C.

NOW, THEREFORE, BE IT RESOLVED, this Resolution of Application is hereby adopted and approved by the City Council of the City of Hanford and the Local Agency Formation Commission of Kings County is hereby requested to take proceedings of the annexation of territory as authorized in the manner provided by the Cortese-Knox-Hertzberg Local Government Reorganization Act of 2000.

PASSED AND ADOPTED at a regular meeting of the City Council of the City of Hanford held on the 6th day of October 2026, by the following vote:

Page 873 of 1622 ends

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

STATE OF CALIFORNIA)

COUNTY OF KINGS )

CITY OF HANFORD ) SS
I, Natalie Corral, City Clerk of the City of Hanford, do hereby certify that the foregoing Resolution was duly passed and adopted by the City Council of the City of Hanford at a regular meeting thereof held on the 6th day of October 2026.

Dated: ______________________
__________________________________
City Clerk

Page 874 of 1622 ends

Exhibit A:

Annexation 167

Page 875 of 1622 ends

PARCEL 2 PM 5-31, K.C.R.

LACEY BOULEVARD 12 1/2 AVENUE

ANNEXATION
TRACT 772
LSP 19-72, K.C.R.

PARCEL 3 PM 5-31, K.C.R. PARCEL 1 PM 5-31, K.C.R.

NORTH MAGNA CARTA AVENUE
PARCEL 4 PM 5-31, K.C.R. PARCEL A PM 20-92, K.C.R.

DESIGNATED REMAINDER PM 20-92, K.C.R.

CITY OF HANFORD
N
N
DRAFT 3-27-2026

Page 876 of 1622 ends

ANNEXATION NO.______________
Annexation to the City of Hanford
Geographic Description
Being a portion of the East half of the Northeast quarter of the Northwest quarter of Section 34, Township 18 South, Range 21 East, Mount Diablo Base and Meridian, County of Kings, State of California, more particularly described as follows:

COMMENCING at the North quarter corner of said Section 34; Thence along the north line of said Northwest quarter of Section 34, said north line also being the existing boundary of the City of Hanford, North 89°36'10" West, a distance of 20.00 feet, more or less, to an angle in point in said existing boundary of the City of Hanford and the TRUE POINT OF BEGINNING; thence, Thence along the existing boundary of said City of Hanford, the following four (4) courses, labeled C1 through C4:

C1) South 0°30'41” West, a distance of 969.51 feet, more or less; thence, C2) North 89°32'24” West, a distance of 351.00 feet, more or less; thence, C3) South 0°30'41” West, a distance of 353.80 feet, more or less to the south line of the Northeast quarter of the Northwest quarter of said Section 34; thence, C4) along said south line, North 89°32'24” West, a distance of 295.09 feet, more or less, to the west line of the East half of said Northeast quarter of the Northwest quarter of said Section 34; thence,
C5) leaving the said existing boundary of the City of Hanford, along said west line, North 0°30'29” East, a distance of 1,322.60 feet, more or less, to the north line of said Northeast quarter of said Section 34, and a point on the existing boundary of said City of Hanford; thence, C6) along said north line and said existing boundary of the City of Hanford, South 89°36'10” East, a distance of 646.16 feet, more or less, to the TRUE POINT OF BEGINNING.

Containing 16.77 acres, more or less.

DRAFT 3-27-2026

Page 877 of 1622 ends

Parcel Name: ANNEXATION
North:2,003,255.779' East:6,360,764.503'
C1 Course: S0°30'41”W Length: 969.51'
North: 2,002,286.307' East: 6,360,755.850'
C2 Course: N89°32'24”W Length: 351.00'
North: 2,002,289.125' East: 6,360,404.862'
C3 Course: S0°30'41”W Length: 353.80'
North: 2,001,935.339' East: 6,360,401.704'
C4 Course: N89°32'24”W Length: 295.09'
North: 2,001,937.708' East: 6,360,106.623'
C5 Course: N0°30'29”E Length: 1,322.60'
North: 2,003,260.256' East: 6,360,118.351'
C6 Course: S89°36'10”E Length: 646.16'
North: 2,003,255.777' East: 6,360,764.495'
Perimeter: 3,938.16' Area: 730,610.45Sq.Ft.

Error Closure: 0.008 Course: S76°43'04”W
Error North : -0.0019 East: -0.0080
Precision 1: 492,270.00

Page 878 of 1622 ends

Exhibit B:

Prezone No. 0016-26
City zoning R-L-5 Low-Density Residential and R-M Medium Density Residential (outlined in red)

Page 879 of 1622 ends

Exhibit C:

Mitigation Monitoring and Reporting Program

Page 880 of 1622 ends

Bonadelle Lacey Ave Residential Project
CITY OF HANFORD | Crawford & Bowen Planning, Inc. 1

MITIGATION MONITORING AND REPORTING

PROGRAM
This Mitigation Monitoring and Reporting Program (MMRP) has been formulated based upon the findings of the Final Initial Study/Mitigated Negative Declaration (IS/MND) for the Bonadelle Lacey Ave Residential Project. The MMRP lists mitigation measures recommended in the IS/MND for the proposed Project and identifies monitoring and reporting requirements as well as conditions recommended by responsible agencies who commented on the Project.

The first column of the Table identifies the mitigation measure. The second column, entitled “Party Responsible for Implementing Mitigation,” names the party responsible for carrying out the required action. The third column, “Implementation Timing,” identifies the time the mitigation measure should be initiated. The fourth column, “Party Responsible for Monitoring,” names the party ultimately responsible for ensuring that the mitigation measure is implemented. The last column will be used by the Lead Agency to ensure that individual mitigation measures have been monitored.

Page 881 of 1622 ends

Bonadelle Lacey Ave Residential Project
CITY OF HANFORD | Crawford & Bowen Planning, Inc. 2
Mitigation Measure
Party
responsible for
Implementing
Mitigation
Implementation
Timing
Party
responsible
for Monitoring
Verification
(name/date)
Biological Resources
BIO – 1
A pre-construction take avoidance survey shall be
conducted by a qualified biologist in accordance with
the Staff Report on Burrowing Owl Mitigation (CDFG
2012) to ensure that no burrowing owl will be
disturbed during the implementation of the Project. A
pre-construction take avoidance survey shall be
conducted no more than 14 days prior to the initiation
of construction activities. During this survey, the
qualified biologist shall inspect all potential
burrowing owl habitat in and within 500 feet of the
impact areas. If a burrowing owl or sign of burrowing
owl use (e.g., feathers, excrement, pellets) is detected, a no-disturbance buffer, as outlined in the 2012 Staff
Report on Burrowing Owl Mitigation shall be erected.

If a BUOW or known BUOW den (active or inactive)
is detected during pre-construction surveys or Project
activities, and the no-disturbance buffers outlined in
the 2012 Staff Report on Burrowing Owl Mitigation
are not feasible, consultation with CDFW is warranted
to discuss how to implement the Project and avoid
take. If take cannot be avoided, take authorization
through the acquisition of an ITP, pursuant to Fish
and Game Code section 2081 subdivision (b) shall be
obtained to comply with CESA.

Project
Applicant/
Developer
Prior to and
during
construction
City of
Hanford

Page 882 of 1622 ends

Bonadelle Lacey Ave Residential Project
CITY OF HANFORD | Crawford & Bowen Planning, Inc. 3
Mitigation Measure
Party
responsible for
Implementing
Mitigation
Implementation
Timing
Party
responsible
for Monitoring
Verification
(name/date)
BIO-2
A qualified biologist shall conduct surveys for nesting SWHA following the entire survey methodology
developed by the SWHA Technical Advisory
Committee (SWHA TAC 2000). The survey shall occur
immediately prior to the start of Project development
or ground-disturbing activities.

Project
Applicant/
Developer
Prior to
construction
City of
Hanford
BIO-3
If any active SWHA nest is detected during preconstruction surveys or Project activities, a minimum ½-mile no-disturbance buffer around each nest shall
be maintained prior to and during any development
or ground-disturbing activities. To prevent nest
abandonment and other take of SWHA as a result of
Project activities, that these no-disturbance buffers
shall remain in place until the breeding season (March
1 through September 15) has ended or until a
qualified biologist has determined that the birds have
fledged and are no longer reliant upon the nest or
parental care for survival.

Project
Applicant/
Developer
Prior to and
during
construction
City of
Hanford
BIO-4
If any active SWHA nest is detected during preconstruction surveys or Project activities, and a ½- mile no-disturbance buffer is not feasible, consultation Project
Applicant/
Developer
Prior to and
during
construction
City of
Hanford

Page 883 of 1622 ends

Bonadelle Lacey Ave Residential Project
CITY OF HANFORD | Crawford & Bowen Planning, Inc. 4
Mitigation Measure
Party
responsible for
Implementing
Mitigation
Implementation
Timing
Party
responsible
for Monitoring
Verification
(name/date)
with CDFW shall happen to discuss how to
implement the Project and avoid take. If take cannot
be avoided, take authorization through the acquisition
of an Incidental Take Permit (ITP), pursuant to Fish
and Game Code section 2081 subdivision (b) shall be
obtained to comply with CESA.

BIO-5
A qualified biologist shall conduct a habitat
assessment following the Survey Considerations for
California Endangered Species Act Bumble Bee
Species (CDFW 2023), during the survey season
immediately prior to the start of Project development
or ground-disturbing activities.

Project
Applicant/
Developer
Prior to
construction
City of
Hanford
BIO-6
If potentially suitable habitat is identified, a qualified biologist shall conduct focused surveys for CBB, and
their requisite habitat features, following the
methodology outlined in the Survey Considerations
for California Endangered Species Act Candidate
Bumble Bee Species (CDFW 2023) immediately prior
to any development or ground-disturbing activities.

Project
Applicant/
Developer
Prior to
construction
City of
Hanford
BIO-7
If CBB is detected, that all small mammal burrows,
thatched/bunch grasses, and any other potential
Project
Applicant/
Developer
Prior to and
during
construction
City of
Hanford

Page 884 of 1622 ends

Bonadelle Lacey Ave Residential Project
CITY OF HANFORD | Crawford & Bowen Planning, Inc. 5
Mitigation Measure
Party
responsible for
Implementing
Mitigation
Implementation
Timing
Party
responsible
for Monitoring
Verification
(name/date)
nesting resources shall be avoided by a minimum of
50 feet to avoid take. If ground-disturbing activities
would occur during the overwintering period
(October through February), consultation with CDFW
shall occur to discuss how to implement Project
activities and avoid take. If any detection of CBB prior to or during Project implementation occurs,
consultation with CDFW shall take place to discuss
how to avoid take. If take cannot be avoided, take
authorization through the acquisition of an ITP,
pursuant to Fish and Game Code section 2081
subdivision (b) shall be obtained to comply with
CESA.

BIO-8
To the extent practicable, construction shall be
scheduled to avoid the nesting season, which extends
from February through August. If it is not possible to
schedule construction between September and
January, pre-construction surveys for nesting birds
shall be conducted by a qualified biologist to ensure
that no active nests will be disturbed during the
implementation of the Project. A pre-construction
survey shall be conducted no more than 10 days prior
to the initiation of construction activities. During this survey, the qualified biologist shall inspect all
Project
Applicant/
Developer
Prior to and
during
construction
City of
Hanford

Page 885 of 1622 ends

Bonadelle Lacey Ave Residential Project
CITY OF HANFORD | Crawford & Bowen Planning, Inc. 6
Mitigation Measure
Party
responsible for
Implementing
Mitigation
Implementation
Timing
Party
responsible
for Monitoring
Verification
(name/date)
potential nest substrates in and immediately adjacent
to the impact areas. If an active nest is found close
enough to the construction area to be disturbed by
these activities, the qualified biologist shall determine the extent of a construction-free buffer to be
established around the nest. If work cannot proceed
without disturbing the nesting birds, work may need
to be halted or redirected to other areas until nesting and fledging are completed or the nest has otherwise
failed for non-construction related reasons.

Cultural Resources
CUL – 1
Should evidence of prehistoric archeological resources
be discovered during construction, the contractor
shall halt all work within 25 feet of the find and the
resource shall be evaluated by a qualified
archaeologist. If evidence of any archaeological,
cultural, and/or historical deposits is found, hand
excavation and/or mechanical excavation shall
proceed to evaluate the deposits for determination of
significance as defined by the CEQA guidelines. The
archaeologist shall submit reports, to the satisfaction of the City of Hanford, describing the testing program
and subsequent results. These reports shall identify
any program mitigation that the project proponent
Project
Applicant/
Developer
Prior to and
during
construction
City of
Hanford

Page 886 of 1622 ends

Bonadelle Lacey Ave Residential Project
CITY OF HANFORD | Crawford & Bowen Planning, Inc. 7
Mitigation Measure
Party
responsible for
Implementing
Mitigation
Implementation
Timing
Party
responsible
for Monitoring
Verification
(name/date)
shall complete in order to mitigate archaeological
impacts (including resource recovery and/or
avoidance testing and analysis, removal, reburial, and
curation of archaeological resources).

CUL-2
In order to ensure that the proposed project does not
impact buried human remains during construction,
the project proponent shall be responsible for ongoing monitoring of project construction. Prior to the issuance of any grading permit, the project proponent
shall provide the City of Hanford with documentation
identifying construction personnel that will be
responsible for on-site monitoring. If buried human
remains are encountered during construction, further
excavation or disturbance of the site or any nearby
area reasonably suspected to overlie adjacent remains
shall be halted until the Kings County coroner is
contacted and the coroner has made the
determinations and notifications required pursuant to
Health and Safety Code Section 7050.5. If the coroner
determines that Health and Safety Code Section
7050.5(c) require that he give notice to the Native
American Heritage Commission, then such notice
shall be given within 24 hours, as required by Health
and Safety Code Section 7050.5(c). In that event, the
Project
Applicant/
Developer
Prior to and
during
construction
City of
Hanford

Page 887 of 1622 ends

Bonadelle Lacey Ave Residential Project
CITY OF HANFORD | Crawford & Bowen Planning, Inc. 8
Mitigation Measure
Party
responsible for
Implementing
Mitigation
Implementation
Timing
Party
responsible
for Monitoring
Verification
(name/date)
NAHC will conduct the notifications required by
Public Resources Code Section 5097.98. Until the
consultations described below have been completed,
the landowner shall further ensure that the immediate
vicinity, according to generally accepted cultural or
archaeological standards or practices where Native
American human remains are located, is not disturbed
by further development activity until the landowner
has discussed and conferred with the Most Likely
Descendants on all reasonable options regarding the
descendants' preferences and treatments, as
prescribed by Public Resources Code Section
5097.98(b). The NAHC will mediate any disputes
regarding treatment of remains in accordance with
Public Resources Code Section 5097.94(k). The
landowner shall be entitled to exercise rights
established by Public Resources Code Section
5097.98(e) if any of the circumstances established by
that provision become applicable.

Tribal Resources
CUL-3
A burial treatment plan shall be entered into by
the Project applicant/property owner prior to any
ground disturbing activities.

Project
Applicant
Prior to any
ground
disturbing
City of
Hanford

Page 888 of 1622 ends

Bonadelle Lacey Ave Residential Project
CITY OF HANFORD | Crawford & Bowen Planning, Inc. 9
Mitigation Measure
Party
responsible for
Implementing
Mitigation
Implementation
Timing
Party
responsible
for Monitoring
Verification
(name/date)
activities
PUB-1
The Project developer shall be required to pay the
Fire Protection Development Impact Fee as
detailed by Chapter 15.45 of the Hanford
Municipal Code prior to issuance of occupancy
permits.

Project
Applicant
Prior to the
issuance of
occupancy
permits
City of
Hanford
PUB-2
The Project developer shall be required to pay the
Police Protection Development Impact Fee as
detailed by Chapter 15.46.020 of the Hanford
Municipal Code prior to issuance of occupancy
permits.

Project
Applicant
Prior to the
issuance of
occupancy
permits
City of
Hanford
PUB-3
The Project developer shall be required to pay the
Hanford Joint Union High School District
Development Impact Fee prior to issuance of
occupancy permits.

Project
Applicant
Prior to the
issuance of
occupancy
permits
City of
Hanford
PUB-4
The Project developer shall be required to pay the
Park Facilities Impact Fee as detailed by Chapter

15.44.010 of the Hanford Municipal Code prior to
issuance of occupancy permits.

Project
Applicant
Prior to the
issuance of
occupancy
permits
City of
Hanford

Page 889 of 1622 ends

RESOLUTION 26-67-R

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HANFORD APPROVING TENTATIVE TRACT 952, A REQUEST TO SUBDIVIDE 13.44 ACRES OF THE ANNEXATION AREA INTO A 74-UNIT SINGLE-FAMILY RESIDENTIAL LOTS, UTILIZING THE SMALL LOT PROVISIONS OF SECTION 17.10.100 AND 17.12.100 TO PERMIT LOT SIZES BELOW 5,000 SQUARE FEET. THE PROJECT SITE IS LOCATED SOUTH OF LACEY BOULEVARD, WEST OF 12 ½ AVENUE (AQUIFER DRIVE) APNS 011-010-003, -004, -005, AND -006.

At a regular meeting of the City Council of the City of Hanford duly called and held on October 6, 2026, by motion of Councilmember , and seconded by Councilmember , and duly carried, the following resolution was adopted:

WHEREAS, Tentative Subdivision Map 00023-26 (952), a request to subdivide 13.44 acres of the annexation area into a 74-unit single-family residential lots, utilizing the small lot provisions of Section

17.10.100 and 17.12.100 to permit lot sizes below 5,000 square feet, as shown in Exhibit A, has been reviewed by the City Council of the City of Hanford, in accordance with Title 16 of the Hanford Municipal Code; and
WHEREAS, elevations were submitted and required for the development, as shown in Exhibit B; and
WHEREAS, the City Council has carefully considered recommendations and testimony presented at the public hearing of October 6, 2026, and
WHEREAS, all affected public utility companies, various governmental department agencies, staff, and the City Council, have given careful consideration to this tentative subdivision map and have made recommendations thereon; and
WHEREAS, the Initial Study, Mitigated Negative Declaration No. 2026-53 (SCH#2026071023), and all notices related thereto were prepared in compliance with the California Environmental Quality Act (CEQA) and the City of Hanford Municipal Code and Policies; and WHEREAS, the City Council has made the following findings, pursuant to Section 16.04.010 of the Hanford Subdivision Ordinance, Section 66474 of the Subdivision Map Act and Hanford’s Zoning Ordinance:

1. Consistency Finding:

Page 890 of 1622 ends

Tentative Tract 952

Page 2 of 10 ends

2. Design Finding:

3. Type of Development Finding:

Analysis: That the site is physically suitable for the single-family residential development proposed under Vesting Tentative Tract 952. The lots proposed meet the minimum lot size of the R-L-5 LowDensity Residential Zone District and R-M Medium-Density Residential zone district, as allowed in accordance with the provisions set forth for Section 17.10.100 and 17.12.100. All parcels have adequate street frontage on a public street, achieve the minimum lot size, and meet the minimum depth and width required for the district.

Page 891 of 1622 ends

Tentative Tract 952

Page 3 of 10 ends

4. Density Finding:

Analysis: That a density finding can be made, because the site is physically suitable for the proposed density of development. In accordance with the General Plan, the expected density range for Low-Density Residential is two to 10 units per cross acre, with an expected average of four units per gross acre. In accordance with the General Plan, the expected density range for Medium-Density Residential is seven and 20 units, with an expected average of nine units per gross acre. Since the property contains two designations, the density range has been averaged, based on acreage, to ensure the proposed subdivision achieves the minimum density range. The density of the subdivision proposed is 5.5 units per gross acre, for a total of 74 units, which achieves the minimum units allowable between the two designations – 69 units.

5.08 2-10 10.16 50.8
Orange
MediumDensity
Residential

8.38 7-20 58.66 167.6
Total Number of Residential
Units 68.82 (min) 218.4 (max)

5. Environmental Finding:

Page 892 of 1622 ends

Tentative Tract 952

Page 4 of 10 ends

Mitigated Negative Declaration No. 2026-53 (SCH#2026071023) has been prepared for the project.

6. Public Health Finding:

7. Improvements and Access Findings:

As a condition of approval of the Vesting Tentative Tract map, the following shall be required:
a. That all easements shall be designated on the subdivision final map as required by the utility companies and where needed for providing service to streetlights and landscape improvements as designated by the City’s Engineer Department.
b. That all easements for irrigation ditches and / or irrigation pipelines shall be legally abandoned or relocated to the satisfaction of the City Engineer prior to the recording of a subdivision final map.
c. That all proposed landscape/public utility easements, located as shown on the tentative subdivision map, shall be dedicated to the City and be delineated on the final subdivision map.

NOW, THEREFORE, BE IT RESOLVED, that the City Council finds that no significant environmental impacts would result from the proposed project with the incorporation of mitigation

Page 893 of 1622 ends

Tentative Tract 952

Page 5 of 10 ends

measures, adopts a Mitigation Monitoring and Reporting Program, attached as Exhibit C, and certifies that Mitigated Negative Declaration No. 2026-53 (SCH#2026071023) was prepared consistent with the California Environmental Quality Act (CEQA) Guidelines and City of Hanford Environmental Guidelines.

THEREFORE, BE IT FURTHER RESOLVED that the City Council of the City of Hanford hereby approves Vesting Tentative Tract 952, subject to the conditions of approval, attached as Exhibit D, and the following:

1. That this tentative subdivision map becomes null and void after 24 months has elapsed from the date of approval, if the above conditions have not been satisfied or bonded for, and a final map recorded. A time extension may be granted by the approving body upon written request by the applicant. The time extension, if approved, will be subject to the improvement standards and fees in effect at the time the time the extension for the tentative subdivision map is granted.

PASSED AND ADOPTED at a regular meeting of the City Council of the City of Hanford held on the 6th day of October 2026 by the following vote:

STATE OF CALIFORNIA)

COUNTY OF KINGS )

Page 894 of 1622 ends

Tentative Tract 952

Page 6 of 10 ends

Dated: ______________________
__________________________________
City Clerk

Page 895 of 1622 ends

Tentative Tract 952

Page 10 of 10 ends

Exhibit D:

Conditions of Approval

Page 896 of 1622 ends

Tentative Tract 952

Page 7 of 10 ends

Exhibit A:

Vesting Tentative Tract 952

Page 897 of 1622 ends

OUTLOT C 70 63 64 65 66 67 68 69 61 62
3 2 1
4 12 11
7 16 15 13 17 14 10 OUTLOT B 19 20 21 22 29 28 27 26 25 24 39 31 38 37 36 35 42 34 41 33 40 32 44 43 454647 57 56555453 60 52 5958 51504948 D.N. 2601378, O.R.K.C. APN: 011-010-053 JOHN T & CAROLYN MARTIN DF TRUST 10124 12 1/2 AVENUE, HANFORD, CA 93230 D.N. 1020259, O.R.K.C. APN: 011-010-007 MARC JAMES WEBER 10150 12 1/2 AVENUE, HANFORD, CA 93230 D.N. 2307016, O.R.K.C. APN: 011-010-008 LUCY HIKALEA 10156 12 1/2 AVENUE, HANFORD, CA 93230 D.N. 2111560, O.R.K.C. APN: 011-010-009

PARCEL A
20 PM 92
APN: 011-020-056

DESIGNATED REMAINDER
20 PM 92
APN: 011-020-057
D.N. 0729559, O.R.K.C.

APN: 011-020-041
D.N. 1211559, O.R.K.C.

APN: 011-010-002 19 LSP 72 D.N. 0729559, O.R.K.C. APN: 009-050-026 D.N. 2601378, O.R.K.C. APN: 011-010-053

LEXINGTON STREET STEPHANIE STREET

BONADELLE AVENUE LACEY BOULEVARD
AQUIFER DRIVE (12 1/2 AVENUE) N. MAGNA CARTA AVENUE
9 8
6 5 18 23 30 OUTLOT A 74 73 72 71

BONADELLE AVENUE HERITAGE STREET FOUNDERS STREET LACEY BOULEVARD HWY 198

AQUIFER DRIVE
(12 1/2 AVENUE)
13TH AVENUE

CENTENNIAL DRIVE
12TH AVENUE MALL DRIVE FREEDOM STREET CHARLIE CHAMBERS DRIVE

CONSTITUTION AVENUE

GLENDALE AVENUE
13TH ROAD

AQUIFER DRIVE
Ó SHEET 1 OF 1
N
N

N MAGNA CARTA

Page 898 of 1622 ends

Page 899 of 1622 ends

Page 900 of 1622 ends

Page 901 of 1622 ends

27 13 04 28 21 19 23 22 38 12 11 0506 20 07 08 09 10 1516 18 2425 36 31 +38" 40TYP. 03 1'-3" 1'-3" 17 ENTRY 9' CLG. VINYL PLANK GREAT ROOM 9' CLG. VINYL PLANK DINING 9' CLG. VINYL PLANK GARAGE 9' CLG. CONC. PATIO 9' CLG. CONC. MASTER BEDROOM 9' CLG. CARPET MASTER BATH 9' CLG. VINYL PLANK BEDROOM 3 / DEN OPT. 9' CLG. CARPET LAUNDRY 9' CLG. VINYL PLANK BEDROOM 2 9' CLG. CARPET HALL 9' CLG. CARPET KITCHEN 9' CLG. VINYL PLANK BATH 2 9' CLG. VINYL PLANK MASTER CLOSET 9' CLG. CARPET LINEN
60'-0"
6'-0" 2'-0" 20'-2" 11'-4" 5'-4" 3'-6" 11'-8"
5'-0"
CL 5'-10"CL 2'-6" 2'-0"CL CL 1'-0" 12'-6" 12'-7" 8'-11" 35'-0" 5'-10" 5'-11" 2'-8"
CL CL
CL
1'-0" 5'-0" 13'-6" 8" 27'-2" 8" 6'-0" 2'-2"
CL
5'-6" 7'-0" 12'-4" 2'-10"
CL CL CL CL 10" 16'-0" 1'-8" 2'-10"
2'-10"
CL
1'-11"
CL 3" 3'-7"
4"
3'-0" 1'-8"
CL
7'-4"
3'-6"
CL 2'-4" 7'-4" 1'-0"
1'-0" 2'-4" 7'-2" 3'-3"
CL
4'-2" 2'-7"
CL 1'-5" 2'-0
1 2
" 4"
3'-2" 8" 3'-0" 3'-0" 4'-11
1 2
"
1'-3" 1'-3"
1'-4" 01 02 07 08 09 5'-2" 4'-0"
3'-5" 3'-3"6'-9" 17 17 23 23 23 23 23 36 37 40TYP.

B
CD
F
E
G
H 02 03 04 05 09 11 12 13 14 15 08 10 06
I 07
J
K PORCH 9' CLG. CONC.
4" 10" 3'-7" 10'-1" 2'-0"
4'-10" 10" 6'-0
1 2
" 2'-0
1 2
"
CL
CL 21 23 2301
A
AA3.1
CA3.1
BA3.1 DEN 9' CLG. CARPET 23
A
4"
5'-8" FLOOR PLAN SCALE: 1/4" = 1'-0" A1.1

AMERICAN TRADITIONAL
7030 N. FRUIT AVE. SUITE 101
FRESNO , CALIFORNIA 93711
PHONE: (559) 435-9700 FAX: (559) 435-9707
CONTR. LIC. # 822555
SHEET
14567 REVISIONS MODEL PLOT DATE: PLAN CHECK NUMBER STD PLN # 1425 09/05/2025 PLAN 1425
"ALL RIGHTS RESERVED" 3

B E ONADELL
HOMES INC.

THE ABOVE DRAWINGS, SPECIFICATIONS,

IDEAS AND DESIGNS ARE THE PROPERTY
OF BONADELLE HOMES INC. AND MAY NOT

BE REPRODUCED, CHANGE OR COPIED IN

ANY FORM WITHOUT THE PERMISSION OF
BONADELLE HOMES INC.
2 FLOOR KEYNOTES 01 REFRIGERATOR (N.I.C.) - PROVIDE COLD WATER STUB. 02 DISHWASHER 03 DOUBLE SINK W/ DISPOSAL 04 30" COOKTOP w/ HOOD ABV. (MICROWAVE HOOD OPT.) PER MFG'S SPECIFICATIONS.VERTICAL CLEARANCE ABOVE THE COOKTOP TO COMBUSTIBLES IS 30" UNPROTECTED, OR 24" PROTECTED, AND THE HORIZONTAL DIMENSION IS REQUIRED TO BE PER THE PERMANENT MARKING LISTED ON THE UNIT. PROVIDE ANTI-TILT LOCK. 05 WASHER (N.I.C). 06 DRYER (N.I.C.) - VENT TO OUTSIDE AIR A MIN. 4" DIA MOISTER EXHAUST DUCT PER SECTION 504.0 . A (14'-0" MAX. RUN PER C.M.C. SECTION 906) - PLUMB FOR OPTIONAL GAS. INSTALL DRYER BOX IN WALL FOR VENTING. 07 LAVATORY SET IN SOLID SURFACE COUNTERTOP WITH CABINETS BELOW. 08 LOW FLOW WATER CLOSET W/ MAXIMUM FLUSH OF OF 1.28 GALLONS PER FLUSH (TYPICAL) PER CRC R327.1.1 GRAB BAR REINFORCEMENT SHALL BE PROVIDED ON BACK OF WALL OF TOILET & SLAB FLOOR SHALL PROVIDE REINFORCEMENT FOR FLOOR MOUNTED GRAB BARS. SEE DET. 1/D1.3. 09 VANITY MIRROR. 10 OVAL TUB w/12" TILE SPLASH & DECK 11 LASCO MODEL #102422P FIBERGLASS TUB/ SHOWER COMBO UNIT. INSTALL PER MANUFACTURER'S INSTRUCTIONS. SHOWER GLASS DOOR TO BE TEMP. & MIN. 22" WIDE. GLASS TUB/SHOWER SEPARATOR TO BE TEMPERED. SEE OPTIONAL PLAN. 12 SHOWER W/ TILE 72" MIN. O/ USE OF FIBER-CEMENT,FIBER-MAT REINFORCED CEMENT OR GLASS MAT GYPSUM BACKERS , w/2"-9" MAX. CURB. PROVIDE TEMPERED GLASS ENCLOSURE AS REQUIRED. MIN 22" TEMP DOOR. THE WATER RESISTANT GYP BOARD SHALL NOT BE INSTALLED WHERE THERE WILL BE DIRECT EXPOSURE TO WATER, OR IN AREA SUBJECT TO HIGH HUMIDITY. R702.3.8.1 13 50 GALLON ELECTRIC WATER HEATER. INSTALL PER MANUFACTURER'S INSTRUCTIONS FOR CLEARANCE. 14 PEDESTAL SINK 15 LINE OF UPPER CABINET. 16 GRANITE COUNTERTOP w/ CABINETS BELOW 17 (1) SHELF AND (1) POLE. 18 1-3/8" THK. SOLID CORE DOOR W/ SELF CLOSING HINGES AND SELF-LATCHING. PROVIDE A GASKET OR WEATHERSTRIPPING TO PROVIDE A SUBSTANTIALLY AIRTIGHT SEAL 19 ONE LAYER OF 5/8" THK. TYPE 'X' GYP. BD. TYPICAL AT ALL HOUSE/GARAGE COMMON WALLS. APPLY TO ENTIRE GARAGE WALL & CEILING. 20 30"x30" ATTIC ACCESS TO BE WEATHER STRIPPED & INSULATION EQUIVALENT TO THAT OF THE CEILING SHALL BE INSTALLED ON ACCESS PANEL 21 CONCRETE PORCH/PATIO SLAB - BROOM FINISH (SLOPE AWAY FROM BUILDING). 22 A/C CONDENSING UNIT ON PRE-CAST CONCRETE PAD. 23 FLAT SOFFIT @ +8'-0". 24 TELECOMMUNICATION SERVICE TO RESIDENCE. 25 ELECTRICAL SERVICE TO RESIDENCE. 26 6x6 D.F. RESAWN POST - SEE ELEVATION 27 CONC. STOOP AT GARAGE MAN DOOR - (BROOM FINISH) SLOPE AWAY FROM BLDG. 28 30" OVEN / MICROWAVE COMBO 31 2x6 PONY WALL. 32 WATERPROOF DECK COATING - HILLS BROS. CHEM. CO 'DESERT-CRETE', ICBO #4635 OR APPROVED EQUAL. INSTALL PER MFR RECOMMENDATIONS & ICBO REPORT. 34 PROVIDE (1) LAYER 5/8" TYPE "X" GYP. BD. @ WALL & CEILING IN THE ENCLOSED USABLE SPACE UNDER STAIRS. 35 PANTRY w/ (5) SHELVES 36 TOWEL RING @ 59" w/ BLOCKING 37 TOWEL BARD @ 51" w/ BLOCKING 38 3" STEEL BOLLARD PROTECTIVE BARRIER PER CPC 507.13.1 39 GRAB BAR REINFORCEMENT TO BE INSTALLED PER CRC R327.1.1 AT THE BACK AND SIDE WALL OF THE WATER CLOSET, CONTINUOUS AROUND THE SHOWER, AND CONTINUOUS AT THE BACK WALL AND EACH END OF THE TUB w/ FLOOR MOUNTED GRAB BAR REINFORCEMENT WHERE APPLICABLE. FLOOR NOTES: 1. IT IS THE CONTRACTOR'S RESPONSIBILITY TO VERIFY LOCATIONS OF ALL SPECIAL BOLTS, STRAPS AND HOLDOWNS 2. SEE N SHEETS FOR GENERAL NOTES 3. SEE D SHEETS FOR GENERAL DETAILS 4. LABELED SAFETY GLASS IS REQUIRED IN TUB/SHOWER ENCLOSURES & GLAZING WITHIN 60" FORM BOTTOM OF TUBS/SHOWERS. (OPTIONAL) 5 MAXIMUM SILL HEIGHT OF 44 INCHES FROM THE BOTTOM OF THE CLEAR OPENING ABOVE THE FLOOR IN SLEEPING ROOMS FOR ALL WINDOWS USED FOR EMERGENCY EXITS, WITH MINIMUM 821 SQ.IN. (24" WIDE x 20" HIGH CLR. OPENING) 6. WHERE THE OPENING OF THE SILL PORTION OF AN OPERABLE WINDOW IS LOCATD MORE THAN 72" ABOVE FINISHED GRADE OR OTHER SURFACE BELOW, THE LOWEST PART OF THE CLEAR OPENING OF THE WINDOW SHALL BE 24" ABOVE THE FINISHED FLOOR SURFACE OF THE ROOM IN WHICH THE WINDOW IS LOCATED. GLAZING BETWEEN THE FLOOR AND A HEIGHT OF 24" SHALL BE FIXED OR HAVE OPENINGS SUCH THAT A 4" DIAMETER SPHERE CANNOT PASS. EXCEPTION: OPENINGS THAT ARE PROVIDED WITH WINDOW GUARDS THAT COMPLY WITH ASTM 2006 OR F 2090, THE GUARD MAY NOT HAVE OPENINGS THAT A 4" SPHERE IN DIAMETER CAN PASS THRU 7. PROVIDE A GASKET OR WEATHERSTRIPPING TO PROVIDE A SUBSTANTIALLY AIRTIGHT SEAL 8. INSTANTANEOUS WATER HEATERS WITH INPUT RATING GREATER THAN 6.8kBTU/hr (2-kw) SHALL HAVE ISOLATION VALVES ON BOTH THE COLD WATER SUPPLY AND HOT WATER PIPE LEAVING THE WATER HEATER, AND HOSE BIBBS OR OTHER FITTINGS ON EACH VALVE FOR FLUSHING THE WATER HEATER WHEN VALVES ARE CLOSED. PER CA ENERGY CODE 110.3(c)7 9. GALVANIZED MALLEABLE IRON, GALVANIZED WROUGHT IRON, OR GALVANIZED STEEL ARE PROHIBITED MATERIALS FOR WATER SUPPLY AND BUILDING WATER PIPING BOTH UNDERGROUND AND IN BUILDINGS. 10. A SHEETROCK NAILING INSPECTION IS REQUIRED -2022 CRC R109.1.4.2 & 2022 CBC 110.3.5 & CLOVIS MUNICIPAL CODE (CMC) SECT. 305.5(4) & (5). VALUES OR NOTES ENERGY COMPLIANCE SCHEDULE REQUIREMENT WALL INSULATION 2x4=R-15, 2x6=R-21 ATTIC INSULATION R-30 FLOOR INSULATION R-19 DUCT INSULATION R-6.0 HVAC HEATING 0.95 AFUE HVAC COOLING 15.2 SEER2 0.91 ENERGY FACTOR LIGHTING SEE ELECTRICAL SHEETS HERS HIGH ENERGY EFFICIENCY RATIO (EER) PRIOR TO FINAL INSPECTION PRIOR TO FINAL INSPECTION PRIOR TO FINAL INSPECTION WATER HEATER ROOF REQUIRED COMP. ROOF EXT. FOAM INSULATION 1" THK. FOAM INSULATION R-4.0 HERS DUCT LEAKAGE TESTING HERS HIGH EFFICIENCY INSULATION INSTALL ROOF DECK INSULATION R-13 WALL LEGEND 2x4 STD. GR. STUDS @16" O.C. w/R-15 INSULATION @EXT. WALLS U.N.O. 2x6 STUDS @16" O.C. w/R-21 INSULATION @ EXT. WALLS U.N.O. DOOR SCHEDULE SYMBOL DIMENSIONS TYPE REMARKS 010203040506070809 WINDOW SCHEDULE SYMBOL A B C D E F G H J K UVALUE SHGC 1-3 8" THK. SOLID CORE DOOR w/SELF CLOSURE, PROVIDE GASKET OR WEATHERSTIPING TO PROVIDE A SUBSTANTIALLY AIRTIGHT SEAL FIBERGLASS ENTRY DOOR ALUM. 3'-0" x 8'-0" 16'-0" x 7'-0" 5'-0" x 5'-0" DIMENSIONS TYPE UVALUE SHGC REMARKS 3'-0" x 6'-8" METAL DOOR GARAGE MAN DOOR 101112131415 I 2'-8" x 6'-8" SINGLE 2'-6" x 6'-8" SINGLE SINGLE 2'-6" x 6'-8" SINGLE FRENCH SINGLE GARAGE DOORS SHALL BE LABELED WITH A PERMANENT LABEL PROVIDED BY THE GARAGE DOOR MANUFACTURER. THE LABEL SHALL IDENTIFY THE GARAGE DOOR MANUFACTURER, THE GARAGE DOOR MODEL/SERIES NUMBER, THE POSITIVE AND NEGATIVE DESIGN WIND PRESSURE RATING, THE INSTALLATION INSTRUCTION DRAWING REFERENCE NUMBER, AND THE APPLICABLE TEST STANDARD. [R609.4.1] SINGLE SLIDER 5'-0" x 5'-6" 4'-0" x 2'-0" SINGLE HUNG 8'-0" x 5'-0" SLIDER 4'-0" x 4'-6" FIXED SINGLE 2'-4" x 6'-8" SINGLE SLIDER SLIDER 2'-0" x 4'-0" XOX 3'-0" x 5'-0" SINGLE HUNG 5'-0" x 5'-0" SLIDER 8'-0" x 5'-0" SLIDER XOX 8'-0" x 5'-0" SLIDER XOX 3'-0" x 5'-6" SINGLE HUNG 2'-8" x 6'-8" SINGLE 5'-0" x 6'-8" BI-PASS 2'-6" x 6'-8" 3'-0" x 6'-8" 3'-0" x 6'-8" 3'-0" x 8'-0" TEMP. 2'-6" x 6'-8" 5'-0" x 6'-8" BI-PASS TEMP. DEN OPTION SCALE: 1/4" = 1'-0"

Page 902 of 1622 ends

B
CD
F
E
G
H 02 03 04 05 09 11 12 13 14 15 08 10 06
I 07
J
K PORCH 9' CLG. CONC.
4" 5'-11 2'-0" 1
2 1'-4" 3'-3"
"
5'-4" 1'-4" 6'-0
1 2
" 2'-0
1 2
"
CL
CL
1'-0" 11" 3'-2
1 2
" 7'-8"
1'-2" 21 23 23 01
A
AA3.1
CA3.1
BA3.1 DEN 9' CLG. CARPET 23
A
4"
5'-8" FLOOR PLAN SCALE: 1/4" = 1'-0" A1.2

CRAFTSMAN
7030 N. FRUIT AVE. SUITE 101
FRESNO , CALIFORNIA 93711
PHONE: (559) 435-9700 FAX: (559) 435-9707
CONTR. LIC. # 822555
SHEET
14567 REVISIONS MODEL PLOT DATE: PLAN CHECK NUMBER STD PLN # 1425 09/05/2025 PLAN 1425
"ALL RIGHTS RESERVED" 3

B E ONADELL
HOMES INC.

THE ABOVE DRAWINGS, SPECIFICATIONS,

IDEAS AND DESIGNS ARE THE PROPERTY
OF BONADELLE HOMES INC. AND MAY NOT

BE REPRODUCED, CHANGE OR COPIED IN

Page 903 of 1622 ends

B
CD
F
E
G
H 02 03 04 05 09 11 12 13 14 15 08 10 06
I 07
J
K PORCH 9' CLG. CONC.
4" 3'-11 10'-1" 2'-0" 1
2 5 " 1
2 "
5'-2
1 2
" 5
1 2
" 6'-0
1 2
" 2'-0
1 2
"
CL
CL 21 23 2301
A
AA3.1
CA3.1
BA3.1 DEN 9' CLG. CARPET 23
A
4"
5'-8" FLOOR PLAN SCALE: 1/4" = 1'-0" A1.3

TRADITIONAL RANCH
7030 N. FRUIT AVE. SUITE 101
FRESNO , CALIFORNIA 93711
PHONE: (559) 435-9700 FAX: (559) 435-9707
CONTR. LIC. # 822555
SHEET
14567 REVISIONS MODEL PLOT DATE: PLAN CHECK NUMBER STD PLN # 1425 09/05/2025 PLAN 1425
"ALL RIGHTS RESERVED" 3

B E ONADELL
HOMES INC.

THE ABOVE DRAWINGS, SPECIFICATIONS,

IDEAS AND DESIGNS ARE THE PROPERTY
OF BONADELLE HOMES INC. AND MAY NOT

BE REPRODUCED, CHANGE OR COPIED IN

Page 904 of 1622 ends

FRONT ELEVATION

LEFT ELEVATION

REAR ELEVATION

RIGHT ELEVATION
14 01
01 01
01 TYP.
02 TYP.
02 TYP.
02 TYP.
02 04
04 05
05 04
05 06
06 06
07 07
07 08
10 TYP.
10 TYP.
10 TYP.
12 12
14 14
14 FASCIA: 512"
RAKE O.H.: 6"
+9'-1" PLT. HT.
+0'-0" FIN. FLR.
+17'-4" T.O. RIDGE
+9'-1" PLT. HT.
+0'-0" FIN. FLR.
+17'-4" T.O. RIDGE
+9'-1" PLT. HT.
+0'-0" FIN. FLR.
+17'-4" T.O. RIDGE
+9'-1" PLT. HT.
+0'-0" FIN. FLR.
+17'-4" T.O. RIDGE
08 07
A2.1 AMERICAN TRADITIONAL

EXTERIOR ELEVATIONS
SCALE: 1/4" = 1'-0" 7030 N. FRUIT AVE. SUITE 101 FRESNO , CALIFORNIA 93711 PHONE: (559) 435-9700 FAX: (559) 435-9707 CONTR. LIC. # 822555 SHEET 14567

REVISIONS
MODEL
PLOT DATE:

PLAN CHECK NUMBER
STD PLN #
1425
09/05/2025PLAN 1425 "ALL RIGHTS RESERVED" 3 B E ONADELL HOMES INC. THE ABOVE DRAWINGS, SPECIFICATIONS, IDEAS AND DESIGNS ARE THE PROPERTY OF BONADELLE HOMES INC. AND MAY NOT BE REPRODUCED, CHANGE OR COPIED IN ANY FORM WITHOUT THE PERMISSION OF BONADELLE HOMES INC. 2 1 CONTRACTOR TO PROVIDE ADDITIONAL STUCCO JOINTS AS NEEDED TO MINIMIZE CRACKING. 2 PROVIDE G.I. SHEET METAL FLASHING AND COUNTER-FLASHING AS REQUIRED COMPLY TO 2022 CRC 3 ALL WINDOWS TO BE DUAL GLAZED VINYL "LOW-E" w/ FINISH PER DEVELOPER - PROVIDE MUNTINS AS SHOWN.

ELEVATION KEYNOTES

ELEVATION NOTES

1. COMPOSITION ASPHALT ROOFING. PER THE CF1R ENERGY CALCULATION, ROOFING MATERIAL SHALL HAVE A SOLAR REFLECTANCE OF AT LEAST 0.16.

2. 2-COAT CEMENT PLASTER o/1" THK. FOAM w/ (2) LAYER GRADE "D" PAPER,UNDER THE CEMENT PLASTER COVERING WHEN APPLIED OVER WOOD SHEATHING w/ LATH AND WEEP SCREED APPLY CEMENT PLASTER o/ 3.4# HIGH-RIB METAL LATH AT EXTERIOR CEILINGS, OVERHANGS, AND OTHER HORIZONTAL SURFACES, ETC..

ESR#2535

3. ICC ESR#2586 APPROVED THERMAL BARRIER PROTECTION BEHIND 2-COAT STUCCO SYSTEM AT EXPOSED GABLE END ATTIC SPACE OR 1/2" SHEET ROCK APPROVED EQ.

4. MANUFACTURED STONE VENEER:

ELDORADO STONE VENEER: LIGHTWEIGHT AGGREGATE, PORTLAND CEMENT AND IRON OXIDES. CODE CERTIFICATION: ESR-1215 FA/VA MATERIAL RELEASE #910 UNDERWRITER'S LABORATORIES CLASSIFICATION #546T. INSTALL

MANUFACTURED STONE VENEER PER THE MANUFACTURER'S INSTALLATION INSTRUCTIONS. INSTALL VENEER PRODUCT OVER METAL LATH w/ ONE PART TYPE "M" MORTAR AND TWO PARTS MASONRY SAND. VENEER MATERIAL IS LIGHTWEIGHT AND NEEDS NO FOUNDATION SUPPORT.

5. FIBER CEMENT LAP SIDING o/ BUILDING PAPER, INSTALL PER MFGR'S. SPECS.

6. 4” FIBER CEMENT TRIM

7. 2x6 FASCIA, TYP.

8. GABLE END VENT, REFER TO STRUCTURAL ROOF PLANS FOR SIZE AND COUNT.

9. DECORATIVE FOAM CORBELS.

10. 1/2" EXPANSION JOINTS INSTALLED @ TIME OF LATH.

11. 6x6 D.F. RE-SAWN POST, WRAP TOP AND BOTTOM.

12. FOAM TRIM w/ STUCCO FINISH, EXTEND 3” PAST OPENINGS

13. DECORATIVE SHUTTERS PERMANENTLY AFFIXED TO EXTEIOR WALL.CP

14. FINISHED GRADE SLOPE REQUIRED TO FALL AWAY FROM STRUCTURE. LOT SHALL

BE GRADED TO DRAIN SURFACE WATER AWAY FROM FOUNDATION WALLS, THE GRADE SHALL FALL A MIN. OF 6" WITHIN THE FIRST 10 FT. (CRC R401.3)..

Page 905 of 1622 ends

FASCIA: 512" EAVE O.H.: 1'-0"
01 TYP.
02 04
06 12
12 14
+9'-1" PLT. HT.
+0'-0" FIN. FLR.
+17'-4" T.O. RIDGE

FRONT ELEVATION

LEFT ELEVATION

REAR ELEVATION

RIGHT ELEVATION
07 09
14 01
TYP.
02 04
12 07
10 TYP.
+9'-1" PLT. HT.
+0'-0" FIN. FLR.
+17'-4" T.O. RIDGE
08 09
01 TYP.
02 07
10 TYP. 14
+9'-1" PLT. HT.
+0'-0" FIN. FLR.
+17'-4" T.O. RIDGE
01 TYP.
02 04
07 08
10 TYP.
14 +9'-1" PLT. HT.
+0'-0" FIN. FLR.
+17'-4" T.O. RIDGE
09 A2.2 CRAFTSMAN

EXTERIOR ELEVATIONS
SCALE: 1/4" = 1'-0" 7030 N. FRUIT AVE. SUITE 101 FRESNO , CALIFORNIA 93711 PHONE: (559) 435-9700 FAX: (559) 435-9707 CONTR. LIC. # 822555 SHEET 14567

REVISIONS
MODEL
PLOT DATE:

ELEVATION KEYNOTES

ELEVATION NOTES

1. COMPOSITION ASPHALT ROOFING. PER THE CF1R ENERGY CALCULATION, ROOFING MATERIAL SHALL HAVE A SOLAR REFLECTANCE OF AT LEAST 0.16.

ESR#2535

3. ICC ESR#2586 APPROVED THERMAL BARRIER PROTECTION BEHIND 2-COAT STUCCO SYSTEM AT EXPOSED GABLE END ATTIC SPACE OR 1/2" SHEET ROCK APPROVED EQ.

4. MANUFACTURED STONE VENEER:

ELDORADO STONE VENEER: LIGHTWEIGHT AGGREGATE, PORTLAND CEMENT AND IRON OXIDES. CODE CERTIFICATION: ESR-1215 FA/VA MATERIAL RELEASE #910 UNDERWRITER'S LABORATORIES CLASSIFICATION #546T. INSTALL

5. FIBER CEMENT LAP SIDING o/ BUILDING PAPER, INSTALL PER MFGR'S. SPECS.

6. 4” FIBER CEMENT TRIM

7. 2x6 FASCIA, TYP.

8. GABLE END VENT, REFER TO STRUCTURAL ROOF PLANS FOR SIZE AND COUNT.

9. DECORATIVE FOAM CORBELS.

10. 1/2" EXPANSION JOINTS INSTALLED @ TIME OF LATH.

11. 6x6 D.F. RE-SAWN POST, WRAP TOP AND BOTTOM.

12. FOAM TRIM w/ STUCCO FINISH, EXTEND 3” PAST OPENINGS

13. DECORATIVE SHUTTERS PERMANENTLY AFFIXED TO EXTEIOR WALL.CP

14. FINISHED GRADE SLOPE REQUIRED TO FALL AWAY FROM STRUCTURE. LOT SHALL

BE GRADED TO DRAIN SURFACE WATER AWAY FROM FOUNDATION WALLS, THE GRADE SHALL FALL A MIN. OF 6" WITHIN THE FIRST 10 FT. (CRC R401.3)..

Page 906 of 1622 ends

FASCIA: 512" EAVE O.H.: 1'-0"
FASCIA: 512 FASCIA: 5 " 12"
FASCIA: 512"
01 TYP.
02 05
12 14
+9'-1" PLT. HT.
+0'-0" FIN. FLR.
+17'-4" T.O. RIDGE

FRONT ELEVATION
07 06
11 LEFT ELEVATION

REAR ELEVATION

RIGHT ELEVATION
01 TYP.
02 07
10 TYP. 14
+9'-1" PLT. HT.
+0'-0" FIN. FLR.
+17'-4" T.O. RIDGE
14 01
TYP.
02 05
11 07
10 TYP.
+9'-1" PLT. HT.
+0'-0" FIN. FLR.
+17'-4" T.O. RIDGE
08 06
01 TYP.
02 05
07 08
10 TYP.
14 +9'-1" PLT. HT.
+0'-0" FIN. FLR.
+17'-4" T.O. RIDGE
06 12
12 12
A2.3 TRADITIONAL RANCH

EXTERIOR ELEVATIONS
SCALE: 1/4" = 1'-0" 7030 N. FRUIT AVE. SUITE 101 FRESNO , CALIFORNIA 93711 PHONE: (559) 435-9700 FAX: (559) 435-9707 CONTR. LIC. # 822555 SHEET 14567

REVISIONS
MODEL
PLOT DATE:

ELEVATION KEYNOTES

ELEVATION NOTES

1. COMPOSITION ASPHALT ROOFING. PER THE CF1R ENERGY CALCULATION, ROOFING MATERIAL SHALL HAVE A SOLAR REFLECTANCE OF AT LEAST 0.16.

ESR#2535

3. ICC ESR#2586 APPROVED THERMAL BARRIER PROTECTION BEHIND 2-COAT STUCCO SYSTEM AT EXPOSED GABLE END ATTIC SPACE OR 1/2" SHEET ROCK APPROVED EQ.

4. MANUFACTURED STONE VENEER:

ELDORADO STONE VENEER: LIGHTWEIGHT AGGREGATE, PORTLAND CEMENT AND IRON OXIDES. CODE CERTIFICATION: ESR-1215 FA/VA MATERIAL RELEASE #910 UNDERWRITER'S LABORATORIES CLASSIFICATION #546T. INSTALL

5. FIBER CEMENT LAP SIDING o/ BUILDING PAPER, INSTALL PER MFGR'S. SPECS.

6. 4” FIBER CEMENT TRIM

7. 2x6 FASCIA, TYP.

8. GABLE END VENT, REFER TO STRUCTURAL ROOF PLANS FOR SIZE AND COUNT.

9. DECORATIVE FOAM CORBELS.

10. 1/2" EXPANSION JOINTS INSTALLED @ TIME OF LATH.

11. 6x6 D.F. RE-SAWN POST, WRAP TOP AND BOTTOM.

12. FOAM TRIM w/ STUCCO FINISH, EXTEND 3” PAST OPENINGS

13. DECORATIVE SHUTTERS PERMANENTLY AFFIXED TO EXTEIOR WALL.CP

14. FINISHED GRADE SLOPE REQUIRED TO FALL AWAY FROM STRUCTURE. LOT SHALL

BE GRADED TO DRAIN SURFACE WATER AWAY FROM FOUNDATION WALLS, THE GRADE SHALL FALL A MIN. OF 6" WITHIN THE FIRST 10 FT. (CRC R401.3)..

Page 907 of 1622 ends

Page 908 of 1622 ends

Page 909 of 1622 ends

Page 910 of 1622 ends

21'-9
1 2
" 13'-2
1 2
" 35'-0" 12'-9
1 2
" 9'-0"
66'-2"
13'-9" 6'-3
1 2
" 9'-8
1 2
" 1'-1
1 2
"
61'-2"
24'-3" 10'-10"
2'-3
1 2
" 15'-4" 11'-5
1 2 10"
"
4'-0" 20'-5
1 2
" 11'-1
1 2
" 2'-3
1 2
" 11'-1
1 2
" 17'-2"
2'-7
1 2
" 6'-0
1 2
" 5'-2
1 2
" 10" 1'-7" 6" 3'-0" 6'-0" 5'-8
1 2
" 7'-6" 2'-7
1 2
" 3'-0" 5'-6" 4'-5
1 2
"
5'-6
1 2
" 1'-3" 5'-9
1 2
"
5'-2" 11
1 2
" 5'-9
1 2
" 10'-8" 2'-9" 2'-9
1 2
" 5'-4" 3'-5
1 2
" 6'-7" 10'-7" 1'-0" 3'-0" 1'-10" 3'-0" 5'-2" 5'-5
1 2
" 3'-6" 3'-6" 3'-1
1 2
" 1'-0"
3'-0"
1'-0"
3'-9" 5'-0"
6'-7" 3'-6" 6'-6
1 2
" 3'-3
1 2
" 4'-11"
7'-3" 4'-5"
11'-5
1 2
"
2'-3
1 2
" 3'-8
1 2
" 1'-10
1 2
" 3'-4" 6'-9
1 2
" 1'-8
1 2
" 2'-3" 9" 8'-9
1 2
"
3'-5"
7'-5
1 2
"
5'-10" 1'-9
1 2
" 2'-3" 3'-7"
5'-11
1 2
"
2'-6" 2'-6" 2'-3
1 2 13'-3 " 1
2 "
41'-8
1 2
" 2'-9
1 2
" 6'-6"
4'-2"
5'-0" 4'-7"
8 1
2 "
1'-4" 9" GREAT ROOM 10' CLG. CARPET PATIO 10' CLG. CONC. KITCHEN 10' CLG. VINYL PLANK MASTER BEDROOM 9' CLG. CARPETBEDROOM 2 9' CLG. CARPET BEDROOM 3 9' CLG. CARPET BA. 2 9' CLG. VINYL PLANK M. BATH 9' CLG. VINYL PLANK DINING 10' CLG. CARPET 2-CAR GARAGE 9' CLG. CONC. W.I.C. BEDROOM 4 / DEN OPT. 10' CLG. CARPET ENTRY 10' CLG. VINYL PLANK LAU. 10' CLG. VINYL PLANK PORCH 10' CLG. CONC. @ +8' 19 16 01 15 08 17 32 21 2123 17 17 11 07 09 18 23 10 12 33 070709 08 34 17 0605 15 34 23 23 04 22 2425 20 28 29 37 02 03 29 16 23 13 35 27 33 33 01 02 08 C B L D A J E H I G K M 04 05 06 07 09 10 11 12 13 14 15 16 17 18 1'-11" 17 19
AA3.1
BA3.1
BA1.1
AA1.1
CA3.1 03 23 N 5'-7
1 2
" 4'-9
1 2
" 10" 4'-2" 1'-8" 8" 10'-5" 6'-8" 17'-11" 35'-0" 16'-0" 1'-3" N A 05 10'-5" 10"
13'-8
1 2
"
11'-5
1 2
"
2'-3" 3'-8" DEN OPT. 10' CLG. CARPET OPT. DUAL SINK 1'-8" 1'-8" 07 09 33 33 09 10 BA. 2 9' CLG. VINYL PLANK FLOOR PLAN SCALE: 1/4" = 1'-0" A1.1

B E ONADELL
HOMES INC.

THE ABOVE DRAWINGS, SPECIFICATIONS,

IDEAS AND DESIGNS ARE THE PROPERTY
OF BONADELLE HOMES INC. AND MAY NOT

BE REPRODUCED, CHANGE OR COPIED IN

ANY FORM WITHOUT THE PERMISSION OF
BONADELLE HOMES INC.
2 FLOOR KEYNOTES 01 REFRIGERATOR (N.I.C.) - PROVIDE COLD WATER STUB. 02 DISHWASHER 03 DOUBLE SINK W/ DISPOSAL 04 30" COOKTOP w/ HOOD ABV. (MICROWAVE HOOD OPT.) PER MFG'S SPECIFICATIONS.VERTICAL CLEARANCE ABOVE THE COOKTOP TO COMBUSTIBLES IS 30" UNPROTECTED, OR 24" PROTECTED, AND THE HORIZONTAL DIMENSION IS REQUIRED TO BE PER THE PERMANENT MARKING LISTED ON THE UNIT. PROVIDE ANTI-TILT LOCK. 05 WASHER (N.I.C). 06 DRYER (N.I.C.) - VENT TO OUTSIDE AIR A MIN. 4" DIA MOISTER EXHAUST DUCT PER SECTION 504.0 . A (14'-0" MAX. RUN PER C.M.C. SECTION 906) - PLUMB FOR OPTIONAL GAS. INSTALL DRYER BOX IN WALL FOR VENTING. 07 LAVATORY SET IN SOLID SURFACE COUNTERTOP WITH CABINETS BELOW. 08 LOW FLOW WATER CLOSET W/ MAXIMUM FLUSH OF OF 1.28 GALLONS PER FLUSH (TYPICAL) PER CRC R327.1.1 GRAB BAR REINFORCEMENT SHALL BE PROVIDED ON BACK OF WALL OF TOILET & SLAB FLOOR SHALL PROVIDE REINFORCEMENT FOR FLOOR MOUNTED GRAB BARS. SEE DET. 1/D1.3. 09 VANITY MIRROR. 10 OVAL TUB w/12" TILE SPLASH & DECK 11 LASCO MODEL #102422P FIBERGLASS TUB/ SHOWER COMBO UNIT. INSTALL PER MANUFACTURER'S INSTRUCTIONS. SHOWER GLASS DOOR TO BE TEMP. & MIN. 22" WIDE. GLASS TUB/SHOWER SEPARATOR TO BE TEMPERED. SEE OPTIONAL PLAN. 12 SHOWER W/ TILE 72" MIN. O/ USE OF FIBER-CEMENT,FIBER-MAT REINFORCED CEMENT OR GLASS MAT GYPSUM BACKERS , w/2"-9" MAX. CURB. PROVIDE TEMPERED GLASS ENCLOSURE AS REQUIRED. MIN 22" TEMP DOOR. THE WATER RESISTANT GYP BOARD SHALL NOT BE INSTALLED WHERE THERE WILL BE DIRECT EXPOSURE TO WATER, OR IN AREA SUBJECT TO HIGH HUMIDITY. R702.3.8.1 13 50 GALLON HEAT PUMP WATER HEATER. INSTALL PER MANUFACTURER'S INSTRUCTIONS FOR CLEARANCE. 14 PEDESTAL SINK 15 LINE OF UPPER CABINET. 16 GRANITE COUNTERTOP w/ CABINETS BELOW 17 (1) SHELF AND (1) POLE. 18 1-3/8" THK. SOLID CORE DOOR W/ SELF CLOSING HINGES AND SELF-LATCHING. PROVIDE A GASKET OR WEATHERSTRIPPING TO PROVIDE A SUBSTANTIALLY AIRTIGHT SEAL 19 ONE LAYER OF 5/8" THK. TYPE 'X' GYP. BD. TYPICAL AT ALL HOUSE/GARAGE COMMON WALLS. APPLY TO ENTIRE GARAGE WALL & CEILING. 20 30"x30" ATTIC ACCESS TO BE WEATHER STRIPPED & INSULATION EQUIVALENT TO THAT OF THE CEILING SHALL BE INSTALLED ON ACCESS PANEL 21 CONCRETE PORCH/PATIO SLAB - BROOM FINISH (SLOPE AWAY FROM BUILDING). 22 A/C CONDENSING UNIT ON PRE-CAST CONCRETE PAD. 23 FLAT SOFFIT @ +8'-0". 24 TELECOMMUNICATION SERVICE TO RESIDENCE. 25 ELECTRICAL SERVICE TO RESIDENCE. 26 6x6 D.F. RESAWN POST - SEE ELEVATION 27 CONC. STOOP AT GARAGE MAN DOOR - (BROOM FINISH) SLOPE AWAY FROM BLDG. 28 30" OVEN / MICROWAVE COMBO 29 2x6 PONY WALL. 30 WATERPROOF DECK COATING - HILLS BROS. CHEM. CO 'DESERT-CRETE', ICBO #4635 OR APPROVED EQUAL. INSTALL PER MFR RECOMMENDATIONS & ICBO REPORT. 31 PROVIDE (1) LAYER 5/8" TYPE "X" GYP. BD. @ WALL & CEILING IN THE ENCLOSED USABLE SPACE UNDER STAIRS. 32 PANTRY w/ (5) SHELVES 33 TOWEL RING @ 59" w/ BLOCKING 34 TOWEL BAR @ 51" w/ BLOCKING 35 3" STEEL BOLLARD PROTECTIVE BARRIER PER CPC 507.13.1 36 GRAB BAR REINFORCEMENT TO BE INSTALLED PER CRC R327.1.1 AT THE BACK AND SIDE WALL OF THE WATER CLOSET, CONTINUOUS AROUND THE SHOWER, AND CONTINUOUS AT THE BACK WALL AND EACH END OF THE TUB w/ FLOOR MOUNTED GRAB BAR REINFORCEMENT WHERE APPLICABLE. 37 LINEN CABINET(14" DEEP LOWER / 12" DEEP UPPER) FLOOR NOTES: 1. IT IS THE CONTRACTOR'S RESPONSIBILITY TO VERIFY LOCATIONS OF ALL SPECIAL BOLTS, STRAPS AND HOLDOWNS 2. SEE N SHEETS FOR GENERAL NOTES 3. SEE D SHEETS FOR GENERAL DETAILS 4. LABELED SAFETY GLASS IS REQUIRED IN TUB/SHOWER ENCLOSURES & GLAZING WITHIN 60" FORM BOTTOM OF TUBS/SHOWERS. (OPTIONAL) 5 MAXIMUM SILL HEIGHT OF 44 INCHES FROM THE BOTTOM OF THE CLEAR OPENING ABOVE THE FLOOR IN SLEEPING ROOMS FOR ALL WINDOWS USED FOR EMERGENCY EXITS, WITH MINIMUM 821 SQ.IN. (24" WIDE x 20" HIGH CLR. OPENING) 6. WHERE THE OPENING OF THE SILL PORTION OF AN OPERABLE WINDOW IS LOCATD MORE THAN 72" ABOVE FINISHED GRADE OR OTHER SURFACE BELOW, THE LOWEST PART OF THE CLEAR OPENING OF THE WINDOW SHALL BE 24" ABOVE THE FINISHED FLOOR SURFACE OF THE ROOM IN WHICH THE WINDOW IS LOCATED. GLAZING BETWEEN THE FLOOR AND A HEIGHT OF 24" SHALL BE FIXED OR HAVE OPENINGS SUCH THAT A 4" DIAMETER SPHERE CANNOT PASS. EXCEPTION: OPENINGS THAT ARE PROVIDED WITH WINDOW GUARDS THAT COMPLY WITH ASTM 2006 OR F 2090, THE GUARD MAY NOT HAVE OPENINGS THAT A 4" SPHERE IN DIAMETER CAN PASS THRU 7. PROVIDE A GASKET OR WEATHERSTRIPPING TO PROVIDE A SUBSTANTIALLY AIRTIGHT SEAL 8. INSTANTANEOUS WATER HEATERS WITH INPUT RATING GREATER THAN 6.8kBTU/hr (2-kw) SHALL HAVE ISOLATION VALVES ON BOTH THE COLD WATER SUPPLY AND HOT WATER PIPE LEAVING THE WATER HEATER, AND HOSE BIBBS OR OTHER FITTINGS ON EACH VALVE FOR FLUSHING THE WATER HEATER WHEN VALVES ARE CLOSED. PER CA ENERGY CODE 110.3(c)7 9. GALVANIZED MALLEABLE IRON, GALVANIZED WROUGHT IRON, OR GALVANIZED STEEL ARE PROHIBITED MATERIALS FOR WATER SUPPLY AND BUILDING WATER PIPING BOTH UNDERGROUND AND IN BUILDINGS. 10. A SHEETROCK NAILING INSPECTION IS REQUIRED -2022 CRC R109.1.4.2 & 2022 CBC 110.3.5 & CLOVIS MUNICIPAL CODE (CMC) SECT. 305.5(4) & (5). VALUES OR NOTES ENERGY COMPLIANCE SCHEDULE REQUIREMENT WALL INSULATION 2x4=R-15, 2x6=R-21 ATTIC INSULATION R-30 FLOOR INSULATION R-19 DUCT INSULATION R-6.0 HVAC HEATING 0.95 AFUE HVAC COOLING 15.2 SEER 0.91 ENERGY FACTOR LIGHTING SEE ELECTRICAL SHEETS HERS HIGH ENERGY EFFICIENCY RATIO (EER) PRIOR TO FINAL INSPECTION PRIOR TO FINAL INSPECTION PRIOR TO FINAL INSPECTION WATER HEATER ROOF REQUIRED COMP. ROOF EXT. FOAM INSULATION 1" THK. FOAM INSULATION R-4.0 HERS DUCT LEAKAGE TESTING HERS HIGH EFFICIENCY INSULATION INSTALL ROOF DECK INSULATION R-13 WALL LEGEND 2x4 STD. GR. STUDS @16" O.C. w/R-15 INSULATION @EXT. WALLS U.N.O. 2x6 STUDS @16" O.C. w/R-21 INSULATION @ EXT. WALLS U.N.O. DOOR SCHEDULE SYMBOL DIMENSIONS TYPE REMARKS 0102030405060708091011 UVALUE SHGC 1-3 8" THK. SOLID CORE DOOR w/SELF CLOSURE, & SELF-LATCHING. PROVIDE GASKET OR WEATHERSTRIPPING TO PROVIDE A SUBSTANTIALLY AIR TIGHT SEAL SINGLE ENTRY DOOR SINGLE ALUM. SINGLE SINGLE DOUBLE SINGLE SINGLE SINGLE 3'-0" x 8'-0" 2'-8" x 6'-8" 16'-0" x 7'-0" 5'-0" x 6'-8" BI-PASS 2'-6" x 6'-8" 2'-6" x 6'-8" 4'-0" x 6'-8" 2'-4" x 6'-8" 2'-4" x 6'-8" 2'-6" x 6'-8" 12 4'-0" x 6'-8" BI-PASS 13 4'-0" x 6'-8" BI-PASS 14 3'-0" x 6'-8" SINGLE 15 2'-6" x 6'-8" SINGLE 16 2'-4" x 6'-8" SINGLE 17 2'-4" x 6'-8" SINGLE 2'-4" x 6'-8" SINGLE 18 3'-0" x 8'-0" FRENCH DOOR 0.32 0.23 TEMP. 19 3'-0" x 6'-8" METAL DOOR GARAGE MAN DOOR 20 4'-8" x 6'-8" DOUBLE DEN OPTION WINDOW SCHEDULE SYMBOL 2'-0" x 5'-0" DIMENSIONS TYPE UVALUE SHGC REMARKS SINGLE HUNG 0.30 0.22 2'-0" x 3'-0" SINGLE HUNG 0.30 0.22 8'-0" x 5'-0" SLIDER 3'-0" x 5'-0" SINGLE HUNG 6'-0" x 5'-0" SLIDER NOT USED 4'-0" x 4'-6" SLIDER 2'-6" x 5'-0" SINGLE HUNG TEMP. TEMP. K 2'-6" x 5'-0" SINGLE HUNG 0.27 0.22 0.30 0.22 0.30 0.22 0.27 0.22 0.30 0.22 0.30 0.22 0.30 0.22 J I H G F E D C B A L 2'-6" x 5'-0" SINGLE HUNG 0.30 0.22 M 5'-0" x 5'-0" SLIDER 0.30 0.22 N 5'-0" x 5'-0" SLIDER 0.30 0.22 XOX SLIDER 4'-0" x 5'-0" SLIDER 0.30 0.22 8'-0" x 5'-0" XOX O 5'-0" x 5'-0" SLIDER 0.30 0.22 DEN OPTION SCALE: 1/4" = 1'-0" 2 SINK OPTION @ BATH 2 SCALE: 1/4" = 1'-0" B
A

Page 911 of 1622 ends

21'-9
1 2
" 13'-2
1 2
" 35'-0" 12'-9
1 2
" 9'-0"
66'-2"
13'-9" 6'-3
1 2
" 9'-8
1 2
" 1'-1
1 2
"
61'-2"
24'-3" 10'-10"
2'-3
1 2
" 15'-4" 11'-5
1 2 10"
"
4'-0" 20'-5
1 2
" 11'-1
1 2
" 2'-3
1 2
" 11'-1
1 2
" 17'-2"
2'-7
1 2
" 6'-0
1 2
" 5'-2
1 2
" 10" 1'-7" 6" 3'-0" 6'-0" 5'-8
1 2
" 7'-6" 2'-7
1 2
" 3'-0" 5'-6" 4'-5
1 2
"
5'-6
1 2
" 1'-3" 5'-9
1 2
"
5'-2" 11
1 2
" 5'-9
1 2
" 10'-8" 2'-9" 2'-9
1 2
" 5'-4" 3'-5
1 2
" 6'-7" 10'-7" 1'-0" 3'-0" 1'-10" 3'-0" 5'-2" 5'-5
1 2
" 3'-6" 3'-6" 3'-1
1 2
" 1'-0"
3'-0"
1'-0"
3'-9" 5'-0"
6'-7" 3'-6" 6'-6
1 2
" 3'-3
1 2
" 4'-11"
7'-3" 4'-5"
11'-5
1 2
"
2'-3
1 2
" 3'-8
1 2
" 1'-10
1 2
" 3'-4" 6'-9
1 2
" 1'-8
1 2
" 2'-3" 9" 8'-9
1 2
"
3'-5"
7'-5
1 2
"
5'-10" 1'-9
1 2
" 2'-3" 3'-7"
5'-11
1 2
"
2'-6" 2'-6" 2'-3
1 2 13'-3 " 1
2 "
41'-8
1 2
" 2'-9
1 2
" 6'-6"
4'-2"
5'-0" 4'-7"
8 1
2 "
1'-4" 9" GREAT ROOM 10' CLG. CARPET PATIO 10' CLG. CONC. KITCHEN 10' CLG. VINYL PLANK MASTER BEDROOM 9' CLG. CARPETBEDROOM 2 9' CLG. CARPET BEDROOM 3 9' CLG. CARPET BA. 2 9' CLG. VINYL PLANK M. BATH 9' CLG. VINYL PLANK DINING 10' CLG. CARPET 2-CAR GARAGE 9' CLG. CONC. W.I.C. BEDROOM 4 / DEN OPT. 10' CLG. CARPET ENTRY 10' CLG. VINYL PLANK LAU. 10' CLG. VINYL PLANK PORCH 10' CLG. CONC. @ +8' 19 16 01 15 08 17 32 21 2123 17 17 11 07 09 18 23 10 12 33 070709 08 34 17 0605 15 34 23 23 04 22 2425 20 28 29 37 02 03 29 16 23 13 35 27 33 33 01 02 08 C B L D A J E H I G K M 04 05 06 07 09 10 11 12 13 14 15 16 17 18 1'-11" 17 19
AA3.1
BA3.1
BA1.1
AA1.1
CA3.1 5'-6
1 2
" 4'-10
1 2
" 9" 4'-3" 1'-9" 7" 10'-5" 6'-9" 17'-10" 35'-0" 16'-0" 1'-3" 03 23 O N A 05 10'-5" 10"
13'-8
1 2
"
11'-5
1 2
"
2'-3" 3'-8" DEN OPT. 10' CLG. CARPET 1'-8" 1'-8" 07 09 33 33 09 10 BA. 2 9' CLG. VINYL PLANK FLOOR PLAN SCALE: 1/4" = 1'-0" A1.2

B E ONADELL
HOMES INC.

THE ABOVE DRAWINGS, SPECIFICATIONS,

IDEAS AND DESIGNS ARE THE PROPERTY
OF BONADELLE HOMES INC. AND MAY NOT

BE REPRODUCED, CHANGE OR COPIED IN

ANY FORM WITHOUT THE PERMISSION OF
BONADELLE HOMES INC.
2 FLOOR KEYNOTES 01 REFRIGERATOR (N.I.C.) - PROVIDE COLD WATER STUB. 02 DISHWASHER 03 DOUBLE SINK W/ DISPOSAL 04 30" COOKTOP w/ HOOD ABV. (MICROWAVE HOOD OPT.) PER MFG'S SPECIFICATIONS.VERTICAL CLEARANCE ABOVE THE COOKTOP TO COMBUSTIBLES IS 30" UNPROTECTED, OR 24" PROTECTED, AND THE HORIZONTAL DIMENSION IS REQUIRED TO BE PER THE PERMANENT MARKING LISTED ON THE UNIT. PROVIDE ANTI-TILT LOCK. 05 WASHER (N.I.C). 06 DRYER (N.I.C.) - VENT TO OUTSIDE AIR A MIN. 4" DIA MOISTER EXHAUST DUCT PER SECTION 504.0 . A (14'-0" MAX. RUN PER C.M.C. SECTION 906) - PLUMB FOR OPTIONAL GAS. INSTALL DRYER BOX IN WALL FOR VENTING. 07 LAVATORY SET IN SOLID SURFACE COUNTERTOP WITH CABINETS BELOW. 08 LOW FLOW WATER CLOSET W/ MAXIMUM FLUSH OF OF 1.28 GALLONS PER FLUSH (TYPICAL) PER CRC R327.1.1 GRAB BAR REINFORCEMENT SHALL BE PROVIDED ON BACK OF WALL OF TOILET & SLAB FLOOR SHALL PROVIDE REINFORCEMENT FOR FLOOR MOUNTED GRAB BARS. SEE DET. 1/D1.3. 09 VANITY MIRROR. 10 OVAL TUB w/12" TILE SPLASH & DECK 11 LASCO MODEL #102422P FIBERGLASS TUB/ SHOWER COMBO UNIT. INSTALL PER MANUFACTURER'S INSTRUCTIONS. SHOWER GLASS DOOR TO BE TEMP. & MIN. 22" WIDE. GLASS TUB/SHOWER SEPARATOR TO BE TEMPERED. SEE OPTIONAL PLAN. 12 SHOWER W/ TILE 72" MIN. O/ USE OF FIBER-CEMENT,FIBER-MAT REINFORCED CEMENT OR GLASS MAT GYPSUM BACKERS , w/2"-9" MAX. CURB. PROVIDE TEMPERED GLASS ENCLOSURE AS REQUIRED. MIN 22" TEMP DOOR. THE WATER RESISTANT GYP BOARD SHALL NOT BE INSTALLED WHERE THERE WILL BE DIRECT EXPOSURE TO WATER, OR IN AREA SUBJECT TO HIGH HUMIDITY. R702.3.8.1 13 50 GALLON HEAT PUMP WATER HEATER. INSTALL PER MANUFACTURER'S INSTRUCTIONS FOR CLEARANCE. 14 PEDESTAL SINK 15 LINE OF UPPER CABINET. 16 GRANITE COUNTERTOP w/ CABINETS BELOW 17 (1) SHELF AND (1) POLE. 18 1-3/8" THK. SOLID CORE DOOR W/ SELF CLOSING HINGES AND SELF-LATCHING. PROVIDE A GASKET OR WEATHERSTRIPPING TO PROVIDE A SUBSTANTIALLY AIRTIGHT SEAL 19 ONE LAYER OF 5/8" THK. TYPE 'X' GYP. BD. TYPICAL AT ALL HOUSE/GARAGE COMMON WALLS. APPLY TO ENTIRE GARAGE WALL & CEILING. 20 30"x30" ATTIC ACCESS TO BE WEATHER STRIPPED & INSULATION EQUIVALENT TO THAT OF THE CEILING SHALL BE INSTALLED ON ACCESS PANEL 21 CONCRETE PORCH/PATIO SLAB - BROOM FINISH (SLOPE AWAY FROM BUILDING). 22 A/C CONDENSING UNIT ON PRE-CAST CONCRETE PAD. 23 FLAT SOFFIT @ +8'-0". 24 TELECOMMUNICATION SERVICE TO RESIDENCE. 25 ELECTRICAL SERVICE TO RESIDENCE. 26 6x6 D.F. RESAWN POST - SEE ELEVATION 27 CONC. STOOP AT GARAGE MAN DOOR - (BROOM FINISH) SLOPE AWAY FROM BLDG. 28 30" OVEN / MICROWAVE COMBO 29 2x6 PONY WALL. 30 WATERPROOF DECK COATING - HILLS BROS. CHEM. CO 'DESERT-CRETE', ICBO #4635 OR APPROVED EQUAL. INSTALL PER MFR RECOMMENDATIONS & ICBO REPORT. 31 PROVIDE (1) LAYER 5/8" TYPE "X" GYP. BD. @ WALL & CEILING IN THE ENCLOSED USABLE SPACE UNDER STAIRS. 32 PANTRY w/ (5) SHELVES 33 TOWEL RING @ 59" w/ BLOCKING 34 TOWEL BAR @ 51" w/ BLOCKING 35 3" STEEL BOLLARD PROTECTIVE BARRIER PER CPC 507.13.1 36 GRAB BAR REINFORCEMENT TO BE INSTALLED PER CRC R327.1.1 AT THE BACK AND SIDE WALL OF THE WATER CLOSET, CONTINUOUS AROUND THE SHOWER, AND CONTINUOUS AT THE BACK WALL AND EACH END OF THE TUB w/ FLOOR MOUNTED GRAB BAR REINFORCEMENT WHERE APPLICABLE. 37 LINEN CABINET(14" DEEP LOWER / 12" DEEP UPPER) FLOOR NOTES: 1. IT IS THE CONTRACTOR'S RESPONSIBILITY TO VERIFY LOCATIONS OF ALL SPECIAL BOLTS, STRAPS AND HOLDOWNS 2. SEE N SHEETS FOR GENERAL NOTES 3. SEE D SHEETS FOR GENERAL DETAILS 4. LABELED SAFETY GLASS IS REQUIRED IN TUB/SHOWER ENCLOSURES & GLAZING WITHIN 60" FORM BOTTOM OF TUBS/SHOWERS. (OPTIONAL) 5 MAXIMUM SILL HEIGHT OF 44 INCHES FROM THE BOTTOM OF THE CLEAR OPENING ABOVE THE FLOOR IN SLEEPING ROOMS FOR ALL WINDOWS USED FOR EMERGENCY EXITS, WITH MINIMUM 821 SQ.IN. (24" WIDE x 20" HIGH CLR. OPENING) 6. WHERE THE OPENING OF THE SILL PORTION OF AN OPERABLE WINDOW IS LOCATD MORE THAN 72" ABOVE FINISHED GRADE OR OTHER SURFACE BELOW, THE LOWEST PART OF THE CLEAR OPENING OF THE WINDOW SHALL BE 24" ABOVE THE FINISHED FLOOR SURFACE OF THE ROOM IN WHICH THE WINDOW IS LOCATED. GLAZING BETWEEN THE FLOOR AND A HEIGHT OF 24" SHALL BE FIXED OR HAVE OPENINGS SUCH THAT A 4" DIAMETER SPHERE CANNOT PASS. EXCEPTION: OPENINGS THAT ARE PROVIDED WITH WINDOW GUARDS THAT COMPLY WITH ASTM 2006 OR F 2090, THE GUARD MAY NOT HAVE OPENINGS THAT A 4" SPHERE IN DIAMETER CAN PASS THRU 7. PROVIDE A GASKET OR WEATHERSTRIPPING TO PROVIDE A SUBSTANTIALLY AIRTIGHT SEAL 8. INSTANTANEOUS WATER HEATERS WITH INPUT RATING GREATER THAN 6.8kBTU/hr (2-kw) SHALL HAVE ISOLATION VALVES ON BOTH THE COLD WATER SUPPLY AND HOT WATER PIPE LEAVING THE WATER HEATER, AND HOSE BIBBS OR OTHER FITTINGS ON EACH VALVE FOR FLUSHING THE WATER HEATER WHEN VALVES ARE CLOSED. PER CA ENERGY CODE 110.3(c)7 9. GALVANIZED MALLEABLE IRON, GALVANIZED WROUGHT IRON, OR GALVANIZED STEEL ARE PROHIBITED MATERIALS FOR WATER SUPPLY AND BUILDING WATER PIPING BOTH UNDERGROUND AND IN BUILDINGS. 10. A SHEETROCK NAILING INSPECTION IS REQUIRED -2022 CRC R109.1.4.2 & 2022 CBC 110.3.5 & CLOVIS MUNICIPAL CODE (CMC) SECT. 305.5(4) & (5). VALUES OR NOTES ENERGY COMPLIANCE SCHEDULE REQUIREMENT WALL INSULATION 2x4=R-15, 2x6=R-21 ATTIC INSULATION R-30 FLOOR INSULATION R-19 DUCT INSULATION R-6.0 HVAC HEATING 0.95 AFUE HVAC COOLING 15.2 SEER 0.91 ENERGY FACTOR LIGHTING SEE ELECTRICAL SHEETS HERS HIGH ENERGY EFFICIENCY RATIO (EER) PRIOR TO FINAL INSPECTION PRIOR TO FINAL INSPECTION PRIOR TO FINAL INSPECTION WATER HEATER ROOF REQUIRED COMP. ROOF EXT. FOAM INSULATION 1" THK. FOAM INSULATION R-4.0 HERS DUCT LEAKAGE TESTING HERS HIGH EFFICIENCY INSULATION INSTALL ROOF DECK INSULATION R-13 WALL LEGEND 2x4 STD. GR. STUDS @16" O.C. w/R-15 INSULATION @EXT. WALLS U.N.O. 2x6 STUDS @16" O.C. w/R-21 INSULATION @ EXT. WALLS U.N.O. DOOR SCHEDULE SYMBOL DIMENSIONS TYPE REMARKS 0102030405060708091011 UVALUE SHGC 1-3 8" THK. SOLID CORE DOOR w/SELF CLOSURE, & SELF-LATCHING. PROVIDE GASKET OR WEATHERSTRIPPING TO PROVIDE A SUBSTANTIALLY AIR TIGHT SEAL SINGLE ENTRY DOOR SINGLE ALUM. SINGLE SINGLE DOUBLE SINGLE SINGLE SINGLE 3'-0" x 8'-0" 2'-8" x 6'-8" 16'-0" x 7'-0" 5'-0" x 6'-8" BI-PASS 2'-6" x 6'-8" 2'-6" x 6'-8" 4'-0" x 6'-8" 2'-4" x 6'-8" 2'-4" x 6'-8" 2'-6" x 6'-8" 12 4'-0" x 6'-8" BI-PASS 13 4'-0" x 6'-8" BI-PASS 14 3'-0" x 6'-8" SINGLE 15 2'-6" x 6'-8" SINGLE 16 2'-4" x 6'-8" SINGLE 17 2'-4" x 6'-8" SINGLE 2'-4" x 6'-8" SINGLE 18 3'-0" x 8'-0" FRENCH DOOR 0.32 0.23 TEMP. 19 3'-0" x 6'-8" METAL DOOR GARAGE MAN DOOR 20 4'-8" x 6'-8" DOUBLE DEN OPTION WINDOW SCHEDULE SYMBOL 2'-0" x 5'-0" DIMENSIONS TYPE UVALUE SHGC REMARKS SINGLE HUNG 0.30 0.22 2'-0" x 3'-0" SINGLE HUNG 0.30 0.22 8'-0" x 5'-0" SLIDER 3'-0" x 5'-0" SINGLE HUNG 6'-0" x 5'-0" SLIDER NOT USED 4'-0" x 4'-6" SLIDER 2'-6" x 5'-0" SINGLE HUNG TEMP. TEMP. K 2'-6" x 5'-0" SINGLE HUNG 0.27 0.22 0.30 0.22 0.30 0.22 0.27 0.22 0.30 0.22 0.30 0.22 0.30 0.22 J I H G F E D C B A L 2'-6" x 5'-0" SINGLE HUNG 0.30 0.22 M 5'-0" x 5'-0" SLIDER 0.30 0.22 N 5'-0" x 5'-0" SLIDER 0.30 0.22 XOX SLIDER 4'-0" x 5'-0" SLIDER 0.30 0.22 8'-0" x 5'-0" XOX O 5'-0" x 5'-0" SLIDER 0.30 0.22 DEN OPTION SCALE: 1/4" = 1'-0" 2 SINK OPTION @ BATH 2 SCALE: 1/4" = 1'-0" B
A

Page 912 of 1622 ends

21'-9
1 2
" 13'-2
1 2
" 35'-0" 12'-9
1 2
" 9'-0"
66'-2"
13'-9" 6'-3
1 2
" 9'-8
1 2
" 1'-1
1 2
"
61'-2"
24'-3" 10'-10"
2'-3
1 2
" 15'-4" 11'-5
1 2 10"
"
4'-0" 20'-5
1 2
" 11'-1
1 2
" 2'-3
1 2
" 11'-1
1 2
" 17'-2"
2'-7
1 2
" 6'-0
1 2
" 5'-2
1 2
" 10" 1'-7" 6" 3'-0" 6'-0" 5'-8
1 2
" 7'-6" 2'-7
1 2
" 3'-0" 5'-6" 4'-5
1 2
"
5'-6
1 2
" 1'-3" 5'-9
1 2
"
5'-2" 11
1 2
" 5'-9
1 2
" 10'-8" 2'-9" 2'-9
1 2
" 5'-4" 3'-5
1 2
" 6'-7" 10'-7" 1'-0" 3'-0" 1'-10" 3'-0" 5'-2" 5'-5
1 2
" 3'-6" 3'-6" 3'-1
1 2
" 1'-0"
3'-0"
1'-0"
3'-9" 5'-0"
6'-7" 3'-6" 6'-6
1 2
" 3'-3
1 2
" 4'-11"
7'-3" 4'-5"
11'-5
1 2
"
2'-3
1 2
" 3'-8
1 2
" 1'-10
1 2
" 3'-4" 6'-9
1 2
" 1'-8
1 2
" 2'-3" 9" 8'-9
1 2
"
3'-5"
7'-5
1 2
"
5'-10" 1'-9
1 2
" 2'-3" 3'-7"
5'-11
1 2
"
2'-6" 2'-6" 2'-3
1 2 13'-3 " 1
2 "
41'-8
1 2
" 2'-9
1 2
" 6'-6"
4'-2"
5'-0" 4'-7"
8 1
2 "
1'-4" 9" GREAT ROOM 10' CLG. CARPET PATIO 10' CLG. CONC. KITCHEN 10' CLG. VINYL PLANK MASTER BEDROOM 9' CLG. CARPETBEDROOM 2 9' CLG. CARPET BEDROOM 3 9' CLG. CARPET BA. 2 9' CLG. VINYL PLANK M. BATH 9' CLG. VINYL PLANK DINING 10' CLG. CARPET 2-CAR GARAGE 9' CLG. CONC. W.I.C. BEDROOM 4 / DEN OPT. 10' CLG. CARPET ENTRY 10' CLG. VINYL PLANK LAU. 10' CLG. VINYL PLANK PORCH 10' CLG. CONC. @ +8' 19 16 01 15 08 17 32 21 2123 17 17 11 07 09 18 23 10 12 33 070709 08 34 17 0605 15 34 23 23 04 22 2425 20 28 29 37 02 03 29 16 23 13 35 27 33 33 01 02 08 C B L D A J E H I G K M 04 05 06 07 09 10 11 12 13 14 15 16 17 18 1'-11" 17 19
AA3.1
BA3.1
BA1.1
AA1.1
CA3.1 03 O 3'-1" 7'-4" 4'-11" 1'-11" 6" 10'-5" 6'-10" 17'-9" 35'-0" 16'-0" 1'-3" N A 05 10'-5" 10"
13'-8
1 2
"
11'-5
1 2
"
2'-3" 3'-8" DEN OPT. 10' CLG. CARPET 1'-8" 1'-8" 07 09 33 33 09 10 BA. 2 9' CLG. VINYL PLANK FLOOR PLAN SCALE: 1/4" = 1'-0" A1.3

B E ONADELL
HOMES INC.

THE ABOVE DRAWINGS, SPECIFICATIONS,

IDEAS AND DESIGNS ARE THE PROPERTY
OF BONADELLE HOMES INC. AND MAY NOT

BE REPRODUCED, CHANGE OR COPIED IN

ANY FORM WITHOUT THE PERMISSION OF
BONADELLE HOMES INC.
2 FLOOR KEYNOTES 01 REFRIGERATOR (N.I.C.) - PROVIDE COLD WATER STUB. 02 DISHWASHER 03 DOUBLE SINK W/ DISPOSAL 04 30" COOKTOP w/ HOOD ABV. (MICROWAVE HOOD OPT.) PER MFG'S SPECIFICATIONS.VERTICAL CLEARANCE ABOVE THE COOKTOP TO COMBUSTIBLES IS 30" UNPROTECTED, OR 24" PROTECTED, AND THE HORIZONTAL DIMENSION IS REQUIRED TO BE PER THE PERMANENT MARKING LISTED ON THE UNIT. PROVIDE ANTI-TILT LOCK. 05 WASHER (N.I.C). 06 DRYER (N.I.C.) - VENT TO OUTSIDE AIR A MIN. 4" DIA MOISTER EXHAUST DUCT PER SECTION 504.0 . A (14'-0" MAX. RUN PER C.M.C. SECTION 906) - PLUMB FOR OPTIONAL GAS. INSTALL DRYER BOX IN WALL FOR VENTING. 07 LAVATORY SET IN SOLID SURFACE COUNTERTOP WITH CABINETS BELOW. 08 LOW FLOW WATER CLOSET W/ MAXIMUM FLUSH OF OF 1.28 GALLONS PER FLUSH (TYPICAL) PER CRC R327.1.1 GRAB BAR REINFORCEMENT SHALL BE PROVIDED ON BACK OF WALL OF TOILET & SLAB FLOOR SHALL PROVIDE REINFORCEMENT FOR FLOOR MOUNTED GRAB BARS. SEE DET. 1/D1.3. 09 VANITY MIRROR. 10 OVAL TUB w/12" TILE SPLASH & DECK 11 LASCO MODEL #102422P FIBERGLASS TUB/ SHOWER COMBO UNIT. INSTALL PER MANUFACTURER'S INSTRUCTIONS. SHOWER GLASS DOOR TO BE TEMP. & MIN. 22" WIDE. GLASS TUB/SHOWER SEPARATOR TO BE TEMPERED. SEE OPTIONAL PLAN. 12 SHOWER W/ TILE 72" MIN. O/ USE OF FIBER-CEMENT,FIBER-MAT REINFORCED CEMENT OR GLASS MAT GYPSUM BACKERS , w/2"-9" MAX. CURB. PROVIDE TEMPERED GLASS ENCLOSURE AS REQUIRED. MIN 22" TEMP DOOR. THE WATER RESISTANT GYP BOARD SHALL NOT BE INSTALLED WHERE THERE WILL BE DIRECT EXPOSURE TO WATER, OR IN AREA SUBJECT TO HIGH HUMIDITY. R702.3.8.1 13 50 GALLON HEAT PUMP WATER HEATER. INSTALL PER MANUFACTURER'S INSTRUCTIONS FOR CLEARANCE. 14 PEDESTAL SINK 15 LINE OF UPPER CABINET. 16 GRANITE COUNTERTOP w/ CABINETS BELOW 17 (1) SHELF AND (1) POLE. 18 1-3/8" THK. SOLID CORE DOOR W/ SELF CLOSING HINGES AND SELF-LATCHING. PROVIDE A GASKET OR WEATHERSTRIPPING TO PROVIDE A SUBSTANTIALLY AIRTIGHT SEAL 19 ONE LAYER OF 5/8" THK. TYPE 'X' GYP. BD. TYPICAL AT ALL HOUSE/GARAGE COMMON WALLS. APPLY TO ENTIRE GARAGE WALL & CEILING. 20 30"x30" ATTIC ACCESS TO BE WEATHER STRIPPED & INSULATION EQUIVALENT TO THAT OF THE CEILING SHALL BE INSTALLED ON ACCESS PANEL 21 CONCRETE PORCH/PATIO SLAB - BROOM FINISH (SLOPE AWAY FROM BUILDING). 22 A/C CONDENSING UNIT ON PRE-CAST CONCRETE PAD. 23 FLAT SOFFIT @ +8'-0". 24 TELECOMMUNICATION SERVICE TO RESIDENCE. 25 ELECTRICAL SERVICE TO RESIDENCE. 26 6x6 D.F. RESAWN POST - SEE ELEVATION 27 CONC. STOOP AT GARAGE MAN DOOR - (BROOM FINISH) SLOPE AWAY FROM BLDG. 28 30" OVEN / MICROWAVE COMBO 29 2x6 PONY WALL. 30 WATERPROOF DECK COATING - HILLS BROS. CHEM. CO 'DESERT-CRETE', ICBO #4635 OR APPROVED EQUAL. INSTALL PER MFR RECOMMENDATIONS & ICBO REPORT. 31 PROVIDE (1) LAYER 5/8" TYPE "X" GYP. BD. @ WALL & CEILING IN THE ENCLOSED USABLE SPACE UNDER STAIRS. 32 PANTRY w/ (5) SHELVES 33 TOWEL RING @ 59" w/ BLOCKING 34 TOWEL BAR @ 51" w/ BLOCKING 35 3" STEEL BOLLARD PROTECTIVE BARRIER PER CPC 507.13.1 36 GRAB BAR REINFORCEMENT TO BE INSTALLED PER CRC R327.1.1 AT THE BACK AND SIDE WALL OF THE WATER CLOSET, CONTINUOUS AROUND THE SHOWER, AND CONTINUOUS AT THE BACK WALL AND EACH END OF THE TUB w/ FLOOR MOUNTED GRAB BAR REINFORCEMENT WHERE APPLICABLE. 37 LINEN CABINET(14" DEEP LOWER / 12" DEEP UPPER) FLOOR NOTES: 1. IT IS THE CONTRACTOR'S RESPONSIBILITY TO VERIFY LOCATIONS OF ALL SPECIAL BOLTS, STRAPS AND HOLDOWNS 2. SEE N SHEETS FOR GENERAL NOTES 3. SEE D SHEETS FOR GENERAL DETAILS 4. LABELED SAFETY GLASS IS REQUIRED IN TUB/SHOWER ENCLOSURES & GLAZING WITHIN 60" FORM BOTTOM OF TUBS/SHOWERS. (OPTIONAL) 5 MAXIMUM SILL HEIGHT OF 44 INCHES FROM THE BOTTOM OF THE CLEAR OPENING ABOVE THE FLOOR IN SLEEPING ROOMS FOR ALL WINDOWS USED FOR EMERGENCY EXITS, WITH MINIMUM 821 SQ.IN. (24" WIDE x 20" HIGH CLR. OPENING) 6. WHERE THE OPENING OF THE SILL PORTION OF AN OPERABLE WINDOW IS LOCATD MORE THAN 72" ABOVE FINISHED GRADE OR OTHER SURFACE BELOW, THE LOWEST PART OF THE CLEAR OPENING OF THE WINDOW SHALL BE 24" ABOVE THE FINISHED FLOOR SURFACE OF THE ROOM IN WHICH THE WINDOW IS LOCATED. GLAZING BETWEEN THE FLOOR AND A HEIGHT OF 24" SHALL BE FIXED OR HAVE OPENINGS SUCH THAT A 4" DIAMETER SPHERE CANNOT PASS. EXCEPTION: OPENINGS THAT ARE PROVIDED WITH WINDOW GUARDS THAT COMPLY WITH ASTM 2006 OR F 2090, THE GUARD MAY NOT HAVE OPENINGS THAT A 4" SPHERE IN DIAMETER CAN PASS THRU 7. PROVIDE A GASKET OR WEATHERSTRIPPING TO PROVIDE A SUBSTANTIALLY AIRTIGHT SEAL 8. INSTANTANEOUS WATER HEATERS WITH INPUT RATING GREATER THAN 6.8kBTU/hr (2-kw) SHALL HAVE ISOLATION VALVES ON BOTH THE COLD WATER SUPPLY AND HOT WATER PIPE LEAVING THE WATER HEATER, AND HOSE BIBBS OR OTHER FITTINGS ON EACH VALVE FOR FLUSHING THE WATER HEATER WHEN VALVES ARE CLOSED. PER CA ENERGY CODE 110.3(c)7 9. GALVANIZED MALLEABLE IRON, GALVANIZED WROUGHT IRON, OR GALVANIZED STEEL ARE PROHIBITED MATERIALS FOR WATER SUPPLY AND BUILDING WATER PIPING BOTH UNDERGROUND AND IN BUILDINGS. 10. A SHEETROCK NAILING INSPECTION IS REQUIRED -2022 CRC R109.1.4.2 & 2022 CBC 110.3.5 & CLOVIS MUNICIPAL CODE (CMC) SECT. 305.5(4) & (5). VALUES OR NOTES ENERGY COMPLIANCE SCHEDULE REQUIREMENT WALL INSULATION 2x4=R-15, 2x6=R-21 ATTIC INSULATION R-30 FLOOR INSULATION R-19 DUCT INSULATION R-6.0 HVAC HEATING 0.95 AFUE HVAC COOLING 15.2 SEER 0.91 ENERGY FACTOR LIGHTING SEE ELECTRICAL SHEETS HERS HIGH ENERGY EFFICIENCY RATIO (EER) PRIOR TO FINAL INSPECTION PRIOR TO FINAL INSPECTION PRIOR TO FINAL INSPECTION WATER HEATER ROOF REQUIRED COMP. ROOF EXT. FOAM INSULATION 1" THK. FOAM INSULATION R-4.0 HERS DUCT LEAKAGE TESTING HERS HIGH EFFICIENCY INSULATION INSTALL ROOF DECK INSULATION R-13 WALL LEGEND 2x4 STD. GR. STUDS @16" O.C. w/R-15 INSULATION @EXT. WALLS U.N.O. 2x6 STUDS @16" O.C. w/R-21 INSULATION @ EXT. WALLS U.N.O. DOOR SCHEDULE SYMBOL DIMENSIONS TYPE REMARKS 0102030405060708091011 UVALUE SHGC 1-3 8" THK. SOLID CORE DOOR w/SELF CLOSURE, & SELF-LATCHING. PROVIDE GASKET OR WEATHERSTRIPPING TO PROVIDE A SUBSTANTIALLY AIR TIGHT SEAL SINGLE ENTRY DOOR SINGLE ALUM. SINGLE SINGLE DOUBLE SINGLE SINGLE SINGLE 3'-0" x 8'-0" 2'-8" x 6'-8" 16'-0" x 7'-0" 5'-0" x 6'-8" BI-PASS 2'-6" x 6'-8" 2'-6" x 6'-8" 4'-0" x 6'-8" 2'-4" x 6'-8" 2'-4" x 6'-8" 2'-6" x 6'-8" 12 4'-0" x 6'-8" BI-PASS 13 4'-0" x 6'-8" BI-PASS 14 3'-0" x 6'-8" SINGLE 15 2'-6" x 6'-8" SINGLE 16 2'-4" x 6'-8" SINGLE 17 2'-4" x 6'-8" SINGLE 2'-4" x 6'-8" SINGLE 18 3'-0" x 8'-0" FRENCH DOOR 0.32 0.23 TEMP. 19 3'-0" x 6'-8" METAL DOOR GARAGE MAN DOOR 20 4'-8" x 6'-8" DOUBLE DEN OPTION WINDOW SCHEDULE SYMBOL 2'-0" x 5'-0" DIMENSIONS TYPE UVALUE SHGC REMARKS SINGLE HUNG 0.30 0.22 2'-0" x 3'-0" SINGLE HUNG 0.30 0.22 8'-0" x 5'-0" SLIDER 3'-0" x 5'-0" SINGLE HUNG 6'-0" x 5'-0" SLIDER NOT USED 4'-0" x 4'-6" SLIDER 2'-6" x 5'-0" SINGLE HUNG TEMP. TEMP. K 2'-6" x 5'-0" SINGLE HUNG 0.27 0.22 0.30 0.22 0.30 0.22 0.27 0.22 0.30 0.22 0.30 0.22 0.30 0.22 J I H G F E D C B A L 2'-6" x 5'-0" SINGLE HUNG 0.30 0.22 M 5'-0" x 5'-0" SLIDER 0.30 0.22 N 5'-0" x 5'-0" SLIDER 0.30 0.22 XOX SLIDER 4'-0" x 5'-0" SLIDER 0.30 0.22 8'-0" x 5'-0" XOX O 5'-0" x 5'-0" SLIDER 0.30 0.22 DEN OPTION SCALE: 1/4" = 1'-0" 2 SINK OPTION @ BATH 2 SCALE: 1/4" = 1'-0" B
A

Page 913 of 1622 ends

FRONT ELEVATION

LEFT ELEVATION

REAR ELEVATION

RIGHT ELEVATION
14 01
01 01
TYP.
02 TYP.
02 04
05 04
05 06
07 07
07 10
TYP.
13 14
14 FASCIA: 512"
FASCIA: 512" FASCIA: 512"
+10'-1" PLT. HT.
+0'-0" FIN. FLR.
+9'-1" PLT. HT.
12 08
06 +10'-1" PLT. HT.
+0'-0" FIN. FLR.
+9'-1" PLT. HT.
10 TYP.

TYP.
02 +10'-1" PLT. HT.
+0'-0" FIN. FLR.
+9'-1" PLT. HT.
+10'-1" PLT. HT.
+0'-0" FIN. FLR.
+9'-1" PLT. HT. +9'-1" PLT. HT.
08 14
01 TYP.
02 04
05 07
10 TYP.
06 +18'-4" RIDGE
+18'-4" RIDGE
+18'-4" RIDGE
+18'-4" RIDGE
A2.1 AMERICAN TRADITIONAL

EXTERIOR ELEVATIONS
SCALE: 1/4" = 1'-0" 7030 N. FRUIT AVE. SUITE 101 FRESNO , CALIFORNIA 93711 PHONE: (559) 435-9700 FAX: (559) 435-9707 CONTR. LIC. # 822555 SHEET 14567

REVISIONS
MODEL
PLOT DATE:

PLAN CHECK NUMBER
STD PLN #
1575
09/05/2025PLAN 1575 "ALL RIGHTS RESERVED" 3 B E ONADELL HOMES INC. THE ABOVE DRAWINGS, SPECIFICATIONS, IDEAS AND DESIGNS ARE THE PROPERTY OF BONADELLE HOMES INC. AND MAY NOT BE REPRODUCED, CHANGE OR COPIED IN ANY FORM WITHOUT THE PERMISSION OF BONADELLE HOMES INC. 2 1 CONTRACTOR TO PROVIDE ADDITIONAL STUCCO JOINTS AS NEEDED TO MINIMIZE CRACKING. 2 PROVIDE G.I. SHEET METAL FLASHING AND COUNTER-FLASHING AS REQUIRED COMPLY TO 2022 CRC 3 ALL WINDOWS TO BE DUAL GLAZED VINYL "LOW-E" w/ FINISH PER DEVELOPER - PROVIDE MUNTINS AS SHOWN.

ELEVATION KEYNOTES

ELEVATION NOTES

1. COMPOSITION ASPHALT ROOFING. PER THE CF1R ENERGY CALCULATION, ROOFING MATERIAL SHALL HAVE A SOLAR REFLECTANCE OF AT LEAST 0.16.

ESR#2535

3. ICC ESR#2586 APPROVED THERMAL BARRIER PROTECTION BEHIND 2-COAT STUCCO SYSTEM AT EXPOSED GABLE END ATTIC SPACE OR 1/2" SHEET ROCK APPROVED EQ.

4. MANUFACTURED STONE VENEER:

ELDORADO STONE VENEER: LIGHTWEIGHT AGGREGATE, PORTLAND CEMENT AND IRON OXIDES. CODE CERTIFICATION: ESR-1215 FA/VA MATERIAL RELEASE #910 UNDERWRITER'S LABORATORIES CLASSIFICATION #546T. INSTALL

5. FIBER CEMENT LAP SIDING o/ BUILDING PAPER, INSTALL PER MFGR'S. SPECS.

6. 4” FIBER CEMENT TRIM

7. 2x6 FASCIA, TYP.

8. GABLE END VENT, REFER TO STRUCTURAL ROOF PLANS FOR SIZE AND COUNT.

9. DECORATIVE FOAM CORBELS.

10. 1/2" EXPANSION JOINTS INSTALLED @ TIME OF LATH.

11. 6x6 D.F. RE-SAWN POST.

12. FOAM TRIM w/ STUCCO FINISH, EXTEND 3” PAST OPENING.

13. DECORATIVE SHUTTERS PERMANENTLY AFFIXED TO EXTEIOR WALL.CP

14. FINISHED GRADE SLOPE REQUIRED TO FALL AWAY FROM STRUCTURE. LOT SHALL

BE GRADED TO DRAIN SURFACE WATER AWAY FROM FOUNDATION WALLS, THE GRADE SHALL FALL A MIN. OF 6" WITHIN THE FIRST 10 FT. (CRC R401.3)..

Page 914 of 1622 ends

FRONT ELEVATION

LEFT ELEVATION

REAR ELEVATION

RIGHT ELEVATION
01 TYP.
02 04
06 07
14 +10'-1" PLT. HT.
+0'-0" FIN. FLR.
+9'-1" PLT. HT.
12 09
12 14
01 TYP.
02 04
07 10
TYP.
08 +10'-1" PLT. HT.
+0'-0" FIN. FLR.
+9'-1" PLT. HT.
09 01
07 14
10 TYP.

TYP.
02 +10'-1" PLT. HT.
+0'-0" FIN. FLR.
+9'-1" PLT. HT.
+10'-1" PLT. HT.
+0'-0" FIN. FLR.
+9'-1" PLT. HT. +9'-1" PLT. HT.
08 14
01 TYP.
02 04
07 10
TYP.
09 +18'-4" RIDGE
+18'-4" RIDGE
+18'-4" RIDGE
+18'-4" RIDGE
A2.2 CRAFTSMAN

EXTERIOR ELEVATIONS
SCALE: 1/4" = 1'-0" 7030 N. FRUIT AVE. SUITE 101 FRESNO , CALIFORNIA 93711 PHONE: (559) 435-9700 FAX: (559) 435-9707 CONTR. LIC. # 822555 SHEET 14567

REVISIONS
MODEL
PLOT DATE:

ELEVATION KEYNOTES

ELEVATION NOTES

1. COMPOSITION ASPHALT ROOFING. PER THE CF1R ENERGY CALCULATION, ROOFING MATERIAL SHALL HAVE A SOLAR REFLECTANCE OF AT LEAST 0.16.

ESR#2535

3. ICC ESR#2586 APPROVED THERMAL BARRIER PROTECTION BEHIND 2-COAT STUCCO SYSTEM AT EXPOSED GABLE END ATTIC SPACE OR 1/2" SHEET ROCK APPROVED EQ.

4. MANUFACTURED STONE VENEER:

ELDORADO STONE VENEER: LIGHTWEIGHT AGGREGATE, PORTLAND CEMENT AND IRON OXIDES. CODE CERTIFICATION: ESR-1215 FA/VA MATERIAL RELEASE #910 UNDERWRITER'S LABORATORIES CLASSIFICATION #546T. INSTALL

5. FIBER CEMENT LAP SIDING o/ BUILDING PAPER, INSTALL PER MFGR'S. SPECS.

6. 4” FIBER CEMENT TRIM

7. 2x6 FASCIA, TYP.

8. GABLE END VENT, REFER TO STRUCTURAL ROOF PLANS FOR SIZE AND COUNT.

9. DECORATIVE FOAM CORBELS.

10. 1/2" EXPANSION JOINTS INSTALLED @ TIME OF LATH.

11. 6x6 D.F. RE-SAWN POST.

12. FOAM TRIM w/ STUCCO FINISH, EXTEND 3” PAST OPENING.

13. DECORATIVE SHUTTERS PERMANENTLY AFFIXED TO EXTEIOR WALL.CP

14. FINISHED GRADE SLOPE REQUIRED TO FALL AWAY FROM STRUCTURE. LOT SHALL

BE GRADED TO DRAIN SURFACE WATER AWAY FROM FOUNDATION WALLS, THE GRADE SHALL FALL A MIN. OF 6" WITHIN THE FIRST 10 FT. (CRC R401.3)..

Page 915 of 1622 ends

01 TYP.
02 04
05 07
14 +10'-1" PLT. HT.
+0'-0" FIN. FLR.
+9'-1" PLT. HT.
12 12

FRONT ELEVATION
06 LEFT ELEVATION
+18'-4" RIDGE
14 01
TYP.
02 06
07 10
TYP.
08 +10'-1" PLT. HT.
+0'-0" FIN. FLR.
+9'-1" PLT. HT.
+18'-4" RIDGE

REAR ELEVATION
10 TYP.

TYP.
02 +10'-1" PLT. HT.
+0'-0" FIN. FLR.
+9'-1" PLT. HT.
+18'-4" RIDGE
01 07
14 RIGHT ELEVATION
+10'-1" PLT. HT.
+0'-0" FIN. FLR.
+9'-1" PLT. HT. +9'-1" PLT. HT.
08 14
01 TYP.
02 04
07 10
TYP.
+18'-4" RIDGE
A2.3 TRADITIONAL RANCH

EXTERIOR ELEVATIONS
SCALE: 1/4" = 1'-0" 7030 N. FRUIT AVE. SUITE 101 FRESNO , CALIFORNIA 93711 PHONE: (559) 435-9700 FAX: (559) 435-9707 CONTR. LIC. # 822555 SHEET 14567

REVISIONS
MODEL
PLOT DATE:

ELEVATION KEYNOTES

ELEVATION NOTES

1. COMPOSITION ASPHALT ROOFING. PER THE CF1R ENERGY CALCULATION, ROOFING MATERIAL SHALL HAVE A SOLAR REFLECTANCE OF AT LEAST 0.16.

ESR#2535

3. ICC ESR#2586 APPROVED THERMAL BARRIER PROTECTION BEHIND 2-COAT STUCCO SYSTEM AT EXPOSED GABLE END ATTIC SPACE OR 1/2" SHEET ROCK APPROVED EQ.

4. MANUFACTURED STONE VENEER:

ELDORADO STONE VENEER: LIGHTWEIGHT AGGREGATE, PORTLAND CEMENT AND IRON OXIDES. CODE CERTIFICATION: ESR-1215 FA/VA MATERIAL RELEASE #910 UNDERWRITER'S LABORATORIES CLASSIFICATION #546T. INSTALL

5. FIBER CEMENT LAP SIDING o/ BUILDING PAPER, INSTALL PER MFGR'S. SPECS.

6. 4” FIBER CEMENT TRIM

7. 2x6 FASCIA, TYP.

8. GABLE END VENT, REFER TO STRUCTURAL ROOF PLANS FOR SIZE AND COUNT.

9. DECORATIVE FOAM CORBELS.

10. 1/2" EXPANSION JOINTS INSTALLED @ TIME OF LATH.

11. 6x6 D.F. RE-SAWN POST.

12. FOAM TRIM w/ STUCCO FINISH, EXTEND 3” PAST OPENING.

13. DECORATIVE SHUTTERS PERMANENTLY AFFIXED TO EXTEIOR WALL.CP

14. FINISHED GRADE SLOPE REQUIRED TO FALL AWAY FROM STRUCTURE. LOT SHALL

BE GRADED TO DRAIN SURFACE WATER AWAY FROM FOUNDATION WALLS, THE GRADE SHALL FALL A MIN. OF 6" WITHIN THE FIRST 10 FT. (CRC R401.3)..

Page 916 of 1622 ends

Page 917 of 1622 ends

Page 918 of 1622 ends

Page 919 of 1622 ends

5'-2
1 2
" 10'-5" 3'-10" 20'-9"
2'-3
1 2
" 9'-0" 2'-3
1 2
" 8'-2" 5'-10
1 2
" 5'-3
1 2
"
21'-1" 11'-5
1 2
" 13'-8
1 2
" 11'-5
1 2
" 13'-3
1 2
" 71'-0" 1'-6" 17'-0" 18'-6" 8'-3" 16'-6" 35'-0"
7'-0"
1'-6" 6'-2
1 2
" 7'-8
1 2
" 3'-10" 7'-9" 14'-11
1 2
" 5'-7
1 2
" 4'-3
1 2
" 10'-1
1 2
" 1'-9
1 2
"
2'-7
1 2
" 35'-2
1 2
" 14'-7"5'-10
1 2
" 1'-10"6'-4
1 2
" 13'-0"
75'-0"
4'-0"
6'-6
1 2
"
2'-7"
11'-7
1 2
" 11'-0" 2'-7" 3'-6" 6'-6" 10'-1
1 2 5'-9 3'-8"
" 1
2 " 5'-10" 3'-6
1 2
" 4'-7" 4'-1
1 2
" 6'-5
1 2
"
3'-6"
1'-5"
2'-7
1 2
"
A
B
C
D
E
F
I H
J
K
L
G 01 02 03 04 13 11 18 12 08 17 10 07 09 14 15 16 20 5'-6 1 2
"
2'-3
1 2
" 8'-7
1 2
" 3'-10
1 2
"
8'-0" 3'-5
1 2
" 05 06
AA3.1
BA3.1 PATIO 9' CLG. CONC. 21 23 +8'-6" 23 +8'-6" MASTER BEDROOM 9' CLG. CARPET MASTER CLOSET 9' CLG. CARPET M. BATH 9' CLG. VINYL PLANK BEDROOM 2 9' CLG. CARPET BEDROOM 3 9' CLG. CARPET LAUNDRY 9' CLG. VINYL PLANK GREAT ROOM 9' CLG. VINYL PLANK DINING ROOM 9' CLG. VINYL PLANK KITCHEN 9' CLG. VINYL PLANK GARAGE 9' CLG. CONC. 19 ENTRY 9' CLG. VINYL PLANK FLEX RM. BED 4 OPTION 9' CLG. CARPET BATH 2 9' CLG. VINYL PLANK BATH 3 9' CLG. VINYL PLANK 01 02 03041516 05 06 07 07 0707 08 08 08 09 09 09 10 12 13 17 17 17 17 38 27 18 20 22 23 +8'-0" 23 +8'-0" 23 +8'-0" 23 +8'-0" 23 +8'-0" 2425 35 28 36 36 32 37 36 37 11 PORCH CONC. 8'-2"
2'-6"
1'-0" 4'-10" 1'-0" 19 18
12'-10"
2'-3
1 2
" 5'-10"
9'-1" 3'-2"
7'-1" 4'-0"
A BED 4 OPTION 9' CLG. CARPET 07 08 09 36 37 11 35
L 12 11 13 17 09 07 08 09 36 37 BATH 2 9' CLG. VINYL PLANK 11 FLOOR PLAN SCALE: 1/4" = 1'-0" A1.1

B E ONADELL
HOMES INC.

THE ABOVE DRAWINGS, SPECIFICATIONS,

IDEAS AND DESIGNS ARE THE PROPERTY
OF BONADELLE HOMES INC. AND MAY NOT

BE REPRODUCED, CHANGE OR COPIED IN

ANY FORM WITHOUT THE PERMISSION OF
BONADELLE HOMES INC.
2 FLOOR KEYNOTES 01 REFRIGERATOR (N.I.C.) - PROVIDE COLD WATER STUB. 02 DISHWASHER 03 DOUBLE SINK W/ DISPOSAL 04 30" COOKTOP w/ HOOD ABV. (MICROWAVE HOOD OPT.) PER MFG'S SPECIFICATIONS.VERTICAL CLEARANCE ABOVE THE COOKTOP TO COMBUSTIBLES IS 30" UNPROTECTED, OR 24" PROTECTED, AND THE HORIZONTAL DIMENSION IS REQUIRED TO BE PER THE PERMANENT MARKING LISTED ON THE UNIT. PROVIDE ANTI-TILT LOCK. 05 WASHER (N.I.C). 06 DRYER (N.I.C.) - VENT TO OUTSIDE AIR A MIN. 4" DIA MOISTER EXHAUST DUCT PER SECTION 504.0 . A (14'-0" MAX. RUN PER C.M.C. SECTION 906) - PLUMB FOR OPTIONAL GAS. INSTALL DRYER BOX IN WALL FOR VENTING. 07 LAVATORY SET IN SOLID SURFACE COUNTERTOP WITH CABINETS BELOW. 08 LOW FLOW WATER CLOSET W/ MAXIMUM FLUSH OF OF 1.28 GALLONS PER FLUSH (TYPICAL) PER CRC R327.1.1 GRAB BAR REINFORCEMENT SHALL BE PROVIDED ON BACK OF WALL OF TOILET & SLAB FLOOR SHALL PROVIDE REINFORCEMENT FOR FLOOR MOUNTED GRAB BARS. SEE DET. 1/D1.3. 09 VANITY MIRROR. 10 OVAL TUB w/12" TILE SPLASH & DECK 11 LASCO MODEL #102422P FIBERGLASS TUB/ SHOWER COMBO UNIT. INSTALL PER MANUFACTURER'S INSTRUCTIONS. SHOWER GLASS DOOR TO BE TEMP. & MIN. 22" WIDE. GLASS TUB/SHOWER SEPARATOR TO BE TEMPERED. SEE OPTIONAL PLAN. 12 SHOWER W/ TILE 72" MIN. O/ USE OF FIBER-CEMENT,FIBER-MAT REINFORCED CEMENT OR GLASS MAT GYPSUM BACKERS , w/2"-9" MAX. CURB. PROVIDE TEMPERED GLASS ENCLOSURE AS REQUIRED. MIN 22" TEMP DOOR. THE WATER RESISTANT GYP BOARD SHALL NOT BE INSTALLED WHERE THERE WILL BE DIRECT EXPOSURE TO WATER, OR IN AREA SUBJECT TO HIGH HUMIDITY. R702.3.8.1 13 50 GALLON ELECTRIC WATER HEATER. INSTALL PER MANUFACTURER'S INSTRUCTIONS FOR CLEARANCE. 14 PEDESTAL SINK 15 LINE OF UPPER CABINET. 16 GRANITE COUNTERTOP w/ CABINETS BELOW 17 (1) SHELF AND (1) POLE. 18 1-3/8" THK. SOLID CORE DOOR W/ SELF CLOSING HINGES AND SELF-LATCHING. PROVIDE A GASKET OR WEATHERSTRIPPING TO PROVIDE A SUBSTANTIALLY AIRTIGHT SEAL 19 ONE LAYER OF 5/8" THK. TYPE 'X' GYP. BD. TYPICAL AT ALL HOUSE/GARAGE COMMON WALLS. APPLY TO ENTIRE GARAGE WALL & CEILING. 20 30"x30" ATTIC ACCESS TO BE WEATHER STRIPPED & INSULATION EQUIVALENT TO THAT OF THE CEILING SHALL BE INSTALLED ON ACCESS PANEL 21 CONCRETE PORCH/PATIO SLAB - BROOM FINISH (SLOPE AWAY FROM BUILDING). 22 A/C CONDENSING UNIT ON PRE-CAST CONCRETE PAD. 23 FLAT SOFFIT @ +8'-0". 24 TELECOMMUNICATION SERVICE TO RESIDENCE. 25 ELECTRICAL SERVICE TO RESIDENCE. 26 6x6 D.F. RESAWN POST - SEE ELEVATION 27 CONC. STOOP AT GARAGE MAN DOOR - (BROOM FINISH) SLOPE AWAY FROM BLDG. 28 30" OVEN / MICROWAVE COMBO 29 STAIRS, SEE DET. 2/D1.3. 30 HANDRAIL/GUARDRAIL w/ 8" CURB. 31 2x6 PONY WALL. 32 5 SHELF LINEN. 33 LINE OF FLOOR ABOVE 34 PROVIDE (1) LAYER 5/8" TYPE "X" GYP. BD. @ WALL & CEILING IN THE ENCLOSED USABLE SPACE UNDER STAIRS. 35 PANTRY w/ (5) SHELVES 36 TOWEL RING @ 59" w/ BLOCKING 37 TOWEL BARD @ 51" w/ BLOCKING 38 3" STEEL BOLLARD PROTECTIVE BARRIER PER CPC 507.13.1 39 GRAB BAR REINFORCEMENT TO BE INSTALLED PER CRC R327.1.1 AT THE BACK AND SIDE WALL OF THE WATER CLOSET, CONTINUOUS AROUND THE SHOWER, AND CONTINUOUS AT THE BACK WALL AND EACH END OF THE TUB w/ FLOOR MOUNTED GRAB BAR REINFORCEMENT WHERE APPLICABLE. FLOOR NOTES: 1. IT IS THE CONTRACTOR'S RESPONSIBILITY TO VERIFY LOCATIONS OF ALL SPECIAL BOLTS, STRAPS AND HOLDOWNS 2. SEE N SHEETS FOR GENERAL NOTES 3. SEE D SHEETS FOR GENERAL DETAILS 4. LABELED SAFETY GLASS IS REQUIRED IN TUB/SHOWER ENCLOSURES & GLAZING WITHIN 60" FORM BOTTOM OF TUBS/SHOWERS. (OPTIONAL) 5 MAXIMUM SILL HEIGHT OF 44 INCHES FROM THE BOTTOM OF THE CLEAR OPENING ABOVE THE FLOOR IN SLEEPING ROOMS FOR ALL WINDOWS USED FOR EMERGENCY EXITS, WITH MINIMUM 821 SQ.IN. (24" WIDE x 20" HIGH CLR. OPENING) 6. WHERE THE OPENING OF THE SILL PORTION OF AN OPERABLE WINDOW IS LOCATD MORE THAN 72" ABOVE FINISHED GRADE OR OTHER SURFACE BELOW, THE LOWEST PART OF THE CLEAR OPENING OF THE WINDOW SHALL BE 24" ABOVE THE FINISHED FLOOR SURFACE OF THE ROOM IN WHICH THE WINDOW IS LOCATED. GLAZING BETWEEN THE FLOOR AND A HEIGHT OF 24" SHALL BE FIXED OR HAVE OPENINGS SUCH THAT A 4" DIAMETER SPHERE CANNOT PASS. EXCEPTION: OPENINGS THAT ARE PROVIDED WITH WINDOW GUARDS THAT COMPLY WITH ASTM 2006 OR F 2090, THE GUARD MAY NOT HAVE OPENINGS THAT A 4" SPHERE IN DIAMETER CAN PASS THRU 7. PROVIDE A GASKET OR WEATHERSTRIPPING TO PROVIDE A SUBSTANTIALLY AIRTIGHT SEAL 8. INSTANTANEOUS WATER HEATERS WITH INPUT RATING GREATER THAN 6.8kBTU/hr (2-kw) SHALL HAVE ISOLATION VALVES ON BOTH THE COLD WATER SUPPLY AND HOT WATER PIPE LEAVING THE WATER HEATER, AND HOSE BIBBS OR OTHER FITTINGS ON EACH VALVE FOR FLUSHING THE WATER HEATER WHEN VALVES ARE CLOSED. PER CA ENERGY CODE 110.3(c)7 9. GALVANIZED MALLEABLE IRON, GALVANIZED WROUGHT IRON, OR GALVANIZED STEEL ARE PROHIBITED MATERIALS FOR WATER SUPPLY AND BUILDING WATER PIPING BOTH UNDERGROUND AND IN BUILDINGS. 10. A SHEETROCK NAILING INSPECTION IS REQUIRED -2022 CRC R109.1.4.2 & 2022 CBC 110.3.5 & CLOVIS MUNICIPAL CODE (CMC) SECT. 305.5(4) & (5). VALUES OR NOTES ENERGY COMPLIANCE SCHEDULE REQUIREMENT WALL INSULATION 2x4=R-15, 2x6=R-21 ATTIC INSULATION R-30 FLOOR INSULATION R-19 DUCT INSULATION R-6.0 HVAC HEATING 0.95 AFUE HVAC COOLING 15.2 SEER 0.91 ENERGY FACTOR LIGHTING SEE ELECTRICAL SHEETS HERS HIGH ENERGY EFFICIENCY RATIO (EER) PRIOR TO FINAL INSPECTION PRIOR TO FINAL INSPECTION PRIOR TO FINAL INSPECTION WATER HEATER ROOF REQUIRED COMP. ROOF EXT. FOAM INSULATION 1" THK. FOAM INSULATION R-4.0 HERS DUCT LEAKAGE TESTING HERS HIGH EFFICIENCY INSULATION INSTALL ROOF DECK INSULATION R-13 WALL LEGEND 2x4 STD. GR. STUDS @16" O.C. w/R-15 INSULATION @EXT. WALLS U.N.O. 2x6 STUDS @16" O.C. w/R-21 INSULATION @ EXT. WALLS U.N.O. DOOR SCHEDULE SYMBOL DIMENSIONS TYPE REMARKS 0102030406070809 WINDOW SCHEDULE SYMBOL A B C D E F G H J K UVALUE SHGC 1-3 8" THK. SOLID CORE DOOR w/SELF CLOSURE, PROVIDE GASKET OR WEATHERSTIPING TO PROVIDE A SUBSTANTIALLY AIRTIGHT SEAL FIBERGLASS ENTRY DOOR ALUM. 3'-0" x 8'-0" 8'-0" x 7'-0" 5'-6" x 5'-6" DIMENSIONS TYPE UVALUE SHGC REMARKS 3'-0" x 6'-8" METAL DOOR GARAGE MAN DOOR L101112131415 I 2'-8" x 6'-8" SINGLE 2'-6" x 6'-8" SINGLE 2'-6" x 6'-8" SINGLE GARAGE DOORS SHALL BE LABELED WITH A PERMANENT LABEL PROVIDED BY THE GARAGE DOOR MANUFACTURER. THE LABEL SHALL IDENTIFY THE GARAGE DOOR MANUFACTURER, THE GARAGE DOOR MODEL/SERIES NUMBER, THE POSITIVE AND NEGATIVE DESIGN WIND PRESSURE RATING, THE INSTALLATION INSTRUCTION DRAWING REFERENCE NUMBER, AND THE APPLICABLE TEST STANDARD. [R609.4.1] SINGLE HUNG 5'-0" x 5'-0" FIXED SLIDER TEMP. 16 5'-0" x 5'-0" SLIDER SLIDER 3'-0" x 4'-0" 2'-0" x 5'-0" 2'-0" x 5'-0" SINGLE HUNG 7'-0" x 5'-0" XOX 6'-0" x 5'-0" SLIDER 6'-0" x 8'-0" SL. GLASS DR. TEMP. 6'-0" x 5'-0" SLIDER 6'-0" x 5'-0" SLIDER 2'-0" x 4'-0" SINGLE HUNG TEMP. 05 3'-0" x 6'-8" SINGLE 2'-8" x 6'-8" SINGLE 2'-4" x 6'-8" SINGLE 2'-6" x 6'-8" SINGLE 2'-4" x 6'-8" SINGLE 2'-4" x 6'-8" SINGLE 2'-8" x 6'-8" SINGLE 2'-6" x 6'-8" SINGLE 3'-0" x 6'-8" SINGLE 5'-0" x 6'-8" BI-PASS 171819 2'-4" x 6'-8" SINGLE 2'-6" x 6'-8" SINGLE 4'-0" x 6'-8" BI-PASS 19 4'-0" x 6'-8" BI-PASS DUAL SINKS @ BATH 2 SCALE: 1/4" = 1'-0" BEDROOM 4 OPTION SCALE: 1/4" = 1'-0"

Page 920 of 1622 ends

5'-2
1 2
" 10'-5" 3'-10" 20'-9"
2'-3
1 2
" 9'-0" 2'-3
1 2
" 8'-2" 5'-10
1 2
" 5'-3
1 2
"
21'-1" 11'-5
1 2
" 13'-8
1 2
" 11'-5
1 2
" 13'-3
1 2
" 71'-0" 1'-6" 17'-0" 18'-6" 8'-3" 16'-6" 35'-0"
7'-0"
1'-6" 6'-2
1 2
" 7'-8
1 2
" 3'-10" 7'-9" 14'-11
1 2
" 5'-7
1 2
" 4'-3
1 2
" 10'-1
1 2
" 1'-9
1 2
"
2'-7
1 2
" 35'-2
1 2
" 14'-7"5'-10
1 2
" 1'-10"6'-4
1 2
" 13'-0"
75'-0"
4'-0"
6'-6
1 2
"
2'-7"
11'-7
1 2
" 11'-0" 2'-7" 3'-6" 6'-6" 10'-1
1 2 5'-9 3'-8"
" 1
2 " 5'-10" 3'-6
1 2
" 4'-7" 4'-1
1 2
" 6'-5
1 2
"
3'-6"
1'-5"
2'-7
1 2
"
A
B
C
D
E
F
I H
J
K
L
G 01 02 03 04 13 11 18 12 08 17 10 07 09 14 15 16 20 5'-6 1 2
"
2'-3
1 2
" 8'-7
1 2
" 3'-10
1 2
"
8'-0" 3'-5
1 2
" 05 06
AA3.1
BA3.1 PATIO 9' CLG. CONC. 21 23 +8'-6" 23 +8'-6" MASTER BEDROOM 9' CLG. CARPET MASTER CLOSET 9' CLG. CARPET M. BATH 9' CLG. VINYL PLANK BEDROOM 2 9' CLG. CARPET BEDROOM 3 9' CLG. CARPET LAUNDRY 9' CLG. VINYL PLANK GREAT ROOM 9' CLG. VINYL PLANK DINING ROOM 9' CLG. VINYL PLANK KITCHEN 9' CLG. VINYL PLANK GARAGE 9' CLG. CONC. 19 ENTRY 9' CLG. VINYL PLANK FLEX RM. BED 4 OPTION 9' CLG. CARPET BATH 2 9' CLG. VINYL PLANK BATH 3 9' CLG. VINYL PLANK 01 02 03041516 05 06 07 07 0707 08 08 08 09 09 09 10 12 13 17 17 17 17 38 27 18 20 22 23 +8'-0" 23 +8'-0" 23 +8'-0" 23 +8'-0" 23 +8'-0" 2425 35 28 36 36 32 37 36 37 11 PORCH CONC. 8'-2"
2'-5"
10" 10" 5'-0" 19 18
12'-10"
2'-3
1 2
" 5'-10"
9'-1" 3'-2"
7'-1" 4'-0"
A BED 4 OPTION 9' CLG. CARPET 07 08 09 36 37 11 35
L 12 11 13 17 09 07 08 09 36 37 BATH 2 9' CLG. VINYL PLANK 11 FLOOR PLAN SCALE: 1/4" = 1'-0" A1.2

CFARFTSMAN
7030 N. FRUIT AVE. SUITE 101
FRESNO , CALIFORNIA 93711
PHONE: (559) 435-9700 FAX: (559) 435-9707
CONTR. LIC. # 822555
SHEET
14567 REVISIONS MODEL PLOT DATE: PLAN CHECK NUMBER STD PLN # 1800 09/05/2025 PLAN 1800
"ALL RIGHTS RESERVED" 3

B E ONADELL
HOMES INC.

THE ABOVE DRAWINGS, SPECIFICATIONS,

IDEAS AND DESIGNS ARE THE PROPERTY
OF BONADELLE HOMES INC. AND MAY NOT

BE REPRODUCED, CHANGE OR COPIED IN

ANY FORM WITHOUT THE PERMISSION OF
BONADELLE HOMES INC.
2 FLOOR KEYNOTES 01 REFRIGERATOR (N.I.C.) - PROVIDE COLD WATER STUB. 02 DISHWASHER 03 DOUBLE SINK W/ DISPOSAL 04 30" COOKTOP w/ HOOD ABV. (MICROWAVE HOOD OPT.) PER MFG'S SPECIFICATIONS.VERTICAL CLEARANCE ABOVE THE COOKTOP TO COMBUSTIBLES IS 30" UNPROTECTED, OR 24" PROTECTED, AND THE HORIZONTAL DIMENSION IS REQUIRED TO BE PER THE PERMANENT MARKING LISTED ON THE UNIT. PROVIDE ANTI-TILT LOCK. 05 WASHER (N.I.C). 06 DRYER (N.I.C.) - VENT TO OUTSIDE AIR A MIN. 4" DIA MOISTER EXHAUST DUCT PER SECTION 504.0 . A (14'-0" MAX. RUN PER C.M.C. SECTION 906) - PLUMB FOR OPTIONAL GAS. INSTALL DRYER BOX IN WALL FOR VENTING. 07 LAVATORY SET IN SOLID SURFACE COUNTERTOP WITH CABINETS BELOW. 08 LOW FLOW WATER CLOSET W/ MAXIMUM FLUSH OF OF 1.28 GALLONS PER FLUSH (TYPICAL) PER CRC R327.1.1 GRAB BAR REINFORCEMENT SHALL BE PROVIDED ON BACK OF WALL OF TOILET & SLAB FLOOR SHALL PROVIDE REINFORCEMENT FOR FLOOR MOUNTED GRAB BARS. SEE DET. 1/D1.3. 09 VANITY MIRROR. 10 OVAL TUB w/12" TILE SPLASH & DECK 11 LASCO MODEL #102422P FIBERGLASS TUB/ SHOWER COMBO UNIT. INSTALL PER MANUFACTURER'S INSTRUCTIONS. SHOWER GLASS DOOR TO BE TEMP. & MIN. 22" WIDE. GLASS TUB/SHOWER SEPARATOR TO BE TEMPERED. SEE OPTIONAL PLAN. 12 SHOWER W/ TILE 72" MIN. O/ USE OF FIBER-CEMENT,FIBER-MAT REINFORCED CEMENT OR GLASS MAT GYPSUM BACKERS , w/2"-9" MAX. CURB. PROVIDE TEMPERED GLASS ENCLOSURE AS REQUIRED. MIN 22" TEMP DOOR. THE WATER RESISTANT GYP BOARD SHALL NOT BE INSTALLED WHERE THERE WILL BE DIRECT EXPOSURE TO WATER, OR IN AREA SUBJECT TO HIGH HUMIDITY. R702.3.8.1 13 50 GALLON ELECTRIC WATER HEATER. INSTALL PER MANUFACTURER'S INSTRUCTIONS FOR CLEARANCE. 14 PEDESTAL SINK 15 LINE OF UPPER CABINET. 16 GRANITE COUNTERTOP w/ CABINETS BELOW 17 (1) SHELF AND (1) POLE. 18 1-3/8" THK. SOLID CORE DOOR W/ SELF CLOSING HINGES AND SELF-LATCHING. PROVIDE A GASKET OR WEATHERSTRIPPING TO PROVIDE A SUBSTANTIALLY AIRTIGHT SEAL 19 ONE LAYER OF 5/8" THK. TYPE 'X' GYP. BD. TYPICAL AT ALL HOUSE/GARAGE COMMON WALLS. APPLY TO ENTIRE GARAGE WALL & CEILING. 20 30"x30" ATTIC ACCESS TO BE WEATHER STRIPPED & INSULATION EQUIVALENT TO THAT OF THE CEILING SHALL BE INSTALLED ON ACCESS PANEL 21 CONCRETE PORCH/PATIO SLAB - BROOM FINISH (SLOPE AWAY FROM BUILDING). 22 A/C CONDENSING UNIT ON PRE-CAST CONCRETE PAD. 23 FLAT SOFFIT @ +8'-0". 24 TELECOMMUNICATION SERVICE TO RESIDENCE. 25 ELECTRICAL SERVICE TO RESIDENCE. 26 6x6 D.F. RESAWN POST - SEE ELEVATION 27 CONC. STOOP AT GARAGE MAN DOOR - (BROOM FINISH) SLOPE AWAY FROM BLDG. 28 30" OVEN / MICROWAVE COMBO 29 STAIRS, SEE DET. 2/D1.3. 30 HANDRAIL/GUARDRAIL w/ 8" CURB. 31 2x6 PONY WALL. 32 5 SHELF LINEN. 33 LINE OF FLOOR ABOVE 34 PROVIDE (1) LAYER 5/8" TYPE "X" GYP. BD. @ WALL & CEILING IN THE ENCLOSED USABLE SPACE UNDER STAIRS. 35 PANTRY w/ (5) SHELVES 36 TOWEL RING @ 59" w/ BLOCKING 37 TOWEL BARD @ 51" w/ BLOCKING 38 3" STEEL BOLLARD PROTECTIVE BARRIER PER CPC 507.13.1 39 GRAB BAR REINFORCEMENT TO BE INSTALLED PER CRC R327.1.1 AT THE BACK AND SIDE WALL OF THE WATER CLOSET, CONTINUOUS AROUND THE SHOWER, AND CONTINUOUS AT THE BACK WALL AND EACH END OF THE TUB w/ FLOOR MOUNTED GRAB BAR REINFORCEMENT WHERE APPLICABLE. FLOOR NOTES: 1. IT IS THE CONTRACTOR'S RESPONSIBILITY TO VERIFY LOCATIONS OF ALL SPECIAL BOLTS, STRAPS AND HOLDOWNS 2. SEE N SHEETS FOR GENERAL NOTES 3. SEE D SHEETS FOR GENERAL DETAILS 4. LABELED SAFETY GLASS IS REQUIRED IN TUB/SHOWER ENCLOSURES & GLAZING WITHIN 60" FORM BOTTOM OF TUBS/SHOWERS. (OPTIONAL) 5 MAXIMUM SILL HEIGHT OF 44 INCHES FROM THE BOTTOM OF THE CLEAR OPENING ABOVE THE FLOOR IN SLEEPING ROOMS FOR ALL WINDOWS USED FOR EMERGENCY EXITS, WITH MINIMUM 821 SQ.IN. (24" WIDE x 20" HIGH CLR. OPENING) 6. WHERE THE OPENING OF THE SILL PORTION OF AN OPERABLE WINDOW IS LOCATD MORE THAN 72" ABOVE FINISHED GRADE OR OTHER SURFACE BELOW, THE LOWEST PART OF THE CLEAR OPENING OF THE WINDOW SHALL BE 24" ABOVE THE FINISHED FLOOR SURFACE OF THE ROOM IN WHICH THE WINDOW IS LOCATED. GLAZING BETWEEN THE FLOOR AND A HEIGHT OF 24" SHALL BE FIXED OR HAVE OPENINGS SUCH THAT A 4" DIAMETER SPHERE CANNOT PASS. EXCEPTION: OPENINGS THAT ARE PROVIDED WITH WINDOW GUARDS THAT COMPLY WITH ASTM 2006 OR F 2090, THE GUARD MAY NOT HAVE OPENINGS THAT A 4" SPHERE IN DIAMETER CAN PASS THRU 7. PROVIDE A GASKET OR WEATHERSTRIPPING TO PROVIDE A SUBSTANTIALLY AIRTIGHT SEAL 8. INSTANTANEOUS WATER HEATERS WITH INPUT RATING GREATER THAN 6.8kBTU/hr (2-kw) SHALL HAVE ISOLATION VALVES ON BOTH THE COLD WATER SUPPLY AND HOT WATER PIPE LEAVING THE WATER HEATER, AND HOSE BIBBS OR OTHER FITTINGS ON EACH VALVE FOR FLUSHING THE WATER HEATER WHEN VALVES ARE CLOSED. PER CA ENERGY CODE 110.3(c)7 9. GALVANIZED MALLEABLE IRON, GALVANIZED WROUGHT IRON, OR GALVANIZED STEEL ARE PROHIBITED MATERIALS FOR WATER SUPPLY AND BUILDING WATER PIPING BOTH UNDERGROUND AND IN BUILDINGS. 10. A SHEETROCK NAILING INSPECTION IS REQUIRED -2022 CRC R109.1.4.2 & 2022 CBC 110.3.5 & CLOVIS MUNICIPAL CODE (CMC) SECT. 305.5(4) & (5). VALUES OR NOTES ENERGY COMPLIANCE SCHEDULE REQUIREMENT WALL INSULATION 2x4=R-15, 2x6=R-21 ATTIC INSULATION R-30 FLOOR INSULATION R-19 DUCT INSULATION R-6.0 HVAC HEATING 0.95 AFUE HVAC COOLING 15.2 SEER 0.91 ENERGY FACTOR LIGHTING SEE ELECTRICAL SHEETS HERS HIGH ENERGY EFFICIENCY RATIO (EER) PRIOR TO FINAL INSPECTION PRIOR TO FINAL INSPECTION PRIOR TO FINAL INSPECTION WATER HEATER ROOF REQUIRED COMP. ROOF EXT. FOAM INSULATION 1" THK. FOAM INSULATION R-4.0 HERS DUCT LEAKAGE TESTING HERS HIGH EFFICIENCY INSULATION INSTALL ROOF DECK INSULATION R-13 WALL LEGEND 2x4 STD. GR. STUDS @16" O.C. w/R-15 INSULATION @EXT. WALLS U.N.O. 2x6 STUDS @16" O.C. w/R-21 INSULATION @ EXT. WALLS U.N.O. DOOR SCHEDULE SYMBOL DIMENSIONS TYPE REMARKS 0102030406070809 WINDOW SCHEDULE SYMBOL A B C D E F G H J K UVALUE SHGC 1-3 8" THK. SOLID CORE DOOR w/SELF CLOSURE, PROVIDE GASKET OR WEATHERSTIPING TO PROVIDE A SUBSTANTIALLY AIRTIGHT SEAL FIBERGLASS ENTRY DOOR ALUM. 3'-0" x 8'-0" 8'-0" x 7'-0" 5'-6" x 5'-6" DIMENSIONS TYPE UVALUE SHGC REMARKS 3'-0" x 6'-8" METAL DOOR GARAGE MAN DOOR L101112131415 I 2'-8" x 6'-8" SINGLE 2'-6" x 6'-8" SINGLE 2'-6" x 6'-8" SINGLE GARAGE DOORS SHALL BE LABELED WITH A PERMANENT LABEL PROVIDED BY THE GARAGE DOOR MANUFACTURER. THE LABEL SHALL IDENTIFY THE GARAGE DOOR MANUFACTURER, THE GARAGE DOOR MODEL/SERIES NUMBER, THE POSITIVE AND NEGATIVE DESIGN WIND PRESSURE RATING, THE INSTALLATION INSTRUCTION DRAWING REFERENCE NUMBER, AND THE APPLICABLE TEST STANDARD. [R609.4.1] SINGLE HUNG 5'-0" x 5'-0" FIXED SLIDER TEMP. 16 5'-0" x 5'-0" SLIDER SLIDER 3'-0" x 4'-0" 2'-0" x 5'-0" 2'-0" x 5'-0" SINGLE HUNG 7'-0" x 5'-0" XOX 6'-0" x 5'-0" SLIDER 6'-0" x 8'-0" SL. GLASS DR. TEMP. 6'-0" x 5'-0" SLIDER 6'-0" x 5'-0" SLIDER 2'-0" x 4'-0" SINGLE HUNG TEMP. 05 3'-0" x 6'-8" SINGLE 2'-8" x 6'-8" SINGLE 2'-4" x 6'-8" SINGLE 2'-6" x 6'-8" SINGLE 2'-4" x 6'-8" SINGLE 2'-4" x 6'-8" SINGLE 2'-8" x 6'-8" SINGLE 2'-6" x 6'-8" SINGLE 3'-0" x 6'-8" SINGLE 5'-0" x 6'-8" BI-PASS 171819 2'-4" x 6'-8" SINGLE 2'-6" x 6'-8" SINGLE 4'-0" x 6'-8" BI-PASS 19 4'-0" x 6'-8" BI-PASS DUAL SINKS @ BATH 2 SCALE: 1/4" = 1'-0" BEDROOM 4 OPTION SCALE: 1/4" = 1'-0"

Page 921 of 1622 ends

5'-2
1 2
" 10'-5" 3'-10" 20'-9"
2'-3
1 2
" 9'-0" 2'-3
1 2
" 8'-2" 5'-10
1 2
" 5'-3
1 2
"
21'-1" 11'-5
1 2
" 13'-8
1 2
" 11'-5
1 2
" 13'-3
1 2
" 71'-0" 1'-6" 17'-0" 18'-6" 8'-3" 16'-6" 35'-0"
7'-0"
1'-6" 6'-2
1 2
" 7'-8
1 2
" 3'-10" 7'-9" 14'-11
1 2
" 5'-7
1 2
" 4'-3
1 2
" 10'-1
1 2
" 1'-9
1 2
"
2'-7
1 2
" 35'-2
1 2
" 14'-7"5'-10
1 2
" 1'-10"6'-4
1 2
" 13'-0"
75'-0"
4'-0"
6'-6
1 2
"
2'-7"
11'-7
1 2
" 11'-0" 2'-7" 3'-6" 6'-6" 10'-1
1 2 5'-9 3'-8"
" 1
2 " 5'-10" 3'-6
1 2
" 4'-7" 4'-1
1 2
" 6'-5
1 2
"
3'-6"
1'-5"
2'-7
1 2
"
A
B
C
D
E
F
I H
J
K
L
G 01 02 03 04 13 11 18 12 08 17 10 07 09 14 15 16 20 5'-6 1 2
"
2'-3
1 2
" 8'-7
1 2
" 3'-10
1 2
"
8'-0" 3'-5
1 2
" 05 06
AA3.1
BA3.1 PATIO 9' CLG. CONC. 21 23 +8'-6" 23 +8'-6" MASTER BEDROOM 9' CLG. CARPET MASTER CLOSET 9' CLG. CARPET M. BATH 9' CLG. VINYL PLANK BEDROOM 2 9' CLG. CARPET BEDROOM 3 9' CLG. CARPET LAUNDRY 9' CLG. VINYL PLANK GREAT ROOM 9' CLG. VINYL PLANK DINING ROOM 9' CLG. VINYL PLANK KITCHEN 9' CLG. VINYL PLANK GARAGE 9' CLG. CONC. 19 ENTRY 9' CLG. VINYL PLANK FLEX RM. BED 4 OPTION 9' CLG. CARPET BATH 2 9' CLG. VINYL PLANK BATH 3 9' CLG. VINYL PLANK 01 02 03041516 05 06 07 07 0707 08 08 08 09 09 09 10 12 13 17 17 17 17 38 27 18 20 22 23 +8'-0" 23 +8'-0" 23 +8'-0" 23 +8'-0" 23 +8'-0" 2425 35 28 36 36 32 37 36 37 11 PORCH CONC. 4'-10" 2'-6" 26 19 18
12'-10"
2'-3
1 2
" 5'-10"
9'-1" 3'-2"
7'-1" 4'-0"
A BED 4 OPTION 9' CLG. CARPET 07 08 09 36 37 11 35
L 12 11 13 17 09 07 08 09 36 37 BATH 2 9' CLG. VINYL PLANK 11 FLOOR PLAN SCALE: 1/4" = 1'-0" A1.3

B E ONADELL
HOMES INC.

THE ABOVE DRAWINGS, SPECIFICATIONS,

IDEAS AND DESIGNS ARE THE PROPERTY
OF BONADELLE HOMES INC. AND MAY NOT

BE REPRODUCED, CHANGE OR COPIED IN

ANY FORM WITHOUT THE PERMISSION OF
BONADELLE HOMES INC.
2 FLOOR KEYNOTES 01 REFRIGERATOR (N.I.C.) - PROVIDE COLD WATER STUB. 02 DISHWASHER 03 DOUBLE SINK W/ DISPOSAL 04 30" COOKTOP w/ HOOD ABV. (MICROWAVE HOOD OPT.) PER MFG'S SPECIFICATIONS.VERTICAL CLEARANCE ABOVE THE COOKTOP TO COMBUSTIBLES IS 30" UNPROTECTED, OR 24" PROTECTED, AND THE HORIZONTAL DIMENSION IS REQUIRED TO BE PER THE PERMANENT MARKING LISTED ON THE UNIT. PROVIDE ANTI-TILT LOCK. 05 WASHER (N.I.C). 06 DRYER (N.I.C.) - VENT TO OUTSIDE AIR A MIN. 4" DIA MOISTER EXHAUST DUCT PER SECTION 504.0 . A (14'-0" MAX. RUN PER C.M.C. SECTION 906) - PLUMB FOR OPTIONAL GAS. INSTALL DRYER BOX IN WALL FOR VENTING. 07 LAVATORY SET IN SOLID SURFACE COUNTERTOP WITH CABINETS BELOW. 08 LOW FLOW WATER CLOSET W/ MAXIMUM FLUSH OF OF 1.28 GALLONS PER FLUSH (TYPICAL) PER CRC R327.1.1 GRAB BAR REINFORCEMENT SHALL BE PROVIDED ON BACK OF WALL OF TOILET & SLAB FLOOR SHALL PROVIDE REINFORCEMENT FOR FLOOR MOUNTED GRAB BARS. SEE DET. 1/D1.3. 09 VANITY MIRROR. 10 OVAL TUB w/12" TILE SPLASH & DECK 11 LASCO MODEL #102422P FIBERGLASS TUB/ SHOWER COMBO UNIT. INSTALL PER MANUFACTURER'S INSTRUCTIONS. SHOWER GLASS DOOR TO BE TEMP. & MIN. 22" WIDE. GLASS TUB/SHOWER SEPARATOR TO BE TEMPERED. SEE OPTIONAL PLAN. 12 SHOWER W/ TILE 72" MIN. O/ USE OF FIBER-CEMENT,FIBER-MAT REINFORCED CEMENT OR GLASS MAT GYPSUM BACKERS , w/2"-9" MAX. CURB. PROVIDE TEMPERED GLASS ENCLOSURE AS REQUIRED. MIN 22" TEMP DOOR. THE WATER RESISTANT GYP BOARD SHALL NOT BE INSTALLED WHERE THERE WILL BE DIRECT EXPOSURE TO WATER, OR IN AREA SUBJECT TO HIGH HUMIDITY. R702.3.8.1 13 50 GALLON ELECTRIC WATER HEATER. INSTALL PER MANUFACTURER'S INSTRUCTIONS FOR CLEARANCE. 14 PEDESTAL SINK 15 LINE OF UPPER CABINET. 16 GRANITE COUNTERTOP w/ CABINETS BELOW 17 (1) SHELF AND (1) POLE. 18 1-3/8" THK. SOLID CORE DOOR W/ SELF CLOSING HINGES AND SELF-LATCHING. PROVIDE A GASKET OR WEATHERSTRIPPING TO PROVIDE A SUBSTANTIALLY AIRTIGHT SEAL 19 ONE LAYER OF 5/8" THK. TYPE 'X' GYP. BD. TYPICAL AT ALL HOUSE/GARAGE COMMON WALLS. APPLY TO ENTIRE GARAGE WALL & CEILING. 20 30"x30" ATTIC ACCESS TO BE WEATHER STRIPPED & INSULATION EQUIVALENT TO THAT OF THE CEILING SHALL BE INSTALLED ON ACCESS PANEL 21 CONCRETE PORCH/PATIO SLAB - BROOM FINISH (SLOPE AWAY FROM BUILDING). 22 A/C CONDENSING UNIT ON PRE-CAST CONCRETE PAD. 23 FLAT SOFFIT @ +8'-0". 24 TELECOMMUNICATION SERVICE TO RESIDENCE. 25 ELECTRICAL SERVICE TO RESIDENCE. 26 6x6 D.F. RESAWN POST - SEE ELEVATION 27 CONC. STOOP AT GARAGE MAN DOOR - (BROOM FINISH) SLOPE AWAY FROM BLDG. 28 30" OVEN / MICROWAVE COMBO 29 STAIRS, SEE DET. 2/D1.3. 30 HANDRAIL/GUARDRAIL w/ 8" CURB. 31 2x6 PONY WALL. 32 5 SHELF LINEN. 33 LINE OF FLOOR ABOVE 34 PROVIDE (1) LAYER 5/8" TYPE "X" GYP. BD. @ WALL & CEILING IN THE ENCLOSED USABLE SPACE UNDER STAIRS. 35 PANTRY w/ (5) SHELVES 36 TOWEL RING @ 59" w/ BLOCKING 37 TOWEL BARD @ 51" w/ BLOCKING 38 3" STEEL BOLLARD PROTECTIVE BARRIER PER CPC 507.13.1 39 GRAB BAR REINFORCEMENT TO BE INSTALLED PER CRC R327.1.1 AT THE BACK AND SIDE WALL OF THE WATER CLOSET, CONTINUOUS AROUND THE SHOWER, AND CONTINUOUS AT THE BACK WALL AND EACH END OF THE TUB w/ FLOOR MOUNTED GRAB BAR REINFORCEMENT WHERE APPLICABLE. FLOOR NOTES: 1. IT IS THE CONTRACTOR'S RESPONSIBILITY TO VERIFY LOCATIONS OF ALL SPECIAL BOLTS, STRAPS AND HOLDOWNS 2. SEE N SHEETS FOR GENERAL NOTES 3. SEE D SHEETS FOR GENERAL DETAILS 4. LABELED SAFETY GLASS IS REQUIRED IN TUB/SHOWER ENCLOSURES & GLAZING WITHIN 60" FORM BOTTOM OF TUBS/SHOWERS. (OPTIONAL) 5 MAXIMUM SILL HEIGHT OF 44 INCHES FROM THE BOTTOM OF THE CLEAR OPENING ABOVE THE FLOOR IN SLEEPING ROOMS FOR ALL WINDOWS USED FOR EMERGENCY EXITS, WITH MINIMUM 821 SQ.IN. (24" WIDE x 20" HIGH CLR. OPENING) 6. WHERE THE OPENING OF THE SILL PORTION OF AN OPERABLE WINDOW IS LOCATD MORE THAN 72" ABOVE FINISHED GRADE OR OTHER SURFACE BELOW, THE LOWEST PART OF THE CLEAR OPENING OF THE WINDOW SHALL BE 24" ABOVE THE FINISHED FLOOR SURFACE OF THE ROOM IN WHICH THE WINDOW IS LOCATED. GLAZING BETWEEN THE FLOOR AND A HEIGHT OF 24" SHALL BE FIXED OR HAVE OPENINGS SUCH THAT A 4" DIAMETER SPHERE CANNOT PASS. EXCEPTION: OPENINGS THAT ARE PROVIDED WITH WINDOW GUARDS THAT COMPLY WITH ASTM 2006 OR F 2090, THE GUARD MAY NOT HAVE OPENINGS THAT A 4" SPHERE IN DIAMETER CAN PASS THRU 7. PROVIDE A GASKET OR WEATHERSTRIPPING TO PROVIDE A SUBSTANTIALLY AIRTIGHT SEAL 8. INSTANTANEOUS WATER HEATERS WITH INPUT RATING GREATER THAN 6.8kBTU/hr (2-kw) SHALL HAVE ISOLATION VALVES ON BOTH THE COLD WATER SUPPLY AND HOT WATER PIPE LEAVING THE WATER HEATER, AND HOSE BIBBS OR OTHER FITTINGS ON EACH VALVE FOR FLUSHING THE WATER HEATER WHEN VALVES ARE CLOSED. PER CA ENERGY CODE 110.3(c)7 9. GALVANIZED MALLEABLE IRON, GALVANIZED WROUGHT IRON, OR GALVANIZED STEEL ARE PROHIBITED MATERIALS FOR WATER SUPPLY AND BUILDING WATER PIPING BOTH UNDERGROUND AND IN BUILDINGS. 10. A SHEETROCK NAILING INSPECTION IS REQUIRED -2022 CRC R109.1.4.2 & 2022 CBC 110.3.5 & CLOVIS MUNICIPAL CODE (CMC) SECT. 305.5(4) & (5). VALUES OR NOTES ENERGY COMPLIANCE SCHEDULE REQUIREMENT WALL INSULATION 2x4=R-15, 2x6=R-21 ATTIC INSULATION R-30 FLOOR INSULATION R-19 DUCT INSULATION R-6.0 HVAC HEATING 0.95 AFUE HVAC COOLING 15.2 SEER 0.91 ENERGY FACTOR LIGHTING SEE ELECTRICAL SHEETS HERS HIGH ENERGY EFFICIENCY RATIO (EER) PRIOR TO FINAL INSPECTION PRIOR TO FINAL INSPECTION PRIOR TO FINAL INSPECTION WATER HEATER ROOF REQUIRED COMP. ROOF EXT. FOAM INSULATION 1" THK. FOAM INSULATION R-4.0 HERS DUCT LEAKAGE TESTING HERS HIGH EFFICIENCY INSULATION INSTALL ROOF DECK INSULATION R-13 WALL LEGEND 2x4 STD. GR. STUDS @16" O.C. w/R-15 INSULATION @EXT. WALLS U.N.O. 2x6 STUDS @16" O.C. w/R-21 INSULATION @ EXT. WALLS U.N.O. DOOR SCHEDULE SYMBOL DIMENSIONS TYPE REMARKS 0102030406070809 WINDOW SCHEDULE SYMBOL A B C D E F G H J K UVALUE SHGC 1-3 8" THK. SOLID CORE DOOR w/SELF CLOSURE, PROVIDE GASKET OR WEATHERSTIPING TO PROVIDE A SUBSTANTIALLY AIRTIGHT SEAL FIBERGLASS ENTRY DOOR ALUM. 3'-0" x 8'-0" 8'-0" x 7'-0" 5'-6" x 5'-6" DIMENSIONS TYPE UVALUE SHGC REMARKS 3'-0" x 6'-8" METAL DOOR GARAGE MAN DOOR L101112131415 I 2'-8" x 6'-8" SINGLE 2'-6" x 6'-8" SINGLE 2'-6" x 6'-8" SINGLE GARAGE DOORS SHALL BE LABELED WITH A PERMANENT LABEL PROVIDED BY THE GARAGE DOOR MANUFACTURER. THE LABEL SHALL IDENTIFY THE GARAGE DOOR MANUFACTURER, THE GARAGE DOOR MODEL/SERIES NUMBER, THE POSITIVE AND NEGATIVE DESIGN WIND PRESSURE RATING, THE INSTALLATION INSTRUCTION DRAWING REFERENCE NUMBER, AND THE APPLICABLE TEST STANDARD. [R609.4.1] SINGLE HUNG 5'-0" x 5'-0" FIXED SLIDER TEMP. 16 5'-0" x 5'-0" SLIDER SLIDER 3'-0" x 4'-0" 2'-0" x 5'-0" 2'-0" x 5'-0" SINGLE HUNG 7'-0" x 5'-0" XOX 6'-0" x 5'-0" SLIDER 6'-0" x 8'-0" SL. GLASS DR. TEMP. 6'-0" x 5'-0" SLIDER 6'-0" x 5'-0" SLIDER 2'-0" x 4'-0" SINGLE HUNG TEMP. 05 3'-0" x 6'-8" SINGLE 2'-8" x 6'-8" SINGLE 2'-4" x 6'-8" SINGLE 2'-6" x 6'-8" SINGLE 2'-4" x 6'-8" SINGLE 2'-4" x 6'-8" SINGLE 2'-8" x 6'-8" SINGLE 2'-6" x 6'-8" SINGLE 3'-0" x 6'-8" SINGLE 5'-0" x 6'-8" BI-PASS 171819 2'-4" x 6'-8" SINGLE 2'-6" x 6'-8" SINGLE 4'-0" x 6'-8" BI-PASS 19 4'-0" x 6'-8" BI-PASS DUAL SINKS @ BATH 2 SCALE: 1/4" = 1'-0" BEDROOM 4 OPTION SCALE: 1/4" = 1'-0"

Page 922 of 1622 ends

FRONT ELEVATION

LEFT ELEVATION

REAR ELEVATION

RIGHT ELEVATION
01 06
07 +9'-1" PLT. HT.
+0'-0" FIN. FLR.
+19'-0" PLT. HT.
05 04
TYP.
02 10
TYP.
+9'-1" PLT. HT.
+0'-0" FIN. FLR.
+19'-0" PLT. HT.
04 05
06 01
07 13
12 +9'-1" PLT. HT.
+0'-0" FIN. FLR.
+19'-0" PLT. HT.
+9'-1" PLT. HT.
+0'-0" FIN. FLR.
+19'-0" PLT. HT.
06 05
04 01
07 TYP.
02 10
TYP.
01 07
TYP.
02 13
08 08
A2.1 AMERICAN TRADITIONAL

EXTERIOR ELEVATIONS
SCALE: 1/4" = 1'-0" 7030 N. FRUIT AVE. SUITE 101 FRESNO , CALIFORNIA 93711 PHONE: (559) 435-9700 FAX: (559) 435-9707 CONTR. LIC. # 822555 SHEET 14567

REVISIONS
MODEL
PLOT DATE:

PLAN CHECK NUMBER
STD PLN #
1800
09/05/2025PLAN 1800 "ALL RIGHTS RESERVED" 3 B E ONADELL HOMES INC. THE ABOVE DRAWINGS, SPECIFICATIONS, IDEAS AND DESIGNS ARE THE PROPERTY OF BONADELLE HOMES INC. AND MAY NOT BE REPRODUCED, CHANGE OR COPIED IN ANY FORM WITHOUT THE PERMISSION OF BONADELLE HOMES INC. 2 1 CONTRACTOR TO PROVIDE ADDITIONAL STUCCO JOINTS AS NEEDED TO MINIMIZE CRACKING. 2 PROVIDE G.I. SHEET METAL FLASHING AND COUNTER-FLASHING AS REQUIRED COMPLY TO 2022 CRC 3 ALL WINDOWS TO BE DUAL GLAZED VINYL "LOW-E" w/ FINISH PER DEVELOPER - PROVIDE MUNTINS AS SHOWN.

ELEVATION KEYNOTES

ELEVATION NOTES

1. COMPOSITION ASPHALT ROOFING. PER THE CF1R ENERGY CALCULATION, ROOFING MATERIAL SHALL HAVE A SOLAR REFLECTANCE OF AT LEAST 0.16.

ESR#2535

3. ICC ESR#2586 APPROVED THERMAL BARRIER PROTECTION BEHIND 2-COAT STUCCO SYSTEM AT EXPOSED GABLE END ATTIC SPACE OR 1/2" SHEET ROCK APPROVED EQ.

4. MANUFACTURED STONE VENEER:

ELDORADO STONE VENEER: LIGHTWEIGHT AGGREGATE, PORTLAND CEMENT AND IRON OXIDES. CODE CERTIFICATION: ESR-1215 FA/VA MATERIAL RELEASE #910 UNDERWRITER'S LABORATORIES CLASSIFICATION #546T. INSTALL

5. FIBER CEMENT LAP SIDING o/ BUILDING PAPER, INSTALL PER MFGR'S. SPECS.

6. 4” FIBER CEMENT TRIM

7. 2x6 FASCIA, TYP.

8. GABLE END VENT, REFER TO STRUCTURAL ROOF PLANS FOR SIZE AND COUNT.

9. DECORATIVE FOAM CORBELS.

10. 1/2" EXPANSION JOINTS INSTALLED @ TIME OF LATH.

11. 6x6 D.F. RE-SAWN POST.

12. FOAM TRIM w/ STUCCO FINISH, EXTEND 3” PAST OPENING.

13. DECORATIVE SHUTTERS PERMANENTLY AFFIXED TO EXTEIOR WALL.CP

14. FINISHED GRADE SLOPE REQUIRED TO FALL AWAY FROM STRUCTURE. LOT SHALL

BE GRADED TO DRAIN SURFACE WATER AWAY FROM FOUNDATION WALLS, THE GRADE SHALL FALL A MIN. OF 6" WITHIN THE FIRST 10 FT. (CRC R401.3)..

Page 923 of 1622 ends

FRONT ELEVATION

LEFT ELEVATION

REAR ELEVATION

RIGHT ELEVATION
01 06
07 +9'-1" PLT. HT.
+0'-0" FIN. FLR.
+19'-0" PLT. HT.
05 04
TYP.
02 10
TYP.
+9'-1" PLT. HT.
+0'-0" FIN. FLR.
+19'-0" PLT. HT.
04 12
01 07
13 12
+9'-1" PLT. HT.
+0'-0" FIN. FLR.
+19'-0" PLT. HT.
+9'-1" PLT. HT.
+0'-0" FIN. FLR.
+19'-0" PLT. HT.
06 05
04 01
07 TYP.
02 10
TYP.
01 07
TYP.
02 13
EAVE O.H.: 1'-0"
08 08
A2.2 CRAFTSMAN

EXTERIOR ELEVATIONS
SCALE: 1/4" = 1'-0" 7030 N. FRUIT AVE. SUITE 101 FRESNO , CALIFORNIA 93711 PHONE: (559) 435-9700 FAX: (559) 435-9707 CONTR. LIC. # 822555 SHEET 14567

REVISIONS
MODEL
PLOT DATE:

ELEVATION KEYNOTES

ELEVATION NOTES

1. COMPOSITION ASPHALT ROOFING. PER THE CF1R ENERGY CALCULATION, ROOFING MATERIAL SHALL HAVE A SOLAR REFLECTANCE OF AT LEAST 0.16.

ESR#2535

3. ICC ESR#2586 APPROVED THERMAL BARRIER PROTECTION BEHIND 2-COAT STUCCO SYSTEM AT EXPOSED GABLE END ATTIC SPACE OR 1/2" SHEET ROCK APPROVED EQ.

4. MANUFACTURED STONE VENEER:

ELDORADO STONE VENEER: LIGHTWEIGHT AGGREGATE, PORTLAND CEMENT AND IRON OXIDES. CODE CERTIFICATION: ESR-1215 FA/VA MATERIAL RELEASE #910 UNDERWRITER'S LABORATORIES CLASSIFICATION #546T. INSTALL

5. FIBER CEMENT LAP SIDING o/ BUILDING PAPER, INSTALL PER MFGR'S. SPECS.

6. 4” FIBER CEMENT TRIM

7. 2x6 FASCIA, TYP.

8. GABLE END VENT, REFER TO STRUCTURAL ROOF PLANS FOR SIZE AND COUNT.

9. DECORATIVE FOAM CORBELS.

10. 1/2" EXPANSION JOINTS INSTALLED @ TIME OF LATH.

11. 6x6 D.F. RE-SAWN POST.

12. FOAM TRIM w/ STUCCO FINISH, EXTEND 3” PAST OPENING.

13. DECORATIVE SHUTTERS PERMANENTLY AFFIXED TO EXTEIOR WALL.CP

14. FINISHED GRADE SLOPE REQUIRED TO FALL AWAY FROM STRUCTURE. LOT SHALL

BE GRADED TO DRAIN SURFACE WATER AWAY FROM FOUNDATION WALLS, THE GRADE SHALL FALL A MIN. OF 6" WITHIN THE FIRST 10 FT. (CRC R401.3)..

Page 924 of 1622 ends

FRONT ELEVATION

LEFT ELEVATION

REAR ELEVATION

RIGHT ELEVATION
01 07
+9'-1" PLT. HT.
+0'-0" FIN. FLR.
+19'-0" PLT. HT.
04 TYP.
02 10
TYP.
+9'-1" PLT. HT.
+0'-0" FIN. FLR.
+19'-0" PLT. HT.
04 12
01 07
13 12
+9'-1" PLT. HT.
+0'-0" FIN. FLR.
+19'-0" PLT. HT.
+9'-1" PLT. HT.
+0'-0" FIN. FLR.
+19'-0" PLT. HT.
04 01
07 TYP.
02 10
TYP.
01 07
TYP.
02 13
08 08
A2.3 TRADITIONAL RANCH

EXTERIOR ELEVATIONS
SCALE: 1/4" = 1'-0" 7030 N. FRUIT AVE. SUITE 101 FRESNO , CALIFORNIA 93711 PHONE: (559) 435-9700 FAX: (559) 435-9707 CONTR. LIC. # 822555 SHEET 14567

REVISIONS
MODEL
PLOT DATE:

ELEVATION KEYNOTES

ELEVATION NOTES

1. COMPOSITION ASPHALT ROOFING. PER THE CF1R ENERGY CALCULATION, ROOFING MATERIAL SHALL HAVE A SOLAR REFLECTANCE OF AT LEAST 0.16.

ESR#2535

3. ICC ESR#2586 APPROVED THERMAL BARRIER PROTECTION BEHIND 2-COAT STUCCO SYSTEM AT EXPOSED GABLE END ATTIC SPACE OR 1/2" SHEET ROCK APPROVED EQ.

4. MANUFACTURED STONE VENEER:

ELDORADO STONE VENEER: LIGHTWEIGHT AGGREGATE, PORTLAND CEMENT AND IRON OXIDES. CODE CERTIFICATION: ESR-1215 FA/VA MATERIAL RELEASE #910 UNDERWRITER'S LABORATORIES CLASSIFICATION #546T. INSTALL

5. FIBER CEMENT LAP SIDING o/ BUILDING PAPER, INSTALL PER MFGR'S. SPECS.

6. 4” FIBER CEMENT TRIM

7. 2x6 FASCIA, TYP.

8. GABLE END VENT, REFER TO STRUCTURAL ROOF PLANS FOR SIZE AND COUNT.

9. DECORATIVE FOAM CORBELS.

10. 1/2" EXPANSION JOINTS INSTALLED @ TIME OF LATH.

11. 6x6 D.F. RE-SAWN POST.

12. FOAM TRIM w/ STUCCO FINISH, EXTEND 3” PAST OPENING.

13. DECORATIVE SHUTTERS PERMANENTLY AFFIXED TO EXTEIOR WALL.CP

14. FINISHED GRADE SLOPE REQUIRED TO FALL AWAY FROM STRUCTURE. LOT SHALL

BE GRADED TO DRAIN SURFACE WATER AWAY FROM FOUNDATION WALLS, THE GRADE SHALL FALL A MIN. OF 6" WITHIN THE FIRST 10 FT. (CRC R401.3)..

Page 925 of 1622 ends

Page 926 of 1622 ends

Page 927 of 1622 ends

Page 928 of 1622 ends

2'-11
1 2
" 12'-4" 5'-3
1 2
" 17'-9
1 2
" 24'-8
1 2
" 7'-0"
54'-6"
5'-0" 20'-9" 3'-8" 5'-3
1 2
" 10'-7" 35'-0"
2'-7
1 2
" 8'-11" 1'-6" 5'-0"
7'-0" 18'-3" 7'-7" 6'-3
1 2
" 15'-4
1 2
"
54'-6" 1'-6" 15'-0" 1'-6" 5'-11" 7'-0" 3'-9
1 2 5'-0" 5'-0"
" 18'-0" 17'-0" 35'-0" 20'-5
1 2 4'-5 " 1
2 " 3'-9" 6'-0
1 2
" 3'-5
1 2
"
7'-8" 3'-1
1 2
" 7'-11
1 2
" 3'-6"
8'-2
1 2
"
2'-4" 5'-5
1 2
" 4'-6
1 2
" 3'-11
1 2
" 4'-5
1 2
"
3'-9
1 2
" 3'-9
1 2
" 2'-11
1 2
"
2'-2
1 2
"
1'-6" 5'-0"
A
K
B
C
J
I
H
G
F
E
D 01 02 06 04 07 03 05
AA3.1
BA3.1 GARAGE 9' CLG. CONC. 19 GREAT ROOM 9' CLG. VINYL PLANK KITCHEN 9' CLG. VINYL PLANK BATH 3 9' CLG. VINYL PLANK ENTRY 9' CLG. VINYL PLANK DEN 9' CLG. VINYL PLANK 29 08 23 +8'-0" 23 +8'-0" 01 02 03040707 13 38 27 2425 15 28 16 18 PATIO 9' CLG. CONC. 21 23 +8'-6" 23 +8'-6" 23 +8'-6" 33 3334 17 36 22 1'-0" 5'-0" 10" 10" 6'-3" 5'-6" 6'-3"
2'-3
1 2
" 9'-9"
24'-6
1 2
" 17'-11
1 2
" 3'-11
1 2
" 18'-0" 17'-0" 35'-0"
8'-3" 3'-10
1 2
" 5'-5" 5'-5" 2'-3
1 2
"
10'-5"
3'-11"
10'-11
1 2
" 11'-4
1 2
" 32'-9" 5'-5" 15'-3" 19'-9" 35'-0" 3'-5" 3'-10
1 2
"
12'-10
1 2
" 3'-11" 6'-4
1 2
" 2'-7" 10'-3
1 2
"
5'-6
1 2
" 5'-6
1 2
"
1'-6"
5'-10
1 2
" 5'-1"9'-8" 2'-9" 1'-6"
3'-6" 6'-3
1 2
" 2'-0" 3'-9" 4'-3
1 2
" 1'-11
1 2
" 4'-7" 1'-7"
1'-3
1 2
"
1'-7"
42'-6" 4'-2
1 2
"
41'-0"
T
S
R
P
O
N
L
W
V
U 17 14 08 13 09 11 12 10 16 15
M
Q 11'-10"
AA3.1
BA3.1 MASTER BEDROOM 8' CLG. CARPET MASTER BATH 8' CLG. VINYL PLANK MASTER CLOSET 8' CLG. CARPET LAUNDRY 8' CLG. VINYL PLANK BATH 2 8' CLG. VINYL PLANK BEDROOM 2 8' CLG. CARPET BEDROOM 3 8' CLG. CARPET 17 17 17 29 10 12 08 08 23 +7'-0" 0506 0907 07 09 11 15 36 36 37 37 1'-0" 2'-0" 39TYP. 39TYP. 20 18 19 11'-10"
L 17 7'-10" BEDROOM 4 8' CLG. CARPET
3'-9
1 2
" 4'-0" 37 BATH 2 8' CLG. VINYL PLANK 08 11 0936 DUAL SINKS @ BATH 2 SCALE: 1/4" = 1'-0" A1.1

B E ONADELL
HOMES INC.

THE ABOVE DRAWINGS, SPECIFICATIONS,

IDEAS AND DESIGNS ARE THE PROPERTY
OF BONADELLE HOMES INC. AND MAY NOT

BE REPRODUCED, CHANGE OR COPIED IN

ANY FORM WITHOUT THE PERMISSION OF
BONADELLE HOMES INC.
2 FLOOR KEYNOTES 01 REFRIGERATOR (N.I.C.) - PROVIDE COLD WATER STUB. 02 DISHWASHER 03 DOUBLE SINK W/ DISPOSAL 04 30" COOKTOP w/ HOOD ABV. (MICROWAVE HOOD OPT.) PER MFG'S SPECIFICATIONS.VERTICAL CLEARANCE ABOVE THE COOKTOP TO COMBUSTIBLES IS 30" UNPROTECTED, OR 24" PROTECTED, AND THE HORIZONTAL DIMENSION IS REQUIRED TO BE PER THE PERMANENT MARKING LISTED ON THE UNIT. PROVIDE ANTI-TILT LOCK. 05 WASHER (N.I.C). 06 DRYER (N.I.C.) - VENT TO OUTSIDE AIR A MIN. 4" DIA MOISTER EXHAUST DUCT PER SECTION 504.0 . A (14'-0" MAX. RUN PER C.M.C. SECTION 906) - PLUMB FOR OPTIONAL GAS. INSTALL DRYER BOX IN WALL FOR VENTING. 07 LAVATORY SET IN SOLID SURFACE COUNTERTOP WITH CABINETS BELOW. 08 LOW FLOW WATER CLOSET W/ MAXIMUM FLUSH OF OF 1.28 GALLONS PER FLUSH (TYPICAL) PER CRC R327.1.1 GRAB BAR REINFORCEMENT SHALL BE PROVIDED ON BACK OF WALL OF TOILET & SLAB FLOOR SHALL PROVIDE REINFORCEMENT FOR FLOOR MOUNTED GRAB BARS. SEE DET. 1/D1.3. 09 VANITY MIRROR. 10 OVAL TUB w/12" TILE SPLASH & DECK 11 LASCO MODEL #102422P FIBERGLASS TUB/ SHOWER COMBO UNIT. INSTALL PER MANUFACTURER'S INSTRUCTIONS. SHOWER GLASS DOOR TO BE TEMP. & MIN. 22" WIDE. GLASS TUB/SHOWER SEPARATOR TO BE TEMPERED. SEE OPTIONAL PLAN. 12 SHOWER W/ TILE 72" MIN. O/ USE OF FIBER-CEMENT,FIBER-MAT REINFORCED CEMENT OR GLASS MAT GYPSUM BACKERS , w/2"-9" MAX. CURB. PROVIDE TEMPERED GLASS ENCLOSURE AS REQUIRED. MIN 22" TEMP DOOR. THE WATER RESISTANT GYP BOARD SHALL NOT BE INSTALLED WHERE THERE WILL BE DIRECT EXPOSURE TO WATER, OR IN AREA SUBJECT TO HIGH HUMIDITY. R702.3.8.1 13 50 GALLON ELECTRIC WATER HEATER. INSTALL PER MANUFACTURER'S INSTRUCTIONS FOR CLEARANCE. 14 PEDESTAL SINK 15 LINE OF UPPER CABINET. 16 GRANITE COUNTERTOP w/ CABINETS BELOW 17 (1) SHELF AND (1) POLE. 18 1-3/8" THK. SOLID CORE DOOR W/ SELF CLOSING HINGES AND SELF-LATCHING. PROVIDE A GASKET OR WEATHERSTRIPPING TO PROVIDE A SUBSTANTIALLY AIRTIGHT SEAL 19 ONE LAYER OF 5/8" THK. TYPE 'X' GYP. BD. TYPICAL AT ALL HOUSE/GARAGE COMMON WALLS. APPLY TO ENTIRE GARAGE WALL & CEILING. 20 30"x30" ATTIC ACCESS TO BE WEATHER STRIPPED & INSULATION EQUIVALENT TO THAT OF THE CEILING SHALL BE INSTALLED ON ACCESS PANEL 21 CONCRETE PORCH/PATIO SLAB - BROOM FINISH (SLOPE AWAY FROM BUILDING). 22 A/C CONDENSING UNIT ON PRE-CAST CONCRETE PAD. 23 FLAT SOFFIT @ +8'-0". 24 TELECOMMUNICATION SERVICE TO RESIDENCE. 25 ELECTRICAL SERVICE TO RESIDENCE. 26 6x6 D.F. RESAWN POST - SEE ELEVATION 27 CONC. STOOP AT GARAGE MAN DOOR - (BROOM FINISH) SLOPE AWAY FROM BLDG. 28 30" OVEN / MICROWAVE COMBO 29 STAIRS, SEE DET. 2/D1.3. 30 NOT USED. 31 2x6 PONY WALL. 32 NOT USED. 33 LINE OF FLOOR ABOVE 34 PROVIDE (1) LAYER 5/8" TYPE "X" GYP. BD. @ WALL & CEILING IN THE ENCLOSED USABLE SPACE UNDER STAIRS. 35 PANTRY w/ (5) SHELVES 36 TOWEL RING @ 59" w/ BLOCKING 37 TOWEL BAR @ 51" w/ BLOCKING 38 3" STEEL BOLLARD PROTECTIVE BARRIER PER CPC 507.13.1 39 GRAB BAR REINFORCEMENT TO BE INSTALLED PER CRC R327.1.1 AT THE BACK AND SIDE WALL OF THE WATER CLOSET, CONTINUOUS AROUND THE SHOWER, AND CONTINUOUS AT THE BACK WALL AND EACH END OF THE TUB w/ FLOOR MOUNTED GRAB BAR REINFORCEMENT WHERE APPLICABLE. FLOOR NOTES: 1. IT IS THE CONTRACTOR'S RESPONSIBILITY TO VERIFY LOCATIONS OF ALL SPECIAL BOLTS, STRAPS AND HOLDOWNS 2. SEE N SHEETS FOR GENERAL NOTES 3. SEE D SHEETS FOR GENERAL DETAILS 4. LABELED SAFETY GLASS IS REQUIRED IN TUB/SHOWER ENCLOSURES & GLAZING WITHIN 60" FORM BOTTOM OF TUBS/SHOWERS. (OPTIONAL) 5 MAXIMUM SILL HEIGHT OF 44 INCHES FROM THE BOTTOM OF THE CLEAR OPENING ABOVE THE FLOOR IN SLEEPING ROOMS FOR ALL WINDOWS USED FOR EMERGENCY EXITS, WITH MINIMUM 821 SQ.IN. (24" WIDE x 20" HIGH CLR. OPENING) 6. WHERE THE OPENING OF THE SILL PORTION OF AN OPERABLE WINDOW IS LOCATD MORE THAN 72" ABOVE FINISHED GRADE OR OTHER SURFACE BELOW, THE LOWEST PART OF THE CLEAR OPENING OF THE WINDOW SHALL BE 24" ABOVE THE FINISHED FLOOR SURFACE OF THE ROOM IN WHICH THE WINDOW IS LOCATED. GLAZING BETWEEN THE FLOOR AND A HEIGHT OF 24" SHALL BE FIXED OR HAVE OPENINGS SUCH THAT A 4" DIAMETER SPHERE CANNOT PASS. EXCEPTION: OPENINGS THAT ARE PROVIDED WITH WINDOW GUARDS THAT COMPLY WITH ASTM 2006 OR F 2090, THE GUARD MAY NOT HAVE OPENINGS THAT A 4" SPHERE IN DIAMETER CAN PASS THRU 7. PROVIDE A GASKET OR WEATHERSTRIPPING TO PROVIDE A SUBSTANTIALLY AIRTIGHT SEAL 8. INSTANTANEOUS WATER HEATERS WITH INPUT RATING GREATER THAN 6.8kBTU/hr (2-kw) SHALL HAVE ISOLATION VALVES ON BOTH THE COLD WATER SUPPLY AND HOT WATER PIPE LEAVING THE WATER HEATER, AND HOSE BIBBS OR OTHER FITTINGS ON EACH VALVE FOR FLUSHING THE WATER HEATER WHEN VALVES ARE CLOSED. PER CA ENERGY CODE 110.3(c)7 9. GALVANIZED MALLEABLE IRON, GALVANIZED WROUGHT IRON, OR GALVANIZED STEEL ARE PROHIBITED MATERIALS FOR WATER SUPPLY AND BUILDING WATER PIPING BOTH UNDERGROUND AND IN BUILDINGS. 10. A SHEETROCK NAILING INSPECTION IS REQUIRED -2022 CRC R109.1.4.2 & 2022 CBC 110.3.5 & CLOVIS MUNICIPAL CODE (CMC) SECT. 305.5(4) & (5). VALUES OR NOTES ENERGY COMPLIANCE SCHEDULE REQUIREMENT WALL INSULATION 2x4=R-15, 2x6=R-21 ATTIC INSULATION R-30 FLOOR INSULATION R-19 DUCT INSULATION R-6.0 HVAC HEATING 0.95 AFUE HVAC COOLING 15.2 SEER 0.91 ENERGY FACTOR LIGHTING SEE ELECTRICAL SHEETS HERS HIGH ENERGY EFFICIENCY RATIO (EER) PRIOR TO FINAL INSPECTION PRIOR TO FINAL INSPECTION PRIOR TO FINAL INSPECTION WATER HEATER ROOF REQUIRED COMP. ROOF EXT. FOAM INSULATION 1" THK. FOAM INSULATION R-4.0 HERS DUCT LEAKAGE TESTING HERS HIGH EFFICIENCY INSULATION INSTALL ROOF DECK INSULATION R-13 WALL LEGEND 2x4 STD. GR. STUDS @16" O.C. w/R-15 INSULATION @EXT. WALLS U.N.O. 2x6 STUDS @16" O.C. w/R-21 INSULATION @ EXT. WALLS U.N.O. DOOR SCHEDULE SYMBOL DIMENSIONS TYPE REMARKS 010203040506070809 WINDOW SCHEDULE SYMBOL A B C D E F G H J K UVALUE SHGC 1-3 8" THK. SOLID CORE DOOR w/SELF CLOSURE, PROVIDE GASKET OR WEATHERSTIPING TO PROVIDE A SUBSTANTIALLY AIRTIGHT SEAL FIBERGLASS ENTRY DOOR ALUM. 3'-0" x 8'-0" 8'-0" x 7'-0" 5'-0" x 5'-0" DIMENSIONS TYPE UVALUE SHGC REMARKS 3'-0" x 6'-8" METAL DOOR GARAGE MAN DOOR L 101112131415 I 2'-8" x 6'-8" SINGLE 2'-6" x 6'-8" SINGLE 2'-4" x 6'-8" SINGLE 3'-0" x 6'-8" SINGLE 2'-8" x 6'-8" 2'-4" x 6'-8" SINGLE 2'-6" x 6'-8" BI-PASS 3'-0" x 6'-8" SINGLE 2'-6" x 6'-8" SINGLE 5'-0" x 6'-8" GARAGE DOORS SHALL BE LABELED WITH A PERMANENT LABEL PROVIDED BY THE GARAGE DOOR MANUFACTURER. THE LABEL SHALL IDENTIFY THE GARAGE DOOR MANUFACTURER, THE GARAGE DOOR MODEL/SERIES NUMBER, THE POSITIVE AND NEGATIVE DESIGN WIND PRESSURE RATING, THE INSTALLATION INSTRUCTION DRAWING REFERENCE NUMBER, AND THE APPLICABLE TEST STANDARD. [R609.4.1] SINGLE M N O P Q R S T U V 3'-0" x 5'-0" SINGLE HUNG 3'-0" x 5'-0" 3'-0" x 5'-0" 6'-0" x 5'-0" FIXED 6'-0" x 5'-0" SLIDER TEMP. 2'-0" x 4'-0" 2'-0" x 5'-0" W SINGLE 2'-6" x 6'-8" SINGLE 16 BI-PASS 4'-6" x 6'-8" 17 3'-0" x 6'-8" 18 2'-6" x 6'-8" 19 2'-4" x 6'-8" SINGLE SINGLE 3'-0" x 6'-8" SINGLE SINGLE 3'-0" x 5'-0" SINGLE HUNG SINGLE HUNG SINGLE HUNG SLIDER 6'-0" x 8'-0" SL. GLASS DR. SINGLE HUNG TEMP. SINGLE HUNG 2'-0" x 5'-0" SINGLE HUNG 5'-0" x 5'-0" SLIDER 5'-0" x 5'-0" SLIDER 5'-0" x 5'-0" SLIDER 2'-0" x 4'-0" SINGLE HUNG TEMP. 2'-6" x 4'-0" FIXED TEMP. 5'-0" x 5'-0" FIXED 2'-6" x 4'-0" SINGLE HUNG 5'-0" x 5'-0" SLIDER 5'-0" x 5'-0" SLIDER 2'-0" x 5'-0" SINGLE HUNG 2'-0" x 5'-0" SINGLE HUNG 5'-0" x 5'-0" FIXED OPT. @ MASTER BATH @ BED 4 OPTION @ BED 4 OPTION FIRST FLOOR PLAN SCALE: 1/4" = 1'-0" BEDROOM 4 OPT. SCALE: 1/4" = 1'-0" SECOND FLOOR PLAN SCALE: 1/4" = 1'-0"

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2'-11
1 2
" 12'-4" 5'-3
1 2
" 17'-9
1 2
" 24'-8
1 2
" 7'-0"
54'-6"
5'-0" 20'-9" 3'-8" 5'-3
1 2
" 10'-7" 35'-0"
2'-7
1 2
" 8'-11" 1'-6" 5'-0"
7'-0" 18'-3" 7'-7" 6'-3
1 2
" 15'-4
1 2
"
54'-6" 1'-6" 15'-0" 1'-6" 5'-11" 7'-0" 3'-9
1 2 5'-0" 5'-0"
" 18'-0" 17'-0" 35'-0" 20'-5
1 2 4'-5 " 1
2 " 3'-9" 6'-0
1 2
" 3'-5
1 2
"
7'-8" 3'-1
1 2
" 7'-11
1 2
" 3'-6"
8'-2
1 2
"
2'-4" 5'-5
1 2
" 4'-6
1 2
" 3'-11
1 2
" 4'-5
1 2
"
3'-9
1 2
" 3'-9
1 2
" 2'-11
1 2
"
2'-2
1 2
"
1'-6" 5'-0"
A
K
B
C
J
I
H
G
F
E
D 01 02 06 04 07 03 05
AA3.1
BA3.1 GARAGE 9' CLG. CONC. 19 GREAT ROOM 9' CLG. VINYL PLANK KITCHEN 9' CLG. VINYL PLANK BATH 3 9' CLG. VINYL PLANK ENTRY 9' CLG. VINYL PLANK DEN 9' CLG. VINYL PLANK 29 08 23 +8'-0" 23 +8'-0" 01 02 03040707 13 38 27 2425 15 28 16 18 PATIO 9' CLG. CONC. 21 23 +8'-6" 23 +8'-6" 23 +8'-6" 33 3334 17 36 22 4'-8" 5'-0" 10" 10" 6'-3" 5'-6" 6'-3"
2'-3
1 2
" 9'-9"
24'-6
1 2
" 17'-11
1 2
" 3'-11
1 2
" 18'-0" 17'-0" 35'-0"
8'-3" 3'-10
1 2
" 5'-5" 5'-5" 2'-3
1 2
"
10'-5"
3'-11"
10'-11
1 2
" 11'-4
1 2
" 32'-9" 5'-5" 15'-3" 19'-9" 35'-0" 3'-5" 3'-10
1 2
"
12'-10
1 2
" 3'-11" 6'-4
1 2
" 2'-7" 10'-3
1 2
"
5'-6
1 2
" 5'-6
1 2
"
1'-6"
5'-10
1 2
" 5'-1"9'-8" 2'-9" 1'-6"
3'-6" 6'-3
1 2
" 2'-0" 3'-9" 4'-3
1 2
" 1'-11
1 2
" 4'-7" 1'-7"
1'-3
1 2
"
1'-7"
42'-6" 4'-2
1 2
"
41'-0"
T
S
R
P
O
N
L
W
V
U 17 14 08 13 09 11 12 10 16 15
M
Q 11'-10"
AA3.1
BA3.1 MASTER BEDROOM 8' CLG. CARPET MASTER BATH 8' CLG. VINYL PLANK MASTER CLOSET 8' CLG. CARPET LAUNDRY 8' CLG. VINYL PLANK BATH 2 8' CLG. VINYL PLANK BEDROOM 2 8' CLG. CARPET BEDROOM 3 8' CLG. CARPET 17 17 17 29 10 12 08 08 23 +7'-0" 0506 0907 07 09 11 15 36 36 37 37 1'-0" 2'-0" 39TYP. 39TYP. 20 18 19 11'-10"
L 17 7'-10" BEDROOM 4 8' CLG. CARPET
3'-9
1 2
" 4'-0" 37 BATH 2 8' CLG. VINYL PLANK 08 11 0936 DUAL SINKS @ BATH 2 SCALE: 1/4" = 1'-0" A1.2

B E ONADELL
HOMES INC.

THE ABOVE DRAWINGS, SPECIFICATIONS,

IDEAS AND DESIGNS ARE THE PROPERTY
OF BONADELLE HOMES INC. AND MAY NOT

BE REPRODUCED, CHANGE OR COPIED IN

ANY FORM WITHOUT THE PERMISSION OF
BONADELLE HOMES INC.
2 FLOOR KEYNOTES 01 REFRIGERATOR (N.I.C.) - PROVIDE COLD WATER STUB. 02 DISHWASHER 03 DOUBLE SINK W/ DISPOSAL 04 30" COOKTOP w/ HOOD ABV. (MICROWAVE HOOD OPT.) PER MFG'S SPECIFICATIONS.VERTICAL CLEARANCE ABOVE THE COOKTOP TO COMBUSTIBLES IS 30" UNPROTECTED, OR 24" PROTECTED, AND THE HORIZONTAL DIMENSION IS REQUIRED TO BE PER THE PERMANENT MARKING LISTED ON THE UNIT. PROVIDE ANTI-TILT LOCK. 05 WASHER (N.I.C). 06 DRYER (N.I.C.) - VENT TO OUTSIDE AIR A MIN. 4" DIA MOISTER EXHAUST DUCT PER SECTION 504.0 . A (14'-0" MAX. RUN PER C.M.C. SECTION 906) - PLUMB FOR OPTIONAL GAS. INSTALL DRYER BOX IN WALL FOR VENTING. 07 LAVATORY SET IN SOLID SURFACE COUNTERTOP WITH CABINETS BELOW. 08 LOW FLOW WATER CLOSET W/ MAXIMUM FLUSH OF OF 1.28 GALLONS PER FLUSH (TYPICAL) PER CRC R327.1.1 GRAB BAR REINFORCEMENT SHALL BE PROVIDED ON BACK OF WALL OF TOILET & SLAB FLOOR SHALL PROVIDE REINFORCEMENT FOR FLOOR MOUNTED GRAB BARS. SEE DET. 1/D1.3. 09 VANITY MIRROR. 10 OVAL TUB w/12" TILE SPLASH & DECK 11 LASCO MODEL #102422P FIBERGLASS TUB/ SHOWER COMBO UNIT. INSTALL PER MANUFACTURER'S INSTRUCTIONS. SHOWER GLASS DOOR TO BE TEMP. & MIN. 22" WIDE. GLASS TUB/SHOWER SEPARATOR TO BE TEMPERED. SEE OPTIONAL PLAN. 12 SHOWER W/ TILE 72" MIN. O/ USE OF FIBER-CEMENT,FIBER-MAT REINFORCED CEMENT OR GLASS MAT GYPSUM BACKERS , w/2"-9" MAX. CURB. PROVIDE TEMPERED GLASS ENCLOSURE AS REQUIRED. MIN 22" TEMP DOOR. THE WATER RESISTANT GYP BOARD SHALL NOT BE INSTALLED WHERE THERE WILL BE DIRECT EXPOSURE TO WATER, OR IN AREA SUBJECT TO HIGH HUMIDITY. R702.3.8.1 13 50 GALLON ELECTRIC WATER HEATER. INSTALL PER MANUFACTURER'S INSTRUCTIONS FOR CLEARANCE. 14 PEDESTAL SINK 15 LINE OF UPPER CABINET. 16 GRANITE COUNTERTOP w/ CABINETS BELOW 17 (1) SHELF AND (1) POLE. 18 1-3/8" THK. SOLID CORE DOOR W/ SELF CLOSING HINGES AND SELF-LATCHING. PROVIDE A GASKET OR WEATHERSTRIPPING TO PROVIDE A SUBSTANTIALLY AIRTIGHT SEAL 19 ONE LAYER OF 5/8" THK. TYPE 'X' GYP. BD. TYPICAL AT ALL HOUSE/GARAGE COMMON WALLS. APPLY TO ENTIRE GARAGE WALL & CEILING. 20 30"x30" ATTIC ACCESS TO BE WEATHER STRIPPED & INSULATION EQUIVALENT TO THAT OF THE CEILING SHALL BE INSTALLED ON ACCESS PANEL 21 CONCRETE PORCH/PATIO SLAB - BROOM FINISH (SLOPE AWAY FROM BUILDING). 22 A/C CONDENSING UNIT ON PRE-CAST CONCRETE PAD. 23 FLAT SOFFIT @ +8'-0". 24 TELECOMMUNICATION SERVICE TO RESIDENCE. 25 ELECTRICAL SERVICE TO RESIDENCE. 26 6x6 D.F. RESAWN POST - SEE ELEVATION 27 CONC. STOOP AT GARAGE MAN DOOR - (BROOM FINISH) SLOPE AWAY FROM BLDG. 28 30" OVEN / MICROWAVE COMBO 29 STAIRS, SEE DET. 2/D1.3. 30 NOT USED. 31 2x6 PONY WALL. 32 NOT USED. 33 LINE OF FLOOR ABOVE 34 PROVIDE (1) LAYER 5/8" TYPE "X" GYP. BD. @ WALL & CEILING IN THE ENCLOSED USABLE SPACE UNDER STAIRS. 35 PANTRY w/ (5) SHELVES 36 TOWEL RING @ 59" w/ BLOCKING 37 TOWEL BAR @ 51" w/ BLOCKING 38 3" STEEL BOLLARD PROTECTIVE BARRIER PER CPC 507.13.1 39 GRAB BAR REINFORCEMENT TO BE INSTALLED PER CRC R327.1.1 AT THE BACK AND SIDE WALL OF THE WATER CLOSET, CONTINUOUS AROUND THE SHOWER, AND CONTINUOUS AT THE BACK WALL AND EACH END OF THE TUB w/ FLOOR MOUNTED GRAB BAR REINFORCEMENT WHERE APPLICABLE. FLOOR NOTES: 1. IT IS THE CONTRACTOR'S RESPONSIBILITY TO VERIFY LOCATIONS OF ALL SPECIAL BOLTS, STRAPS AND HOLDOWNS 2. SEE N SHEETS FOR GENERAL NOTES 3. SEE D SHEETS FOR GENERAL DETAILS 4. LABELED SAFETY GLASS IS REQUIRED IN TUB/SHOWER ENCLOSURES & GLAZING WITHIN 60" FORM BOTTOM OF TUBS/SHOWERS. (OPTIONAL) 5 MAXIMUM SILL HEIGHT OF 44 INCHES FROM THE BOTTOM OF THE CLEAR OPENING ABOVE THE FLOOR IN SLEEPING ROOMS FOR ALL WINDOWS USED FOR EMERGENCY EXITS, WITH MINIMUM 821 SQ.IN. (24" WIDE x 20" HIGH CLR. OPENING) 6. WHERE THE OPENING OF THE SILL PORTION OF AN OPERABLE WINDOW IS LOCATD MORE THAN 72" ABOVE FINISHED GRADE OR OTHER SURFACE BELOW, THE LOWEST PART OF THE CLEAR OPENING OF THE WINDOW SHALL BE 24" ABOVE THE FINISHED FLOOR SURFACE OF THE ROOM IN WHICH THE WINDOW IS LOCATED. GLAZING BETWEEN THE FLOOR AND A HEIGHT OF 24" SHALL BE FIXED OR HAVE OPENINGS SUCH THAT A 4" DIAMETER SPHERE CANNOT PASS. EXCEPTION: OPENINGS THAT ARE PROVIDED WITH WINDOW GUARDS THAT COMPLY WITH ASTM 2006 OR F 2090, THE GUARD MAY NOT HAVE OPENINGS THAT A 4" SPHERE IN DIAMETER CAN PASS THRU 7. PROVIDE A GASKET OR WEATHERSTRIPPING TO PROVIDE A SUBSTANTIALLY AIRTIGHT SEAL 8. INSTANTANEOUS WATER HEATERS WITH INPUT RATING GREATER THAN 6.8kBTU/hr (2-kw) SHALL HAVE ISOLATION VALVES ON BOTH THE COLD WATER SUPPLY AND HOT WATER PIPE LEAVING THE WATER HEATER, AND HOSE BIBBS OR OTHER FITTINGS ON EACH VALVE FOR FLUSHING THE WATER HEATER WHEN VALVES ARE CLOSED. PER CA ENERGY CODE 110.3(c)7 9. GALVANIZED MALLEABLE IRON, GALVANIZED WROUGHT IRON, OR GALVANIZED STEEL ARE PROHIBITED MATERIALS FOR WATER SUPPLY AND BUILDING WATER PIPING BOTH UNDERGROUND AND IN BUILDINGS. 10. A SHEETROCK NAILING INSPECTION IS REQUIRED -2022 CRC R109.1.4.2 & 2022 CBC 110.3.5 & CLOVIS MUNICIPAL CODE (CMC) SECT. 305.5(4) & (5). VALUES OR NOTES ENERGY COMPLIANCE SCHEDULE REQUIREMENT WALL INSULATION 2x4=R-15, 2x6=R-21 ATTIC INSULATION R-30 FLOOR INSULATION R-19 DUCT INSULATION R-6.0 HVAC HEATING 0.95 AFUE HVAC COOLING 15.2 SEER 0.91 ENERGY FACTOR LIGHTING SEE ELECTRICAL SHEETS HERS HIGH ENERGY EFFICIENCY RATIO (EER) PRIOR TO FINAL INSPECTION PRIOR TO FINAL INSPECTION PRIOR TO FINAL INSPECTION WATER HEATER ROOF REQUIRED COMP. ROOF EXT. FOAM INSULATION 1" THK. FOAM INSULATION R-4.0 HERS DUCT LEAKAGE TESTING HERS HIGH EFFICIENCY INSULATION INSTALL ROOF DECK INSULATION R-13 WALL LEGEND 2x4 STD. GR. STUDS @16" O.C. w/R-15 INSULATION @EXT. WALLS U.N.O. 2x6 STUDS @16" O.C. w/R-21 INSULATION @ EXT. WALLS U.N.O. DOOR SCHEDULE SYMBOL DIMENSIONS TYPE REMARKS 010203040506070809 WINDOW SCHEDULE SYMBOL A B C D E F G H J K UVALUE SHGC 1-3 8" THK. SOLID CORE DOOR w/SELF CLOSURE, PROVIDE GASKET OR WEATHERSTIPING TO PROVIDE A SUBSTANTIALLY AIRTIGHT SEAL FIBERGLASS ENTRY DOOR ALUM. 3'-0" x 8'-0" 8'-0" x 7'-0" 5'-0" x 5'-0" DIMENSIONS TYPE UVALUE SHGC REMARKS 3'-0" x 6'-8" METAL DOOR GARAGE MAN DOOR L 101112131415 I 2'-8" x 6'-8" SINGLE 2'-6" x 6'-8" SINGLE 2'-4" x 6'-8" SINGLE 3'-0" x 6'-8" SINGLE 2'-8" x 6'-8" 2'-4" x 6'-8" SINGLE 2'-6" x 6'-8" BI-PASS 3'-0" x 6'-8" SINGLE 2'-6" x 6'-8" SINGLE 5'-0" x 6'-8" GARAGE DOORS SHALL BE LABELED WITH A PERMANENT LABEL PROVIDED BY THE GARAGE DOOR MANUFACTURER. THE LABEL SHALL IDENTIFY THE GARAGE DOOR MANUFACTURER, THE GARAGE DOOR MODEL/SERIES NUMBER, THE POSITIVE AND NEGATIVE DESIGN WIND PRESSURE RATING, THE INSTALLATION INSTRUCTION DRAWING REFERENCE NUMBER, AND THE APPLICABLE TEST STANDARD. [R609.4.1] SINGLE M N O P Q R S T U V 3'-0" x 5'-0" SINGLE HUNG 3'-0" x 5'-0" 3'-0" x 5'-0" 6'-0" x 5'-0" FIXED 6'-0" x 5'-0" SLIDER TEMP. 2'-0" x 4'-0" 2'-0" x 5'-0" W SINGLE 2'-6" x 6'-8" SINGLE 16 BI-PASS 4'-6" x 6'-8" 17 3'-0" x 6'-8" 18 2'-6" x 6'-8" 19 2'-4" x 6'-8" SINGLE SINGLE 3'-0" x 6'-8" SINGLE SINGLE 3'-0" x 5'-0" SINGLE HUNG SINGLE HUNG SINGLE HUNG SLIDER 6'-0" x 8'-0" SL. GLASS DR. SINGLE HUNG TEMP. SINGLE HUNG 2'-0" x 5'-0" SINGLE HUNG 5'-0" x 5'-0" SLIDER 5'-0" x 5'-0" SLIDER 5'-0" x 5'-0" SLIDER 2'-0" x 4'-0" SINGLE HUNG TEMP. 2'-6" x 4'-0" FIXED TEMP. 5'-0" x 5'-0" FIXED 2'-6" x 4'-0" SINGLE HUNG 5'-0" x 5'-0" SLIDER 5'-0" x 5'-0" SLIDER 2'-0" x 5'-0" SINGLE HUNG 2'-0" x 5'-0" SINGLE HUNG 5'-0" x 5'-0" FIXED OPT. @ MASTER BATH @ BED 4 OPTION @ BED 4 OPTION FIRST FLOOR PLAN SCALE: 1/4" = 1'-0" BEDROOM 4 OPT. SCALE: 1/4" = 1'-0" SECOND FLOOR PLAN SCALE: 1/4" = 1'-0"

Page 930 of 1622 ends

Hanford City CouncilOctober 6, 2026

Hanford City Council
October 6, 2026